{"id":18763,"date":"2019-10-21T21:31:19","date_gmt":"2019-10-22T01:31:19","guid":{"rendered":"https:\/\/cjs.tqa.temporary.site\/website_34d9c6f0\/?p=18763"},"modified":"2020-11-11T17:25:34","modified_gmt":"2020-11-11T22:25:34","slug":"managing-the-environmental-risks-of-redevelopment","status":"publish","type":"post","link":"https:\/\/askesa.com\/website_34d9c6f0\/2019\/10\/managing-the-environmental-risks-of-redevelopment\/","title":{"rendered":"Managing the Environmental Risks of Redevelopment"},"content":{"rendered":"<span class=\"span-reading-time rt-reading-time\" style=\"display: block;\"><span class=\"rt-label rt-prefix\">Reading Time: <\/span> <span class=\"rt-time\"> 3<\/span> <span class=\"rt-label rt-postfix\">minutes<\/span><\/span>\n<p>While the commercial real estate market in the New Jersey and New York metropolitan area continues to be robust, many developers and builders are finding it increasingly difficult to identify large tracts of available land that can be redeveloped into warehouses, data centers, or mixed-use commercial\/residential complexes. As a result of limited land availability, some developers and builders are now considering &#8212; and, in some instances, purchasing &#8212; properties with unresolved environmental issues that would never have been considered previously due to risk management and concern from lenders. Evaluating environmental risk associated with a property that is an active New Jersey Department of Environmental Protection (NJDEP) Industrial Site Recovery Act (ISRA) Site, federal or state Superfund Site, or former industrial\/manufacturing facility can be a complicated process. One must identify the risks, the short and long terms costs, and how best to amortize those costs to allow profitable redevelopment. <\/p>\n\n\n\n<p>ESA not only\noffers clients a set of risk management tools that assess the viability of a\nproperty acquisition where unresolved environmental issues exist, but we also\ndevelop modestly priced strategies to expedite redevelopment. Such strategies may\ninclude:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Comprehensive due diligence\nactivities that encompass not only traditional Phase I ESA\/PA assessments, but\nalso a detailed review of all prior environmental investigation and remediation\nwork, including prior regulatory approvals (i.e., NFA\u2019s, RAO\u2019s, USEPA Approval\nLetters, wetland permits, etc.). This level of review helps to develop a\ndetailed understanding of current and potential future environmental issues that\ncan be integrated into a conceptual site development model.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Beyond the initial due diligence\nactivities discussed above, collection of a limited set of additional\nenvironmental data (e.g., soil, groundwater, soil vapor, etc.) may be recommended\nas part of due diligence activities. The benefit of a Phase II investigation can\nsignificantly outweigh the cost, particularly on larger sites, by establishing\na baseline and\/or eliminating data gaps. This Phase II investigation can then be\nused by ESA to develop a comprehensive remedial road map and cost estimate that\ncan be used in the sales negotiation process to get the seller to either reduce\nthe sale price or escrow funds to pay for future remedial costs.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Use of the purchase and sale\nagreement as a mechanism to allocate environmental risks including retention of\nenvironmental liabilities by the seller, indemnities, escrows, etc.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Identification of sites where a third\nparty may be responsible for a portion of the known environmental liabilities.\nThis may be the case on large former manufacturing sites where smaller\nmanufacturing\/industrial companies have historically been acquired\/merged with\nlarger companies. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Development of a comprehensive road\nmap to address short-term and long-term environmental liabilities (e.g., soil\nremediation vs. groundwater remediation) in association with future end land\nusage. For example, a former industrial site that has an intended end land use as\na commercial warehouse or data center and has PCB contamination in soil could\npotentially be redeveloped utilizing primarily engineering (e.g., capping) and\ninstitutional controls (e.g., deed notices) rather than expensive excavation\nand offsite disposal due to limited occupancy rates.<\/li><\/ul>\n\n\n\n<div style=\"height:27px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p>While there\nare certainly risks when purchasing contaminated properties, by using ESA\u2019s\nexpertise and risk management tools, you will identify properties in desirable\nlocations that can be profitably redeveloped. Here is a summary of the tasks\nthat will help brownfield purchasers succeed:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Evaluate the known and unknown\nenvironmental risks associated with a specific property;<\/li><li>Prepare a redevelopment model based\non end land usage by factoring in short- and long-term remedial requirements;<\/li><li>Prepare detailed remedial cost\nestimates that can be amortized into future development costs and long-term\noperations and maintenance, and;<\/li><li>Help purchasing properties that can\noften be obtained at steep discounts from market rates.<\/li><\/ul>\n\n\n\n<div style=\"height:27px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p>Call ESA to discuss your development plans. We&#8217;ll help you make better and more profitable buying and selling decisions.<\/p>\n","protected":false},"excerpt":{"rendered":"<p><span class=\"span-reading-time rt-reading-time\" style=\"display: block;\"><span class=\"rt-label rt-prefix\">Reading Time: <\/span> <span class=\"rt-time\"> 3<\/span> <span class=\"rt-label rt-postfix\">minutes<\/span><\/span>While the commercial real estate market in the New Jersey and New York metropolitan area continues to be robust, many developers and builders are finding it increasingly difficult to identify large tracts of available land that can be redeveloped into warehouses, data centers, or mixed-use&#8230;<\/p>\n","protected":false},"author":1,"featured_media":18764,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"nf_dc_page":"","footnotes":""},"categories":[115,121],"tags":[],"class_list":["post-18763","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","category-strategies-applications"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v26.7 (Yoast SEO v27.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Managing the Environmental Risks of Redevelopment<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/cjs.tqa.temporary.site\/website_34d9c6f0\/2019\/10\/managing-the-environmental-risks-of-redevelopment\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" 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