Land Transaction Screening Blake Velde Sr. Environmental Scientist USDA Hazardous Materials...
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Transcript of Land Transaction Screening Blake Velde Sr. Environmental Scientist USDA Hazardous Materials...
Land Transaction Land Transaction ScreeningScreening
Blake VeldeBlake VeldeSr. Environmental ScientistSr. Environmental Scientist
USDA Hazardous Materials Management GroupUSDA Hazardous Materials Management GroupOctober 2006October 2006
OverviewOverview
• Environmental Liability• Innocent land owner/Bona fide prospective
purchaser• Land transactions• All Appropriate Inquiry• Department Guidance• Checklist Overview• Technical Assistance
Environmental LiabilityEnvironmental Liability
• CERCLA and other environmental laws
• Report quarterly to OCFO
• OCFO Act requirement
• CERCLA Liability -- $2 B plus
• DM-5600-1 Goal
• All Appropriate Inquiry shield
Environmental LiabilityEnvironmental Liability
• Superfund Sites• USDA program• No more increase to
environmental liability
Innocent Landowner/BPPInnocent Landowner/BPP
• Land Acquisitions after November 1, 2006
• Protection from CERCLA liability
• Conduct search to determine condition of property at the time of acquisition
• Includes easements
• Defense for innocent landowner and a bona fide prospective purchaser
Why Should NRCS Care?Why Should NRCS Care?
• WRP and other conservation programs
• Trigger CERCLA or RCRA liability when lands are “managed”
• Disturb hazardous substances or materials that otherwise may not be mobile
• “Protective of Human Health & the Environment”
InundationInundation
• Changes to the condition of the property
• Potentially increase mobility of contaminants
• Management of land features (dykes, berms) where contaminants may be concentrated
• Adverse impacts
All Appropriate InquiryAll Appropriate Inquiry
• EPA promulgated rule (40 CRF 312)
• 2002 Brownfield Act provisions
• Amended CERCLA (Superfund)
• Prospective land purchases afforded shield to liability
• USDA/Interior Land managing agency joint guidance/policy
Joint WorkgroupJoint Workgroup
• USDA (OPPM, OGC, Forest Service, NRCS
• Interior (OEPC, Solicitors, FWS, BLM, BIA, NPS)
• Justice
• Others on the sidelines – GSA, Defense, EPA, USCG
• Federal Land managers – over 33% of US
Requirements of AAI Requirements of AAI § 312§ 312
• (a) One year prior to Acquisition • (b) 180 day refresh• (b)(1) Interviews• (b)(2) Record Search for cleanup
liens• (b)(3) Record Search other
Fed/State/Local• (b)(4) Visual Inspection• (b)(5) Report by Environmental
Professional
Guidance OverviewGuidance Overview
• Interior/USDA developed guidance for each of these requirements
• General overview and explanation of terms
• Detailed checklists for record search, interviews, site visits
• Overseeing a Contractor• Reviewing Environmental Professional
qualifications
AAI ProcessAAI Process
• Exercise of Professional Judgment• Current/past practices causing release of
HAZMATS• Gathering records• Interviews with current/past owner operators• Site inspection• Report detailing findings• Sign-off by qualified Environmental Professional• AAI conducted by individuals under the
“responsible charge of a qualified Environmental Professional
Qualified Environmental Qualified Environmental Professional (EP)Professional (EP)-- -- § 312.10 (a)§ 312.10 (a)
• (1) Possesses specific training, work experience, education to conduct this work:
• (2)(i) PE or PG license and 3 yrs full time relevant experience (FTRE), or
• (2)(ii) Lic. or certified by Fed/State/Local to conduct this and 3 yrs FTRE, or
• (2)(iii) Bachelors Science or Engineering and 5 yrs FTRE, or
• (2)(iv) Equivalent of 10 yrs FTRE
EP Full Time Relevant ExperienceEP Full Time Relevant Experience
• Participation in AAI’s• Env. Site Assessments• Phase 1/Phase 2’s• CERCLA PA/SI’s, RI/FS’s
EE/CA’s• RCRA, NEPA or other site
assessments• Full Time definition
EP Relevant ExperienceEP Relevant Experience
• Years and qualifications may not be enough
• Specialized experience for specific projects
• Team approach
• ASTM standard and “non-scope” items
• Partial responsibility = partial year experience (10 yrs @ 50% duty = 5 yrs)
EP EducationEP Education
• Bachelor of Science or Engineering and professional registration
• Other AAI certification/licensing – ongoing project
• Relevant Training
• Possible course information provided
Pre-Acquisition Environmental Site Pre-Acquisition Environmental Site Assessment (PESA)Assessment (PESA)
• Similar to Phase 1
• Similar to ASTM Phase 1 – non scope items
• Updated existing ASTM standard -- ASTM E1527-00 suffices for EPA rule – USDA and other federal land managing agencies have other legal requirements - CFO Act
Why Non-Scope?Why Non-Scope?
• CFO Act “environmental liabilities”
• Impact on Mission
• Asbestos, Lead Paint, oil
• Assess Fair Market Value
• DM-5600-1 requirement to provide costs/liabilities to decision makers
• Early go/no-go decision making
ProcessProcess
• Qualified EP – Appendix C
• Responsible Charge of EP
• Record Search
• Interviews
• On-site survey
• EP report
Who?Who?
• Qualified EP ultimately signs report• Responsible Charge of EP may conduct actual work• §312.10(b)(5): “A person who does not qualify as an
environmental professional … may assist in the conduct of all appropriate inquiries … if such person is under the supervision or responsible charge of a person meeting the definition of an environmental professional…”
• Oversight, Control, Direction of Work• Does NOT have to be direct report• Contractor – new appendix under development
What?What?
• Records Search
• Interviews
• Site Survey
• Report
Record SearchRecord Search
• Gather existing records Fed/State/Local
• Old photos, maps• Check waste site
inventories• Adjacent properties• Permits, wells, sewer,
waste treatment
InterviewsInterviews
• Past and current owners/operators/ occupants/employees
• Subject/Adjacent properties
• Site History• Use• Problems• Follow-up from record
search
Site SurveySite Survey
• On-site visit 1 yr of acquisition - 180 days prior to transaction
• Waiver for unusual circumstances
• Adjacent properties
• Obvious contamination
• Verify questions from records search and interviews
• Photo log and journal
EP Final ReportEP Final Report
• Critical component of AAI
• Written Documentation of findings from records search, interviews, site survey
• No specific format – additional guidance forthcoming on outline
• Findings
• ID data gaps
EP Final Report Cont.EP Final Report Cont.
• Professional judgment
• Sign – qualified EP (312.10)
• Sign – conducted inquiry consistent with 312
• Does not require professional “stamp”
• No retention requirements, but need to retain for future court actions.
Next StepsNext Steps
• Issue Secretary Memo authorizing use of interim guidance, checklists and other tools
• Use for a year and update DM-5600-1 and AGPMRs
• Continue developing common tools for use by federal land managing agencies
• Develop more detailed training courses
Contact InformationContact Information
• Blake Velde
USDA HMMD
1400 Independence Ave SW MS-9100
Washington DC 20250
202.205.0906
Questions?Questions?