SIS.254 - APPRAISAL STATEMENT OF WORK.UDATED.pdf

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Statement of Work for Real Property Appraisal [Little Chtco Acquistion – SIS.254] | 5/22/2020

APPRAISAL STATEMENT OF WORK

FOR

SIS#254, Little Chetco Acquisition Scope

The USDA Forest Service is seeking to contract for an appraisal report for the fee and mineral estates of vacant land. The subject contains 60 acres of mineral estate and 45.1-acres of surface estate. The 45.1-acre surface estate lies within the area of the mineral estate, resulting in 45.1-acres held as fee simple estate and the remainder (14.9-acres) as mineral premises only. The property is the last remaining inholding within the Kalmiopsis Wilderness inside the Rouge River-Siskiyou National Forest and the outstanding estates will be united upon acquisition. This project’s official case name is SIS#254, Little Chetco Acquisition. The parcel, owned by The Wilderness Land Trust, is voluntarily offered for sale to the United States via the Forest Service.

The appraiser must make a personal “boots on the ground” inspection of the subject property and the properties used as comparables. Utilizing aerial photography or use of camera-carrying drones is not sufficient. Ground access to the subject property on foot is possible but is extremely physically arduous and would require an overnight camp at the subject site. If an aircraft is utilized, the appraiser is responsible for the associated costs and decisions, including safety measures. The government is not providing any aircraft or other transportation associated with this contract. Historically the subject had helicopter pads, but they no longer exist. Timberland Helicopters, Inc. out of Ashland, OR has experience flying to the subject site, also known as Emily Camp, under current site conditions. Other flight companies may be used, but the bidders are responsible for evaluating the risks associated with flying into and out of an undeveloped site.

Appraisal Assignment Package

For the purposes of this project, the Appraisal Assignment Package refers to the following:

Appraisal Statement of Work Appraisal Specifications Supplied Exhibits &/or appendices, both hard and electronic versions

The Assignment

Prepare a written appraisal report of the described subject property in compliance with the following:

Appraisal Statement of Work and Appraisal Specifications Current Edition - Uniform Standards for Professional Appraisal Practice (USPAP)

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Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) 2016, i.e.

“Yellow Book”

SIS#254, Statement of Work, Specification, and Mineral Estate Supplement documents

Purpose of the Appraisal

The purpose of the appraisal is to provide an opinion of the market value (as defined in UASFLA 1.2.4) of the described property. See Specifications Part I, Item 8, as well as the next page.

Definitions

Market Value Market value is the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the property would have sold on the effective date of value, after a reasonable exposure time on the open competitive market, from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither acting under any compulsion to buy or sell, giving due consideration to all available economic uses of the property. (UASFLA 2016, page 10, 1.2.4)

Summary of Property to be Appraised

Case Name: SIS#254, Little Chetco Acquisition

Landowner: The Wilderness Land Trust Brad Borst, President & CEO PO Box 11697 Bainbridge Island, WA 98110

Office: (206) 842-1214 Cell: (206) 397-5240 Email: Brad@wildernesslandtrust.org

General Location: The subject parcel is located approximately 12-miles westerly of the City of Cave Junction, Oregon. The subject parcel is an inholding surrounded by National Forest System Lands in the Siskiyou Forest.

There are no roads that access the subject parcel. The Google Earth Pro file below shows a general location of the subject property. It is not an official survey file.

SIS.254 - Little Chetco.kmz

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Parcel Number: The subject property is identified within the records of the Curry

County Assessor’s Office as maptaxlot 3910-00 -00101-00, and can be found using the Curry County Assessor’s GIS at the link below:

https://lcmaps.lanecounty.org/LaneCountyMaps/CurryCountyApp/index.html

Legal Description: The legal description for the subject property is contained in the Land

Description Verification (LDV) dated 7/30/2019, which is attached as Exhibit B in these contract specifications. This LDV provides the controlling identification of the subject property, which may differ slightly from descriptions shown in other associated documents.

Size: 60 Acres; 45.1-acres of fee estate and 14.9 acres of mineral estate.

Maps: See pages 7 – 15 for subject neighborhood, aerial, topography, aerial with PLSS, aerial with EPA Surfacewater features, FEMA Firmettes, and access maps.

Estate to be The estate to be appraised consists of 60 acres of mineral estate and Appraised: 45.1-acres of surface estate. The 45.1-acre surface estate lies within the area of the mineral estate, resulting in 45.1-acres held as fee simple estate and the remainder (14.9 acres) as mineral premises only.

Improvements: There are no improvements. The cabin site is still evident as a foundation area but has no remaining footers/stem walls of any sort remaining at this time.

Physical/ Best modern access is travelling by foot south on NFST #1126 from Legal Access: the Babyfoot Lake trail head parking, then heading south along NFST

#1124 to the junction with the Little Chetco Trail NFST # 1121 just south of Canyon Peak lookout site. Descend steeply then along Little Chetco Trail past Cold Springs into the Little Chetco drainage. As that trail bottoms out along the little Chetco River you are quite near the eastern property boundary. Continue downstream to cross the Little Chetco on that trail and you have arrived on the property's eastern edge. Trail #1121 continues on a poorly maintained alignment thru the property to eventually connect with the mainstem Chetco at Madstone cabin site.

https://lcmaps.lanecounty.org/LaneCountyMaps/CurryCountyApp/index.html

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Minerals: The current owner of the property owns all mineral rights and will transfer with the title. See Mineral Estate Supplement for more details.

Timber: There is no merchantable timber on the property.

Water Rights: There are no water rights attached to this property.

Water Features: The Little Chetco River runs roughly through the center of the property.

Wetlands: There are no wetlands on the subject per the National Wetland

Inventory maintained by the US Fish and Wildlife Service, see page 14.

Floodplain: The subject is mostly in FEMA map 41015C1200E with effective date

9/25/2009, with the remainder in map 41015C1175E shows no area of the subject within a floodplain.

Hazardous A Phase I Environmental Site Assessment has not been completed at Materials: this time. The owner is not aware of any contamination. Also, a site inspection was performed by Forest Service Staff Officer Brian White who found no contamination or adverse environmental conditions but did note a highbanker that likely has motor oil in it and some sealed but empty oil bottles. See Exhibit C for more details.

Site Conditions: The property has steep slopes on either side with a narrow valley bottom where the Little Chetco River runs through it. The property burned in 2017.

Items not currently None known.

of Record:

Client, Intended Use, and Intended Users of the Appraisal

Client: USDA Forest Service.

Intended Users: USDA Forest Service, The Wilderness Land Trust, and their respective agents.

Intended Use: The intended use of the appraisal report is for possible acquisition of the described property by the United States.

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Pre-Contract Award Instructions

Hypothetical Conditions: None instructed. The Review Appraiser must be contacted to approve use of a Hypothetical Condition, and only if the use is necessary to produce a credible appraisal.

Extraordinary None instructed. The Review Appraiser must be contacted to Assumptions: approve use of an Extraordinary Assumption, and only if the use is necessary to produce a credible appraisal.

Larger Parcel: Refer to the Uniform Appraisal Standards for Federal Land

Acquisition (UASFLA), Section 1.4.6.

UASFLA requires the appraiser to make a larger parcel determination in all appraisals. The appraiser must describe the factual basis and analysis underlying the conclusion of the larger parcel analysis. The three tests developed under larger parcel analysis (unity of highest and best use, unity of title, and contiguity) must be reported in sufficient detail for the client and intended users to fully understand the factual and analytical basis for the conclusion.

Highest & Best Use: Refer to the Uniform Appraisal Standards for Federal Land

Acquisition (UASFLA), Sections 1.4.4 & 1.4.5.

The highest and best use conclusion will identify the most probable user, the most probable buyer, and the timing of the use. The timing of use is an assignment instruction.

Post-Contract Award Instructions

Pre-Work Meeting: Appraiser will participate in a pre-work teleconference meeting conducted by the Forest Service review appraiser. Pre-work may be in conjunction with the property inspection. Representatives of the Forest Service and The Wilderness Land Trust will be given an opportunity to take part in the pre-work meeting and associated property inspection.

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Enclosures: The contract appraiser is instructed to include a copy of this Appraisal Statement of Work and Appraisal Specifications in the addendum to the appraisal report.

Specialist reports and supporting documents, as well as those exhibits supplied with the Specifications document which describe the estate appraised, should be included. Large documents, such as an Environmental Site Assessment, may be incorporated by reference.

Appraisal Report Submission: The contract appraiser shall submit to the review appraiser one digital (pdf) version of the appraisal report no later than Friday, October 30, 2020. A preferred start date will be Wednesday, July 8, 2020. This date is subject to current COVID-19 pandemic guidelines and conditions at the time of contract award.

The Forest Service review appraiser will review the appraisal report and notify the contract appraiser of necessary revisions, if any. The revised report shall be submitted within 15 days.

The contract appraiser will provide (one) original copy of the signed final appraisal report and one (1) electronic (pdf) copy of the original signed final appraisal report to the Forest Service review appraiser once the report has been approved by the review appraiser.

Payment: Payment in full will be upon approval of the final appraisal report.

Summary

This Appraisal Statement of Work provides an overview of the appraisal assignment. The Appraisal Specifications document sets forth a summary of the standards and guidelines for the appraisal assignment. The Mineral Estate Supplement provides more detail about the mineral estate. The Forest Service-issued Appraisal Statement of Work, Appraisal Specifications Mineral Estate Supplement documents, and exhibits/appendices supplied comprise the Appraisal Assignment Package which provides the contract appraiser details to be used in this assignment. If there are any further questions regarding this appraisal assignment, please contact the assigned Forest Service review appraiser for clarification.

Assigned Review Appraiser & Contracting Officer Representative (COR)

Bonnie Tanamor Qualified Review Appraiser USDA Forest Service Pacific Northwest Region bonnie.tanamor@usda.gov desk (503) 808-2408 cell (971) 325-6706

Vicinity Map

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North

Forest Map

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Curry County Tax Map

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Google Earth Map with PLSS Layer

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Imagery Date 7/2/2016

Google Earth Map with EPA Surfacewater Layer

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Imagery Date 7/2/2016

Topographical Map

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Note: the full mineral estate is not shown in this map

FEMA Firmette Map

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