Appendix2 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 Tongass National Forest to prepare an appraisal of nonfederal lands considered for a purchase in the City and Borough of Juneau, 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 contract appraiser and any person identified who will be working on the appraisal, will be required to attend a pre-work conference for discussion and understanding of these instructions.

To arrange for the site inspection and pre-work meeting, the contract appraiser shall contact the assigned staff review appraiser, who is also the Contracting Officer Representative (COR), at:

Sandra A Anderson, MAI, AI-GRS 5638 Forestry Drive Florence, WI 54121

715-701-2165 Sandra.A.Anderson@usda.gov

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.

Appraisal Tracking No. FS22-1001-0521 National Forest Tongass Project Name Wheeler Creek - TCF (Reinwand) Case Number 1005P-1015 Case Type Purchase Appraisal Product Nonfederal Land Appraisal Contract Number

A. TBD Page 2 of 5 Wheeler Creek Assignment

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Official Case Name and Number: Wheeler Creek - TCF (Reinwand), #1005P-1015

Appraisal Tracking No.: FS22-1001-0521

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.

Client: Forest Supervisor, Tongass National Forest

Intended Users: The intended users of the appraisal are the Forest Supervisor, Forest Service realty personnel, agency review appraisers and legal counsel.

Intended Use: The appraisal is intended to assist in the negotiation of a potential purchase of the property.

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 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 compelled to buy or sell, giving due consideration to all available economic uses of the property. (Uniform Appraisal Standards for Federal Land Acquisitions: Interagency Land Acquisition Conference, 2016).

Estate Appraised: All rights, title, and interest in and to 19 +/- acres of land belonging to The Conservation Fund, a Maryland non-profit Corporation, with no reservations and subject to the following outstanding rights:

1. Rights of the state or federal government and/or the public in and to any portion of the Land for right of way as established by Federal Statute RS2477 (whether or not such rights are shown by recordings of maps in the Public Records by the State of Alaska showing the general location of these rights of way.)

2. The effect of the notes which appear on the plat of said subdivision.

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3. Easements as dedicated and shown on the plat of said subdivision

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. Each encumbrance needs to be evaluated as to their influence on value.

Legal Description: Lot A U.S. Survey No. 1159 and accretions thereto according to Alaska State Land Survey (ASLS) 2004-55

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.

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 landowner’s representative and principal contact are:

The Conservation Fund, a Maryland non-profit Corporation John Wros 1655 N Fort Myer Drive, Suite 1300 Arlington, VA 22209

(907) 202-1594 Daytime Phone

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N/A Cell Phone jwros@conservationfund.org E-Mail

Preliminary Site Data:

The following is preliminary data on the property and maybe different once research is done on the property. You are expected to use the most correct and current information you have on the property.

Location: The property is situated in the northwest region of Admiralty Island, along Wheeler Creek, approximately 40 miles south of Juneau, Alaska.

Size: 19.00 acres (based on the land description verification form)

Legal Access: The subject property has legal and physical access.

Physical Access: The property has access by either floatplane or boat on Wheeler Creek and can also be accessed via a helicopter.

Oil, Gas, Mineral, Sand/Gravel Assets:

No known assets. The subsurface estate will be conveyed with the surface estate.

Water Rights: There are no water rights or known reservations on this parcel.

Timber: The property contains a mix of grassy wetlands, spruce and hemlock forests.

Water Features: Wheeler Creek makes up the eastern boundary of the property and provides water access.

Other Features: None noted

Building and Site Improvements:

The property is improved with a cabin (452 square feet) built in the 1980s, a storage shed (140 square feet), an outhouse and a helicopter landing pad. All improvements are in usable, good condition.

The following items pertaining to this assignment are available electronically:

• Title Commitment

• Landowner’s deed

• Plats

• Land Description Verification form

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• Permission to Inspect Property

• Topographic and aerial maps

The Contractor shall submit to the assigned COR, one original, electronic PDF appraisal report for approval within 45 or 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. 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.

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 Tongass National Forest has identified Allison Gillum, (907) 586-8728, allison.gillum@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 A. Gillum, Alaska Lands Team, Tongass National Forest W. Crawford, Regional Appraiser