1520 Notion Road Air Quality Compatibility Study Toronto ... · 1520 Notion Rd Compatibility Study...

Air Quality | Sound & Vibration | Sustainable Water | Wind & Climate Novus Environmental Inc. | 150 Research Lane, Suite 105, Guelph, Ontario, Canada N1G 4T2

Novus West Inc. | 906 – 12 Avenue SW, Suite 600, Calgary, Alberta, Canada T2R 1K7

1520 Notion Road Air Quality Compatibility Study Toronto, Ontario Novus Reference No. 16-0109 Version No. 1 (Final) August 18, 2017

NOVUS PROJECT TEAM:

Engineer: Jenny Vesely, P.Eng. Project Manager: Nigel Taylor, M.Sc., EP

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1520 Notion Rd Compatibility Study August 18, 2017

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Table of Contents

1.0 Introduction ......................................................................................................................... 1 2.0 Description of Development and Surrounding Area ........................................................... 1

2.1 Proposed Development ............................................................................................. 1 2.2 Nearby Industries ..................................................................................................... 2 2.3 Site Visit Observations ............................................................................................. 3

3.0 Provincial Guidelines and Regulations ............................................................................... 4

3.1 D-Series of Guidelines ............................................................................................. 4

3.1.1 Classification of Nearby Industries .................................................................. 6

3.2 Provincial Guidelines and Regulations for Potentially Incompatible Uses ............. 7

3.2.1 Air Quality Contaminants ................................................................................ 7 3.2.2 Odour ................................................................................................................ 8

4.0 Potential Air Quality Impacts .............................................................................................. 8

4.1 General Air Quality Contaminants ........................................................................... 8 4.2 Odour ........................................................................................................................ 9

5.0 Conclusions ......................................................................................................................... 9

List of Tables

Table 1: Guideline D-6 Potential Influence Areas and Recommended Minimum Separation Distances for Industrial Land Uses ........................................................... 4

Table 2: Guideline D-6 – Industrial Categorization Criteria ..................................................... 5 Table 3: D-6 Classification of Nearby Industries ...................................................................... 6

List of Figures

Figure 1: Proposed Development Context Plan ......................................................................... 2 Figure 2: Site and Surrounding Industries of Interest (As Identified Above) ............................ 3 Figure 3: Setback from Proposed Development to Nearby Industries ......................................... 7


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1.0 Introduction

Novus Environmental Inc. (Novus) was retained by CPC II Management Inc. to perform a Ministry of the Environment and Climate Change Guideline D-6 review, in the context of air quality, for the proposed 1520 Notion Road development. The development plan, industrial activities and provincial regulations and guidelines have all been considered in this assessment. This report is meant to support an application for re-zoning of the subject lands.

2.0 Description of Development and Surrounding Area

2.1 Proposed Development

The site is located at 1520 Notion Road, at the northwest corner of Notion Road and Pickering Parkway in Pickering, Ontario. The proposed development will include residential properties at the west, in line with the existing houses fronting on Marshcourt Dr. The development may also include a low-rise commercial building at the east, fronting on Notion Road. The inclusion of the commercial building is still under review. Therefore, this assessment considers the proposed development including only the residential portion. This is a conservative approach since the commercial portion would act as an additional buffer from potential odours and/or dust at the residential portion, if it were to be developed in the future. The current context plan, including the commercial building under review, is shown in Figure 1.

Surrounding the proposed development are residential properties to the west and northwest. Directly north of the proposed development on Notion Road there is a church currently under construction. Beyond the church are commercial properties along Notion Road. On the east side of Notion Road are multiple aggregate industrial facilities. South of the proposed development are vacant lands and Highway 401, with low-rise commercial buildings to the southwest.



Figure 1: Proposed Development Context Plan

2.2 Nearby Industries

The area surrounding the proposed development site is a mix of residential, commercial and industrial properties. Industrial facilities of interest from an air quality perspective considered in this assessment include:

1) Strada Aggregates – aggregate yard 2) Coco Paving – asphalt plant 3) Innocon Concrete – concrete mixing facility 4) K & K Recycling Services – scrap metal recycling services 5) MMS Tool and Die Limited – General Industrial Machinery Manufacturers 6) Quality Collisions East Inc. – auto repair shop 7) Notion Autobody – auto repair shop

This assessment focuses on the facilities on Notion Road, identified in the list above. There are some other facilities on the east side of Notion Road and/or Orchard Road, including



Stephenson’s Rental Services, Innovative General Contractor and Complete Performance Centre which are not significant from an air quality perspective and are therefore not discussed further in this report. There are several other facilities in the greater area which have Environmental Compliance Approvals (ECA’s), and are located closer to several other residential properties than the proposed development, and are therefore mentioned briefly in this report. The main industries considered the focus of this this assessment are identified in Figure 2.

Figure 2: Site and Surrounding Industries of Interest (As Identified Above)

2.3 Site Visit Observations

A site visit was conducted on November 23, 2016 by a Novus Environmental staff member. The visit was conducted to identify and assess the general facilities operating in the area surrounding the site from an air quality perspective. During the site visit, some faint to moderate asphalt and combustion-type odours were detected along the western sidewalk of Notion Road, north of the proposed development site. The odours were detected approximately five times (occurring for 30 seconds or less) over a one-hour duration on the site. The odours were too infrequent to take measurements using the nasal olfactometer. There was also truck traffic observed along Notion Road, servicing the various existing industries.

During the site visit, construction of a new church on Notion Road was observed, just north of the proposed development (lands shown under construction in Figure 2). The proposed church



would also be a new sensitive receptor to the existing industry and will be located at a similar or closer distance to some of the existing facilities as the proposed site. It was also observed that there are existing low-rise residential properties to the west and north of the proposed site, located a similar distance to existing industries.

3.0 Provincial Guidelines and Regulations

Compatibility assessments in Ontario are typically performed in two stages. In the case of proposed residential uses in proximity to industrial uses, the first step is to determine if there are any potential adverse effects. The Ministry of the Environment and Climate Change’s (MOECC) D-series of guidelines are meant to identify potential compatibility issues between land uses. Where the potential for compatibility issues is identified a more detailed assessment may be performed.

3.1 D-Series of Guidelines

The D-series of guidelines were developed by the MOECC in 1995 as a means to assess recommended separation distances and other control measures for land use planning proposals in an effort to prevent or minimize ‘adverse effects’ from the encroachment of incompatible land uses where a facility either exists or is proposed. The guideline specifically addresses issues of odour, dust, noise and litter.

To minimize the potential to cause an adverse effect, areas of influence and recommended minimum setback distances are included within the guidelines.

MOECC Guideline D-6 “Compatibility Between Industrial Facilities and Sensitive Land Uses” is specific to industrial uses in proximity to more sensitive land uses such as the proposed residential re-development of the Subject Lands.

The areas of influence and recommended separation distances from the guidelines are provided in the table below.

Table 1: Guideline D-6 Potential Influence Areas and Recommended Minimum Separation Distances for Industrial Land Uses

Industry Classification Area of Influence Recommended Minimum

Separation Distance

Class I – Light Industrial 70 m 20 m

Class II – Medium Industrial 300 m 70 m

Class III – Heavy Industrial 1000 m 300 m

Industrial categorization criteria are supplied in Guideline D-6-2, and are shown in the following table:



Table 2: Guideline D-6 – Industrial Categorization Criteria

Category Outputs Scale Process Operations / Intensity

Possible Examples

Class 1 Noise: Sound not audible off‐property

Dust: Infrequent and not intense

Odour: Infrequent and not intense

Vibration: No ground‐borne vibration on plant property

No outside storage

Small‐scale plant or scale is irrelevant in relation to all other criteria for this Class

Self‐contained plant or building which produces/ stores a packaged product

Low probability of fugitive emissions

Daytime operations only

Infrequent movement of products and/ or heavy trucks

Electronics manufacturing and repair

Furniture repair and refinishing

Beverage bottling Auto parts supply Packaging and

crafting services

Distribution of dairy products

Laundry and linen supply

Class 2 Noise: Sound occasionally heard off‐property

Dust: Frequent and occasionally intense

Odour: Frequent and occasionally intense

Vibration: Possible ground‐borne vibration, but cannot be perceived off‐property

Outside storage permitted

Medium level of production allowed

Open process Periodic outputs

of minor annoyance

Low probability of fugitive emissions

Shift operations permitted

Frequent movements of products and/ or heavy trucks with the majority of movements during daytime hours

Magazine printing

Paint spray booths Metal command

Electrical production

Manufacturing of dairy products

Dry cleaning services

Feed packing plants

Class 3 Noise: Sound frequently audible off property

Dust: Persistent and/ or intense

Odour: Persistent and/ or intense

Vibration: Ground‐borne vibration can frequently be perceived off‐property

Outside storage of raw and finished products

Large production levels

Open process Frequent outputs

of major annoyances

High probability of fugitive emissions

Continuous movement of products and employees

Daily shift operations permitted

Paint and varnish manufacturing

Organic chemical manufacturing

Breweries Solvent recovery

plants

Soaps and detergent manufacturing

Metal refining and manufacturing



3.1.1 Classification of Nearby Industries

The industries within proximity of the proposed development are a mixture of Class I, II and III facilities. The aggregate facilities have been identified as Class III due to their potential for fugitive emissions of dust and odour. The remaining facilities are generally small and self-contained. The D-6 classifications of the facilities considered from an air quality perspective are shown in Table 3.

Table 3: D-6 Classification of Nearby Industries

Facility D‐6 Classification Justification

1. Strada Aggregates Class III

Outdoor storage, continuous movement of products

2. Coco Paving Class III

Outdoor storage, open process, continuous movement of products

3. Innocon Concrete Class III

Outdoor storage, open process, continuous movement of products

4. K & K Recycling Services Class I Small scale, low probability fugitive emissions

5. MMS Tool and Die Limited Class I Small scale, self‐contained

6. Quality Collisions East Inc Class I

Small scale, self‐contained daytime operations only

7. Notion Autobody Class II

Small scale, self‐contained daytime operations only; has paint‐spray booth

The area of influence and recommended minimum setbacks from the nearby industries are shown in Figure 3. As can be seen in this image, all of the Class I and II facilities (K & K Recycling Services, MMS Tool and Die Limited, Quality Collisions East Inc. and Notion Autobody) are outside of the Class I and II areas of influence. The Class III facilities, however, (Strada Aggregates, Coco Paving and Innocon Concrete) are within the area of influence for a Class III facility. In addition, Strada Aggregates and Coco Paving are within the 300m minimum recommended setback distance for a Class III facility. The remaining facilities are outside of the respective Class I, Class II and Class III minimum recommended setback distances of 20, 70 and 300m, respectively.

The D-6 Guideline recommends that when a development is proposed within an industry’s area of influence or recommended minimum setback distance, an assessment may be performed to determine if compatibility can be achieved. Provided below are preliminary comments and findings with respect to predicted impacts at the proposed development from the identified industrial facilities nearby.



Figure 3: Setback from Proposed Development to Nearby Industries

3.2 Provincial Guidelines and Regulations for Potentially Incompatible Uses

Where compatibility issues are identified under the D-6 Guideline, the MOECC guidelines and regulations used for assessing environmental compliance are the default criteria for assessing land-use compatibility. The following sections describe the regulations and guidelines which are used in this assessment.

3.2.1 Air Quality Contaminants

Under O.Reg. 419, a facility is required to meet prescribed standards for air quality contaminants at their property boundary line and any location off-site. The MOECC does not require industries to assess their emissions at elevated points off-site if a receptor does not exist at that location. While the introduction of high-rise residential properties could trigger a facility to re-assess compliance at new receptor locations, the introduction of new low-rise receptors



does not introduce any new receptors, as the facility is already required to be in compliance at grade-level at their property line.

3.2.2 Odour

There are a select few compounds that are provincially regulated from an odour perspective; there is no formal regulation with respect to mixed odours. The MOECC has decided to apply odour-based standards to locations “where human activities regularly occur at a time when those activities regularly occur,” which is generally accepted to be places that would be considered sensitive such as residences and public meeting places. Therefore, a new development introduces new sensitive receptors at which odour impacts could potentially occur.

As stated by the Environmental Commissioner of Ontario, impacts from mixed odours produced by industrial facilities are generally only considered and regulated by the MOECC in the presence of persistent complaints (ECO 2010).

4.0 Potential Air Quality Impacts

4.1 General Air Quality Contaminants

The smaller Class I and II facilities are all outside of the D-6 recommended setback distance and area of influence. In addition, K&K Recycling Services and Notion Autobody have existing Environmental Compliance Approvals, and would therefore should already meet the ministry guidelines for air quality contaminants at their property lines. Quality Collisions East Inc. does not appear to have any large stacks or equipment at the site. MMS Tool and Die Limited has two stacks on the building; an Environmental Compliance Approval has not been identified for this site. However, there are several existing residences on Notion Road that are in similar or closer proximity to the facility as the proposed development. Note that there are also some commercial properties along Brock Road which have ECA’s, including Lowe’s Home Improvement, OPG Pickering and Sheridan Chevrolet Cadillac Ltd. As they have existing ECA’s, the guidelines for any air quality contaminants being emitted should currently be met at their property lines. In addition, there are several existing residences located at similar or closer proximities to these industries.

The Class III facilities are within the D-6 recommended setback distance. An Environmental Compliance Approval was identified for Innocon Concrete, therefore, guidelines for air quality contaminants should currently be met at their property line. An ECA was not identified for Coco Paving, however historical ECA’s for this site address (83 Orchard Rd) were identified for asphalt plants in the name of Suburban Concrete (1977) and Lafarge (1992). An ECA in the



name of Coco Paving, the current tenant, was not identified. Similarly, an ECA for Strada Aggregates was not identified.

Overall, there are existing residences located at equal or closer distances to all of the identified industrial facilities in the area. If there are not currently compatibility concerns between the local industry and existing residences, we do not anticipate any issues with the proposed development. It is anticipated that the aggregate facilities would already have a dust management plan in place to limit dust impacts at the existing residences nearby. The proposed development places the residential space in line with existing residences. Should the proposed commercial building be developed at the east of the site, it would provide an additional buffer for impacts from the local industry east of Notion Road.

4.2 Odour

In contrast to general air quality contaminants covered by O.Reg. 419, odours are only required to be assessed at locations where human activity is likely to occur. Therefore, any industries identified as potentially incompatible would not have been required to assess odours at the proposed lands as a condition of their provincial Environmental Compliance Approval (ECA) applications.

The Coco Paving asphalt facility is the most likely to emit any odours which may be detected at the proposed site. During the site visit, asphalt-type odours were detected on the western of sidewalk of Notion Road, near the church currently under construction. Odours were intermittent. There are existing residences directly north and west of the proposed residential properties. The new residences will not be any closer to the existing industry on Notion Road than the existing receptors. Should the proposed commercial building be developed at the east of the site, it would provide an additional buffer for odours from the local industry east of Notion Road. Therefore, if there are not any current odour concerns from the existing residences, we do not anticipate any odour concerns at the proposed development.

5.0 Conclusions

A review of the existing industries surrounding the proposed development site at 1520 Notion Road with respect to air quality has been performed in accordance with the D-6 Guideline. Based on a preliminary review of facility operations and observations during the site visit, comments have been provided on the potential for impacts from existing industries at the proposed site. In general, there are existing residential developments in similar proximity to each of the industries identified. If there are not currently compatibility concerns between the local industry and existing residences, we do not anticipate any issues with the proposed development.

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