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2004-373RESOLUTION NO. 2004-.373 RESOLUTION AUTHORIZING THE EXECUTION OF CONTRACT BETWEEN THE TOWN OF WAPPINGER AND MJW CONSULTING, INC. At a regular meeting of the Town Board of the Town of Wappinger, Dutchess County, New York, held at Town Hall, 20 Middlebush Road, Wappingers Falls, New York, on the 20th day of December, 2004, at 7:30 P.M. The meeting was called to order by Joseph Ruggiero, Supervisor, and upon roll being called, the following were present: PRESENT: Supervisor - Joseph Ruggiero Council Members - Robert L. Valdati Vincent F. Bettina Joseph P. Paoloni Maureen McCarthy ABSENT: The following Resolution was introduced by Ms. McCarthy and seconded by Mr. Valdati WHEREAS, the Town Board of the Town of Wappinger has previously authorized in Resolution No. 2004-331, Supervisor Joseph Ruggiero to enter into the Municipal Cooperation Agreement with Towns of Beekman, East Fishkill, Fishkill, Lagrange and Poughkeepsie and the City of Beacon, pursuant to Article 5-G of the General Municipal Law for the purposes of establishing the entity to be known as the "Southern Dutchess County Reassessment Consortium" for the purposes of identifying cooperative and economically beneficial methods for producing new and equitable assessments for each of the participating municipalities; and \\Vsrp03\Common\Wappinger\Town Board\RESOLUTION\Reassessment -award K.doc WHEREAS, "Southern Dutchess County Reassessment Consortium" has selected MJW Consulting, Inc. as a qualified provider of the assessment services needed by the constituent municipalities; and WHEREAS, the Town of Wappinger wishes to contract for mass appraisal services related to the completion of the Town -wide real property reevaluation to be completed by June 1, 2007; and WHEREAS, the Town of Wappinger wishes to enter into a contract with MJW Consulting, Inc. to provide real property reevaluation/assessment services for all real property within the Town including any property within the Village of Wappingers Falls located within the jurisdictional boundaries of the Town of Wappinger. NOW, THEREFORE, BE IT RESOLVED, as follows: The recitations above set forth are incorporated in this Resolution as if fully set forth and adopted herein. 2. Supervisor Joseph Ruggiero is hereby authorized on behalf of the Town to sign a contract between the Town of Wappinger and MJW Consulting, Inc. to provide real property reevaluation/assessment services for all real property within the Town of Wappinger including any property that the Town is obligated to assess within the Village of Wappingers Falls, in substantially the same form as the annexed contract and approved by Albert P. Roberts, Attorney to the Town of Wappinger. The foregoing was put to a vote which resulted as follows: JOSEPH RUGGIERO, Supervisor Voting Aye ROBERT L. VALDATI, Councilman Voting Aye VINCENT F. BETTINA, Councilman Voting Aye \\Vsrp03\Common\Wappinger\Town Board\RESOLUTIOMReassessment - award K.doc JOSEPH P. PAOLONI, Councilman MAUREEN MCCARTHY, Councilwoman Dated: Wappingers Falls, New York December 20, 2004 Voting A)zp Voting Aye The Resolution is hereby /4 0 J. \\Vsrp03\Common\Wappinger\Town Board\RESOLUTION\Reassessment - award K.doc declared adopted. MJW Consulting, Inc. Real Property Reassessment Project Town of Wappinger Dutchess County New York Contract No. 240035 , 2004 This agreement made and entered into this day of 2004, by and between the TOWN, OF WAPPLNGER (hereinafter referred to as "Town"), acting herein by the undersigned official, and MJW CONSULTING, INC. (hereinafter referred to as "Contractor"), whose principal office is located at 33-33 161" Street, Flushing, New York, 11358. WITNESETH Whereas, the Town wishes to contract for mass appraisal services related to the completion of the Town wide revaluation to be completed by June 1, 2007. Now therefore, in consideration of the mutual covenants and agreements herein contained, the parties agree as follows: 1. Revaluation Project Contractor will comply with all appropriate IAAO and New York State Office of Real Property Services (hereinafter referred to as "ORPS") standards for conducting an assessment Project. Computer modeling will be developed utilizing SPSS, with valuation results imported to RPSVersion 4 (hereinafter referred to as "RPS 4"). Contractor will use proprietary Assessment Review Software (hereinafter referred to as "ARS") for data collection, digital photography and comparable sale reports. These three systems are independent of RPS 4 as provided by ORPS and the Town of Wappinger will be provided with a permanent license for the use of the 2007 version of Contractor's proprietary software at the commencement of the Project. All data will be transferred to RPS 4. This reassessment of all real property will be completed pursuant to Sections 301 and 305 of the New York State Real Property Tax Law (RPTL). This reassessment will be completed in accordance with the requirements of statutes and ORFS rules, regulations and procedures so that the Town will qualify for State assistance under RPTL § 1573. 2. Scope of Project This revaluation is for all real property within the Town (hereinabove and hereinafter referred to as the "Project"). Contractor will value all locally assessed parcels in roll sections 1 (taxable), 7 (ceiling railroad), and 8 (wholly exempt). For public utility property, Roll Section 6, the Contractor will provide values for all land and buildings, but not utility furniture, fixtures and equipment. Advisory appraisals will be requested from ORFS for all utility properties (roll Section 5 and 6 and forestry factors and assistance (from the State Forestry Unit for Roll Section 8). 2 C:1AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc 3. Project Management The Town shall appoint one person to serve as the primary contact between the Town and Contractor (hereinafter referred to as the "Project Administrator".) This Project will include thorough public relations subject to the Town's direction and approval. The Contractor will meet with the Town at the end of the Project, and a representative of the Contractor will meet at any time during the Project, if the Town determines it is necessary. Phone conferences will be scheduled at the request of the Town. News releases and public meetings will be scheduled at follows: Signing of Contract and Commencement of Field Work Sending Data Mailers Disclosure Notices and Informal Hearing Tentative Assessment Roll Board of Assessment Review Public meetings will be scheduled to advise governmental sources and the general public of the status of the Project. In addition to or in place of such meetings, at the Town's option, Contractor will attend meetings of the Town of Wappinger Town Board to give the Town Board an update on the status of the Project. Public meetings will commence upon commencement of the project. In the event the Town requires the Contractor to attend in excess of twenty such meetings, the Contractor shall, in addition to all other compensation provided for by the Agreement, bill the Town at the rate of $150.00 per hour for all such meetings. The time schedule will be arranged with the Project Administrator and submitted for review after contract signing. At a minimum, the following points will be addressed as often as possible: significance of real property tax; purpose and methods of Project; role of Town and Project Administrator; necessity of data collection; cooperation of parcel owners is key to success; assessment disclosure aspect throughout the Project; and ongoing nature of system The Proj ect Administrator will provide general direction throughout the Proj ect and timely assistance with the resolution of problems when requested by the Contractor and ORPS 4. Documentation The Town will provide timely access (no later than November 15, 2004) to all current assessment roll, tax map, RP -5217 forms, zoning maps, zoning ordinances, and building permits. Within ten (10) days of Project start up, the Contractor and the Town will determine the time frame and procedures for: 1. assessment roll changes; 2. identification of new constructions and demolitions, building permits; 3. sales documents (RP -5217); and other pertinent information. 3 C:WWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc 5. Space and Equipment The Town will provide no less than 100 square feet of office space located at , Town of Wappinger for storage space; training areas; site for informal reviews; and adequate office furniture; at no charge to the Contractor, for all required activities throughout the life of the Project. Access to this space shall be available during normal work hours of 8:30 to 4:30. If required, the Contractor will be provided access during off -hour operations, providing adequate notice is given. This special access will generally occur during the informal review process. Contractor is responsible for providing its own telephone service, which is atoll free number 1-866-814-7114. All messages will be answered directly or via voice mail. The Town will supply photocopying not to exceed 500 copies (per month), above which number the Contractor shall pay $0.05 per copy. Contractor shall supply any other office equipment as needed. 6. 7. Project Administrator Participation a) The Project Administrator will be completely involved throughout this Project. b) The Project Administrator will participate in all informational meetings and attend training sessions. c) The Project Administrator will provide the Contractor with "local" knowledge, and participate in data element selection and editing, field verification, value analysis, and field review. d) The Project Administrator will review file maintenance corrections and the collection and verification of data related to new construction, building permits, and demolition. e) The Project Administrator will update all exemption amounts prior to assessment disclosure processing. Clerical Function(s) The Contractor is responsible for training municipal staff so that they can routinely interface with assessment administration software provided by Contractor and others as they relate to the Contractor's involvement and be familiar with the basic concepts of valuation by the end of the Project. Formal training will include, but not be limited to, such topics as: data collection; valuation; field review and income and expense data analysis necessary to maintain a current "valuation factor file" The Contractor will provide municipal staff the following workshops: WORKSHOPS RFV Market Analysis/Valuation Commercial Market and Income Analysis/Valuation Subsequent Roll Value Maintenance Board of Assessment Review LENGTH OF DATES WORKSHOP 4 Hours To be determined 4 Hours To be determined 4 Hours To be determined 4 Hours To be determined In addition, Contractor will provide on-the-job training in the practical application of file maintenance for the Town's Data Processing Supervisor, Project Administrator and staff. Contractor shall coordinate these training cycles with other jurisdictions that are conducting reassessment projects in Dutchess County for which the contractor is providing said services. 4 C:\AWork\MfW Consulting draft 11-2-2004 Town of Wappinger.doc S. Board of Review Training The Contractor will provide the Board of Assessment Review (BAR) with an overview of the reassessment Project; the basics of mass appraisal; and familiarization with the valuation concepts used; field review procedures; and valuation/field review reports. This training will be conducted in a classroom environment and consist of a minimum of two hours. 9. Properties to be Valued by Roll Section: Total Parcel Count 9,258 Residential 6,648 Commercial 1,664 Vacant 738 Other 208 These parcel counts may vary, but the total parcel count shall not exceed 6,500 (259 more than total shown above.) The Town will not be responsible to pay any additional fees if the parcel count exceeds 6,500 during the life of this contract with the exception of valuation requirements of individual mobile home units situated in the Mobile Home Parks. 10. GIS Capacity and Availability Contractor will develop and implement a GIS component compatible with the Town of Wappinger's existing GIS mapping system. This component will develop layers to be utilized for valuation development, testing and implementation. Other services for GIS can be developed and added as implementation to this contract at the request of the Town of Wappinger. All GIS work completed for this Project will be delivered to and become the property of the Town at the completion of the Project. 11. Data Processing All phases of the Project will be carried out using computers (Toshiba Portege Tablets) supplied by Contractor. These computers will be available with no charge for computer usage to the Town during the data inspection collection effort. 12. Software Existing Contractor software developed for data collection, comparable sales, digital photography, personnel and financial management of the Project shall be compatible with RPS 4 and any software to be installed on any Town owned computer must be approved and installed by the Town's Data Processing Supervisor or his staff. The data collection software will also be modified to work with the Town of Wappinger Building Department. The software will be modified to meet the specific needs of the building Department in access and storing information which is shared with the Assessment Office. ARS compares existing data to new field data to develop a more comprehensive inventory file of the subject property. An audit report identifying all changes can be produced on a daily, weekly or monthly basis. 5 C:\AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doe 13. Tax Map Data During the data collection effort, the data collectors and GIS Consultant for contractor may discover tax map errors. These errors will be reported to the Project Administrator as they are discovered. The Project Administrator will furnish the Contractor with tax map inventory changes. Contractor will duly note all errors with tax maps to the Project Administrator and Real Property Services for the County of Dutchess. 14. Taxpayer Inquiry All taxpayer inquiries and complaints will be fully documented and responded to with electronic copies sent to the Project Administrator and Parcel File. At a minimum, the following will be forwarded to the Town: name of inquirer or complainant; time and date of inquiry/complaint; and the response to the inquiry or complaint 15. Residential (200 Class) Inventory Data Collection All data collection for such parcels will be conducted in accordance with the minimum standards of Volume 6 of the Project Administrator's Manual published by ORPS. The Contractor will conduct an on-site inspection as defined by ORPS rules of all residential parcels (in the 200 class), with the exception that interior inspections are not required for every parcel. The contractor shall arrive at every 100, 200, 400, 500, 600, and 700 class parcel of real property and begin the inspection process from the public right-of-way. There are 48 standard questions that are reviewed and validated from ARS. At the time of answering questions, each inspection team via ARS is instructed to approach the improvement located on the parcel and attempt to make contact with the occupant. At this point in time, the data collector must answer the following: No Answer- Resident not home, conduct exterior walk around of the property and leave pre -approved literature at property. Interior- Resident permits access and interior questions are answered Verbal- Resident home answers questions and permits exterior walk around Exterior- Resident does not answer questions regarding interior, but permits walk around Denial- Resident requests that the inspector leave the property Gated- Access denied to site because it is gated The data inspection teams will validate existing inventory data. Each team will also validate the dimensions of each structure by measuring the front and side of main structure and compare it to the existing sketch. If the existing sketch is tagged in the review process for field re -measurement, the entire property will be re- measured. The Contractor will equip each team (two data collectors consisting of one male employee and one female employee) with a Toshiba Protege Tablet computer with appropriate software to conduct field inspections with questions defined by the Town to be answered by the data collectors. All data will be stored in an audit table for reference. Every property inspection shall be time stamped with a start time, interior access time and completion time. 6 CAAWorkWJW Consulting draft 11-2-2004 Town of Wappinger.doc 16. Non -Residential Inventory Data Collection All data collection for all parcels within the Town of Wappinger that are not in the 200 class property use code will be conducted in accordance with the minimum standards of Volume 6 of the Project Administrator's Manual published by ORFS. The Contractor will conduct an on-site inspection as defined by ORPS rules of all such parcels, with the exception that interior inspections are not required for every parcel. The data collectors will attempt to perform a complete interior inspection of improved properties provided the property owner allows entry. The Contractor will equip each team (two data collectors consisting of one male employee and one female employee) with a Toshiba Protege Tablet computer with appropriate software to conduct field inspections with questions defined by the Town to be answered by the data collectors. All data will be stored in an audit table for reference. Every property inspection shall be time stamped with a start time, interior access time and completion time. 17. File Creation and Maintenance Property Record Cards are to be created and or corrected within ten (10) working days after the last required visit to the property. Documents for parcels that are data collected are to be manually verified for completeness and computerized. Contractor is responsible for the loading of all data collection changes for all parcel changes, which are reported to the Contractor prior to the taxable status date of the implementation year. Examples are changes due to: parcel splits; parcel merges; demolition; fire; and new construction The Contractor's property record card will be used in this Project. A sample is attached hereto as Exhibit A Contractor shall convert all existing Property Record Cards in the Town Assessor's office into digital format compatible with RPS 4, including at least the following information parcel ID (parcel key); owner name; owner address; parcel location; property class code The Project Administrator is responsible for the reporting of such changes to the Contractor. The Town shall be responsible for all property record card maintenance usual to the normal operation of the Town Assessor's office. All parcels will be edited and file maintained prior to Data Mailer production. At that time, a complete set of edit reports is to be given to the Town. Data Mailer discrepancies will be resolved and corrections made to the inventory file prior to valuation testing. Throughout the Project, the Contractor will make available, upon request, all edit reports and subsequent output reports to the Project Administrator and ORPS. 7 &AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc As part of this project, the contractor shall scan the primary property record card (front and back) into a digital PDF file that is identified by the Section Block and Lot Number Code. This digital image will become part of the permanent ARS File System that will enable the Contractor and Town to digitally view the latest property record card. Sketches for all parcel will be conducted by using the scanned property record pdf files. Sketches that cannot be completed because of unreadable cards will be digitally entered at the respective Town Assessment Office. Sketches for all improved parcels will be done on the data collection form. All sketches will be digitally entered into the Assessment Review Software. New property record cards with sketches will be printed and stored in the file folder. The Project Manager for Contractor will field verify a minimum of five (5%) percent of all parcels from each data collector (whether or not the data collector was under the supervision of the Town) within 30 days from the start of data collection. All vacant and agricultural lands are listed on the appropriate property record card with appropriate land breakdown. For parcels in an agricultural district, or for parcels currently receiving an agricultural exemption, land breakdowns are to be noted separately for eligible and ineligible lands as categorized on the exemption application. The Contractor will collect the land data items for parcels in the public utility category, if the assessing unit indicates that the full value produced by the advisory appraisals of public utility property provided by the State Board will be used in the revaluation. 18. Data Mailer Upon completion of the data collection and input process, data mailers will be sent to owners of each parcel of property in the residential, commercial, farm, and vacant categories. These mailers will be sent at least one time, which will consist of a selected property description as collected with a cover letter, which explains the purpose and content of the mailer, and the procedure whereby the property owner may schedule an appointment for an interior inspection. All data mailers will have a color picture of the subj ect property. The Contractor shall prepare, produce and mail the data mailers. Taxpayers will be asked to review the property inventory data descriptions and report any discrepancies. Mailer returns will be sent to the Contractor for analysis. The Contractor will resolve all data problems as indicated by taxpayers' responses. Responses to telephone inquiries as a result of data mailers are the responsibility of the Contractor. Contractor will prepare and mail a questionnaire to owners of commercial/industrial property, prior to or concurrent with the inventory mailing, which will request all appropriate income and expense information. 8 C:\AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc 19. Photography/Image The use of digital camera technology will result in still imagery. All photographic images will be saved as a unique key equivalent to the ORPS print -key for every database table. 2.2 mega pixel cameras are used for still photography. Where possible, the structure captured will fill at least fifty (50%) percent of the horizontal frame. The image will depict the front and side view of the structure (the length and width). The Project Administrator will review and acceptor reject the images within 30 days of receipt. The Project Administrator will review the images for quality, sharpness, accuracy, and that the structure is clearly defined. The images will be used as an additional quality control measure during the field review process. A minimum of three different photographs from three different time periods will be taken for every property. At Project start up, photographers will secure photographs of all parcels from the public right-of-way. Each property will be photographed with a left front/side view and a right front/side view when possible. These photographs will be used for the first set of public relations pieces that will be sent to the property owner. During the actual field inspection process, the inspectors will secure a new front photograph, rear photograph when permitted (providing owner does not request the inspector to leave the property) and photographs of other primary structures (garages, pools, tennis courts, patio, deck, barns, large sheds). An additional photograph will be secured during the valuation field review phase as detailed herein below. An additional photograph can be taken by the Contractor, or Town Assessor if a field review is conducted for a specific parcel. 20. Sales Inventory Collection and File Creation The Contractor will collect and verify the data for those parcels located throughout the Town that have sold since January 1, 1998 and for all sales occurring until taxable status date. Given the size of the Town, sales data from surrounding communities may be utilized by the Contractor. For parcels where inventory as of the date of sale differs from subject inventory, a separate inventory card for the sale parcel will be completed. Contractor shall not use sales which occurred prior to January 1, 2001 as comparable sales in the selection of comparable sales used to support the valuation process. 21. Data Edits The Contractor will submit to the Project Administrator an electronic list of the proposed data edits prior to file editing. ORPS will advise the Project Administrator as to the applicability of these edits and the final edits will be mutually agreed upon by the Contractor, the Town, and ORFS. It is the Contractor's responsibility to provide a complete inventory file for valuation that is as error free as possible. This inventory file will be available to the Town prior to valuation being done The Contractor will submit to the Town an electronic copy of the output reports from the valuation edit program. The Contractor will resubmit to the Town an electronic copy of the error reports from the final run of the land, cost and commercial edit programs prior to valuation. 9 C:\AWorkWIJW Consulting draft 11-2-2004 Town of Wappinger.doc 22. Valuation Computer-generated values, to be reviewed in the field, will be produced by the Contractor, for all properties, utilizing the Mass Appraisal techniques with SPSS and GIS software. The Contractor will provide the Town with an overview of the valuation methods used on this Project. This will include a written summary of the land methodology used for each neighborhood, a depreciation schedule for all improvements (so that buildings can be costed in the field if necessary) and time trend documentation, market coefficients and comparable selection points. Residential/Farm/Vacant The market value approach will be the primary method of valuation for these properties. Computer-assisted valuation for residential, farm, and vacant parcels will take place after all edits on the subject and sales inventory files are addressed. This function will be separated into three phases. The first phase of the valuation process is the valuation of land. The Contractor, with assistance from the Project Administrator, will determine unit land values for all types of land within the Town. Values will be computed for each separate land use classification associated with each parcel. Given the lack of available vacant land sales, land sales from surrounding communities may be used in this analysis. The second phase of the valuation process employs the replacement cost approach. The Contractor will use the sales base to validate the cost and depreciation schedules used in the cost programs, modifying these schedules where necessary. This approach will only be utilized for unique parcels that cannot be valued via the Sales Approach. The third phase of residential/farm/vacant valuation will employ the comparable sales approach using the sales that have been identified and verified for the Town. For properties where sufficient sales information exists, the Contractor will develop preliminary market valuation models. However, before any valuation testing begins, a list of all sales to be used will be reviewed with the Project Administrator. Sample properties will be valued, and both the Contractor and the Town will review the results. The model(s) will be adjusted and the sample rerun until optimum results are obtained. All models will be subject to review by ORPS for statistical and logical accuracy. Commercial/Industrial The commercial/industrial valuation module of the RPS 4 or an equivalent system, which incorporates market, income, and cost valuation techniques will be used. The Town and the Contractor will mutually agree on the amount of income and expense data that is complete and representative of the universe of commercial/industrial properties. 10 CAAWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc Unique and Highly Complex Parcels The Project Administrator and the Contractor will attempt to isolate the unique parcels and highly complex properties at the outset of the Project. If, in the judgment of the Project Administrator, the property cannot be valued using a computerized mass appraisal system, the Contractor will assign an appraiser to apply appropriate appraisal methodology, and a brief, 2-3 page restricted appraisal for these parcels. The key elements that are to be shown in the limited restricted appraisal are: a) a complete inventory including copies of property record cards; b) sketch; c) photograph(s); d) description of property; e) delineation of the area; f) land valuation; g) market approach, h) income approach, if appropriate; i) correlation of values; and 23. Valuation Reports Electronic copies of valuation processing summary reports will be given to the Project Administrator within three (3) work days of report production. This includes Electronic reports from the market valuation programs (5-10 page samples, weights and coefficient adjustments only). Also, a copy of any other valuation reports run will be given to the Project Administrator. Additionally, all parcels valued through the valuation system utilizing the market value approach will have an accompanying valuation report showing a selected description, to include all appropriate value items as indicated in the sales analysis for each subject and comparable sales parcel. At least three (3) of the most comparable sales are to be identified for each subject parcel. A model estimate and weighted estimate are to be shown for each subject parcel. All commercial and light industrial parcels valued through the market and income approaches will have an accompanying valuation report showing a description of the parcels' uses by square feet or units and up to three estimates of value: market, and simple mortgage equity capitalization of income. 11 C:\AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc 24. Field Review The Contractor will be responsible for 100% field review of all value estimates for all parcels in the Town. Field review is to be conducted for all parcels defined as outliers based on the statistical prediction file. Desk reviews can be conducted on properties that the Project Administrator deems that a field review is not necessary. This will be defined as properties that have gone up 10% above the average increase in value for all properties in the Town. Field reviews are to be conducted from the nearest public road or public right of way from which the property is visible. Final values are the responsibility of the Town's Project Administrator. However, it is understood that the Contractor will have the ability to exercise judgment in making final value estimates. The Contractor, when changing machine -generated value estimates, will enter the proper explanation on the field review document. At the time of the field review an additional attempt will be made to gain access to any property that did not have an interior inspection. Also an additional photograph of each parcel that is field reviewed will be taken as referred to in paragraph 19 above. The Town and the Contractor, prior to field review, will agree on documentation procedures for those parcels with a change in value of more than ten (10%) percent between the computer generated estimate and the field review. Prior to informal review meetings, the Contractor will record on the field review document all value changes that occur due to data error, and reflect the data changes on the data file for that parcel. Project Administrator Value Review. The Project Administrator will be involved in the review of values throughout the field review phase of the Project. All Contractor -produced values will be entered on the data file and given to the Project Administrator for final value review sufficiently in advance of the Project Administrator value review date as specified in the Project timetable so as to ensure a comprehensive review by the Project Administrator. Notice of any changes to the Contractor's values will be given in writing to the Contractor. The Project Administrator's value and the appropriate Project Administrator override code designating the reason for the change will be applied to the digital file. Any change made without Contractor's consent shall relieve the Contractor of any responsibility to defend such changes. 25. Assessment Disclosure Processing The Contractor is responsible for producing and mailing, including the cost of postage, assessment disclosure notices to be sent to all taxpayers. In accordance with RPTL Section 511, assessment disclosure notices will be mailed no less than sixty (60) days prior to tentative roll date. Processing staff needs a minimum of 20 work days to accomplish this task, therefore, the Town will deliver a computer file to the Contractor (complete with value entries for all parcels in all roll sections except 5 (Special Franchise) and 7 (Ceiling Railroad) by the date specified in the Project Schedule. The Town is also responsible for providing a prior year assessment computer file in addition to verifying the prior year, extended roll totals, the levy rates, and the total tax levies to be used. Disclosure notices will be mailed on a staged basis beginning as early September of 2006. When the assessment disclosure notice is sent out, a computer file of the notice, property record card and a comparable sales sheet can be printed and placed in the subject file. 12 C:\AWork\MfW Consulting draft 11-2-2004 Town of Wappinger.doc 26. Informal Review Process All taxpayers who make an appointment with Contractor will receive a meeting to discuss the preliminary value. The Contractor will inform taxpayers at the meeting that a notice of results will be mailed to them. The informal review process is the responsibility of the Contractor. The Contractor will provide staff to receive taxpayers' telephone calls, answer questions and set up appointments by telephone for meetings. Contractor shall schedule evening (two (2) evenings) and weekend meetings (two (2) Saturday) in addition to a daytime schedule. Meetings will be pre -scheduled by telephone and held at sites to be determined later. The Contractor(s) will inform the taxpayer at the time an appointment is made and at the start of each informal review meeting, that the purpose of the informal review meeting is: to explain how the preliminary value is set; that no decision regarding a property's value will be made at the time of the informal review meeting; and that a notice of the results will be mailed to the taxpayer after the information presented and any follow up investigation has been reviewed. The Contractor will provide the Town with an analysis of, at least, the following: number of grievance interviews; number of grievances resolved in session; number requiring "in -field" follow-up; number requiring inventory changes; and amount of assessed valuation changed, by property type The informal review will follow the guidelines of 11 Opinions of SBEA Counsel No. 7. 27. Value Change Notice (Section 511 Notice) As a result of value changes made during the informal review phase, Contractor will prepare a change of assessment notice to the owner of all parcels where a meeting was conducted or where a value has changed between the issuance of the assessment disclosure notice and the tentative assessment roll. This notice shall be mailed and paid for by the Contractor. A sample form will be presented to the Assessor prior to publication. 13 C:WWork\MTW Consulting draft 11-2-2004 Town of Wappinger.doc 28. Formal Defense of Values During the formal grievance period following the publicationfield experience available to the tentative roll, the Project upon request, will make individuals with appraisal and P Administrator in presentations to the Board of Assessment Review. esult n from grievThe Town will ance proceedingsr performing all related fieldwork and for processing inventory changesg s, or the like which The Contractor will be responsible for delivering to the Town all documents, certiorrari proceedings are are not already in the possession of the Town as relates to Parcels for which instituted for the 2007 Assessment Year providing that the value nsiblelmate is that of the contractor and has not to defend the values of properties which been overridden by the Assessor. The contractor is not resp were not developed by the contractor. This shall include and notbe imited to this paragraph widesurvveed by ORPS and valuation changes executed by the Assessor. The provisions he termination of this agreement for a period of five years as per the requirements of USPAP. 29. Project Status Control The Contractor will provide monthly written summaries of Project status to the Project. Te se reporblemts will gress present accurate up-to-date Project status;dertakeneaolverview including of Contractor s staffparticipation, and training remedial measures which are being provided to municipal staff. 30. Submissions for State Aid/Value Verification The Contractor will assemble and provide to the Town such documentation for reimbursement for state aid as is required pursuant to ORFS rules and regulations. 31. Mass Mailing and Postage The Contractor is responsible for providing paper, printing and ae relative to mailing of the preother preparation of all Sinspection s mailings required for the Project and, in addition, will pay the cost of postage re -disclosure notice letters, letters, data mailers, requests for commercial income and expense statements, p assessment disclosure notices and change of assessment notices necessary for this Project. The Town will provide envelopes for all mass mailings required for the Project at no expense to Contractor. 32. Data Security The Contractor will be responsible for establishing and maintaining appropriate methods to store and transport all Project data in a manner that will ensure minimal data loss using encrypted software protection systems. The Contractor will be responsible for copying each master e, on a monthly basis, and necessary to update the data filesbe t in an off-site location that will ensure safety of the files. The transactions, kept on appropriate data storage media until the updated master n0�i e is copied. stored off-site will be in addition to the normal daily and weekly archiving, the results of which nee 14 C:\AWork\MJW Consulting draft I1-2-2004 Town of Wappinger.doc The Contractor shall not keep, copy, use or take away from the Town any document, paper, computer output, or other material to which the Contractor obtains access during this Project beyond the requirements that the contractor must have to conform with USPAP. The Contractor shall not at any time reveal to any person outside the scope of this Project any proprietary or confidential information of which the Contractor gains knowledge during this Project. The Contractor shall, at the termination of the Project, return to the Town all identification badges, keys, or other access devices issued by the Town and shall not copy or use any such devices in any manner except as specifically authorized by the Town. 33. Contractor Staffing The Contractor will provide competent professional and technical personnel who are capable of accomplishing Contractor's duties and obligations hereunder. The following persons will be initially assigned to the Project Project Manager John M. Watch Project Administrator Mary Ann Simeone -Watch Michael Darling Data Manager Michael Mullan BardenTech, LLC. Data Collection and Property Verification Ernst Parsons Freya Toedter Gregory Michaud Patricia Bap. Lisa Galage Amy VanVlack Jennifer McCarthy Louis Vega Valuation Modeling James R. Thimgan Uwe Hohoff GIS Support David Minton Informal Hearings John Watch Ernst Parsons Freya Toedter Michael Darling New York State Certified Appraiser John Watch Michael Darling McGrath & Associates: All commercial and industrial property values will be independently reviewed by McGrath & Associates. This cost is not part of the contract with each Town responsible to contract with McGrath & Associates directly. Any changes to this list shall be submitted to the Project Administrator prior to assignment. 15 C:WWorleMJW Consulting draft 11-2-2004 Town of Wappinger.doc 34. Deliverable Products The Contractor will be responsible for the delivery of the following products according to the Project timetable: Project status reports produced throughout the project Training plans, timetables, attendance rosters, and Assessor sign off on training components. A data collection form with sketch (and photograph/images, if this option is selected) for each parcel in a digital format and if required in a hard copy format (if photographs are selected, each photo will be attached to the appropriate property record card ) A digital copy of all valid sales used in valuation effort A report of failures and discrepancies in the accuracy of data tems ollecte, as revealean a report of the remedial action taken by e recollection of data items by field supervisors/crew chiefs A report of all tax map discrepancies found Valuation processing outputs including all selected options used for regression and comparable sales routines (computer file) All manual and computerized reports which support values and valuation formulae A computer -produced comparable sales report for each R/FN parcel valued using the market approach provided in a digital format with a hard copy of each to be printed as requested A computer -produced market and income report for each commercial parcel valued in valuation with a hard copy of each to be printed as requested A computerized copy of the valuation factor file or equivalent used to produce commercial market and income values Land schedules and sales analysis documentation used in the land valuation effort A written overview report of valuation methods used A limited restricted report for each unique or highly complex property not valued with the VVF tables or model values A cross reference of values, i.e., a listing of estimates of values for each parcel as of tentative roll A report of the reasons for all changes made to machine -generated estimates of value, whether these changes resulted from field review, informal review meetings with taxpayers or any other action by, or on behalf of, the municipality As of tentative roll, a sales ratio study showing the ratio of sales to assessed values of recently sold parcels in the assessing unit A report on the disposition of all taxpayer complaints and informal. reviews Inventory Editing A program which performs standard and/or user defined cross edits on the residential and commercial inventory files. The output report will show that all possible edit errors have been resolved, or else maintain the master files to resolve errors and re -run until all edit errors have been resolved. 16 C:\AWork,\MJW Consulting draft 11-2-2004 Town of Wappinger.doc Sale/Subject Mismatch A program which compares the subject inventory to sale inventory and displays mismatches. The output report will show that all erroneous mismatches have been resolved, or else maintain master files to resolve errors and re -run until all possible edit errors have been resolved. Copies of these files will be available to the Town prior to final valuation production; One copy of the municipal master file, complete and up-to-date as of the date of delivery, used to produce the tentative assessment roll as described; an One copy of all the documentation and application(s) prepared for the Town for submission to ORFS for applicable state aid reimbursement; and The Contractor's work shall be considered to be complete and meeting final acceptance when all of the items mentioned above are delivered to the Project Administrator and are certified as satisfactory, complete and accurate by the Project Administrator. Within 30 days of receipt, the Project Administrator will notify the Contractor in writing that the contract is complete or supply a list of missing deliverables. The number of copies of final computer data files and program workflow (paper copy) will be limited to one machine- readable copy of each. System documentation and completed data collection instruments will be limited to one (1) copy. Copies of written materials, such as work plans and reports to be furnished to the Town that are considered suitable and necessary in the opinion of the Project Administrator will be delivered. The Contractor will retain copies for one year of any work products that have been approved by the Project :'administrator. These products will be available at no expense to the Town. 35. PAYMENT SCHEDULE AND PENALTY This is a fixed price contract. Commencing in November 2005, and continuing thereafter until July 2007, the Contractor will present bills monthly. Each bill will contain a charge for a one -thirty-second (1/32nd) portion of the total compensation set forth in the table in Section 35 herein below together with any other charges provided for in this Agreement for services that have been completed as of the date of the bill since the time of the previous bill. The Proj ect Administrator will notify the Contractor in writing of any item or portion of an item that is incomplete, not in conformance with the contract, or erroneous. If the Project Administrator certifies that the Proj ect is progressing satisfactorily in accordance with the Project timetable, payment for the uncontested items will be made to the Contractor representing ninety percent (90%) of the amount billed. The remaining ten percent (10%) will be retained by the Town. The entire amount so retained will be paid to the Contractor within thirty (30) days following the Project Administrator's certification of completion of the Project. At the option of the Town, Contractor shall provide a bond in form and substance satisfactory to the Town, to guarantee the performance of Contractor's obligations hereunder. In the event Town exercises this option, the Town shall bear the expense of said bond and no amount of any payment shall be retained as set forth above. If the Project Administrator determines that, due to the fault of the Contractor, the Project is not progressing satisfactorily on schedule, a further retainage of 10% will be withheld until the problem has been rectified to the satisfaction of the Project Administrator. Once rectified this additional retainage will be released to the contractor. The Project Administrator will provide the Contractor with written justification for the withholding of payment and define an acceptable resolution to the situation. If the problem has not been rectified within thirty (30) days, the Town shall have the option to terminate this agreement upon thirty (30) days further notice in writing to Contractor. 17 C:\AWork\N4JW Consulting draft 11-2-2004 Town of Wappinger.doe ed he Iii such event, the Town shall complete the Project and the Contractor cost at this r t e work completed based on the pro -rata share of the project cost. Paragraph 36describes the and schedule. Such presentation of aph 35 outlines the payment otal project performance versus he one - n of work is to insure tha Para� payment for this project will include all fees outstanding based on t p ) thirty-second (1/32nd ) portion of the total compensation in the event that the contractor defcielectsencies,tfollowed by an s agreement after the initial 30 day time period that identifies any additional 30 day time period for the contractor to respond and cto seek mediationy such lfrom a bird. party es. Furthermore, prior to the cancellation of the contract, the contractor will have the right to resolve any issues with the Town within 30 days of receiving notice a f bindy. aIf t e on from a does not resolve the issue, the Town and Contractor shall have the right to seek third party approved by both parties to resolve any deficiencies. Interest will be payable by the Town on any amounts withheld under andbas performed the assigned tasks in arbitration efforts rule that the contractor did not have any deficiencies accordance with this agreement. This provision is not intended to limit or in any way prejudice any other right of the Town or Contractor. 35. Compensation Pr Class Code 100 Ag 210-260 Residential 270 Mobile 280 Multiple 300 Vacant 400 Commercial 500 Recreational 600 Public 700 Industrial 800 Utility 900 Forest Totals PROJECT COST erties to be Valued by Roll Section: Wa Roll Sec 1 1 Sec 3 1 Sec 5 17 6,548 62 19 662 1,620 18 12 5 10 8,973 15 Sec 6 1 Sec 7 1 Sec 8 76 01 151 76 Total I Total Cost $1,054 $406,968 $4,030 $1,178 $44,330 $100,812 $2,046 $4,650 $310 $8,246 $372 $573,996 There appears to be a discrepancy in the total number of residential parcels listted in he based on 6ost 6RFP- The 48 tial breakdown indicates 6,783 total parcel and the summary grid shows ,648l will be adjusted to the higher level if there was a data error in t e RFP. Mobile omes i ParkIthe cost be adjusted by e not calculated at individual parcels. In the event that these units are to be valued as a Mobcost. The the total number of mobile home individual units. The following schedule is used to itemize proj ect valuation intended use of Mc Grath & Associates for review services to be performed for commercial property is not defined within this cost. 18 C:\AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc 17 16 6,564 3 65 19 53 715 6 1,626 15 33 63 75 5 32 133 6 6 194 9,258 $1,054 $406,968 $4,030 $1,178 $44,330 $100,812 $2,046 $4,650 $310 $8,246 $372 $573,996 There appears to be a discrepancy in the total number of residential parcels listted in he based on 6ost 6RFP- The 48 tial breakdown indicates 6,783 total parcel and the summary grid shows ,648l will be adjusted to the higher level if there was a data error in t e RFP. Mobile omes i ParkIthe cost be adjusted by e not calculated at individual parcels. In the event that these units are to be valued as a Mobcost. The the total number of mobile home individual units. The following schedule is used to itemize proj ect valuation intended use of Mc Grath & Associates for review services to be performed for commercial property is not defined within this cost. 18 C:\AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc Project Management $10.00 9,258 $92,580 Data Management: $10.00 9,258 $92,580 Property Inventory, Photograph and Inspections $15.00 9,258 $138,870 $3.00 9,258 $27,774 Sale File development and Inspection Edits $12.00 9,258 $111,096 valuation Modeling Mailings and Public Relations $7.00 9,258 $64,806 Valuation Production & Informal Reviews: $3.00 9,258 $27,774 $2.00 9,258 $18,516 Tentative Assessment Roll and Project Completion $573,996 Total Cost Annual Maintenance Aid Program $5.00 9,258 $46,290 Building Permit Data Entry $1.00 9,258 $9,258 Second site visit on property inspection, per parcel visited $10.00 Cecond data mailer $1.00 9,258 $9,258 PROJECT COST Properties to be Valued by Roll Section: Wappinger Per -diem Charges: Additional Classroom Training/Workshops $1,500 Small Claims $1,500 Certiorari Report Preparation $1,000 Certiorari Court Testimony $1,500 The stated project cost will be $574,000 of which MJW Consulting, Inc. will defer $64,500 over six years providing MJW is retained to conduct the annual maintenance analysis for the Town of Wappinger at an annual cost of $46,300 per annum. MJW will receive the $5.00 per parcel that the Town would collect in State Aid. By offering this pricing schedule, the initial cost of the assessment project will be $509,500. The six-year maintenance aid program requires an inspection of every property at least once during the six- year period. MJW will inspect 20% of all properties every.year, inclusive of all sales and properties will building permits. MJW will only trend values for one or two years. A new valuation model that reassesses all parcels will be completed in the 3rd or 4t' year of the six-year program. The annual maintenance project is separate from this agreement. A copy of a six-year agreement can be provided upon request. 36. Project Timetable The contractor will not have funds delayed, withheld or additional retainage applied because the Town was delayed, unable to provide or because of budgetary issues unable to fulfill the task of conducting residential property inspections in a timely manner. 19 C:\AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc PROJECT TIMING SECTION A START FINISH TIMETABLE 11/1/2004 7/01/2007 Project Term 11/1/2004 7/01/2007 Public Information 11/1/2004 12/31/2005 Photography/Image Option 11/1/2004 6/15/2005 Data Collection Training 11/15/2004 12/31/2005 Subject Inventory Data Collection 11/1/2004 4/15/2006 Subject File Creation Sales Validation, Verification and File Creation 6/1/2005 6/1/2005 6/01/2006 2/15/2006 Data Mailer Production in Response to Parcel Inventory Mailers 8/1/2005 4/1/2005 3/15/2006 12/15/2006 Valuation File Editing 1/1/2006 12/15/2006 Valuation Testing 2/1/2006 12/15/2006 Valuation Production 2/01/2006 12/15/2006 Field Review of Values 6/01/2006 2/1/2007 Assessor Value Review with Contractor 8/1/2006 1/1/2007 Update Values on File 8/1/2006 2/1/2007 Assessor Recalculations of Exemptions Disclosure Processing Agent /15/2006 8/15/2006 2/l/2007 Delivery of File to Assessment 2/1/2007 Taxpayer Assessment Disclosure Notice Production and Analysis 3/1/2007 Assessor Sign Off 9/01/2006 3/1/2007 Assessment Disclosure Notice Mailing Field Related Activities) 9/15/2006 4/15/2007 Informal Meetings (Including 11/1/2006 3/1/2007 Value Change Notices Production 3/1/2006 4/15/2007 Prepare Tentative and File Assessment Roll 9/01/2007 Project Deliverables to Assessor Submit Application for Appropriate State Aid Reimbursement 10/01/2007 6/15/2007 Assessor Sign Off 8/01/2007 Project Completion 37. Miscellaneous Provisions Employment Requirements licable provisions of Federal and State laws, rules and/or The Contractor will comply with all the app further specifically comply with those sections related to regulations regarding employment, and will discrimination as follows: No Contractor, subcontractor, or any person on his behalf will, in any manner, discriminate against or intimidate any employee hired for the performance of work under the revaluation contract by reason of race, age, sex, color, creed, or national origin. 20 C:WWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc All Project personnel will be presented to the Town prior to being employed for the Project and will be required to carry an identification card while on Project business. This I.D. card will contain the employee's photograph, name, title and physical description. This card will carry the signature of the Project Administrator and will be issued by the Contractor. This card will be surrendered to the Project Administrator upon termination of the employee or upon completion of the Project. Changes in Contract There will be no changes, alterations, or additions in the revaluation contract without prior written consent of the Town's contract administrator. This specifically includes the fixed price payment and per diem charges as outlined in the contract. If there is any conflict between this Contract and any invitation to bid, request for proposal, bid or response to request for proposal, such conflict will be resolved in favor of this agreement with the exception that any provision of an invitation to bid, request for proposal, bid or response to request for proposal, that is attached as Exhibit B to this agreement, which Exhibit provides for a higher standard of obligation or service by Contractor, will control as to the standard of obligation and service required of the Contractor and will thereby supplement this agreement. No waiver of any breach of condition in this contract shall be binding unless in writing and signed by the party waiving said breach. No such waiver shall in any way affect any other term or condition of this agreement or constitute a cause or excuse for repetition of any breach, unless the waiver shall include the same. No additional work or optional services to be performed by the Contractor pursuant to this agreement will give rise to additional fees for services unless the Contractor and the Town sign a written order. Insurance and Indemnitv Requirements The Contractor will serve in the capacity of an independent Contractor in this revaluation Project. The Contractor will not assert any claim arising out of any supervisory act or omission by any agent, officer or employee of the Town in the execution or performance of this Contract against any such agent, officer or employee. The Contractor will require each person supplying labor or materials to the Contractor to agree in writing to the Contractor not to make any claim against the Town, its officers, agents or employees by reason of such labor or materials, or by reason of any acts or omissions of the Contractor. Contractor hereby agrees to indemnify, defend (at the option of the Town) and hold the Town harmless from and against any and all damages, loss, expenses, including reasonable attorney's fees, or claims for damage to person or property in any manner arising out of and during its operation pursuant to this agreement, for the entire pendency of this revaluation Project: A comprehensive general liability insurance policy with the following limits of coverage: bodily injury and property damage, $2,000,000 each occurrence, $2,000,000 each individual claim per occurrence, $2,000,000 aggregate of all claims per occurrence. Contractor maintains a corporate $2,000,000 umbrella policy for general liability and loss. 21 C:\AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc A comprehensive automobile insurance policy with the following limits: bodily injury, $300,000 each person and $300,000 for each occurrence; property damage, $300,000 each occurrence, aggregate $300,000 for each occurrence. liability ce The foregoing comprehensive liability insurance policy ant aecost t ethe Town automobile The Contractor,/ in policy will include the Town as an additional insured, a no ex addition to the foregoing, will provide and maintain, during the pendency e Benefits Insurance po cies as are Compensation and Employer Liability Insurance and New York Stat required by statute. All insurance will be issued by an insurer licensed NewaYork. Befouthorized �e commencing the usiness in the State of New York, and which maintains an office within the State work called for in this agreement, the Contractor will furnish the Town with a satisfactory certificate of insurance evidencing all of the insurance coverages required hereunder. Conflict of Interest No director, officer, employee, agent, Contractor, or subcontractor of the Contractor is deemed to be an agent, servant and/or employee of the Town. The Contractor will capacity, acmpl any elected director, or appointed official oof any Contractor, or subcontractor, directly or indirectly in any p tY Town, village, hamlet, school district, or other political subdivision of the municipality or any member of the immediate family. s, contractors, or The Contractor agrees that it will require all its directcs Of el cersTown. The Contra, employees, g ortfurther agrees that subcontractors, to be bound and adhere to the Code o it will require all of its employees to comply with all applicable taws or the ngtohis agreement ndt it the Provide relevant testimony regarding any phase of this agreement, performance refusal to supply such evidence and/or testimony will be the oause for or subcontractate any work reion of this agreement lating ng to this project by the Town. The Contractor shall not be permitted to employ to an Assessor, whom has a shared jurisdictional boundary with a Town or Town situated within Dutchess County. Assignment of Contract The Contractor will not assign, convey, transfer, or delegate any of its responsibilities and obligations under this agreement to any person, corporation, partnership, association or entity, without the prior written approval of the Town's contract administrator. Ownership of Work Products to All final written or tangible work products will belong t. there Town, nnimplied or explicit confidentiality of publish information necessary to defend its work product. T the Contractor work product for the Town of Wapprk an In the leseventothe Town. The Contractor premature discontinuation hall be bound Contractor will agree to provide all existing work and data files by USPAP throughout this project phase. General Legal Responsibility The Contractor will comply with all federal, state, and municipal laws, ordinances, rules and/or regulations, including labor laws, and those against discrimination, existing or adopted in the future, during to term of the Project, applicable at any time to the Contractor pursuant to its obligations in regard to this Project. 22 C:WWork\MJV1' Consulting draft 11-2-2004 Town of Wappinger.doc Suspension of Proiect The Town may at any time, and for any reason, direct the discontinuance of the services and work contemplated under this agreement for a period of time. Such direction will be in writing and will specify the period during which the work will be discontinued. The work will be resumed on the dates specified in such direction, or upon such other date as the Town may thereafter specify in writing. The period during which such work will have been discontinued will be deemed added to the time for performance. Stoppage of work under this article will not give rise to any claim against the Town other than any and all outstanding invoices that must be paid based on the work completed. Termination of Agreement The Town may at any time and for any reason terminate this Contract by written notice specifying the termination date, which will be not less than forty-five (45) days from the date such notice is given. In the event of such termination, payment will be made in such amount as will compensate for the portion of the work satisfactorily performed prior to termination. Such amount will be fixed by the Town after consultation with the Contractor and will be subject to audit by the Town Commissioner of Finance. Termination under this section or under any other provision of this agreement will not give rise to any claim against the Town for damages for compensation in addition to that provided hereunder. The cause of termination of this contract shall apply to the performance and scope of the work for which the contractor is retained. If the reason for termination is lack of funding or a resolution of the Town to cancel the project for any other reason, than the Town shall be a penalty fee for termination of $10.00 per parcel plus any outstanding fees owed to the contractor for work completed. Personal Services It is the intent of this agreement to secure the personal services of the Contractor or a duly authorized and competent representative(s) of the Contractor acceptable to the Town. Failure of the Contractor for any reason to make the personal service of such a person available to the Town to the extent necessary to perform the services required skillfully and promptly will be cause for termination of this agreement. The Town acknowledges that no individual, agent, company or organization has represented the Contractor in securing this contract. The Town has elected to retain the services of the Contractor based on the experience in conducting reassessment projects in New York. No elected official of the Town as communicated with any individual representing the Contractor other than John M. Watch, President of Contractor Death or Disability of Principal In the event of death or disability of the principal of the Contractor, any qualified partner or associate of the Contractor maybe authorized, at the sole option of the Town, to continue to perform and complete the Project pursuant to all of the terms, covenants and provisions contained in this agreement. If the Town shall choose not to so authorize Contractor, then it shall terminate this agreement as provided above. Extensions of Completion Date If the Contractor has been delayed and as a result will be unable, in the opinion of the Town, to complete performance fully and satisfactorily within the time allowed therefore, the Contractor, upon submission of evidence of the cause of the delay, satisfactory to the Town, will at the sole discretion of the Town, be granted an extension of time for performance equal to the period that the Contractor was actually and necessarily delayed. Such a delay will require the contractor to adjust the payment schedule to reflect a revised monthly payment of outstanding fees yet not paid to the contractor. 23 C:\AWork\MJW Consulting draft 11-2-2004 Town of Wappinger.doc Acceptance of Pavments The acceptance by the Contractor, his successors or assigns, of any payment made on the final requisition under this agreement, or of any final payment due on termination of this agreement, ill constitute atsoever a full and ich the complete release of the Town from any and all claims, demands and causes o ac Contractor, his successors or assigns, have or may have against the Town under the provisions of this agreement. Compliance with Law applicable State and Town laws, regulations and Contractor agrees to comply in every respect with ordinances. Independent Contractor Contractor will at all times be deemed to be an independent Contractor of this agre agrebe ement. Nothing herein responsible for the manner in which it performs the services required of it by contained will be construed as creating the relationship of employed rits employees eor and agensalContractor and agent, between the Town, its agencies, employees, agents and Conti-actor assumes exclusively the responsibility for the acts of its employees and agents as they relate to the services to be provided during the course and scope of their employmenedered in anynts and loyees will manner to not be entitled to any rights and privileges of Town employees and will not be co be Town employees, including but not limited to worker's compensation, unemployment insurance, social security coverage or retirement benefits. Dated: Wappinger, New York November , 2004 Town of Wappinger By Mr. Joseph Ruggiero, Supervisor MJW Consulting, Inc. By John M. Watch, President 24 C:VAWork\MjW Consulting draft 11-2-2004 Town of wappinger.dor