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. department had to "covenant" that all remedial actions necessary to protect human health and the environment had been taken prior to the transfer of the property. Consequently, the property transfer and any possible economic development were often delayed while the military department cleaned up the property. In September 1996, fedcral law was amended to allow federal agencies to transfer property before all necessary cleanup actions have been taken. This provision, known as the Early Transfer Authority (ETA), authorizes the deferral of the aforementioned covenant under certain circumstances. Dcferral of the covcnant is contingent on a finding that the property is suitable for transfer for the use intended by the transferee and the intended use is consistent with the protection of human health and the environment. The military department must also assure that all necessary response action that is approved by the appropriate regulatory agency will be taken at the site. The Governor of the state where the property is located must concur with the deferral request. . Land use controls (LUCs) . Another way to facilitate the transfer of property and allow economic development to begin is through thc judicious use of land use controls. LUCs include any type of physical, legal, or administrative mechanism that restricts the use of, or limits access to, real property to prevent or reduce risks to human health and the environment. Physical mechanisms encompass a variety of engineered remedies to contain or reduce contamination and/or physical barriers to limit access to property, such as fences or signs. Legal mechanisms include restrictive covenants, negative easements, equitable servitudes, and deed notices. Administrative mechanisms include notices, adopted local land use plans and ordinances, construction permitting or other existing land use management systems that may be used to ensure compliance with restrictions. LUCs may be used in a number of situations. LUCs may be used when, as a result of the remedy selection process, it is determined that containment or treatment of contaminants is not necessary to protect human health but that some measure of control is necessary. LUCs may also be used as interim measures while conducting environmental investigations before an cnvironmental remediation decision is made. . No-cost economic development conveyance (no-cost ED e) . In 1993, Congress created the economic development conveyance (EDC), a property conveyance authority that was designed specifically to ease the economic hardship caused by base closures and realignments and to fostcr rapid job creation in the adversely impacted local communities. This gave the DOD the ability to transfer property to the LRA for consideration or at below estimated fair market value, to spur economic development and job creation. While successful, the EDC process in some cases involved lengthy and sometimes contentious negotiations over fair market value, which not