4103 Palladium Way D-6 Compatibility – Air Quality and Risk Assessment
Client: Better Life Development
Project Name: D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Attention: Sam Badawi 30 Harding Blvd. West, Unit 210 Richmond Hill, ON L4C 9M3
Type of Document: Final
Project Number: BRM-00801656-C0 EXP 1595 Clark Boulevard Brampton, ON, L6T 4V1 t: +1.905.793.9800 f: +1.905.793.0641
Date: October 11, 2019
1595 Clark Boulevard | Brampton, ON L6T 4V1 | Canada t: +1.905.793.9800 | f: +1.905.793.0641 | exp.com
EXP Services Inc. i D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Version Control
Rev. Date Description Submitted by Reviewed by 1.0 June 17, 2019 Initial Draft Scott Grant-Hose Ron Taylor 1.1 October 5, 2019 Draft updated site plan Scott Grant-Hose Ron Taylor 1.2 October 10, 2019 Draft updated site plan Scott Grant-Hose Ron Taylor 1.3 October 11,2019 Draft client comment update Scott Grant-Hose Ron Taylor 1.4 October 11,2019 Final Scott Grant-Hose Ron Taylor
EXP Services Inc. ii D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Legal Notification
This report was prepared by EXP Services Inc. for the account of Better Life Development
Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, are the responsibility of such third parties. EXP Services Inc. accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this project.
EXP Services Inc. iii D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Table of Contents
1. Introduction ...... 1 2. Description of Development and Surrounding Area ...... 2
2.1 Proposed Development ...... 2 2.2 Nearby Industries – Database Searches ...... 2 2.3 Site Visit Observation ...... 3 2.4 Site Meteorology ...... 7 3. Provincial Guidelines and Regulations ...... 10
3.1 D-Series of Guidelines ...... 10 3.2 Risk Assessment Guidelines ...... 11 4. D-6 Classification and Nearby Industries ...... 11
4.1 Provincial Guidelines and Regulations for Potentially Incompatible Uses ...... 13 4.1.1 Air Quality Contaminants ...... 13 4.1.2 Dust ...... 14 4.1.3 Odour ...... 14 4.1.4 Traffic Related Air Pollution ...... 14 4.1.5 Toxic (CRAIM Risk) Substances ...... 15 5. Assessment – Potential Air Quality Impacts ...... 16
5.1 General Air Quality Contaminants ...... 16 5.2 Dust ...... 16 5.3 Odour ...... 16 6. Conclusions and Recommendations ...... 17 7. General Limitations ...... 18 Appendix A – Figures ...... 19 Appendix B – Site Plan Drawings ...... 20
EXP Services Inc. 1 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
1. Introduction
EXP Services Inc. (EXP) was retained by Better Life Development to conduct a D-6 Compatibility – Air Quality and Risk Assessment of the compatibility of the proposed long term care and ancillary uses at 4103 Palladium Way, Burlington, ON, hereinafter referred to as the ‘Subject Site’. This report has been prepared in support of an application for a Zoning By-Law Amendment to permit a Long Term Care Facility, and ancillary uses, on approximately 1.5ha of land in the City of Burlington, Region of Halton.
The subject land is municipally known as 4103 Palladium Way, located on the west side of Palladium Way, east of Walkers Line, and south and east of Highway No. 407 in the central east area of the Alton Community. The subject lot is 14,883 square metres (m2) in area, with 80.7m frontage on Palladium Way, and is currently vacant. The vacant land primarily consists of overgrown vegetation with trees lining the north perimeter.
The proposed development will be in the form of a six storey building containing 288 beds within 18,853 m2 of Gross Floor Area (GFA). Part of the ground floor is proposed to include commercial rental space up to 1,112 m2 in GFA. This commercial rental space will accommodate uses complementary to the main use of Long term Care facility including a pharmacy, medical clinic and day care centre. A total of 183 parking spaces will be provided through surface parking on the lot. The assessment is based on the Final Site Plan dated October 09, 2019.
The development plan, surrounding industrial activities and provincial regulations and guidelines have been considered in this assessment. This report assesses the potential impact by industrial facilities and major transportation corridors on the air quality on the proposed development and potential compliance issues on nearby industry.
EXP Services Inc. 2 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
2. Description of Development and Surrounding Area
2.1 Proposed Development The Subject Site is located at 4103 Palladium Way in Burlington, Ontario. The adjacent surrounding properties are mix of residential, community, commercial, institutional, industrial and vacant properties.
The Subject Site is rectangular in shape and measures approximately 1.5 hectares (3.7 acres) in area and is vacant land.
The proposed new development will consist of a six-storey long term care facility with ancillary uses of medical clinic with a pharmacy, Day Care Centre, Adult Day Care program, and restaurant. The following details are provided:
• Total building height: 29.7 m
• Lot area: 14,833 m2
• Gross floor area: 18,853 m2
• Number of beds: 288
• Commercial retail space on ground floor 1,112 m2
• Number of parking spaces: 183
2.2 Nearby Industries – Database Searches A search of environmental risk databases (National Pollutant Reporting Inventory (NPRI), Environmental Activity and Sector Registry (EASR) and Environmental Compliance Approvals (ECAs)) did not identify any addresses of interest from an air quality perspective that are located within 1,000 m of the proposed development.
The one (1) facility identified in the database searches was considered insignificant from an air quality perspective. These are summarized in Table 1.
Table 1. Identified Facilities Considered Insignificant or Not Applicable
Location Facility Approval Description/Assessment
EASR – Standby Power System The Corporation of the City of Burlington Corporation of 4100 Dundas registered the use, operation, construction, Burlington Fire Insignificant. St alteration, extension and/or placement of a Station No. 7 standby power system on January 6, 2019. The standby power system is only to be used for the provision of electrical power during
EXP Services Inc. 3 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Location Facility Approval Description/Assessment
power outages or involuntary power reductions.
A search of the CEPA s.200 database for facilities requiring Environmental Emergency (E2) plans listed 10 facilities within the City of Burlington and distances from the proposed development are summarized in Table 2. All facilities were greater than 3,800 m (3.8 km) from the proposed development.
Table 2. Facilities with E2 Plans in City of Burlington.
Facility Address Distance from Development (km) Atotech Canada Ltd 1180 Corporate Drive, Burlington L7L 5R6 10.7 Burlington Water Purification Plant 3249 Lakeshore Road Burlington, l7n 1a7 14 Nalco Canada ULC. 1055 Truman Street, Burlington, L7R 3V7 14 Nitrex Metal Technologies, Bodycote Heat 4211 Mainway, Burlington, L7L 5N9 10 Treatment Canada Inc. Normac Adhesive Products Inc. 1350 Heine Court Burlington, L7L 6M4 11 Pioneer Petroleums #28 850 Appleby Line, Burlington, L7L 2Y7 11 Sofina Foods - Burlington 821 Appleby Line, Burlington, L7L 4W9 11 Stelwire Ltd. - Burlington Works 4495 North Service Rd., Burlington, L7L 4.6 4X7 Thames River Chemicals 5230 Harvester Road Burlington, L7L 4X4 5.7 Umicore Autocat Canada Corp. 4261 Mainway Drive Burlington, L7R 3Y8 3.8 E2 plans are not required to be available to the public and none were obtained through enquiries to Environment Canada or individual facilities identified in Table 2. In the absence of defined distance, quantities of substances, or areas of impact for each site the presence of existing residential development to the facilities was reviewed. It is noted that the City of Burlington currently has residential developments within closer proximity to each facility, 2 km or less, than to the proposed facility. It is inferred that existing plans would be sufficient for residences at greater distance.
2.3 Site Visit Observation A site visit was conducted by Scott Grant-Hose of EXP on May 30, 2019. The site visit was comprised of a walk through within a one-kilometer (1,000 m) radius (Study Area) of the Subject Site to characterize the operations of facilities in the area and identify odours and potential emissions which may affect the proposed development. The weather was cloudy, and the temperature was approximately 16oC.
The Subject Site is surrounded by a mixture of residential, commercial, community, institutional and light industrial facilities. No odours or significant dust impacts were noted at the Subject Site at the time of the site visit from approximately 9:30 to 12:30 pm.
EXP Services Inc. 4 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
It was observed that the farther north and west portions of the 1 km Study Area mainly consist of vacant, residential and agricultural land. The further south and east portions of the 1 km Study Area mainly consist of residential, community, commercial, light industrial and institutional properties. Most of the commercial/light industrial facilities identified during the site visit are located along Palladium Way, Dundas Street and Walkers Line south, east and northeast of the Subject Site.
Table 3 lists commercial and light industrial facilities that were observed within the Study Area but not identified in the database searches.
Table 3. Industrial/Commercial Facilities Observed during Site Visit
Location Facility Description/Assessment Potential issue?
Black Swan Pub & Grill Restaurants Glesco Dry Cleaners Dry Cleaners (unit vacant) Alton Physiotherapy Physiotherapist office 4040 Palladium Dental Dental office No, based on inferred Palladium operations Way Walkers Line Veterinary Hospital Veterinary office Truly Salon and Spa Salon Snap Fitness Fitness facilities Chrysalis Yoga & Cafe 4050 No, based on inferred Palladium Alton Kids Child Care Center Child care center operations Way 4131 Commercial refrigeration/HVAC Yes, based on inferred Palladium Neelands Group Limited equipment supply, installation and operations. Way service 4551 Shoe manufacturer and wholesaler No, based on inferred Palladium Bos & Co corporate office operations Way 4585 No, based on inferred Palladium UltraStor Self-storage facility operations Way Walk-In Clinic Family Practice Medical clinic Pharmasave Pharmacy 20/20 Eye Care Eye care facility Burlington Village Dental Centre Dental office 4265 Thomas No, based on inferred Hasty Market Grocery store Alton Blvd operations iButcher and iGrocery Butcher Beauty Mark Salon and Spa Beauty Salon Kwality Indian Cuisine Restaurants Pizza Depot
EXP Services Inc. 5 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Location Facility Description/Assessment Potential issue?
Flair Cleaners Dry cleaner Herbal One Weight Loss Clinic The Village Child Care Centre Child care centre Guaranteed Real Estate Services Inc. Real estate offices Cassgarr Insurance office Gwen Angell-Mighton AMP Clothing stores Dave Will Save Promotional Products Studio B Hair salon/beauty salons Margaret’s Alterations and Dry 3185-3109 Cleaning Dry cleaners No, based on inferred Walkers Line Lace & Envy Clothing stores operations Dr. Glory Chiropractor office Minrate Realty Inc. Realty Office A Furry Affair Dog Grooming Dog grooming Grey Clothing Clothing store Hair & Body Care Salon Hair salon/beauty salon Rose’s Nail Care Shoppers Drug Mart Retail pharmacy Meridian Credit Union Credit union Purba Vision Eye care centre 3051 Walkers Children’s Dental Healthcare Dental office No, based on inferred Line Define Hair Design and Spa Beauty salon operations Pita Pit Restaurants Starbucks Domino’s Pizza 3041 Walkers No, based on inferred LCBO Liquor store Line operations 2991 Walkers No, based on inferred McDonalds Restaurant Line operations Esso Gasoline service station 2971 Walkers No, based on inferred Circle K Convenience store Line operations Tim Hortons Coffee shop Halton Family Health Centre Walk-In Clinic Doctors office 2951 Walkers Dynacare Laboratory and Health No, based on inferred Line Service Centre Medical lab operations Halton X-ray and Ultra Sound Diagnostic imaging clinic Shoppers Simply Pharmacy Pharmacy
EXP Services Inc. 6 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Location Facility Description/Assessment Potential issue?
Dental Health Group Dental office Doctors Naturae Practice/Dispensary Halton Spinal Care Clinic Medical clinic 2931 Walkers No, based on inferred TD Canada Trust Bank Line operations Burlington Aligned Chiropractic Chiropractor office Dundas Family Dental Dental office 3650 Dundas No, based on inferred Navi’s Beauty Salon Beauty salon Street operations China Taste Restaurants Gino’s Pizza Booster Juice 3600 Dundas No, based on inferred Halibut Housee Restaurants Street operations 5 West Brewpub and Kitchen H&R Block Tax preparation service office Jenny Spa Nails Beauty salon Global Pet Foods Pet food store 3550 Dundas No, based on inferred Dollar & More Discount store Street operations Party Discount Discount store First Choice Hair Cutters Hair cutting Eggsactly Restaurant Variety Plus Convenience store Headon Forest Animal Hospital Veterinary office Spotless Dry Cleaners Dry cleaners 3500 Dundas No, based on inferred Subway Restaurants Street operations Harveys Tim Hortons KFC Play IT Again Sports Sporting goods store Arcadia Academy of Music Music school Orthodontist Orthodontist office Omac Tae Kwon Do Martial arts studio 3450 Dundas Crock A Doodle Children’s party service No, based on inferred Street Scholars Education Centre Education centre operations Millcroft Physiotherapy Physiotherapist office Orange Theory Fitness Fitness studio Vision Clinic Eye care centre Edward Jones Stock broker
EXP Services Inc. 7 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Location Facility Description/Assessment Potential issue?
Cobs Bread Restaurants Baskin Robbins BarBurrito Pita Nutso Bombay’s Chutney Doma Sushi 2900 Dundas No, based on inferred Longo’s Supermarket Street operations
2.4 Site Meteorology Based on five-year (2014 to 2018) Environment Canada historical meteorological data the annual resultant vector is from the west (272°) with an average wind speed of 3.77 m/s. Annual and seasonal wind rose diagrams showing wind direction (blowing from) and wind speed distribution are provided in Figures 1 to 5.
Figure 1. Annual Wind Rose – Burlington, ON
EXP Services Inc. 8 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Figure 2. Spring Wind Rose – Burlington, ON
EXP Services Inc. 9 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Figure 3. Summer Wind Rose – Burlington, ON
Figure 4. Fall Wind Rose – Burlington, ON
EXP Services Inc. 10 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Figure 5. Winter Wind Rose – Burlington, ON
3. Provincial Guidelines and Regulations
The Ministry of the Environment, Conservation and Parks (MECP) D-series of guidelines are meant to identify potential compatibility issues between land uses. In the case of proposed sensitive uses in proximity to industrial uses, the initial assessment determines if there are any potential adverse effects of nearby industrial operations on the proposed location of the sensitive use. Where the potential for compatibility issues are identified a more detailed assessment may be performed.
3.1 D-Series of Guidelines The MECP guideline, “D-6 Compatibility between Industrial Facilities” (the Guideline) is intended to be applied in the land use planning process to prevent or minimize future land use problems due to the encroachment of sensitive land uses and industrial land uses on one another. The Guideline recommends minimum separation distances of new developments from industrial facilities. These industrial facilities are defined as follows:
• Class I facilities are generally described as a small scale, self-contained plant or building which produces/stores a product which is contained in a package and has low probability of fugitive emissions. • Class II facilities are generally described as a medium scale processing and manufacturing plant with outdoor storage of wastes or material (i.e. has an open process) and/or there are periodic outputs of minor annoyance. • Class III facilities are generally described as a place of business for large scale manufacturing or processing, characterized by: large physical size, outside storage of raw and finished products, large production volumes and continuous movement of products and employees during daily shift operations. They have a high probability of fugitive emissions.
EXP Services Inc. 11 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
The recommended minimum separation distances for new developments from Class I, II and III facilities are 20, 70, and 300 metres respectively. The potential influence areas for Class I, II, and III facilities are 70, 300, and 1000 metres respectively. The guideline allows less than the minimum separation distance based on an evaluation of the industrial processes and the potential for off-site impacts.
3.2 Risk Assessment Guidelines According to the City of Burlington Official Plan (Part II, Policy 4.3d) a site-specific zoning amendment will only be considered following the completion of a risk assessment in addition to an assessment of compatibility with existing industrial facilities in the area. This assessment is based on the Canadian Environmental Protection Act (CEPA) list of hazardous substances and thresholds and the Conseil pour la réduction des accidents industriels majeurs" (CRAIM) list of hazardous substances which was developed using a multi-stakeholder process that reviewed and adopted all the hazardous substances from the Risk Management Program (RMP) developed by the U.S. Environmental Protection Agency (EPA) and a selection of chemicals from the Major Industrial Accident Council of Canada (MIACC) lists. The revised CRAIM List of 174 substances contains: 63 inflammables (RMP), 77 toxics (RMP), 10 inflammables (MIACC / Occupational Safety and Health Administration (OSHA) or National Fire Protection Association (NFPA)), 20 toxic (MIACC / OSHA or NFPA), 3 explosives and 1 miscellaneous. It was designed to take into account the List of hazardous substances from the EPA Risk Management Program (RMP) while also retaining the most hazardous substances from MIACC List 2: (CRAIM 2001). An E2 plan is required for facilities with charge, management or control of a listed substance that is at or above the quantity set out in column 3 of Schedule 1 of the E2 Regulations.
4. D-6 Classification and Nearby Industries
The commercial and light industries identified within 1 km of the Subject Site are generally of Class I facilities with a low probability of significant fugitive emissions. Based on the database search results and the observations from the Site visit (Table 2), facilities considered for further assessment are provided in Table 4, along with their distance to the Subject Site, facility Class, potential air quality issues, and location (inside or outside) relative to the minimum separation distance and area of influence.
EXP Services Inc. 12 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 June, 24, 2019
Table 4. D-6 Facility Classifications and Assessment
Distance to Potential No Facility Address Class* Rationale for Classification Comment** Site (m) Issue Small scale, self-contained plant or building which produces/stores a product which is contained in a package and has low Outside minimum separation VOC probability of fugitive emissions. distance and inside area of Neelands emissions, 1 4131 Palladium Way 40 m north I No outdoor storage of wastes or material influence. No odours or stack Group Limited fugitive open process. observed at the time of the Site emissions Listed as a waste generator of emulsified oils visit. aint/pigment/coating residues and waste oil & lubricants from 2012 to present. Notes: * The class of industries presented in this table are estimated based on the information available. **Facilities with ECA-Air must meet standards for air quality at their property lines and beyond.
EXP Services Inc. 13 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Based on the information presented in Table 4, the following findings have been obtained:
• One (1) facility was identified as a facility with potential air quality issues, classified as Class I. • The facility is not inside the minimum separation distance as defined under the D6 Guidelines. However, it is within the area of influence.
In summary, a total of one (1) facility is outside of the minimum separation distance but inside the areas of influence, as listed in Table 4 and illustrated in Figure 2 (Appendix A). When a proposed development is inside an industry’s minimum separation distance or area of influence an assessment is recommended to determine compatibility. Based on the additional review findings, described in section 5.1, and the presence of existing residences within the area of influence, it is anticipated of Neelands Group operations is compatible with surrounding lands.
Table 5. Identified Facilities Considered Insignificant or Not Applicable
No. Name Location Distance Nature of Business Class Description/Assessment
Commercial Neelands 4131 refrigerator and No odours or stack observed at the 1 Group Palladium 40 m north HVAC equipment I time of the Site visit Limited Way supply, installation and service.
4.1 Provincial Guidelines and Regulations for Potentially Incompatible Uses The MECP D-6 Guideline and D-Series Guidelines and regulations used for assessing environmental compliance are used for assessing land-use compatibility. The following sections describe the regulations and guidelines which are used in this assessment.
4.1.1 Air Quality Contaminants
Under Ontario Regulation 419/05 – Air Pollution – Local Air Quality (O.Reg. 419/05) of the Environmental Protection Act, a facility is required to meet prescribed standards for air quality contaminants at any location off-site but is not required to assess their emissions at elevated points off-site if a receptor does not exist at that elevated location. The proposed development, building height 6 storeys) does not introduce significantly elevated receptors that will require a nearby facility to assess their emissions at elevated heights beyond their property line.
For new developments near industrial sources the existing land uses and their approvals must be considered and an industry has the right to object to a land use which may impact their ability to operate under their existing provincial approval. A developer can support compliance through design (e.g. removing elevated receptors) or mitigation (e.g. sealed windows, filtration systems, etc.) or collaborating on at-source mitigation with the industry.
EXP Services Inc. 14 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
4.1.2 Dust
Under Ontario Regulation 419/05 – Air Pollution – Local Air Quality (O.Reg. 419/05) of the Environmental Protection Act a facility is required to meet prescribed standards for particulates (dust) at any location off-site but is not required to assess their emissions at elevated points off-site if a receptor does not exist at that elevated location. The proposed development does not introduce elevated receptors that will require a facility to assess their emissions at these locations.
For new developments near industrial sources, the existing land uses and their approvals must be considered and an industry has the right to object to a land use which may impact their ability to operate under their existing provincial approval. A developer can support compliance through design or mitigation (e.g. sealed windows, filtration systems, etc.) or collaborating on at-source mitigation with the industry.
4.1.3 Odour Odour is the sensation when receptors in the nose are stimulated. Individual response to odour varies and is subjective. Whilst some contaminants are specifically regulated based on odour effects, there is no formal regulation with respect to mixed odours. The MECP apply odour-based standards to locations “where human activities regularly occur at a time when those (odour emitting) activities regularly occur,” such as residences and public meeting places. Most odours do not pose a health risk, but exposure to some can lead to headaches, nausea and other symptoms. They are generally only considered and regulated by the MECP in the presence of persistent complaints. Typically, odours are assessed against the following five criteria:
• Frequency – how often a receptor is likely to be exposed to an odour; • Intensity – strength of the odour; • Duration – the length of time the odour is likely to be detected by a receptor; • Offensiveness – subjective character of odour – pleasantness or unpleasantness (hedonic tone); and • Location – where the odour is likely to occur and with respect to land use. For example, rural smells would be more accepted in rural areas versus urban areas
4.1.4 Traffic Related Air Pollution
The Site is located approximately 150 m east of Highway 407. The impact of transportation related air pollutants (TRAP) is well recognized in urban centres, including many existing buildings and sensitive communities in Greater Toronto Area. The health risk from TRAP is higher within 500 metres of highways with an average daily traffic volume (ADTV) of 100,000 vehicles or more, and within 100 metres of arterial roads with an ADTV of 15,000 vehicles or more (Toronto Public Health, 2017). The City of Burlington currently has many existing buildings within this distance in the vicinity of the Subject Site.
Given the proximity of the Subject Site to the Highway 407, it is recommended that:
• Air conditioners be installed in the proposed development; and, • The mechanical design include best practices of building pressurization and filtration that could be installed in the future if complaints arise.
EXP Services Inc. 15 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
The closest railway is 2.3 km to the east of the proposed development. This is well outside the standard building setbacks (15m for spur and branch lines, 30 m for secondary and principle main, 300 m for Freight Rail Yard) for new residential developments recommended by the Railway Association of Canada and Federation of Canadian Municipalities Guidelines for New Development in Proximity to Railway Operations (May 2013).
4.1.5 Toxic (CRAIM Risk) Substances A search of environmental risk databases (National Pollutant Reporting Inventory (NPRI), Environmental Activity and Sector Registry (EASR) and Environmental Compliance Approvals (ECAs)) did not identify any addresses located within 1000 m of the proposed development that would be considered.
EXP Services Inc. 16 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
5. Assessment – Potential Air Quality Impacts
5.1 General Air Quality Contaminants One (1) facility identified in Table 5 was within the area of influence. Neelands Group Limited is a commercial refrigerator and HVAC equipment supply, installation and service operation and does not appear to be a waste disposal site or to generate any significant fugitive emissions or odours. Based on the findings from the site visit and the inferred nature of the facilities’ operations, the facility identified in Table 5 is not expected to pose an unacceptable air quality or odour issue to the Subject Site. A large number of existing residences were observed to be present within the 1 km radius of the Subject Site, particularly to the south, east and northeast of the Subject Site. The nearest off-site residences are located adjacent east and southeast of the Subject Site. It is noted that some of the residences within the Study Area are within the area of influence from Neelands Group Limited. Due to the presence of existing residential properties in the area, it is anticipated that, with respect to general air quality contaminants regulated under Ontario Regulation 419/05, the Subject Site is compatible with surrounding lands.
5.2 Dust During the site visit, no significant fugitive dust emissions were observed on the Subject Site or within the 1 km Study Area radius. Review of existing ECAs within the buffer areas did not identify significant particulate sources. In addition, the surrounding road network is paved within the Study Area.
5.3 Odour
Odours are only required to be assessed at locations where human activity (receptors) is likely to occur. Nearby identified industries would not have been required to assess odours outside of their boundaries as a condition of their provincial Environmental Compliance Approval (ECA) applications if receptors did not exist at the time of their approval.
During the site visit, no significant odours were observed on the Subject Site nor within the 1 km Study Area radius. No orders for performance of environmental measures were identified in an Environmental Risk Information Search (ERIS) search of the Environmental Registry (EBR) database within 250 m of the Site; or within 1,000 m in an on-line search of MECP Access Environment database. There is existing residential development within the potential influence areas for Neelands Group Limited.
However, given the proximity of the Subject Site to the commercial and light industrial businesses surrounding the Subject Site, there is a potential for members of the proposed development to experience odours, or periodic odours and/or general urban occurrences of odour. As such, it is recommended that:
• Air conditioners be installed to service each unit; and • The mechanical design include best practices of building pressurization and filtration that could be installed in the future if complaints arise.
EXP Services Inc. 17 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
6. Conclusions and Recommendations
Based on the information obtained from the database searches, site visit and web searches, the following findings have been obtained:
• The proposed location of the development is surrounded by vacant, agricultural, residential, community, commercial, institutional and light industrial properties. • A total of one (1) facility was identified within a 1 km radius of the Subject Site, classified as Class I facility. • One (1) facility was within the area of influence and retained for further assessment. • The one (1) retained facility within the area of influence was identified as Neelands Group Limited. The site visit revealed the property is not associated with significant odours, large emission stacks or significant fugitive emissions. • During the site visit, no significant fugitive dust emissions or material stockpiles were noted on the Subject Site or within the 1 km Study Area radius. • During the site visit, no significant odours were noted on the Subject Site nor within the 1 km Study Area radius. • The nearest off-site residences are located adjacent east and southeast of the Subject Site. It is noted that some of the residences within the Study Area are within the area of influence from Neelands Group Limited. Due to the presence of existing residential properties in the area, it is anticipated that, with respect to general air quality contaminants regulated under Ontario Regulation 419/05, the Subject Site is compatible with surrounding lands.
Based on the findings of this assessment, none of the facilities identified within the Study Area are expected to pose an unacceptable air quality, dust or odour issue to the Subject Site. It is recognized that there is potential for an odour impact from identified neighbouring commercial and industrial properties and/or general urban occurrences of odour and dust. As such, it is recommended that:
• Air conditioners be installed to serve each unit; and, • The mechanical design includes best practices of building pressurization and filtration that could be installed in the future if complaints arise.
EXP Services Inc. 18 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
7. General Limitations
The information and conclusions in this report are considered to be privileged and confidential and have been prepared exclusively for Better Life Development. The purpose of this report is to provide Better Life Development with an assessment of the potential impacts from operation of commercial and industrial facilities where the proposed developments fall within the industrial facility Potential Influence Area.
The information presented in this report is based on information provided by others and visual observations as identified herein. Achieving the objectives stated in this report has required us to arrive at conclusions based upon the best information presently known to us. No investigative method can completely eliminate the possibility of obtaining partially imprecise or incomplete information; it can only reduce the possibility to an acceptable level. Professional judgment was exercised in gathering and analyzing the information obtained and in the formulation of the conclusions. Like all professional persons rendering advice, we do not act as absolute insurers of the conclusions we reach, but we commit ourselves to care and competence in reaching those conclusions.
Any use which a third party makes of this report, or any part thereof, or any reliance on or decisions to be made based on it, are the responsibility of such third parties. EXP accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report.
Air quality conditions at various times may differ from those assessed. In addition, any changes to the proposed design or introduction of new processes and/or sources may render the conclusions of this report inaccurate or invalid. In the event of any such changes, EXP should be contacted to re-evaluate the conditions within the assessed areas and make appropriate revisions to the original conclusions of this report.
We trust this summary report is satisfactory for your purposes. If you have any questions regarding our submission, please do not hesitate to contact this office.
Sincerely,
EXP Services Inc.
______Ron Taylor, M.Sc., C.Chem., CIH Discipline Lead, Air Quality & Industrial Hygiene Environmental Services
EXP Services Inc. 19 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Appendix A – Figures
HOPKINS DR
1st SIDE RD
HIGHWAY 407 TIMM DOBBIE DR
PALLADIUM WAY MILCROFT PARK DR
WALKERS LINE
DUNDAS ST
DARIEN RD
SCALE
100 0 100 200 300 400 500 m
EXP Services Inc. LEGEND: TITLE AND LOCATION: JOB NO.: DRAWN BY: t: +1.905.793.9800 | f: +1.905.793.0641 APPROXIMATE SITE BOUNDARY BRM-00801656-C0 AS 1595 Clark Boulevard LOCATION OF PROPOSED DEVELOPMENT SHOWING RECOMMENDED AREA OF Brampton, ON L6T 4V1 70 m CLASS I INFLUENCES FOR CLASS I, CLASS II AND CLASS III INDUSTRIAL SITES SCALE: CHECKED BY: Canada AS NOTED RT 300 m CLASS II 4103 PALLADIUM WAY, www.exp.com BURLINGTON, ONTARIO DATE: FIG NO.: BUILDINGS EARTH & ENVIRONMENT ENERGY 1000 m CLASS III JUNE 2019 1 INDUSTRIAL INFRASTRUCTURE SUSTAINABILITY
SH AA X:\DRAWINGS\801000\801600\801656\801656C\D6 STUDY\Oct 10 2019\BRM-00801656-C0.dwg STUDY\Oct 10 X:\DRAWINGS\801000\801600\801656\801656C\D6 ROMA AVE
TIMM DOBBIE DR
COTTER RD
STEEPLECHASE DR
SORRENTO CRES
HIGHWAY 407
NIXON GATE
BUNKERHILL PL PRUDHAM AVE ROSSINNI RD
STEEPLECHASE DR
COLE CRES
FULLER CRES
McCURDY CT
PALLADIUM WAY SETTLEMENT CT
MUNSUN CRES
ROTARY WAY WALKERS LINE THOMAS ALTON BLVD
CRES
MUNSUN
GUNBY CRES
EDGER AVE
DONNIC DR
SCALE
40 20 0 40 80 120 160 200 m
EXP Services Inc. LEGEND: TITLE AND LOCATION: JOB NO.: DRAWN BY: t: +1.905.793.9800 | f: +1.905.793.0641 APPROXIMATE SITE BOUNDARY BRM-00801656-C0 AS 1595 Clark Boulevard LOCATION OF PROPOSED DEVELOPMENT SHOWING RECOMMENDED SEPARATION Brampton, ON L6T 4V1 20 m CLASS I DISTANCES FOR CLASS I, CLASS II AND CLASS III INDUSTRIAL SITES SCALE: CHECKED BY: Canada 4103 PALLADIUM WAY, AS NOTED RT 70 m CLASS II www.exp.com BURLINGTON, ONTARIO DATE: FIG NO.: BUILDINGS EARTH & ENVIRONMENT ENERGY 300 m CLASS III JUNE 2019 2 INDUSTRIAL INFRASTRUCTURE SUSTAINABILITY
SH AA X:\DRAWINGS\801000\801600\801656\801656C\D6 STUDY\Oct 10 2019\BRM-00801656-C0.dwg STUDY\Oct 10 X:\DRAWINGS\801000\801600\801656\801656C\D6 EXP Services Inc. 20 D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON Project Number: BRM-00801656-C0 October 11, 2019
Appendix B – Site Plan Drawings
MUNICIPAL REVIEW SITE DATA BEDROOM BREAKDOWN BY FLOOR TOTAL GROSS FLOOR AREA BY FLOOR LTC GROSS FLOOR AREA BY FLOOR PROJECT NO. 1910 BURLINGTON ONTARIO BEDROOM TYPE QUANTITY AREA (sq ft) AREA (sq ft) SECOND FLOOR FIRST FLOOR 27,257 FIRST FLOOR 15,287 DESCRIPTION NEW LONG-TERM CARE HOME & COMMERCIAL RENTAL PRIVATE BEDROOM 40 SECOND FLOOR 38,673 SECOND FLOOR 38,673 OFFICIAL PLAN 2017: MIXED USE CORRIDOR - EMPLOYMENT STANDARD BEDROOM 24 THIRD FLOOR 38,688 THIRD FLOOR 38,688 BY-LAW 2020 64 FOURTH FLOOR 38,687 FOURTH FLOOR 38,687 THIRD FLOOR FIFTH FLOOR 38,688 FIFTH FLOOR 38,688 ZONING BC1-319 PRIVATE BEDROOM 40 SIXTH FLOOR 20,940 SIXTH FLOOR 20,940 REGULATION REQUIREMENT ACTUAL STANDARD BEDROOM 24 202,933 sq ft 190,963 sq ft LOT AREA MIN. 900 m2 14,833 m2 64 FOURTH FLOOR LOT FRONTAGE MIN. 45.0 m 80.7 m PRIVATE BEDROOM 40 LOT WIDTH MIN. 30.0 m 97.7 m STANDARD BEDROOM 24 LTC GROSS FLOOR AREA PER BED LOT DEPTH 156.4 m (VARIES) 64 190,963 / 288 = 663 SF / BED FIFTH FLOOR BUILDING AREA 3,553 m2 PRIVATE BEDROOM 40 FLOOR AREA RATIO MAX. 1.25 : 1 1.27 : 1 STANDARD BEDROOM 24 COMMERCIAL RENTAL GROSS FLOOR AREA ASPHALT COVERAGE MAX. NOT APPLICABLE 64 AREA (sq ft) MIN. 6.0 TO 9.0 m 6.0 m SIXTH FLOOR FRONT YARD FIRST FLOOR 11,970 PRIVATE BEDROOM 20 REAR YARD MIN. 14.0 m 39.5 m 11,970 sq ft STANDARD BEDROOM 12 SIDE YARD MIN. 4.5 m 4.5 m 32 APPLEBY CREEK SIDE YARD 288 CONSERVATION LANDS (HALTON CA SETBACK) MIN. 7.5 m 27.7 m
HEIGHT NO MAXIMUM 6 STOREYS
21.5 m (REFER TO ELEVATION DRAWINGS - EXCL PENTHOUSE)
SETBACK HALTON PARKING LTC 0.35 / BED = 101 183 PROVIDED 7.5m RENTAL = 49 TOTAL = 150 25 OVER 90 SPACES REQUIRED ACCESSIBLE = 3% OF REQUIRED 6 PROVIDED 3% x 150 = 4.5 (5) 23.844 3 11 MD-E1 6.000 DRIVING LANE WIDTH MIN. 6.0 m 6.0 m 2.750 R 5.000 FIRE ROUTE PARKING AISLE WIDTH MIN. 6.0 m 6.0 m 17 6.000 8.007 PARKING SPACE MIN. 2.75 m wide & MIN. 16.5 m2 2.75 m x 6.0 m R 12.000
1.650 ACCESSIBLE PARKING MIN. 2.75 m wide + 2.00 m WALKWAY 2.75 m wide + 2.00 m WALKWAY R 5.029 8 2 R 4.489 LANDSCAPED OPEN SPACE N/A - REFER TO BELOW
9.628 7.000
20 2 2 6.000 LANDSCAPE AREA & BUFFER ABUTTING PALLADIUM WAY 3.0 m 4.970 14 17.220 2.750 ABUTTING TRAFALGAR ROAD 6.0 m 2.000 2.750 SERVICE LTC MAIN AREA GROSS FLOOR AREA 18,852 sm (202,933 sf) ENTRANCE R 6.851 16 7 RENTAL AREA DROP-OFF 2.999 6.000 6.000 6.000 1.171 14 6.000 LTC COMMON 6.000 2 6.000 1.625 MD-E1 6.000 SITE PLAN LEGEND 6.000 PROPOSED 97.737
LINE 6.000 1.772 XCB LTC NEW BUILDING EXISTING CATCH BASIN
S
' LTC SERVICE COMMERCIAL RENTAL SPACE XMH LIGHT DUTY ASPHALT EXISTING MANHOLE WAY PROPOSED SOFFIT 4 HEAVY DUTY ASPHALT MD-E1 MOUNTED LIGHT FIXTURE PROPERTY LINE W PROPOSED WALL MOUNT LIGHT FIXTURE RAILWAY TRACKS 6.000 LTC B PROPOSED BOLLARD
WALKER LIGHT FIXTURE 6 6 COMMON CHAIN LINK FENCE COURTYARD LP 5 MAIN ENTRANCE / PROPOSED LIGHT POLE CHILD CARE PRINCIPAL ENTRANCE COURTYARD BF SERVICE ENTRANCE BARRIER-FREE PARKING STALL SIGN ADULT DAY PALLADIUM SECONDARY BUILDING PROG. FR ENTRANCE FIRE ROUTE, NO PARKING COURTYARD SECONDARY PRINCIPAL SIGN 6.000 ENTRANCE HYDRO POLE HP 6.000 BUILDING EXIT HYDRO BRACING POLE 6.000 HBP 7.500 BARRIER FREE PARKING STALL PAINTED LINES AT PEDESTRIAN CROSSWALK LTC PARKING SPOTS 7.852 GRAVEL DRIVEWAY
8 6.000 RETAIL PARKING 0 9.0m MAX. BORE HOLE LOCATION AND 14.0m MTO 21 SETBACK CONCRETE SIDEWALK OR NUMBER
SETBACK PAD 6.000 6.0m 6.0m LANDSCAPE BUFFER 1 IN 12 SLOPE DOWN TO LANDSCAPE 6.0m MIN. SETBACK DROP CURB FIRE ROUTE - CENTRELINE BUFFER AND WIDTH SNOW STORAGE LOCATION
1.500 TOTAL LOT AREA
4.5m 1 2 XFH A: 14,833 m EXISTING FIRE HYDRANT CARPOOL PARKING SPACE
SETBACK MD-E1 156.447 ELECTRIC VEHICLE CHARGING STATION
PLAN NORTH MMMC ARCHITECTS PROPOSED SITE PLAN MAPLE VILLA 1:300 Brantford Studio K-W Studio 127 Brant Ave., Brantford, 564 Weber St. N., Suite 1, Waterloo, BURLINGTON, ONTARIO MD-SP ON N3T 3H5 ON N2L 5C6 519.756.6331 1.877.789.6662 519.575.2227 1.877.789.6662 2019-10-09 www.mmmc.on.ca BETTER LIFE DEVELOPMENT INC.