patersongroup Phase I - Environmental Site Assessment 73 Harvey Street Ottawa, Ontario Prepared For Delbrook Homes Inc.

Transcription

1 Geotechnical Engineering patersongroup Environmental Engineering Hydrogeology Geological Engineering Materials Testing Building Science 73 Harvey Street Prepared For Delbrook Homes Inc. Paterson Group Inc. Consulting Engineers 28 Concourse Gate - Unit 1 Ottawa (Nepean), Ontario Canada K2E 7T7 Tel: (613) Fax: (613) January 13, 2012

2 TABLE OF CONTENTS PAGE EXECUTIVE SUMMARY ii 1.0 INTRODUCTION SITE INFORMATION SCOPE OF WORK METHOD OF INVESTIGATION 4.1 Historical Research Field Assessment FINDINGS OF THE ENVIRONMENTAL ASSESSMENT 5.1 Historical Review Exterior Assessment Interior Assessment Adjacent Properties ASSESSMENT AND RECOMMENDATIONS 6.1 Assessment Recommendations STATEMENT OF LIMITATIONS APPENDIX Aerial Photographs Figure 1 - Key Plan Drawing No. PE Site Plan January 13, 2012 Page i

3 EXECUTIVE SUMMARY Assessment A was carried out for the residential property located at 73 Harvey Street, in the City of. The purpose of this environmental assessment was to research the past and current use of the site and adjacent properties and identify any environmental concerns with the potential to have impacted the subject property. The historical research indicated that the property was constructed in 1902 and has been used for residential purposes since its development. Development of neighbouring lands began in the early 1900's and continue to undergo renovations and reconstruction to the present day. The immediately adjacent properties have been use for residential purposes since their development. Several commercial cleaners and service stations are located in the general area of the subject site. Due to the distances and underlying overburden composition, none of the neighbouring properties are expected to have the potential to have impacted the subject site. Following the historical review, a site visit was conducted. At the time of assessment apparent staining was observed on the dirt floor in the basement in the western portion of the duplex. The cause of the apparent stain is unclear, although it is possible that it is a result of a furnace oil spill in the basement. No concerns were noted with the use of the neighbouring lands. Recommendations Soil and Groundwater As noted above, there is some apparent staining of the s oil in the basement of 75 Harvey Street. Given the limited space available in t he basement, it is not considered practical to conduct an investigation of the stained area. A more practical solution would be to assess the soil once the subject building has been removed at the time that the site is being redeveloped. January 13, 2012 Page ii

4 Potentially Hazardous Building Materials As discussed in Section 5.3 of this report, asbestos may be present within the vinyl floor tiles, linoleum flooring, plaster walls and ceilings, drywall joint compound, decorative and stippled plaster walls and ceilings, acoustic ceiling tiles and any duct insulation paper in the building. These materials were generally observed to be in fair to good condition throughout the buildings. It is recommended that an asbestos survey of the building be conducted in accordance with Ontario Regulation 278/05, under the Occupational Health and Safety Act, if one has not already been completed. This will need to be completed as part of a Designated Substance Survey prior to the demolition of the subject building. Lead-based paint may be present beneath more recent non-lead based paint products on any remaining original surfaces in the building. It is recommended that original paint be tested for lead content prior to its disturbance. Major work involving lead based paint or other lead containing products must be done in accordance with Ontario Regulation 843, under the Occupational Health and Safety Act. January 13, 2012 Page iii

5 1.0 INTRODUCTION At the request of Delbrook Homes Inc., Paterson Group conducted a Phase I - Environmental Site Assessment (ESA) of 73 Harvey Street, in the City of Ottawa, Ontario. This report has been prepared specifically and solely for the above noted project which is described herein. It contains all of our findings and results of the environmental conditions at this site. 2.0 SITE INFORMATION Address: Location: 73 Harvey Street,. Located on the north side of Harvey Street, east of Main Street, in. Refer to Figure 1 - Key Plan in the appendix for the site location. Site Description Configuration: Zoning: Rectangular R4T - Residential Fourth Density Zone Legal Description: Plan 48, Lot 2 Current Use: Services: Residential The subject site is located in a municipally serviced area. January 13, 2012 Page 1

6 3.0 SCOPE OF WORK The scope of work for this was as follows: Investigate the existing conditions present at the subject site by carrying out a field study and historical review in accordance with CSA Z Present the results of our findings in a comprehensive report. Provide a preliminary environmental site evaluation based on our findings. Provide preliminary remediation recommendations and further investigative work if contamination is encountered or suspected. January 13, 2012 Page 2

7 4.0 METHOD OF INVESTIGATION 4.1 Historical Research The methodology for the program was carried out in two segments. The first consisted of a historical review which included a brief research of the past use of the site. This portion of the program was carried out by Paterson personnel from the Environmental Division. The following is a list of the key information sources reviewed by our firm. Federal Records Maps and photographs (Geological Survey of Canada surficial and subsurface mapping). Air photos at the Energy Mines and Resources Air Photo Library. National Archives. PCB Waste Storage Site Inventory. Provincial Records MOE document titled Waste Disposal Site Inventory in Ontario. MOE Brownfields Environmental Site Registry. MOE Freedom of Information Office Office of Technical Standards and Safety Authority, Fuels Safety Branch. Municipal Records The Corporation of the City of Ottawa. Intera Technologies Limited Report Mapping and Assessment of Former Industrial Sites, City of Ottawa. City of Ottawa document entitled Old Landfill Management Strategy; Phase 1 - Identification of Sites, City of ; finalised October Local Information Sources Previous engineering reports Personal Interviews January 13, 2012 Page 3

8 4.2 Field Assessment The second segment of the Phase I - ESA consisted of a site visit which included a cursory assessment of the environmental conditions of the subject property. The field assessment was carried out on January 9, of 2012, by personnel from the Environmental Division. As part of the field assessment, the site was inspected for signs of the following: Evidence of previous or existing fuel storage tanks. On-site use or storage of hazardous materials. On-site handling or disposal of liquid or solid waste materials. Above-ground piping systems, including pumps, valves and joints. Truck or rail loading or unloading areas. Electrical conduits, abandoned pipelines or pumping stations. Remnants of old buildings. Signs of surficial contamination (ie. staining, distressed vegetation). Unnaturally discoloured, ponded or flowing waters. Surficial drainage, wetlands, natural waterways or watercourses through the properties (i.e. ditches, creeks, ponds, poor drainage). Any evidence of potable water supply wells or groundwater monitoring wells (such as leak detection monitoring wells for underground storage tank systems, or abandoned systems). Any abnormal odours associated with the site, whether from on-site or off-site sources. The presence of any recent soil disturbances such as soil removal, filling, tilling, grading, etc. Asbestos containing materials (ACMs). Urea formaldehyde foam insulation (UFFI). PCB containing products. Ozone depleting substances (ODS). Lead-containing materials. Current use of neighbouring properties. January 13, 2012 Page 4

9 5.0 FINDINGS OF THE ENVIRONMENTAL ASSESSMENT 5.1 Historical Review Air Photo Research Historical air photos from the National Air Photo Library were reviewed. Based on the review, the following observations have been made: 1928 The subject site and adjacent properties to the east, north and west appear to be developed with residential structures. The land to the south, across Harvey Street, is occupied by a railway lines The photograph for 1945 is of poor scale, making the determination of specific details less accurate. There is no apparent or significant change to the subject property There are no apparent or significant changes to the subject site or adjacent properties There is no apparent or significant change to the subject site. The property to the west on the corner of Greenfield Avenue and Main Street appears to be redeveloped as a service station. The railway to the south has been redeveloped as Highway 417 (Queensway) The photograph for 1988 is of poor scale, making the determination of specific details less accurate. There is no apparent or significant change to the subject property There is no apparent or significant change to the subject site. Residential dwellings further to the north have been redeveloped as residential apartment structures There is no apparent or significant change to the subject site. The service station and some commercial/residential structures further to the west have been redeveloped as a residential apartment structure (City of Ottawa website) There is no apparent or significant change to the subject site or adjacent properties. January 13, 2012 Page 5

10 Laser copies of some of the aerial photographs reviewed are included in the appendix. National Archives City directories were reviewed from the 1910's to 2010 at approximately 10 year intervals. The subject site had been listed since 1911 as a residential dwelling. Adjacent and neighbouring properties have always been used for a combination of residential, commercial and industrial purposes. One (1) industrial property, two (2) laundromats and four (4) service station properties a significance distance from the subject site were identified. The industrial property identified was located at 47 Main Street, in 1959 and persisted less than 20 years at that location. A commercial cleaners was identified at 51 Main Street, from 1959, persisted less than 10 years and a Chinese Laundry was noted at 57 Harvey Street, approximately 25 m from the subject site, from 1910 until The commercial service stations identified were located at 1, 29, 30 and 60 Main Street at various dates between the 1930's and the 2000's. The longest existing and closest to the subject site was identified at 29 Main, approximately 50 m from the subject site, from 1969 to The Fire Insurance Plans (FIPs) from 1956 covered the subject site, the neighbouring properties and some of the surrounding region. The FIPs indicate that the currently vacant area west of the structure on the subject property used to be occupied by a former residential dwelling and double garage. When reviewing the FIPs, one (1) nearby fuel storage tank, two (2) retail fuel outlets and a commercial cleaners were identified in the general area of the subject site. The fuel tank appears to be at either 37 or 41 Main Street, approximately 40 m from the subject site. Of the two (2) retail fuel outlets, the closest is located at 30 Main Street, approximately 100 m away and the other is located at 60 Main Street, approximately 140 m away. The dry cleaners is located at 46 Main Street, approximately 75 m away from the subject site. Based on t he location of the aforementioned properties from the subject property and underlying clay soils, the potential risk from these historical properties is considered to be low. January 13, 2012 Page 6

11 PCB Inventory A search of national PCB waste storage sites was conducted. No PCB waste storage sites are located within 1 km of the subject property. Technical Standards and Safety Authority (TSSA) The TSSA, Fuels Safety Branch in Toronto, was contacted on December 23 of 2011 to inquire about current and former underground storage tanks, spills and incidents for the subject site and neighbouring properties. There are no underground storage tanks (USTs) recorded in the TSSA registry for the subject property. No neighbouring properties are registered with the TSSA. Ontario Ministry of Environment (MOE) The Ontario Ministry of Environment document entitled Waste Disposal Site Inventory in Ontario, 1991" was reviewed as part of the historical research. This document includes all recorded active and closed waste disposal sites, industrial manufactured gas plants and coal tar distillation plants in the Province of Ontario. No active or closed waste disposal sites were identified within a 500 m radius of the subject site. A search of the MOE Brownfields environmental site registry was conducted electronically on December 23, No record of site conditions (RSC) were listed in the data base for properties in the vicinity of the subject site. City of Ottawa Old Landfill Document The document prepared by Golder Associates entitled Old Landfill Management Strategy, Phase I - Identification of Sites, City of Ottawa, was reviewed. Two (2) landfill sites were identified within 500 m of the subject site. Table 1 City of Ottawa Old Landfill Document Site Identification Site Type Approx. Distance Ur-36 City Owned Site 200 m Ur-28 Jointly-Owned Site 450 m Based on the distance from the subject site, the potential for the subject site to be impacted by these properties is considered to be low. January 13, 2012 Page 7

12 Former Industrial Sites The report titled Mapping and Assessment of Former Industrial Sites, City of Ottawa prepared by Intera Technologies Limited was reviewed. Five (5) Landfill and Industrial sites were identified within 500 m of the subject site. Table 2 Former Industrial Sites Site Identification Site Type Approx. Distance I5 Group III 400 I6 Group III 450 I35 Group III 250 L36 Landfill 200 L28 Landfill 500 Group III sites are low priority sites where it is unlikely that significant quantities of waste exist at the sties today and therefore the potential for environmental impact is minimal. Based on the distance from the subject site, the potential for the subject site to be impacted by these properties is considered to be low. Previous Environmental Report Paterson has conducted various environmental assessments in the vicinity of the subject property. No area concerns were noted while reviewing previous environmental reports. Personal Interviews Ms. Erica Foss, a realtor with Royal LePage, was on site at the time of the site assessment. Ms. Foss indicated that the building had been constructed in She was unaware of when any previously existing buildings on the exterior of the property may have been demolished and removed. Ms. Foss was unaware of any environmental concerns associated with the subject property and neighbouring properties. January 13, 2012 Page 8

13 Through conversations with Mr. Mehdi Shafiei, with Delbrook Homes Inc., Paterson learned that stacked town homes are proposed to be developed on site. Mr. Shafiei mentioned that an excavation will be required for redevelopment of site. 5.2 Exterior Assessment Building The subject site is occupied by a two (2) storey, duplex residential dwelling, with a full basement level constructed with a stone foundation. The exterior of this structure is finished with a combination of brick and metal siding, while the roof is flat and finished with tar and gravel, except at the rear, where an addition is covered with a sloped shingle roof. The building is heated by two (2) oil fired furnaces, located in the basements of the residential dwellings. Site The subject site is currently a residential property and occupied by the two (2) storey structure on the south east corner of the property. The remainder of the property was covered in snow at the time of assessment but appeared to be vegetated with grass, bushes and garden space. The site drainage consists of infiltration and sheet run off towards the catch basins on Harvey Street. The site topography is generally flat, with an overall undulating regional topography. Potential Environmental Concerns Fuels and Chemical Storage Two (2) sets of vent/fill pipes were observed on the south face of the structure, adjacent to the entrances. No signs indicating the current or former presence of underground storage tanks (USTs) or aboveground storage tanks (ASTs), on the exterior of the structure, were observed at the time of the assessment. No fuels or chemicals were observed on the property. Waste Management An array of domestic waste and recycling bins were observed on the south site of the property. The domestic waste and recycling is collected regularly by municipal waste services. January 13, 2012 Page 9

14 Polychlorinated Biphenyls (PCBs) One (1) pole mounted transformer was identified on the south east corner of the property. At the time of assessment the transformer appeared to be in good condition with no apparent staining or leaking. 5.3 Interior Assessment A general description of the interior of the subject dwelling is as follows: Floors consist of vinyl floor tiles, linoleum flooring, ceramic tile, carpet and laminate flooring. Walls consist of plaster (lathe), drywall, panelling and stippled plaster. Ceilings consist of decorative plaster, acoustic ceiling tiles, drywall, corrugated sheet metal, plaster, stippled plaster and ceramic tile. Lighting through the building is provided by fluorescent incandescent and fluorescent fixtures. Each side of the duplex is heated by a oil fired furnace located in their respective basements. Potentially Hazardous Building Products Asbestos Containing Materials (ACMs) Based on the date of construction of the original building (1902) building materials observed that are considered to have the potential to contain asbestos include the vinyl floor tiles, linoleum flooring, plaster walls and ceilings, drywall joint compound, decorative and stippled plaster walls and ceilings, acoustic ceiling tiles and any duct insulation paper. The suspected ACMs were observed to be in fair to good condition throughout the building. Lead-Based Paint Based on the period of construction of the building, lead-based paints may be present on original painted surfaces throughout the structure. Painted surfaces were generally in fair to good condition. January 13, 2012 Page 10

15 Urea Formaldehyde Foam Insulation (UFFI) No signs indicating the presence of UFFI were observed during the site inspection. However, the wall cavities were not inspected to verify the insulation type. Other Potential Environmental Concerns Fuels and Chemical Storage At the time of assessment two (2) 900 L aboveground storage tanks (ASTs) containing furnace oil for heating the building were observed in the basements of the duplex. The eastern side of the duplex, addressed 75 Harvey Street had minor surficial staining on the concrete around and underneath the AST take. Some minor staining was identified on the top and side of the tank nearby the vent and fill pipes indicating a poor seal. The western side of the duplex, addressed 73 Harvey Street had an apparent stain on the dirt floor adjacent to the AST, furthermore staining was identified beneath the filter and on the top and sides of the AST nearby the vent and fill pipes. A concrete pad in the centre of the basement, potentially the location of the former existing boiler, had a piece of copper piping sticking out, indicating the potential of a former underground fuel line. Both basements had both new and old copper fuel lines. Wastewater Discharges No sump pit was observed on site. The washwater and sewage from the subject site is discharged into the municipal sewer system. January 13, 2012 Page 11

16 5.4 Adjacent Properties Land use adjacent to the subject site was as follows: North - Residential dwellings, followed by Havelock Street and Greensfield Avenue; East - Residential dwellings; South - Harvey Street, followed by Highway 417; West - Residential dwellings, followed by The Glassworks retail commercial property. The current use of the immediately adjacent properties and neighbouring sites is not considered to pose a concern to the subject site. Current land use adjacent to the subject property is illustrated on Drawing No. PE Site Plan in the appendix. January 13, 2012 Page 12

17 6.0 ASSESSMENT AND RECOMMENDATIONS 6.1 Assessment A was carried out for the residential property located at 73 Harvey Street, in the City of. The purpose of this environmental assessment was to research the past and current use of the site and adjacent properties and identify any environmental concerns with the potential to have impacted the subject property. The historical research indicated that the property was constructed in 1902 and has been used for residential purposes since its development. Development of neighbouring lands began in the early 1900's and continue to undergo renovations and reconstruction to the present day. The immediately adjacent properties have been used for residential purposes since their development. Several commercial cleaners and service stations are located in the general area of the subject site. Due to the distances and underlying overburden composition, none of the neighbouring properties are expected to have the potential to have impacted the subject site. Following the historical review, a site visit was conducted. At the time of assessment apparent staining was observed on the dirt floor in the basement in the western portion of the duplex. The cause of the apparent stain is unclear, although it is possible that it is a result of a furnace oil spill in the basement. No concerns were noted with the use of the neighbouring lands. 6.2 Recommendations Soil and Groundwater As noted above, there is some apparent staining of the s oil in the basement of 75 Harvey Street. Given the limited space available in t he basement, it is not considered practical to conduct an investigation of the stained area. A more practical solution would be to assess the soil once the subject building has been removed at the time that the site is being redeveloped. January 13, 2012 Page 13

18 Potentially Hazardous Building Materials As discussed in Section 5.3 of this report, asbestos may be present within the vinyl floor tiles, linoleum flooring, plaster walls and ceilings, drywall joint compound, decorative and stippled plaster walls and ceilings, acoustic ceiling tiles and any duct insulation paper in the building. These materials were generally observed to be in fair to good condition throughout the buildings. It is recommended that an asbestos survey of the building be conducted in accordance with Ontario Regulation 278/05, under the Occupational Health and Safety Act, if one has not already been completed. This will need to be completed as part of a Designated Substance Survey prior to the demolition of the subject building. Lead-based paint may be present beneath more recent non-lead based paint products on any remaining original surfaces in the building. It is recommended that original paint be tested for lead content prior to its disturbance. Major work involving lead based paint or other lead containing products must be done in accordance with Ontario Regulation 843, under the Occupational Health and Safety Act. January 13, 2012 Page 14

19 7.0 STATEMENT OF LIMITATIONS This report has been prepared in general accordance with the requirements of CSA Z The conclusions presented herein are based on information gathered from a limited historical review and field inspection program. The findings of the Phase I - ESA are based on a review of readily available geological, historical and regulatory information and a cursory review made at the time of the field assessment. The historical research relies on information supplied by others, such as, local, provincial and federal agencies and was limited within the scope-of-work, time and budget of the project herein. Should any conditions be encountered at the subject site and/or historical information that differ from our findings, we request that we be notified immediately in order to allow for a reassessment. This report was prepared for the sole use of the Delbrook Homes Inc. Permission and notification from the Delbrook Homes Inc. and Paterson will be required to release this report to any other party. Paterson Group Inc. Sean Moggridge, B.Eng. Mark D Arcy, P.Eng Report Distribution: Delbrook Homes Inc. (Three (3) copies and a PDF copy) Paterson Group Inc. (One (1) copy) January 13, 2012 Page 15

20 APPENDIX AERIAL PHOTOGRAPHS FIGURE 1 - KEY PLAN DRAWING NO. PE SITE PLAN

21 SITE AERIAL PHOTOGRAPH 1928

22 SITE AERIAL PHOTOGRAPH 1945

23 SITE AERIAL PHOTOGRAPH 1954

24 SITE AERIAL PHOTOGRAPH 1971

25 SITE AERIAL PHOTOGRAPH 1988

26 SITE AERIAL PHOTOGRAPH 1990

27 SITE AERIAL PHOTOGRAPH 2001

28 SITE FIGURE 1 KEY PLAN

29