Urban Intensification and Ontario’s        New Brownfield Regulation     ONEIA Forum – Turning Brown to Green             ...
Brownfields 101                Common Barriers to Brownfield Redevelopment  • Potential Environmental Liabilities – civil ...
Brownfield Financing Gap             The Problem: Brownfields Cannot be Valued on a Cost Basis                            ...
Evaluating Opportunities                      Redevelopment/Remediation Parameters•    Strategic location (i.e. downtown, ...
Detailed Due Diligence                 Due Diligence Takes Typically 75 to 90 days                                        ...
Remedial Strategy                          Integrated Site Management    • Risk assessment and clean-up standard      sele...
Brownfield Funding Timeline                   Redevelopment can be Prolonged and Costs Substantial                        ...
Regulatory Amendments                      Brownfield Amendments – O. Reg. 511/09     The changes can be summarized in the...
3600 – Looking SoutheastMarch 3, 2011   ONEIA Forum                          9
Lake Shore Streetscape           Townhouse development…                   Water CourseMarch 3, 2011                       ...
Planning Application Submitted                                        Units   8-12 Storey Apartment                100   4...
Built Form Imagery                Water CourseMarch 3, 2011                  ONEIA Forum                    12
Built Form Elevations    Back-to-Back     Townhouse StackedTownhouse March 3, 2011     ONEIA Forum                       13
3600 - Demolition     Demolition of the 245,000 building …                  Water Course                                  ...
3600 - Demolition        … was completed on-time and on-budget                  Water CourseMarch 3, 2011                 ...
3600 - Demolition           UST Removal…                  Water CourseMarch 3, 2011                    ONEIA Forum        ...
Remedial Plan                               Field Work                 Approvals                                Timeline  ...
Risk Assessment                Many Advantages for Brownfields                                 • Addresses wider-area impa...
Tier 2 Pilot                Comparison of Table 3 Standards (Residential/Parkland)     PARAMETER                          ...
Tier 2 Pilot                            Application of Risk Management MeasuresPARAMETER                                  ...
Tier 2 Pilot                            Application of Risk Management MeasuresPARAMETER                                  ...
Tier 2 Pilot                            Application of Risk Management MeasuresPARAMETER                                  ...
Regulatory Amendments         Proposed CPU for RMM – Enclosed building with storage garageMarch 3, 2011                   ...
Implementation                Built Form Implications                                              No at-grade            ...
Implementation                Creative Underground Parking SolutionsMarch 3, 2011                  ONEIA Forum            ...
March 3, 2011   ONEIA Forum   26
Sustainable Remediation?                             “Dig and Haul” and Carbon Dioxide Emissions                          ...
Priestly Demolition     • One of the leading demolition contractors in Canada.     • Family owned and operated for over 35...
3600 Lake Shore Boulevard West, Toronto                   4.33 ha former Arvin Meritor Industrial PropertyMarch 3, 2011   ...
Remediation Program – Site & Areas A, B & C     • Disconnect site services and cap storm and       sanitary sewers.     • ...
Remediation Program – Zone 1     • Excavate and stockpile unimpacted overburden soils.     • Excavate down 8 m into fractu...
Excavation of Shale BedrockMarch 3, 2011             ONEIA Forum         32
Loading of Shale BedrockMarch 3, 2011           ONEIA Forum        33
Crushing of Shale BedrockMarch 3, 2011            ONEIA Forum        34
Spreading of Crushed Material and Addition of Iron/BentoniteMarch 3, 2011                        ONEIA Forum              ...
Completed Zone 1March 3, 2011       ONEIA Forum    36
Remediation Program – Zone 2     • Excavate and stockpile unimpacted overburden soils.     • Excavate down to approximatel...
Remediation Program - Challenges     • Dust control – keep material wet as needed.     • Water management – testing and ma...
www.priestly.caA force to be wrecking with.
Contact Information          David Harper                                  416-814-3436          Managing Partner         ...
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ONEIA- Kilmer David Harper Presentation

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ONEIA- Kilmer David Harper Presentation

  1. 1. Urban Intensification and Ontario’s New Brownfield Regulation ONEIA Forum – Turning Brown to Green March, 3 2011
  2. 2. Brownfields 101 Common Barriers to Brownfield Redevelopment • Potential Environmental Liabilities – civil and regulatory liabilities affecting both former owners and developers. • “Remediation Funding Gap” – conventional financing is not readily available during site restoration. • Process Uncertainty – timing and outcomes unclear for environmental and planning matters.March 3, 2011 ONEIA Forum 2
  3. 3. Brownfield Financing Gap The Problem: Brownfields Cannot be Valued on a Cost Basis Higher Order Use  Site Closure >Costs$$$$  FINANCING GAP Value = ?? Redevelopment Timeline March 3, 2011 ONEIA Forum 3
  4. 4. Evaluating Opportunities Redevelopment/Remediation Parameters• Strategic location (i.e. downtown, direct highway exposure, waterfront property)• Remediation feasible and not cost- prohibitive relative to land value• Municipal support for higher-order uses (re-designation/rezoning)• Market demand for developable land• Parcel is of significant size (10 to 30 acres)• High value municipal incentivesMarch 3, 2011 ONEIA Forum 4
  5. 5. Detailed Due Diligence Due Diligence Takes Typically 75 to 90 days • Supplemental Subsurface Investigations • Screening Risk Assessment and Remedial Options • Stakeholder Dialogue • Roads, Parkland and Servicing • Higher Order Land Use Potential • Insurance Deliverables • End-Use Market Acceptance • Realistic Exit Values/Markets/Timing • Valuation of Municipal Incentives Evaluation of the Market, Planning and Environmental RisksMarch 3, 2011 ONEIA Forum 5
  6. 6. Remedial Strategy Integrated Site Management • Risk assessment and clean-up standard selection based on site development strategy. • Demolition, on-site material segregation, treatment and re-use. • Contaminant source removal and supplemental ground water treatment and mitigation. • Site monitoring and risk management considerations. • Regulatory site closure documentation completed by Qualified Consultant.March 3, 2011 ONEIA Forum 6
  7. 7. Brownfield Funding Timeline Redevelopment can be Prolonged and Costs Substantial Closure  Sale Approvals 6-12 months ?? months Site Restoration and Land Use Concepts 12-36 monthsCosts Acquisition  18-48 Months + Due Diligence 2-4 months Redevelopment Timeline March 3, 2011 ONEIA Forum 7
  8. 8. Regulatory Amendments Brownfield Amendments – O. Reg. 511/09 The changes can be summarized in the following categories: • Enhanced Record of Site Condition (RSC) Integrity • Streamlined Risk Assessment Approach (Tier 2) • Revised Soil and Groundwater Site Condition Standards • Implementation and Transition (comes into effect July 2011) • Complementary Amendments (ie. soils management) Off-Site Liability Protection?March 3, 2011 ONEIA Forum 8
  9. 9. 3600 – Looking SoutheastMarch 3, 2011 ONEIA Forum 9
  10. 10. Lake Shore Streetscape Townhouse development… Water CourseMarch 3, 2011 ONEIA Forum 10
  11. 11. Planning Application Submitted Units 8-12 Storey Apartment 100 4-6 storey 40 12 storey Apartment 200 Back-to-Back Towns 123 Water Course Stacked Towns 75 Total Units 538 • Zoning Applications for Official Plan Amendment and Zoning By-law Amendment submitted June 2010. • Strong City support • Community consultations • Anticipate approvals Spring 2011March 3, 2011 ONEIA Forum 11
  12. 12. Built Form Imagery Water CourseMarch 3, 2011 ONEIA Forum 12
  13. 13. Built Form Elevations Back-to-Back Townhouse StackedTownhouse March 3, 2011 ONEIA Forum 13
  14. 14. 3600 - Demolition Demolition of the 245,000 building … Water Course 245,000 sq. ft.March 3, 2011 ONEIA Forum 14
  15. 15. 3600 - Demolition … was completed on-time and on-budget Water CourseMarch 3, 2011 ONEIA Forum 15
  16. 16. 3600 - Demolition UST Removal… Water CourseMarch 3, 2011 ONEIA Forum 16
  17. 17. Remedial Plan Field Work Approvals Timeline Timeline 3 months 3 months Water Course 6 months 12 months 18 monthsMarch 3, 2011 ONEIA Forum 17
  18. 18. Risk Assessment Many Advantages for Brownfields • Addresses wider-area impacts, on- and off-site. • Focus source remediation based on proposed use. • Improved timing and less disruptive to site development construction. • Preservation of historic buildings and cultural landmarks. • Encourages on-site management vs. off- site disposal. • Easily integrated with other remedial strategies. • Benefits translate to up-front cost savings for redevelopment.March 3, 2011 ONEIA Forum 18
  19. 19. Tier 2 Pilot Comparison of Table 3 Standards (Residential/Parkland) PARAMETER TABLE 3 STANDARDS – RESIDENTIAL/PARKLAND SOIL GROUNDWATER 2004 2009 2004 2009 Tetrachloroethylene 0.45 (2.3) 0.28 5 (17) 1.6 Trichloroethylene (3.9) 1.1 (0.52) 0.061 50 (17) 1.6 Dichloroethylene 1 2-cis- 2.3 (30) 3.4 (17) 1.6 (17) 1.6 Vinyl Chloride (0.0075) 0.003 (0.022) 0.02 (1.3) 0.5 (1.7) 0.5 Petroleum Hydrocarbons (F1) (260) 30 (65) 55 No Value 750 Petroleum Hydrocarbons (F2) (900) 150 (150) 98 No Value 150 Benzene (25) 5.3 (0.17) 0.21 (12000) 1900 (430) 44 Benzo[a]pyrene 1.2 0.3 1.9 0.81 Antimony 13 7.5 16000 20000 Arsenic (25) 20 18 480 1900 Copper (300) 225 (180) 140 23 87 Lead 200 120 32 25 More Stringent New Value Less Stringent No ChangeMarch 3, 2011 ONEIA Forum 19
  20. 20. Tier 2 Pilot Application of Risk Management MeasuresPARAMETER STANDARDS RMM STANDARD: 2009 GENERIC TABLE 3 TIER 2 Asphalt or Concrete Cap, (Res/Parkland) or Soil Cap >1m thick Soil Groundwater Soil Groundwater Soil GroundwaterTetrachloroethylene (2.3) 0.28 (17) 1.6 (2.3) 0.28 (17) 1.6 (2.3) 0.28 (17) 1.6Trichloroethylene (0.52) 0.061 (17) 1.6 (0.52) 0.061 (17) 1.6 (0.52)0.061 (1.7) 1.6Dichloroethylene 1 2-cis- (30) 3.4 (17) 1.6 (30) 3.4 (17) 1.6 (30) 3.4 (1.7) 1.6Vinyl Chloride (0.022) 0.02 (1.7) 0.5 (0.022) 0.02 (1.7) 0.5 (0.022) 0.02 (1.7) 0.5Petroleum Hydrocarbons (65) 55 750 (210) 130 (1900) 1400 (240) 130 (1900) 1400(F1)Petroleum Hydrocarbons (150) 98 150 (150) 98 150 (150) 98 150(F2)Benzene (0.17) 0.21 (430) 44 (0.17) 0.21 (430) 44 (0.17) 0.21 (430) 44Benzo[a]pyrene 0.3 0.81 0.3 0.81 3.6 0.81Copper (180) 140 87 (180) 140 1400 5600 1400Lead 120 25 120 410 1000 410 Tier 2 Standards with RMM that are less stringent than no RMMs Tier 2 standards with RMMs that are the least stringentMarch 3, 2011 ONEIA Forum 20
  21. 21. Tier 2 Pilot Application of Risk Management MeasuresPARAMETER STANDARDS RMM STANDARD: Ground floor non- 2009 GENERIC TABLE 3 TIER 2 residential (Res/Parkland) Soil Groundwater Soil Groundwater Soil GroundwaterTetrachloroethylene (2.3) 0.28 (17) 1.6 (2.3) 0.28 (17) 1.6 (29) 4.5 (230) 30Trichloroethylene (0.52) 0.061 (17) 1.6 (0.52) 0.061 (17) 1.6 (0.61) 0.91 (230) 30Dichloroethylene 1 2-cis- (30) 3.4 (17) 1.6 (30) 3.4 (17) 1.6 (37) 55 (230) 30Vinyl Chloride (0.022) 0.02 (1.7) 0.5 (0.022) 0.02 (1.7) 0.5 (0.25) 0.032 (23) 3Petroleum Hydrocarbons (65) 55 750 (210) 130 (1900) 1400 (610) 580 1900(F1)Petroleum Hydrocarbons (150) 98 150 (150) 98 150 (490) 380 150(F2)Benzene (0.17) 0.21 (430) 44 (0.17) 0.21 (430) 44 (0.4) 0.32 (5700) 840Benzo[a]pyrene 0.3 0.81 0.3 0.81 0.3 0.81Copper (180) 140 87 (180) 140 1400 (570) 430 1400Lead 120 25 120 410 200 410 Tier 2 Standards with RMM that are less stringent than no RMMs Tier 2 standards with RMMs that are the least stringentMarch 3, 2011 ONEIA Forum 21
  22. 22. Tier 2 Pilot Application of Risk Management MeasuresPARAMETER STANDARDS RMM STANDARD: 2009 GENERIC TABLE 3 TIER 2 Ventilated underground/ (Res/Parkland) 1st floor parking, no basement dwellings Soil Groundwater Soil Groundwater Soil GroundwaterTetrachloroethylene (2.3) 0.28 (17) 1.6 (2.3) 0.28 (17) 1.6 (81) 28 (1700) 160Trichloroethylene (0.52) 0.061 (17) 1.6 (0.52) 0.061 (17) 1.6 (24) 6.1 (1700) 160Dichloroethylene 1 2-cis- (30) 3.4 (17) 1.6 (30) 3.4 (17) 1.6 (630) 340 (1700) 160Vinyl Chloride (0.022) 0.02 (1.7) 0.5 (0.022) 0.02 (1.7) 0.5 (0.57) 0.21 (170) 16Petroleum Hydrocarbons (65) 55 750 (210) 130 (1900) 1400 610 1900(F1)Petroleum Hydrocarbons (150) 98 150 (150) 98 150 490 150(F2)Benzene (0.17) 0.21 (430) 44 (0.17) 0.21 (430) 44 9.3 (43000) 4400Benzo[a]pyrene 0.3 0.81 0.3 0.81 0.3 0.81Copper (180) 140 87 (180) 140 1400 570 1400Lead 120 25 120 410 200 410 Tier 2 Standards with RMM that are less stringent than no RMMs Tier 2 standards with RMMs that are the least stringentMarch 3, 2011 ONEIA Forum 22
  23. 23. Regulatory Amendments Proposed CPU for RMM – Enclosed building with storage garageMarch 3, 2011 ONEIA Forum 23
  24. 24. Implementation Built Form Implications No at-grade living spaceMarch 3, 2011 ONEIA Forum 24
  25. 25. Implementation Creative Underground Parking SolutionsMarch 3, 2011 ONEIA Forum 25
  26. 26. March 3, 2011 ONEIA Forum 26
  27. 27. Sustainable Remediation? “Dig and Haul” and Carbon Dioxide Emissions                   Average source excavation 7,500 m3 of soil Portion of soil requiring off-site disposal 50%   Volume of soil requiring off-site disposal 3,750 m3 of soil Volume each dump truck carries (m3) 16 m3 of soil Total round trips required 235 trips     Average distance from site to Landfill 225 km Total traveling distance for disposal (round trip) 105,750 km Distance from site to clean fill location 50 km Total traveling distance for backfill (round trip) 23,500 km TOTAL DISTANCE 129,250 km Fuel consumption of dump truck (Source 1) 35 L/100 km Emission coefficient (Source 2) 2.7 kg CO2/L Total CO2 Emissions 122,141 kg Total CO2 Emissions 122.141 tonnes SOURCES: 1.Reid, Lesley, Sustainability in Remediation - Calculating CO2 Emissions Associated with Varied Remediation Activities Presented at GeoEdmonton 2008 2.Environment Canada: Emission Factors for Energy Mobile Combustion Sources for Heavy-Duty Diesel Vehicles http://www.ec.gc.ca/pdb/ghg/inventory_report/2005_report/a12_eng.cfm#a12_1_4March 3, 2011 ONEIA Forum 27
  28. 28. Priestly Demolition • One of the leading demolition contractors in Canada. • Family owned and operated for over 35 yrs with 250 employees. • Hazardous materials abatement, asset recovery, Brownfield remediation and large earth moving expertise and experience. • Annual revenue of $55 million. • Located in Kettleby Ont. (near Aurora). • Serving consultants, multi-national corporations, developers, general contractors, government agencies and home owners. • Sophisticated fleet of owned equipment to provide a “turnkey” operation. • Ability to recycle up to 95% of building structures and divert waste from landfills.March 3, 2011 ONEIA Forum 28
  29. 29. 3600 Lake Shore Boulevard West, Toronto 4.33 ha former Arvin Meritor Industrial PropertyMarch 3, 2011 ONEIA Forum 29
  30. 30. Remediation Program – Site & Areas A, B & C • Disconnect site services and cap storm and sanitary sewers. • Clear and grub property and remove and dispose of approximately 11,000 sq. m. of asphalt. • Excavate and stockpile unimpacted overburden soils for reuse. • Excavate and dispose offsite of approximately 5000 MT of hydrocarbon and metal impacted soil. • Place and compact unimpacted overburden soils.March 3, 2011 ONEIA Forum 30
  31. 31. Remediation Program – Zone 1 • Excavate and stockpile unimpacted overburden soils. • Excavate down 8 m into fractured bedrock. • Crush rock to 3 in. or less and spread on asphalt treatment pad. • Add pre-measured 50/50 iron powder and mix with soil. • Add pre-measure bentonite to soil/rock/iron mix. • Spread mixture back in excavation, misting in lifts.March 3, 2011 ONEIA Forum 31
  32. 32. Excavation of Shale BedrockMarch 3, 2011 ONEIA Forum 32
  33. 33. Loading of Shale BedrockMarch 3, 2011 ONEIA Forum 33
  34. 34. Crushing of Shale BedrockMarch 3, 2011 ONEIA Forum 34
  35. 35. Spreading of Crushed Material and Addition of Iron/BentoniteMarch 3, 2011 ONEIA Forum 35
  36. 36. Completed Zone 1March 3, 2011 ONEIA Forum 36
  37. 37. Remediation Program – Zone 2 • Excavate and stockpile unimpacted overburden soils. • Excavate down to approximately bedrock interface at 3.5 m. • Mixed premeasured concrete sand onsite in concrete trucks with pre- measured iron powder. • Spread sand/iron mix back in excavation in lifts alternating with impacted soil and compacting.March 3, 2011 ONEIA Forum 37
  38. 38. Remediation Program - Challenges • Dust control – keep material wet as needed. • Water management – testing and managing water primarily onsite with some offsite disposal of impacted water. • Shale excavation – Link Belt 8000 • Frost – periodic removal to achieve compaction • Schedule – 3 monthsMarch 3, 2011 ONEIA Forum 38
  39. 39. www.priestly.caA force to be wrecking with.
  40. 40. Contact Information David Harper 416-814-3436 Managing Partner dharper@kilmergroup.com Kilmer Brownfield Management Limited www.kilmergroup.com/brownfield/March 3, 2011 ONEIA Forum 40
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