Appendix 2 APPRAISAL INFORMATION.pdf

United States Department of Agriculture

Forest Service

Chequamegon-Nicolet National Forest Eagle River –Florence Ranger District

5638 Forestry Drive Florence, WI 54121 (715)-528-4464

(715)-528-4497 FAX

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TBD

TBD

TBD,

Dear Mr/s. TBD, You have been entered into a contract with the Chugach National Forest to prepare an appraisal of nonfederal lands considered for a Purchase in Girdwood, Municipality of Anchorage, Alaska.

Do not deviate from these instructions unless I amend them for you in writing. Any deviation from written instructions in the appraisal will render it invalid. The following is subject to minor modifications based on updated parcel-specific information. Changes will be considered incidental and will not result in additional costs to the contract. This letter can be included in the addendum to the appraisal report.

The appraisal shall comply with the Federal Uniform Relocation and Assistance Act (URA) (42 U.S.C. 46040), the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA), the Uniform Standards for Professional Appraisal Practice (USPAP), and Forest Service Handbook

5409.12. If any of the provisions of USPAP conflict with those of UASFLA, then the standards of UASFLA take precedence under the Jurisdictional Exception of USPAP.

Official Case Name and Number: Girdwood Office, #1004P-1014 Purchase

Appraisal Tracking No.: FS22-1001-0503

Review Appraiser: Sandra A Anderson, MAI, AI-GRS,

(715) 701-2165, sandra.a.anderson@usda.gov

UASFLA requires the reporting of seven critical elements that defined the appraisal problem to be solved in the Scope of Work section. The following five items are part of the seven elements that are to be included verbatim.

Appraisal Tracking No. FS22-1001-0503 National Forest Chugach Project Name Girdwood Office Case Number 1004P-1014 Case Type Purchase Appraisal Product Nonfederal Land Appraisal

A. TBD Page 2 of 7 Girdwood Assignment

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Client: Forest Supervisor, Chugach National Forest

Intended Users: The intended users of the appraisal report are the Forest Supervisor of the Chugach National Forest, Forest Service realty personnel, Regional Office lands staff, agency review appraisers, and USDA Office of General Counsel.

Intended Use: The intended use of the appraisal is to assist the client agency (Forest Service) in the negotiation of a potential purchase of the property (UASFLA 1.2.3)

Definition of 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 the appraisal, 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 at the time of the appraisal

(UASFLA 1.2.4).

Estate Appraised: All rights, title, and interest in and to 8.053 +/- acres of land belonging to Greater Anchorage Area Borough, with no reservations and subject to the following outstanding rights:

1. Rights of the state or federal government and/or public in and to any portion of the land for right of way as established by federal statute RS 2477 (whether or not such rights are shown by recordings of easements and/or maps in the public records by the State of Alaska showing the general location of these rights of way).

2. Reservations and exceptions as contained in the United States Patent and/or in Acts authorizing the issuance thereof.

3. Right-of-Way Permit, including terms and provisions thereof, for the purpose set out therein:

Granted to: Alaska Department of Highways For: Public Highway Recorded: August 29, 1967 Book: Misc.150 Page: 289 Re-Recorded: January 16, 2019 Serial Number: 2019-001567-0 Affects: See Instrument

4. Reservations and exceptions as contained in the State of Alaska Patent and/or in Acts authorizing the issuance thereof, recorded August 16, 1968 in Book 370 at Page 19.

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5. Easement for electrical transmission and/or telephone distribution and incidental purposes, including terms and provisions thereof:

Granted To: Anchorage Telephone Utiltiy, a Municipal owned utility Recorded: June 4, 1987 Book: 1612 Page: 99 Affects: See Instrument

6. United States Government Lease for Building Site, including terms, covenants, conditions and provisions:

Dated: March 22, 1988 Recorded: June 3, 1988 Book: 1744 Page: 27 Lessor: Municipality of Anchorage Lessee: The United States of America Term: May 1, 1988 through April 30, 2023

7.

8.

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10.

Easement for electrical transmission and/or telephone distribution and incidental purposes, including terms and provisions thereof:

Granted To: Chugach Electric Association, Inc.

Recorded: September 6, 1989 Book: 1943 Page: 456 Affects: See Instrument

The effect, if any, of the Record of Survey that recorded January 20, 1993 as Plat No. 93-5BS.

Easement, including terms and provisions thereof, for the purpose set out therein:

Granted to : Alaska Department of Transportation and Public Facilities (DOT-

PF)

For : Public use Recorded : September 10, 1997 Book : 3121 Page : 633 Affects : See instrument

The effect, if any, of the Record of Survey that recorded November 29, 2007 as Plat No. 2007-147.

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11. Selections by the State of Alaska to all oil or gas or mineral rights as previously reserved in Instrument recorded March 3, 2011 under Serial Number 2011- 010655-0.

Additional outstanding rights, encumbrances, or unauthorized occupancies uncovered during the appraisal process are to be brought to the attention of the review appraiser prior to submitting the report.

Legal Description: Lot 72, U.S. Survey No. 3042, located within Section 19, Township 10 North, Range 2 East, Seward Meridian, Alaska.

The legal description has been verified and prepared by a Forest Service Surveyor and to be reported verbatim. However, UASFLA’s requirement to verify the legal description must still occur and any discrepancies found during the appraisal process are to be brought to the attention of the review appraiser prior to submitting the report.

Hypothetical Condition: None

Extraordinary Assumption: Include the following extraordinary assumption verbatim in your report:

The property is unaffected by hazardous material, and if found to be so affected, the property shall be cleaned up or the effect of the hazardous substances or petroleum products shall be remediated prior to conveyance.

Remember to state that this assumption may have affected assignment results.

If, during the course of analysis, you discover a need to add or change an extraordinary assumption or hypothetical condition, contact the review appraiser. Extraordinary assumptions and/or hypothetical conditions may not be changed or added without prior approval, in writing, of the Forest Service Review Appraiser.

Jurisdictional Exception: The reader should note that this definition of market value, required by the Uniform Appraisal Standards for Federal Land Acquisitions, is not “linked” to a specific “exposure time” estimate as required by the Uniform Standards of Professional Appraisal Practice (USPAP, SR 1-2-c). Such estimates are inappropriate for, and should not be included in, appraisal reports prepared for federal land acquisitions under these standards (4.2.1.2, UASFLA, 2016). This appraisal therefore invokes the Jurisdictional Exception Rule and does not include an opinion of reasonable exposure time.

The appraiser has an obligation of confidentiality to the client and may only discuss appraisal instructions with the Review Appraiser. The appraiser is not to provide appraisal information, A. TBD Page 5 of 7 analyses, or opinions of value to anyone (owner, nongovernmental organization (NGO) representatives, or National Forest staff) unless specifically authorized in writing by the client.

Release of the appraisal or appraisal related information prior to review and approval for agency use will invalidate the appraisal in support of an agency action. All communication shall be in accordance with communication protocol. Inappropriate discussions with third party facilitators, property owners, or the release of appraisal information to unauthorized parties will invalidate the appraisal in support of an agency action and will be considered a violation of this contract.

The landowner’s representative and principal contact are:

Greater Anchorage Area Borough C/O Shelly Rowton, Land Management officer PO Box 196650 Anchorage, Alaska 99519

(907) 343-7531 Daytime Phone N/A Evening Phone N/A Cell Phone shelly.rowton@anchorageak.gov E-Mail

Preliminary Site Data:

Location: The subject property is located at 145 Forest Station Road, Girdwood, Alaska

Size: 8.05 acres (based on the land description verification form)

Legal Access:

The subject property has legal and physical access.

Physical Access: Physical access is on 145 Forest Station Road, a paved, two lane, year-round maintained road with crowning and ditches.

Oil, Gas, Mineral, Sand/Gravel Assets:

No known assets, minerals are outstanding.

Timber: No merchantable timber anticipated

Water Attributes / Wetlands

There are no water attributes.

Building and Site Improvements:

The property is improved with several office and warehouse structures. The improvements will not be conveyed along with the land and are owned by the lease holder.

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Special Instructions: Of the 8.05 acres, approximately 4.61 acres is leased to the Forest Service for administrative office purposes for the Glacier Ranger District Office, and the remaining 3.44 acres is mostly vacant land w/roads and the Iditarod National Historic Trail. A contributory value of the 3.44 acres is needed as it will be acquired utilizing a separate funding source of recreational access funds. A corresponding map will identify that specific area.

The following items pertaining to this assignment are available electronically:

• Title commitment

• Landowner’s deed

• Outstanding rights deeds

• Land description verification form

• Permission to inspect property

• Topographic and aerial maps

• Special Use Permit

The Contractor shall submit to the assigned COR, one original, electronic PDF appraisal report for approval within 45/60 days of the pre-work meeting. The Government will then review the appraisal reports for acceptance or recommend revisions. If revisions are necessary, the revised report shall be submitted within 15 days of notification. Upon approval, the appraiser shall furnish one electronic copy in PDF format, and one original paper copy of the revised report and two paper copies of each report with color photographs and maps directly to the review appraiser who will distribute copies of the report after the review is complete. Under normal circumstances, no more than 30 days should elapse between the effective date of value and the date the report is submitted for initial review.

Contract time will proceed according to the following phases. Upon the completion of one phase, the remaining contract time shall not be carried forward.

PHASE 1 – 45/60 Calendar days - The Contractor shall submit to the Government a signed electronic appraisal report with 45/60 days of the pre-work meeting. The appraisal report shall be submitted to the COR within 30 calendar days after the date of value (typically the last inspection date), unless otherwise specified in writing by the Contracting Officer and/or Contracting Officer's Representative (COR).

PHASE 2 - 30 Calendar days - The Government shall review the appraisal report for acceptance and either accept the report or provide comments to the Contractor.

PHASE 3 - 15 Calendar days - The Contractor shall correct any deficiencies, if any, and submit revised appraisal reports to the Government.

PHASE 4 - 15 Calendar days - The Government shall review the revised appraisal reports for acceptance.

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Federal appraisals are subject to disclosure under the Freedom of Information Act (FIOA).

Therefore, discussions of comparable sales within the analysis should be generic in nature to minimize redaction should the appraisal be released to the public.

Federal appraisals are subject to disclosure under the Freedom of Information Act (FIOA).

Therefore, discussions of comparable sales within the analysis should be generic in nature to minimize redaction should the appraisal be released to the public.

The Chugach National Forest has identified as Shawn Nelson, shawn.nelson@usda.gov, 907- 743-9509 and Hillary Woods, hillary.woods@usda.gov as the Forest contact.

If you have any questions or comments as you conduct the analysis and prepare the report, please contact me at 715-701-2165 or sandra.a.anderson@usda.gov.

Sincerely, SANDRA A. ANDERSON, MAI, AI-GRS

Review Appraiser cc: A. TBD, Contracting Officer S. Nelson, Alaska Lands Team, Chugach National Forest W. Crawford, Regional Appraiser