Transcript Jekyll Island Conservation Plan

Part 2: Ecological and Environmental Considerations for
Cost Estimating Development Projects
Environmental Considerations in Property Development
• Contamination – What Is It?
• Identification of Contamination
– How and When is this Done?
• So I have a problem – What Now?
– Nature and Extent of Contamination
• How much will it cost to fix it?
Contamination 101
• A contaminant is a substance that negatively affects human health or
the environment
• Contaminants are regulated by the Environmental Protection Agency
(EPA) or Florida Department of Environmental Protection (FDEP)
• Cleanup levels are assigned to each contaminant based on their risk to
receptors (e.g., humans, aquatic and terrestrial species)
• Cleanup levels are often in the part per million (ppm) or part per billion
(ppb) range
• One ppm equals….
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One drop of gasoline in an auto gas tank
One minute in 2 years
One cent in $10,000
One inch in 16 miles
How Clean Is Clean?
• One part per billion equals…
– one 4-inch hamburger in a chain of hamburgers circling the earth at
the equator 2.5 times
– one silver dollar in a roll of silver dollars stretching from Detroit,
Michigan to Salt Lake City, Utah
– one kernel of corn in a 45-foot high, 16-foot diameter silo
– one sheet in a roll of toilet paper stretching from New York to London
– one second of time in 32 years
• Some contaminants (e.g. benzene) have to be cleaned up
to one ppb
• It’s not easy, and it’s not cheap
When and How Is Contamination Identified?
• Best Case Scenario: Prior to Property Acquisition
• Phase I Environmental Assessment per ASTM E1593-00
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Chain of Title (prior ownership)
Records Review (prior use)
Interviews with Knowledgeable Person(s)
Site Inspection
Does not involve sampling
Phase II Environmental Assessment
Qualitative study (yes/no)
Soil, sediment, groundwater sampling
Samples taken in areas of potential impact
Red Flag Sites
• Former shooting/bombing ranges
• Gas stations/fuel terminals
• Dry cleaners
• Manufacturing plants:
– Heavy machinery
– Electronics manufacturing
– Nuclear missile manufacturing
• Military bases
• Airports
• Future Orlando Performing Arts Center
• Disposal sites
– Power Equipment
– Drum Disposal Areas
More $ampling
• Remedial Investigation – define nature and extent
– Can range in cost from the thousands to millions of dollars
– Always better is someone else is paying for it
Once Contamination is Defined
• Remedial Alternatives Analysis and Design
– Engineers design cleanup methods taking into account cost,
schedule, ease of implementation, effectiveness
• Soil – excavate, vapor extraction, bioremediation
• Groundwater – air sparge, bioremediation, pump & treat,
Once a Remedy is Selected
• Remedial Action Implementation
• Operation and Maintenance (O&M)
Some War Stories – Property Development
• A Phase I ESA (by others) gone
bad
– “redneck recycling”
• Performed assessment and
source removal of approximately
16,000 tons of soils impacted
with Dioxin, PCBs, Lead, and
Arsenic
• Activities included excavation,
onsite soil treatment, loadout,
and transportation & disposal
• $1.8M Project
Restoration of a 2,000-acre site - Orlando
Pershing
Launch Test
Area
Landfill 1
Another Phase I ESA gone bad
Remediation of Former Trap and Skeet Range
Estimating the Cost of Environmental Liabilities
• High-level (programmatic phase) – RACER Overview
– Nature and extent must be defined
– Highly contingent upon defined nature and extent of contamination
– Great for budgeting – not for bidding
• Detailed Cost Estimating – supported by hard bid
– Excel
– Timberline
– Appropriate for hard bid projects
• Both methodologies can be used
– Vet cleanup technologies with RACER, prepare hard bid of selected
remedy
What is RACER?
• Remedial Action Cost
Engineering and Requirements
(RACER): a parametric and
integrated cost estimating
software developed specifically
for environmental investigation
and cleanup projects.
• A commercial, off-the-shelf,
Windows-based system that is
adaptable and scalable to any
size project or portfolio.
• A validated and accredited
system, RACER provides
credible, auditable, and
defensible budget-level
estimates.
What Media Does RACER Address?
• RACER addresses all
media of concern:
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Soil
Sediment
Groundwater
Surface Water
Sludge
Building Materials
Ambient/Indoor Air
Free Product
What Regulatory Programs Does RACER Cover?
• CERCLA/Superfund
• RCRA Corrective Action
• State Groundwater Protection Programs
• State Voluntary Cleanup Programs
• Underground Storage Tank Programs
• Radioactive/Nuclear Facility D&D
• Abandoned Mine Lands Programs
• Military Munitions/Unexploded Ordnance Programs
• Non-U.S. Cleanup Programs
What Lifecycle Stages Does RACER Address?
• RACER estimates costs for
all lifecycle stages of
contaminated site
management.
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Pre-study
Study
Removal/Interim Actions
Design
Construction/Implementation
Operation & Maintenance
Long-term Monitoring
Site Closeout
What Makes RACER Unique?
• RACER uses a ‘parametric’ estimating methodology
– Input Parameters + Logic = Required Items
– Input Parameters + Algorithms = Quantities
Who Uses RACER?
• AECOM
• Corporations
• Engineering/Consulting
Firms
• State Environmental
Regulators
• Law Firms
• Insurance Underwriters
• Government Agencies
How Does RACER Organize Estimates?
• RACER has a 4-level hierarchy to organize estimates
– Estimator sets up folder, project, site, and phase levels in RACER
hierarchy.
Hierarchy
provides
flexibility to
organize
estimates as
needed
Are RACER Estimates Location Specific?
• RACER adjusts national-average prices for materials, labor,
equipment, and subcontracted services based on the
project site’s state/country and city.
Location
modifiers
based on the
project site’s
state/country
and city
How Does RACER Estimate Costs?
• RACER uses high-level parameters about the site, scope of
work, and execution methods to estimate costs.
Estimator
enters
parameters for
each “cost
model”
How Does RACER Estimate Costs?
• RACER provides flexibility to adjust parameters to suit the
needs of the project and/or client.
Default values
can be
changed as
needed.
How Does RACER Estimate Costs?
RACER identifies items required
to conduct the work.
How Does RACER Estimate Costs?
RACER uses algorithms to
calculate quantities.
How Does RACER Estimate Costs?
RACER looks up prices and adjusts for
location and safety productivity.
How Does RACER Estimate Costs?
RACER calculates total cost
for each item.
How Does RACER Estimate Costs?
RACER calculates total cost
for the technology.
What Documentation Does RACER Provide?
• RACER provides comprehensive documentation for project
deliverables and audit trail.
– RACER includes reports designed specifically to provide a
defensible record of all input parameters, assumptions, and notes
used in building the estimate.
Does RACER Support Cash Flow Analysis?
• RACER provides cost-over-time reports that can be used
for cash flow modeling of environmental liabilities.
How Often is RACER Updated?
• RACER is updated annually with new prices, location
modifiers, escalation factors, templates, cost models, and
other engineering enhancements.
Estimates from prior
versions can be easily
upgraded to use the latest
pricing data from RS
Means.
One Thought to Remember
• Caveat Emptor…Let the buyer beware
– A Phase I environmental assessment costs about $5,000
– Cleaning up a property where you have assumed the liability can
cost hundreds of millions…
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