4103 palladium way - burlington · 2019-11-04 · exp services inc. d-6 compatibility – air...

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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

http://www.exp.com/

EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON

Project Number: BRM-00801656-C0 October 11, 2019

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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

Version Control



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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.



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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



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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.



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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

4100 Dundas

St

Corporation of

Burlington Fire

Station No. 7

EASR – Standby Power System

The Corporation of the City of Burlington

registered the use, operation, construction,

alteration, extension and/or placement of a

standby power system on January 6, 2019.

The standby power system is only to be used

for the provision of electrical power during

Insignificant.



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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 Treatment Canada Inc.

4211 Mainway, Burlington, L7L 5N9 10

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 4X7

4.6

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.



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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?

4040 Palladium

Way

Black Swan Pub & Grill

Glesco Dry Cleaners

Alton Physiotherapy

Palladium Dental

Walkers Line Veterinary Hospital

Truly Salon and Spa

Snap Fitness

Chrysalis Yoga & Cafe

Restaurants

Dry Cleaners (unit vacant)

Physiotherapist office

Dental office

Veterinary office

Salon

Fitness facilities

No, based on inferred operations

4050 Palladium

Way Alton Kids Child Care Center Child care center


4131 Palladium

Way Neelands Group Limited

Commercial refrigeration/HVAC equipment supply, installation and

service

Yes, based on inferred operations.

4551 Palladium

Way Bos & Co

Shoe manufacturer and wholesaler corporate office


4585 Palladium

Way UltraStor Self-storage facility


4265 Thomas Alton Blvd

Walk-In Clinic Family Practice

Pharmasave

20/20 Eye Care

Burlington Village Dental Centre

Hasty Market

iButcher and iGrocery

Beauty Mark Salon and Spa

Kwality Indian Cuisine

Pizza Depot

Medical clinic

Pharmacy

Eye care facility

Dental office

Grocery store

Butcher

Beauty Salon

Restaurants




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Flair Cleaners

Herbal One

The Village Child Care Centre

Dry cleaner

Weight Loss Clinic

Child care centre

3185-3109 Walkers Line

Guaranteed Real Estate Services Inc.

Cassgarr

Gwen Angell-Mighton AMP

Dave Will Save

Studio B

Margaret’s Alterations and Dry Cleaning

Lace & Envy

Dr. Glory

Minrate Realty Inc.

A Furry Affair Dog Grooming

Grey Clothing

Hair & Body Care Salon

Rose’s Nail Care

Real estate offices

Insurance office

Clothing stores

Promotional Products

Hair salon/beauty salons

Dry cleaners

Clothing stores

Chiropractor office

Realty Office

Dog grooming

Clothing store

Hair salon/beauty salon


3051 Walkers Line

Shoppers Drug Mart

Meridian Credit Union

Purba Vision

Children’s Dental Healthcare

Define Hair Design and Spa

Pita Pit

Starbucks

Domino’s Pizza

Retail pharmacy

Credit union

Eye care centre

Dental office

Beauty salon

Restaurants


3041 Walkers Line

LCBO Liquor store No, based on inferred

operations

2991 Walkers Line

McDonalds Restaurant No, based on inferred

operations

2971 Walkers Line

Esso

Circle K

Tim Hortons

Gasoline service station

Convenience store

Coffee shop


2951 Walkers Line

Halton Family Health Centre Walk-In Clinic

Dynacare Laboratory and Health Service Centre

Halton X-ray and Ultra Sound

Shoppers Simply Pharmacy

Doctors office

Medical lab

Diagnostic imaging clinic

Pharmacy




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Dental Health Group

Doctors Naturae

Halton Spinal Care Clinic

Dental office

Practice/Dispensary

Medical clinic

2931 Walkers Line

TD Canada Trust Bank No, based on inferred

operations

3650 Dundas Street

Burlington Aligned Chiropractic

Dundas Family Dental

Navi’s Beauty Salon

China Taste

Gino’s Pizza

Chiropractor office

Dental office

Beauty salon

Restaurants


3600 Dundas Street

Booster Juice

Halibut Housee

5 West Brewpub and Kitchen

Restaurants No, based on inferred

operations

3550 Dundas Street

H&R Block

Jenny Spa Nails

Global Pet Foods

Dollar & More

Party Discount

First Choice Hair Cutters

Eggsactly

Tax preparation service office

Beauty salon

Pet food store

Discount store

Discount store

Hair cutting

Restaurant


3500 Dundas Street

Variety Plus

Headon Forest Animal Hospital

Spotless Dry Cleaners

Subway

Harveys

Tim Hortons

KFC

Convenience store

Veterinary office

Dry cleaners

Restaurants


3450 Dundas Street

Play IT Again Sports

Arcadia Academy of Music

Orthodontist

Omac Tae Kwon Do

Crock A Doodle

Scholars Education Centre

Millcroft Physiotherapy

Orange Theory Fitness

Vision Clinic

Edward Jones

Sporting goods store

Music school

Orthodontist office

Martial arts studio

Children’s party service

Education centre

Physiotherapist office

Fitness studio

Eye care centre

Stock broker




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Cobs Bread

Baskin Robbins

BarBurrito

Pita Nutso

Bombay’s Chutney

Doma Sushi

Restaurants

2900 Dundas Street

Longo’s Supermarket No, based on inferred

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



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Figure 2. Spring Wind Rose – Burlington, ON



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Figure 3. Summer Wind Rose – Burlington, ON

Figure 4. Fall Wind Rose – Burlington, ON



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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.



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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.


Project Number: BRM-00801656-C0 June, 24, 2019

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Table 4. D-6 Facility Classifications and Assessment

No Facility Address Distance to

Site (m) Class*

Potential

Issue Rationale for Classification Comment**

1 4131 Palladium Way Neelands

Group Limited 40 m north I

VOC emissions,

fugitive emissions

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.

No outdoor storage of wastes or material open process.

Listed as a waste generator of emulsified oils aint/pigment/coating residues and waste oil & lubricants from 2012 to present.

Outside minimum separation distance and inside area of

influence. No odours or stack observed at the time of the Site

visit.

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.



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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

1

Neelands

Group

Limited

4131

Palladium

Way

40 m north

Commercial

refrigerator and

HVAC equipment

supply, installation

and service.

I No odours or stack observed at the

time of the Site visit

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.



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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.



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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.



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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.



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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.



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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



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Appendix A – Figures

100 0 100 400

SCALE

200 300 500 m

P

A

L

L

A

D

I

U

M

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TITLE AND LOCATION:

t: +1.905.793.9800 | f: +1.905.793.0641

1595 Clark Boulevard

Brampton, ON L6T 4V1

Canada

www.exp.com

EXP Services Inc.

BUILDINGS EARTH & ENVIRONMENT ENERGY

INDUSTRIAL INFRASTRUCTURE SUSTAINABILITY

JOB NO.:

SCALE:

DATE:

DRAWN BY:

CHECKED BY:

FIG NO.:

LEGEND:

BRM-00801656-C0 AS

AS NOTED RT

JUNE 2019 1

LOCATION OF PROPOSED DEVELOPMENT SHOWING RECOMMENDED AREA OFINFLUENCES FOR CLASS I, CLASS II AND CLASS III INDUSTRIAL SITES

4103 PALLADIUM WAY,

BURLINGTON, ONTARIO

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APPROXIMATE SITE BOUNDARY

70 m CLASS I

300 m CLASS II

1000 m CLASS III

40 20 0 40 160

SCALE

80 120 200 m

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TITLE AND LOCATION:

t: +1.905.793.9800 | f: +1.905.793.0641

1595 Clark Boulevard

Brampton, ON L6T 4V1

Canada

www.exp.com

EXP Services Inc.

BUILDINGS EARTH & ENVIRONMENT ENERGY

INDUSTRIAL INFRASTRUCTURE SUSTAINABILITY

JOB NO.:

SCALE:

DATE:

DRAWN BY:

CHECKED BY:

FIG NO.:

LEGEND:

BRM-00801656-C0 AS

AS NOTED RT

JUNE 2019 2

LOCATION OF PROPOSED DEVELOPMENT SHOWING RECOMMENDED SEPARATION

DISTANCES FOR CLASS I, CLASS II AND CLASS III INDUSTRIAL SITES

4103 PALLADIUM WAY,

BURLINGTON, ONTARIO

APPROXIMATE SITE BOUNDARY

20 m CLASS I

70 m CLASS II

300 m CLASS III

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20

Appendix B – Site Plan Drawings

0

HP

HBP

XMH

XCB

LP

W

SITE PLAN LEGEND

RAILWAY TRACKS

PROPERTY LINE

CHAIN LINK FENCE

HEAVY DUTY ASPHALT

LIGHT DUTY ASPHALT

BUILDING EXIT

BARRIER FREE PARKINGSTALL

CONCRETE SIDEWALK ORPAD

1 IN 12 SLOPE DOWN TODROP CURB

SNOW STORAGELOCATION

EXISTING FIRE HYDRANT

EXISTING CATCH BASIN

EXISTING MANHOLE

PROPOSED SOFFITMOUNTED LIGHT FIXTURE

PROPOSED WALL MOUNTLIGHT FIXTURE

PROPOSED LIGHT POLE

FR

BF BARRIER-FREE PARKINGSTALL SIGN

FIRE ROUTE, NO PARKINGSIGN

NEW BUILDING

LTC PARKING SPOTS

HYDRO POLE

PROPOSED BOLLARDLIGHT FIXTURE

B

PAINTED LINES ATPEDESTRIAN CROSSWALK

HYDRO BRACING POLE

GRAVEL DRIVEWAY

BORE HOLE LOCATION ANDNUMBER

FIRE ROUTE - CENTRELINEAND WIDTH

ELECTRIC VEHICLECHARGING STATION

CARPOOL PARKING SPACE

SERVICE ENTRANCE

SECONDARY BUILDINGENTRANCE

SECONDARY PRINCIPALENTRANCE

MAIN ENTRANCE /PRINCIPAL ENTRANCE

RETAIL PARKING

XFH

MUNICIPAL REVIEW SITE DATA

REGULATION REQUIREMENT ACTUAL

PROJECT NO. 1910 BURLINGTON ONTARIO

DESCRIPTION

OFFICIAL PLAN

BY-LAW

ZONING

LOT FRONTAGE

LOT AREA

HEIGHT

FRONT YARD

SIDE YARD

REAR YARD

FLOOR AREA RATIO

PARKING

BC1-319

MIN. 7.5 m

MAX. 1.25 : 1

LTC 0.35 / BED = 101

NO MAXIMUM

MIN. 4.5 m

MIN. 45.0 m

NEW LONG-TERM CARE HOME & COMMERCIAL RENTAL

2017: MIXED USE CORRIDOR - EMPLOYMENT

2020

1.27 : 1

14,833 m2

6 STOREYS

DRIVING LANE WIDTH

PARKING AISLE WIDTH

PARKING SPACE

ACCESSIBLE PARKING

MIN. 2.75 m wide & MIN. 16.5 m2

MIN. 6.0 m

6.0 m

6.0 m

2.75 m x 6.0 m

4.5 m

6.0 m

27.7 m

80.7 m

MIN. 6.0 TO 9.0 m

LOT DEPTH 156.4 m (VARIES)

LANDSCAPED OPEN SPACE N/A - REFER TO BELOW

GROSS FLOOR AREA 18,852 sm (202,933 sf)

(HALTON CA SETBACK)

MIN. 6.0 m

21.5 m (REFER TO ELEVATIONDRAWINGS - EXCL PENTHOUSE)

SIDE YARD

MIN. 14.0 m 39.5 m

ASPHALT COVERAGE MAX. NOT APPLICABLE

MIN. 900 m2

183 PROVIDED

LOT WIDTH MIN. 30.0 m 97.7 m

RENTAL = 49TOTAL = 150

BUILDING AREA 3,553 m2

LANDSCAPE AREA & BUFFER 3.0 mABUTTING PALLADIUM WAY

6.0 mABUTTING TRAFALGAR ROAD

ACCESSIBLE = 3% OF REQUIREDOVER 90 SPACES REQUIRED 6 PROVIDED3% x 150 = 4.5 (5)

MIN. 2.75 m wide + 2.00 m WALKWAY 2.75 m wide + 2.00 m WALKWAY

6.0mLANDSCAPE

BUFFER

14.0m MTOSETBACK

7.5mH

ALTON

SETBACK

4.5m

SETB

ACK

6.0m LANDSCAPE BUFFER6.0m MIN. SETBACK

9.0m MAX.SETBACK

23.844

156.447

97.7

37

6.00

0

1.50

0

7.852

8.007

7.00

0

6.00

0

6.000

6.0006.000

6.000 1.171 6.0006.000

6.000 1.625 6.0006.000

6.000 1.772

17.2

20

4.970

9.628

1.65

0

2.99

9

2.750

7.5006.000

6.0006.000

2.0002.750

2.750

6.00

06.

000

6.00

0

R 6.851

R 5.000

R 4.489R 5.029

R 12.000

3MD-E1

1MD-E1

2MD-E1

4MD-E1

8

17

167

5

2 2

8

11

PALL

ADIU

M W

AY

SERVICEAREA

PROPOSEDLTC

1420

6

2

14

6

25

FIRE ROUTE

21

APPLEBY CREEKCONSERVATION LANDS

WAL

KER

'S L

INE

TOTAL LOT AREAA: 14,833 m2

COMMERCIAL RENTAL SPACELTC SERVICE

LTC COMMON

LTC MAINENTRANCE

LTCCOMMON

COURTYARD

RENTAL AREADROP-OFF

ADULT DAYPROG.

COURTYARD

CHILD CARECOURTYARD

LTC GROSS FLOOR AREA BY FLOOR

FIRST FLOORSECOND FLOORTHIRD FLOORFOURTH FLOORFIFTH FLOORSIXTH FLOOR

AREA (sq ft)15,28738,67338,68838,68738,68820,940

190,963 sq ft

BEDROOM BREAKDOWN BY FLOOR

SECOND FLOOR

THIRD FLOOR

FOURTH FLOOR

FIFTH FLOOR

SIXTH FLOOR

BEDROOM TYPE

PRIVATE BEDROOMSTANDARD BEDROOM





QUANTITY

402464

402464

402464

402464

201232288

TOTAL GROSS FLOOR AREA BY FLOOR

FIRST FLOORSECOND FLOORTHIRD FLOORFOURTH FLOORFIFTH FLOORSIXTH FLOOR

AREA (sq ft)27,25738,67338,68838,68738,68820,940

202,933 sq ft

COMMERCIAL RENTAL GROSS FLOOR AREA

FIRST FLOORAREA (sq ft)

11,97011,970 sq ft

PLANNORTH

LTC GROSS FLOOR AREA PER BED190,963 / 288 = 663 SF / BED

K-W Studio

519.575.2227 1.877.789.6662

www.mmmc.on.ca

ARCHITECTSMMMCBrantford Studio

127 Brant Ave., Brantford,ON N3T 3H5

519.756.6331 1.877.789.6662

564 Weber St. N., Suite 1, Waterloo,ON N2L 5C6

MAPLE VILLABURLINGTON, ONTARIO MD-SP

2019-10-09

1:300PROPOSED SITE PLAN

BETTER LIFE DEVELOPMENT INC.

4103 palladium way - burlington · 2019-11-04 · exp services inc. d-6 compatibility – air...

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