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Construction

The Top Five Misperceptions About Use of Electronic Logging Devices For Businesses

This post is co-written by Bryan Huntington and Justin Gillette. Transporting supplies and equipment is an essential part of the construction industry. Electronic logging devices (ELDs) have made it possible for a business to monitor nearly all aspects of a truck’s daily activities. These technological guardians monitor a truck’s speed, location, sudden braking and even the sharpness of turns for review. For businesses using commercial trucks, having access to an ELD’s record is not just prudent, it is mandatory. Having a clear understanding of what an ELD does can save your construction site time and money in the future. Businesses required to use ELDs or those thinking of voluntarily using ELDs have two broad choices in systems. To meet the minimum requirements of the FMCSR, “location data must be recorded by an ELD at 60-minute intervals when the vehicle is in motion, and when the driver powers up and shuts down the engine, changes duty status, and indicates personal use or yard moves.”[i] A number of ELD manufacturers sell systems that track and record only the minimum data required. Conversely, many manufacturers sell systems that track and record a much wider array of location, engine and driver behavior data at intervals of seconds. This data can be used to provide feedback to drivers and improve driver behavior. The potential to improve driver behavior and reduce what, in many cases, is the largest safety-related risk is incredibly attractive to many businesses. However, some businesses are hesitant to adopt these systems because of the perceived legal risk. In litigation involving a commercial truck, a shrewd personal injury lawyer will cite an employer’s failure to maintain ELD data and/or failure to take prompt action against hazardous drivers as evidence of negligence. Confusion exists regarding when ELD devices must be implemented, how the electronic data must be retained, and the liability exposure that possession of ELD data creates for the business. This article addresses the five most common points of confusion. Common Misunderstanding No. 1: ELD is Permissive, Not Mandatory. Commercial drivers have long been required to keep and retain handwritten logs regarding their daily driving activities. Some businesses that transport goods have failed to implement ELDs, believing that the logs are sufficient to comply with federal requirements. The truth, however, is that federal law generally requires “motor carrier[s] operating commercial motor vehicles . . . [to] install and require each of its drivers to use an ELD to record the driver’s duty status[.]”[ii]  “Motor carrier” is defined to include both “for-hire motor carrier[s]” and “private motor carriers [.]”[iii] A “for-hire motor carrier” is a “person engaged in the transportation of goods or passengers for compensation.”[iv] A “private motor carrier” is “a person who provides transportation of property or passengers, by commercial motor vehicle, and is not a for-hire motor carrier.”[v] A “Commercial motor vehicle” means either: “a gross combination weight rating or gross combination weight of . . . 26,001 pounds or more, whichever is greater, inclusive of a towed unit(s) with a gross vehicle weight rating or gross vehicle weight of more than . . . 10,000 pounds, whichever is greater; or “a gross vehicle weight rating or gross vehicle weight of . . . 26,001 pounds or more, whichever is greater.”[vi] A notable exception to the mandatory ELD requirement is if a driver is required to complete a “record of duty status [ROD] on not more than 8 days within any 30-day period.”[vii] A driver must generally complete a ROD for each 24-hour period.[viii] The purpose of this exception is to “provide relief for drivers who intermittently needed to use RODS, for example, drivers in short-haul operations who usually use time cards or occasional CMV drivers.”[ix] It is sufficient for these drivers to record their driving activities manually, rather than using ELD.[x] Common Misunderstanding No. 2:Federal Regulations do not apply if drivers never leave the state. It is a mistake to presume that, just because a particular driver travels exclusively in a single state, he or she is not subject to the FMCSR. On the contrary, if a driver is transporting a product or material that is itself in the “interstate commerce stream,” a court may conclude the FMCSR applies to that driver.[xi] The FMCSR broadly define interstate commerce to mean “trade, traffic, or transportation in the United States:” Between a place in a State and a place outside of such State (including a place outside of the United States); Between two places in a State through another State or a place outside of the United States; or Between two places in a State as part of trade, traffic, or transportation originating or terminating outside the State or the United States.[xii] Thus, the FMCSR may apply—and installation and use of ELD may be obligatory—regardless of whether a given truck or driver crosses state lines. If the cargo or property being transported has or will cross state lines, that is likely sufficient to require the use of ELD. Common Misunderstanding No. 3:There is no duty to preserve ELD data. If the above prerequisites are satisfied and no other exception applies, businesses have a duty to preserve ELD data. At a minimum, the FMCSR requires that ELD data must be preserved and stored for six months.[xiii] The Federal Motor Carrier Safety Administration rejected the assertion that a six-month retention obligation was overly burdensome based upon evidence that six months of data from a single device totaled only 10MB of data.[xiv] If the business has reason to know litigation involving a truck with ELD is likely, failure to preserve the data beyond six months may lead to judicial sanctions for the spoliation of evidence. Courts will look at the specific facts of the accident to analyze whether the carrier had reason to believe litigation was likely.[xv] Relevant facts include whether a traffic citation was issued, whether any person involved had physical injuries, the extent of property damage and who the carrier believed was responsible for the accident.[xvi] Common Misunderstanding No. 4:ELD data cannot be discovered or used in civil litigation. The FMCSR is silent about the use of ELD data in civil litigation. No statute or rule specifically discusses the subject. One erroneous inference from this omission is that ELD data has no place in private litigation. Courts that have considered use of ELD data in civil litigation have uniformly rejected that idea. Courts have permitted discovery into ELD data.[xvii] Installation of ELD on a truck, though required by federal law, may be cited by a judge as evidence of a carrier’s control over a driver supporting the carrier’s vicarious liability or negligent supervision.[xviii] Experts have been allowed to offer testimony in court premised upon ELD data.[xix] Put simply, businesses should presume that ELD data may be discovered and used in court to the same extent as any other documents or record. Common Misunderstanding No. 5: There is no duty to audit ELD data. Although the FMCSR does not impose auditing requirements for ELD data, it is a significant mistake to conclude that a business cannot be punished for failing to do so. Neglect of ELD data may be used as evidence of the carrier’s indifference supporting a claim for punitive damages. At a minimum, the absence of ELD audits may create an issue that must be resolved at trial—necessitating substantial time and expense and subjecting the carrier to the risk of a major damages award.[xx] ELD Implementation and Ongoing Management For businesses currently utilizing ELDs or that have an interest in implementing a system to take advantage of the safety and compliance-related benefits, there are steps businesses can take to mitigate the legal risk related to recording and preserving ELD data. As discussed in misconception number five above, choosing not to audit ELD data presents a legal risk to an organization. It is common for leadership at a business using ELDs to be apprehensive about adopting a system that tracks more than the most rudimentary data required to meet federal regulations. In the construction industry, it is common for the foreman of a construction crew to be the assigned driver for their crew. Leadership may worry that the ELD data might reveal that a foreman, who is a top performer, is an aggressive driver. There are a number of ways to deal with this and other similar issues that may arise from tracking detailed ELD data. Many companies navigating these issues are starting to rethink their internal policies to strike a balance between the safety-related benefits of these systems and the legal risk of tracking extensive information. In the construction company example above, many companies are starting to ask themselves, “If our foreman is an aggressive driver, why can’t another member of the crew be the driver?” If the employer typically has three to four people traveling in a truck every day, it might choose to assign the second most senior person on the crew to be the driver. A foreman is typically on the phone or needed to respond to emails and texts regularly, which can lead to distracted driving.  In this example, it is probably best to have someone other than the foreman do the driving. Conclusion With a better understanding of the requirements related to ELDs and associated legal risks, the options businesses have when selecting ELDs, and the potential ELDs have to improve driver behavior and significantly reduce the safety-related risk for commercial vehicle fleets, corporate leadership should take time to analyze their current ELD strategy. Reach out to your Hays representative or to the article authors with questions or to begin facilitating internal discussions about ELD. Most businesses can craft an ELD strategy that strikes a balance between gaining the safety-related benefits of ELDs while minimizing the legal risk they present. About the Authors Bryan Huntington is a member of the construction and surety team at Larkin Hoffman. Contact Bryan at bhuntington@larkinhoffman.com. Justin Gillette is the Hays Companies Vice President and Construction Practice Leader at the Minneapolis office. Contact Justin at jgillette@hayscompanies.com. [i]    https://www.fmcsa.dot.gov/hours-service/elds/eld-functions. [ii]   49 C.F.R. 395.8(a)(1)(i). [iii]  49 C.F.R. 390.5. [iv]  49 C.F.R. 390.5T. [v]   Id. [vi]  49 C.F.R. § 383.5. [vii] 49 C.F.R. 395.8(a)(1)(iii)(A)(1). [viii] 49 C.F.R. 395.8(a)(1). [ix]  Electronic Logging Devices and Hours of Service Supporting Documents, 80 FR 78292-01, 2015 WL 8773414, (Dec. 16, 2015) pg. 78308. [x]   49 C.F.R. 395.8(a)(1)(iii)(A)(1). [xi]  Thoms v. ABF Freight System, Inc., 31 F.Supp.2d 1119, 1125 (E.D. Wis. 1998) (examining whether the transportation of property is “part of the interstate commerce stream.”) (citation omitted); Baez v. Wells Fargo Armored Service Corp., 938 F.2d 180, 182 (11th Cir. 1991) (concluding that armed security guards transporting financial instruments were engaged in interstate commerce, despite the fact the drivers never crossed state lines). [xii]  49 C.F.R. § 390.5. [xiii]  49 C.F.R. § 395.22(i) (“A motor carrier must retain for 6 months a back-up copy of the ELD records on a device separate from that on which the original data are stored.”). [xiv]  Electronic Logging Devices and Hours of Service Supporting Documents, 80 FR 78292-01, 2015 WL 8773414, (Dec. 16, 2015) pg. 78328. [xv]  Lee v. Horton, No. 2:17-cv-2766, 2018 WL 4600303, at **2-3(W.D. Tenn. September 25, 2018). [xvi]  Id. [xvii] Cabarris v. Knight Transportation, Inc., No. 17-CV-6259, 2018 WL 5650012, at *1 (W.D.N.Y. Oct. 31, 2018) (permitting discovery of ELD data). [xviii] See generally Soto v. Shealey, 331 F.Supp.3d 879 (D. Minn. 2018). [xix]  See Ferguson v. Nat’l Freight, Inc., No. 7:14-CV-00702, 2016 WL 1192702, at *4 (W.D. Va. Mar. 22, 2016) (”[T]he court has no difficulty finding that EDR data allows an expert to opine as to a vehicle’s speed at any given point in time.”). [xx]  See Pracht v. Saga Freight Logistics, LLC, No. 3:13-CV-529-RJC-DCK, 2015 WL 5918037, at *7 (W.D.N.C. Oct. 9, 2015).

Eminent Domain

How Will COVID-19 Affect Real Estate Values?

Those of us in the real estate practice—and particularly in areas concerning real estate valuation such as eminent domain and property tax appeals—are obviously quite concerned about the impact of the COVID-19 pandemic on our clients’ property values as we all proceed through these very uncertain times. I think about two upcoming quick-take hearings that I have for clients in late March and early April. The quick take hearing is the critical time during an eminent domain proceeding when the court grants the government title to and possession of the real property needed for whatever public project necessitated the taking. The date of this transfer of title and possession—the so-called “take date”—is the date on which the property will be valued for purposes of determining the damages that the property owner is owed as “just compensation” for the taking. Will the unfortunate timing of my clients’ quick take dates in the midst of this pandemic affect their ability to recover just compensation? It’s anybody’s guess at this point. Josh Folland and his group of appraisers at Valbridge Property Advisors have interviewed Twin Cities real estate professionals to try to assess the potential impacts of the pandemic at this early stage. I’m pleased to pass on Valbridge’s newsletter and report for your information. If you have thoughts (or experiences) of your own, we’d love to hear from you. Stay safe and stay well. Valbridge notes that market sentiment is likely to change as the impacts of the virus become more clear. They will continue to survey the market and will publish updates to this report.

Eminent Domain

Relocation Reimbursement: Actual Moving Expense or Business Re-establishment?

Property owners forced to move their business locations through condemnation for the Metropolitan Council’s Southwest Light Rail Transit project are generally entitled to compensation on two fronts—first, they are entitled to just compensation for the taking of their real property; second, they are entitled to relocation benefits for the costs and expenses of moving their business operations to new business premises. Navigating the weird amalgam of federal statutes, federal regulations and state statutes governing “relocation reimbursement” can be confusing and frustrating for these business owners. Consider a business client of ours requiring both warehouse and office space that relocates after condemnation to a building once occupied by a manufacturing business. The city insists that the new and different use required by the business—warehousing as opposed to manufacturing—requires installation of a new water line to accommodate sprinkler system modifications for the former manufacturing space that will now become warehouse space.  The cost?  $90,000. Can the business owner receive relocation reimbursement from Metropolitan Council for this necessary modification to carry on the business in the new location? It may depend on whether that cost is considered an “actual moving expense” or a “business reestablishment expense.”  Why does it make a difference?  Because the law caps “business reestablishment expenses” at $50,000—not a difficult lift to reach for an established, successful small business possessing a large inventory that is forced to relocate.  But there is no monetary limit on “actual moving expenses,” other than that the expense must be “reasonable.” In the example of the sprinkler modifications, the regulations are less than clear. On the one hand, the relocation regulations state that, “modifications necessary to adapt utilities at the replacement site, to the personal property …” can be reimbursable as an actual reasonable moving and related expense.  Application of this rule would exclude the water utility expense from the $50,000 cap.  On the other hand, the relocation regulations also state that, “[r]epairs or improvements to the replacement real property as required by Federal, State, or local law, code or ordinance …” may qualify as a reestablishment expense.  Application of this rule would subject the expense to Minnesota’s $50,000 cap on reestablishment expenses.  The Metropolitan Council rejected the business owner’s $90,000 expense for reimbursement, concluding that it was a reestablishment expense subject to the $50,000 cap, which the owner had already exhausted through reimbursement of other expenses. Where does that leave the business owner? The allowable recourse to the Metropolitan Council’s final determination is appeal to an Administrative Law Judge.  The process ultimately could wind up in the Minnesota Court of Appeals if the administrative hearing process leads to an unsatisfactory outcome.

Local Government

Minneapolis Bans Drive-Throughs; Will It Do Any Good?

In August 2019, the Minneapolis City Council adopted an ordinance banning new drive-through windows in the city. With the adoption of the new Minneapolis 2040 Comprehensive Plan, beginning in January of 2020, all gas stations will soon be prohibited, as well. These policy changes are part of the City’s aggressive goal of reducing greenhouse gas emissions by 80 percent by 2050. While these goals are laudable, the impact of these policies is likely to be nominal at best, and will almost certainly have unintended impacts. In other places, drive-through bans are usually adopted with the goal of curbing obesity. In Minneapolis, however, which consistently ranks as one of the healthiest cities in the nation, cutting emissions is the goal. While the few studies available have shown that drive-through bans have little or no impact on health outcomes, there is little or no evidence that such a ban will have an impact on greenhouse gasses. While it seems logical that a ban may reduce some emissions, the act is more likely to be a symbolic act signaling the city’s aggressive stance on climate change. Minnesota law protects land uses that are subjected to new zoning regulations. An existing drive-through use that is lawfully established will become “grandfathered” or legally nonconforming when the ban goes into effect. Therefore, as long as a nonconforming drive-through remains in continuous operation, the law will protect that use in perpetuity. While a nonconforming drive-through cannot be expanded, it can be repaired, replaced, maintained, and improved, including through reuse by a new operator. While the city ordinance alludes to “being consistent” with the goal of reducing emissions, that assumes that drivers will use drive-throughs less, which seems like wishful thinking. The policies will eliminate new drive-throughs, but the existing uses in operation are likely to continue to operate in perpetuity or at least until redevelopment of the property. From an economic perspective, banning drive-throughs actually fixes the supply. If demand increases for convenience uses, such as drive-through coffee shops, the existing uses will have a higher property value and thus, no incentive to redevelop into newer concepts that may otherwise serve their customers and align with City land use goals. Practically speaking, even if one operator goes out of business, the use may continue as long as a new operator is established within a year. It’s clear this policy will yield little real gains in terms of reducing emissions and, at the same time, create challenges for individuals with disabilities. More than half of the dozen or so drive-throughs approved in the city from 2013-2018 were for pharmacies and banks. Unlike fast food drive-throughs, banks and pharmacies are low volume but critically necessary for individuals with disabilities. The drive-through ban does not apply to parking spaces designated for curbside pickup; however, as a practical matter, requiring store staff to walk from the store to customers is likely to increase idling time. Moreover, in sub-zero temperatures, if the city decides to enforce its ban on cars idling for over three minutes, the policy will be to force individuals with disabilities to either break the idling ordinance or sit in freezing temperatures. Accordingly, the city is asking those who rely on drive-throughs to bear the burden of the city’s new policy. Minneapolis’s ban on drive-throughs is a symbolic act that is likely to have limited impact on greenhouse emissions. While the goal is worthwhile, this policy will ensure that existing drive-throughs will retain their value as demand increases and the supply remains consistent or decreases.  And as the median age of Minnesotans continues to rise, the impacts of the city’s policies will fall disproportionately on those with disabilities and limited mobility.

Transit and Transportation

Finding the Future: What’s Waymo?

If you haven’t heard of Waymo, you’re probably not alone. I didn’t know of the work of Waymo until I started reading up on the phenomenon that is known as “self-driving” cars. Waymo is the Google self-driving project that became a standalone subsidiary in December 2016. Last year, Waymo launched a self-driving taxi service in Phoenix, Arizona, as a limited trial of this technology using real people.  Today, over 400 riders have signed up to use the new car service. How does it work? Waymo engineers use sensors, software and cameras to operate driverless cars. After test driving and simulating driverless trips for over 10 million miles, Waymo engineers believe that they can ensure safe driving conditions under different weather conditions, including snow and rain. In Arizona, riders young and old have signed up for the trial program. Fleet dispatchers arrange rides to the gym, shopping, work and entertainment over an app, much like ride sharing services today. In addition, Waymo has partnered with public transportation providers in Phoenix to connect users of transit with a ride for the “last mile” of their trip, getting people to final destinations in areas unserved by transit or public transportation. What this means is transit riders can get off buses and light rail and connect to Waymo for a ride to their final stop, whether it is work, home or a doctor’s appointment. While the pilot appears mostly successful, it’s not without some controversy according to reports published recently in the Arizona Republic.  Chandler police have documented 21 incidents in which people have harassed or threatened driverless vehicles used in the trial. Since self-driving cars use radar, lidar, and cameras to navigate, they are able to capture these events in enough detail to identify those involved. Still, it must be a little intimidating to riders when opponents of this technology actually assault vehicles. Next up is a road test of self-driving for trucks. Earlier this year Waymo launched a pilot in Atlanta where self-driving trucks carry freight bound for Google’s data centers located there. The launch in Georgia comes after a year of road tests with trucks in California and Arizona.  While the technology is similar to cars, it takes a bit more technology to maneuver a fully loaded truck and trailer. In my home state of Minnesota, outgoing Governor Mark Dayton just announced recommendations for connected and automated vehicles.  Transportation Commissioner Charlie Zelle chaired an advisory council that recommended legislation to authorize a pilot program for safe testing of self-driving vehicles and platooning of trucks. I can’t think of a better place to test whether self-driving cars and trucks really can operate under all weather conditions.

Legislative and Judicial Updates

Minnesota Supreme Court Invalidates Transportation Fee

Recently the Minnesota Supreme Court invalidated a municipality’s use of an unauthorized transportation fee to fund projects that are not directly tied to a specific project. It also invalidated a city’s use of a development contract to “negotiate” such an illegal fee into the contract. Minnesota cities have long contended that development contracts are bona fide arms-length agreements which reflect true give-and-take between the parties. The Supreme Court rejected this argument on the basis that a city’s police power authority created an overarching pressure on a developer to concede the transportation fee or risk project denial. You would think this settles, finally, once and for all, this vexing issue. You would be wrong. Work-arounds The association for Minnesota cities has communicated to its members that there are still several work-arounds available to cities that are determined to collect these fees. For example, a city could deny projects that are deemed premature owing to a lack of necessary infrastructure. The irony is that the court decision involved a developer who already had committed to pay for the necessary transportation improvements, inside and outside his development; this in fact is quite routine. What cities are objecting to now is their inability to collect such fees and save them for future roadway projects some other place at some other time, rather than relying on taxpayers to fund such improvements (assuming another developer doesn’t agree to construct them). One city, and there may be more, has tentatively decided to impose a city-wide development moratorium so it can evaluate how to continue collecting the fees. This will adversely affect multiple development projects that are queued up for approval, putting their long-term viability at risk depending on the duration both of the moratorium and the current real estate cycle. The battle between developers and cities seems never-ending as cities continue to perceive developers as ripe for fee extraction. And, frankly, too many developers have accommodated cities in their thinking. It might be time for the development community and city representatives to sit down and negotiate a truce.

Transit and Transportation

Finding the Future: Development Plans for Driverless Cars Already Taking Shape

Imagine a world without gas stations, parking ramps or parking meters. It may sound crazy, but many people in real estate development and design are doing just that. In my last post, I introduced the discussion taking place around autonomous vehicles, or “AV” for short. Momentum for AV is building as car companies and technology companies join forces to advance legislation and design for a world where vehicles driven by people are no longer the norm. In this post, I take a look at local efforts to prepare for this future. Bloomington is a good example of a traditional suburb with some forward looking development districts. Neighborhoods like South Loop and Penn American are designed for a shift to a more sustainable future where people again live and work in close proximity, walk to dinner or shopping and travel by transit or ride share. Bloomington Central Station is located in the city’s South Loop, a district served by light rail and anchored by the Health Partners campus. In recent years, the urban redevelopment project has added condos, apartments, hotels, restaurants and structured parking all wrapped around a central park. Urban design elements include easy pedestrian access to amenities, public parking and public art. Convertible Design Funding provided by the Bloomington Port Authority has leveraged the value of this key location near Mall of America and the Minneapolis-St. Paul International Airport. According to Port Authority Administrator, Schane Rudlang, the next phase of the project will include parking that is designed from the start to convert to residential units if parking ratios drop significantly as a result of ride sharing and AV. “If the public is putting money into parking, looking at the opportunity to convert parking in the future is the responsible thing to do,” according to Rudlang. Parking levels are flat, not ramped, and the upper levels of parking are designed to be removed to make way for construction of housing units. “Convertible designs don’t have to cost more to build, but they do take some planning ahead of time,” said Rudlang. Mall of America, the largest retail and entertainment complex in the country, is still growing and designs for expansion of the mall will look closely at conversion of parking and other uses. “When you design a project to attract visitors for the next 50 or 100 years, you have to spend some time anticipating the future,” said Kurt Hagen, Senior Vice President of Development for Triple Five Worldwide. Future Focus Whether it’s parking, rides, attractions, or dining, owners and developers are now considering how they convert space and uses when the next big thing comes along, like virtual reality. For instance, Mall of America has far more dining and entertainment options than when it first opened in 1992. Its transit station is expanding and electrical vehicle stations provide charging for Teslas that can be rented onsite by the hour or the day. Many still scoff at the idea that the majority of us will ride in shared or driverless cars, but consider construction of the interstate freeway system. When it was unveiled in the 1950s, most families had one car and still took trains to visit family out of town. Today, we can’t imagine a world without the convenience of the interstate and our single-occupancy, gas-powered vehicles. The future is right around the corner and some predict that more of us will be riding in AV than traditional driver-driven vehicles by 2030.

Transit and Transportation

Hitting the Open Road with Driverless Cars

With the advent of driverless cars, young people are already lamenting the loss of freedom to hit the open road. Seemingly every major car company and every major technology company is racing to be on top of this promising new technology, referred to by many as “AV” or autonomous vehicles. What does AV mean for real estate? According to experts at the Urban Land Institute, planners are designing new parking garages with flat plates for easy conversion to other uses like offices, retail, hospitality and community gathering spaces. Streets and sidewalks will make way for cafes and other active uses as the need to park cars on the street is significantly reduced. According to a report by Fortune in 2016, the average car in the U.S. is parked 95 percent of the time. This simple fact means AV will bring much greater efficiency to transportation, with most cars working on the roadways all day long rather than sitting idle in the garage. With new technologies, such as radar, lasers and cameras, driverless cars will drive closer, stop quicker and avoid crashes more often than vehicles operated by drivers. Even crashes and accidents that involve driverless cars today are largely based on human error; someone walking in front of driverless vehicle; or a driver-operated car striking the driverless vehicle. Recently, Andy Cohen, co-chair of Gensler, told a Minneapolis audience of NAIOP members that 2020 will be the peak sales year for cars in the U.S., followed by a steady decline due to driverless cars. Uber and Lyft are making it cheaper to rideshare than own a car in many major U.S. cities. Insurance companies are surely taking note of the rapid roll-out of AV technology given predictions that a good portion of the $200 billion auto insurance industry will go away. More than 90 percent of accidents are caused by human error according to the National Motor Vehicle Crash Causation Survey. Roads and highways will be safer, eliminating nearly two million crash related injuries. Still, predictions of the societal impact of AV are not all positive. Today, almost six million workers drive buses, trucks, and taxis. If driverless vehicles advance as quickly as some predict, these dislocated workers will need retraining and new jobs in other industries. All of this change will not happen without new and modified regulations. State legislatures across the country are considering changes to help U.S. companies compete in a global race for dominance that may make the moon shots of the 1960s look like a high school foot race. Last year, the House of Representatives passed the Self Drive Act with bipartisan support. The bill lays out a framework for AV regulation on the federal level. While the history of driverless cars dates back to the 1920s when futurists demonstrated the first radio controlled cars on the streets of New York and Milwaukee, the real potential of this burgeoning technology now rides on advancements in mapping, radar, and smart phones. Given consumer demand to order everything from pizzas to mortgage loans on their phones, it’s not hard to imagine a world where we call for a ride and then check the stock market and sports scores as we tool along in the comfort of a driverless car. Goodbye little GTO! Print:

Transit and Transportation

Met Council Opens Bids for the Southwest Light Rail Project

After almost a year delay, the Metropolitan Council today opened bids for the Southwest Light Rail Transit (SWLRT) project that appear to save $100-$200 million compared to bids rejected a year ago as “nonresponsive.” The price tag for the 14.5-mile line linking downtown Minneapolis with Eden Prairie is $1.9 billion, which includes planning, design, environmental review and right-of-way acquisition. As the lead agency on the project, the council decided to re-issue its invitation to bid on the project after rejecting the first round of bids last September. Consideration of the bids potentially puts the state’s largest public works project back on track. The two bids opened today were: Lunda/C.S. McCrossan – $799,514,338.22 Ames Kraemer – $812,125,583 Next Steps While there is an “apparent low bidder,” members of the council’s staff will now review the bids to make sure they include all construction activities, requirements for things such as workers’ compensation and unemployment insurance, performance bonds, and state and federal legal requirements, including Disadvantaged Business Enterprise goals (16 percent is the goal for the civil construction contract). Next, the council will seek consent of its funding partners, including Hennepin County and the Federal Transit Administration (FTA). Recent Project Milestones In making today’s announcement, the Metropolitan Council identified significant progress on the project in recent months: In February the council and FTA published the Supplemental Environmental Assessment. The council will vote on that document in May. The council has acquired nearly half of the property needed for the project, with relocation of displaced businesses underway or complete. Construction workers have been hired and construction support contracts are in place. Congress enacted its largest single-year appropriation ever this year for transit way projects like SWLRT in its Federal Transit Capital Investment Grant (CIG) Program. If all goes according to plan, rail service will begin on the new line in 2023. SWLRT will serve as an extension of the Metro Green Line that now connects downtown St. Paul with the University of Minnesota and downtown Minneapolis. The extension will add St. Louis Park, Hopkins, Minnetonka and Eden Prairie to the line with 15 new stations. Source: Metropolitan Council

Planning and Development

The Promise and the Pain of Transit Oriented Development

It may not occur to you, when you walk from the bus stop to your office, that you are taking part in a form of “multimodal” transportation. Again, if you get off the train in Minneapolis and pick up a Nice Ride (bicycle) for a tour of Nicollet Island with visiting friends, you are taking part in multimodal transportation. Almost every trip we take requires multiple forms of transportation; car, transit, carpooling, biking and walking. Leveraging multimodal transportation in the development arena was the focus of one of two panels sponsored recently by Larkin Hoffman and the Minneapolis/St. PaulBusiness Journal. Panelists included Lucy Galbraith, transit oriented development director at Metro Transit, Mark Fabel, executive vice president at McGough Construction, and Jaci Bell, director of development for Kraus-Anderson Realty. Until the 1980s, most developers viewed transit as the way people got to work in the central cities. Planners and designers changed all that by creating incentives to partner on transit oriented development (TOD), locating transit stops in or around private offices, shopping centers and multifamily sites. Green space, parks, bike sharing and other public amenities were added to many TOD projects more recently. TOD has created some of the most vibrant urban environments here in the Twin Cities and around the country. Take a look at Bloomington Central Station (BCS), a 45-acre campus developed around a transit station and public park. Planned by McGough, the project combines the headquarters for Health Partners, with condos, apartments, a new Hyatt hotel and structured parking facilities. BCS is just two station stops from Mall of America, a pioneer in transit-oriented development, which was constructed more than 25 years ago with a transit station built into its east parking deck. More than 10 years ago the last station for the blue line added light rail transit (LRT) to Mall of America and what is now the busiest transit station in the state. Panelists also pointed to more than $2 billion of commercial development along the green line which runs in the center of University Avenue between downtown Minneapolis and downtown St. Paul. Adult bookstores and movie houses have been pushed out by successful ethnic restaurants and groceries, student housing, senior housing and new employers, all connected by LRT. Galbraith noted that 40 percent of employees don’t drive to work, so good transit and multimodal facilities are essential to attracting employees from an increasingly tight labor pool. Sometimes employee incentives take the form of free- or reduced-price transit passes. Other employers offer bike racks, showers or preferred parking for carpools. Today’s smart phone apps, like ZAP, even create opportunities for friendly competition among coworkers who uses transit or bike to work. The entire environment for TOD has improved dramatically in 30 years. For a complete review of the TOD panel, follow this link to the Q&A published by the Business Journal.

Transit and Transportation

Transit Station Deals – What Private Parties Need to Know

So, the government knocks on your door and says, “We’d like to locate a transit station on your property.” Access to transit and workers who use transit is usually a boon to an employer or commercial property owner, if you can navigate the potential pitfalls and risks associated with transit leases, easements, funding, management, operations and security. What You Need to Know Transit stations and park-and-ride facilities are usually built for the long term. Once you grant rights in your property and service begins, it is often difficult to reverse course or modify the location and scope of transit operations. Public funding typically follows the decision to construct transit facilities on private property, but beware of hidden costs and other hidden impacts to your property. For instance, would a transit station displace parking and render the site in noncompliance with local parking requirements? Or will local authorities provide a credit against parking counts based upon the proximity to transit? What happens if “park and riders” create queuing or access problems as a result of peak hour demand for access to transit? What if the transit operator doesn’t lease parking spaces from the owner? Will the property become a de facto park-and-ride location nonetheless? Who owns the improvements – the government or the private property owner? Usually the transit operator leases land or acquires an easement and owns any improvements constructed for transit service. Be clear in your agreements about who owns what because it is important when the time comes to remodel, relocate or remove transit facilities. What about exhaust emissions, particularly in enclosed or semi-enclosed structures? Make sure the transit operator is responsible for air quality. Depending on the size of the facility, who would secure the location? Transit authorities employ transit police. However, the level of service is often dependent upon the number of riders in a particular location. If your property is on the edge of town, it is unlikely to be secured by transit police. Would the private property owner have the opportunity to brand transit facilities or provide wayfinding? For instance, some agreements give private owners review and approval of the design and exterior treatment of transit facilities located on private property. What happens if the facility is damaged or abandoned and who is responsible for maintaining liability insurance? Private owners assume this is the obligation of the transit operator, but that is not always the case. Of course, any transit opportunity presents more routine legal issues that are negotiated as part of any long-term arrangement, but some of the considerations above will keep you on the right side of a good transit deal.

Eminent Domain

New Rights Available to Property Owners in Path of Transit Projects

Property owners in the path of light rail and bus rapid transit projects are now eligible to receive the full protection of the state’s eminent domain laws, thanks to legislation passed in 2017 by the State Legislature. Before passage of this legislation, the Metropolitan Council (Met Council) had been taking the position that it was a public service corporation. This status would have exempted the Met Council from extending to property owners certain compensation rights normally available under Minnesota law when private property is taken for public projects. Because of this new legislation, the following property owner rights are now available to those whose property is taken – in whole or in part – by the Met Council for a light rail or bus rapid transit project: • Attorney fees under Minn. Stat. § 117.031, which provides that the court may award attorney and expert fees if just compensation recovery is at least 20 percent, but not more than 40 percent greater than the Met Council’s last written offer. The statute further provides that the court must award such fees if the just compensation recovered is more than 40 percent greater than the last written offer. • The Met Council must provide property owners with a written offer, along with a copy of an appraisal. The council must also make a good faith attempt at negotiating with the property owners and reimburse them for appraisals up to $1,500 for single and two-family residences and $5,000 for other types of property. • Property owners must now be advised by the Met Council of certain rights in the petition filed with the district court to commence the condemnation proceedings. These rights include their right to challenge the public use, purpose or necessity of the project for which their property is being taken and their appeal rights from any adverse determination on such a challenge. • Business property owners are now eligible to seek compensation for “loss of going concern” under Minn. Stat. § 117.186, and to seek minimum compensation under Minn. Stat. § 117.187. Minimum compensation recognizes that when a business owner must relocate, the damages, at minimum, must be sufficient to allow the owner to purchase a comparable property in the community. • The Met Council cannot require a property owner to accept as part compensation a substitute or replacement property and cannot force the owner to accept the return of property that has been acquired. • Displaced business property owners are now also eligible for relocation assistance in the form of reestablishment expenses up to a maximum reimbursement of $50,000. All displaced property owners also now have the right to challenge their eligibility for relocation assistance and to challenge the amount of such assistance through a contested case proceeding before an administrative law judge. These are significant statutory rights that the legislature adopted to ensure that property owners displaced by a public project would have the opportunity to receive “just compensation” for the taking of their property, as the state and federal constitutions require. The 2017 legislation restores these rights to property owners who find themselves in the path of transit projects carried out by the Met Council.

Transit and Transportation

Who Benefits from Transit-Oriented Development?

Depending on your politics, you may regard transit investment and transit-oriented development (TOD) as “government boondoggle” or “essential building blocks” for livable communities. Setting aside politics for a moment, let’s look at what TOD is and what it can do for a developing community or region. At its core, TOD is urban development that harnesses public investment in transit infrastructure to leverage private development, usually with a mix of uses and amenities, within walking distance to bus stops or train stations. In most major urban areas, transit investment and TOD is commonplace and not the least bit controversial. Look what happens on the East Coast or in Chicago if commuter trains stop for weather, accidents or labor problems – people can’t get to work. Here in Minneapolis-St. Paul, or in places like Denver and Seattle, where a renewed focus on transit has led to new lines, light rail transit (LRT), bus rapid transit and commuter rail, the controversy rages. And it usually centers on how best to maximize use of limited transportation dollars. Still, even here TOD has proven its value. In Bloomington, Mall of America and Bloomington Central Station are two successful examples of TOD that were planned over years, built in phases and primed with transit investments, first in bus stations, and later in LRT stations, park and ride and related amenities. Each project has much higher transit ridership, lower parking costs, less congestion and programs that support employees who choose transit. In St. Paul and Minneapolis, the once dying commercial areas along University Avenue now thrive with more than $2 billion in investment in retail, restaurants, entertainment, housing and employment since construction started on the Green Line in 2013. Critics say the demand for development would have occurred without the Green Line; supporters claim University Avenue would be home to adult bookstores and empty storefronts without it. And soon, Major League Soccer will replace a once-polluted bus garage within walking distance of an LRT station. On a national scale, transit development and transit investment may go up or down, depending on who is in power in Washington. Still, the success of this model is proven and business leaders overwhelmingly favor transit investment for one simple reason: Millennials are attracted to urban work environments with transit options. With a growing labor shortage, our major employers compete for coveted workers to fill the jobs of the future. Without good transit, cultural amenities, affordable housing and livable communities, we will lose this contest for the best and brightest. I don’t know why funding for transit and transportation is controversial – it’s not an either/or proposition. We need both. Billions of dollars in reinvestment in roads and bridges has been deferred and bottled up in the process. More recently, politicians have campaigned on transit versus transportation. Meanwhile, drivers and commuters suffer in gridlock. It’s time to find a long-term solution for all modes of transportation if this metropolitan area is to remain competitive. Let’s face it, we can no longer rely on our great weather to attract people to our region.

Eminent Domain

Landowners in LRT Path Face Hard Choices

The Twin Cities of Minneapolis and St. Paul, and surrounding metro region, are experiencing a surge in large public transit projects, most notably the long-awaited Southwest Light Rail Line (SWLRT), which extends the existing Green Line from Minneapolis to the southwest suburbs, terminating in Eden Prairie, MN. In addition to light rail, several other fixed transit ways are being constructed or are in the planning stage. What does this mean for a property owner with land potentially in the path of any work required to construct a new transit corridor? Uncertainty, confusion, frustration, anger and anxiety are just a few of the emotions that landowners, including business owners, experience when they discover their property may be taken through a future condemnation action. The consequence could be to force a wholesale relocation of a business and its employees to an unknown new location, with all the risks associated with such a move. The public agencies do a reasonably good job of providing base-level information about a major public project, including broad estimates of timing, and SWLRT is no exception. However, when it comes to the specific project location, impact, land payments, relocation and especially timing, such agencies often themselves have no answers on which to base a plan. In the case of SWLRT, the involved public agencies and their hired contractors have been waiting literally years to throw the switch and get started on land acquisition and construction of the new approximately 15-mile corridor. The “promised” start date has been a moving target, frustrating the planning efforts of affected parties. This means landowners and business owners have been riding a roller coaster of emotions as they anticipate a firm start date. The practical consequence of this uncertainty is that an affected business owner might be forced to hedge a bet and speculate about a new location, sometimes even committing to buy land or another building for a future relocation if and when it occurs. This means they are forced to expend time and precious capital to research new location options, evaluate the value of their existing property and make concrete plans for the future. The alternative is not a good choice either: delaying a search process to secure a new business home could place an affected business at risk of losing its current home without having secured an acceptable replacement. For those with special site needs, such as extended parking or outside storage, the challenge to find a location is further frustrated by municipal zoning restrictions affecting such uses. The prudent step is to initiate the planning process presuming the outcome and secure as much lead time as possible before making a hard commitment to the new location. If you have a particular urgency to act, the Metropolitan Council has been cooperative in confirming eligibility for relocation assistance ahead of formal condemnation proceedings.