604-pt – revision 1 – 04.30.08.usa
DESCRIPTION
Welcome to the International Right of Way Association’s Course 604 Environmental Due Diligence and Liability. 604-PT – Revision 1 – 04.30.08.USA. Introductions Who we are… What we do… Where we do it… An environmental issue we are interested in learning more about. - PowerPoint PPT PresentationTRANSCRIPT
1
Welcome to the International Right of Way
Association’s
Course 604Environmental Due
Diligence and Liability
604.PPT.R2.2015.08.14.0.0
2
IntroductionsWho we are…What we do…
Where we do it…
An environmental issue we are interested in learning more about...
33
Objectives (1) At the conclusion of the course, you will be able to...
• Provide an overview of the innocent landowner defense
• Provide an overview of the ASTM International’s Phase I Environmental Site Assessment standards
• Understand the Environmental Protection Agency’s “All Appropriate Inquiry” Rule
44
Objectives (2) At the conclusion of the course, you will be able to...
• Understand other environmentaldue diligence components
• Establish expectations and orderdue diligence services
• Analyze due diligence reports and weigh their conclusions on proposed projects
55
Objectives (3) At the conclusion of the course, you will be able to…
• Explain when an environmental site assessment (ESA) is needed
The course will not qualify or enableyou to complete a Phase I ESA.
66
Housekeeping
77
Schedule (1)
8:00 - 8:30 Introductions, Etc.
8:30 -9:15 What Is a Phase I ESA?
9:15 -10:15 Why Conduct a Phase I ESA
10:30 -11:15 Regulations and Resources
11:15 -12:00 Components of a Phase I ESA
(Records Review)
88
Schedule (2)
1:00 -2:45 Components of a Phase I ESA
(Visual inspection, interviews, report)
3:00 - 3:30 Non-Scope Considerations
3:30 - 3:45 Ordering a Phase I ESA
3:45 - 4:00 Summary and Review
4:00 - 5:00 Exam
99
What is a Phase I ESA?(Session Objectives)
• The various phases of environmental site assessments
• The basic steps in a Phase I ESA and some of its limitations
• When events trigger a Phase II ESA or a Phase III ESA
• The expectations, outcomes and limitations of a Phase II ESA or a Phase III ESA
To understand better:
1010
Environmental Site Assessments
ESAs are structured into separate phases:
Phase I ESA: Site Assessment
Phase II ESA: Contamination Assessment
Phase III ESA: Remedial investigation and site remediation
1111
Phase I ESA
A Phase I ESA defines good commercial
and customary practice in conducting an
environmental site assessment of a real estate
parcel with respect to the range of contaminants
within the scope of the Comprehensive
Environmental Response, Compensation and
Liability Act (CERCLA) and petroleum products.
12
Exercise No. 1 (1)
1) Does a Phase I ESA involve sampling/testing and/or cleanup/remediation?
Why? Why not?
No. These activities (i.e., sampling/testing and/or cleanup/remediation) describe tasks completed in Phase II and Phase III ESAs.
13
Exercise No. 1 (2)
2) Will the property be considered
“contaminate free” after the completion
of a Phase I ESA? Why? Why not?
Not necessarily. That is completely dependent on the property, its history and site conditions. It may be necessary to proceed past a Phase III ESA or other actions if it is even possible to have a “contaminate free” property.
14
Exercise No. 1 (3)
3) Does a Phase I ESA conclusively identify
all environmental issues associated
with a property? Why? Why not?No. There are many types of environmental issues that a Phase I ESA will not detect, and there are definite limitations to them.
1515
Exercise No. 1 (4)
4) Will a Phase I ESA ascertain if there is
contamination present from current or past underground storage tanks (USTs) on the site? Why? Why not?No. All a Phase I ESA will determine, with limitations, is whether or not there are indications of current or past USTs on a site and/or whether or not there was a contamination action opened on the site. These mayor may not represent actual property conditions.
1616
Exercise No. 1 (5)
5) Will a Phase I ESA provide remediation
cost estimates? Why? Why not?No. This information cannot be developed with any reliability until, at least, the completion of a Phase II ESA.
1717
Exercise No. 1 (6)
6) Does a Phase I ESA discuss whether
or not permits (e.g., Corps of Engineers
404 wetlands permits or air emissions
permits) are needed? Why? Why not?
No. These and other items are specifically excluded from a Phase I ESA scope.
18
18
Records ReviewVisual Inspection
InterviewsReport
The goal is to identify potential “red flags” associated with the property. In some instances, the “red flags” are referred
to as Recognized Environmental Conditions and are, in layperson’s terms, simply potential environmental issues.
Phase I ESA
1919
Phase I ESA - Records Review(to determine historical property uses)
Database searches
Aerial photographs
Ownership records
Sanborn (fire insurance) maps
Cross-reference directories
Maps
2020
Phase I ESA - Visual Inspection(to look for signs of problems)
Distressed vegetation
Stained soil
Hazardous materials/waste storage areas
and containers
Polychlorinated biphenlys (PCBs)
Underground storage tanks (USTs)
Disturbed soil, fill, pits, ponds, lagoons
Property perimeter
2121
Phase I ESA - Interviews(to learn more about situations not uncovered in the
records review or on the visual inspection)
Current/past owners, occupants, lessees
Neighbors
Others with site knowledge
2222
Phase I ESA - Report
Summarizes findings and “red flags”
ASTM International has a recommended table of contents,
which many preparers andusers find helpful.
2323
Phase I ESA A Phase I ESA does not:• Include sample collection of media or building
materials• Audit subject property regulatory compliance• Provide a base for remediation costs• Satisfy environmental assessment (EA) or
environmental impact statement (EIS)
processes as defined in the National
Environmental Policy Act (NEPA)
2424
Phase I ESA
A Phase I ESA is never:
• An automatic attainment of an innocentlandowner status
• A guarantee that the subject property is “clean”
• A risk elimination process
2525
Phase II ESA (1)
• Additional investigation of “red flags”
identified in a Phase I ESA
• Usually involves sampling and testing
(e.g., asbestos survey, ground water plume
delineation, waste characteristics)
• Cost can range from a few hundreddollars to tens of thousands of dollars
2626
Phase II ESA (2)
• Time to complete can range froma few days to several weeks
• Usually completed by an environmentalconsultant or environmental consulting firm (highly specialized and technical)
2727
Phase III ESA (1)
• Implementation of remediation plan developed from the Phase II ESA(e.g., disposal of accumulated waste, soil and/orgroundwater remediation, asbestos abatement)
• Costs are highly variable
• Time to complete is highly variable
2828
Phase III ESA (2)
• At times, results in feasibility studies,risk analysis or assessments
• Activity and use limitations (AULs) orother restrictions on property use arecommon outcomes
2929
Decision Table
3030
Exercise No. 2 (1)
1) What findings from a Phase I ESA would trigger a Phase II ESA?
Any recognized environmental conditions (REC’s) discovered in a Phase I ESA which require additional research/investigation to determine if it is an actual , rather then potential, issue.
3131
Exercise No. 2 (2)
2) What triggers the end of a Phase II ESA?
When the validity of the potential issues has been verified or determined not to be relevant.
3232
Exercise No. 2 (3)
3) What are some examples of Phase II ESA findings that would trigger a Phase III ESA?
Any issue associated with contamination that requires action (e.g., cleanup, property use restrictions).
3333
Exercise No. 2 (4)
4) What triggers the end of a Phase III ESA?
Usually, the completion of remediation, or other activities designed to make the property usable, sometimes with restrictions.
34
Exercise No. 2 (5)
5) After the completion of a Phase II ESA and/or a Phase III ESA will a property necessarily be “contaminate free”? Why? Why not?
No. Many times, contamination and/or liability will still exist even after the completion of these tasks.
3535
Exercise No. 2 (6)
6) Is it always necessary to proceed to a Phase II ESA if RECs are discoveredin a Phase I ESA? Why? Why not?
No. The potential purchaser may determine that the property contains too many potential liabilities and choose not to proceed.
3636
Why Conduct a Phase I ESA? (Session Objectives)
To understand the reasons to conduct a Phase I ESA, which include:
• Potential liability implications
• Potential cost implications
• Potential project timing delay implications
• Potential offset impacts
• Determining when further investigation is warranted
• Exploring options when an issue is discovered
• Other considerations
3737
Exercise No. 3 (1)Light Rail and Station
Bulk oil storage: Spills, leaks
Warehouse: What’s stored?
30s residences: ACM, fuel oil tanks, LP, pesticides
Park: What’s in the former landfill?
Service station: USTs, fuel and other products
3838
Exercise No. 3 (2)Above Ground Electric Transmission Line
Agriculture: Fertilizers, herbicides, pesticides
Railroad: herbicides, pesticides, PCBs, creosote,
hazardous materials spills?, petroleum, fuel spills
Oil and gas operations: Leaks in gathering lines, proximity of tank battery
leaks
3939
Exercise No. 3 (3) Runway Extension
Dry cleaners: Solvent spills, dumping, leaks
Auto salvage: Batteries, brake fluid, tires,
transmission fluids, motor oil
Warehouse: What’s stored?
4040
Exercise No. 3 (4)Compressor Station
Agriculture: Fertilizers, herbicides, pesticides
Former Superfund site: Why a Superfund site?,
cleanup status, activity/use restrictions?
Former dairy: Solvents, fuel, building materials,
mercury/PCB equipment
4141
Why a Phase I ESA? (1)
4242
Why a Phase I ESA? (2)
• To access the innocent landowners defense under Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA)
• To assess environmental liability and cost issues
• To quantify the extent of contamination and determine costs before/after purchase for use in negotiations
4343
Why a Phase I ESA? (3)
• To identify existing or potential environmental hazards
• To identify whether or not a neighboring property has the potential to impact the subject property
• To determine if further investigation is required
4444
Why a Phase I ESA? (4)
• Discount purchase price
• Escrow accounts
• Indemnifications
• Operation and maintenance (O&M) expenses
• Activity and use limitations (AULs)
• Assessing suitability for planned purposes
45
Why a Phase I ESA? (5)
Since the mid-1980s, Phase I ESAs have been incorporated into the environmental policies of most lending organizations as a requirement of any loan application involving a parcel of commercial real estate.
According to the Mortgage Bankers Association, over 250,000 Phase I ESAs are performed annually.
4646
Phase I ESA Significance and Use Limitations
• Primary purpose: To satisfy All Appropriate Inquiry (AAI) and to provide access to the innocent landowner defense
• Not limited to CERCLA
• Site specific - Time limitations
• Uncertainty not eliminated, not exhaustive
• Usage of prior assessments limited
4747
Situations that Could Trigger a Phase I ESA (1)
• Property transaction: User may wish to establish innocent landowner defense under CERCLA
• Initial assessment of a property when a spill occurred or a suspected disposal site
• A firm’s proactive assessment of its property and other assets
4848
Situations that Could Trigger a Phase I ESA (2)
• Facility closure plan development
• User may wish to conduct an inquiry into non-scope considerations of another project or for other business risk decisions
• When acquiring an easement (to establish baseline conditions, identify potential hazards and to identify AULs)
4949
Summary: Why a Phase I ESA?• Properly conducted environmental due diligence
provides CERCLA liability relief
• Increasingly, insurance companies require purchasers and lenders to obtain environmental insurance. Phase I ESAs (and occasionally Phase II ESAs) are performed to provide information to the underwriters with data to assess risks
• Information collected during a Phase I ESA is vitalto property owners, corporate managers, investors, borrowers and/or lenders during a property transaction
5050
Exercise No. 4 (1)
1) What, if any, are the liability considerations of obtaining an easement versus purchasing a property in fee?
Essentially, there is no difference from a liability standpoint. Liability exists and is no less, in an easement, so the needs are the same.
5151
Exercise No. 4 (2)
2) What, if any, are the liability considerations of purchasing a property with no knownenvironmental concerns but with neighboringproperties that might contain potential significant environmental issues?
While responsibility for issues on neighboring properties should be rightfully assigned to them, a Phase I ESA and, more likely a Phase II ESA are important in this instance to satisfy “all appropriate inquiry” and establish whether or not there is any affect on the subject property from the neighboring properties.
5252
Exercise No. 4 (3)
3) What, if any, are the liability considerationsof purchasing a property where there hasbeen a known cleanup completed that was overseen and approved by a regulatory agency?
While there is liability that is obvious in this instance and that would be most likely be addressed in the sale’s contract, there may be other liabilities that a Phase I ESA would uncover. The need is the same as for any other situations.
5353
Exercise No. 4 (4)
4) What, if any, are the liability considerations ofpurchasing a property that is undeveloped?Used solely for agricultural purposes? Used for a park or golf course?
There will be liability in any of the situations and the need to conduct a Phase I ESA is the same as for a site with obvious issues, possibly more so. Just because the property is undeveloped/agricultural/recreational now, does not mean that the property always has been or that some other incident/factor does not affect the property environmentally. One of the may purposes of a Phase I ESA is to determine if there have been activities that affect the property even though the effects are not obvious.
5454
Regulations and Resources (Session Objectives)
To:
• Understand the basics behind CERCLA liability, the AAI rule and the innocent landowner defense
• Understand Brownfield laws and recent trends, including new liability defenses
• Become familiar with ASTM Standard E-1527 and how it applies to the AAI rule
• Be aware of some of the resources available regarding environmental due diligence
55
Exercise No. 5
5656
Due Diligence (1)
• Comprehensive Environmental Response,
Compensation, and Liability Act (CERCLA)
• Superfund Amendments and Reauthorization
Act (SARA)
• Small Business Liability Relief and Brownfield's
Revitalization Act (“Brownfield's Law”)
5757
Due Diligence (2)
Comprehensive Environmental Response,
Compensation, and Liability Act (CERCLA)
• Commonly known as Superfund, enacted in 1980.
• Provided broad Federal authority to responddirectly to releases or threatened releases of hazardous substances that may endanger public health or the environment.
CERCLA provided for strict liability of persons responsible for releases of hazardous waste
5858
Superfund Amendments and Reauthorization Act (SARA)
• SARA amended CERCLA in 1986.
• Provided a defense for CERCLA liability.
• To establish the defense, had no reason to know…the defendant must have undertaken, at the time of acquisition, all appropriate inquiry into the previous ownership and uses of the property consistent withgood commercial or customary practice in an effort to minimize liability.
Due Diligence (3)
5959
Superfund Amendments and Reauthorization Act (SARA)
• Neither Congress nor the Environmental ProtectionAgency (EPA) defined environmental investigationsnecessary to qualify for an innocent landowner defense.
• In 1993, private interests developed ASTMStandard E-1527.
• Never approved by Congress or the EPA
Due Diligence (4)
6060
• Small Business Liability Relief and Brownfield's
Revitalization Act (“Brownfield's Law”)
• “Brownfield's Law” enacted in 2002.
• Created new liability protections under CERCLAfor prospective purchasers ultimately found to be contaminated by hazardous substances on or up togradient of the purchased property.
• Established funds to assess and cleanup Brownfield sites.
• New liability protection included: bone fide prospectivepurchaser contiguous property owner
Due Diligence (5)
6161
Due Diligence (6)
• To qualify for these protections, prospective purchasersmust, among other things, make “all appropriate inquiry” to determine whether or not the property may becontaminated.
• All appropriate inquiry still not defined.
• EPA and interested parties began efforts to define all appropriate inquiry.
• Meanwhile, ASTM revised its Standard E-1527 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process remained the unofficial “go to” document.
6262
All Appropriate Inquiry• On November 1, 2005, EPA published its Final Rule
establishing standards and practices for “allappropriate inquiry” (AAI)
• The Final Rule became effective on November 1, 2006.
• The Final Rule established a minimum due diligencestandard for seeking liability protection under CERCLA through objectives and performancestandards.
• ASTM revised its Standard E-1527-05 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process to satisfy the AAI rule.
6363
All Appropriate Inquiry Rule (1)
Provided property owners with three avenues of CERCLA liability protection:
1. Innocent landowner defense (traditional)
2. Contiguous property owner protection(protects from off-site mitigation)
3. Bone fide prospective purchaser(first ever protection for an owner of a site with known contamination at the time of purchase)
6464
All Appropriate Inquiry Rule (2)
The AAI rule provides the details and broadens thescope of environmental inquiry compared to
traditional Phase I ESAs.
• Conduct interviews with a wider range of individuals with knowledge of property, including former owners and operators of property and, in certain circumstances, owners and occupants of nearby properties
• Undertake a more thorough visual inspection of properties adjoining the property
• Review a broader array of governmental records
• Draft a report that expressly acknowledges areas of uncertainty that may have an effect on the environmental professional’s conclusions
6565
All Appropriate Inquiry Rule (3)
Other Elements
• Established professional qualificationsfor environmental consultants
• Defined a shelf life (180 days)
• Defined owner’s post-purchase obligations over property ownership
• Must consider institutional controls or activity use limitations
(More discussion later.)
6666
Institutional andEngineering Controls
Institutional controls (IC) or sometimes referred to as activity use limitations (AULs) are non-engineered instruments (e.g., administrative and legal controls to limit human exposure to contamination and protect the integrity of a remedy by limiting land or resource use. For example, prohibiting the drilling of wells into contaminated ground water.
Engineering controls (EC) are engineered controls designed with the same intent as the institutional controls. For example, paving over contaminated soil.
6767
All AppropriateInquiry Rule (4)
If property is located in a state that maintains a publicly available list or registry of ICs or ECs, must search for these records
CERCLA liability protection may be forfeited if IC or EC are not identified and adhered to over course of property ownership (key post purchase “continuing obligation”)
6868
Conducting Phase I AAIs (1)
Expanded Interviews
• Current and past owners and site operators
• Neighboring owners and operators
Expanded Historical Period
• Back to first development or use (former standard required historical research only to 1940
Expanded Records Review
• Use limitations, corrective actions (must conduct searches for environmental cleanup liens, deed restrictions, or restrictive covenants)
• Federal, State, Tribal, Local
Database Search Radii
6969
Conducting Phase I AAIs (2)
• Identify commonly known or reasonably ascertainable information
• Evaluate degree of obviousness or likely presence of property contamination
• Relationship of the purchase price to fair market value of the property (if property was not contaminated)
• Conducted by an environmental professional
Individuals who are not environmental professionals qualified may still participate in the AAI.. They must work under the supervision or responsible charge of an environmental professional
Environmental profession requirements
Current professional engineer or professional geologist and 3 years experience; or
Licensed by government and 3 years experience; or
BS in engineering, environmental science or earth science and 5 years experience.
7070
Conducting Phase I AAIs (3)
Report Requirements
Statements required to be attached to report:
• Environmental professional qualifications (resumes,past relevant experience, proof of qualifications)
• Prepared in accordance with federal regulation
Opinion of releases or threatened releases
• Identification of data gaps preventing full evaluation (For example, if a environmental professional is unable to locate the previous landowner for an interview, it must be listedas a data gap and explain
• Must be conducted within 1 year of purchase date(6 month update)
7171
Shared:
Consider “commonly known” information
Consider “degree of obviousness of contamination”
User or environmental professional:
Search for environmental cleanup liensConsider “specialized knowledge”Consider relationship of purchase price to fair market value of property, if not contaminated
Inquiry by environmental professional must include:
Visual inspections Interviews Reviews of historical sources Reviews of government
records
AAI Components
7272
All Appropriate Inquiry
For more information about the AAI regulation
including the rule, fact sheets and additional
materials, visit the EPA Office of Brownfield's
Cleanup and Redevelopment Website:
http://www.epa.gov/brownfields/regneg.htm
7373
Phase I ESA Guidance (1)
ASTM developed the E1527-05 standard to:• Define good commercial and customary
practices for conducting Phase I ESAs
• To permit a user to satisfy the requirements to qualify for one of the liability protections underthe AAI rule
• To evaluate business risks
• To identify Recognized Environmental Conditions (RECs)
Note: The ASTM standard is a tool and is not a specific requirement to satisfy AAI requirements. However, it is highly recommended.
For more information about ASTM International go to: http://www.astm.org
7474
Phase I ESA Guidance (2)
Recognized Environmental Conditions (RECs):
• Presence or likely presence of a hazardous substance or petroleum products,
• Under conditions that indicate an existing release,a past release, or a material threat of a release,Into structures on the property or into the ground, groundwater, or surface water.
Does not include de minimis conditions that do not present a risk of harm to public
health or environment and that would not be subject of an enforcement action.
de minimis ≠ REC
7575
Phase I ESA Components:Records Review (Session Objectives)
“The purpose of the records review is to obtain and review records that will identify historical property uses
which could constitute a liability.”
The records review should provide an in-depth understanding of the site history, knowledgeof a range of possibilities with respect to contamination, and documentable factswith respect to actual contamination.
7676
Phase I ESA Components
Records Review
Visual Inspection
Interviews
Report
7777
Exercise No. 6The area is zoned light industrial.
The neighborhood properties include a service station
(unknown prior uses, if any) to the north. An oilfield
equipment manufacturer (formerly a rail yard) to the east.
A 60-year old railroad line (unknown prior uses, if any)
to the south. A wood treatment facility (formerly a
galvanizing plant) to the west. Currently, the subject
property is utilized as a warehouse. Formerly, it was an
electroplating shop and prior to that, it was used for
transformer repair and assembly.
7878
Phase I ESA Components: Records Review
(“Rules” for Records Review)
Information must be reasonably ascertainable
Research must go beyond property border
Environmental professionals and Phase I ESA
users of federal/state records are not
responsible for the accuracy or completeness of records
Required only to use standard sources of information
7979
Phase I ESA Components: Records Review
(Reasonably Ascertainable Records)
Must be publicly available
Accessible in a reasonable time and at a reasonable cost• Standard, within 20 calendar days of information
request
• Cost should be only for retrieving and duplicating
Must be practically reviewable• Reviewable for limited geographic area
• Subject to large database limitation
• Adequate address information to be located on a map
8080
Phase I ESA Components: Records Review
(Government Environmental Records)
Standard federal and state records: Usually, purchased from commercial sources for a nominal fee. Reliability/quality highly variable.
Additional sources are discretionary on environmental professional’s judgment: Often, corridor studies require modification.
Standardized search distancesReducing search distances are discretionary, but not allowed for the following records databases:• NPL• RCRA Treatment Storage and Disposal (TSD)• TSD• Emergency Response Notification System (ERNS)
8181
Phase I ESA Components: Records Review
(Standard Federal Databases)Database Search Distance
NPL 1.0 mile CERCLIS 0.5 miles* CERCLIS – NFRAP Subject and
Adjoining Property RCRA CORRACTS TSDs 1.0 mile Non-CORRACTS TSDs 0.5 miles RCRA Generators Subject and
Adjoining Property*ERNS Subject Property
* May be reduced at the discretion of environmental professional
8282
Phase I ESA Components: Records Review (National Priority List [NPL])
NPL database is a subset of CERCLIS and identifies sites for priority cleanup under the Superfund program.
Database source: Environmental Protection Agency
Approximately 1,450 sites in the United States
High level of risk if near subject property
Search distance: 1.0 mile
Some NPL sites have been delisted
8383
Phase I ESA Components: Records Review (Comprehensive Environmental Response, Compensation
and Liability Information System [CERCLIS] list)
Database containing potentially hazardous waste sites reported to EPA by states, municipalities, private companies and private persons.
These sites are either proposed to or on the NPL (e.g., Superfund investigation sites)
Database source: Environmental Protection Agency
Approximately 40,000 sites in the United States
Search distance: 0.5 miles
8484
Phase I ESA Components: Records Review (CERCLIS -
NFRAP [No Further Remedial Action Planned])
CERCLIS-NFRAP sites include:
• Sites where no contamination was found froman initial investigation; or
• Contamination was removed quickly without the need for the site to be placed on the NPL; or
• Contamination was not serious enough to require Federal Superfund Action or NPL consideration
Database source: Environmental Protection Agency
Search distance: Subject and adjoining property
85
Phase I ESA Components: Records Review (RCRA TSD Facilities)
Resource Conservation and Recovery Act Treatment, Storage and Disposal facilities
Regulated hazardous waste treatment facilities
Database source: EPA (RCRIS database)
Approximately 6,800 facilities in the United States
Over half of the TSD sites are in violation of RCRA
CORRACTS: Corrective Action Report identifieshazardous waste sites with RCRA corrective action
Search distance: 1.0 mile for CORRACTS
8686
Phase I ESA Components: Records Review (RCRA Generator)
Businesses that generate hazardous wasteLarge Quantity Generators (LQG): >1,000 kg/month = >2,200 lbs/month>1 kg acute hazardous waste
Small Quantity Generators (SQG): >100 kg/month, but <1,000 kg/month
Conditionally Exempt SQG (CESQG): <100 kg/month and <1 kg acute
Approximately 430,000 generators in the United States~20% are LQG; ~50% are SQG; ~30% are CESQG
Search distance: Subject and adjoining property
87
Phase I ESA Components: Records Review (Emergency Response Notification System [ERNS])
Accidental releases and spills database
Collected from federal agencies
Large and small spills alike (database does not differentiate)
Weak address and location information
Database source: National Response Center,United States Coast Guard
Search distance: Subject property only
88
Phase I ESA Components: Records Review (Standard State Databases)
Database Search Distance
State Priority List (SPL) 1.0 mile*State “CERCLIS” 0.5 miles*Landfills 0.5 miles*Leaking Underground Storage Tank (LUST) 0.5 miles*Underground Storage Tank (UST) Subject and Adjoining
Property*
* May be reduced at the discretion of environmental professional
89
Phase I ESA Components: Records Review (State Priorities List [SPL])
State Superfund sites
Database source: State specific environmental agency that maintains listing
High level of risk if near subject property
Search distance: 1.0 mile
90
Phase I ESA Components: Records Review (State “CERCLIS” List)
State investigation sites
Each state has different program to manage sites that have been reported to the state environmental agency
• Voluntary Cleanup Program• State Brownfield's Program
Level of risk can be highly variable (e.g., a site could be free of contaminants, a remediated site, small or large spill, a highly contaminated Superfund site)
Search distance: 0.5 miles
91
Phase I ESA Components: Records Review (Registered Underground Storage Tanks [USTs])
All states require a UST registration and publish a listing of all registered USTs
Some USTs also appear on the state leaking underground storage tank (LUST) list
Risk of a UST site is based on:Age of USTType of USTCompliance of UST owner
Search distance: Subject and adjoining property
Potential problem, the UST listing address may not reflect the actual location of the UST
92
Phase I ESA Components: Records Review (Leaking Underground Storage Tanks [LUSTs])
States maintain a LUST program to remediate sites
Some LUSTs also appear on the state cleanup list
High level of risk for subject property if LUST is in vicinity
Search distance: 0.5 miles
9393
Phase I ESA Components: Records Review (State Landfill Facilities)
Solid waste disposal sites for active and inactive landfills
Typically found in RCRIS database,but state environmental agency responsible for RCRA program has listing of commercial recycling facilities and facilities permitted or authorized (interim status) TSDF
High level of risk if near subject property
Search distance: 0.5 miles
94
Phase I ESA Components: Records Review (Activity Use Limitations [AULs])
• Restrictions on property use normally associated with risk assessment and justification to leave contamination on subject property
• Can be in the form of institutional controls, land use restrictions or other
• Sometimes recorded and filed with deed records; other times referenced in agreement with regulatory agencies
• Inconsistent and sometimes difficult to locate, very important information to know
9595
Phase I ESA Components: Records Review (Maps)
Aerial photographs (show tanks, surface stains, lack of vegetation, drums)
Fire insurance (Sanborn maps)
United States Geological Survey (USGS) Topographic
Soil Surveys
Geological
Hydro geological
Floodplain
9696
Phase I ESA Components: Records Review (Local Records)
Health Department
Fire Department
Planning, Zoning and Building Permit Department
Pollution Control Agency
Water Quality Agency
Utility Companies
Land title records (in addition, must use one other source)
Street directories
Property tax files
9797
Exercise No. 7
The following series of PowerPoint slides shows a property’s changes over time. As the slides are shown participants should write down or “call out” possible environmental issues as they come up.
98
Sanborn Map
Legend
Property No. 1
99
1911 Sanborn Map
Subject property appears as a vacant lot near downtown area adjacent to a railroad spur.
Property No. 1
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Property No. 1
1915 Sanborn Map
Subject property still appears as a vacant lot. However, the railroad spur has been removed.
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Property No. 1
1939 Sanborn Map
Now, subject property appears as the “Scotch Oil Company” with onsite bulk oil tanks.
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Property No. 11962 Sanborn Map
Now, subject property is listed as “Nelson Electric Manufacturing Company” and is bounded on the northeast by a foundry.
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Property No. 2
1950 Aerial Photo
Subject property appears as a rural residential property bordered on the north by an orchard/nursery and to the south by wooded area.
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Property No. 2
1972 Aerial Photo
Subject property now vacant. No evidence of orchard/nursery. Structurally improved commercial property north of site and possible gas station west of site.
Residential subdivision south of site.
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Property No. 21992 Aerial Photo
Commercial properties along northern edge of site.
Residential development south and east of site.
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Property No. 2
2005 Aerial Photo
Subject property now appears to be a commercial
building in an apparent business park.
Gasoline station west of site.
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Subject property history indicates drilling, oil production, chemical and other manufacturing. FDIC, why? City, why?
Property No. 3
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Phase I ESA Components: Visual Inspection(Session Objectives)
“The purpose of the visual site inspection is to observe situations which could constitute a liability in connection
with the subject and/or adjoining properties.”
A thorough investigation of the grounds and buildings to observe conditions and activities which may have resulted in contamination.
Gather information on the surrounding properties and how they may affect the environmental conditions.
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Phase I ESA Components
Records Review
Visual Inspection
Interviews
Report
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Exercise No. 8
The following series of PowerPoint slides show properties with possible environmental issues. As the slides are shown participants should write down or “call out” possible environmental issues as they come up.
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Unmarked containers, poor condition, staining on the ground.
What do you see?
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Overall poor housekeeping. Staining on wall from unknown source. Muriatic acid tank over half full with poor containment. Drums not in containment (unknown contents). Unknown material on surface with staining.
What do you see?
113
What is this? Underground tank? Monitor well? Product pipeline? Is it capped?
What do you see?
114
What do you see?
Batteries, in various
condition.
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What do you see?Large areaof distressed vegetation from pipeline (?) release.
Distressed vegetation in a straight line, indicating unnatural cause. (Actually, it is a track for irrigation system.)
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What do you see?Seemingly innocent shed, correct?
The shed houses remediation system controls.
117
Old transformers possibly containing PCBs.
Unlabeled, bulging drums.
What do you see?
118118
What do you see?
Electric transmission line. Concerns?
Human-made “berm”. Why is it there?
What’s beneath it?
119
What do you see?
120
What do you see?
Underground storage tank (USTs) fill caps.
Former gasoline station.
121
What do you see?
Fuel dispensing operation.
122
What do you see?
Suspect friable asbestos
123
What do you see?
124
What do you see?
Non Scope Consideration
125
Phase I ESA Components: Visual Inspection(Obtain Permission)
Must gain legal access to the property
Normally provided by seller
Many times coordinated with other service providers
Can be sensitive, especially with unwilling seller or when transaction is confidential
In corridor situations, may involve many landowners
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Phase I ESA Components: Visual Inspection(Environmental Professional’s Tasks) (1)
Observe visual signs of contamination and uncover evidence of potential liabilities and/or contamination from past and current operations and/or from offsite activities.
Visual observation: Identify conditions onsite conditions and on adjacent property. Take photographs and note physical locations (Global Positioning System [GPS] or document on a site map)
Olfactory observation: Use sense of smell to identify foul/noxious odors and note physical location
Remember REC definition under ASTM
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Phase I ESA Components: Visual Inspection(Environmental Professional's Tasks) (2)
• An attempt to inspect the entire subject property should be made (the ASTM’s design is to visit the property only once)• All buildings should be inspected externally and internally (if possible)• When not feasible to investigate the entire property, minimum coverage should include:
the perimeterall surface water routes (including dry creek beds)all roads (paved and unpaved)external and internal of structures and buildingsall areas that are reasonably accessible
• When assessing adjoining properties and where access is not granted consider aerial photographs or surveillance (e.g., public roads, elevated vantage points and along the perimeter.
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Phase I ESA Components: Visual Inspection (Items of Concern)
• Potable water sources• Chemical storage areas, maintenance or shop areas • Sumps or storm drains • Oil/gas tanks, disposal tanks, drums and/or transformers• Water bodies and presence of discharges (e.g., discoloration or
sheen)• Areas of stressed or dead vegetation, stained soil or pavement• Indications of liquid or solid waste dumping or disposal• Indications of above and underground storage tanks• Evidence of wells or septic tanks• Abnormal odors• Presence of unnatural fill material or soil grading• Presence of special resources on or near the property• Indications of environmental and/or hazardous conditions
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Phase I ESA Components: Visual Inspection(Items to Remember)
• Camera
• Field book or Personal Data Assistant (PDA) • Phase I ESA checklist
• Clipboard
• Global positioning system (GPS)
• Maps and site drawings
• Cell phone• Appropriate attire (e.g., boots, jeans, long-sleeved shirt)
• Water bottle, insect repellent, machete
• Sampling supplies (be prepared from a health and safety standpoint)
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Phase I ESA Components: Interviews(Session Objectives)
“The purpose of interviews is to obtain information indicating potential environmental problems in
connection with the property.”
Interviews are important to obtain unrecorded information concerning the historical land use and activities associated with the subject property. To collect information about hazardous substances used at the site or past releases/spills that were never reported.
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Phase I ESA Components
Records Review
Visual Inspection
Interviews
Report
132
Exercise No. 10
Develop a list of questions to ask past and present owners/occupants/neighbors that will help you determine the site’s history and/or possible environmental issues. Be as specific as possible.
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Phase I ESA Components: Interviews(Questionnaire)
Although considered by some to be a part of records review, the current owner should be provided with a questionnaire as a part of the interview process.
The questionnaire asks for information such as:• Past/current operation/practices• Data that could be a potential environmental liability
Usually, the questionnaire becomes part of the report to document and supplement information related to the condition and history of the property.
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Phase I ESA Components: Interviews(Who to interview?)
ASTM’s Phase I standard requires an environmental professional to conduct the interviews with the current owner and/or occupants of the subject property and a staff member from at least one of the following local governmental agencies:
• Fire department • Health agency • Other agency having jurisdiction over hazardous waste disposal or other environmental matters
If locatable, past owners and neighbors should be interviewed as well
Commercial occupants create complications (e.g., scheduling with multiple parties, etc.)
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Exercise No. 11
Compare the list of questions developed in Exercise No. 10 with the “Phase I ESA Interview Questionnaire” questions in the Participant Manual pages 21-26.
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Phase I ESA Components: Report(Session Objectives)
“To summarize the findings of the records review, historical use research, visual site inspection and interviews associated with the subject property.”
If an issue is identified, ASTM and AAI do not require that recommendations be made for a Phase II. However, many times, users of the report need them.
137
Phase I ESA Components
Records Review
Visual Inspection
Interviews
Report
138
Exercise No. 12
Compare the sample Phase I Tables of Contents in the Participant Manual, Pages 28 through 33. Which one does your group prefer? Why?
139
Phase I ESA Components: Report(Report Requirements)
List and document all findings discovered from the records review, historical property use research, visual site inspection and interviews
For any issue identified, address the “potential impact or risk of hazardous substance or petroleum product contamination on and/or around the subject property”
Describe deviations from ASTM standard or from AAI guidance
ASTM has a recommended report format.
Data gaps are a significant part and change in requirements by AAI. Data gaps must be identified in the report. However, analysis of data gaps is left to the user.
Recommendations are not required but often preferred. Can be included in a cover letter.
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Phase I ESA Components: Report(ASTM Report Format)
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Exercise No. 13
Please look at the Phase I ESA report issue assigned to your group and with your group decide if the issue is adequately addressed. If yes, why? If no, what do you think the author should have included?
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Is the Phase I ESA report issue adequately addressed? If yes, why? If no, what do you think the author should have included?
Site Observation DetailElectrical Transformers/PCBs
Pad or Pole Mounted Transformers and/or Capacitors
Seven (7) pad-mounted transformers were observed at the assessment site. Transformers of this type frequently contain dielectric fluid that may contain PCBs. They are sometimes owned by the public utility
serving the area (Southwest Electrical Power Company). Contamination resulting from leaking transformers is the
responsibility of the transformer owner. Evidence of minor leakage or stains was observed in the vicinity of these transformers.
Issue No. 1
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Issue No. 2Is the Phase I ESA report issue adequately addressed? If yes, why? If no, what do you think the author should have included?
Historical Use Information on the Property
Limited aerial photographs were available for the assessment site. Seven (7) historical aerial photographs of the site and surrounding area were reviewed. The photographs were reviewed for indications of past use, to assess the environmental condition of the property, if possible, and to chronicle the development of the property and surrounding area. The photographs were reviewed at the County Natural Resource Conservation Service. The dates of the aerial photographs were 1941, 1951, 1963, 1970, 1979, 1991 and 2002.
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Issue No. 3
Is the Phase I ESA report issue adequately addressed? If yes, why? If no, what do you think the author should have included?
Leaking Underground Storage Tanks (LUST) List
The State UST Regulatory Body (SURB) maintains an inventory of known leaking underground storage tank (LUST) sites located within the state. A list of all LUST cases reported within a one half (½) mile of the site is provided in Exhibit C.
The assessment site was not listed as LUST site. .....
145
Issue No. 4Is the Phase I ESA report issue adequately addressed? If yes, why? If no, what do you think the author should have included?
ERNS List
The EPA Emergency Response Notification System (ERNS) is the national database used to collect information on reported CERCLA hazardous substance releases or spills of oil or hazardous substances beyond the acceptable limits, as maintained by the National Response Center. A search of the database records as of July 15, 2002, revealed that one ERNS incident occurred on the subject property. According to the EDR report a fuel tanker truck overturned in the facility parking area releasing approximately 300 gallons of diesel fuel into the unpaved areas along the eastern border of the site. No additional ERNS incidents were reported within a one half (½) mile radius of the assessment site.
146146
Phase I ESA Components
Records Review
Visual Inspection
Interviews
Report
147147
Non-Scope Considerations
Working individually, please take just a minute to decide which, if any, of the following items you think should be included in a Phase I ESA.
148148
Exercise No. 14
149
Non-Scope Considerations(Issues not addressed by ASTM 1527 and AAI)
Mold inspections
Endangered species
Wetlands determinations
Health and safety surveys
Asbestos
High voltage power lines
Lead-based paint
Lead in drinking water Radon air sampling
Regulatory compliance issues
In-door air quality Cultural-historical
resources Industrial hygiene
The following are commonly requested assessments that are not covered in either the
ASTM standards not under the AAI rule.
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Non-Scope Considerations(Issues not addressed by ASTM 1527 and AAI)
Asbestos (1)
When requested, asbestos-containing materials (ACMs) should be evaluated for all buildings constructed prior to 1987.
Requires a certified professional for investigation and abatement.
Health effects include asbestosis (lung tissue scarring), mesothelioma and lung cancer.
Occupational Safety and HealthAdministration (OSHA) PermissibleExposure Level (PEL) =
0.1 fibers/cubic cm.
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Non-Scope Considerations(Issues not addressed by ASTM 1527 and AAI)
Asbestos (2)
Pipe insulation Tile backing Old gasket
Plaster ceiling Roof insulation Roofing/siding
152152
Non-Scope Considerations(Issues not addressed by ASTM 1527 and AAI) Mold
Approximately 70,000 species of fungi (molds, yeasts and mildews) have been identified.
Nearly all fungi can cause allergies. Approximately 100 species are considered to be pathogenic.
Molds grow in indoor and outdoor environments. Given the right conditions, molds can grow exponentially.
153153
Non-Scope Considerations(Issues not addressed by ASTM 1527 and AAI)
Lead-based Paint
Over 80% of homes in the U.S. built before 1978 contain lead-based paint. Residential, public, commercial and industrial structures can all contain lead-based paint.
Lead exposure can result in serious health effects, especially in young children, including brain/organ damage, abnormal fetal development and reduced intelligence and behavioral problems.
The most common pathways for human exposure are breathing/swallowing leaddust or ingestion of paint chips.
154154
Non-Scope Considerations(Issues not addressed by ASTM 1527 and AAI)
RadonColorless, odorless radioactive gas that occurs naturally. It is a product of the natural radioactive decay of uranium found as a trace element in most rocks, soil and water.
Long-term exposure to radon can cause lung cancer and according to EPA, radon is the number one causeof lung cancer among non-smokers.
EPA Action Level = 4 picocuries per liter (pCi/L)Average Indoor Radon Level = 1.3 pCi/L Average Outdoor Radon Level = 0.4 pCi/L
155155
Non-Scope Considerations(Issues not addressed by ASTM 1527 and AAI)
Wetlands
Wetlands are particularly sensitiveto releases of contaminants.
Significant regulatory constraints for property owners who propose to construct near or through jurisdictional wetlands.
Wetlands include swamps, marches,bogs, peatlands, wet meadows, seasonal basins and prairie potholes. BUT some areas can be classified as wetlands and not exhibit some of the visible signs of typical wetlands.
156156
Non-Scope Considerations(Issues not addressed by ASTM 1527 and AAI)
Cultural-historical Resources
• Pre-historical• Historical• Tribal/Native American• Federal, state, tribal and local requirements
157157
Non-Scope Considerations(National Environmental Policy Act)
Requires the consideration of environmental impacts forany proposed construction project falling under federal jurisdiction.
Projects crossing state lines (e.g., interstate pipelines), projects receiving federal funds or projects that require a federal license.
Environmental issues include wetlands, wilderness areas, flood plains, threatened and endangered species, cultural resources, historical sites, noise and aesthetic issues and others.
A project halted due to a NEPA issue could result in a financial and public relations problem for the borrowerand possibly the lender.
158158
Exercise No. 15
Please take a few minutes to read the four scenarios and recommend any items you would like see added to the Phase I ESA scope.
159
Scenario No. 1What items would you recommend for inclusion in the Phase I ESA scope.
A proposed thirty-six mile long highway extends through undeveloped and rurally developed property twelve bridges required approximately eight miles of deforestation required (100’ right of way width) plug and abandon ten electric powered oil/gas wells remove four existing structures structure nos. 1 and 2: 1970s era, structure no. 3: 1920s era, structure no. 4: 1890s era.
Scope addition recommendations.
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Scenario No. 2
What items would you recommend for inclusion in the Phase I ESA scope.
An existing office-warehouse building built in 2002 on previously undeveloped 2.5 acre site entire site is improved with building or parking lot.
Scope addition recommendations.
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Scenario No. 3What items would you recommend for inclusion in the Phase I ESA scope.
An existing commercial building built in the early 1900s in a manufacturing district two story structure (first story partially below grade) sump located in southeast corner of first story north half of the site contains the building and an asphalt parking lot south half of the site is gravel covered historical property uses included: dry cleaners printing photograph development bottle cap Manufacturer floor tile/mastic manufacturer
Scope addition recommendations.
162162
Scenario No. 4
What items would you recommend for inclusion in the Phase I ESA scope.
A 15-acre vacant site. Historical property uses included: livestock grazing shooting range used oilfield pipe storage
Scope addition recommendations.
163
Ordering a Phase I ESA
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Ordering a Phase I ESA(Who Requests a Phase I ESA?)
Banks Insurance companies Real estate financing companies Industrial companies Law firms Public institutions (e.g., municipalities, schools, universities) Government agencies Landowners Perspective purchasers
Purchasers want to ensure that property they acquire is either free of contamination, or that the contamination can be identified to determine the cost of remediation, and that cost be factored into the selling price.
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Ordering a Phase I ESA(Who Can Perform a Phase I ESA?) (1)
Environmental professionals must have sufficient training and experience; possess the ability to develop conclusions and opinions concerning RECs
Non-environmental professionals may gather records
Credentials of the environmental professional should be provided in Phase I ESA report
With the passage of the 2002 “Brownfield's Law”, new education, certification and experience requirements are required with All Appropriate Inquiry legislation.
166166
Ordering a Phase I ESA(Who Can Perform a Phase I ESA?) (2)
167167
Ordering a Phase I ESA(Considerations When Ordering a Phase I ESA)
Non-scope issues (e.g., NEPA, ACM, Lead-based paint, etc.
Whether or not to include recommendations in the report
Should the Phase I ESA’s satisfy AAI requirements or is the Phase I ESA for another purpose (e.g., collecting information to make an informed business decision)?
Specify report format/content to minimize data gaps.
Shop around for consultants. All consultants are not created equally. Seek references. Ask for table of contents or work samples.
168168
Exercise No. 16 (1)
The class is the new proud owner of the site shown on the left. Formerly, it was used for random neighborhood dumping, one “dumper” operated a metal stamping plant. UST’s were removed in the 1970s.
We plan to demolish the existing building and build a new 2 story building with below grade parking.
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Exercise No. 16 (2)
We are about to order a Phase I ESA. What issues and concerns do we want the environmental professional to address?
170170
Exercise No. 17 (1)
Unmarked container of concentrated herbicide.
Note leakage.
171171
Exercise No. 17 (2)
Is this drum half full or half empty?
172172
Exercise No. 17 (3)
Poor housekeeping.
Note historic leakage and dirt floor.
173173
Exercise No. 17 (4)
Partially buried drum used to dip fence posts. Contains wood preservatives.
174174
Exercise No. 17 (5)
Above ground tanks with no containment. Note fuel dispenser for UST.
175175
Exercise No. 17 (6)
This is a footprint of a former underground storage tank in which contaminated soil may exist.
176176
Exercise No. 17 (7)
Remote dumping areas.
Note the drum.
177177
Exercise No. 17 (8)
Does your shop look like this?
Who knows what evil lurks in the hearts of men?
178178
Exercise No. 17 (9)
Who knows what lies below the snow.
Always a challenge during winter conditions.
179179
Objectives (1) Now, you are able to...
• Provide an overview of the innocent landowner defense
• Provide an overview of the ASTM International’s Phase I Environmental Site Assessment standards
• Understand the Environmental Protection Agency’s “All Appropriate Inquiry” Rule
180180
Objectives (2) Now, you are able to...
• Understand other environmental due diligence components
• Establish expectations and order due diligence services
• Analyze due diligence reports and weigh their conclusions on proposed projects
181181
Objectives (3) Now, you are able to...
• Explain when an environmental site assessment (ESA) is needed
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Thank you!
604-PT – Revision 1 – 04.30.08.USA