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Keith Marvin - Proposal of Services - West Sandy Lake Road
From: "Mark Holliday" <mholliday@tnp-online.com>
To: "Keith Marvin" <kmarvin@ci.coppell.tx.us>
Date: 1/15/2009 5:13 PM
Subject: Proposal of Services - West Sandy Lake Road
CC:"Matt Atkins" <matkins@tnp-online.com>, "Bill Wimberley" <bwimberley@tnp-
online.com>
Attachments: CITY OF Coppell. Proposal.MOD.doc
Keith,
Attached is the proposal we had submitted previously. I believe Matt included it with the ROW documents.
Let us know if we can be of service, or can answer questions for you. Bill’s information is included below.
Thanks.
Mark
W.L.(Bill) Wimberley, P.E.
ROW/Utility Manager
TEAGUE, NALL & PERKINS, INC.
1100 Macon Street
Fort Worth, Texas, 76102
817.665.7130 Direct
817.336.5773 Main
817.319.9447 Mobile
817.336.2813 FAX
bwimberley@tnp-online.com
www.tnp-online.com
file://C:\Documents and Settings\radloo\Local Settings\Temp\XPgrpwise\496F6ED4City_...3/12/2010
City of Coppell
West Sandy Lake Road
Fr: Coppell Road, N. To: Denton Tap Road
ROW Acquisition and Utility Coordination Services
Teague Nall & Perkins, Inc. (TNP) proposes to add right of way acquisition and utility
coordination services to our current contract for the design and plan preparation for the
above described section of W. Sandy Lake Road in the City of Coppell. A description of
the anticipated work includes:
RIGHT OF WAY ACQUISITION:
Title opinion – Request title opinion and commitment to provide title insurance from
Title Company. Review title issues and plan to discuss with property owner at the
The time to coordinate with the Title Company is included
appropriate time.
in the contract parcel cost. Title insurance fee is not included the basic
services in this proposal.
Initial Notice Letter – Prepare a letter to each impacted property owner describing the
proposed roadway work and the anticipated need for additional property from
them. The City’s property acquisition process will be discussed and a copy of the
“Land Owners Bill of Rights” enclosed. Advise the owner that they will soon be
contacted by a TNP Agent, representing the City of Coppell, to discuss the
purchase of their property.
Land value estimates – Working with prepared property descriptions of the proposed
right of way, value estimates will be calculated using the land value as established
by the tax appraisal district. Each property will be visited to determine if there are
improvements that should be included in the value estimate. When valuations are
complete TNP staff will present them to City staff for their review and approval
prior to initiations of negotiations.
Offer of Purchase- TNP Agents will contact each property owner and schedule a time
to meet with them to discuss the purchase of the needed right of way. The agent
will answer all questions either directly or after discussions with the design
engineer or other informational sources. The offer of purchase will be formalized
in an “Offer Letter” to the property owner.
Negotiations – Agent will contact property owner on a weekly basis until an
agreement is reached or it is determined that further contacts would be non
productive. All counter offers will be presented to City staff for determination of
acceptability. Length of negotiations will be determined by the City staff and
project timing issues.
Closing – When an agreed to amount has been determined our agent will work with
City staff and Title Company to fund the purchase and set a closing date. Agent
will work with Title Company and property owner to secure all title curative
documents.
Property Management – TNP agents will work closely with the property owner to
ensure that any personal property that may be in the new right of way will be
removed in a time frame compatible with utility adjustments and project
construction.
Appraisal – If negotiations based on the appraisal district value are unsuccessful, a
formal appraisal of the property will be performed by a qualified independent real
estate appraiser. The appraiser’s work product will comply with the “Uniform
Standards of Professional Appraisal Practice”. The appraiser will conduct an on-
site inspection of the property and afford the property owner the opportunity to
accompany him/her on this inspection. When the report is complete it will be
presented to City staff for their review and approval prior to making the offer to
The cost of the appraisal service is not included in this
the property owner.
proposal. TNP will secure this work from an independent appraiser and pass
the cost through to the City or the City may contract directly with the
independent appraisers.
Negotiations – Agent will reopen negotiations with the property owner with the offer
being based on the value of the formal appraisal and as approved by City Staff.
Good-faith negotiations will continue until an agreement is reached or until it is
determined that further negotiations are not fruitful. If an agreement is reached, a
closing as described above is scheduled.
Referral to Condemnation – When all options for securing the property have been
exhausted and by City Staff concurrence, the owner will be sent a final offer letter
and the parcel will be referred to the City legal staff to schedule a commissioner’s
hearing.
Condemnation support – Negotiation reports, appraisal reports and other supporting
documents will be provided to City’s legal representative. Appraiser will serve as
the value expert and work with the City Attorney to prepare and present testimony
at the Commissioner’s Hearing. TNP Agent will be available to testify about the
negotiation process as requested by the City’s Attorney. TNP Engineers will
testify concerning the need for the project and/or the basic standards utilized in
the project design. Exhibits requested by the attorney will be prepared by TNP
The costs of expert testimony time for the appraiser, row
engineering staff.
agent and engineer are not included in this proposal but will be billed at the
contract hourly rates for each respective staff/service. Court Exhibit
preparation time is not included in the basic service.
UTILITY COORDINATION:
Contact each utility identified through our research and schedule the initial
coordination meeting. At the meeting discuss the proposed project and each
utilities individual issues. Ask during the meeting if anyone is aware of other
utilities that may be located with in the project limits. Contact any that are
identified and discuss the project with them and add them to the coordination
team. Discuss the project timing with respect to the right of way acquisition and
construction schedules. Schedule next coordination meeting (90% construction
plans).
Notice all participants of 90% plans meeting. Give plans to each utility requiring
adjustment. Request that utilities proceed with their adjustment plans. Prepare
adjustment schedule and assign locations and sequence of adjustment activities.
Work with utility companies to resolve any unique situations they may have.
When practical request roadway designer to make plan modifications to eliminate
utility conflicts.
Review utility adjustment plans to confirm that they are clear of all proposed roadway
improvements. Release utility to schedule their adjustment work.
Coordinate with the City staff on any reimbursable utility work.
Inspect construction work to ensure utility facilities are placed in planned horizontal
and vertical locations.
Confirm to City that all adjustment work is complete and clear of proposed
construction.
Attend roadway pre-construction and construction conferences to discuss project
related utility issues.
FEE STRUCTURE
ROW Acquisition:
9 parcels @ $2800/parcel $25,200.00
Basic Fee includes all described services except:
1. Title insurance – cost of title policy
2. Appraisal Fee – Cost of preparation of a formal appraisal on parcels that
are referred to Eminent Domain.
3. Expert testimony fees in Eminent Domain proceedings for the
Appraiser, ROW Agent and Engineer, if needed.
4. Time and expense of exhibit preparation for Eminent Domain
proceedings.
Rates for extra services:
1. Title Insurance – determined by amount of parcel cost (set by State
Insurance Board)
2. Appraisal Fee – Cost of appraisal preparation and testimony hourly
rates are negotiated at the time appraiser is contracted to do the work.
3. Expert testimony rates:
a. ROW Agent - $100/hour
b. Engineer – Rates are in existing TNP contract
c. Appraiser – Negotiated when work is contracted
4. Exhibit preparation cost will be negotiated with in existing TNP
contract.
Utility Coordination:
This service will be billed at the following rates with a not to
exceed amount of $31,824.00.
1. Project Engineer – 24 hours @ $166/hour $ 3,984.00
2. Utility Coordinator –210 hours @ $116/hour 24,360.00
3. CAD Technician – 16 hours @ $70/hour 1,120.00
4. Survey Manager – 4 hours @$150/hour 600.00
5. Survey Crew (3-man) - 16 hours @ $110/hour 1,760.00
Total $31,824.00