Steven C. Davis

President 

sdavis@rackemann.com

vCard

Tel: 617-951-1146

- Rackemann Strategic Consulting

 

Education

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

For private, institutional, and not-for-profit clients, Steve’s efforts focus on the strategy and tactics of review and development for new projects, on environmental compliance assurance for existing facilities, and on liaisons with regulatory agencies. Steve has advised several hundred private development projects on environmental review strategy, including 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.  Steve’s major projects include Enterprise Park in Marshfield, Market Street at Lynnfield, Greenbrier Condominiums in Seekonk, Berkshire School in Sheffield, and ConstellationCenter in Cambridge.

Steve also serves 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), and the Governor of Rhode Island.  For public sector clients, Steve brings his skills to bear on environmental review strategy, policy analyses, regulatory assessments, capital planning, and development feasibility.  Major projects include Logan Airport Modernization, Worcester Commuter Rail Extension, Quonset Davisville (RI) Master Plan and Container Port Study, and Medfield State Hospital Redevelopment.

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.  
• Massachusetts Association of Land Surveyors and Civil Engineers
• Environmental Business Council of New England
• Coasts, Oceans, Ports, and Rivers Institute-Boston Chapter
• Associate Industries of Massachusetts
• 495/MetroWest Partnership
• Chi Epsilon National Civil Engineering Honors Society
• Tau Beta Pi Engineering Honors Society
• The Boston Harbor Association
• The Boston Harbor Alliance

Presentations and Working Groups

• Regular Presenter 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
• MassEEA MEPA Regulations Working Group 1998 and 2008
• Moderator, Mass Ocean and Coastal Law and Policy 2005
• MassEEA Greenhouse Gas Policy Group 2009-2011
• MassDEP Regulatory Reform Working Group 2011
• Guest Lecturer at MIT, Harvard, BU, and Wentworth
• Speaker on MEPA and Permitting Strategy
• MCLE Panelist on Land Use and Environmental Matters 

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.

Certifications

• Professional Engineer, MA, License No. 28787
• Professional Engineer, NY, License No. 58190
• Professional Enginner, NJ, License No. 24586

Honors and Awards

• NAIOP Massachusetts Public Affairs Award 2004 and 2007

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.  He also serves on the Southborough Zoning Advisory Committee.