Project:     Environmental Program Management, Nationwide Asset Portfolio

Service:     Environmental Advisory Services and Program Management

Scope:      Management of environmental liabilities for a large portfolio of retail, office, residential and mixed-use properties (25 million square feet across more than 100 assets) by providing full-service environmental consulting/management services. Services include, but are not limited to the following:

• Definition of work scope and/or performing environmental audits/assessments and remediation projects in connection with proposed acquisitions, dispositions, financing, leases, and current property holdings.
• Managing environmental liabilities and regulatory compliance.
• Reviewing and analyzing environmental data and reports, monitoring environmental services performed by third-party vendors.
• Preparing company-wide compliance plans for asbestos, underground storage tanks, dry cleaners and other environmental hazards.
• Manage environmental liabilities including negotiations for indemnity provisions in purchase & sale and lease agreements and environmental insurance coverage.
• Environmental liability reporting and compliance in accordance with the Corporate and Auditing Accountability, Responsibility, and Transparency Act (aka, Sarbanes-Oxley)

As part of this program, Greenlight has provided management of environmental liabilities that have resulted in decreased cost and efforts on behalf of the client, and have realized significant cost savings through alternative solutions to otherwise complex environmental issues involving contaminated properties from site investigation to closure.

Greenlight successfully negotiated portfolio environmental insurance coverage at a cost of less than half the previous policy premium, complete with stronger coverage and lower deductible. More than two years into the current policy, claim payments have exceeded premium costs by more than 50%. Such a program transforms environmental liabilities (i.e., costs) to increased anticipated profits.

Project:   55 Shopping Center Portfolio Transaction

Service:   Due Diligence

Scope:    Greenlight was contracted to manage due diligence services for a billion dollar, 55-shopping center portfolio transaction including properties throughout the Mid-Atlantic and New England.  Greenlight solicited multiple bids for Phase I Environmental Site Assessments, property condition assessments and ALTA Survey updates for the portfolio.  Upon award, Greenlight coordinated access, managed “User” obligations associated with the transaction, reviewed draft and revised/final reports, solicited proposals for further investigation of outstanding Recognized Environmental Conditions, coordinated a portfolio-wide asbestos operations and maintenance program, and continues to manage ongoing environmental issues associated with several of the assets.  The due diligence efforts for the portfolio were completed within 60 days in support of a successful transaction.

Project:     Commercial Redevelopment Project, Boston Metro Area

Service:     Environmental Project Management

Scope:      Greenlight was contracted oversee and manage all aspects of environmental investigation and remediation of an approximate 66-acre urban infill redevelopment project in the metro Boston market.  The project site has more than 20 “disposal sites” as defined under the Massachusetts Contingency Plan (MCP) related to historic releases from an historic automobile manufacturing plant, oil distribution facility and marine terminal, bulk petroleum storage, historic rail yard operations, and plating operations associated with a former tool manufacturer. 

The development project, still ongoing, is being implemented in an 11-block subdivision, with each development block undergoing specific remedial measures under the MCP beginning with Phase I site investigation and tier classification, through site characterization, release abatement measure (RAM) implementation, and ultimately to permanent liability endpoint solution through issuance of Permanent Solutions.

Most of the RAM activities have been based on a combination of soil excavation and offsite disposal, or onsite processing and stabilization for future reuse.  Improvements at several of the development blocks have required the implementation of passive vapor intrusion mitigation due to the presence of volatile compounds in the soil and groundwater.  Most of the disposal sites have achieved their regulatory liability endpoint in combination with recorded institutional and engineering controls permitting the anticipated future uses.

Project:     Commercial Shopping Center Remediation/Mitigation, Springfield, VA

Service:     Soil Remediation & Vapor Intrusion Mitigation

Scope:      Greenlight was contracted perform remedial activities associated with historic releases of chlorinated solvents at a former dry-cleaning operation at a commercial shopping center in Springfield, Virginia.  Due to documented releases in the late 1980’s associated with the dry cleaner that had operated at the property for over 50 years, remedial measures were designed and implemented in three contiguous vacant retail spaces at the center. 

Greenlight conducted soil and sub-slab soil vapor sampling to characterize the nature and extent of chlorinated solvent contamination and coordinated excavation of 25 tons of contaminated soils for offsite disposal.   Due the presence of residual concentrations of chlorinated solvents in soils beneath the tenant spaces, Greenlight designed and installed active vapor intrusion mitigation systems (a combination vapor barriers and sub-slab depressurization/ventilation) within the retail units.  Post-installation diagnostics demonstrated that the mitigation systems had created uniform pressure differential beneath the slab through the affected area precluding intrusion of chlorinated solvent vapors into the occupied retail spaces.

Project:     Soil Remediation – Commercial Redevelopment, Tysons Corner, VA

Service:     Due Diligence, Geophysical & Subsurface Investigation, Soil Remediation

Scope:      During due diligence for the acquisition of a parcel adjacent to an operating shopping center, Greenlight identified an historic onsite gasoline service station.  Geophysical investigation concluded that underground storage tanks (USTs) had previously been removed.  Subsequent subsurface investigation identified petroleum hydrocarbon impacts in soil in the vicinity of the former UST grave. 

Upon delineation of the extent of soil impacts, Greenlight directed the excavation, transport and disposal of contaminated soils and conducted post-excavation confirmation soil sampling and analysis.  Following remediation, the site was redeveloped with a multi-tenant retail building.  Greenlight negotiated an insurance claim on behalf of the client resulting in partial reimbursement of the remedial cost.

Project:     Asbestos Project Management – Nationwide Asset Portfolio

Service:     Asbestos Program Management

Scope:      Greenlight currently manages all asbestos-related activities for a major real estate owner and developer with assets throughout the United States. Greenlight implemented a manages the program that has realized an annual average savings of 25-30%. In addition to these cost savings, Greenlight also streamlined the process resulting in reduced resources required to manage the program. Examples of modifications to the program included:

• Annual abatement contract award to pre-qualified contractors based on asbestos-containing material type (pipe insulation, fireproofing, etc.), project size, and geographical location;
• Fee schedule negotiation and management of selected asbestos consultants within various geographical regions to standardize the scope of work and cost of asbestos inspections and air monitoring during asbestos abatement projects.
• Implementation and management of a corporate-wide asbestos database. The database, managed by Greenlight personnel, includes detailed, sortable information specific to each of the assets regarding asbestos-containing material type, location, quantity, and status.
• Using the asbestos management database, Greenlight developed and assisted in the implementation of an abatement project alert system whereby leasing agents, asset managers and property managers could access the asbestos management database prior to re-tenanting retail units, new lease execution, or demolition. This system ensures that asbestos-containing materials would be either removed prior to renovation or demolition, or new tenants would be notified of their presence in a timely manner resulting in minimized downtime and loss of rent.

The program implemented by Greenlight realizes time and cost efficiencies and creates a single point of accountability for program management.

Project:     Reisterstown Road Plaza, Baltimore, MD

Service:     Asbestos Inspection & Abatement

Scope:      As part of a major mall conversion, Greenlight was contracted to provide asbestos inspection, abatement design, oversight,  management and reporting services.  The project involved the conversion of 30+ small shops in an enclosed area of the mall to an open-air shopping center concept with multiple larger anchor retail tenant spaces. 

Asbestos inspections were conducted in each of the small shops as well as common areas.  In conjunction with the asbestos inspections, other hazardous materials and universal wastes were inventoried for subsequent removal.  Upon completion of the inspections, abatement specifications were prepared, and abatement and remedial measures were bid to multiple contractors.  Abatement activities were completed in phases over several months in advance of building demolition and redevelopment.

Project:     Commercial Redevelopment Project, Bethesda, MD

Service:     Environmental Project Management, Soil Remediation, Environmental Insurance Claim

Scope:      As part of a 24-acre mixed-use redevelopment, contaminated soil was encountered associated with creosote-treated wood pilings installed as foundational support for prior improvements at the site.  Greenlight was contracted oversee and manage excavation, segregation, and disposal of contaminated soil.

As part of the project, a five-level subgrade parking garage was planned that would result in a net cut 50,000 cubic yards of soil.  Surgical screening and segregation of contaminated soils, combined with evaluation of and negotiation with a variety of disposal facilities, allowed Greenlight to reduce the estimated cost of soil excavation and disposal from $3.4 million to $1.9 million. 

On behalf of the developer, Greenlight filed an insurance claim on the developer’s environmental insurance policy and was able to secure reimbursement of $1.8 million (less self-insured retention and business interruption loss) of the incurred environmental expense

Project:     Local Government Agency GIS Services Facility, District of Columbia

Service:     Underground Storage Tank Removal and Closure Assessment

Scope:      As part of a conversion of an emergency backup generator at an operational around-the-clock local government GIS facility, Greenlight was retained to remove a 5,000-gallon diesel underground Storage Tank (UST).  Upon completion of UST removal, Greenlight directed segregation and disposal of petroleum impacted soils and collected post excavation soil samples for laboratory analysis.  Upon completion of the UST removal, backfill and site restoration, Greenlight submitted a UST closure assessment report to the local regulatory oversight agency.