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Right of Way Manual

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Right of Way Manual RIGHT OF WAY MANUAL Prepared by NORTH DAKOTA DEPARTMENT OF TRANSPORTATION BISMARCK, NORTH DAKOTA www.dot.nd.gov DIRECTOR Thomas K. Sorel ENVIRONMENTAL AND TRANSPORTATIONS SERVICES DIVISION Mark S. Gaydos, P.E. March, 2019 Note: This manual provides a written account of how certain activities are performed and is designed to guide and assist staff in performing their functions. When appropriate, there may be deviations from these written procedures due to changes in personnel, policies, interpretation, law, experimentation with different systems, or simply evolution of the process itself. This manual may be changed at any time. Staff members are encouraged to review this manual periodically and suggest changes in the manual to keep the manual current and to minimize differences between the manual and actual practices. Changes to this manual shall be submitted for NDDOT and FHWA approval. North Dakota Division 4503 Coleman Street, Suite 205 Bismarck, North Dakota 58503 March 15, 2019 Phone 701-250-4204 Fax 701-250-4395 Mr. Ronald J. Henke North Dakota Department of Transportation 608 East Boulevard Bismarck, North Dakota 58505-0700 Attention: Mr. Mark Gaydos Dear Mr. Henke: Subject: North Dakota Department of Transportation (NDDOT) 2019 Right-of-Way Manual We have reviewed the subject revisions to NDDOT’s Right-of-Way Manual and find that the changes adequately address the requirements of 23 CFR 710 and 49 CFR 24. The revisions to the Right-of-Way Manual are hereby approved. If you have any questions regarding this issue, please contact Pam Todd at 701-221-9477. Sincerely yours, Wendall L. Meyer Division Administrator ecc: Chad Orn, NDDOT Michael Knox, NDDOT Table of Contents SECTION 1 – RIGHT OF WAY FUNCTION AND ORGANIZATION 1.1 Responsibility ................................................................................................................... 1 1.2 Supervision ....................................................................................................................... 1 1.3 Headquarters ................................................................................................................... 1 1.4 Functional Organization ................................................................................................... 1 1.5 Function ........................................................................................................................... 2 1.6 Legal Counsel.................................................................................................................... 2 1.7 Titles, Acquisition, Project Payment Section .................................................................... 3 1.8 Appraisal and Review Section .......................................................................................... 3 1.9 Relocation Assistance and Outdoor Advertising Control ................................................. 4 1.10 Civil Rights ........................................................................................................................ 4 1.11 Right of Way Manual ........................................................................................................ 4 1.12 Stewardship and Oversight Agreement ........................................................................... 5 Exhibit I-1 - NDDOT Organizational Chart Exhibit I-2 - Title VI Exhibit I-3 - Title VII Exhibit I-4 - Right of Way Local Public Agency Manual (LPA Manual) Exhibit I-5 - Stewardship & Oversight Agreement (SOA) SECTION II – APPRAISING 2.1 Uniform Act and NDDOT Right of Way Acquisition Program ............................................1 2.2 Appraisal and Review Section Responsibilities .................................................................1 2.3 Appraiser Qualifications and Professional Due Diligence..................................................2 2.4 Review Appraiser Qualifications and Duties .....................................................................2 2.5 Conflict of Interest .............................................................................................................3 2.6 Location Studies and Programming ..................................................................................4 2.7 Public Hearings ..................................................................................................................5 2.8 Overview of Typical Acquisition Process ...........................................................................5 2.9 Donation ............................................................................................................................9 2.10 Minimum Payment and Fencing Policies ....................................................................... 11 2.11 Basic Data Books ............................................................................................................ 12 2.12 Waiver Valuations .......................................................................................................... 13 2.13 Appraisal Policy .............................................................................................................. 16 2.14 Appraisal Scope of Work ................................................................................................ 19 2.15 General Procedure ......................................................................................................... 22 2.16 Appraisal Development .................................................................................................. 24 2.17 Appraisal Reports: Formats, Number, and Type ............................................................ 30 2.18 Non-Compensable Damages .......................................................................................... 34 2.19 Special Benefits .............................................................................................................. 35 2.20 Uneconomic Remnants and Alternate Appraisals……… ................................................. 35 2.21 Acquisition of Buildings………………….. ............................................................................. 35 2.22 Salvage Value ................................................................................................................. 35 2.23 Wells and Springs ........................................................................................................... 36 2.24 Cattle Passes: Sequence and Justification ...................................................................... 36 2.25 Appraising Access Rights ................................................................................................ 39 2.26 Realty and Personality Determination ........................................................................... 39 2.27 Functional Replacement................................................................................................. 40 2.28 Valuation of Excess Right of Way Parcels ....................................................................... 41 2.29 Appraisal Review ............................................................................................................ 42 2.30 Revision of Appraisals .................................................................................................... 45 2.31 Specialty Appraisals ........................................................................................................ 46 2.32 Qualifications for Engineering, Equipment, or Specialty Personnel ............................... 46 2.33 Contractor and Engineer Estimates ................................................................................ 46 2.34 Contract Appraisers ........................................................................................................ 48 Exhibit II-1 - Short Form Appraisal Report Exhibit II-2 - Certificate of Appraiser Exhibit II-3 - SFN10155 - Cattle Pass Consideration Exhibit II-4 - SFN60794 - Notification & Waiver Exhibit II-5 - Typical Acquisition Process Exhibit II-6 - Guide to Determining Type of Valuation Exhibit II-7 - FHWA Certification Exhibit II-8 - SFN61346 - Preliminary Valuation Review Exhibit II-9 - Basic Data Book Ownership List Exhibit II-10 - SFN60955 - Fencing Calculation Addendum SECTION III – ACQUISITION 3.1 Right of Way Agent ........................................................................................................... 1 3.2 Steps in Acquisition .......................................................................................................... 1 3.3 Duties and Responsibilities ................................................................................................... 2 3.4 Condemnation .................................................................................................................. 3 3.5 Title Check ........................................................................................................................ 3 3.6 Conflict of Interest ................................................................................................................. 3 3.7 Acquisition Policy ............................................................................................................. 4 3.8 Acquisition of Water Wells and Springs ........................................................................... 6 3.9 Acquisition of Environmental Mitigation ......................................................................... 6 3.10 Acquisition Payment Obligation ......................................................................................
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