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1595 Clark Boulevard | Brampton, ON L6T 4V1 | Canada
t: +1.905.793.9800 | f: +1.905.793.0641 | exp.com
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
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
Project Number: BRM-00801656-C0 October 11, 2019
i
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
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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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.
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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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
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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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.
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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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.
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
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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.
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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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
No, based on inferred operations
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
No, based on inferred operations
4585 Palladium
Way UltraStor Self-storage facility
No, based on inferred operations
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
No, based on inferred operations
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
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Location Facility Description/Assessment Potential issue?
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
No, based on inferred operations
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
No, based on inferred operations
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
No, based on inferred operations
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
No, based on inferred operations
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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Location Facility Description/Assessment Potential issue?
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
No, based on inferred operations
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
No, based on inferred operations
3500 Dundas Street
Variety Plus
Headon Forest Animal Hospital
Spotless Dry Cleaners
Subway
Harveys
Tim Hortons
KFC
Convenience store
Veterinary office
Dry cleaners
Restaurants
No, based on inferred operations
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
No, based on inferred operations
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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Location Facility Description/Assessment Potential issue?
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
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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Figure 2. Spring Wind Rose – Burlington, ON
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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Figure 3. Summer Wind Rose – Burlington, ON
Figure 4. Fall Wind Rose – Burlington, ON
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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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.
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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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.
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
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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.
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
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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.
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
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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.
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
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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.
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
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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.
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
Project Number: BRM-00801656-C0 October 11, 2019
17
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.
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
Project Number: BRM-00801656-C0 October 11, 2019
18
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
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
Project Number: BRM-00801656-C0 October 11, 2019
19
Appendix A – Figures
100 0 100 400
SCALE
200 300 500 m
P
A
L
L
A
D
I
U
M
W
A
Y
H
I
G
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W
A
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4
0
7
1
s
t
S
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A
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N
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D
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S
T
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I
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M
D
O
B
B
I
E
D
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IL
C
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O
F
T
P
A
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K
D
R
D
A
R
IE
N
R
D
SH AA
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
X:\D
RA
WIN
GS
\8
01
00
0\8
01
60
0\8
01
65
6\8
01
65
6C
\D
6 S
TU
DY
\O
ct 1
0 2
01
9\B
RM
-0
08
01
65
6-C
0.d
wg
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
P
A
L
L
A
D
I
U
M
W
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H
IG
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W
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4
0
7
W
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S
L
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RO
MA
AV
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T
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A
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L
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c
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IN
N
I R
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W
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P
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U
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H
A
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A
V
E
SH AA
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
X:\D
RA
WIN
GS
\8
01
00
0\8
01
60
0\8
01
65
6\8
01
65
6C
\D
6 S
TU
DY
\O
ct 1
0 2
01
9\B
RM
-0
08
01
65
6-C
0.d
wg
EXP Services Inc. D-6 Compatibility – Air Quality Assessment – 4103 Palladium Way, Burlington, ON
Project Number: BRM-00801656-C0 October 11, 2019
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
PRIVATE BEDROOMSTANDARD BEDROOM
PRIVATE BEDROOMSTANDARD BEDROOM
PRIVATE BEDROOMSTANDARD BEDROOM
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.
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