Attachment 1 - Terms and Conditions.pdf

LTBMU – Fountain Place Appraisal Solicitation Number 127EAY26Q0106

Description -

This is a combined synopsis/solicitation for commercial items prepared in accordance with the format in FAR Part 12. This announcement constitutes the only solicitation. Quotations are being requested and a separate written solicitation will not be issued.

Solicitation number 127EAY26Q0106 is issued as a Request for Quotation (RFQ) for Appraisal of property proposed for acquisition including 161.98 acres that is located in a rural area of El Dorado County, California six miles south of Lake Tahoe and three miles east of Highway 50.

This acquisition is set-aside for small business concerns. The applicable North American Industry Classification Standard Code is 531320 Offices of Real Estate Appraisal. The small business size standard is $9.5 million. This acquisition is a Total Small Business Set-Aside. All responsible sources may submit a quotation which will be considered by the agency.

Statement of Requirement The contract appraiser shall furnish all materials, supplies, tools, equipment, personnel, travel and shall complete all requirements of this contract, including performance of the professional services listed herein.

Technical Data –

Technical data and supporting documentation associated with this solicitation are available through the following sources:

1. Solicitation Attachments The following documents are included as attachments to this solicitation and can be accessed via the “Attachments/Links” section of the posting.

• Attachment 1 – Terms and Conditions

• Attachment 2 – Schedule of Items

UNITED STATES DEPARTMENT OF AGRICULTURE

UNITED STATES FOREST SERVICE

APPRAISAL STATEMENT OF WORK

SECTION 1: CASE PROPERTIES

Case Name: LTBMU Fountain Place Purchase

Realty Action: Purchase

Applicable Authority: Santini-Burton Act of 1980 (94 STAT.3381)

Requested Service: Appraisal and appraisal report for the market value of privately held property identified herein that contains 161.98 acres under two (2) scenarios regarding inclusion and exclusion of transferable Base Allowed Coverages.

USFS Review Appraiser and Point of Contact:

Douglas R. Brennan, MAI douglas.brennan@usda.gov / 530-410-1556

SECTION 2: APPRAISAL PROBLEM IDENTIFICATION

Client: The sole client of the appraisal report is the Director of Public Services, Pacific

Southwest Region (Region 5), on behalf of the United States Forest Service (USFS).

Intended Users: The intended users of the appraisal report are the Director of Public Services, Pacific

Southwest Region, on behalf of the USFS and the subject property owner.

Purpose: The purpose of the appraisal is to provide opinions of market value for the property identified herein.

Intended Use: The intended use of the appraisal is to facilitate a purchase by the USFS by assisting the Agency in its “determination of the amount to be paid as just compensation for the property rights acquired or conveyed”1

Definition of 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.2

Effective Date (Date of

Value):

The date of the appraiser’s last property inspection.

1 UASFLA, 2016 Edition, Section 1.2.4 at page 10.

2 UASFLA, 2016 Edition, Section 1.2.4 at page 10.

mailto:douglas.brennan@usda.gov

Appraisal SOW 4/8/26

USFS Statement of Work Page 2 of 12

SECTION 3: ASSIGNMENT CONDITIONS

Applicable Standards: The appraisal report is to be developed in accordance with the:

• Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA, 2016

Edition);

• Uniform Standards of Professional Appraisal Practice (USPAP, 2024 Edition);

• Forest Service Handbook Basic Specifications for Real Property Appraisals; and

• this Statement of Work (SOW), which provides the Supplemental Appraisal

Instructions specific to this project.

Should there be any conflict between UASFLA and USPAP, the conflict shall be explained in the appraisal report and the requirements in USPAP shall be deemed subordinate to UASFLA. As a result, it is anticipated that a jurisdictional exception to

USPAP will be needed regarding the restriction on estimating an exposure time in

UASFLA (section 1.2.7.2), which is an exception to USPAP (Standard 1-2(c)).

Evaluation Criteria: All appraisers preparing valuation products for USFS review within Region 5 must:

• Have active registration in the System of Award Management (SAM.GOV);

• Hold a State-Certified General Appraisal License in California, or have the ability to obtain a Temporary Practice Permit within the State (a copy of the appraiser’s appraisal license is required);

• Have taken the course for the Uniform Appraisal Standards for Federal Land

Acquisitions (UASFLA), 2016 version, within the preceding five (5) years (a copy of the course completion certificate is required);

• Demonstrate the qualifications and experience requisite to meet the competency provision of USPAP.3 Competency will be evaluated in all areas, including geographic, property type, and appraisal methodology (a summary or list of similar assignments completed is requested)

• Demonstrate successful performance on recent appraisals submitted to the USFS or other federal agencies (a summary or list of UASFLA compliant appraisals reviewed and approved by federal reviewers is requested).

Extraordinary

Assumptions:

Employed within this

Assignment:

Defined: An assumption, directly related to a specific assignment, as of the effective date of the assignment results, which, if found to be false, could alter the appraiser’s opinion or conclusions.4

One extraordinary assumption (EA) is authorized for the appraisal assignment.

1) A Phase I Environmental Site Assessment will be conducted prior to the proposed acquisition, and the government will not pursue acquisition of the property unless the study finds no evidence of contamination or, if found, unless and until it is remediated or “cleaned” up to the government’s satisfaction. For these reasons, an

EA is employed that no environmental contamination exists on the property that will require mitigation, or that would affect the market value.

If the appraiser determines that additional EAs are required, please contact the USFS

Review Appraiser to request approval. The report must clearly and conspicuously state all EAs that are incorporated and state that their use might have affected the assignment results.

3 USFS Manual, Chapter 5410 – Appraisals, 5410.62 (2).

4 USPAP, 2024 Edition, page 4

USFS Statement of Work Page 3 of 12

Hypothetical Conditions:

Defined: A condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results but is used for the purpose of analysis.5

None

If the appraiser determines that a Hypothetical Condition(HC) is required, please contact the USFS Review Appraiser for approval and to request legal instruction. The report must clearly and conspicuously state all HCs that are incorporated and state that their use might have affected the assignment results. Additionally, the legal instruction for use of the hypothetical conditions must be included in the Addenda section of the report.

Jurisdictional Exceptions:

Defined: An assignment condition established by applicable law or regulation, which precludes an appraiser from complying with a part of USPAP.6

A jurisdictional exception to USPAP Standards Rule 1-2(c) is required within appraisals for federal acquisitions because appraisers are not allowed to link opinions of value to a specific opinion of exposure time (UASFLA, Section 1.2.7.2). Therefore, the appraiser should include the following, or a similar, statement in the report:

USPAP states that: “When reasonable exposure time is a component of the definition for the value opinion being developed, the appraiser must also develop an opinion of reasonable exposure time linked to that value opinion” (Standards

Rule 1-2(c)). However, the UASFLA provides that: “Appraisers should not link an opinion of market value made for federal acquisition purposes to a specific exposure time” (Section 4.2.1.2). The appraisal was developed and the appraisal report prepared in conformance with USPAP and complies with the Jurisdictional

Exception Rule when invoked by Section 1.2.7.2 of the UASFLA. Therefore, the appraisal does not state a specific exposure time.

Highest and Best Use:

Defined: “The highest and most profitable use for which the property is adaptable and needed or likely to be needed in the reasonably near future.7

To be a property’s highest and best use, the use must be (1) physically possible; (2) legally permissible; (3) financially feasible; and (4) must result in the highest value.

These four tests must be fully analyzed by the appraiser in determining the highest and best use, and market support must be provided for the appraiser’s conclusion(s).

Larger Parcel:

Defined: The larger parcel is defined as “that tract, or those tracts, of land that possess a unity of ownership and have the same, or an integrated, highest and best use”

(UASFLA, 1.4.6).

The appraiser must make a larger parcel determination in every appraisal developed under the UASFLA, and the tests provided in the UASFLA must be applied to determine the larger parcel(s).

Pre-Work Meeting:

A pre-work meeting, scheduled by the review appraiser at a mutually acceptable time and place, will precede the appraiser’s scope of work determination, and at a minimum will include the appraiser and review appraiser. This meeting may also include the

5 USPAP, 2024 Edition, page 4 6 USPAP, 2024 Edition, page 5 7 UASFLA, 2016 Edition, 1.4.4, page 22

USFS Statement of Work Page 4 of 12 property owner, the contract facilitator, if any, and/or other stakeholders, to provide transparency with respect to the appraisal process, and to exchange vital information.

Property Inspection: The appraiser will schedule the property inspections as soon as feasible and will coordinate the timing with the property owner or the owner’s representative, and the review appraiser. These parties shall be given adequate advance notice of the inspection date and shall be given an opportunity to accompany the appraiser during the inspection of the subject property. The fact that the owner or their designated representative were given an opportunity to accompany the appraiser must be documented in both the transmittal letter and certification of the report.

USFS Statement of Work Page 5 of 12

SECTION 4: SUBJECT PROPERTY OF APPRAISAL

Property Identification: The subject property is in a rural area of El Dorado County, California six miles south of Lake Tahoe and three miles east of Highway 50. It is within the Lake

Tahoe Basin and is identified in El Dorado County Records as Assessor’s Parcel 030-

321-003 which is in Section 25, Township 12 North, Range 18 E, Mount Diablo Base and Meridian at the east end of Fountain Place Road.

Most of the property information within these Supplemental Appraisal Instructions was developed by USFS Region 5 Land Adjustment Team. The appraiser remains responsible for information relied upon in the report. If at any time during the appraisal process, the appraiser discovers information provided is suspect or contrary to their conclusions, please contact the review appraiser to discuss their concerns.

Property Owner:

Ownership is identified in Placer Title Company Preliminary Title Report dated

February 27, 2026, as follows:

William Drew Kolbe, an unmarried person, as to an undivided 2/3 interest, and

Springmeyer Family Limited Partnership, a California Limited Partnership, as to an undivided 1/3 interest.

The property owner’s representative is Sara Kolbe who can be contacted:

Sarah Kolbe

406-426-4949

Sarah.kolbe@outlook.com

Legal Description: The USFS Land Description Verification (LDV) is the source for the official legal description to be included (verbatim) and relied on for the appraisal.

The land described is situated in the State of California, County of El

Dorado, unincorporated area, described as follows:

A portion of Section 25, T.12N., R.18E., M.D.B.&M. being Lot 11, the

East one-half of Lot 20 and the West one-half of Lot 19, as shown on the

Record of Survey recorded April 17, 1996, in Book 22 of Records of

Surveys at Page 27, in the Office of the County Recorder of El Dorado

County, California.

A copy of the LDV document is attached to the SOW. The LDV was completed prior to the current title document, and the reference ownership has been rephrased.

While reference reflects a past vesting configuration; the area and legal description are correct, and the document is the source of the official legal description.

Size of Site: The USFS Land Description Verification (LDV) form is the source for the official acreage to be relied upon in the appraisal. It reflects the actual size to be 161.98 acres.

* As noted previously, the LDV references a past vesting configuration, but the area and legal description are correct, and the document is the source of the official legal description.

Land Use Planning The subject property is shown on the El Dorado website portal to be zoned Forest

Resource (FR) which includes lands suited to timber production but not located in a

Timber Preserve Zone (TPZ).

USFS Statement of Work Page 6 of 12

The general plan designation is Adopted Plan (AP) signifying that a specific plan has been adopted for the location which is “The Regional Plan for the Tahoe Basin” and it has been adopted by El Dorado County and the Tahoe Regional Planning Agency

(TRPA).

TRPA is the planning agency in the Tahoe Basin, and the subject property is within their jurisdiction. The Plan Area Statement is 121-Freel Peak, and the Land Use

Classification is Conservation with a Management Strategy of Maximum Regulation.

Land use potential in the basin is highly regulated and historic use can be a determinant factor requiring research of records identifying use and specific removal of rights. The owners have provided a delineation of rights created at their request by TRPA that reports in the following declarations:

Potential Residential Units of Use (PRUU): None

Land Capability District Allowed Coverage Areas:

Land Capability District Area (sq ft) Percent Allowed

Coverage Base Allowed

Coverage (sq ft)

Class 1b (SEZ) 826,359 1% 8,264

Class 4 (XXX, 16-30% slope) 2,290,396 20% 458,079

Class 6 (XXX, 0-16% slopes) 1,072,006 30% 321,602

Class 1a (CaF, 30-50% slopes) 2,867,305 1% 28,673

Base coverage is held/tracked by property (APN) and cannot be held outside the property until specifically transferred by the owner. The verification letters are attached to the SOW.

Access:

Physical access is by Forest System Road 12N01 extending extends 4.3 miles east from

Oneidas Street, near Pioneer Trail and Highway 50, in Tahoe Valley. The USFS road is paved and passes through four (4) locked gates before the subject property. Onsite access is by native surface roads crossing the acreage along the base of the northerly mountainside.

No recorded easement for access is reported. As the road crosses USA property, a permit from USFS is required to ascertain an access right. Access permits are not typically denied to private property owners, and their level of development is determined by need. Though it is unlikely to be restricted, the actual right is not defined.

Hazmat:

Evidence, if any, of hazardous substances shall be described by the contract appraiser.

A Phase I Environmental Site Assessment will be conducted prior to the proposed acquisition, and the government will not pursue acquisition unless the upcoming study finds no evidence of contamination or, if contamination is found, unless and until it is remediated or “cleaned” up to the government’s satisfaction. For these reasons, an extraordinary assumption should be employed that no environmental contamination exists on the property that will require mitigation, or that would affect the market value.

Minerals: Any and all mineral rights appurtenant to the subject will be conveyed with the property and, within the appraisal, a “statement must be made concerning the existence or nonexistence of commercially valuable mineral deposits” (UASFLA 2.3.2.3.1).

USFS Statement of Work Page 7 of 12

No investigation of mineral development potential was completed by USFS;

however, a mineral summary reflecting past uses at the subject and in the vicinity is included as an attachment to the SOW.

Please support your statement with effort consistent to market participants during your inspection of the site, research of soil character, and land uses during the neighborhood and market data research for the appraisal.

Timber:

Mature trees are noted, and timber harvesting is reported to have occurred historically.

As the timber industry is active in the area there is some potential that there is saleable inventory. The contributory value of timber, if any (like minerals and water) must be reported within the appraisal.

Water Rights:

All existing water rights appurtenant to the subject will be conveyed with the property, and within the report the impact water rights have on the market value must be analyzed and discussed.

A Water Rights Information sheet will be provided including the results of a search of the State Water Resource Control Board Database. The appraiser may need to supplement this research based on information gathered and/or inspection. All appraisals must include a positive statement as to the contributory value, if any, from water rights.

Improvements: No structural improvements are reported. Remnants of historic improvements were noted included a wood cabin, spring development, and wood bridges over creeks.

Lease: No rental agreements/encumbrances are reported.

Estate/Property Rights

Appraised:

The property is being appraised under two (2) scenarios with the difference being the reservation of Base Coverage rights by the owner in Scenario 2.

Scenario 1

The Estate Appraised includes all rights and title to the 161.98 acres of land and all things permanently attached to the land (i.e., minerals, buildings, site improvements, etc.), subject to the noted exceptions both of record and not of record, as well as any noted reservations, encumbrances, restrictions, or obligations created or implied by the extraordinary assumptions upon which the appraisal is predicated. (Note: It is imperative that the appraiser use similar language within the report. Stating that the rights are “fee simple” without citing the exceptions to title and/or items of note is inaccurate and unacceptable).

The exceptions shown below are from the Preliminary Title Report (PTR), issued by

Placer Title Company, Order No. P-634674, dated as of February 27, 2026, and intentionally exclude some exceptions that will be removed from the title commitment prior to acquisition.

Title Exceptions of Record:

PTR #1: Intentionally deleted.

USFS Statement of Work Page 8 of 12

Estate/Property Rights

Appraised – Cont’d.

PTR #2: Any facts, rights, interests, or claims that are not shown in the Public Records but that could be ascertained by an inspection of the land or that may be asserted by persons in possession of the land.

PTR #3: Easements, liens or encumbrances, or claims thereof, not shown by the Public

Records.

PTR #4: Any encroachment, encumbrance, violation, variation, or adverse circumstance, affecting the title that would be disclosed by an accurate and complete land survey of the land and that are not shown by the Public Records.

PTR #5: (A) Unpatented mining claims; (B) reservations or exceptions in patents or in acts authorizing the issuance thereof; (C) water rights, claims or title to water, whether or not the matters excepted under (A), (B), or (C) are shown by the public Records.

PTR #6: Intentionally deleted.

PTR #7: Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B

PTR #8: Intentionally deleted.

PTR #9: Intentionally deleted.

PTR #10: The property is within the boundaries of the following District(s) and is subject to all taxes, assessments and obligations thereof:

A. South Lake Tahoe CSA #10 Library

PTR #11: Rights and easements, including but not limited to, recreation, navigation and fishery, which may exist over that portion of said land lying beneath the waters of

Trout Creek.

PTR #12: Rights of upper and lower riparian owners in and to the free and unobstructed flow of the water of the Trout Creek extending through the land, without diminution.

PTR #13: Riparian or water rights, claims, or title to water whether or not shown by the Public Records.

PTR #14: Reservations contained in the Patent from the United States of America recorded February 25, 1907, Book H of Patents, at Page 360. Which among other things recites as follows:

Subject to any vested and accrued water rights for mining, agriculture, manufacturing, or other purposes and rights to ditches and reservoirs used in connection with such water rights as may be recognized and acknowledged by the local customs, laws and decisions of the courts, and the reservations from the lands hereby granted, a right of way thereon for ditches or canals constructed by the authority of the United States.

PTR #15: The encroachment of a dirt road as shown on Survey recorded April 17, 1996, in Book 22 of Surveys, Page 27, Official Records.

PTR #16: Lack of any recorded access on the public record to and from said land. This exclusion from coverage removes any affirmative coverage provided by paragraph 4 on

USFS Statement of Work Page 9 of 12 the face page of any Standard Owners CLTA Policy of Title Insurance issued or

A.L.T.A. Loan Policy of Title Insurance issued on the herein described land.

Owner Reservations: None

Extraordinary

Assumptions Employed within this Assignment:

An extraordinary assumption (EA) is authorized within the appraisal.

1) A Phase I Environmental Site Assessment will be conducted prior to the proposed acquisition, and the government will not pursue acquisition of the property unless the upcoming study finds no evidence of contamination or, if contamination is found, unless and until it is remediated or “cleaned” up to the government’s satisfaction. For these reasons, an EA is employed that no environmental contaminates exist on the property that will require mitigation, or that would affect the market value.

Hypothetical Conditions

Employed within this

None

Scenario 2 The Estate Appraised for Scenario 2 is the same as Scenario 1 except that the TRPA identified Base Coverage Rights are reserved to the property owner and are not to be included in the estate appraised.

End of Estates to be Appraised

Other Real Estate

Conditions:

Following is listed other property conditions noted in a Certificate of Possession by

USFS Realty Specialists and/or other USFS personnel. They should be considered within the valuation process and a positive statement that they were recognized and considered in the development of the appraisal is requested.

Access Roads: A gate, roads, culverts, berms, historic timber harvest evidence were noted on the property.

Water and Landscape/Vegetation: Historic capture of a spring is noted. Landscape items include roads and evidence of the 2021 Caldor Fire.

Improvements (Modern and Historic): No structures are reported. The Certificate of

Possession identifies some historic metal items and debris.

Property Boundary: Boundary markers including post signs, flags, tree signs and monuments were noted on the property.

Vegetation: The southwest corner of the property was burned in the 2021 Caldor Fire and trees in this area are dead. There is evidence of firewood cutting along the main access road. A large-scale timber harvest was conducted in the 1950’s.

USFS Statement of Work Page 10 of 12

SECTION 5: PERFORMANCE/DELIVERABLE REQUIREMENTS

Appraisal Development: This Statement of Work (SOW) provides Supplemental Appraisal Instructions that are specific to this project and must be included in the addenda section of the appraisal.

While processing the appraisal, the review appraiser should be consulted to solve concerns or questions regarding appraisal elements, standards, or compliance issues.

Once the report is complete, please deliver a signed electronic copy in a searchable

PDF format. The review appraiser may have follow-up questions and deliver a request for points of clarification and/or additional support to achieve an approvable appraisal.

If necessary, it is customary for the contract appraiser to address these issues and re-submit a revised appraisal with a new report date. A formal review report will only be generated for the final submission along with a statement regarding acceptance (or non-acceptance) and approval (or non-approval) of the appraisal for agency use.

Only after that review report is finalized, and the report is approved for agency use, will copies be made available to any other intended users. Said copies must come directly from the USFS and may not be released by others without written consent.

Appraisal Report Due: Within 90 calendar days from contract award. Contractors must be able to provide appraisal services within the performance period specified or state their proposed delivery schedule boldly in the proposal. Report date to be within 30 calendar days from the last property inspection, or the effective date of the appraisal.

Review & Comments

Provided:

Within a reasonable timeframe after receiving initial appraisal report (typically within

15-30 calendar days depending on the complexity of the project and the specifics of the case).

Final Appraisal Due: Within a reasonable timeframe after receiving the Reviewer’s comments (typically within 5-15 calendar days, depending on the nature and complexity of the required revisions).

Deliverables:

• Final digital report8

8 Must be digitally signed, prohibiting content changes but allowing content copying, and in a searchable .pdf format.

USFS Statement of Work Page 11 of 12

SECTION 6: ADDITIONAL ASSIGNMENT CONDITIONS

1. This USFS Statement of Work (SOW) provides Supplemental Appraisal Instructions that are specific to this project, and with the exception of the “Basic Specifications for Real Property Appraisals,” the SOW must be included in the addenda section of the appraisal. The “Basic Specifications for Real Property Appraisals” does not need to be included in the addenda of the report.

2. The appraisal development must substantially conform to the process described in Section 1 of the Uniform

Appraisal Standards for Federal Land Acquisitions 2016 Edition.

3. The appraisal report should substantially conform to the sequence and content described in Section 2 of the

Uniform Appraisal Standards for Federal Land Acquisitions 2016 Edition.

4. The subject property must always be inspected by the appraiser, and the owner must be invited, as detailed above. Additionally, the appraiser must inspect all comparable sales from the nearest terrestrial point of non-trespass unless granted a waiver in writing by the USFS Review Appraiser. If field inspection of a sale is not possible and a waiver has been obtained, aerial photographs or satellite imagery can be used, in which case the appraiser should cite the source and date of the aerial photographs.

5. All comparable sales must be confirmed by the buyer, seller, broker, or other person having knowledge of the price, terms, and conditions of sale.9 The report should include contact information for the party or parties relied upon to verify each sale (i.e. telephone number, email, etc.), along with maps clearly showing the location of the subject relative to the comparable property. It is important that the locations of the comparable sales and the subject property are shown on the same map so that a reader of the report who may not be familiar with the area can understand the relative proximity of the properties and locate them in the field.10

6. Sales requiring extraordinary verification must adhere to the standards described in Section 1.5.2.4 of the

Uniform Appraisal Standards for Federal Land Acquisitions 2016 Edition.

7. The appraisal report will be reviewed for compliance with the Uniform Standards of Professional Appraisal

Practice, the Uniform Appraisal Standards for Federal Land Acquisitions, and the terms of this Statement of

Work. The appraiser must provide explanation, clarification, and/or modification, for any inadequacies identified by the Review Appraiser, before the USFS will consider an appraisal report complete.

8. While the public is not an intended user of the appraisal report, the Freedom of Information Act (FOIA) and

Agency policy may result in the release of all or part of the appraisal to others. As a result, unless the information is necessary to produce credible appraisal results, the appraiser should refrain from using confidential material within the report and, if the information is required, the appraiser should coordinate with the Review Appraiser on how best to incorporate the confidential information into the analysis. Additionally, the appraiser must clearly state within the letter of transmittal that the appraisal contains information considered to be confidential, that the appraiser feels the confidential information should be redacted prior to release of the report and identify where in the report the confidential information may be found.

9. The USFS Review Appraiser will make himself/herself available throughout the appraisal process for clarity on the assignment, or to help assemble any required information, etc. At a minimum, if the appraiser encounters any problematic questions of fact, law, or appraisal methodology requiring resolution, please contact the Review Appraiser.

10. Artificial Intelligence:

A – Disclosure: If Artificial Intelligence (AI) resources are relied on in appraisal development, they must be disclosed within the Scope of Work section of the report. Complete identification and description are requested including application name, company name, and identification of its data source as open, closed, other.

9 UASFLA, 2016 Edition, Section 1.5.2.2, page 26 10 Ibid, Footnote 133, page 66.

USFS Statement of Work Page 12 of 12

B - Technical Review: The appraisal report will be technically reviewed, and the review appraiser requires sufficient documentation and explanation to duplicate the methodology utilized.

C – Confidentiality: Data provided as part of these instructions includes confidential information. In addition, the appraisal document created is confidential. Use of Artificial Intelligence resources that do not protect the confidentiality of information must not be relied on. If used, please identify assurances that your processing does not subject data to the potential of retention outside your files.

SECTION 7: ATTACHMENTS

a) Land Description Verification form (LDV)

b) Preliminary Title Report, Exception Documents

c) Mineral Summary

d) Vicinity Map, other maps

e) Water Rights Database search results or report, as applicable

f) TRPA determination of development potential

g) Basic Specifications for Real Property Appraisals

NOTE: Most of the property data included within these Supplemental Appraisal Instructions is based upon information provided in the Request for Appraisal Services (RFAS) package submitted by the USFS Realty Specialist assigned to the case, and/or discussions with USFS personnel. The level of information provided with the SOW can save time in researching relevant issues of title, physical characteristics, boundaries, etc. Nevertheless, it is worth noting that the appraiser will, as with all assignments, still ultimately take responsibility for the information relied upon in the report, including any information provided within expert reports (such as minerals statements, timber valuations, etc.). If, at any time during the appraisal process, the appraiser discovers through their own research or inspections that any information provided by the USFS is suspect or contrary to their own conclusions, they should immediately discuss their concerns with the USFS Reviewer.

USDA - Forest Service FS-5400-40 (Rev. 12/2006)

Lake Tahoe Basin Management Unit Fountain Place Purchase Page 1 of 2

LAND DESCRIPTION VERIFICATION

NON-FEDERAL LAND

(Ref. FSH 5409.13, Chapter 30)

Purchase/Exchange Name: Fountain Place Purchase

Forest Name: Lake Tahoe Basin Management Unit Tract No.: N/A

Assessor’s Parcel Numbers: 030-321-003-510 and 030-321-003-520 County, Town, or Borough: El Dorado County State: California

1. Legal Description: (Include subdivision part, Section, Township, Range, Meridian; or lot, block, warrant, parcel, grant, etc., as appropriate.)

See Attached Exhibit A.

2. Area:

Official (Public Land Survey)

160.00 Acres

Record (title/deed/county)

N/A

Actual (land survey, infor.)

161.98 Acres

Tax Assessor’s (taxing authority)

161.98 Acres

3. Record Documents: There are two Vesting Deeds: 1. Gift Deed from Helen E. Johnson, an unmarried person to Wiilliam Drew Kolbe, an unmarried person, recorded on June 12, 2012 as Document No. 2012-0028435-00, El Dorado County Records. This document represents 2/3rds interest in the estate to be conveyed. 2. Individual Grant Deed from ERIN SPRINGMEYER, a married man, as his sole and separate property, as to a 2.5% interest; SARA SPRINGMEYER, an unmarried woman, as to a 2.5% interest; RYAN SPRINGMEYER, a married man, as his sole and separate property, as to a 2.5% interest; BONNIE SPRINGMEYER, an unmarried woman, as to a 2.5% interest; and BONNIE SPRINGMEYER, Trustee of the MARJORIE JOHNSON SPRINGMEYER TRUST AGREEMENT dated July 16, 2010, as to a 90% interest to SPRINGMEYER FAMILY LIMITED PARTNERSHIP, recorded on May 12, 2014 as Document No.

2014-0017595-00, El Dorado County Records. This document represents 1/3rd interest in the estate to be conveyed.

4. Comments: “Official Area” is derived from the General Land Office Map of Township 12 North, Range 18 East, Mount Diablo Meridian, approved on July 8, 1875. The Bureau of Land Management, on July 31, 1990 approved a Dependent Resurvey for a portion of said Township, including Section 25. The Resurvey did not affect the Official Area.

“Record Area” does not exist because area is not recited in Vesting Deeds.

“Actual Area”, being the acreage for this acquisition, is calculated from the Record of Survey (ROS) recorded in Book 22 of Records of Surveys at Page 27, filed April 17, 1996, Eldorado County Records, at the request of Knox Van Dyke Johnson. Said ROS was prepared from the cadastral survey performed to establish the corners and boundaries of the Homestead Patent issued to David B. Fountain on December 1, 1904.

“Tax Assessor’s Area” is shown on Assessor Map Book 30, Page 32, County of El Dorado, California.

The legal description for the above described lands, proposed for acquisition by the UNITED STATES OF AMERICA, has been reviewed for technical sufficiency and acceptability for acquisition purposes and practicability for locating boundary lines.

Acquisition of the above described lands is recommended based on the legal description referenced thereto, or in Preliminary Title Report/Policy of Title Insurance No. P-634674, dated June 18, 2024, issued by Placer Title Company.

For purposes of acquisition, the acreage is 161.98 acres.

August 30, 2024

David J. Roak, Forest Service Contractor, ACES, California PLS 5964 Date

(attach additional pages as necessary for items 1 through 4)

USDA - Forest Service FS-5400-40 (Rev. 12/2006)

Lake Tahoe Basin Management Unit Fountain Place Purchase Page 2 of 2

EXHIBIT A

Continuation Land Description Verification Non-Federal Land

Fountain Place Purchase

1. LEGAL DESCRIPTION

The land described herein is situated in the State of California, County of El Dorado, unincorporated area, described as follows:

A portion of Section 25, T.12N., R.18E., M.D.B.&M. being Lot 11, the East one-half of Lot 20 and the West one- half of Lot 19, as shown on the Record of Survey recorded April 17, 1996, in Book 22 of Records of Surveys at Page 27, in the Office of the County Recorder of El Dorado County, California.

--END OF DESCRIPTION--

Preliminary Report Top Sheet

♦ HELP US STAY ON TOP OF YOUR TRANSACTION ♦

IF ANY OF THESE QUESTIONS ARE ANSWERED “YES”, OR IF YOU HAVE QUESTIONS

ABOUT THE BELOW, PLEASE CONTACT YOUR ESCROW OFFICER IMMEDIATELY

Have any of the principals recently filed bankruptcy?

Do any of the principals plan to use a power of attorney?

Are any of the principals going through a divorce? (if so, is there an attorney involved?)

Is anyone currently vested in title deceased? Has a new Tax I.D. Number been established?

Do any of the principals NOT have a valid photo identification?

Is there construction work in progress or incomplete construction?

o Any construction completed in the last year?

o Any construction completed in the last 4 months?

Is there a mobile or manufactured home on the property?

Are the sellers a non-resident alien or a foreign out of country seller?

Is the property an investment property or not considered seller’s principal residence?

Will a new entity be formed? (i.e. Partnership, LLC, Corporation)

If your principals are currently vested or are taking title in their trust, have bank accounts been established in the name of the Trust?

Will any of the principals be participating in a 1031 Exchange?

Are any of the principals not able to sign with a Placer Title Company? If so, an approved notary will be required.

THANK YOU FOR CHOOSING

Placer Title Company

Escrow Number: P-634674

WIRE FRAUD ADVISORY

Parties to a real estate transaction are often targets for wire fraud and financial confidence schemes, unfortunately with many losing tens or hundreds of thousands of dollars because they relied (without verification) on “revised” or “new” wire instructions appearing to come from a trusted party to the transaction.

IF YOU INTEND TO WIRE FUNDS IN CONJUNCTION WITH THIS REAL ESTATE TRANSACTION, WE

STRONGLY RECOMMEND THAT YOU VERBALLY VERIFY THOSE INSTRUCTIONS THROUGH A KNOWN,

TRUSTED PHONE NUMBER PRIOR TO SENDING FUNDS.

In addition, the following self-protection strategies are recommended to minimize exposure to possible wire fraud.

• DO NOT RELY on emails purporting to change wire instructions. Placer Title Company will never change its wire instructions in the course of a transaction. If you receive a random or unsolicited email from anyone requesting funds to be wired, and attaching “new,” “alternate,” “updated,” “revised” and/or “different” wire instructions, contact your escrow officer immediately (at a verifiable number in the manner noted below) and before wiring any money.

• VERIFY the wire instructions you do receive by calling the party who sent the instructions to you. However, DO NOT use the phone number provided in the email containing the instructions, and DO NOT send a reply email to verify, since the email address may be incorrect, fraudulent or being intercepted by the fraudster. Rather, use phone numbers you have called before and/or can independently verify through other sources (company website or internet search).

• USE COMPLEX PASSWORDS that are at least ten (10) characters long and contain a combination of mixed case, numbers, and symbols. You should also change your password often and not reuse the same password for other online accounts.

• ENABLE MULTI-FACTOR AUTHENTICATION for all email accounts. Your email provider may have specific instructions on how to implement this feature.

• CHECK FOR AUTO-FORWARDING on your email account and disable it. This is one of the most “silent” ways a fraudster can monitor your email account because every email that comes in is automatically forwarded to them, even if you change your password.

This Notice is not intended to provide legal or professional advice, nor is it an exclusive list of self-protection strategies.

Customers are encouraged to always be aware of such schemes, and to contact their escrow officer if ever in doubt.

CLTA Preliminary Report

Order No.: P-634674 (Version 3) Reference:

Escrow Officer: Scott Stanford Email: sstanford@placertitle.com Email Loan Docs To: 1415@placertitle.com

Proposed Insured:

Proposed Loan Amount:

Proposed Underwriter: Stewart Title Guaranty Company

Property Address: no site address, South Lake Tahoe, CA 96150

PRELIMINARY REPORT

In response to the above referenced application for a policy of title insurance, Placer Title Company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms.

The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said Policy or Policies are set forth in Attachment One. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Attachment One. Copies of the policy forms should be read. They are available from the office which issued this report.

Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Attachment One of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered.

It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land.

This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested.

Dated: February 27, 2026 at 7:30AM Title Officer: Scott Stanford

Placer Title Company 9083 Foothills Blvd., Suite 300

Roseville, CA 95747 Phone: (916)624-8141

Fax: (916)624-7383

(Version 3) Order Number: P-634674

The form of policy of title insurance contemplated by this report is:

2012 USA Owners Policy

The estate or interest in the land hereinafter described or referred to covered by this report is:

Fee Simple

Title to said estate or interest at the date hereof is vested in:

William Drew Kolbe, an unmarried person, as to an undivided 2/3 interest, and Springmeyer Family Limited Partnership, a California Limited Partnership, as to an undivided 1/3 interest.

The land referred to in this report is described as follows:

See Exhibit “A” Attached for Legal Description

(Version 3) Order Number: P-634674

Exhibit “A” Legal Description

The land described herein is situated in the State of California, County of El Dorado, unincorporated area, described as follows:

A portion of Section 25, T.12N., R.18E., M.D.B.&M. being Lot 11, the East one-half of Lot 20 and the West one-half of Lot 19, as shown on the Record of Survey recorded April 17, 1996, in Book 22 of Records of Surveys at Page 27, in the Office of the County Recorder of El Dorado County, California.

APN: 030-321-003-510 and 030-321-003-520

(Version 3) Order Number: P-634674

EXCEPTIONS

At the date hereof, exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows:

1. (A) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (B) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.

2. Any facts, rights, interests, or claims that are not shown in the Public Records but that could be ascertained by an inspection of the land or that may be asserted by persons in possession of the land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.

4. Any encroachment, encumbrance, violation, variation, or adverse circumstance, affecting the title that would be disclosed by an accurate and complete land survey of the land and that are not shown by the Public Records.

5. (A) Unpatented mining claims; (B) reservations or exceptions in patents or in acts authorizing the issuance thereof; (C) water rights, claims or title to water, whether or not the matters excepted under (A), (B) or (C) are shown by the Public Records.

6. Any lien or right to a lien for services, labor or material not shown by the public records.

7. Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B.

8. Taxes, special and general, assessment districts and service areas for the fiscal year 2026-2027, a lien, not yet due or payable.

9. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3.5, (commencing with Section 75) of the Revenue and Taxation Code, of the State of California.

10. The property is within the boundaries of the following District(s) and is subject to all taxes, assessments and obligations thereof:

A. South Lake Tahoe CSA #10 Library

11. Rights and easements, including but not limited to, recreation, navigation and fishery, which may exist over that portion of said land lying beneath the waters of Trout Creek.

12. Rights of upper and lower riparian owners in and to the free and unobstructed flow of the water of the Trout Creek extending through the land, without diminution.

13. Riparian or water rights, claims, or title to water whether or not shown by the Public Records.

14. Reservations contained in the Patent from the United States of America recorded February 25, 1907, Book H of Patents, at Page 360.

Which amoung other things recites as follows:

Subject to any vested and accrued water rights for mining, agriculture, manufacturing, or other purposes and rights to ditches and reservoirs used in connection with such water rights, as may be recognizd and acknowledged by the local customs, laws and decisions of the courts, and the reservations from the lands hereby granted, a right of way thereon for ditches or canals constructed by the authority of the United States.

15. The encroachment of a dirt road as shown on Survey recorded April 17, 1996 in Book 22 of Surveys, Page 27, Official Records.

16. Lack of any recorded access on the public record to and from said land. This exclusion from coverage removes any affirmative coverage provided by paragraph 4 on the face page of any Standard Owners CLTA Policy of Title Insurance issued or A.L.T.A. Loan Policy of Title Insurance issued on the herein described land.

NOTE: (For proration purposes only)

Taxes, special and general, assessment districts and service areas for the Fiscal Year 2025-2026

1st Installment: $234.63 PAID 2nd Installment: $234.63 PAID Parcel Number: 030-321-003-510 Code Area:

Land Value: $39,210.00 Improvements:

Exemption:

NOTE: (For proration purposes only)

Taxes, special and general, assessment districts and service areas for the Fiscal Year 2025-2026:

1st Installment: $115.80 PAID 2nd Installment: $115.80 PAID Parcel Number: 030-321-003-520 Code Area:

Land Value: $19,581.00 Improvements:

Exemption:

*** DISCLOSURE OF DISCOUNTS ***

You may be entitled to a discount on your title premiums and/or escrow fees if you meet any of the following conditions:

1. You are an employee of the title insurer or Placer Title Company and the property is your primary residence; or

2. The transaction is a loan, the purpose of which is to rebuild the improvements on the property as a result of a governmentally declared disaster; or

3. The property is being purchased or encumbered by a religious, charitable or nonprofit organization for its use within the normal activities for which such entity was intended.

Please advise the company if you believe any of the above discounts apply.

*** LENDER'S NOTE ***

In accordance with Executive Order 13224, and the USA Patriot Act, PLACER TITLE COMPANY compares the names of parties to the proposed transaction to the Specially Designated Nationals and Blocked Persons (SDN List) maintained by the United States Office of Foreign Asset Control.

*** BUYER'S NOTE ***

If an ALTA Residential Owner's Policy is requested and if the property described herein is determined to be eligible for this policy, the…