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 incentives
March 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 Risks
March 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 months
Costs
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 Southeast
March 3, 2011 ONEIA Forum 9

10. Lake Shore Streetscape
Townhouse development…
Water Course
March 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
2011
March 3, 2011 ONEIA Forum 11

12. Built Form Imagery
Water Course
March 3, 2011 ONEIA Forum 12

13. Built Form Elevations
Back-to-Back
Townhouse
Stacked
Townhouse
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 Course
March 3, 2011 ONEIA Forum 15

16. 3600 - Demolition
UST Removal…
Water Course
March 3, 2011 ONEIA Forum 16

17. Remedial Plan
Field Work Approvals
Timeline Timeline
3 months
3 months
Water Course
6 months 12 months
18 months
March 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 Change
March 3, 2011 ONEIA Forum 19

20. Tier 2 Pilot
Application of Risk Management Measures
PARAMETER 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 Groundwater
Tetrachloroethylene (2.3) 0.28 (17) 1.6 (2.3) 0.28 (17) 1.6 (2.3) 0.28 (17) 1.6
Trichloroethylene (0.52) 0.061 (17) 1.6 (0.52) 0.061 (17) 1.6 (0.52)0.061 (1.7) 1.6
Dichloroethylene 1 2-cis- (30) 3.4 (17) 1.6 (30) 3.4 (17) 1.6 (30) 3.4 (1.7) 1.6
Vinyl Chloride (0.022) 0.02 (1.7) 0.5 (0.022) 0.02 (1.7) 0.5 (0.022) 0.02 (1.7) 0.5
Petroleum 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) 44
Benzo[a]pyrene 0.3 0.81 0.3 0.81 3.6 0.81
Copper (180) 140 87 (180) 140 1400 5600 1400
Lead 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 stringent
March 3, 2011 ONEIA Forum 20

21. Tier 2 Pilot
Application of Risk Management Measures
PARAMETER STANDARDS RMM STANDARD:
Ground floor non-
2009 GENERIC TABLE 3 TIER 2 residential
(Res/Parkland)
Soil Groundwater Soil Groundwater Soil Groundwater
Tetrachloroethylene (2.3) 0.28 (17) 1.6 (2.3) 0.28 (17) 1.6 (29) 4.5 (230) 30
Trichloroethylene (0.52) 0.061 (17) 1.6 (0.52) 0.061 (17) 1.6 (0.61) 0.91 (230) 30
Dichloroethylene 1 2-cis- (30) 3.4 (17) 1.6 (30) 3.4 (17) 1.6 (37) 55 (230) 30
Vinyl Chloride (0.022) 0.02 (1.7) 0.5 (0.022) 0.02 (1.7) 0.5 (0.25) 0.032 (23) 3
Petroleum 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) 840
Benzo[a]pyrene 0.3 0.81 0.3 0.81 0.3 0.81
Copper (180) 140 87 (180) 140 1400 (570) 430 1400
Lead 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 stringent
March 3, 2011 ONEIA Forum 21

22. Tier 2 Pilot
Application of Risk Management Measures
PARAMETER STANDARDS
RMM STANDARD:
2009 GENERIC TABLE 3 TIER 2 Ventilated underground/
(Res/Parkland) 1st floor parking, no
basement dwellings
Soil Groundwater Soil Groundwater Soil Groundwater
Tetrachloroethylene (2.3) 0.28 (17) 1.6 (2.3) 0.28 (17) 1.6 (81) 28 (1700) 160
Trichloroethylene (0.52) 0.061 (17) 1.6 (0.52) 0.061 (17) 1.6 (24) 6.1 (1700) 160
Dichloroethylene 1 2-cis- (30) 3.4 (17) 1.6 (30) 3.4 (17) 1.6 (630) 340 (1700) 160
Vinyl Chloride (0.022) 0.02 (1.7) 0.5 (0.022) 0.02 (1.7) 0.5 (0.57) 0.21 (170) 16
Petroleum 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) 4400
Benzo[a]pyrene 0.3 0.81 0.3 0.81 0.3 0.81
Copper (180) 140 87 (180) 140 1400 570 1400
Lead 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 stringent
March 3, 2011 ONEIA Forum 22

23. Regulatory Amendments
Proposed CPU for RMM – Enclosed building with storage garage
March 3, 2011 ONEIA Forum 23

24. Implementation
Built Form Implications
No at-grade
living space
March 3, 2011 ONEIA Forum 24

25. Implementation
Creative Underground Parking Solutions
March 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_4
March 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 Property
March 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 Bedrock
March 3, 2011 ONEIA Forum 32

33. Loading of Shale Bedrock
March 3, 2011 ONEIA Forum 33

34. Crushing of Shale Bedrock
March 3, 2011 ONEIA Forum 34

35. Spreading of Crushed Material and Addition of Iron/Bentonite
March 3, 2011 ONEIA Forum 35

36. Completed Zone 1
March 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 months
March 3, 2011 ONEIA Forum 38

39. www.priestly.ca
A 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