Education
Massachusetts Institute of Technology
· B.S. – Civil Engineering, 1970
· M.S. – Soil Mechanics, 1972
· National Merit Scholar, Teagle Scholar, Tau Beta Pi, and Chi Epsilon
Practice Focus
Since entering the environmental consulting field in 1972, Steve has provided strategic advice and environmental review management for new projects, transactional support for acquisitions, and communications and conflict resolution with regulatory agencies and the public. He specializes in the management and oversight of projects where the environmental review process is complex, controversial, or has become stalled.
Background
Strategic Advice
Steve has served as strategic advisor for environmental review and environmental regulatory matters to the Massachusetts Port Authority (Massport), the Massachusetts Bay Transportation Authority (MBTA), the Rhode Island Economic Development Corporation (RIEDC), the Governor of Rhode Island, and a large number of private clients. For Massport, he has structured and overseen environmental review processes for the Logan Airport Modernization Program and for Hanscom Field. For the MBTA, he provided strategic advice on and competitive economic assessments for the Worcester Commuter Rail Extension project. For the RIEDC, he developed the successful Quonset Davisville Port and Commerce Park Master Plan and followed up with container port strategy for the Governor of Rhode Island. And he has advised several hundred private development projects on environmental review strategy. These have included retail and commercial development, contaminated property reuse, industrial subdivisions, parking facilities, single and multi-family housing projects, waterfront development, mixed-use developments, and smart growth projects.
Environmental Review Management
Steve often manages the process of preparation of environmental review documents. This begins with the negotiation of an appropriate scope of study with reviewing agencies. From that scope, he develops scopes of work for each technical contractor, assists in the selection of suitable technical contractors, provides a writers guide outline of all text to be produced, and provides quality assurance and quality control review of all draft text. Where needed, he redrafts text or drafts particularly sensitive text directly. Finally, he can assemble, produce, and minister to the proper filing of the review document. He also provides effective liaison services between the project proponent, its technical team, and regulators. The result is environmental review documents and processes to meet the needs of regulating agencies while achieving project objectives in a timely and cost effective way. He has provided such services on several hundred public and private sector projects.
Transactional Support/Due Diligence
Steve often is called upon to assist with the due diligence process for clients who are considering the purchase or sale of commercial, industrial, or residential properties. Often, these properties are located on contaminated lands, contain older or "historic" structures with hazardous building materials, have zoning or building code violations, or have past regulatory compliance problems. He coordinates and manages due diligence contractors for clients. As part of this coordination effort, he advises clients on the adequacy of environmental assessments, opinions, and statements. He also is well versed in reviewing cleanup cost estimates for a wide variety of environmental services and can help obtain maximum value for work performed. For particularly difficult transactions, he provides assistance with indemnity and environmental insurance negotiations. This wide range of experience in the real estate transaction field can be of assistance to identify issues of concern early in the due diligence process so that they may be dealt with in the negotiation process.
Conflict Resolution/Communications
Where there is public or agency concern with the real or perceived impacts of a project, Steve provides issue identification, negotiation with affected parties, representation in public and agency meetings, and mediation among affected interests. Such situations arise in the context of alleged violations, where negotiations with permit agencies must be carried out, in the remediation of contaminated sites, where both communications with nearby residents and negotiations with potentially responsible parties often are needed, and in the environmental impact review of large or controversial projects, where public presentations and agency liaisons can be the key to success. His assignments in this portfolio have included negotiating consent agreements in lieu of administrative or civil penalty actions on private projects, negotiating appropriate permit conditions for new development, and ministering to complex lease negotiations where potential tenants have environmental concerns. He also has represented clients successfully in negotiations around endangered species and historical resources.
Affiliations
- National Association of Industrial and Office Properties, Massachusetts Chapter – Member and past Chair of the Environmental Committee. Recipient of the 2004 NAIOP Public Service Award.
- Boston Society of Civil Engineering Section of American Society of Civil Engineering
- Massachusetts Association of Land Surveyors and Civil Engineers
- Corridor Nine Chamber of Commerce – Member of the Economic Development Committee
Publications
- Regular MCLE Panelist on Land Use and Environmental Matters, including:
- Zoning Disputes, Appeals and Strategies, 1990
- Environmental Science for Environmental Attorneys, 1991
- The Saga of City Line Center, 1996
- Reviewing and Revising the MEPA Regulations, 1997
- The New MEPA Regulations, 1998
- Moderator, Ocean and Coastal Law and Policy in Massachusetts, 2005
Community Service Activities
Steve has provided pro bono services to the Dudley Street Neighborhood Initiative and routinely provides low cost services to not-for-profit clients.
Professional Background
- Founded Rackemann Strategic Consulting in 1989 and has served as its President since.
- 1984 to 1989 – Massachusetts Environmental Policy Act Office, Boston, MA. Principal Civil Engineer (1984) and Assistant Secretary, Environmental Impact Review (1986). Co-authored the 1987 revised Massachusetts Environmental Policy Act (MEPA) Regulations, reviewed major development projects, and managed the Commonwealth's primary environmental impact review program for the Secretary of Environmental Affairs.
- 1972 to 1984 – Jason M. Cortell and Associates, Inc., Waltham, MA. Environmental Engineer (1972), Project Director (1973), Director of Technical Studies (1977), and Vice President (1981) for a nationally known environmental consulting firm providing complete analysis, review, and approval services to a wide range of private and public clients.