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<br />. The appraisal is submitted to a Review Appraiser for review and to make a recommendation to <br />MnDOT as to the purchase price. The Review Appraiser conducts and on-site visit and analyzes <br />comparable sales and other factors. A second appraisal has been recommended by the review <br />appraiser due to an appraised value appearing higher than what the market reflects. (Since the <br />first RALF acquisition in Ramsey, Mr. George Eckenroth has conducted the review of each <br />appraisal and made recommendations to MnDOT. This relationship was established at MnDOT's <br />request due to heavy workloads and to avoid long delays to the process. Mr. Eckenroth is a <br />former and retired MnDOT employee working as an independent consultant who works for a <br />number of firms in the Twin Cities in this capacity.) <br />. The appraisal and official recommendation made by the review appraiser are forwarded to <br />MnDOT for certification of the purchase price/value. It is at this time that a formal offer is made <br />and purchase agreement drafted. A formal offer cannot be made until MnDOT has certified the <br />value for the property. <br /> <br />Environmental Review <br />. In the past few years MnDOT has required a Phase 1 environmental review be conducted on all <br />properties being acquired. The Phase 1 is conducted by an experienced firm familiar with MPCA <br />and MnDOT requirements, and involves a cursory on-site review and data analysis of the <br />property, its uses and the existence of potential hazardous materials imposed on the area. <br />· Upon completion of the Phase 1 the document is sent to MnDOT for review and further <br />recommendation. MnDOT determines whether or not there is cause to conduct further review- <br />a Phase 2 assessment. <br />· If a Phase 2 is required, soil borings and a more detailed site evaluation is conducted. The Phase <br />2 is submitted to MnDOT and MPCA. MPCA determines whether or not the site is eligible for <br />voluntary programs designed to assist in any future site remediation, OJ if there is reason for <br />further concern. MPCA has 3D-days to review and respond at which point a closure letter is <br />typically provided, relinquishing the City of Ramsey as the new owner of any previous issues that <br />may require clean up. <br /> <br />Final Process <br />· The City of Ramsey and seller agree to a purchase price and sign the purchase agreement. <br />· The purchase agreement and loan agreement go before the City Council for final approval; upon <br />approval, the seller and City sign the purchase agreement. <br />· The City of Ramsey .submits the signed purchase agreement and associated documents to the <br />Met Council for final signatures, and the City and seller set a closing date. <br />· Met Council requires three weeks to sign documents and provide the City of Ramsey with a <br />check. <br /> <br />Other Factors <br />· Relocation becomes part of the acquisition process when a business or residence wishes to <br />reestablish in another location. In these instances, a relocation specialist is hired to ensure all <br />federal and state laws such as the Uniform Relocation Act are followed. Laws and relocation <br />reimbursement thresholds change annually and an expert in this field is essential to protect both <br />the City and property owner in adherence to rules and regulations. Because improvements along <br />TH 10 are not programmed as part of MnDOT's budget, a funding source is not available to pay <br />for relocation services in cases where a "business" is reestablished. In cases where a residence is <br />relocated it is considered a "hardship" acquisition (based on meeting specific criteria) and these <br /> <br />3 <br />