Software Vault: The Gold Collection/Software Vault - The Gold Collection (American Databankers) (1993).ISO/cdr11/neiss.zip/R15

Text File | 1993-06-13 | 11KB | 220 lines

SECTION 8:  ENVIRONMENTAL REVIEW

INTRODUCTION

Industrial uses, especially in long-established areas, tend to
accumulate environmental damage or materials which may require
specific monitoring, controls or remedial (clean-up) work to
the lands and/or buildings involved.  Notwithstanding the
concerns of impact expressed at the municipal level, we note
(as indicated on the attached Matrix, Exhibit No. 2) that the
main responsibility for standards and enforcement rests with
the more senior levels of government.

From an Economic Development perspective, the value of
contaminated lands is directly impacted by costs associated
with clean-up to MOE standards and also meeting of stringent
environmental requirements imposed by lending institutions as
a condition of financing.  The responsibility for this falls
to the owner of the land.  In reviewing areas with significant
redevelopment potential, we have not noted any extraordinary
concerns.

The following overview comments on the types of environmental
issues or concerns likely to arise at the types of properties
and operations present in the study area.  The information
presented in the overview is based largely upon observations
made during a tour of the area in January, 1992 and a listing
of the businesses that operate in the area.

Given the limited information base, comments on the types of
environmental concerns that might arise at any one property
are highly speculative and based on conditions found at other
sites with similar uses.  While generalizations (i.e. soil is
usually contaminated at metal scrap yards or furniture
warehouses don't present any environmental problems) are
correct most of the time, only closer examination on a site-
specific basis can confirm where generalizations are
appropriate or identify those properties that contradict the
generalizations.  As such, the following comments may unfairly
raise potential concerns to some specific sites.  Conversely,
it also is very likely that there are environmental concerns
that are not identified.

The areas of interest for this study are largely industrial or
commercial in nature.  Most properties carry either I.C1, I.C2
or I.C3 designations used by the City of Etobicoke.  This
overview discusses the study area by using the same three sub-
areas: 1 - Airport Business Park, 2 - Rexdale/Highway 27, and
3 - Albion/Finch.

The discussion of conditions in the three areas is followed by
comments about PCB storage sites in the area, some general
concluding remarks about environmental issues in North
Etobicoke, and a brief description of the steps that could be
taken to better understand conditions on a site-by-site basis.

AREA 1 - AIRPORT BUSINESS PARK

This area contains numerous hotels, restaurants and other
hospitality-related services, as well as a golf course.  There
is some warehousing, numerous low-rise industrial buildings,
and some office buildings.  Relatively few properties have the
types of operations that present higher-than-average
possibilities of environmental concerns.  One exception could
be a relatively large site used to manufacture steel products
such as nails and wire cable.  Activities such as degreasing,
acid baths, and outdoor storage of raw or scrap materials
could cause on- and off-site soil or ground water
contamination.  Its size and location should make it a
candidate for redevelopment and remedial work may be required.

This area also includes a couple of large
commercial/industrial operations on Carlingview Drive, where
the potential environmental concerns could include chemical
storage/handling procedures and waste management (sewer
discharges, and atomospheric emissions).  Other types of
properties that present higher-than-average possibilities of
environmental concerns include:  an electronic equipment
manufacturer on City View Drive, a fumigating chemicals
distributor on Atwell Drive, and two metal parts manufacturers
on Fasken Drive.

AREA 2 - REXDALE/HIGHWAY 27

The industrial operations in this area are generally older
than those found in the other two areas.  There also is a
large component of warehousing.

Two sub-areas have been delineated within this area.

Sub-area 2A - Haas Road - contains many small units that are
used for a wide variety of uses.

Sub-area 2B - Rexdale Boulevard - contains many small units
that offer automotive-oriented services.

The area contains several properties that present higher-than-
average possibilities of environmental concerns.  The majority
of these properties are clustered at three locations.  The
first location is immediately south of the Woodbine Racetrack
where Carlingview Drive and Atwell Drive intersect.  The
operations of note include a large pipe manufacturer, a metal
galvanizing plant, a metal finishing/plating facility, and a
large asphalt plant.  All require storage and handling of
large volumes of organic liquids such as acids, solvents and
petroleum by-products.

The second location is the block bounded by Vulcan Street,
Belfield Road, Iron Street and the CNR rail line.  The
properties of note include an oil refiner, a paint
manufacturer and a pigment company.  The activities conducted
by these types of operations likely present may adversely
effect the local environment.  The liquid materials they
handle and store can spill or leak, contaminating soils or
reaching sewer systems.  The oil refiner may have to deal with
materials that are highly variable in composition.  This may
complicate the control of atmospheric emissions.

The third location is the block bounded by Rexdale Boulevard,
Kipling Avenue, Bethridge Road and Martingrove Road.  The
properties of note include a manufacturer of metal treating
chemicals, a paint and lacquer manufacturer and an ink
manufacturer.  The large quantities of liquid chemicals used
and stored at these types of operations must be handled
carefully to avoid contaminating site soils and ground water
and prevent releases to the sewer system.  This location
represents the southern part of sub-area 2B.

Sub-area 2A contains many small units that offer automotive
services.  Several of these units have vehicles scattered
across their properties but this is more of a housekeeping
concern than an environmental concern.  One property of note
is a former paint manufacturer on Racine Road.  The plant is
now closed.

AREA 3 - ALBION/FINCH

This is the most recently developed of the three areas.
Commercial and industrial uses range from large, single-
company properties to low-rise industrial condominiums.  The
review of this area did not identify any types of industrial
activities described above  for the other two areas but it did
reveal a problem with dumping soil and/or garbage in vacant
lots (despite signs to the contrary).  This is probably being
done by individuals but could be used by unscrupulous
individuals or companies to dispose of unwanted materials and
cause soil and/or ground water contamination.  Poor drum and
barrel storage practices were evident at several properties.

PCB STORAGE SITES

According to a list provided by the City of Etobicoke, there
are numerous PCB storage sites in the study area.  Given that
there is no approved way to dispose or destroy PCB wastes
(except PCB oils) and that there still are large quantities of
PCB's being used (mostly in electrical equipment), the number
of storage sites can be expected to increase.  The
requirements for PCB storage facilities are well established.
Storage facilities must be approved by the MOE and should be
inspected regularly to ensure that they remain in compliance.
This is a common condition and is shared by virtually all
municipalities.

Some of the PCB storage sites appear to be located on
properties that currently are vacant.  Nevertheless, property
owners remain responsible for the proper maintenance of those
facilities.  Fire departments should be kept apprised of where
PCB storage facilities are located.  The burning of PCBs can
generate dioxins and furans which can be widely distributed
via soot and smoke.  There have been isolated cases where the
accidental burning of PCBs during fires has resulted in
evacuations of downwind areas, and subsequent monitoring of
human health, gardens, outside surfaces of buildings and
inside surfaces of buildings.

CONCLUSIONS

The environmental information available for this preliminary
assessment suggests that there are relatively few properties
in the study area with higher-than-average potential for
environmental concerns.  The greatest number of these are in
three parts of the Rexdale/ Highway 27 area.
The types of operations identified as posing the greatest
concerns include several plants that contain metal plating or
galvanizing operations, a used oil refinery, and several
manufacturers of paints, inks and lacquers.  There also are
some properties that may pose higher-than-average concerns
merely due to the numerous types of activities that likely
occur on-site.  These include a brewery and a former metal
products manufacturer.

The tour of the study area also identified several areas with
poor drum storage practice, evidence of garbage dumping in
vacant lots, and parking areas apparently being used for car
repairs.  These are minor environmental concerns and really
are more a matter of improving what commonly is referred to as
housekeeping practices and/or enforcing permitted land uses.

ASSESSING SITE-SPECIFIC CONCERNS

As noted in the Introduction, many types of environmental
concerns can be missed by this general type of overview.
Examples of concerns likely to go undetected include leaking
underground storage tanks, violations of sewer use by-laws,
occasional odour or dust problems, violations of waste
management requirements, soil and ground water contamination,
violations of atmospheric emission guidelines, and violations
of orders issued to specific companies by the MOE.  These
types of concerns typically are addressed during environmental
inspections or audits of specific properties.  Audits often
are performed in response to a possible transfer of ownership,
at the request of the MOE, or at the initiative of an owner
interested in knowing the environmental status of a property.

Despite the MOE jurisdiction over approvals (Exhibit No. 2),
it would be prudent for the City to elaborate the need for a
declaration document which places full responsibility for
audits, remedial work and approvals on the land owner.