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ONEIA- Kilmer David Harper Presentation Presentation Transcript

  • 1. Urban Intensification and Ontario’s New Brownfield Regulation ONEIA Forum – Turning Brown to Green March, 3 2011
  • 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. 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. 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. 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. 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. 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. 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. 3600 – Looking SoutheastMarch 3, 2011 ONEIA Forum 9
  • 10. Lake Shore Streetscape Townhouse development… Water CourseMarch 3, 2011 ONEIA Forum 10
  • 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. Built Form Imagery Water CourseMarch 3, 2011 ONEIA Forum 12
  • 13. Built Form Elevations Back-to-Back Townhouse StackedTownhouse March 3, 2011 ONEIA Forum 13
  • 14. 3600 - Demolition Demolition of the 245,000 building … Water Course 245,000 sq. ft.March 3, 2011 ONEIA Forum 14
  • 15. 3600 - Demolition … was completed on-time and on-budget Water CourseMarch 3, 2011 ONEIA Forum 15
  • 16. 3600 - Demolition UST Removal… Water CourseMarch 3, 2011 ONEIA Forum 16
  • 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. 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. 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. 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. 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. 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. Regulatory Amendments Proposed CPU for RMM – Enclosed building with storage garageMarch 3, 2011 ONEIA Forum 23
  • 24. Implementation Built Form Implications No at-grade living spaceMarch 3, 2011 ONEIA Forum 24
  • 25. Implementation Creative Underground Parking SolutionsMarch 3, 2011 ONEIA Forum 25
  • 26. March 3, 2011 ONEIA Forum 26
  • 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. 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. 3600 Lake Shore Boulevard West, Toronto 4.33 ha former Arvin Meritor Industrial PropertyMarch 3, 2011 ONEIA Forum 29
  • 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. 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. Excavation of Shale BedrockMarch 3, 2011 ONEIA Forum 32
  • 33. Loading of Shale BedrockMarch 3, 2011 ONEIA Forum 33
  • 34. Crushing of Shale BedrockMarch 3, 2011 ONEIA Forum 34
  • 35. Spreading of Crushed Material and Addition of Iron/BentoniteMarch 3, 2011 ONEIA Forum 35
  • 36. Completed Zone 1March 3, 2011 ONEIA Forum 36
  • 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. 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. www.priestly.caA force to be wrecking with.
  • 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