Environmental Impairment
Subsurface contamination
groundwater
shallow soil that residential users may contact for gardening, recreation use
deeper soil that utility or construction workers may contact temporarily
soil that is so heavily contaminated it may require excavation and off-site disposal
Buildings
hazardous building materials: lead, asbestos, PCBs
may need to be demolished or renovated prior to reuse
Addressing Environmental Liabilities
Assessing the magnitude of the problem (sampling and building investigations)
Managing the financial impact (based on sampling data and regulations, proposed land reuse)
Managing the physical impact (based on combination of sampling data, regs, and budget)
Example Case Studies
Slide speak for itself. Can review briefly
Can also consider consolidating with next slide
Leaking underground storage tanks –usually oil, sometimes PCBs
Historic industrial waste management practices (the back 40) – metals, PCBs, dumping mixed hazardous wastes in “lagoons”
Discharge from floor drains – mixed chemicals
Sewers in a poor state of repair -
Waste burial – mixed chemicals
Urban fill – coal ash, etc.
Contaminants at a site may also impact down gradient properties. This uncertainty needs to be investigated and managed.
1.Oils, solvents, and other liquid contaminants can migrate through the subsurface
2.Rainwater or groundwater leaching through contaminated soil or contaminant sources (leaking tanks, drums, waste piles, landfill)
Fuzzy but ok
This slide shows a Conceptual Site Model and how contaminants are moving in soil and groundwater to a nearby saltwater cove. It shows that site investigation data are critical to understanding the problems—and therefore solutions—at a contaminated site.
Contaminants in groundwater can rise in soil gas into above-ground buildings, putting occupants at risk.
This is similar to a radon problem.
PJB – while naturally occurring, Radon is an odorless, tasteless and invisible gas produced by the decay of uranium in soil and water. Radon is a proven carcinogen that can cause lung cancer. The way radon enters a building is similar to other hazardous gasses.
These are typical contaminants in old building that need to be managed before or during renovation/demolition. These contaminants can also impact the soil and groundwater at a site.
Example of asbestos
Asbestos in spray-on fireproofing, and as thermal system insulation
Asbestos can be widespread in a variety of building materials. Even in newer buildings, old supplies containing asbestos may have been used, and require management.
In 1971, OSHA published an airborne asbestos standard
In 1973, EPA banned spray-on asbestos containing materials for fireproofing
Use a reputable contractor to INSPECT for asbestos, and a separate contract to REMOVE or abate asbestos.
Lead pigments are opaque; small amounts can cover large areas
Water-resistant and washable
Remains durable and flexible over long periods
Low flammability, fire resistant, chemically stable (durable), softener-plasticizer
Often, the PCB transformer may already be gone from the site, but the contamination is hidden in soil or groundwater.
EPA recently released new PCB in Caulk guidance. Contact us for more information.
Mold is not a “regulated” contaminant, but can be a concern to the welfare and comfort of building occupants.
Radon is colorless, odorless naturally-occurring carcinogen. Simple tests can detect radon, and well-tested systems can control and reduce radon exposure to building occupants.
Investigating a site gives us the data or information we need to develop a clean-up strategy.
In the long term, we can take a contaminated site and turn it into a productive healthy site.
Due diligence ideally comes prior to purchase and sale but frequently does not
What benefits do you get?
In next slides: the typical process of an environmental site investigation.
This is the basic “non-invasive” site investigation to understand potential issues.
The process is standardized by ASTM.
PJB - A phase I provides limited liability – it is basically an historic use investigation, which might determine that additional investigation is warranted.
This is the basic “non-invasive” site investigation to understand potential issues.
The process is standardized by ASTM.
A phase I provides limited liability protection. The conducting party will not be held responsible for causing the contamination—but may be held responsible for cleaning it up if they purchase the property with known contamination.
PJB – this is why Lenders often require an Environmental Site Assessment and Environmental Indemnity on commercial transactions. Lenders also require the Seller to certify as to the existence of underground storage tanks and other hazardous waste conditions prior to sale.
Building systems are electrical, plumbing, mechanical, fire safety. Things that keep the building within code.
PJB - Some As-Is Offerings simply indicate the Seller has no interest/ability to make improvements and suggest that the listing price reflects the need for certain upgrades. Caution the Offer that does not permit “due diligence” testing to better understand what improvements might be necessary.
You have the available information from the phase 1, now you must collect your own data
As consultant, I hate providing cost estimates (because they could be wrong).
As with anything, more information will lead to more accurate estimates.
Range, no more than……
As consultant, I hate providing cost estimates (because they could be wrong).
As with anything, more information will lead to more accurate estimates.
I often provide a range of costs, and maybe a no more than……
RI Brownfields Funds: purportedly limited to government facilities, non-profits, etc.
Not intended for private development for, say, condos.
PJB – MGL c. 21E provides liability for certain classes of responsible parties, and provides “innocent” protection for other specified groups. “Certain restrictions apply.”
Where these protections are not enough, environmental insurance or covenants not to sue can be helpful.
These can be costly and difficult to obtain
These can be costly and difficult to obtain
These can be costly and difficult to obtain
PJB - These policies presume that you have done your environmental due diligence, and, if appropriate have performed a clean up. The insurance jumps in to cover “unknowns”
PJB – Contaminated soil. If possible, costs are limited by leaving the soil on site- reuse, cap or pave.
Almost always cheaper to do it right the first time.
PJB - Activity and Use Limitations (AUL) – are used to put the public on record that property cannot be used by sensitive users (day cares, residential use). This often has an impact on property value. IN other instances, parking lots or buildings can be constructed over the previously contaminated area, avoiding the problem.
PJB – Worked with Mabbett on an environmental clean up of a residential/farm property in Billerica. The clean up was audited, adding cost to the effort to “prove” that all clean up and reporting was done in accordance with the regulations. The property is now the Rangeway Farms golf course and condominiums.
Each state has a Brownfields program with staff available to assist
PJB - Some developers “specialize” aka “enjoy” buying dirty property – usually these are sites with an ongoing clean up that are in need of re-development/re-use. E.g. Hartwell Farms Condos in Bedford part of former Raytheon facility.
PJB – Knowing what process lies ahead will have a huge impact on whether a developer will be able to make the project fly. Length of time in permitting, feasibility of rezoning or waiver authority of boards, ability to forward a public/private win-win situation.
PJB - Even good press and public education/support which could avoid delays with “perception” concerns
What opportunities might you have in your backyard.