environmental issues affecting real estate smu cox real estate law class
DESCRIPTION
Environmental issues affecting transactions involving real estateTRANSCRIPT
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Environmental IssuesEnvironmental IssuesAffecting Real Estate
SMU Cox School of BusinessReal Estate Law
March 8, 2012
b y :Sally A. Longroyy g y
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Overview
RCRA / Texas SWDA CERCLA / Texas SWDA CERCLA / Texas SWDA Brownfield Redevelopment
St W t M t Storm Water Management Floodplains and Wetlands Asbestos & Lead Endangered Species Trends – Sustainable Development
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RCRA / Texas SWDA
Waste management - “Cradle-to-grave” Allows EPA to address releases from
underground storage tanks Injunctive relief available if “imminent and
substantial endangerment”
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Trinity River Audubon Center
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Trinity River Audubon Center
EFFORT TO HAUL IT OUT?City’s Expert Report Estimated:City s Expert Report Estimated:
12 year excavation process146,000 truckloads of materialsSemi trucks must enter/exit every 3
i t ith 15 i f hminutes with 15 pieces of heavy construction equipment operating 8 hours per dayhours per day
$107,000,000.00
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Trinity River Audubon Center
The $77 Million Order
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Trinity River Audubon Center
Over 100 soil borings/ landfill gas monitoring pointspoints Over 90 test pits 22 Groundwater monitor wells 9 Surface water/ sediment samplessediment samples Bi-weekly/quarterly methane monitoring
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Trinity River Audubon Center
130,000 cy waste relocated on-site
1,400,000 cy imported fill
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Trinity River Audubon Center
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Trinity River Audubon Center
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CERCLA / Texas SWDA
Goal - Clean up of hazardous substances Liability – Liability –Status liability - PRPsJoint and severalJoint and severalStrictRetroactivePerpetual
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CERCLA / Texas SWDA
LiabilityLender protectionsLender protectionsPetroleum exclusion
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CERCLA / Texas SWDA
CERCLA Defenses Innocent Landowner Innocent Landowner Contiguous Property Owner Bona fide Prospective Purchaserp
Requires “All Appropriate Inquiry”ASTM E1527-05 – consistent with final
rule on AAICodified at 40 CFR Part 312
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CERCLA / Texas SWDA
Why Perform Assessment?Set transaction condition
√ Liability allocation√ Remediation conditions
Who pays? Who pays? Who runs the show? Permitted uses? How clean?How clean? Who’s the long-term caretaker?
√ Construction-related issuesLender requirementsLender requirementsAsset valuation
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CERCLA / Texas SWDA
Recognized Environmental Conditions AIA ComponentsCo po e sRecords reviewSite reconnaissance Interviews with owners, occupants,
operators and state and local regulatory agenciesregulatory agencies
ReportQualified environmental professional
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CERCLA / Texas SWDA
AAI Does Not Cover:
Radon Mold
Petroleum Asbestos in
b ildi
Municipal solid waste
Wetlandsbuildings Lead-based paint Lead in drinking
Wetlands Threatened and
endangered speciesg
water Indoor air
pollution/vapor
species Archeological and
culturalpollution/vapor intrusion Regulatory
compliance
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CERCLA / Texas SWDA
If REC → Phase II Invasive sampling of SoilSoilGround waterSurface waterSediment
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Brownfield RedevelopmentTexas Risk Reduction ProgramTexas Risk Reduction Program
Remedy Standard ARemedy Standard A Self ImplementedMeets critical PCLsNo physical or institutional controls
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Brownfield RedevelopmentTexas Risk Reduction ProgramTexas Risk Reduction Program
Remedy Standard BRemedy Standard BPrior TCEQ approval requiredMeets critical PCLsPhysical and institutional controls may
be used
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Brownfield Redevelopment
Goal – get environmentally impaired properties back on the marketp p
Manage CERCLA and other environmental risks
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Brownfield RedevelopmentTexas Voluntary Cleanup ProgramTexas Voluntary Cleanup Program
Remediate to meet Texas standardsRemediate to meet Texas standards Certificate of Completion – releases future
owners and lenders from liability to Texasowners and lenders from liability to Texas Must apply before taking title Must apply before performing remediation Must apply before performing remediation
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Brownfield RedevelopmentTexas Innocent Owner/OperatorTexas Innocent Owner/Operator Program
Immune from liability if Property contaminated by release or Property contaminated by release or
migration from off-site source or sources, and
Did not cause or contribute to the source or sources of the contamination
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Brownfield RedevelopmentTexas Innocent Owner/OperatorTexas Innocent Owner/Operator Program
IOP Certificate of Completion confirms eligibilityeligibility
IOP Certificates are not transferable
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Brownfield RedevelopmentTexas Municipal Setting DesignationTexas Municipal Setting Designation
City ordinance restricts potable use of groundwater
Eliminates exposure pathway so mayLower cleanup standardsReduce investigation/remediation
requirementsReduce costs
TCEQ certifies the ordinance
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Lake Highlands Town Center
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Release Reporting
Storage tank systems Non-tank releases Non-tank releases “Whenever an accidental discharge or
spill occurs from an activity or at aspill occurs from an activity or at a facility which causes or may cause pollution . . . “
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Storm Water ManagementTypical Problems – ConstructionTypical Problems Construction
Extensive siltation and sediment depositsp Excessive storm water discharges Storm water relocates hazardous Storm water relocates hazardous
substances from industrial run-off
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Storm Water ManagementClean Water ActClean Water Act
NPDES ProgramgRegulates discharge of any pollutant
from any point source to navigable waters
TPDES Program
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Storm Water ManagementConstruction General PermitConstruction General Permit
What’s regulated What s regulatedLarge construction activities
Disturbs > 5 acres Disturbs > 5 acres Small construction activities
Disturbs > 1 acre Disturbs > 1 acrePart of larger “common plan of
development”p
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Storm Water ManagementConstruction General PermitConstruction General Permit
Storm Water Pollution Prevention Plan File Notice of Intent (NOI) Pay Fee Post Construction Site Notice with NOIPost Construction Site Notice with NOI Construction File Notice of Termination File Notice of Termination
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Storm Water ManagementEnforcementEnforcement
Government enforcement – EPA priorityGovernment enforcement EPA priority CWA citizen suitsFailure to obtain permitFailure to obtain permitOngoing violation of a permit
Trespass nuisance negligence claimsTrespass, nuisance, negligence claims
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Floodplains
Land subject to inundation by the 100-year flood
Designated by FEMA maps Regulated at local level Regulated at local level
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Wetlands
Areas inundated or saturated by surface or ground water at a frequency and duration g q ysufficient to support a prevalence of vegetation typically adapted for life in
d il di isaturated soil conditions
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WetlandsRapanos v. United States (2006)Rapanos v. United States (2006)
Scalia, Renquist, Thomas, and Alito Opinion:
J i di ti l l ti lJurisdiction only over relatively permanent, standing or continuously flowing bodies of water formingflowing bodies of water forming streams, oceans, rivers, and lakes, AND
Wetlands with a continuous surface connection thereto
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WetlandsRapanos v United States (2006)Rapanos v. United States (2006)
Kennedy Opinion:Jurisdiction over water or wetland if it
possesses a “significant nexus” to t th t i bl i f t th twaters that are navigable in fact or that
could reasonably be so madeSignificant nexus wetlands alone orSignificant nexus - wetlands, alone or
in combination with similarly situated lands in the region, significantly affectlands in the region, significantly affect the chemical, physical and biological integrity of traditionally navigable water
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WetlandsRapanos v United States (2006)Rapanos v. United States (2006)
Stevens Souter Ginsburg and BreyerStevens, Souter, Ginsburg, and Breyer Dissent:Jurisdiction extends to the outer limits
of the commerce power
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WetlandsEPA and USACE MemorandumEPA and USACE Memorandum
Follow Kennedy Opinion Follow Kennedy Opinion Jurisdiction:T diti l i bl tTraditional navigable watersRelatively permanent, non-navigable
tributaries of traditional navigabletributaries of traditional navigable waters
Wetlands directly adjacent to both, e a ds d ec y adjace o bo ,even if no continuous surface connection
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WetlandsEPA and USACE MemorandumEPA and USACE Memorandum
Case-by-Case Significant Nexus EvaluationNon-navigable tributaries - NOT
l i lrelatively permanentWetlands adjacent to non-navigable
tributaries NOT relatively permanenttributaries - NOT relatively permanentWetlands adjacent to, but not directly
abutting relatively permanent tributaryabutting, relatively permanent tributary
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WetlandsTexas § 401 Certification§
TCEQ certifies § 404 permit complies with Texas water quality standards
Tier ISmall projectChecklist - incorporates all applicable
BMPs Tier II – Individual certification Imposes regional conditions on NWPs
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Asbestos
TSCA Production, use, disposal Production, use, disposal
Clean Air Act Air emissions (NESHAP) Air emissions (NESHAP)
Concern - friable asbestos and some non-friablefriable
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AsbestosDemolition and RenovationDemolition and Renovation
Texas Asbestos Health Protection Rules Texas Asbestos Health Protection Rules Asbestos survey Remove all ACM before demolition or Remove all ACM before demolition or
renovation, with certain exceptions Municipal ordinancesMunicipal ordinances
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AsbestosConstruction IndustryConstruction Industry
OSHA – worker health and safety OSHA – worker health and safety No exposure in excess of PELsWork practicesWork practicesTrainingMedical surveillance
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Lead-Based Paint
1977 - CPSC ban 1996 - Lead Paint Disclosure Regulations 1996 - Lead Paint Disclosure Regulations 2010 - Lead Renovation, Repair and
Painting RulePainting Rule
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Endangered Species Act
Prohibits any action that results in a "taking" of a listed species, or adversely g p , yaffects habitat
Plants and animals US Fish & Wildlife1500 endangered species1500 endangered species300 threatened species
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Trends
Greenhouse Gas Regulation Massachusettes v. EPA (2007)Massachusettes v. EPA (2007) GHG Reporting Required (9/09) Endangerment finding (12/09)g g ( ) Regulation of GHGs under CAA (3/10) Tailoring Rule (5/10)
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Trends
Sustainable DevelopmentGreen BuildingsGreen Buildings
LEED Energy Stargy
Municipal requirementsLand planning
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TrendsTrends
Th k Y !Thank You!Questions & AnswersQ
P r e s e n t e d b y :Sally A. Longroy