beas and how to meet due care obligations...nmecc 2016 beas and how to meet due care obligations...
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NMECC 2016
BEAs and How to Meet Due Care Obligations
Jeanne Schlaufman DEQ, Remediation and Redevelopment Division
[email protected] 586-753-3823
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MECC 2016
Baseline Environmental
Assessments (BEA) Michigan’s liability scheme allows new
owners or operators to buy property without being liable to remediate contamination, if they conduct and submit a Baseline Environmental Assessment Part 201, Environmental Remediation [20126(1)(c)] Part 213, Leaking Underground Storage Tanks [21323a(1)(b)]
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MECC 2016
BEAs • Persons who “do” BEAs according to Parts 201/213 are not liable
– Only considered when property is a demonstrated to be “contaminated”
– Part 201 “facility” OR Part 213 “site” – Conduct BEA prior to purchase, occupancy or foreclosure OR – Within 45 days after – Submit to DEQ within 6 months – Disclose to subsequent purchaser or transferee – Provides liability protection for various state laws
• Some exemptions to liability without doing a BEA
– LUGs: Involuntary acquisition, condemnation, easements for
utilities, transportation, etc. – All contamination is migrating onto the property
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BEAs • Content of BEA
– AAI or Phase I Environmental Assessment – Samples to determine property is contaminated – Property information (legal description, maps)
• No DEQ review and approval process
• Submitter will receive an acknowledgment letter that
BEA was received in accordance with the requirements of the law
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MECC 2016
BEA Important Points
• Time-frames for conducting and submitting
– Conduct before purchase, occupancy, or foreclosure – Not later than 45 days after – Submit to DEQ within 6 months from date of purchase, occupancy or
foreclosure
• Must document that property is a facility or site – Contamination above residential criteria/RBSLs
• Each entity needs their own BEA submittal – Owner, Operator, lessee, bank if foreclose
• Doesn’t provide protection under all circumstances
– Part 111, Part 115, RCRA, TSCA
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Due Care – Obligations of Owners and Operators of Contaminated Property
a) Prevent Exacerbation b) Prevent/mitigate unacceptable exposures c) Take Reasonable Precautions d) Provide reasonable cooperation, access, and assistance e) Comply with deed restrictions f) Do not impede response actions
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MECC 2016
Who has Due Care?
– Owner and Operator of a facility/site – Liable and Nonliable – Part 201 (Sec 7a) and Part 213 (Sec 4c) – Facilities under Part 111 and 115
• Primary Exemptions
– Local Units of Government • Express public purpose
– Public/private Utility services, pipeline – Contamination migrating onto your property – BUT – only exempt from a-c, still have d-f
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MECC 2016
When do I have Due Care?
• As soon as you have knowledge the property has contamination
– Current spill or release – Obtain knowledge from other source – Personal knowledge
• On-going obligation
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MECC 2016
Property Use and Site Plan
• Information on the type of property use – Residential, institutional, industrial, commercial, recreational – Mixed use: commercial with residential upstairs, industry with an on-
site day care
• Information on the site plan – Building footprints, utilities, underground structures, open areas, play
areas, etc.
• Due Care must be specific for the site use – If use changes, due care requirements might/must also change
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Office building, parking areas, utilities, etc.
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Grass Area
Residential
Gravel
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Identifying contamination
• Phase II Environmental Assessment – Look in areas of concern identified by the Phase I – Look for USTs and ASTs
• Geophysical evaluation
• Remedial Investigation – Define extent of known contamination
• Other Knowledge
• Soil and groundwater samples
• Determine how far the contamination extends, the highest concentrations, etc.
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Contaminated Areas
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Potential Contamination
• Metals in soil • Surficial or 10’ deep?
• Groundwater contamination • Municipal water or residential well?
• Volatiles in soil or groundwater Existing buildings • Applicable criteria
• Land use, assumption based criteria, site-specific
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Identifying exposure pathways
– Human exposures only – Only exposure pathways that can occur
during the owner/operators tenure on the property
– Based on that owner/operators land use – Current use only – not future
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Potential Unacceptable Exposures
Unacceptable Exposures: Well? Indoor Air? Ambient Air? Direct Contact?
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Response Actions to Prevent Exposure
• Drinking water: – Provide alternative bottled water – Use municipal water – Install deeper (non-impacted) well
• Direct Contact from soil:
– Put barrier over soils above direct contact criteria
• Indoor Air Inhalation from soil or groundwater: – Are contaminants below or near building footprint? – Address potential for potential vapor intrusion – Construct building vapor barrier, stop infiltration through opening for piping, etc.
• Ambient Air inhalation:
– More problematic, possible barrier over surface, limiting access, etc
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Reasonable Precautions (examples)
• Notify contractors for excavation, grading, construction
– Workers could be exposed to contamination – Contaminated soils need to be disposed properly
• Protect neighborhood kids that play in the vacant field belonging to the
commercial building – Owner may have provided protection for commercial exposures but those may
not be protective for kids
• Prevent release from an abandoned container with accessible valve – Valve could be vandalized causing a release
• Locate abandoned containers so that snowplow or other equipment won’t
hit container and cause a release
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Notifications
Notice of Migration Utilities
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Required to maintain documentation
Required Documentation – Contaminant information, evaluation results,
response actions taken – performance objectives met, justification for conclusions
– Include date(s) response actions(s) were completed, inspections conducted
– Make available to DEQ upon request within 8 months of obtaining knowledge of the contamination or becoming the owner/operator
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MECC 2016
On-going Obligations
• Monitoring and Inspection is an on-going obligation • Monitor effectiveness and integrity of response activities • Frequency is as often as needed depending on the severity
of the risk, reliability of the measure
• Re-evaluation is an on-going obligation • As property use or environmental conditions change
• Self-Implementing • Documentation must be maintained and available upon
request of the Department of Environmental Quality
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DEQ Review?
• Documentation not required to be submitted - Must be available upon request • DEQ review is not required
• DEQ review can be requested
- Section 20114g and 21323n allow an owner or operator to request review of their documentation of due care compliance (DDCC)
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MECC 2016
DEQ Review of DDCC
• DEQ review can be requested - Sections 20114g and 23123n allow a current owner or operator to request review of their documentation of due care compliance (DDCC) • DEQ review within 45 business days • Stand-alone document must contain sufficient
information for the DEQ to determine the submitters is in compliance at the time of the submittal
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DEQ Resources
• DEQ’s BEA web page: www.michigan.gov/bea
• DEQ’s Due Care web page: www.michigan.gov/deqduecare
Jeanne Schlaufman
[email protected] 586-753-3823
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