It has been too long since we have last spoken. Hope all is well
with you and your family.
The value of this listserv (among others) is to help clarify issues.
In this case I fear we may be adding to the obscurity. It begs the
issue to say "Setting aside the issue of responsibility for a moment (who
pays for what)," since that is precisely the issue. No one is suggesting
that public health not be protected. That is our first obligation.
The issue is who pays. Your straw case of a developer who in the
past has undertaken a thorough and diligent investigation, who has
insurance for those items that are part of the remedy, but at the time
there was no thought of VI issues by the developer, the regulators or the
community, is precisely the case we are speaking about. To ask that
innocent developer to bare the costs for what none of us perceived to be
a problem in the past on a particular sight is a violation of all the principles
of fairness and extremely poor public policy. Catch phrases such
as "Letting the developer off the hook" do not add to this discourse.
To repeat, no one is suggesting a current developer who ignores VI issues
should not be held responsible. We are speaking of legacy sites only.
Let's hope that common sense will not be the first casualty of ideological
purity.
Bruce:
There has always been a tension between development of Brownfield sites
and
protection of public health. Setting aside the issue of responsibility
for
a moment ("who pays for what"), I think that most of us come down on
the
side of protecting public health. So if the brownfields revolution
must
stop because of inadequate protection of public health built into the
program, then so be it.
Now for the issue of responsibility. I think it will be a rare
case if a
developer undertakes a thorough and diligent investigation plus has
some
type of insurance to manage the risks, and still is stuck with major
unanticipated cleanup costs. Developers have to be held responsible
for
managing this properly. The aim of the Brownfield legislation
is to
encourage developers to take on these properties, providing a carrot
of some
public funding to investigate the property and possibly help clean
it up.
But I have never seen a policy statement that would let developers
off the
hook if there were a public health risk created by their actions. I
contend
that even previously closed sites should be the responsibility of the
developer if there is a legitimate threat to human health.
In the case at hand, Lenny raised the issue that through development
of a
property, a pathway (vapor intrusion) could be opened up. I tend
to agree
with Larry Schnapf that the potential for this pathway should be assessed
prior to any development. But I'll add the caveat that it should have
been
assessed even before VI became such a public issue. Most property
investigations that I am aware of would take this into consideration.
The
issue of vapor intrusion is not altogether new; it's only that more
sophisticated tools are available to assess its potential, combined
with
changing cancer risks.
Hope all is well.
Peter Strauss
-----Original Message-----
From: brownfields-bounces@list.cpeo.org
[mailto:brownfields-bounces@list.cpeo.org]
On Behalf Of Bruce-Sean Reshen
Sent: Friday, February 11, 2005 1:43 PM
To: brownfields@list.cpeo.org; Larry Schnapf
Subject: Re: [CPEO-BIF] Re: Brownfields Digest, Vol 6, Issue 10
I suggest we distinguish between those sites that were previously "closed"
and current sites undergoing remediation and closure. For current
sites
developers should be well aware of VI issues and potential costs can
be
rationally included into the costing process. If developers choose
not to
deal with such issues (and assuming the regulators do not insist),
then they
should clearly bare those costs if and when further remediation becomes
necessary.
However, we must realize that previously closed sites fall into a separate
and distinct category. Developers who completed all appropriate
inquiry
under the rules at that time without uncovering any VI issues and did
all
required remediation, could not possibly factor VI issues into their
cost
analysis. The implicit brownfields bargain is that a developer
should be
able to rely on the brownfields agreement for protection. While
the
developer should be
expected to obtain insurance coverage for reopener issues related to
the
remediation work , issues unrelated to prior cleanup activities
should not
be the responsibility of the developer. If environmental purists
wish to
hold the development community to such unrealistic standards, then
the
brownfields revolution is over. Development will come to a halt
and we can
all obsess about the future destruction of "greenfields" and wonder
why no
one want to take on
the responsibility of reviving unutilized brownfield sites. Brownfields
development requires a measure of finality. To deny this reality
is
shortsighted and extremely poor public policy.
LSchnapf@aol.com wrote:
> My view of the VI issue is somewhat different from my esteemed colleagues
of the bar. I think that vapor intrusion should be addressed like any
other
media (e.g., groundwater and soil) and then an appropriate remedy be
included as part of the development to address the on-site exposure.
If a
developer is building a structure and will either be inviting persons
onto
the property or selling/leasing the parcel, it is only fair for the
developer to address VI.
>
> Like any other remediation issue, I think the main concern here is
uncertainty. If a developer knows discovers that there is a VI issue,
then
they can engineer that into the development and price it into the project.
I
dont think the public fisc should be depleted for on-site VI issues
that
could be address by engineering solutions as part of the development.
>
> Larry
>
> --
> Larry Schnapf
> 55 E.87th Street #8B/8C
> New York, NY 10128
> 212-876-3189 home
> 212-756-2205 office
> 212-593-5955 fax
> www.environmental-law.net website
>
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> Brownfields@list.cpeo.org
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