25360. (a) Any costs incurred by the department or regional board
in carrying out this chapter shall be recoverable pursuant to state
or federal law by the Attorney General, upon the request of the
department or regional board, from the liable person or persons. The
amount of any response action costs that may be recovered pursuant to
this section shall include interest on any amount paid. The interest
on amounts paid from the state account or the Site Remediation
Account shall be calculated at the rate of return earned on
investment in the Surplus Money Investment Fund pursuant to Section
16475 of the Government Code.
(b) A person who is liable for costs incurred at a site shall have
the liability reduced by any reimbursements that were paid by that
person for that site pursuant to Section 25343.
(c) The amount of cost determined pursuant to this section shall
be recoverable at the discretion of the department, either in a
separate action or by way of intervention as of right in an action
for contribution or indemnity. Nothing in this section deprives a
party of any defense that the party may have.
(d) Money recovered by the Attorney General pursuant to this
section shall be deposited in the state account.
25360.1. Any monetary obligation to the department pursuant to
Chapter 6.5 (commencing with Section 25100) or this chapter shall be
subject to interest from the date of the demand at the same rate of
return earned on investment in the Surplus Money Investment Fund
pursuant to Section 16475 of the Government Code, except the
department may waive the interest if the obligation is satisfied
within 60 days from the date of invoice.
25360.2. (a) For purposes of this section, the following
definitions apply:
(1) "Owner" means either (A) the owner of property who occupies a
single-family residence or one-half of a duplex constructed on the
property, or (B) the owner of common areas within a residential
common interest development who owns those common areas for the
benefit of the residential homeowners. This paragraph does not
include the developer of the common interest development.
(2) "Property" means either (A) real property of five acres or
less which is zoned for, and on which has been constructed, a
single-family residence, or (B) common areas within a residential
common interest development.
(b) (1) Notwithstanding any other provision of this chapter, an
owner of property that is the site of a hazardous substance release
is presumed to have no liability pursuant to this chapter for either
of the following:
(A) A hazardous substance release that has occurred on the
property.
(B) A release of a hazardous substance to groundwater underlying
the property if the release occurred at a site other than the
property.
(2) The presumption may be rebutted as provided in subdivision
(d).
(c) An action for recovery of costs or expenditures incurred from
the state account pursuant to this chapter in response to a hazardous
substance release may not be brought against an owner of property
unless the department first certifies that, in the opinion of the
department, one of the following applies:
(1) The hazardous substance release that occurred on the property
occurred after the owner acquired the property.
(2) The hazardous substance release that occurred on the property
occurred before the owner acquired the property and at the time of
acquisition the owner knew or had reason to know of the hazardous
substance release.
(3) The owner of property where there has been a release of a
hazardous substance to groundwater underlying the property took, or
is taking, one or more of the following actions:
(A) Caused or contributed to a release of a hazardous substance to
the groundwater.
(B) Fails to provide the department, or its authorized
representative, with access to the property.
(C) Interferes with response action activities.
(d) In an action brought against an owner of property to recover
costs or expenditures incurred from the state account pursuant to
this chapter in response to a hazardous substance release, the
presumption established in subdivision (b) may be rebutted if it is
established by a preponderance of the evidence that the facts upon
which the department made the certification pursuant to paragraph
(1), (2), or (3) of subdivision (c) are true.
(e) Notwithstanding any other provision of this chapter, this
section governs liability pursuant to this chapter for an owner of
property, as defined in subdivision (a).
25360.3. (a) For the purposes of this section, the following terms
have the following meaning:
(1) "Easement" means a conservation easement, as defined in
Section 815.1 of the Civil Code.
(2) "Environmental assessment" means an investigation of real
property, conducted by an independent qualified environmental
consultant, to discover the presence or likely presence of a release
or a threat of a release of a hazardous substance at, on, to, or from
the real property. An environmental assessment shall include, but is
not limited to, an investigation of the historical use of the real
property, any prior releases, records, consultant reports and
regulatory agency correspondence, a visual survey of the real
property, and, if warranted, sampling and analytical testing.
(3) "Owner" means either of the following:
(A) An independent special district, as defined in Section 56044
of the Government Code.
(B) An entity or organization that holds an easement.
(4) "Property" means either of the following:
(A) Real property acquired by a special district by means of a
gift or donation for which an environmental assessment was completed
prior to the transfer or conveyance of the real property to the
special district.
(B) An easement for which an environmental assessment was
completed prior to the transfer or conveyance of the easement to an
entity or organization authorized to accept the easement pursuant to
Section 815.3 of the Civil Code.
(b) (1) Notwithstanding any other provision of this chapter, if an
environmental assessment of property discovers no evidence of the
presence or likely presence of a release or a threat of a release of
a hazardous substance, and a hazardous substance release is
subsequently discovered on, to, or from that property, the owner of
that property is entitled to a rebuttable presumption, affecting the
burden of producing evidence, that the owner is not a liable person
or responsible party for purposes of this chapter. An owner is
entitled to this presumption whether the action is brought by the
state or by a private party seeking contribution or indemnification.
(2) In an action brought against an owner of property to recover
costs or expenditures incurred from the state account pursuant to
this chapter in response to a hazardous substance release, the
presumption may be rebutted if it is established by a preponderance
of the evidence that the facts upon which the department made the
certification pursuant to paragraph (1), (2), (3), or (4) of
subdivision (c) are true.
(c) An action for recovery of costs or expenditures incurred from
the state account pursuant to this chapter in response to a hazardous
substance release shall not be brought against an owner of property
unless the department first certifies that, as found by the
department, one of the following situations applies:
(1) The hazardous substance release occurred on or after the date
that the owner acquired the property.
(2) The hazardous substance release occurred before the date that
the owner acquired the property and, at the time of the acquisition,
the owner knew, or had reason to know, of the hazardous substance
release.
(3) The environmental assessment applicable to the property was
not properly carried out, was fraudulently completed, or involves the
negligent or intentional nondisclosure of information.
(4) The hazardous substance release was discovered on or after the
date of acquisition and the owner failed to exercise due care with
respect to the release, taking into consideration the characteristics
of the hazardous substance in light of all relevant facts and
circumstances.
(d) Notwithstanding any other provision of this chapter, this
section governs liability pursuant to this chapter for an owner of
property, as defined in subdivision (a).
(e) This section is applicable only to property that is acquired
by the owner on or after January 1, 1995.
25360.4. (a) An action under Section 25360 for the recovery of the
costs of removal or remedial action incurred by the department from
the state account, or any other source authorized by law, or for the
recovery of administrative costs incurred by the department in
connection with any removal or remedial action performed by the
department or by any responsible party, shall be commenced within
three years after completion of the removal or remedial action has
been certified by the department.
(b) An action under subdivision (c) of Section 25352 for costs
incurred by the department for the purposes specified in subdivision
(a) or (b) of Section 25352 shall be commenced within three years
after certification by the department of the completion of the
activities authorized under subdivisions (a) and (b) of Section
25352.
(c) In any action described in subdivision (a) or (b) for recovery
of the costs of a removal action, a remedial action, administrative
costs, or damages, where the court has entered a judgment for these
past costs or damages, the court shall also enter an order reserving
jurisdiction over the case and the court shall have continuing
jurisdiction to determine any future liability and the amount. The
department may immediately enforce the judgment for past costs and
damages. The department may apply for a court judgment as to future
costs and damages that have been incurred at any time during the
removal and remedial actions or during the performance of the
activities authorized by Section 25352, but the application shall be
made not later than three years after the certification of completion
of the actions or activities.
(d) An action may be commenced under Section 25360 or subdivision
(c) of Section 25352 at any time prior to expiration of the
three-year limitation period provided for by this section.
25360.6. (a) The department shall, if it determines that it is
practicable and in the public interest, propose a final
administrative or judicial expedited settlement with potentially
responsible parties if the settlement involves only a minor portion
of the response costs at a facility and, if in the judgment of the
department, either of the following conditions are met:
(1) The amount of hazardous substances and the toxic or other
hazardous effects of the hazardous substances contributed by the
potentially responsible party to the facility are minimal in
comparison to the amount and effects of other hazardous substances at
the facility.
(2) The potentially responsible party is the owner of the real
property on or in which the facility is located, did not conduct or
permit the generation, transportation, storage, treatment, or
disposal of any hazardous substance at the facility, and did not
contribute to the release or threat of release of a hazardous
substance at the facility through any act or omission. This paragraph
does not apply if the potentially responsible party, at the time of
the purchase of the real property, knew or should have known that the
property was used for the generation, transportation, storage,
treatment, or disposal of any hazardous substance.
(b) A party who has resolved its liability to the state under this
section shall not be liable for claims for contribution regarding
matters addressed in the settlement. A settlement under this section
does not discharge any of the other potentially responsible parties
unless its terms so provide, but it reduces the potential liability
of the others by the amount of the settlement.
(c) Any person who enters into a settlement under this section
shall provide any information relevant to the administration of this
chapter that is requested by the department. In order to obtain the
contribution protection provided by subdivision (b), a potentially
responsible party participating in a de minimis settlement shall
certify that it has responded fully and accurately to all of the
department's requests for information, and that it has provided all
of the relevant documents pertaining to the facility to the
department.
(d) Nothing in this section shall be construed to affect the
authority of the department or regional board to reach settlements
with other potentially responsible parties under this chapter.
25361. (a) The state account shall be a party in any action for
recovery of costs or expenditures under this chapter incurred from
the state account.
(b) In the event a district attorney or a city attorney has
brought an action for civil or criminal penalties pursuant to Chapter
6.5 (commencing with Section 25100) against any person for the
violation of any provision of that chapter, or any rule, regulation,
permit, covenant, standard, requirement, or order issued, adopted, or
executed thereunder, and the department has expended moneys from the
state account pursuant to Section 25354 for immediate corrective
action in response to a release, or threatened release, of a
hazardous substance which has resulted, in whole or in part, from the
person's acts or omissions, the state account may be made a party to
that action for the purpose of recovering the costs against that
person. If the state account is made a party to the action, the
Attorney General shall represent the state account for the purpose of
recovering the moneys expended from the account. Notwithstanding any
other provision of law, and under terms that the Attorney General
and the department deem appropriate, the Attorney General may
delegate the authority to recover the costs to the district attorney
or city attorney who has brought the action pursuant to Chapter 6.5
(commencing with Section 25100). The failure to seek the recovery of
moneys expended from the state account as part of the action brought
pursuant to Chapter 6.5 (commencing with Section 25100) does not
foreclose the Attorney General from recovering the moneys in a
separate action.
25362. Upon motion and sufficient showing by any party, the court
shall join to the action any person who may be liable for costs or
expenditures of the type recoverable under this chapter.
25363. (a) Except as provided in subdivision (f), any party found
liable for any costs or expenditures recoverable under this chapter
who establishes by a preponderance of the evidence that only a
portion of those costs or expenditures are attributable to that party'
s actions, shall be required to pay only for that portion.
(b) Except as provided in subdivision (f), if the trier of fact
finds the evidence insufficient to establish each party's portion of
costs or expenditures under subdivision (a), the court shall
apportion those costs or expenditures, to the extent practicable,
according to equitable principles, among the defendants.
(c) The state account shall pay any portion of the judgment in
excess of the aggregate amount of costs or expenditures apportioned
under subdivisions (a) and (b).
(d) The standard of liability for any costs or expenses
recoverable pursuant to this chapter is strict liability.
(e) Any person who has incurred removal or remedial action costs
in accordance with this chapter or the federal act may seek
contribution or indemnity from any person who is liable pursuant to
this chapter, except that no claim may be asserted against a person
whose liability has been determined and which has been or is being,
fully discharged pursuant to Section 25356.6, or against a person who
is actively participating in a pending apportionment proceeding
pursuant to Section 25356.6. An action to enforce a claim may be
brought as a cross-complaint by any defendant in an action brought
pursuant to Section 25360 or this section, or in a separate action
after the person seeking contribution or indemnity has paid removal
or remedial action costs in accordance with this chapter or the
federal act. Any plaintiff or cross complainant seeking contribution
or indemnity shall give written notice to the director upon filing an
action or cross complaint under this section. In resolving claims
for contribution or indemnity, the court may allocate costs among
liable parties using those equitable factors which are appropriate.
(f) Notwithstanding this chapter, any response action contractor
who is found liable for any costs or expenditures recoverable under
this chapter and who establishes by a preponderance of the evidence
that only a portion of those costs or expenditures are attributable
to the response action contractor's actions, shall be required to pay
only that portion of the costs or expenditures attributable to the
response action contractor's actions.
25363.5. (a) Notwithstanding any other provision of this article,
the costs incurred by a state agency to take a hazardous substance
response action at the BKK Landfills Site in West Covina shall be
deemed to be a contribution towards any potential liability for
response costs or damages imposed pursuant to state law upon a state
agency that arranged for the disposal or treatment of a hazardous
substance at that site.
(b) The Legislature declares its intent that the costs incurred by
a state agency to take action in response to a hazardous substance
release at the BKK Landfills Site in West Covina shall be deemed to
be a contribution towards any potential liability for response costs
or damages imposed pursuant to the federal act upon a state agency
that arranged for the disposal or treatment of a hazardous substance
at that site.
25364. Except as provided in Section 25364.1, no indemnification,
hold harmless, conveyance, or similar agreement shall be effective to
transfer any liability for cost or expenditures recoverable under
this chapter. This section shall not bar any agreement to insure,
hold harmless, or indemnify a party to the agreement for any costs or
expenditures under this chapter.
25364.1. (a) For purposes of this section, the following
definitions shall apply:
(1) "Affiliate" means any entity that directly, or indirectly
through one or more intermediaries, controls, is controlled by, or is
under common control with, the responsible party owner. For purposes
of this paragraph, "control" means the possession, direct or
indirect, of the power to direct or cause the direction of the
management and policies of an entity, or ownership of shares or
interests in the entity possessing more than 50 percent of the voting
power.
(2) "Qualified independent consultant" means either a geologist
who is registered pursuant to Section 7850 of the Business and
Professions Code or a professional engineer who is registered
pursuant to Section 6762 of the Business and Professions Code.
(3) "Responsible party owner" means the owner of all or part of
the site on January 1, 1993, or if all or a part of the site is
transferred to a joint venture formed for purposes of development of
the site, the owner of the site immediately prior to that transfer.
(4) "Site" means the site of the former Kaiser Steel Corporation
steel mill located near the City of Fontana.
(b) Notwithstanding any other provision of law, except as provided
in subdivisions (c) and (e), the director may release from liability
under this chapter or Chapter 6.5 (commencing with Section 25100),
and from liability for any claims of the state for recovery of
response costs under the federal act, any of the following persons,
with regard to a removal or remedial action at the site:
(1) Any person who provides financing for all, or a substantial
part of, the costs of performing a removal or remedial action at the
site pursuant to a remedial action plan prepared by a qualified
independent consultant and issued by the department pursuant to
subdivision (e) of Section 25356.1, except that the release from
liability shall not release the person providing this financing from
liability for any hazardous substance release or threatened release
resulting from that person's exercise of decisionmaking control over
the performance of the removal or remedial action while the
responsible party owner remains in possession of the site.
(2) Any person who enters into an agreement with the responsible
party owner to provide development services for the development of
all, or a part of, the site, including a developer, who becomes a
partner in a joint venture partnership with the responsible party
owner, if the joint venture is formed for purposes of the development
of the site and legal title to the site is transferred by the
responsible party owner to the joint venture. If a release from
liability is granted to a developer pursuant to this paragraph and
the legal title to the site is transferred by the responsible party
owner to a joint venture between the developer and the responsible
party owner of the site, the responsible party owner shall not be
relieved of liability under this chapter.
(3) Any person who acquires an ownership or leasehold interest in
all or a part of the site after performance of the removal or
remedial action specified in the remedial action plan for the site,
or part of the site, has been completed to the satisfaction of the
department.
(c) A release from liability shall not be granted pursuant to
subdivision (b) unless all of the following conditions are met:
(1) A responsible party owner has entered into a stipulated
settlement of an order issued by the department pursuant to Section
25187, 25355.5, or 25358.3 to perform the removal or remedial action
at the site in accordance with the remedial action plan and has
arranged financing, contingent only upon obtaining releases from
potential liability pursuant to subdivision (b), for the costs of
performing the removal or remedial action.
(2) A responsible party owner agrees to pay all applicable
oversight fees required by Section 25343 and to pay any additional
costs that are recoverable pursuant to Section 25360.
(3) No person to be released from liability pursuant to
subdivision (b) is a responsible party or an affiliate of a
responsible party, with respect to any hazardous substance release
existing at the site at the time the release from liability is
granted.
(4) The stipulated settlement requires the responsible party owner
to provide irrevocable financial assurances for full performance of
the remedial action plan. The financial assurances may consist of one
or more of the financial assurance instruments described in Section
66264.143 of Title 22 of the California Code of Regulations. Upon the
approval of the department, the forms of these instruments may be
revised as appropriate to apply to the costs of performing the
removal or remedial action specified in the remedial action plan.
(5) The director finds that the release from liability to be
granted will promote the purposes and goals of this chapter and
encourage private investment in property that is in need of
remediation.
(d) The site may be subdivided to create subdivided parcels of
land, pursuant to the Subdivision Map Act (Division 2 (commencing
with Section 66410) of Title 7 of the Government Code), in order to
facilitate removal or remedial action at the site, secure financing
for removal or remedial action, or secure financing for development
which would generate funds for removal or remedial action at the
site.
(e) Notwithstanding any other provision of this section, a release
from liability granted pursuant to subdivision (b) shall not extend
to any of the following:
(1) Any person who was a responsible party for a hazardous
substance release existing at the site before the release from
liability was granted, and any entity which is an affiliate of such a
responsible party.
(2) Any contractor who prepares the remedial action plan or
performs the removal or remedial action provided for in the remedial
action plan.
(3) Any person who obtains a release pursuant to subdivision (b)
by fraud or negligent or intentional nondisclosure or
misrepresentation.
(4) Any liability for a release or threatened release of a
hazardous substance first deposited at the site by a person released
from liability pursuant to subdivision (b) after the release from
liability is granted.
(f) Any release from liability granted by the director pursuant to
this section shall contain the following provision: "If, for any
reason, the responsible party does not complete the removal or
remedial action, this release does not extend to any subsequent
actions or activities performed by the released party that exacerbate
the conditions at the site."
25364.7. The repeal of Section 25364.6 shall not affect any
indemnity provided pursuant to that section for any cause of action
brought because of any act or omission which occurs before the repeal
of that section.
25365. The entry of judgment against any party to the action shall
not be deemed to bar any future action by the state account against
any person who is later discovered to be potentially liable for costs
and expenditures paid by the state account.
25365.6. (a) Any costs or damages incurred by the department or
regional board pursuant to this chapter constitutes a claim and lien
upon the real property owned by the responsible party that is subject
to, or affected by, the removal and remedial action. This lien shall
attach regardless of whether the responsible party is insolvent. A
lien established by this section shall be subject to the notice and
hearing procedures required by due process of the law and shall arise
at the time costs are first incurred by the department or regional
board with respect to a response action at the site.
(b) The department shall not be considered a responsible party for
a hazardous substance release site because a claim and lien is
imposed pursuant to this section.
(c) The lien provided by this section shall continue until the
liability for these costs or damages, or a judgment against the
responsible party, is satisfied. However, if it is determined by the
court that the judgment against the responsible party will not be
satisfied, the department may exercise its rights under the lien.
(d) The lien imposed by this section shall have the force and
effect of, and the priority of, a judgment lien upon its recordation
in the county in which the property subject to the lien is located.
The lien shall contain the legal description of the real property,
the assessor's parcel number, and the name of the owner of record, as
shown on the latest equalized assessment roll. The lien shall also
contain a legal description of the property which is the site of the
hazardous substance release, the assessor's parcel number for that
property, and the name of the owner of record, as shown on the latest
equalized assessment roll, of that property.
(e) All funds recovered pursuant to this section shall be
deposited in the state account.
25366. (a) This chapter shall not be construed as imposing any new
liability associated with acts that occurred on or before January 1,
1982, if the acts were not in violation of existing state or federal
laws at the time they occurred.
(b) Nothing in this chapter shall be construed as authorizing
recovery for response costs or damages resulting from any release
authorized or permitted pursuant to state law or a federally
permitted release.
(c) Except as provided in Sections 25360, 25361, 25362, and 25363,
nothing in this chapter shall affect or modify in any way the
obligations or liability of any person under any other provision of
state or federal law, including common law, for damages, injury, or
loss resulting from a release of any hazardous substance or for
removal or remedial action or the costs of removal or remedial action
of the hazardous substance.
25366.5. (a) Any public agency operating a household hazardous
waste collection program or any person operating such a program under
a written agreement with a public agency, or, for material received
from the public as used oil, any person operating a certified used
oil collection center as provided in Section 48660 of the Public
Resources Code, shall not be held liable in any cost recovery action
brought pursuant to Section 25360 , including, but not limited to,
any action to recover the fees imposed by Section 25343 or any action
brought pursuant to subdivision (e) of Section 25363, for any waste
that has been properly handled and transported to an authorized
hazardous waste treatment, storage, or disposal facility at a
location other than that of the collection program.
(b) For purposes of this section, "household hazardous waste
collection program" means a program or facility, specified in Section
25218.1, in which hazardous wastes from households and conditionally
exempt small quantity generators, are collected and ultimately
transferred to an authorized hazardous waste treatment, storage, or
disposal facility.
(c) Except as provided in subdivision (a), this section does not
affect or modify the obligations or liabilities of any person imposed
pursuant to any state or federal law.
25367. Any person who commits any of the following acts shall be
liable for a civil penalty not to exceed twenty-five thousand dollars
($25,000) for each separate violation, or for continuing violations,
for each day during which that violation continues:
(a) Intentionally makes any false statement or representation in
any report or information furnished pursuant to Section 25358.1.
(b) Intentionally fails to provide any information requested
pursuant to Section 25358.1.
(c) Refuses or prevents, without sufficient cause, any activity
authorized pursuant to Section 25358.1 or 25358.3.
25360. (a) Any costs incurred by the department or regional board
in carrying out this chapter shall be recoverable pursuant to state
or federal law by the Attorney General, upon the request of the
department or regional board, from the liable person or persons. The
amount of any response action costs that may be recovered pursuant to
this section shall include interest on any amount paid. The interest
on amounts paid from the state account or the Site Remediation
Account shall be calculated at the rate of return earned on
investment in the Surplus Money Investment Fund pursuant to Section
16475 of the Government Code.
(b) A person who is liable for costs incurred at a site shall have
the liability reduced by any reimbursements that were paid by that
person for that site pursuant to Section 25343.
(c) The amount of cost determined pursuant to this section shall
be recoverable at the discretion of the department, either in a
separate action or by way of intervention as of right in an action
for contribution or indemnity. Nothing in this section deprives a
party of any defense that the party may have.
(d) Money recovered by the Attorney General pursuant to this
section shall be deposited in the state account.
25360.1. Any monetary obligation to the department pursuant to
Chapter 6.5 (commencing with Section 25100) or this chapter shall be
subject to interest from the date of the demand at the same rate of
return earned on investment in the Surplus Money Investment Fund
pursuant to Section 16475 of the Government Code, except the
department may waive the interest if the obligation is satisfied
within 60 days from the date of invoice.
25360.2. (a) For purposes of this section, the following
definitions apply:
(1) "Owner" means either (A) the owner of property who occupies a
single-family residence or one-half of a duplex constructed on the
property, or (B) the owner of common areas within a residential
common interest development who owns those common areas for the
benefit of the residential homeowners. This paragraph does not
include the developer of the common interest development.
(2) "Property" means either (A) real property of five acres or
less which is zoned for, and on which has been constructed, a
single-family residence, or (B) common areas within a residential
common interest development.
(b) (1) Notwithstanding any other provision of this chapter, an
owner of property that is the site of a hazardous substance release
is presumed to have no liability pursuant to this chapter for either
of the following:
(A) A hazardous substance release that has occurred on the
property.
(B) A release of a hazardous substance to groundwater underlying
the property if the release occurred at a site other than the
property.
(2) The presumption may be rebutted as provided in subdivision
(d).
(c) An action for recovery of costs or expenditures incurred from
the state account pursuant to this chapter in response to a hazardous
substance release may not be brought against an owner of property
unless the department first certifies that, in the opinion of the
department, one of the following applies:
(1) The hazardous substance release that occurred on the property
occurred after the owner acquired the property.
(2) The hazardous substance release that occurred on the property
occurred before the owner acquired the property and at the time of
acquisition the owner knew or had reason to know of the hazardous
substance release.
(3) The owner of property where there has been a release of a
hazardous substance to groundwater underlying the property took, or
is taking, one or more of the following actions:
(A) Caused or contributed to a release of a hazardous substance to
the groundwater.
(B) Fails to provide the department, or its authorized
representative, with access to the property.
(C) Interferes with response action activities.
(d) In an action brought against an owner of property to recover
costs or expenditures incurred from the state account pursuant to
this chapter in response to a hazardous substance release, the
presumption established in subdivision (b) may be rebutted if it is
established by a preponderance of the evidence that the facts upon
which the department made the certification pursuant to paragraph
(1), (2), or (3) of subdivision (c) are true.
(e) Notwithstanding any other provision of this chapter, this
section governs liability pursuant to this chapter for an owner of
property, as defined in subdivision (a).
25360.3. (a) For the purposes of this section, the following terms
have the following meaning:
(1) "Easement" means a conservation easement, as defined in
Section 815.1 of the Civil Code.
(2) "Environmental assessment" means an investigation of real
property, conducted by an independent qualified environmental
consultant, to discover the presence or likely presence of a release
or a threat of a release of a hazardous substance at, on, to, or from
the real property. An environmental assessment shall include, but is
not limited to, an investigation of the historical use of the real
property, any prior releases, records, consultant reports and
regulatory agency correspondence, a visual survey of the real
property, and, if warranted, sampling and analytical testing.
(3) "Owner" means either of the following:
(A) An independent special district, as defined in Section 56044
of the Government Code.
(B) An entity or organization that holds an easement.
(4) "Property" means either of the following:
(A) Real property acquired by a special district by means of a
gift or donation for which an environmental assessment was completed
prior to the transfer or conveyance of the real property to the
special district.
(B) An easement for which an environmental assessment was
completed prior to the transfer or conveyance of the easement to an
entity or organization authorized to accept the easement pursuant to
Section 815.3 of the Civil Code.
(b) (1) Notwithstanding any other provision of this chapter, if an
environmental assessment of property discovers no evidence of the
presence or likely presence of a release or a threat of a release of
a hazardous substance, and a hazardous substance release is
subsequently discovered on, to, or from that property, the owner of
that property is entitled to a rebuttable presumption, affecting the
burden of producing evidence, that the owner is not a liable person
or responsible party for purposes of this chapter. An owner is
entitled to this presumption whether the action is brought by the
state or by a private party seeking contribution or indemnification.
(2) In an action brought against an owner of property to recover
costs or expenditures incurred from the state account pursuant to
this chapter in response to a hazardous substance release, the
presumption may be rebutted if it is established by a preponderance
of the evidence that the facts upon which the department made the
certification pursuant to paragraph (1), (2), (3), or (4) of
subdivision (c) are true.
(c) An action for recovery of costs or expenditures incurred from
the state account pursuant to this chapter in response to a hazardous
substance release shall not be brought against an owner of property
unless the department first certifies that, as found by the
department, one of the following situations applies:
(1) The hazardous substance release occurred on or after the date
that the owner acquired the property.
(2) The hazardous substance release occurred before the date that
the owner acquired the property and, at the time of the acquisition,
the owner knew, or had reason to know, of the hazardous substance
release.
(3) The environmental assessment applicable to the property was
not properly carried out, was fraudulently completed, or involves the
negligent or intentional nondisclosure of information.
(4) The hazardous substance release was discovered on or after the
date of acquisition and the owner failed to exercise due care with
respect to the release, taking into consideration the characteristics
of the hazardous substance in light of all relevant facts and
circumstances.
(d) Notwithstanding any other provision of this chapter, this
section governs liability pursuant to this chapter for an owner of
property, as defined in subdivision (a).
(e) This section is applicable only to property that is acquired
by the owner on or after January 1, 1995.
25360.4. (a) An action under Section 25360 for the recovery of the
costs of removal or remedial action incurred by the department from
the state account, or any other source authorized by law, or for the
recovery of administrative costs incurred by the department in
connection with any removal or remedial action performed by the
department or by any responsible party, shall be commenced within
three years after completion of the removal or remedial action has
been certified by the department.
(b) An action under subdivision (c) of Section 25352 for costs
incurred by the department for the purposes specified in subdivision
(a) or (b) of Section 25352 shall be commenced within three years
after certification by the department of the completion of the
activities authorized under subdivisions (a) and (b) of Section
25352.
(c) In any action described in subdivision (a) or (b) for recovery
of the costs of a removal action, a remedial action, administrative
costs, or damages, where the court has entered a judgment for these
past costs or damages, the court shall also enter an order reserving
jurisdiction over the case and the court shall have continuing
jurisdiction to determine any future liability and the amount. The
department may immediately enforce the judgment for past costs and
damages. The department may apply for a court judgment as to future
costs and damages that have been incurred at any time during the
removal and remedial actions or during the performance of the
activities authorized by Section 25352, but the application shall be
made not later than three years after the certification of completion
of the actions or activities.
(d) An action may be commenced under Section 25360 or subdivision
(c) of Section 25352 at any time prior to expiration of the
three-year limitation period provided for by this section.
25360.6. (a) The department shall, if it determines that it is
practicable and in the public interest, propose a final
administrative or judicial expedited settlement with potentially
responsible parties if the settlement involves only a minor portion
of the response costs at a facility and, if in the judgment of the
department, either of the following conditions are met:
(1) The amount of hazardous substances and the toxic or other
hazardous effects of the hazardous substances contributed by the
potentially responsible party to the facility are minimal in
comparison to the amount and effects of other hazardous substances at
the facility.
(2) The potentially responsible party is the owner of the real
property on or in which the facility is located, did not conduct or
permit the generation, transportation, storage, treatment, or
disposal of any hazardous substance at the facility, and did not
contribute to the release or threat of release of a hazardous
substance at the facility through any act or omission. This paragraph
does not apply if the potentially responsible party, at the time of
the purchase of the real property, knew or should have known that the
property was used for the generation, transportation, storage,
treatment, or disposal of any hazardous substance.
(b) A party who has resolved its liability to the state under this
section shall not be liable for claims for contribution regarding
matters addressed in the settlement. A settlement under this section
does not discharge any of the other potentially responsible parties
unless its terms so provide, but it reduces the potential liability
of the others by the amount of the settlement.
(c) Any person who enters into a settlement under this section
shall provide any information relevant to the administration of this
chapter that is requested by the department. In order to obtain the
contribution protection provided by subdivision (b), a potentially
responsible party participating in a de minimis settlement shall
certify that it has responded fully and accurately to all of the
department's requests for information, and that it has provided all
of the relevant documents pertaining to the facility to the
department.
(d) Nothing in this section shall be construed to affect the
authority of the department or regional board to reach settlements
with other potentially responsible parties under this chapter.
25361. (a) The state account shall be a party in any action for
recovery of costs or expenditures under this chapter incurred from
the state account.
(b) In the event a district attorney or a city attorney has
brought an action for civil or criminal penalties pursuant to Chapter
6.5 (commencing with Section 25100) against any person for the
violation of any provision of that chapter, or any rule, regulation,
permit, covenant, standard, requirement, or order issued, adopted, or
executed thereunder, and the department has expended moneys from the
state account pursuant to Section 25354 for immediate corrective
action in response to a release, or threatened release, of a
hazardous substance which has resulted, in whole or in part, from the
person's acts or omissions, the state account may be made a party to
that action for the purpose of recovering the costs against that
person. If the state account is made a party to the action, the
Attorney General shall represent the state account for the purpose of
recovering the moneys expended from the account. Notwithstanding any
other provision of law, and under terms that the Attorney General
and the department deem appropriate, the Attorney General may
delegate the authority to recover the costs to the district attorney
or city attorney who has brought the action pursuant to Chapter 6.5
(commencing with Section 25100). The failure to seek the recovery of
moneys expended from the state account as part of the action brought
pursuant to Chapter 6.5 (commencing with Section 25100) does not
foreclose the Attorney General from recovering the moneys in a
separate action.
25362. Upon motion and sufficient showing by any party, the court
shall join to the action any person who may be liable for costs or
expenditures of the type recoverable under this chapter.
25363. (a) Except as provided in subdivision (f), any party found
liable for any costs or expenditures recoverable under this chapter
who establishes by a preponderance of the evidence that only a
portion of those costs or expenditures are attributable to that party'
s actions, shall be required to pay only for that portion.
(b) Except as provided in subdivision (f), if the trier of fact
finds the evidence insufficient to establish each party's portion of
costs or expenditures under subdivision (a), the court shall
apportion those costs or expenditures, to the extent practicable,
according to equitable principles, among the defendants.
(c) The state account shall pay any portion of the judgment in
excess of the aggregate amount of costs or expenditures apportioned
under subdivisions (a) and (b).
(d) The standard of liability for any costs or expenses
recoverable pursuant to this chapter is strict liability.
(e) Any person who has incurred removal or remedial action costs
in accordance with this chapter or the federal act may seek
contribution or indemnity from any person who is liable pursuant to
this chapter, except that no claim may be asserted against a person
whose liability has been determined and which has been or is being,
fully discharged pursuant to Section 25356.6, or against a person who
is actively participating in a pending apportionment proceeding
pursuant to Section 25356.6. An action to enforce a claim may be
brought as a cross-complaint by any defendant in an action brought
pursuant to Section 25360 or this section, or in a separate action
after the person seeking contribution or indemnity has paid removal
or remedial action costs in accordance with this chapter or the
federal act. Any plaintiff or cross complainant seeking contribution
or indemnity shall give written notice to the director upon filing an
action or cross complaint under this section. In resolving claims
for contribution or indemnity, the court may allocate costs among
liable parties using those equitable factors which are appropriate.
(f) Notwithstanding this chapter, any response action contractor
who is found liable for any costs or expenditures recoverable under
this chapter and who establishes by a preponderance of the evidence
that only a portion of those costs or expenditures are attributable
to the response action contractor's actions, shall be required to pay
only that portion of the costs or expenditures attributable to the
response action contractor's actions.
25363.5. (a) Notwithstanding any other provision of this article,
the costs incurred by a state agency to take a hazardous substance
response action at the BKK Landfills Site in West Covina shall be
deemed to be a contribution towards any potential liability for
response costs or damages imposed pursuant to state law upon a state
agency that arranged for the disposal or treatment of a hazardous
substance at that site.
(b) The Legislature declares its intent that the costs incurred by
a state agency to take action in response to a hazardous substance
release at the BKK Landfills Site in West Covina shall be deemed to
be a contribution towards any potential liability for response costs
or damages imposed pursuant to the federal act upon a state agency
that arranged for the disposal or treatment of a hazardous substance
at that site.
25364. Except as provided in Section 25364.1, no indemnification,
hold harmless, conveyance, or similar agreement shall be effective to
transfer any liability for cost or expenditures recoverable under
this chapter. This section shall not bar any agreement to insure,
hold harmless, or indemnify a party to the agreement for any costs or
expenditures under this chapter.
25364.1. (a) For purposes of this section, the following
definitions shall apply:
(1) "Affiliate" means any entity that directly, or indirectly
through one or more intermediaries, controls, is controlled by, or is
under common control with, the responsible party owner. For purposes
of this paragraph, "control" means the possession, direct or
indirect, of the power to direct or cause the direction of the
management and policies of an entity, or ownership of shares or
interests in the entity possessing more than 50 percent of the voting
power.
(2) "Qualified independent consultant" means either a geologist
who is registered pursuant to Section 7850 of the Business and
Professions Code or a professional engineer who is registered
pursuant to Section 6762 of the Business and Professions Code.
(3) "Responsible party owner" means the owner of all or part of
the site on January 1, 1993, or if all or a part of the site is
transferred to a joint venture formed for purposes of development of
the site, the owner of the site immediately prior to that transfer.
(4) "Site" means the site of the former Kaiser Steel Corporation
steel mill located near the City of Fontana.
(b) Notwithstanding any other provision of law, except as provided
in subdivisions (c) and (e), the director may release from liability
under this chapter or Chapter 6.5 (commencing with Section 25100),
and from liability for any claims of the state for recovery of
response costs under the federal act, any of the following persons,
with regard to a removal or remedial action at the site:
(1) Any person who provides financing for all, or a substantial
part of, the costs of performing a removal or remedial action at the
site pursuant to a remedial action plan prepared by a qualified
independent consultant and issued by the department pursuant to
subdivision (e) of Section 25356.1, except that the release from
liability shall not release the person providing this financing from
liability for any hazardous substance release or threatened release
resulting from that person's exercise of decisionmaking control over
the performance of the removal or remedial action while the
responsible party owner remains in possession of the site.
(2) Any person who enters into an agreement with the responsible
party owner to provide development services for the development of
all, or a part of, the site, including a developer, who becomes a
partner in a joint venture partnership with the responsible party
owner, if the joint venture is formed for purposes of the development
of the site and legal title to the site is transferred by the
responsible party owner to the joint venture. If a release from
liability is granted to a developer pursuant to this paragraph and
the legal title to the site is transferred by the responsible party
owner to a joint venture between the developer and the responsible
party owner of the site, the responsible party owner shall not be
relieved of liability under this chapter.
(3) Any person who acquires an ownership or leasehold interest in
all or a part of the site after performance of the removal or
remedial action specified in the remedial action plan for the site,
or part of the site, has been completed to the satisfaction of the
department.
(c) A release from liability shall not be granted pursuant to
subdivision (b) unless all of the following conditions are met:
(1) A responsible party owner has entered into a stipulated
settlement of an order issued by the department pursuant to Section
25187, 25355.5, or 25358.3 to perform the removal or remedial action
at the site in accordance with the remedial action plan and has
arranged financing, contingent only upon obtaining releases from
potential liability pursuant to subdivision (b), for the costs of
performing the removal or remedial action.
(2) A responsible party owner agrees to pay all applicable
oversight fees required by Section 25343 and to pay any additional
costs that are recoverable pursuant to Section 25360.
(3) No person to be released from liability pursuant to
subdivision (b) is a responsible party or an affiliate of a
responsible party, with respect to any hazardous substance release
existing at the site at the time the release from liability is
granted.
(4) The stipulated settlement requires the responsible party owner
to provide irrevocable financial assurances for full performance of
the remedial action plan. The financial assurances may consist of one
or more of the financial assurance instruments described in Section
66264.143 of Title 22 of the California Code of Regulations. Upon the
approval of the department, the forms of these instruments may be
revised as appropriate to apply to the costs of performing the
removal or remedial action specified in the remedial action plan.
(5) The director finds that the release from liability to be
granted will promote the purposes and goals of this chapter and
encourage private investment in property that is in need of
remediation.
(d) The site may be subdivided to create subdivided parcels of
land, pursuant to the Subdivision Map Act (Division 2 (commencing
with Section 66410) of Title 7 of the Government Code), in order to
facilitate removal or remedial action at the site, secure financing
for removal or remedial action, or secure financing for development
which would generate funds for removal or remedial action at the
site.
(e) Notwithstanding any other provision of this section, a release
from liability granted pursuant to subdivision (b) shall not extend
to any of the following:
(1) Any person who was a responsible party for a hazardous
substance release existing at the site before the release from
liability was granted, and any entity which is an affiliate of such a
responsible party.
(2) Any contractor who prepares the remedial action plan or
performs the removal or remedial action provided for in the remedial
action plan.
(3) Any person who obtains a release pursuant to subdivision (b)
by fraud or negligent or intentional nondisclosure or
misrepresentation.
(4) Any liability for a release or threatened release of a
hazardous substance first deposited at the site by a person released
from liability pursuant to subdivision (b) after the release from
liability is granted.
(f) Any release from liability granted by the director pursuant to
this section shall contain the following provision: "If, for any
reason, the responsible party does not complete the removal or
remedial action, this release does not extend to any subsequent
actions or activities performed by the released party that exacerbate
the conditions at the site."
25364.7. The repeal of Section 25364.6 shall not affect any
indemnity provided pursuant to that section for any cause of action
brought because of any act or omission which occurs before the repeal
of that section.
25365. The entry of judgment against any party to the action shall
not be deemed to bar any future action by the state account against
any person who is later discovered to be potentially liable for costs
and expenditures paid by the state account.
25365.6. (a) Any costs or damages incurred by the department or
regional board pursuant to this chapter constitutes a claim and lien
upon the real property owned by the responsible party that is subject
to, or affected by, the removal and remedial action. This lien shall
attach regardless of whether the responsible party is insolvent. A
lien established by this section shall be subject to the notice and
hearing procedures required by due process of the law and shall arise
at the time costs are first incurred by the department or regional
board with respect to a response action at the site.
(b) The department shall not be considered a responsible party for
a hazardous substance release site because a claim and lien is
imposed pursuant to this section.
(c) The lien provided by this section shall continue until the
liability for these costs or damages, or a judgment against the
responsible party, is satisfied. However, if it is determined by the
court that the judgment against the responsible party will not be
satisfied, the department may exercise its rights under the lien.
(d) The lien imposed by this section shall have the force and
effect of, and the priority of, a judgment lien upon its recordation
in the county in which the property subject to the lien is located.
The lien shall contain the legal description of the real property,
the assessor's parcel number, and the name of the owner of record, as
shown on the latest equalized assessment roll. The lien shall also
contain a legal description of the property which is the site of the
hazardous substance release, the assessor's parcel number for that
property, and the name of the owner of record, as shown on the latest
equalized assessment roll, of that property.
(e) All funds recovered pursuant to this section shall be
deposited in the state account.
25366. (a) This chapter shall not be construed as imposing any new
liability associated with acts that occurred on or before January 1,
1982, if the acts were not in violation of existing state or federal
laws at the time they occurred.
(b) Nothing in this chapter shall be construed as authorizing
recovery for response costs or damages resulting from any release
authorized or permitted pursuant to state law or a federally
permitted release.
(c) Except as provided in Sections 25360, 25361, 25362, and 25363,
nothing in this chapter shall affect or modify in any way the
obligations or liability of any person under any other provision of
state or federal law, including common law, for damages, injury, or
loss resulting from a release of any hazardous substance or for
removal or remedial action or the costs of removal or remedial action
of the hazardous substance.
25366.5. (a) Any public agency operating a household hazardous
waste collection program or any person operating such a program under
a written agreement with a public agency, or, for material received
from the public as used oil, any person operating a certified used
oil collection center as provided in Section 48660 of the Public
Resources Code, shall not be held liable in any cost recovery action
brought pursuant to Section 25360 , including, but not limited to,
any action to recover the fees imposed by Section 25343 or any action
brought pursuant to subdivision (e) of Section 25363, for any waste
that has been properly handled and transported to an authorized
hazardous waste treatment, storage, or disposal facility at a
location other than that of the collection program.
(b) For purposes of this section, "household hazardous waste
collection program" means a program or facility, specified in Section
25218.1, in which hazardous wastes from households and conditionally
exempt small quantity generators, are collected and ultimately
transferred to an authorized hazardous waste treatment, storage, or
disposal facility.
(c) Except as provided in subdivision (a), this section does not
affect or modify the obligations or liabilities of any person imposed
pursuant to any state or federal law.
25367. Any person who commits any of the following acts shall be
liable for a civil penalty not to exceed twenty-five thousand dollars
($25,000) for each separate violation, or for continuing violations,
for each day during which that violation continues:
(a) Intentionally makes any false statement or representation in
any report or information furnished pursuant to Section 25358.1.
(b) Intentionally fails to provide any information requested
pursuant to Section 25358.1.
(c) Refuses or prevents, without sufficient cause, any activity
authorized pursuant to Section 25358.1 or 25358.3.
25360. (a) Any costs incurred by the department or regional board
in carrying out this chapter shall be recoverable pursuant to state
or federal law by the Attorney General, upon the request of the
department or regional board, from the liable person or persons. The
amount of any response action costs that may be recovered pursuant to
this section shall include interest on any amount paid. The interest
on amounts paid from the state account or the Site Remediation
Account shall be calculated at the rate of return earned on
investment in the Surplus Money Investment Fund pursuant to Section
16475 of the Government Code.
(b) A person who is liable for costs incurred at a site shall have
the liability reduced by any reimbursements that were paid by that
person for that site pursuant to Section 25343.
(c) The amount of cost determined pursuant to this section shall
be recoverable at the discretion of the department, either in a
separate action or by way of intervention as of right in an action
for contribution or indemnity. Nothing in this section deprives a
party of any defense that the party may have.
(d) Money recovered by the Attorney General pursuant to this
section shall be deposited in the state account.
25360.1. Any monetary obligation to the department pursuant to
Chapter 6.5 (commencing with Section 25100) or this chapter shall be
subject to interest from the date of the demand at the same rate of
return earned on investment in the Surplus Money Investment Fund
pursuant to Section 16475 of the Government Code, except the
department may waive the interest if the obligation is satisfied
within 60 days from the date of invoice.
25360.2. (a) For purposes of this section, the following
definitions apply:
(1) "Owner" means either (A) the owner of property who occupies a
single-family residence or one-half of a duplex constructed on the
property, or (B) the owner of common areas within a residential
common interest development who owns those common areas for the
benefit of the residential homeowners. This paragraph does not
include the developer of the common interest development.
(2) "Property" means either (A) real property of five acres or
less which is zoned for, and on which has been constructed, a
single-family residence, or (B) common areas within a residential
common interest development.
(b) (1) Notwithstanding any other provision of this chapter, an
owner of property that is the site of a hazardous substance release
is presumed to have no liability pursuant to this chapter for either
of the following:
(A) A hazardous substance release that has occurred on the
property.
(B) A release of a hazardous substance to groundwater underlying
the property if the release occurred at a site other than the
property.
(2) The presumption may be rebutted as provided in subdivision
(d).
(c) An action for recovery of costs or expenditures incurred from
the state account pursuant to this chapter in response to a hazardous
substance release may not be brought against an owner of property
unless the department first certifies that, in the opinion of the
department, one of the following applies:
(1) The hazardous substance release that occurred on the property
occurred after the owner acquired the property.
(2) The hazardous substance release that occurred on the property
occurred before the owner acquired the property and at the time of
acquisition the owner knew or had reason to know of the hazardous
substance release.
(3) The owner of property where there has been a release of a
hazardous substance to groundwater underlying the property took, or
is taking, one or more of the following actions:
(A) Caused or contributed to a release of a hazardous substance to
the groundwater.
(B) Fails to provide the department, or its authorized
representative, with access to the property.
(C) Interferes with response action activities.
(d) In an action brought against an owner of property to recover
costs or expenditures incurred from the state account pursuant to
this chapter in response to a hazardous substance release, the
presumption established in subdivision (b) may be rebutted if it is
established by a preponderance of the evidence that the facts upon
which the department made the certification pursuant to paragraph
(1), (2), or (3) of subdivision (c) are true.
(e) Notwithstanding any other provision of this chapter, this
section governs liability pursuant to this chapter for an owner of
property, as defined in subdivision (a).
25360.3. (a) For the purposes of this section, the following terms
have the following meaning:
(1) "Easement" means a conservation easement, as defined in
Section 815.1 of the Civil Code.
(2) "Environmental assessment" means an investigation of real
property, conducted by an independent qualified environmental
consultant, to discover the presence or likely presence of a release
or a threat of a release of a hazardous substance at, on, to, or from
the real property. An environmental assessment shall include, but is
not limited to, an investigation of the historical use of the real
property, any prior releases, records, consultant reports and
regulatory agency correspondence, a visual survey of the real
property, and, if warranted, sampling and analytical testing.
(3) "Owner" means either of the following:
(A) An independent special district, as defined in Section 56044
of the Government Code.
(B) An entity or organization that holds an easement.
(4) "Property" means either of the following:
(A) Real property acquired by a special district by means of a
gift or donation for which an environmental assessment was completed
prior to the transfer or conveyance of the real property to the
special district.
(B) An easement for which an environmental assessment was
completed prior to the transfer or conveyance of the easement to an
entity or organization authorized to accept the easement pursuant to
Section 815.3 of the Civil Code.
(b) (1) Notwithstanding any other provision of this chapter, if an
environmental assessment of property discovers no evidence of the
presence or likely presence of a release or a threat of a release of
a hazardous substance, and a hazardous substance release is
subsequently discovered on, to, or from that property, the owner of
that property is entitled to a rebuttable presumption, affecting the
burden of producing evidence, that the owner is not a liable person
or responsible party for purposes of this chapter. An owner is
entitled to this presumption whether the action is brought by the
state or by a private party seeking contribution or indemnification.
(2) In an action brought against an owner of property to recover
costs or expenditures incurred from the state account pursuant to
this chapter in response to a hazardous substance release, the
presumption may be rebutted if it is established by a preponderance
of the evidence that the facts upon which the department made the
certification pursuant to paragraph (1), (2), (3), or (4) of
subdivision (c) are true.
(c) An action for recovery of costs or expenditures incurred from
the state account pursuant to this chapter in response to a hazardous
substance release shall not be brought against an owner of property
unless the department first certifies that, as found by the
department, one of the following situations applies:
(1) The hazardous substance release occurred on or after the date
that the owner acquired the property.
(2) The hazardous substance release occurred before the date that
the owner acquired the property and, at the time of the acquisition,
the owner knew, or had reason to know, of the hazardous substance
release.
(3) The environmental assessment applicable to the property was
not properly carried out, was fraudulently completed, or involves the
negligent or intentional nondisclosure of information.
(4) The hazardous substance release was discovered on or after the
date of acquisition and the owner failed to exercise due care with
respect to the release, taking into consideration the characteristics
of the hazardous substance in light of all relevant facts and
circumstances.
(d) Notwithstanding any other provision of this chapter, this
section governs liability pursuant to this chapter for an owner of
property, as defined in subdivision (a).
(e) This section is applicable only to property that is acquired
by the owner on or after January 1, 1995.
25360.4. (a) An action under Section 25360 for the recovery of the
costs of removal or remedial action incurred by the department from
the state account, or any other source authorized by law, or for the
recovery of administrative costs incurred by the department in
connection with any removal or remedial action performed by the
department or by any responsible party, shall be commenced within
three years after completion of the removal or remedial action has
been certified by the department.
(b) An action under subdivision (c) of Section 25352 for costs
incurred by the department for the purposes specified in subdivision
(a) or (b) of Section 25352 shall be commenced within three years
after certification by the department of the completion of the
activities authorized under subdivisions (a) and (b) of Section
25352.
(c) In any action described in subdivision (a) or (b) for recovery
of the costs of a removal action, a remedial action, administrative
costs, or damages, where the court has entered a judgment for these
past costs or damages, the court shall also enter an order reserving
jurisdiction over the case and the court shall have continuing
jurisdiction to determine any future liability and the amount. The
department may immediately enforce the judgment for past costs and
damages. The department may apply for a court judgment as to future
costs and damages that have been incurred at any time during the
removal and remedial actions or during the performance of the
activities authorized by Section 25352, but the application shall be
made not later than three years after the certification of completion
of the actions or activities.
(d) An action may be commenced under Section 25360 or subdivision
(c) of Section 25352 at any time prior to expiration of the
three-year limitation period provided for by this section.
25360.6. (a) The department shall, if it determines that it is
practicable and in the public interest, propose a final
administrative or judicial expedited settlement with potentially
responsible parties if the settlement involves only a minor portion
of the response costs at a facility and, if in the judgment of the
department, either of the following conditions are met:
(1) The amount of hazardous substances and the toxic or other
hazardous effects of the hazardous substances contributed by the
potentially responsible party to the facility are minimal in
comparison to the amount and effects of other hazardous substances at
the facility.
(2) The potentially responsible party is the owner of the real
property on or in which the facility is located, did not conduct or
permit the generation, transportation, storage, treatment, or
disposal of any hazardous substance at the facility, and did not
contribute to the release or threat of release of a hazardous
substance at the facility through any act or omission. This paragraph
does not apply if the potentially responsible party, at the time of
the purchase of the real property, knew or should have known that the
property was used for the generation, transportation, storage,
treatment, or disposal of any hazardous substance.
(b) A party who has resolved its liability to the state under this
section shall not be liable for claims for contribution regarding
matters addressed in the settlement. A settlement under this section
does not discharge any of the other potentially responsible parties
unless its terms so provide, but it reduces the potential liability
of the others by the amount of the settlement.
(c) Any person who enters into a settlement under this section
shall provide any information relevant to the administration of this
chapter that is requested by the department. In order to obtain the
contribution protection provided by subdivision (b), a potentially
responsible party participating in a de minimis settlement shall
certify that it has responded fully and accurately to all of the
department's requests for information, and that it has provided all
of the relevant documents pertaining to the facility to the
department.
(d) Nothing in this section shall be construed to affect the
authority of the department or regional board to reach settlements
with other potentially responsible parties under this chapter.
25361. (a) The state account shall be a party in any action for
recovery of costs or expenditures under this chapter incurred from
the state account.
(b) In the event a district attorney or a city attorney has
brought an action for civil or criminal penalties pursuant to Chapter
6.5 (commencing with Section 25100) against any person for the
violation of any provision of that chapter, or any rule, regulation,
permit, covenant, standard, requirement, or order issued, adopted, or
executed thereunder, and the department has expended moneys from the
state account pursuant to Section 25354 for immediate corrective
action in response to a release, or threatened release, of a
hazardous substance which has resulted, in whole or in part, from the
person's acts or omissions, the state account may be made a party to
that action for the purpose of recovering the costs against that
person. If the state account is made a party to the action, the
Attorney General shall represent the state account for the purpose of
recovering the moneys expended from the account. Notwithstanding any
other provision of law, and under terms that the Attorney General
and the department deem appropriate, the Attorney General may
delegate the authority to recover the costs to the district attorney
or city attorney who has brought the action pursuant to Chapter 6.5
(commencing with Section 25100). The failure to seek the recovery of
moneys expended from the state account as part of the action brought
pursuant to Chapter 6.5 (commencing with Section 25100) does not
foreclose the Attorney General from recovering the moneys in a
separate action.
25362. Upon motion and sufficient showing by any party, the court
shall join to the action any person who may be liable for costs or
expenditures of the type recoverable under this chapter.
25363. (a) Except as provided in subdivision (f), any party found
liable for any costs or expenditures recoverable under this chapter
who establishes by a preponderance of the evidence that only a
portion of those costs or expenditures are attributable to that party'
s actions, shall be required to pay only for that portion.
(b) Except as provided in subdivision (f), if the trier of fact
finds the evidence insufficient to establish each party's portion of
costs or expenditures under subdivision (a), the court shall
apportion those costs or expenditures, to the extent practicable,
according to equitable principles, among the defendants.
(c) The state account shall pay any portion of the judgment in
excess of the aggregate amount of costs or expenditures apportioned
under subdivisions (a) and (b).
(d) The standard of liability for any costs or expenses
recoverable pursuant to this chapter is strict liability.
(e) Any person who has incurred removal or remedial action costs
in accordance with this chapter or the federal act may seek
contribution or indemnity from any person who is liable pursuant to
this chapter, except that no claim may be asserted against a person
whose liability has been determined and which has been or is being,
fully discharged pursuant to Section 25356.6, or against a person who
is actively participating in a pending apportionment proceeding
pursuant to Section 25356.6. An action to enforce a claim may be
brought as a cross-complaint by any defendant in an action brought
pursuant to Section 25360 or this section, or in a separate action
after the person seeking contribution or indemnity has paid removal
or remedial action costs in accordance with this chapter or the
federal act. Any plaintiff or cross complainant seeking contribution
or indemnity shall give written notice to the director upon filing an
action or cross complaint under this section. In resolving claims
for contribution or indemnity, the court may allocate costs among
liable parties using those equitable factors which are appropriate.
(f) Notwithstanding this chapter, any response action contractor
who is found liable for any costs or expenditures recoverable under
this chapter and who establishes by a preponderance of the evidence
that only a portion of those costs or expenditures are attributable
to the response action contractor's actions, shall be required to pay
only that portion of the costs or expenditures attributable to the
response action contractor's actions.
25363.5. (a) Notwithstanding any other provision of this article,
the costs incurred by a state agency to take a hazardous substance
response action at the BKK Landfills Site in West Covina shall be
deemed to be a contribution towards any potential liability for
response costs or damages imposed pursuant to state law upon a state
agency that arranged for the disposal or treatment of a hazardous
substance at that site.
(b) The Legislature declares its intent that the costs incurred by
a state agency to take action in response to a hazardous substance
release at the BKK Landfills Site in West Covina shall be deemed to
be a contribution towards any potential liability for response costs
or damages imposed pursuant to the federal act upon a state agency
that arranged for the disposal or treatment of a hazardous substance
at that site.
25364. Except as provided in Section 25364.1, no indemnification,
hold harmless, conveyance, or similar agreement shall be effective to
transfer any liability for cost or expenditures recoverable under
this chapter. This section shall not bar any agreement to insure,
hold harmless, or indemnify a party to the agreement for any costs or
expenditures under this chapter.
25364.1. (a) For purposes of this section, the following
definitions shall apply:
(1) "Affiliate" means any entity that directly, or indirectly
through one or more intermediaries, controls, is controlled by, or is
under common control with, the responsible party owner. For purposes
of this paragraph, "control" means the possession, direct or
indirect, of the power to direct or cause the direction of the
management and policies of an entity, or ownership of shares or
interests in the entity possessing more than 50 percent of the voting
power.
(2) "Qualified independent consultant" means either a geologist
who is registered pursuant to Section 7850 of the Business and
Professions Code or a professional engineer who is registered
pursuant to Section 6762 of the Business and Professions Code.
(3) "Responsible party owner" means the owner of all or part of
the site on January 1, 1993, or if all or a part of the site is
transferred to a joint venture formed for purposes of development of
the site, the owner of the site immediately prior to that transfer.
(4) "Site" means the site of the former Kaiser Steel Corporation
steel mill located near the City of Fontana.
(b) Notwithstanding any other provision of law, except as provided
in subdivisions (c) and (e), the director may release from liability
under this chapter or Chapter 6.5 (commencing with Section 25100),
and from liability for any claims of the state for recovery of
response costs under the federal act, any of the following persons,
with regard to a removal or remedial action at the site:
(1) Any person who provides financing for all, or a substantial
part of, the costs of performing a removal or remedial action at the
site pursuant to a remedial action plan prepared by a qualified
independent consultant and issued by the department pursuant to
subdivision (e) of Section 25356.1, except that the release from
liability shall not release the person providing this financing from
liability for any hazardous substance release or threatened release
resulting from that person's exercise of decisionmaking control over
the performance of the removal or remedial action while the
responsible party owner remains in possession of the site.
(2) Any person who enters into an agreement with the responsible
party owner to provide development services for the development of
all, or a part of, the site, including a developer, who becomes a
partner in a joint venture partnership with the responsible party
owner, if the joint venture is formed for purposes of the development
of the site and legal title to the site is transferred by the
responsible party owner to the joint venture. If a release from
liability is granted to a developer pursuant to this paragraph and
the legal title to the site is transferred by the responsible party
owner to a joint venture between the developer and the responsible
party owner of the site, the responsible party owner shall not be
relieved of liability under this chapter.
(3) Any person who acquires an ownership or leasehold interest in
all or a part of the site after performance of the removal or
remedial action specified in the remedial action plan for the site,
or part of the site, has been completed to the satisfaction of the
department.
(c) A release from liability shall not be granted pursuant to
subdivision (b) unless all of the following conditions are met:
(1) A responsible party owner has entered into a stipulated
settlement of an order issued by the department pursuant to Section
25187, 25355.5, or 25358.3 to perform the removal or remedial action
at the site in accordance with the remedial action plan and has
arranged financing, contingent only upon obtaining releases from
potential liability pursuant to subdivision (b), for the costs of
performing the removal or remedial action.
(2) A responsible party owner agrees to pay all applicable
oversight fees required by Section 25343 and to pay any additional
costs that are recoverable pursuant to Section 25360.
(3) No person to be released from liability pursuant to
subdivision (b) is a responsible party or an affiliate of a
responsible party, with respect to any hazardous substance release
existing at the site at the time the release from liability is
granted.
(4) The stipulated settlement requires the responsible party owner
to provide irrevocable financial assurances for full performance of
the remedial action plan. The financial assurances may consist of one
or more of the financial assurance instruments described in Section
66264.143 of Title 22 of the California Code of Regulations. Upon the
approval of the department, the forms of these instruments may be
revised as appropriate to apply to the costs of performing the
removal or remedial action specified in the remedial action plan.
(5) The director finds that the release from liability to be
granted will promote the purposes and goals of this chapter and
encourage private investment in property that is in need of
remediation.
(d) The site may be subdivided to create subdivided parcels of
land, pursuant to the Subdivision Map Act (Division 2 (commencing
with Section 66410) of Title 7 of the Government Code), in order to
facilitate removal or remedial action at the site, secure financing
for removal or remedial action, or secure financing for development
which would generate funds for removal or remedial action at the
site.
(e) Notwithstanding any other provision of this section, a release
from liability granted pursuant to subdivision (b) shall not extend
to any of the following:
(1) Any person who was a responsible party for a hazardous
substance release existing at the site before the release from
liability was granted, and any entity which is an affiliate of such a
responsible party.
(2) Any contractor who prepares the remedial action plan or
performs the removal or remedial action provided for in the remedial
action plan.
(3) Any person who obtains a release pursuant to subdivision (b)
by fraud or negligent or intentional nondisclosure or
misrepresentation.
(4) Any liability for a release or threatened release of a
hazardous substance first deposited at the site by a person released
from liability pursuant to subdivision (b) after the release from
liability is granted.
(f) Any release from liability granted by the director pursuant to
this section shall contain the following provision: "If, for any
reason, the responsible party does not complete the removal or
remedial action, this release does not extend to any subsequent
actions or activities performed by the released party that exacerbate
the conditions at the site."
25364.7. The repeal of Section 25364.6 shall not affect any
indemnity provided pursuant to that section for any cause of action
brought because of any act or omission which occurs before the repeal
of that section.
25365. The entry of judgment against any party to the action shall
not be deemed to bar any future action by the state account against
any person who is later discovered to be potentially liable for costs
and expenditures paid by the state account.
25365.6. (a) Any costs or damages incurred by the department or
regional board pursuant to this chapter constitutes a claim and lien
upon the real property owned by the responsible party that is subject
to, or affected by, the removal and remedial action. This lien shall
attach regardless of whether the responsible party is insolvent. A
lien established by this section shall be subject to the notice and
hearing procedures required by due process of the law and shall arise
at the time costs are first incurred by the department or regional
board with respect to a response action at the site.
(b) The department shall not be considered a responsible party for
a hazardous substance release site because a claim and lien is
imposed pursuant to this section.
(c) The lien provided by this section shall continue until the
liability for these costs or damages, or a judgment against the
responsible party, is satisfied. However, if it is determined by the
court that the judgment against the responsible party will not be
satisfied, the department may exercise its rights under the lien.
(d) The lien imposed by this section shall have the force and
effect of, and the priority of, a judgment lien upon its recordation
in the county in which the property subject to the lien is located.
The lien shall contain the legal description of the real property,
the assessor's parcel number, and the name of the owner of record, as
shown on the latest equalized assessment roll. The lien shall also
contain a legal description of the property which is the site of the
hazardous substance release, the assessor's parcel number for that
property, and the name of the owner of record, as shown on the latest
equalized assessment roll, of that property.
(e) All funds recovered pursuant to this section shall be
deposited in the state account.
25366. (a) This chapter shall not be construed as imposing any new
liability associated with acts that occurred on or before January 1,
1982, if the acts were not in violation of existing state or federal
laws at the time they occurred.
(b) Nothing in this chapter shall be construed as authorizing
recovery for response costs or damages resulting from any release
authorized or permitted pursuant to state law or a federally
permitted release.
(c) Except as provided in Sections 25360, 25361, 25362, and 25363,
nothing in this chapter shall affect or modify in any way the
obligations or liability of any person under any other provision of
state or federal law, including common law, for damages, injury, or
loss resulting from a release of any hazardous substance or for
removal or remedial action or the costs of removal or remedial action
of the hazardous substance.
25366.5. (a) Any public agency operating a household hazardous
waste collection program or any person operating such a program under
a written agreement with a public agency, or, for material received
from the public as used oil, any person operating a certified used
oil collection center as provided in Section 48660 of the Public
Resources Code, shall not be held liable in any cost recovery action
brought pursuant to Section 25360 , including, but not limited to,
any action to recover the fees imposed by Section 25343 or any action
brought pursuant to subdivision (e) of Section 25363, for any waste
that has been properly handled and transported to an authorized
hazardous waste treatment, storage, or disposal facility at a
location other than that of the collection program.
(b) For purposes of this section, "household hazardous waste
collection program" means a program or facility, specified in Section
25218.1, in which hazardous wastes from households and conditionally
exempt small quantity generators, are collected and ultimately
transferred to an authorized hazardous waste treatment, storage, or
disposal facility.
(c) Except as provided in subdivision (a), this section does not
affect or modify the obligations or liabilities of any person imposed
pursuant to any state or federal law.
25367. Any person who commits any of the following acts shall be
liable for a civil penalty not to exceed twenty-five thousand dollars
($25,000) for each separate violation, or for continuing violations,
for each day during which that violation continues:
(a) Intentionally makes any false statement or representation in
any report or information furnished pursuant to Section 25358.1.
(b) Intentionally fails to provide any information requested
pursuant to Section 25358.1.
(c) Refuses or prevents, without sufficient cause, any activity
authorized pursuant to Section 25358.1 or 25358.3.
