Real Solutions Seminar 012711
Transcript of Real Solutions Seminar 012711
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NHI Real Solutions Seminar
Making Every Day Count:
Addressing Uniform Act Requirements
When ImplementingLocal Transportation Projects
January 27, 2011
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Presenters
Robert Merryman636-916-3293
Lisa Barnes850-907-0400
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Real Property
Interests, benefits and rights inherent inownership of physical real estate
Often considered thebundle of rights
Includes fee simple,
permanent easementsand temporary easements
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Eminent Domain
The power of any sovereign government totake private property without the consent
of the owner.
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U. S. Constitutional Limitationson Power of Eminent Domain
5th Amendment
nor shall private property be taken forpublic use without just compensation.
14th Amendment
nor shall any State deprive any personof life, liberty, or property, without due
process of law
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Uniform Act
Uniform Relocation Assistance and RealProperty Acquisition Policies Act of 1970,
as amended (Public Law 91-646)
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Uniform Act: Twofold Purpose
Provide for uniform and equitabletreatment of persons displaced from their
homes, businesses or farms by Federaland federally-assisted programs
Establish uniform and equitable landacquisition policies for Federal andfederally-assisted programs
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When Must an Agency FollowThe Uniform Act ?
When any phase of a project isfederally-funded, and:
Real property is acquired, and/or
Property owners and/or tenants are
displaced as a direct result of landacquisition, demolition or propertyredevelopment
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Federal Regulations
49 CFR Part 24 Department of
Transportation
23 CFR Part 710 - Highways
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Real Estate AcquisitionActivities
FHWA
LPAs
PropertyOwners
$$$Policies
State DOT
Policies $$$
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State DOT and LPA Relationship
State DOT oversees LPAs administration ofproject
LPAs should consult State DOT for assistance
23 CFR 710.201 11
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National Environmental Policy Act(NEPA)
Establishes national environmental policy
and goals for the protection, maintenance,and enhancement of the environment.
P. L. 91-190, as amended
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http://images.google.com/imgres?imgurl=http://faculty.kfupm.edu.sa/ES/bassamst/epa_logo.png&imgrefurl=http://faculty.kfupm.edu.sa/ES/bassamst/related_links.htm&usg=__D7-bnK-FsFRpM1UimLQoPE0XU3A=&h=366&w=336&sz=46&hl=en&start=1&um=1&tbnid=XUmPy1X3_g94eM:&tbnh=122&tbnw=112&prev=/images?q=epa+logo&hl=en&rls=com.microsoft:*:IE-SearchBox&rlz=1I7SUNA_en&sa=N&um=1 -
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1-161-161-16
NEPA Environmental Documents
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ROW Involvement inEnvironmental Activities
Development of the environmental documentAnalysis of social impacts and relocation impacts
Cost estimates
Alternate site locations Feasibility and cost of wetland replacement
Application of agreements arising out of theenvironmental document
http://www.environment.fhwa.dot.gov/
guidebook/index.asp
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Project Development Process
PlanningCorridor SelectionNEPA Process
Project Design
Real Estate Preliminary ROW Activit iesAppraisalAcquisition/Relocation Property Management
ConstructionROW Ce r t i fi c a t ion
Start End
ROW Cost EstimatesROW Plans
Complete ROWcertification exceptions
Monitor negotiated
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When Can You Begin to Purchase ROWfor a Federal-Aid ROW Project?
The project:
Must be identified in the StatewideTransportation Improvement Plan (STIP)
Must have completed environmental
document in compliance with NEPA
Must have Federal funding authorization
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ROW Certification Statement
The Agency certifies:All properties needed
for construction are obtained
All properties are freeand clear of anystructures, businesses
or people Utility relocation is
addressed23 CFR 635.309
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ROW Certification Statement (con.)
The Agency certifies:
All displacees are
appropriately relocated
Compliance with all
State laws, the UniformAct and implementingregulations
23 CFR 635.30918
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Risks Associated with EarlyAcquisition
Purchasing a listed property withoutfollowing Uniform Act requirements
Purchasing property that is ultimately notneeded for project - no Federalreimbursement
Not purchasing enough property andhaving to negotiate with owner a secondtime
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Before You Advertise Your
Project for ConstructionYou must have:
Environmental decision
ROW certification
Utility agreement
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Key Elements of the
Valuation ProcessAppraisalFair Market Value
Review Appraisal
Just Compensation
P. L. 91-646, as amended
Title III, Section 301 21
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The Agency acquiring real property has alegitimate role in contributing to the
appraisal process, especially in developingthe scope of work and defining theappraisal problem.
Preliminary Scope of Work
49 CFR 24.103(a)(1)
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Selecting and Contracting withAppraisers
Before you hire anappraiser, consult withyour State DOT
Appraisers must meetState DOT qualifications
Appraisers must be State
certified or licensed49 CFR 24.103(d)(2)
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Selecting and Contractingwith Appraisers (con.)
Define the appraisal problem, and selectappraiser based on individual project orcomplexity of parcels identified for
acquisition
Consider appraisers past eminent domain
experience and quality of servicesprovided to other clients
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Purpose of an Appraisal Review
examine the presentation and analysis ofmarket information in all appraisals to assurethat they meet the definition of appraisal found in
49 CFR 24.2(a)(3), appraisal requirements foundin 49 CFR 24.10349 CFR 24.104(a)
Critically examines appraisal work prepared byothers
Brings consistency to the project
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LPA Appraisal Responsibilities
Identify and select qualified appraisers
Establish process for reviewing appraisals
Ensure appraisals are completed andreviewed appropriately
Review and approve the final appraisalreport
Establish just compensation
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B i A i iti P li i
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Basic Acquisition Policies
Expeditious acquisition
Notice to owner
Just compensation offerestablished
Prompt written offer to
purchase with summarystatement
49 CFR 24.10249 CFR, Appendix A, 24.102
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Basic Acquisition Policies(con.)
Basic negotiation procedures
No coercive action
90-Day Notice
Payment before possession
Conflict of interest
Documentation ofnegotiations
49 CFR 24.10249 CFR, Appendix A, 24.102
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Administrative Settlement
Purchase price for property exceeds amountoffered as just compensation
Agency official approves settlement as
reasonable, prudent and in the public interest
State DOT approval may be required
Federal-aid participation requires writtenjustification supporting the settlement
49 CFR 24.102(i) 29
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Eminent Domain Condemnation
Lega l p rocess to invokeeminent domain
Conducted in a judicialvenue
Eminent Domain and theCondemnation Process
The l ega l doc t r ine thatgovernment has the
power to acquire privateproperty for publicpurposes
Governments invokeeminent domainproceedings as a lastresort
S ta t e law s va r y r ega rd ing t he au tho r i tyand im p lem en t at ion o f em inen t dom a in
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Alternative Means to AcquireProperty
Donation
Donation in exchange for construction
features
Dedication
Incorporation of LPA-owned land in theproject
49 CFR 24.10823 CFR 710.505 and 507
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Cost SharingFederally-Funded Projects
Project cost sharing ratio is dependent onFederal program requirements
LPA may use Federal assistance for allproject phases or for a specific phase
LPA may reduce cost of matching share byaccepting private donations, using LPAowned land for the project or usingdedications
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Reimbursement of Expenditures
Federal reimbursement of LPA projectexpenditures is contingent on LPAs
compliance with the Uniform Act and
other governing Federal and Staterequirements.
23 CFR 710 33
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Relocation Planning
Begins early in the development of aproject - often part of NEPA process
Recognizes problems associated withdisplacement
Develops solutions to minimize the
adverse impacts of displacement
49 CFR 24.205(a)
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Advisory Services
Explanation of relocation services and payments
Explanation of relocation eligibility requirements
Determination of needs and preferences of
persons to be displaced through pe r sona lin te rv iew Effort to meet identified needs of displaced
persons
Provision of appropriate services
49 CFR 24.205(c)35
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Relocation Payments and Services
Residential: Nonresidential:
Note: Persons not lawfully present in the US are not eligiblefor relocation payments or advisory services. 49 CFR 24.208
Fixed or ActualMoving Costs
Replacement HousingPayments
RelatedNonresidential
Expenses
BusinessReestablishment
Expenses
Fixed or ActualMoving Costs
Advisory ServicesAdvisory Services
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Property Management ActivitiesFlowchart
Acquire PropertyConstruct
Facility
Sell excess/surplus
property
Manage PropertyLong-Term
(Post-Construction)
IdentifyShort-term Uses
Rent/Lease Sell Improvements
ManageProperty
(Acquisition)
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Real Estate Acquisition Guide forLocal Public Agencies
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http://www.fhwa.dot.gov/realestate/lpaguide/index.htm
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Other NHI Real Estate Courses (ILT)
NHI 141029 Basic Relocation under the Uniform
Act
NHI 141030Advanced Relocation under theUniform Act
NHI 141031 Business Relocation under theUniform Act
NHI 141043Appraisal for Federal-Aid HighwayPrograms
NHI 141044Appraisal Review for Federal-AidHighway Programs
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Other NHI Real Estate Courses (WBT)
NHI 141045 Real Estate Acquisition under theUniform Act an Overview
NHI 141047 Local Public Agency Real Estate
Acquisition
NHI 141048 Outdoor Advertising Control : BonusStates
NHI 141049 Outdoor Advertising Control: Non-Bonus States
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Questions Please?
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