D10. Socio-Economic Existing Conditions Report

Transcription

1 D10. Socio-Economic Existing Conditions Report

2 Clean Harbors Canada Inc. Lambton Landfill Expansion Environmental Assessment Socio-Economic Existing Conditions Report MAY, 2014 Prepared By: 105 Commerce Valley Drive West, Floor 7 Markham, ON, Canada L3T 7W3

3 Executive Summary This report summarizes the existing Socio-Economic conditions associated with the Clean Harbors Lambton Landfill Expansion Environmental Assessment. In accordance with the Minister of the Environment approved Terms of Reference (ToR), this existing conditions report describes the Socio- Economic conditions within 1,500 m of both the existing site and the area needed for the shallow entombment landfill expansion option, and also selected economic conditions for the local municipality of St. Clair Township. A series of data collection activities were conducted in order to understand the existing Socio- Economic environment. These activities included: the collection of secondary source information; field visits; and surveys of residents, agricultural / farm operators, local businesses, Clean Harbors vendors and customers, and representatives from the host municipality and in some cases, Lambton County. More specifically, the data collected included statistical information from Statistics Canada on the host municipality and the economic region; financial information from the host municipality; baseline data from Clean Harbors; and base mapping information on land use and resources in the area. Interviews were conducted in order to better understand resident and business interactions with the current site and Clean Harbors operations, particularly their experiences with any nuisance effects associated with the site. Interviews with Clean Harbors vendors and customers were conducted in order to better understand the economic benefits and effects of the facility to other businesses. Interviews with municipal and County representatives were conducted to better understand the ways in which the existing facility might draw upon the resources available to the host municipality. An assessment of the existing visual conditions in relation to the existing site and the area needed for the shallow entombment landfill expansion option was also undertaken. The existing Clean Harbors Lambton Facility (Lambton Facility), which includes a landfill site, is located at Lot 9 and part of Lot 8, Concession 10, Moore Township, in the County of Lambton and is situated in St. Clair Township in a largely rural agricultural area. The landfill receives hazardous waste materials from commercial, industrial, institutional and municipal sources and has been in operation for nearly 50 years. In 2011, St. Clair Township had a population of approximately 14,515 and a household count of approximately 6,249. Most of the employment in St. Clair Township is in the manufacturing, business services, and other services (including repair and maintenance; personal and laundry services; religious, grant-making, civic and professional services and similar organizations; and private households) sectors. Approximately one third of St. Clair Township residents work within the municipality. St. Clair Township has a generally lower unemployment rate than the surrounding economic region and also a higher participation rate than the surrounding economic region. There are 67 landowners within 1,500 m of the existing Clean Harbors Lambton Facility and the area to the south associated with the Shallow Entombment (Off-Site) alternative. No commercial businesses were identified within this area, with the exception of agricultural operations, which are documented in the Agriculture Existing Conditions Report. The existing residential properties are typically single detached homes or farm houses situated on large plots of land, associated with agricultural land used for crops or livestock. A survey of 26 landowners (two of which were surveyed for two separate properties) and two tenants within 1,500 m of the existing site and the area needed for the shallow entombment landfill expansion alternative indicates that 10 out of 29 properties (one respondent did not provide a response to the Clean Harbors Socio-Economic Existing Conditions _

4 question) were single dwellings and 13 were farm properties. Over half of respondents (15 out of the 27 who responded to the question) had lived in their current property for over 20 years. Also, 18 respondents said that their property had been owned by a member of their family for over 20 years. Clean Harbors makes financial contributions to neighboring property owners of the Lambton Landfill Facility through its Good Neighbours Program. Clean Harbors also makes financial contributions to the host municipality through the payment of taxes and service fees, including an annual waste volume fee. Clean Harbors serves a variety of customers within Canada and the United States. Its customer base encompasses waste services, refineries, petrochemical, and steel and aluminum manufacturers. Clean Harbors also relies on a variety of vendors to maintain its operations at the Lambton Landfill Facility. The majority of vendors to Clean Harbors Lambton Landfill Facility are located in Lambton County and Ontario outside Lambton County. There is an active natural gas well operated by Range Energy Inc. within 1,500 m of the site, located south-west of the Lambton Facility. No aggregate resources exist on or in proximity to the landfill site. In the recent past, residents have experienced some nuisance effects associated with the Lambton Facility. The most common issue is odour - with a number of complaints directed to Clean Harbors in recent years as well as comments through the residents survey. Out of 26 responses, 21 people said that odour was a concern for them. To a lesser extent, noise and dust are a concern for local residents. People are primarily concerned with odours and potential impacts on their health. Overall, the area around the Clean Harbors Lambton Landfill Facility is a quiet, agricultural community dominated by flat open farmland. The existing Lambton Facility is largely screened from the surrounding area; however, some elements of the Facility are visible from the surrounding area (e.g., the incinerator stack). The parcel of land identified for the proposed Shallow Entombment Off-Site alternative is flat and open, with little to no vegetation present immediately around it, with the exception of a woodlot along the north edge. Clean Harbors Socio-Economic Existing Conditions _

5 Table of Contents Executive Summary 1. Introduction Clean Harbors Lambton Landfill Expansion Study Area Methodology Available Secondary Source Information Collection and Review Processes Undertaken Description of Field Studies Surveys and Interviews Resident and Business Survey Interviews with Municipal and County Representatives Interviews with Clean Harbors Top 20 Vendors Interviews with Clean Harbors Top 20 Customers Review of Socio-Economic Work Plan Description of the Existing Economic Environment Labour Force Characteristics Labour Force Activity Employment by Industry Sector Occupation Workplace Location Major Employers Place of Residence of Clean Harbors Lambton Facility Employees Business Practices and Activities Good Neighbours Program Clean Harbors Vendors Clean Harbors Customers Off-Site Study Area Businesses Municipal Finances St. Clair Township Municipal Finances and Resources Contributions to Municipal Finances Municipal Resources Oil and Gas Resources Aggregate Resources Description of the Existing Social Environment Residential Properties Nuisance and Effects on Nearby Properties Visual Landscape Summary References Glossary of Terms Abbreviations and Acronyms Clean Harbors Socio-Economic Existing Conditions _

6 List of Figures Figure 2.1: Site Layout and On-Site Study Area... 3 Figure 2.2: Socio-Economic On-Site and Off-Site Study Areas... 4 Figure 2.3: Regional Study Area... 5 Figure 4.1: Employment by Industry Sector St. Clair Township and Lambton County (2006) Figure 4.2: Occupations of Experienced Labour Force - St. Clair Township and Lambton County (2006) Figure 4.3: Workplace Location St. Clair Township and Lambton (CD) (2006) Figure 4.4: Total Purchases by Clean Harbors Lambton Facility ( ) Figure 4.5: Breakdown of Specific Purchases at Lambton Facility ( ) Figure 4.6: Revenue Sources for St. Clair Township (2011) Figure 4.7: Municipal Assessment Base for St. Clair Township (2011) Figure 4.8: St. Clair Township Expenditures (2011) Figure 4.9: Petroleum Wells within the On-Site and Off-Site Study Area Figure 5.1: Socio-Economic Study Area Residences Figure 5.2: Typical Residential Property in Socio-Economic Study Area Figure 5.3: Typical Agricultural Property in Socio-Economic Study Area Figure 5.4: Types of Outdoor Work Undertaken Figure 5.5: Use of Outdoor Spaces Figure 5.6: Satisfaction with Living in the Community Figure 5.7: Complaints Recorded by Clean Harbors Figure 5.8: Visual Access to Lambton Facility Clean Harbors Socio-Economic Existing Conditions _

7 List of Tables Table 3.1: Secondary Source Information Used... 6 Table 3.2: Resident and Business Survey Response Rate Summary... 8 Table 3.3: Work Plan Revisions Based on Comments Received Table 4.1: Labour Force Activity Windsor-Sarnia Economic Region ( ) Table 4.2: Labour Force Activity St. Clair Township (2006) Table 4.3: Employment by Industry Sector St. Clair Township and Lambton County (2006) Table 4.4: Occupations of Experienced Labour Force - St. Clair Township and Lambton County (2006) Table 4.5: Workplace Location St. Clair Township and Lambton (CD) (2006) Table 4.6: Major Employers within St. Clair Township Table 4.7: Home Residence of Lambton Landfill Facility Employees Table 4.8: Total Purchases for the Lambton Facility ( ) Table 4.9: Breakdown of Specific Purchases at the Lambton Landfill Facility ( ) Table 4.10: Top 20 Vendors of Clean Harbors Lambton Facility Table 4.11: Top 20 Customers of Clean Harbors Lambton Landfill Facility Table 4.12: Revenue Sources for St. Clair Township (2011) Table 4.13: Municipal Assessment Base for St. Clair Township (2011) Table 4.14: Services Provided by St. Clair Township Table 4.15: St. Clair Township Expenditures (2011) Table 4.16: 2012 Phased-In Property Assessment Values and Taxation Revenues for Properties Comprising the On-site Study Area Table 4.17: Clean Harbors Water Consumption and Expenditures, 2009 and Table 4.18: Petroleum Wells within the On-Site and Off-Site Study Area Table 5.1: Complaints Recorded by Clean Harbors Table 5.2: Residents and Business Survey Responses Regarding Concerns about the Clean Harbors Lambton Facility Appendices Appendix A. Appendix B. Appendix C. Appendix D. Appendix E. Appendix F. Appendix G. Appendix H. Appendix I. Appendix J. Socio-Economic Work Plan Resident and Business Survey Letter to Residential and Business Property Owners Resident and Business Survey Tabulated Results Municipal and County Representative Survey Clean Harbors Top 20 Vendors Survey Clean Harbors Top 20 Vendors Survey Tabulated Results Clean Harbors Top 20 Customers Survey Clean Harbors Top 20 Customers Survey Tabulated Results Visual Assessment Existing Conditions Memo Clean Harbors Socio-Economic Existing Conditions _

8 1. Introduction This report identifies and describes the existing Socio-Economic conditions associated with the Clean Harbors Lambton Landfill Expansion Environmental Assessment (EA) Study Area (see Section 2.0) in accordance with the Socio-Economic Work Plan (see Appendix A). The approved EA Terms of Reference (ToR) included a preliminary description of the existing environmental conditions within the area surrounding the Clean Harbors Lambton Landfill Facility, with the commitment that the description would be expanded upon in the EA. In accordance with the approved ToR, investigative studies of the following environmental components were carried out for the purposes of generating a more detailed description and understanding of the existing environment for use in the assessment and evaluation of the two alternative landfill expansion options during the EA: Atmospheric Environment Geology and Hydrogeology Surface Water Natural Environment Agriculture Archaeological and Cultural Heritage Technical Socio-Economic Upon completion, each report will be made available during the EA to St. Clair Township and appropriate review agencies, First Nations and Métis organizations, and the public for their information via the project website, at the project office, and upon request, and will become either a reference or supporting document to the submitted EA Report. The EA Report will be based on and reflect the information contained within the report. Clean Harbors Socio-Economic Existing Conditions _

9 2. Clean Harbors Lambton Landfill Expansion Study Area The existing approved landfill operation, including all historical fill areas, has a footprint of 56 hectares out of the entire 121 hectare property (see Figure 2.1). As documented in the approved ToR, two landfill expansion options for the existing Lambton Landfill have been identified: a vertical expansion of the existing landfill site; and, expansion of the site to the south of the existing landfill (i.e., shallow entombment off-site). As per the approved ToR, the study areas include the existing site as well as potentially affected surrounding areas. The Socio-Economic On-Site and Off-Site study areas (Figure 2.2) include those areas that are most likely to be affected by the existing site activities and the proposed expansion Project. Furthermore, another study area (Regional Study Area) was developed to best understand the existing Socio-Economic environment and potential Project effects as the economic effects of the Project extend to St. Clair Township (Figure 2.3). The study areas identified were presented in the approved ToR with the commitment that the study areas would be modified during the EA as required to suit the specific Socio- Economic impacts. These include: Economic Study Areas On-Site Study Area:... The On-Site study area includes the existing landfill site and the area needed for the shallow entombment landfill expansion option. Off-Site Study Area:... The Off-Site study area includes all properties located within 1,500 m of the On-Site study area. For properties that are bisected by the 1,500 m radius line, the entire property is included in the off-site study area. The 1,500 m radius was deemed appropriate for this study to provide local context. Regional Study Area:... The Regional study area for the economic environment is St. Clair Township such that impacts on municipal finance can be addressed. Social Study Areas On-Site Study Area:... The On-Site study area includes the existing landfill site and the area needed for the shallow entombment landfill expansion option. Off-Site Study Area:... The Off-Site study area includes all properties located within 1,500 m of the On-Site study area. For properties that are bisected by the 1,500 m radius line, the entire property is included in the Off-Site study area. The 1,500 m radius was deemed appropriate for this study to provide local context. Clean Harbors Socio-Economic Existing Conditions _

10 Figure 2.1: Site Layout and On-Site Study Area Clean Harbors Socio-Economic Existing Conditions _

11 Figure 2.2: Socio-Economic On-Site and Off-Site Study Areas Clean Harbors Socio-Economic Existing Conditions _

12 Figure 2.3: Regional Study Area Clean Harbors Socio-Economic Existing Conditions _

13 3. Methodology The Socio-Economic Existing Conditions Report was developed based on the evaluation criteria, indicators and data sources included in the approved ToR, which were developed in consultation with government agencies and other stakeholders, and based on the activities described in the Socio- Economic Assessment Work Plan (refer to Appendix A). In addition, input and comments were solicited from St. Clair Township and First Nations during their review of the Socio-Economic Work Plan. Comments that resulted in revisions to the Socio-Economic Work Plan have been integrated in the description of the existing Socio-Economic conditions and are outlined in Section Available Secondary Source Information Collection and Review Available information was collected from secondary sources and reviewed by the Socio-Economic assessment study team to determine existing Socio-Economic conditions within the study areas. The following sources of information were collected and reviewed: Table 3.1: Secondary Source Information Used Type of Secondary Source Information Used Ministry of Natural Resources base mapping, Lambton County parcel information Orthophotography from First Base Solutions Statistics Canada 2006 and 2011 Census data Central 1 Credit Union Data for Ontario Sarnia-Lambton Economic Partnership webpage Ministry of Municipal Affairs and Housing (i.e., Financial Information Return and Financial Indicators) Municipal Property Assessment Corporation Data from Clean Harbors Government and Private Industry Websites Purpose Land use and property information mapping Information on the presence or absence of aggregate and petroleum resources Understanding St. Clair Township and Lambton County labour force activity, employment by industry sector, occupation composition and residence workplace location Understanding of Windsor-Sarnia Economic Region labour force activity Understanding of industrial composition of St. Clair Township Understanding the financial status of St. Clair Township Understanding tax assessments of properties contained in the On-Site study area Understanding of noise and nuisance complaints, Clean Harbors Good Neighbours Program, Clean Harbors standard operating procedures regarding purchasing, Clean Harbors employee place of residence, Clean Harbors expenditures, Clean Harbors water consumption, Clean Harbors sewage, contact information for top 20 Clean Harbors vendors and top 20 customers Understanding major employers in St. Clair Township and their employment figures Understanding tax rates for St. Clair Township Understanding influence of Ontario regulations regarding hazardous waste treatment Clean Harbors Socio-Economic Existing Conditions _

14 3.2 Processes Undertaken The following outlines the primary processes followed to determine existing Socio-Economic conditions: Information from secondary sources was reviewed and summarized; Field studies and interviews were undertaken to augment information collected from secondary sources; and Information from all sources was compiled in order to characterize the overall existing Socio- Economic conditions Description of Field Studies The following outlines the field studies undertaken to characterize existing Socio-Economic conditions: AECOM staff undertook a field reconnaissance visit to the study area on November 19, At this time, AECOM staff noted and mapped the presence of residences and businesses as seen from the road side. AECOM staff conducted one resident survey in person on November 19, 2012 at the request of the respondent. AECOM staff completed a site tour of the existing Clean Harbors Lambton Facility on November 19, The tour was led by Clean Harbors management Surveys and Interviews Surveys and interviews were also carried out to characterize existing Socio-Economic conditions including: Surveys of residents and businesses in the off-site study area (Resident and Business Survey); Telephone interviews with selected Municipal and County representatives; Telephone interviews with the top 20 Clean Harbors vendors (i.e., business operators selling goods and services to Clean Harbors); and Telephone interviews with the top 20 Clean Harbors customers (i.e., business operators relying on Clean Harbors services at the Lambton Facility) Resident and Business Survey A Resident and Business Survey was designed to gather existing Socio-Economic conditions data, as well as support a variety of technical disciplines including air, groundwater, and agriculture. Appendix B includes a copy of the Resident and Business Survey questions. The Socio-Economic team administered the survey, however, only those responses to questions related to Socio-Economic existing conditions are documented in this report. The Resident and Business Survey was conducted within the Off-Site study area from the week of October 31, 2012 ending November 23, Property owner contact information was identified through a combination of Clean Harbors existing documentation (i.e., Good Neighbours Program), current Tax Roll Assessment information obtained from St. Clair Township, and an internet search for current telephone numbers. A total of 67 landowners were identified within the Off-Site study area and contacted for participation in this survey. Clean Harbors Socio-Economic Existing Conditions _

15 The survey was administered by phone with the option to complete it via the internet (i.e., through the use of an internet web-link) or, if requested, through an in-person interview. The following approach was taken to encourage responses and allow for a range of survey participation methods: 1. Property owners were sent an introductory letter (Appendix C) from Clean Harbors to inform them of the survey and its purpose and provide project team member contact information. Potential respondents were also informed that they had the option of completing the survey by telephone or online. A web link was provided to an internet site where the survey was available for completion on-line. (Note: a hard copy of the Clean Harbors Well Water Survey and a self-addressed return envelope was also included with the survey letter); 2. Upon receipt of the introductory letter, property owners were contacted via telephone up to a maximum of three times each over a three week period. Multiple contacts helped to confirm that the introductory letter had been received and to ask if the respondent wished to complete the survey over the phone or online, and to answer any questions regarding the project or the survey; 3. Property owners were called at different times of day to try and ensure they were contacted; and 4. At the request of any property owner contacted, AECOM was available to complete the survey in person at a mutually agreed upon time. In one case, a property owner requested to complete the survey in person. In this case, AECOM staff completed the survey in person on November 19, 2012 at their place of residence. Answers were recorded in hardcopy and later transferred to the electronic database. Seven tenants were also identified within the Socio-Economic study area who rent property owned by Clean Harbors. Four of the seven tenants are residents leasing houses on Clean Harbors owned land and the other three tenants lease land from Clean Harbors, most likely for agricultural purposes. The four residential tenants were also asked to complete the Socio-Economic portion of the Resident and Business Survey. Table 3.2 summarizes the response rates of the Resident and Business Survey, including the residential tenants contacted for participation in the Socio-Economic portion of the survey. As indicated in Table 3.2 below, 28 surveys were completed or partially completed. This number includes two respondents who completed the survey for two different properties that they owned within the study area. Therefore, there were a total of 26 respondents that completed surveys for 28 separate properties. In addition to the 28 completed surveys, two residential tenants completed the Socio-Economic portion of the survey. Table 3.2: Resident and Business Survey Response Rate Summary Identified for Survey Survey Not Response Refused Participation Completed Completed Rate (%) Property Owners % Residential Tenants (Socio- Economic questions only) % Tabular results of the Resident and Business Survey are found in Appendix D. Clean Harbors Socio-Economic Existing Conditions _

16 Interviews with Municipal and County Representatives Four representatives from St. Clair Township and one representative from Lambton County were identified for participation in a guided interview. Interviews were conducted between November 26 and December The aim of these interviews was to better understand the implications of the Project on municipal finances, including revenues and expenditures. Based on professional judgment and referrals from interviewees, municipal interviews included representation from the following departments of St. Clair Township: Finance; Public Works and Roads; and Fire. In addition, because Emergency Medical Services (EMS) is operated at the County level, the EMS coordinator from Lambton County was also contacted for an interview, as what a Lambton County Planner. If required, additional interviews may be conducted during the EA and the results incorporated into the final documentation of existing conditions in the EA. It was assumed that each of these municipal departments would have different interactions with the existing site and proposed expansion, therefore, a unique interview guide was developed for each. The interview guides are located in Appendix E. This report documents the results of these interviews Interviews with Clean Harbors Top 20 Vendors In order to better understand the effects of the Project on the local economy, interviews were conducted with Clean Harbors top 20 vendors. That is, those 20 business operators selling the most ($) goods and services to Clean Harbors current operations. These businesses were contacted up to three times for participation via telephone. In some cases, vendors requested that the questions be sent to them via for completion electronically. As of November 30, 2012, a total of 14 vendor surveys were completed. If additional surveys are completed after this date, this information will be incorporated into the final documentation of existing conditions within the EA. The interview guides for the Top 20 Vendors are found in Appendix F and the tabular results are found in Appendix G Interviews with Clean Harbors Top 20 Customers In order to better understand the effects of the Project on the local economy, interviews were conducted with Clean Harbors top 20 customers. That is, those business operators that have made use of Clean Harbors Lambton Facility for the management of hazardous waste. These customers were contacted up to three times for participation via telephone. In some cases, customers requested that the questions be sent to them via for completion electronically. As of November 30, 2012, a total of 10 customer surveys were completed. If additional surveys are completed after this date, this information will be incorporated into the final documentation of existing conditions within the EA. The interview guides for the Top 20 Customers can be found in Appendix H and the tabular results are found in Appendix I. Clean Harbors Socio-Economic Existing Conditions _

17 3.3 Review of Socio-Economic Work Plan Comments were solicited from St. Clair Township, First Nations, and the Ministry of the Environment on the Socio-Economic Work Plan. Comments that resulted in revisions to the Socio-Economic Work Plan have been integrated in this report and are outlined in Table 3.3. All comments received and associated Clean Harbors responses will be documented in the EA Record of Consultation. Table 3.3: Work Plan Revisions Based on Comments Received Reviewer Comments Clean Harbors Response St Clair Township PRT (Economic Specialist, Watson and Associates) The Economic specialist (Watson and Associates) found that insufficient attention is being paid to the host municipality s balance sheet, insofar as Clean Harbors intends to report on such revenues such as fees, taxes and service charges, but does not assess municipal expenditures (e.g. Fire, Police, Works). It should not ust be assumed that these will not change as a result of the landfill expansion, without at least making appropriate enquires of the host municipality. Table 1 of the Socio-Economic Assessment Workplan (Tasks and Activities for Establishing Existing Conditions by ToR Criteria) notes that the continued use of the waste management facility may affect the host municipality. The work plan includes the following indicator and AECOM activities to be undertaken to establish existing conditions: Effects on Municipal revenues (e.g., fees, service charges) and expenditures (e.g., costs associated with providing services to the site and other responsibilities such as participating in monitoring activities) AECOM to characterize existing municipal finance status based on most recent and available Financial Information Return (FIR) data. To address the issue raised by the Economic specialist (Watson and Associates), the characterization of the existing municipal finance status of St. Clair Township will include the characterization of the Townships expenditures on the basis of information contained in Schedule 40 of the most recently published and available Financial Information Return (FIR) data, including: General Government, Protection Services (i.e., fire, police, emergency measures); Transportation Services; Environmental Services; Health Services (i.e., public health services); Planning and Development Services. Obtain Data to Conduct Comparative Evaluation of Alternatives) identified the following activity to be undertaken by AECOM in support of the comparative evaluation of alternatives. AECOM to conduct personal and/or telephone interviews with selected municipal officials with the Township of St. Clair (i.e., Finance, Public Works, and Emergency Services). Overall, AECOM has not assumed that municipal expenditures will not change as a result of the landfill expansion, and will be making appropriate enquiries of the host municipality. However, to provide clarity regarding the issue raised by the Economic specialist (Watson and Associates), AECOM will: 1. Conduct personal and/or telephone interviews with relevant Township departmental officials to identify potential linkages between municipal programs and services offered by the municipality and the Clean Harbors site and gain their perspectives on the Existing Conditions Report Reference See Sections and 4.3 Clean Harbors Socio-Economic Existing Conditions _

18 Table 3.3: Work Plan Revisions Based on Comments Received Reviewer Comments Clean Harbors Response differences among alternatives with respect to potential costs on these municipal programs and services. For clarity, it is proposed that interviews be conducted with the Chief Administrative Officer and, if appropriate, representatives of some of the following departments: Building/Planning Department, Tax/Treasury Department, Water Department, Public Works Department, Engineering Department, Fire Department Administration and Community Services (Recreation & Cultural Services). Existing Conditions Report Reference Barb O Connor / Chris Haussmann The work plan does not identify what benchmarks the Socio-Economic discipline will use to determine the environmental acceptability of the existing facility, and does not reference the number and nature of nuisance complaints reported over the past three years that should be reported as an indicator of the ongoing baseline impact of the existing facility, in accordance with Issue I-2 in Appendix C of the ToR. (cf. page C-8 of ToR: Where such standards or guidelines are not available for any discipline, the discipline will identify the assessment matrix to be used and the acceptability threshold to be applied in the assessment. This information will be included in the work plans prepared by each discipline prior to undertaking the comparative assessment. ) 2. Report the findings of these interviews and other research as part of its qualitative assessment of effects of the Project on municipal finance status. For clarity, this qualitative assessment will (for the project alternatives under consideration), identify the types of municipal revenues that might either increase or decrease; and the types of expenditures that might either increase or decrease as a result of the project. 3. Modify measure identified in Table 2 of the Socio- Economic Assessment workplan to provide additional clarity. It is proposed that the measure read as follows: Qualitative assessment of effect of the Project on municipal finance status (i.e., the identification of the types of municipal revenues that might either increase or decrease; and the types of expenditures that might either increase or decrease as a result of the project) A quantitative municipal fiscal assessment is not considered part of the scope for this Environmental Assessment. There are no benchmarks applicable to the Socio- Economic discipline. Nor is the purpose of the Socio- Economic assessment aimed at determining the acceptability of the existing facility. To determine the acceptability of the proposed project, the Socio- Economic discipline will make a determination of an effect based on the likely magnitude of change from existing conditions. The acceptability of the project will be based on an assessment of the overall advantages and disadvantages of the project in accordance with the Ontario Environmental Assessment Act. Nevertheless, two key indicators of social acceptability will be a selfassessment of likelihood of changes in people s satisfaction with community and confidence in the Clean Harbors facility operations on the part of residents interviewed. The number and nature of nuisance complaints reported specifically with regards to the Clean Harbors facility will be collected and reported upon, to the extent available. The likelihood of increased number of nuisance complaints will be considered in determining the effect of the proposed project. See Section 5.2 Clean Harbors Socio-Economic Existing Conditions _

19 4. Description of the Existing Economic Environment This subsection of the Socio-Economic Existing Conditions Report describes the economic environment according to the following parameters: Labour Force Characteristics; Business Practises and Activities; Municipal Finances; Oil and Gas Resources; and Aggregate Resources. Labour force characteristics and municipal finances are used to describe the Economic Regional Study Area. Petroleum and aggregate resources are examined in reference to the Economic On-Site and Off-Site study areas and business activity is examined in relation to the Clean Harbors Lambton Facility operations. Agricultural operations within the study area are described in the Agriculture Existing Conditions Report. 4.1 Labour Force Characteristics Labour force characteristics such as labour force activity; industry sector representation, occupational representation and workplace location are presented for St. Clair Township and for the purpose of setting context, compared to statistics of wider regions such as the Windsor-Sarnia Economic Region or Lambton County. Major employers within St. Clair Township are referenced and compared with Clean Harbors Lambton Facility. The place of residence of the Clean Harbors employees is also presented Labour Force Activity The Clean Harbors Lambton Facility provides economic benefits to the local community. This section of the report describes current labour force activity as one indicator of the economic characteristics of the local community. Key elements used to describe labour force activity are participation in the labour force and unemployment rates. Participation rates represent the percentage of the population aged 15 and over who are employed or actively seeking work. Unemployment rates represent the percentage of the labour force that is unemployed. Tables 4.1 and 4.2 summarize the participation and unemployment rates for St. Clair Township and Windsor-Sarnia Economic Region, respectively. The Windsor-Sarnia Economic Region encompasses Essex and Lambton Counties as well as the Municipality of Chatham- Kent. The unemployment rate in the Economic Region has increased from 8.0% in 2004 to 9.4% in 2012 (Central 1, Sept 17, 2012). During the period of 2004 to 2008, the unemployment rate for Windsor- Sarnia was relatively stable, within the range of %. The unemployment rate jumped considerably from 8.4% in 2008 to 11.9% in 2009 coinciding with the onset of the US recession (Central 1, Sept 17, 2012). In its report Ontario Regional Economic Outlooks, Central 1 Credit Union notes the region s economy was hard hit by the US recession and underwent a longer term restructuring in its manufacturing base (Nov 12, 2011). The participation rate for the economic area has been declining over recent years from 64.8% in 2008 to 62.8% in 2012 (Central 1, Sept 17, 2012). In 2006, St. Clair Township demonstrated a lower unemployment rate (2.4% less) and higher participation rate (3.7% greater) that the wider economic region (Statistics Canada, 2007 and Central 1, Sept ). Clean Harbors Socio-Economic Existing Conditions _

20 Table 4.1: Labour Force Activity Windsor-Sarnia Economic Region ( ) Year Labour Force Employed Unemployment % Change from % Change from Rate x1000 x1000 Previous Year Previous Year % Participation Rate % % % 8.0% 64.9% % % 7.5% 65.5% % % 8.0% 67.1% % % 8.3% 64.8% % % 8.4% 64.8% % % 11.9% 63.3% % % 10.7% 63.1% % % 8.9% 62.3% 2012 Jan-Sept % % 9.4% 62.8% Notes: * Based on three month moving average monthly data Source: Central 1, Sept 17, Year Table 4.2: Labour Force Activity St. Clair Township (2006) Labour Force (Persons) Employed (Persons) Unemployment Rate (%) Participation Rate (%) ,405 7, % 70.8% Source: Statistics Canada, Employment by Industry Sector Table 4.3 and Figure 4.1 set out the employment by industry characteristics for residents of St. Clair Township and Lambton County. The top three employment sectors in which residents of St. Clair Township are employed are manufacturing (18.6%), other services (including repair and maintenance; personal and laundry services; religious, grant-making, civic and professional services and similar organizations; and private households) (17.8%), and business services (17.0%). In Lambton County the top employment sector is other services (19.6%), followed by business services (16.3%) and manufacturing (14.7%) (Statistics Canada, 2007). Table 4.3: Employment by Industry Sector St. Clair Township and Lambton County (2006) Industry Sector St. Clair Township Lambton County Persons % of Total Persons % of Total Manufacturing 1, % 9, % Other services 1, % 13, % Business services 1, % 10, % Retail trade % 7, % Agriculture and other resource-based industries % 4, % Construction % 5, % Health care and social services % 7, % Educational services % 3, % Wholesale trade % 1, % Finance and real estate % 2, % Total experienced labour force 15 years and over 8, % 66, % Clean Harbors Socio-Economic Existing Conditions _

21 Source: Statistics Canada, Figure 4.1: Employment by Industry Sector St. Clair Township and Lambton County (2006) Wholesale trade Retail trade Other services Manufacturing Health care and social services Finance and real estate Educational services Construction Business services Agriculture and other resource-based 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% Lambton (CD) St. Clair Tp. Source: Statistics Canada, Occupation Table 4.4 and Figure 4.2 present the occupational composition for St. Clair Township and Lambton County. The largest occupational segment of the experienced labour force in St. Clair Township is trades, transport and equipment operators and related occupations (22.3%) followed by sales and service occupations (20.3%) and business, finance and administration occupations (16.1%). In Lambton County, sales and service occupations rank the most frequent (26.3%) followed by trades, transport and equipment operators and related occupations (18.8%) and business, finance and administration occupations (14.9%) (Statistics Canada, 2007). Table 4.4: Occupations of Experienced Labour Force - St. Clair Township and Lambton County (2006) Occupation St. Clair Township Lambton County Total % Total % Management Occupations % 4, % Business, Finance and Administration Occupations 1, % 9, % Natural and Applied Sciences and Related Occupations % 4, % Health Occupations % 4, % Occupations in Social Science, Education, Government Service & Religion % 4, % Occupations in Art, Culture, Recreation and Sport % 1, % Sales and Service Occupations 1, % 17, % Trades, Transport and Equipment Operators and Related Occupations 1, % 12, % Occupations Unique to Primary Industry % 3, % Occupations Unique to Processing, Manufacturing and Utilities % 4, % Total Experienced Labour Force 15 Years and Over 8, % 66, % Clean Harbors Socio-Economic Existing Conditions _

22 Source: Statistics Canada Figure 4.2: Occupations of Experienced Labour Force - St. Clair Township and Lambton County (2006) Trades, transport and equipment Sales and service occupations Occupations unique to processing, Occupations unique to primary industry Occupations in social science, education, Occupations in art, culture, recreation Natural and applied sciences and related Lambton (CD) St. Clair Tp. Management occupations Health occupations Business, finance and administration 0% 5% 10% 15% 20% 25% 30% Source: Statistics Canada, Workplace Location Table 4.5 and Figure 4.3 present place of work data from the 2006 census. The place of work data reveals that 34.1% of the labour force in St. Clair Township worked within the census subdivision (municipality), 43.8% worked elsewhere within the County and 11.0% worked in a different census division (county). Comparatively, in Lambton County a considerably larger percentage of labour force (54.7%) worked in the census subdivision of residence, while fewer residents worked in a different census subdivision within the County (25.5%) and fewer people (8.7%) worked in a different census division (Statistics Canada, 2007). Table 4.5: Workplace Location St. Clair Township and Lambton (CD) (2006) Place of Work St. Clair Township Lambton County Total % Total % Worked in census subdivision (municipality) of residence 2, % 34, % Worked in a different census subdivision (municipality) within the census division (county) of residence 3, % 16, % No fixed workplace address % 6, % Worked in a different census division (county) % 5, % Worked in a different province % % Worked outside Canada % % Total 7, % 63, % Source: Statistics Canada, Clean Harbors Socio-Economic Existing Conditions _

23 Figure 4.3: Workplace Location St. Clair Township and Lambton (CD) (2006) Outside Canada Different province Different census division (county) Different census subdivision (municipality) within the census Lambton (CD) St. Clair Tp. Census subdivision (municipality) of residence No fixed workplace address 0% 10% 20% 30% 40% 50% 60% Source: Statistics Canada, Major Employers St. Clair Township s economy is composed largely of retail and industrial enterprises and agricultural operations. Its industrial base is dominated by petrochemical and refining companies. Examples of these companies operating within the municipality include Nova, Shell, Suncor, Dupont and Enbridge. The present site of Clean Harbors Lambton Facility was chosen for its proximity to the petrochemical industry within the region. St. Clair Township has recently become more diversified in its industrial base through investments in power generation and renewable energy (Sarnia-Lambton Economic Partnership, 2012 & 2011). Table 4.6 lists the major employers in St. Clair Township. The number of employees hired by these companies equates to approximately 15% of the Township s 2011 population aged 15 and over (Statistics Canada, 2012). Table 4.6: Major Employers within St. Clair Township Employer Business Category Employees NOVA Chemicals (Canada) Ltd. - Corunna Operations Petrochemical manufacture and refining 495 Ontario Power Generation Inc. 1 Electrical company 450 Shell Canada Products - Corunna Electrical company 350 NOVA Chemicals Ltd. - Moore Plant Petrochemical refining 200 NOVA Chemicals Ltd. - St. Clair River Site Petrochemical manufacture and refining The Ontario Power Generation Inc. Lambton Generating Station halted operations in Clean Harbors Socio-Economic Existing Conditions _

24 Clean Harbors Hazardous waste disposal 133 Sources: Invest in Ontario, 2010; NOVA Chemicals, 2012a; NOVA Chemicals, 2012b; NOVA Chemicals, 2012c; Shell Canada (2012); Clean Harbors, Oct 11, Place of Residence of Clean Harbors Lambton Facility Employees Table 4.7 presents data regarding the place of residence of Clean Harbors Lambton Facility employees. Approximately 19% of current employees are residents of St. Clair Township. The majority of the Clean Harbors Lambton Facility employees (69%) are residents of Lambton County outside of St. Clair Township. Table 4.7: Home Residence of Lambton Landfill Facility Employees Municipality of Residence # of Clean Harbors Lambton Facility Employees % of Total Lambton County 92 69% St. Clair Township 25 19% Chatham-Kent Division 8 6% Middlesex County 6 4% Essex County 1 <1% Northumberland County 1 <1% Total % Source: Clean Harbors, Oct Business Practices and Activities This section focuses on describing the practices and activities of Clean Harbors Lambton Facility specifically: the Good Neighbours Program, purchasing patterns, customers and suppliers. Businesses within the off-site area surrounding the Lambton Facility are also identified Good Neighbours Program The Good Neighbours Program forms one of the commitments presented in the documentation of the approved 1996 Environmental Assessment for landfill service continuation. The intent of the Good Neighbours Program is to enhance a long lasting positive relationship between Clean Harbors and locals residents. Components of the current Clean Harbors Good Neighbours Program are briefly outlined below: 1. Wherever practical, to eliminate or minimize impacts of the operation on Lambton Landfill Facility neighbours through on-site mitigation measures and operational controls. 2. Maintain an ongoing communications and consultation program with neighbours of the Lambton Landfill Facility through the continuation of the community liaison/advisory committee. This committee consists of representatives from the local community (half of which must live within 1.5 km of the Lambton Facility), an individual from St. Clair Township, a representative from the Ministry of Environment (MOE), and two Clean Harbors staff members. Property owners and tenants within 1.5 km of the Lambton Landfill Facility shall regularly receive notices of the meetings of this committee and copies of meeting minutes. Clean Harbors shall promptly report in writing all decisions to eligible property owners and tenants of an eligible property. Clean Harbors Socio-Economic Existing Conditions _

25 3. Respond to complaints from neighbours concerning off-site impacts from the Lambton Landfill Facility in a timely and active manner. 4. Clean Harbors shall provide Eligible Property Owners (owners of property within 1.5 km of the Lambton Landfill Facility purchased before Jan 1, 1996) and tenants of eligible property owners with an annual opportunity for one-on-one discussion with a representative(s) of Clean Harbors. 5. Clean Harbors shall provide a Damage Claims Resolution Plan, which would provide a timely response to claims for damages which are attributable to the Lambton Landfill Facility. 6. Provide a Property Value Protection Plan, which would ensure Eligible Property Owners receive fair market value when they sell their Eligible Property. 7. Provide a Special Compensation Plan for unique property-specific compensation issues that may arise in some cases and that are not addressed in the Property Value Protection Plan. 8. Create a Community Fund by contributing an established dollar amount per tonne of waste received at the landfill, to be disbursed amongst Eligible Property Owners. The Community Fund was established in 1996 at $2.55 per tonne of waste and has increased to $3.78 per tonne in 2012, based on an annual Consumer Price Index adjustment. The payments are based on the minimum annual receipt of 100,000 tonnes. If annual receipts are less, this payment level will be maintained. Therefore, Clean Harbors disbursed a minimum of $378, amongst Eligible Property Owners in If annual receipts are more than 100,000 tonnes, payments will increase proportionally. Clean Harbors has paid approximately $6.06 million to Eligible Property Owners through the Community Fund since Develop an agreement with the Township of St. Clair to permit reimbursement to the Township of extraordinary expenses which they are required to incur as a result of the operation of the Lambton facility. 10. Reimburse Eligible Property Owners for the capital costs, without interest, of connection to the municipal water supply service, where such service is readily available to their property Clean Harbors Vendors (Clean Harbors, n.d., Good Neighbours Program) According to Clean Harbors standard operating procedure with regard to purchasing, it is the responsibility of Clean Harbors buyers to work with vendors to identify the best possible combination of price, quality and delivery. Clean Harbors strives to maintain good standing with vendors to ensure prompt delivery of goods and services in the future. (Clean Harbors, Oct 15, 2004). Table 4.8 and Figure 4.4 show total purchases of goods and services for the Lambton Facility from 2009 to Purchases by the Lambton Facility have increased substantially over the past three years. Year-over-year increased 30.7% in 2010 and 63.0% in (Clean Harbors, Oct & Oct a). Table 4.8: Total Purchases for the Lambton Facility ( ) Year Total Purchases % Change from Previous Year 2009 $3,793, $4,957, % Clean Harbors Socio-Economic Existing Conditions _

26 Total Purchases Socio-Economic Existing Conditions Report 2011 $8,080, % Source: Clean Harbors, Oct 3, 2012 & Oct 16, 2012a. Figure 4.4: Total Purchases by Clean Harbors Lambton Facility ( ). $9,000,000 $8,000,000 $7,000,000 $6,000,000 $5,000,000 $4,000,000 $3,000,000 $2,000,000 $1,000,000 $ Source: Clean Harbors, Oct 3, 2012 & Oct a. Table 4.9 provides a breakdown for specific purchase categories: critical repairs, outside contract labour, equipment rentals, personal protection equipment, compliance and gases for the period 2009 to Figure 4.5 illustrates the distribution of spending for these categories. Of the categories outlined, the Lambton Facility increased spending most on critical/repair parts followed by increases in spending on equipment and rentals and consulting (Clean Harbors, Oct & Oct a). Table 4.9: Breakdown of Specific Purchases at the Lambton Landfill Facility ( ) Categories Average Annual Expenditure Critical/Repair Parts $1,456,381 $1,470,232 $3,025,919 $1,984,177 Outside Contract Labour $437,124 $285,362 $412,797 $378,428 Compliance $180,871 $104,335 NA NA PPE $153,842 $162,276 NA NA Equipment Rentals $71,224 $249,351 $760,853 $360,476 Consulting $57,717 $175,991 $312,623 $182,110 Gases $46,971 $41,228 $95,830 $61,343 Clean Harbors Socio-Economic Existing Conditions _

27 Average Annual Expenditure Socio-Economic Existing Conditions Report Source: Clean Harbors, Oct 3, 2012 & Oct 16, 2012a. Figure 4.5: Breakdown of Specific Purchases at Lambton Facility ( ) $2,500,000 $2,000,000 $1,500,000 $1,000,000 $500,000 $0 Source: Clean Harbors, Oct 3, 2012 & Oct 16, 2012a. Clean Harbors relies on a variety of vendors to maintain its operations at the Lambton Facility. A list of Clean Harbors Lambton Facility top 20 vendors and the products and services they provide is summarized in Table Vendors to Clean Harbors Lambton Facility are mostly located in Lambton County (12), other Ontario municipalities (six) and in New York State (two). The products and services these vendors provide to Clean Harbors Lambton Facility include: industrial and repair parts; PPE; chemicals; equipment; and contracting services. By purchasing products and services from local vendors, Clean Harbors Lambton Facility promotes the local economy. Table 4.10: Top 20 Vendors of Clean Harbors Lambton Facility Customer Location Province/ State Products/Services Provided to Clean Harbors Acklands Grainger Sarnia ON PPE, janitorial supplies and monitors Fisher Scientific Nepean ON Laboratory consumables Canadian Bearings Sarnia ON Industrial parts Toromont London ON Heavy equipment repair parts Steeplejack Sarnia ON Scaffolding Ayerco Sarnia ON Mechanical contractors TJ Instrument Sarnia ON Electrical contractors DTM Union ON Induced Fan vibration checks Windsor Factory Sarnia ON Hardware consumables Clean Harbors Socio-Economic Existing Conditions _

28 Table 4.10: Top 20 Vendors of Clean Harbors Lambton Facility Customer Location Province/ State Products/Services Provided to Clean Harbors Hertz Equipment Sarnia ON Equipment rentals Vesuvius Sarnia ON Refractory/labour for kiln National Turbine Syracuse NY Induced fan and thermal desorption unit repair parts Plattco Plattsburgh NY Thermal desorption unit repair parts Praxair Sarnia ON Cylinder gases Anchem London ON Powder activated charcoal carbon bulk Air Products Mississauga ON Nitrogen Netsch Barrie ON Seepex repair parts Electrozad Sarnia ON electrical repair parts MRC Corunna ON Pipe and valve fittings Goodall Rubber Sarnia ON Hoses and fittings Source: Clean Harbors, Oct 15, AECOM conducted interviews with 14 out of the top 20 vendors from November 21, 2012 to November 29, Section of this report describes the methodology used to conduct these interviews. A tabular summary of the top 20 Vendors interview results is provided in Appendix G. When asked about the proportion of total business revenue for Fiscal Year 2012 (branch specific) that could be attributed to contracts with Clean Harbors, vendors indicated significant range in answers. Of the 14 vendors interviewed, 6 vendors indicated that Clean Harbors was responsible for about 1% or less of total business revenues for FY 2012; five vendors indicated that Clean Harbors was responsible for between 2 to 5%; and two respondents indicated that Clean Harbors was responsible for 11 to 15%, and one vendor did not know. These figures should be interpreted with some caution. While 1% or less of branch revenue may seem like a small figure within the context of total operations, some of those respondents stated that Clean Harbors was an important customer and important to the success of their business operations. Some quotations that illustrate this are: While 1% may not seem like a lot, as a sales rep it s a lot to us, it could make the difference between hitting or not hitting sales goals, it could influence our bonuses and so on Clean Harbors top 20 Vendor; and This year it was less than 1%, but in years when they purchase equipment, which happens every 7 years or so, it can be upwards of 3% Clean Harbors top 20 Vendor Clean Harbors Customers Clean Harbors Lambton Landfill serves a range of customer types within Canada and the United States (Table 4.11). Its customer base encompasses waste services, refineries, petrochemical, and steel and aluminum manufacturers. Clean Harbors top 20 customers span a large geographic territory including Ontario (12), Quebec (one), Ohio (two), Michigan (one), and Kentucky (three). AECOM conducted interviews with 10 of the top 20 customers from November 23, 2012 to November 29, Section of this report describes the methodology used to conduct these interviews. A tabular summary of the top 20 customers interview results is provided in Appendix I. Clean Harbors Socio-Economic Existing Conditions _

29 Table 4.11: Top 20 Customers of Clean Harbors Lambton Landfill Facility Customer Location Province/ State Business Type CRI Environmental Coteau-du-Lac QC Waste Services Imperial Oil Sarnia Sarnia ON Refinery Imperial Oil Nanticoke Nanticoke ON Refinery Shell Canada Corunna ON Refinery Dow Chemical Canada Inc. Toronto ON Petrochemical Apotex Pharmachem Brantford ON Pharmaceutical SIMS Mississauga ON Waste Services Suncor Energy Sarnia ON Refinery Gerdau Ameristeel Whitby ON Steel Horizon Utilities St. Catharines ON Hydro-electric Nova Chemicals Sarnia ON Petrochemical Waste Management (Chrysler Windsor and Brampton) Windsor ON Waste Services (car manufacturer) Detox Environmental Bowmanville ON Waste Services Ormet Primary Aluminum Corp Hannibal OH Aluminum Lima Refining Lima OH Refinery Vickery Environmental Vickery OH Waste Services Dow Chemical MI Midland MI Petrochemical Century Aluminum of KY LLC Hawesville KY Aluminum Catlettsburg Refining Catlettsburg KY Refinery Rio Tinto Alcan Robards KY Aluminum Source: Clean Harbors Nov, Customers identified using Clean Harbors Lambton Facility for disposal of a variety of hazardous waste types. Hazardous wastes identified by customers included oily sludge, catalysts, contaminated soils, waste water, smelting by-product, and cleaning solutions. The annual volume of waste that individual customers send to the Lambton Landfill Facility varies between less than 200 tonnes to over 10,000 (see Appendix I for further details). When asked to describe historical trends in business activity with Clean Harbors over the past three years, six customers indicated an increase, three indicated a decrease and one indicated no change. Reasons for increased business activity included changes in government regulation respecting waste management; operational changes or specific projects generating increased waste; and business expansion. With regard to the former, the Ontario government s restriction of on-site land-based biotreatment for hazardous waste was identified for increasing business activity with Clean Harbors. According to new regulations which came into effect in 2010, refineries are no longer permitted to utilize on-site land farms for treatment of hazardous waste and therefore must rely on off-site disposal facilities (Imperial Oil, 2012). Customers whose business activity with Clean Harbors has decreased over the past three years indicated that these declines were a consequence of changes in operations generating less waste (one), increases in prices at Clean Harbors (one) and more severe acceptance criteria (one). When asked to forecast their business activity with Clean Harbors over the next five years, four customers predicted an increase in business activity, four predicted a decrease in business activity and two predicted no change. Those customers that forecast an increase in business activity with Clean Harbors attributed the rise due to business expansions (three) and changes in operations (one) resulting in increased waste generation. Reasons for forecast decrease in business dealings with Clean Harbors over the next five years include price increases at Clean Harbors (one) and operations changes generating less waste (three). Clean Harbors Socio-Economic Existing Conditions _

30 Nevertheless, customers perceive Clean Harbors Lambton Landfill Facility and its hazardous waste management services as important to the ongoing success of their business. Selecting from a ranking of one to five, where one represents not at all important and five represents very important, eight of ten customers ranked Clean Harbors Facility as 5 or very important to the ongoing success of their business Off-Site Study Area Businesses Through a field reconnaissance visit conducted by AECOM on November 19, 2012, it was determined that there are no businesses other than agricultural operations within the Socio-Economic Off-Site study area. Detailed information on agricultural operations in the area is documented in the Agricultural Existing Conditions report. However, the general characteristics of the agricultural contribution to the economic environment are described in this section of the report. The results of the Residents and Business Survey (see Appendix D) indicate that of 27 responses to this question, 18 respondents stated that their property was used for a commercial farming operation. Furthermore, when asked to describe their current operations, all of the responses indicated that the property was used for agriculture. Most of the agricultural activity is related to cash crops, mostly corn, soy and wheat but also to a lesser extent, small grains and beans. Few of the respondents indicated that the properties within the study area are used for livestock (3 of 18 responses). Few of the respondents of the survey chose to give details on the levels of employment at their agricultural operations. Only three respondents stated that they employed full time staff, and responses from one or two staff to 25 full time staff. Four respondents stated that they employed part time staff, and responses ranged from 1 to 4 part time staff. These figures should be interpreted with caution. Firstly, many self-employed persons do not report themselves as full time staff. Furthermore, in some cases family run operations may not consider family members as full time or part time staff. Therefore, these responses may be under-representing the employment at these agricultural operations. In addition, the lack of responses to this question may also indicate that respondents did not feel comfortable sharing this information. 4.3 Municipal Finances This section of the report describes the overall financial status of St. Clair Township in very broad terms, and the impact that Clean Harbors has on municipal revenues. With regards to the former, the municipal finances of St. Clair Township are described in terms of revenue sources, municipal assessment base, and expenditures. Finances of the Township are then analyzed according to several financial ratios St. Clair Township St. Clair Township s revenue sources include general tax revenues from property assessment and business taxes, special taxes and payments in lieu of taxes, various types of grants, fees and service charges. In 2011, the municipality of St. Clair Township had a population of approximately 14,515 (Statistics Canada, 2012) and a household count of approximately 6,249 (Ministry of Municipal Affairs and Housing Clean Harbors Socio-Economic Existing Conditions _

31 (MAH), 2012). Revenue receipts for 2011 amounted to approximately $31.3 million. The principal sources of revenue were user fees and charges (32%), taxation (31%) and grants (25%) (MAH, 2011). Table 4.12 and Figure 4.6 show the distribution of revenue sources for St. Clair Township. Table 4.12: Revenue Sources for St. Clair Township (2011) Source Revenue % of Total Revenue User Fees and Charges $10,071, % Taxation $9,654, % Grants $7,844, % Other Revenue $1,816, % Licences and Permits $1,318, % Payments-in-lieu $208, % Other Municipalities $207, % Fines and Penalties $199, % Total $ 31,321, % Source: MAH, Figure 4.6: Revenue Sources for St. Clair Township (2011) 1% 1% 0% 6% 4% 32% User Fees and Charges Taxation 25% Grants Other Revenue Licences and Permits 31% Payments-in-lieu Other Municipalities Fines and Penalties Source: MAH, The municipal assessment base (current value) is in of the order $1.79 billion. Residential properties comprise the majority of the municipal assessment base (60%), followed by farmland (19%), industrial (8%), pipeline (8%) and commercial (6%) (MAH, 2011). Table 4.13 and Figure 4.7 provide a summary of the municipal assessment base. Clean Harbors Socio-Economic Existing Conditions _

32 Table 4.13: Municipal Assessment Base for St. Clair Township (2011) Property Classification Sum of Phased-In Property Assessment % of Total Municipal Assessment Base Residential $1,069,683,814 60% Farmland $335,354,258 19% Industrial $142,428,818 8% Pipeline $141,269,479 8% Commercial $101,295,281 6% Office Building $2,307,671 0% Shopping Centre $1,869,478 0% Managed Forest $77,500 0% Total $1,794,286, % Source: MAH, Figure 4.7: Municipal Assessment Base for St. Clair Township (2011) 0% 8% 8% 6% Residential Farmland Industrial 19% 59% Pipeline Commercial Office Building Shopping Centre Managed Forest Source: MAH, Municipal expenditures tend to be on purchases of land and capital, and operating and maintenance costs associated with the provision of municipal infrastructure and services. Table 4.14 provides an outline of the services that St. Clair Township has expenses for delivering. Clean Harbors Socio-Economic Existing Conditions _

33 Table 4.14: Services Provided by St. Clair Township Service General Government Protective Services Transportation Services Environmental Services Health Services Recreation and Cultural Services Social and Family Services Planning and Development Source: MAH, Description Governance; corporate management; and program support Fire; police; conservation authority; protective inspection and control; building permit and inspection services; emergency measures Roads construction and maintenance; traffic operations and roadside, winter control; street lighting Wastewater collection/conveyance; wastewater treatment & disposal; storm sewer system; water treatment; water distribution/transmission; solid waste collection, waste diversion Public health services; cemeteries Parks; recreation programs; recreation facilities; libraries; museums Assistance to aged persons Planning and zoning; commercial and industrial; residential development; agricultural and reforestation; tile drainage/shoreline assistance Environmental services comprised the largest expenditure within the 2011 municipal budget (29%), followed by transportation services (20%), protection services (18%) and recreation and cultural services (18%) (MAH, 2011). Table 4.15 and Figure 4.8 outline 2011 expenditures. Table 4.15: St. Clair Township Expenditures (2011) Service Expense % of Total Expenditures Environmental Services $7,100,131 29% Transportation Services $4,912,740 20% Protection Services $4,433,331 18% Recreation and Cultural Services $4,294,959 18% Planning and Development $2,590,561 11% General Government $1,016,845 4% Health Services $47,393 0% Social and Family Services $18,653 0% Total $24,414, % Source: MAH, Figure 4.8: St. Clair Township Expenditures (2011) 0% 11% 4% 29% Environmental services Transportation services 18% Protection services Recreation and cultural services 18% 20% Planning and development General government Health services Social and family services Source: MAH, Clean Harbors Socio-Economic Existing Conditions _

34 The overall debt burden of the municipality at the end of 2011 stood at approximately $14.3 million and the future principal and interest payments on this amount total approximately $19.7 million. The Ontario Ministry of Municipal Affairs and Housing (MAH) limits annual debt of municipalities to 25% of their own source revenues, which include both municipal taxes and user fees (Ontario Regulation 403/ ). The lower a municipality s annual debt is relative to own-source revenues the better. This is called the debt-to-revenue ratio. St. Clair Township s annual debt-to-revenue ratio for 2011 was 5.8%, well below the MAH cap of 25%, based on net debt charges of $1.3 million (debt charges for the current year subtract interest and debt charges for electricity, gas, telephone, and tile drainage/shoreline assistance) and net revenues (total revenues minus grants, deferred revenue and donated tangible assets) of $22.1 million (MAH, 2012). On an annual basis, the MAH conduct a review of the Financial Information Return (FIR) and financial statements submitted by municipalities. Through the use of several key financial indicators, municipal financial performance is measured in relation to established provincial thresholds. The following information has been summarized from the MAH s Financial Indicator Review for St. Clair Township based on 2010 FIR. Debt Servicing Cost as a Percent of Total Operating Revenue This flexibility indicator illustrates the extent to which past borrowing of the municipality presents a constraint on a municipality s ability to meet its financial and service commitments in the current period. With respect to this indicator for 2010, St. Clair Township is considered moderate risk according to provincial thresholds. Total Reserves and Discretionary Reserve Funds as a Percent of Operating Expenses Low reserve and discretionary reserve funds indicate that the municipality may have limited flexibility to offset non-budgeted revenue losses or increases in expenses. High percentages would indicate that a municipality is setting aside substantial revenues for future projects. With respect to this indicator for 2010, St. Clair Township is considered low risk according to provincial thresholds. Net Financial Assets or Net Debt as a Percent of Total Operating Revenue Net debt provides a measure of the future revenue required to pay for past transactions and events or the net financial assets on hand which can provide resources to financial future operations. Therefore, this is an indicator of financial sustainability. This ratio assesses the ability of a municipality to make future payments on its debt. A ratio that is increasing would indicate that more time to eliminate net debt will be necessary. With respect to this indicator for 2010, St. Clair Township is considered low risk according to provincial thresholds. St. Clair Township demonstrates a trend of increasing net debt as a percent of total operating revenue over the period 2008 to Net Financial Assets or Net Debt as a Percent of Own Purpose Taxation plus User Fees Net debt provides a measure of the future revenue required to pay for past transactions and events. Therefore this is also an indicator of financial sustainability. A ratio that is increasing would indicate that more time to eliminate net debt will be necessary. With respect to this indicator for 2010, St. Clair Township is considered low risk according to provincial thresholds. St. Clair Township demonstrates a trend of increasing net debt as a percent of own purpose taxation plus user fees over the period 2008 to Clean Harbors Socio-Economic Existing Conditions _

35 Total Taxes Receivable less Allowance for Uncollectables as a Percent of Total Taxes Levied This is a measure used for lower-tier/single-tier municipalities. The indicator reflects the ability of taxpayers to meet their tax obligations to the municipality. Higher ratios may reflect the inability of taxpayers to pay taxes and/or may indicate tax collection procedure problems. With respect to this indicator for 2010, St. Clair Township is considered low risk according to provincial thresholds. Total Cash and Temporary Investments as a Percent of Operating Expenses This indicator is a liquidity measure that looks at short term liquid assets and compares those to assets to total revenues, that is, to budget. A low level (low percentage) may mean a municipality has not budgetted sufficient funds to ensure that it has adequate cash flow and/or a municipality had inadequate reserves. The indicator suggests the municipality s ability to pay off immediate demands of creditors and service providers using its most liquid and current assets. With respect to this indicator for 2010, St. Clair Township is considered low risk according to provincial thresholds. Net Working Capital as a Percent of Total Municipal Operating Expenses Net working capital is cash, accounts receivable and taxes receivable minus temporary loans and accounts payable. This number is compared to total revenue fund expenditures (which includes debt charges) / expenses (excluding amortization). With respect to this indicator for 2010, St. Clair Township is considered low risk according to provincial thresholds. Net Book Value of Capital Assets as a Percent of Cost of Capital Assets Net book value of capital assets compared to cost of capital assets is an important indicator because it reports the extent to which the estimated useful lives of a municipality s tangible capital asset are available to provide its services. If a municipality s scale, scope and level of services remain unchanged or grow, its asset base could eventually impair flexibility because of the impending future costs of capital asset repair or replacement. With respect to this financial indicator, St. Clair Township shows a positive trend increase from 2009 to Summary of Financial Indicators for St. Clair Township The MAH s Financial Indicator Review for St. Clair Township based on 2010 FIR data indicates that the Township s finances are in relatively good shape. Each of the financial indicators measured, with one exception, demonstrate St. Clair Township s finances as low risk in accordance with established provincial thresholds. The financial indicator where St. Clair Township demonstrates moderate risk is debt servicing cost as a percent of total operating revenue. Trends that ought to be closely monitored are increasing net debt as a percent of total operating revenue and increasing net debt as a percent of own purpose taxation plus user fees. These increasing ratios mean that the Township will require more time to eliminate its debts Municipal Finances and Resources Clean Harbors, like any industrial facility within St. Clair Township, makes some positive contributions to the host municipality but may also draw upon its financial and human resources. This section of the report examines both of these aspects. Clean Harbors Socio-Economic Existing Conditions _

36 Contributions to Municipal Finances Clean Harbors Lambton Facility contributes to the municipal treasury of St. Clair Township via property taxes and water service charges. With regard to the former, Table 4.16 provides a summary of the 2012 phased-in property assessment values and taxation revenues for properties comprising the On-Site study area. Assessed value is based on a January 1, 2008 valuation date and reflects the value returned to the municipality on the 2011 Assessment Roll for the 2012 taxation year. The site of the Clean Harbors Lambton Facility, 4090 Telfer Road, falls under the commercial realty tax class. The 2012 phased-in property assessment value of this property was $3,712, The 2012 municipal, county, and education tax levies on the property totaled $111, ($29, to St. Clair Township; $26, to Lambton County; and $54, to education). Additionally, the Lambton Facility property was taxed a total of $4, for the following local improvements: 10 th Con Dr W Vandenberghe one year maintenance ($1,687.45); 10 th Con Dr W Lester one year maintenance ($1,639.73); and 10 th Con Dr W Cunningham one year maintenance ($1,597.72). The Lambton Facility property was furthermore taxed $1, for the 2012 tax cap adjustment. The total 2012 taxes for 4090 Telfer Road property were $118, The area for the shallow entombment off-site alternative is comprised of three properties taxed at residential tax rates. The sum 2012 phased-in property assessment value of these properties is $981,000. The 2012 municipal, county and education tax levies on the off-site alternative properties totaled $11, ($4, to St. Clair Township; $4, to Lambton County; and $2, to education). Table 4.16: 2012 Phased-In Property Assessment Values and Taxation Revenues for Properties Comprising the On-site Study Area Existing Lambton Facility Off-Site Alternative Roll Number Phased-In Assessment Tax Liable $3,712,000 Commercial (CT) Commercial Vacant Units (CU) $363,000 Residential (RT) Realty Portion $3,616,100 CT - St. Clair Township CT - Lambton County CT - Education CT - Total $95,900 CU - St. Clair Township CU - Lambton County CU - Education CU - Total $363,000 RT - St. Clair Township RT - Lambton County RT - Education RT - Total Tax Rate (Ward 1) % % % Tax Revenue $29, $26, $53, $109, $ $ $1, $2, $1, $1, $ $4, Clean Harbors Socio-Economic Existing Conditions _

37 $531,000 Residential (RT) $87,000 Residential (RT) $531,000 RT - St. Clair Township RT - Lambton County RT - Education RT - Total $87,000 RT - St. Clair Township RT - Lambton County RT - Education RT - Total % % $2, $2, $1, $6, $ $ $ $1, Source: Municipal Property Assessment Corporation (MPAC), 2012a; MPAC 2012b; MPAC 2012c; MPAC 2012d. Clean Harbors Lambton Facility contributes to municipal revenues through expenditures on water service charges. Table 4.17 provides a summary of water consumption and expenditures by the Lambton Landfill Facility for 2009 and Clean Harbors spent a total of $25,708 for its water consumption usage in 2009 and $37,019 for water consumption usage in 2010 (Clean Harbors, November 7, 2012). Clean Harbors does not use municipal sanitary sewer services. Table 4.17: Clean Harbors Water Consumption and Expenditures, 2009 and 2010 Year Total m 3 Total Cost Average Annual Cost/m ,311 $25, $ ,399 $37, $0.96 Note: The Lambton Facility is on its own septic system and therefore does not require sewage service from the Township. Source: Clean Harbors, Nov 7, Clean Harbors Socio-Economic Existing Conditions _

38 Clean Harbors also provides St. Clair Township with a Host Community Fee per tonne of waste received at the landfill. The Host Community Fee was established in 1996 at $1.07 per tonne and has increased to $2.61 per tonne in 2012, based on an annual Consumer Price Index adjustment. Since 1996, Clean Harbors has paid approximately $3.68 million in Host Community Fees to St. Clair Township Municipal Resources Interviews with municipal representatives were conducted in order to better understand how the Clean Harbors Lambton Facility affects the municipal resources and if the existing site has any negative effects on municipal finances. Refer to Appendix E for the interview guides used. The individuals identified for participation in the survey included St. Clair Township representatives from Finance, Public Works, and the Fire Department. In addition, although EMS is funded and operated at the Lambton County Level, these services are closely tied with the Clean Harbors site and so a representative from this department at the County was also interviewed, as was a Lambton County Planner. Based on information from these interviews, Clean Harbors is much like many of the other industrial sites in the area. The facility does not have an overly adverse or negative impact on the municipal resources. Two representatives from the township and county stated that the main sources of expenditures are related to Environmental Assessments and their associated peer reviews, which the municipality sometimes outsources due to a lack of internal resources. A representative also stated that within the past few years, the municipality has spent approximately $50,000 to $100,000 for their participation in Environmental Assessments. However, Clean Harbors reimburses the municipality for these costs. None of the interviewees stated that Clean Harbors posed a serious burden on municipal expenditures. Municipal officials were not able to comment on the exact costs associated with providing services to the site. Some minimal work to municipal drains in the area has been completed within the past five years, though not specifically for Clean Harbors. Costs associated with the provision of Transportation and infrastructure services have also been negligible. The municipal official interviewed indicated that Telfer Road is in fair condition and no repairs have been needed. With respect to Emergency Medical Services and First Response, Clean Harbors has its own first response staff and plans are in place for on-site emergencies. The local Fire Department is called upon to respond when a higher level of response is needed and EMS (administered at the County level) is called upon only when an emergency involves multiple municipalities. When asked if the presence of the Clean Harbors facility affects municipal departments, a representative from the Fire Department stated: It s not a burden whatsoever. We don t go there very often. They have three quarters of our firefighters working there. It would have to be a fairly big event before they call us Municipal Representative. Overall, the existing facility does not place a large burden on the resources and finances of the host municipality, though the site does draw upon some resources for planning, EAs and general works and maintenance. Clean Harbors Socio-Economic Existing Conditions _

39 4.4 Oil and Gas Resources This section of the report describes the presence of known oil and gas resources in On-Site and Off- Site study areas. The presence of oil and gas resources (i.e., petroleum wells) in the study area may be affected by the ongoing presence of the site and the proposed expansion project. Three petroleum wells are located within the On-Site study area. The status of two of the petroleum wells is inactive, while the status of the third is unknown. All three petroleum wells are located on the property of the existing Clean Harbors Lambton Landfill Facility. No petroleum wells are located on the property of the proposed off-site expansion (Ontario Oil, Gas & Salt Resources Library, 2012). Within the Off-Site study area there are a total of 21 inactive petroleum wells, one active and 12 status unknown. The active petroleum well located southwest of the On-Site study area is a natural gas well operated by Range Energy Inc. (Ontario Oil, Gas & Salt Resources Library, 2012). Figure 4.9 presents a map outlining the location of petroleum wells within the On-Site and Off-Site study area. Table 4.18 provides details on each of the petroleum wells with respect to their operator, type and mode. Clean Harbors Socio-Economic Existing Conditions _

40 Figure 4.9: Petroleum Wells within the On-Site and Off-Site Study Area Clean Harbors Socio-Economic Existing Conditions _

41 Table 4.18: Petroleum Wells within the On-Site and Off-Site Study Area License # Operator Well Type Well Status T Range Energy Inc. Natural Gas Well Active Well T University of Waterloo Observation Well Unknown T005081A Ram Petroleums Ltd. Dry Hole Abandoned Well T Ram Petroleums Ltd. Dry Hole Abandoned and Junked (Lost) T Ram Petroleums Ltd. Dry Hole Abandoned Well T Ram Petroleums Ltd. Dry Hole Abandoned Well T Tricil (Sarnia) Ltd. Brine Well Abandoned Well T McClure Oil Company Dry Hole Abandoned Well T Christopher, Neil Disposal Well Abandoned Well T McClure Oil Company Dry Hole Abandoned Well T Ponca Petroleum of Canada Ltd. Gas Show Abandoned Well T Harmon, James M. Dry Hole Abandoned Well T Corden, Bruce Dry Hole Abandoned Well T British Petroleum Exploration Canada Ltd. Oil Show Abandoned Well T Spelman Prentice Oil Show Abandoned Well T Tricil (Sarnia) Ltd. Disposal Well Abandoned Well N Unknown Location Unknown N Huron Syndicate Oil and Gas Well Unknown N Huron Syndicate Oil and Gas Well Unknown N Huron Syndicate Natural Gas Well Unknown N Huron Syndicate Oil and Gas Well Unknown N Huron Syndicate Oil & Gas Show Unknown N Huron Syndicate Oil and Gas Well Unknown N Huron Syndicate Oil & Gas Show Unknown N Huron Syndicate Oil & Gas Show Unknown N Huron Syndicate Oil and Gas Well Unknown N Huron Syndicate Oil and Gas Well Unknown N Anglo-Canadian Petroleum Dry Hole Unknown F White, Gordon Gas Show Abandoned Well F Imperial Oil Ltd. Dry Hole Abandoned Well F E. R. Wilson & Associates Dry Hole Abandoned Well F Imperial Oil Ltd. Dry Hole Abandoned Well F Imperial Oil Ltd. Oil & Gas Show Abandoned Well F Empire State Oil Co. Gas Show Abandoned Well F Imperial Oil Ltd. Oil & Gas Show Abandoned Well Source: Ontario Oil, Gas & Salt Resources Library, Aggregate Resources There are no known aggregate resources located in the On-Site or Off-Site study areas (Ontario Ministry of Natural Resources, 2012). Clean Harbors Socio-Economic Existing Conditions _

42 5. Description of the Existing Social Environment This subsection of the Socio-Economic Existing Conditions Report describes the social environment according to the following parameters: Residential Properties; Nuisance and Effects on Nearby Properties; and Visual Landscape. All of these parameters are described within the Off-Site Socio-Economic study area, which includes those properties within and that bisect a 1,500 m boundary from the existing facility and the proposed expansion area to the south. 5.1 Residential Properties Residential properties are described in this section of the report in terms of the number and type of residential properties, the demographics of the families that live within the Off-Site Socio-Economic study area, the ways in which they use and enjoy their properties, their satisfaction with living in their community and ways in which the existing Clean Harbors facility has (if at all) affected their use and enjoyment of their property. Based on findings from field reconnaissance and from the results of the Residents and Business Surveys, it has been determined that there are 69 residences within the Off-Site Socio-Economic study area. The residential survey estimates that there are 2.37 people per household within 1500m of the site this compared similarly to the average for St. Clair Township (2.5 people per household. Using this information, it is estimated that there are approximately 164 people within 1500m of the Lambton facility. Figure 5.1 below shows a map of all residences found within the Socio-Economic study area. The lands close to the site are of a rural nature and are predominantly agricultural with single detached homes located on large plots, many with operational farmlands. There are no businesses or commercial properties found in the study area other than farming. Figures 5.2 and 5.3 illustrate the typical types of properties within the Off-Site Socio-Economic study area. Clean Harbors Socio-Economic Existing Conditions _

43 Figure 5.1: Socio-Economic Study Area Residences Clean Harbors Socio-Economic Existing Conditions _

44 Figure 5.2: Typical Residential Property in Socio-Economic Study Area Figure 5.3: Typical Agricultural Property in Socio-Economic Study Area Clean Harbors Socio-Economic Existing Conditions _

45 Number of Responses Socio-Economic Existing Conditions Report The findings from the Residents and Business Survey indicate that, of those respondents that answered the questions, the properties in the area are generally comprised of single detached dwellings (10 of 29) or are farm properties (13 of 29). Many of these properties are used for agricultural purposes (18 of 30) and most of the properties are farmed or occupied by the landowners (25 of 30). The respondents also tend to be long term residents on properties, with over half of the respondents stating that the property had been owned by them or another family member for over 20 years. Based on these findings, the study area can be generally characterized as having a rural and agricultural nature with long-time residents. Respondents were asked about their use of outdoor space. Figure 5.4 below shows the types of outdoor work respondents undertook on their property, seven respondents use their land for farming and five said that they used it for crop growing. Figure 5.4: Types of Outdoor Work Undertaken Outdoor Work Farming Harvesting Personal activities Crop growing Equipment storage Field work Respondents were also asked what ways they used their property for outdoor activities. The results are shown in Figure 5.5 below. As this figure shows, the most common use of outdoor space was gardening (22 respondents said this) while 16 respondents said that they like to barbeque on their property. Clean Harbors Socio-Economic Existing Conditions _

46 Figure 5.5: Use of Outdoor Spaces Outdoor Activities on Property Gardening BBQ Swimming Relaxing Walking Playing sports Cycling Chopping Wood ATVing Hunting Entertaining Workshop Bird watching Auctions Skiing Snowmobiling Children's play Horseriding Eighteen properties were used for commercial farming or other business purposes, when asked what the main outdoor activities undertaken on their property were 16 respondents said crop growing, 11 said equipment storage and one said livestock. Generally, residents seem to be satisfied with living in their community. Figure 5.6 summarizes residents level of satisfaction with living in their community. When asked about past plans to move from their current address, only four respondents out of 27 said that they had considered moving from the area in the last five years. Reasons for their considering moving included: proximity to the Clean Harbors facility (two responses), financial reasons (one response) or to purchase a larger home or property (two responses). It should be noted that in this case, more responses are given than the number of respondents since respondents were able to give more than one answer. Eleven respondents also said that they had plans to improve their homes in the future, including renovations, landscaping (both mentioned nine times) and extensions (mentioned four times). Clean Harbors Socio-Economic Existing Conditions _

47 Number of Responses Socio-Economic Existing Conditions Report Figure 5.6: Satisfaction with Living in the Community Not Satisfied Fairly Satisfied Level of Satsifaction Very Satisfied It should be noted that the findings from the Residents and Business Survey are not representative but rather indicative. Therefore, responses must be treated with some caution. In summary, it would appear that residents living near the Clean Harbors Lambton Facility are generally long-standing residents with a long history of living in the area. Personal lands are used for many outdoor activities, both recreational and agricultural and are clearly an important part of residents lives. 5.2 Nuisance and Effects on Nearby Properties This section of the report describes the nuisance effects of the existing Clean Harbors Lambton Facility on nearby properties. These include nearby business, agricultural and residential properties. Three approaches are used to understand what the existing nuisances are. These include: complaints filed to Clean Harbors, an assessment of complaints filed by residents within the Socio-Economic Off- Site study area and also issues related to odour, noise and dust as perceived by property owners within the Socio-Economic study area. Concerned residents or businesses can call Clean Harbors, the Township of St. Clair, or the MOE if a nuisance effect is perceived to have occurred because of the Clean Harbors Lambton Facility. All complaints are recorded and investigated by Clean Harbors. Each complaint is logged and in many cases, Clean Harbors staff will go to the location where the nuisance was recorded and conduct onsite investigations. The date and time of the complaint are cross-referenced with data from the facility in order to determine if any adjustments to operations need to be made at the site. Each complaint is reported to the MOE. Table 5.1 and Figure 5.7 provide a summary of complaint records from either residents or businesses, as recorded by Clean Harbors for 2003 to Clean Harbors Socio-Economic Existing Conditions _

48 Table 5.1: Complaints Recorded by Clean Harbors Source of Complaint Complaint Incinerator Plume Colour 9 1 Incinerator Plume Odour Incinerator Plume Impingement Incinerator Tank Farm Odour 2 Facility odour Landfill Odour Thermal Desorption Unit Odour 2 Trucks Wrong Route, Leaking, etc Not Attributed to Clean Harbors Operations Misc. Complaint Source: Clean Harbors, Jan Total Figure 5.7: Complaints Recorded by Clean Harbors Incinerator Plume Colour Incinerator Plume Odour Incinerator Plume Impingement Incinerator Tank Farm Odour Facility Odour Landfill Odour Thermal Desorption Unit Odour Trucks (e.g., Wrong Route, Leaking, etc.) Not Attributed to Clean Harbors Operations Source: Clean Harbors, Jan Complaints reported to Clean Harbors between 2003 and 2012 related to the incinerator plume (colour and impingement); odour from the incinerator plume, the incinerator tank farm, the facility, the landfill, and the thermal desorption unit; and trucks (in the wrong location or leaking). It should be noted that several complaints not attributable to Clean Harbors operations were also reported between 2003 and From Table 5.1 and Figure 5.7 above it is evident that the majority of complaints reported during this time period were related to odour. The highest number of complaints were due to landfill and facility odour, both with roughly an equivalent number of complaints reported. Clean Harbors Socio-Economic Existing Conditions _

49 The number of complaints has fluctuated widely during the period of , with Clean Harbors receiving a maximum of 101 complaints in 2011 and a minimum of three complaints in 2006 (Clean Harbors, Jan 24, 2013). It should be noted that these complaints may have originated from outside of the Socio-Economic study area as any concerned resident or business may call Clean Harbors to file a nuisance complaint. From the Residents and Business Survey (see Appendix D for tabulated results), eight of 26 respondents stated that they had registered a complaint about the existing landfill facility to either Clean Harbors (as recorded in the preceding figures) or directly to the local or Provincial government. These complaints were filed as recently as in the summer of 2012 and some were filed seven to eight years ago. Of those eight complaints, six were related to odour, one to truck noise and one to water quality. It should be noted that there is some discrepancy between the nuisance reports recorded by Clean Harbors and those noted from the survey. This could be because complaints other than odourrelated nuisances were reported prior to Five out of eight of those that stated they had complained mentioned that they were not satisfied with the response they received from Clean Harbors due to either a lack of visible action from Clean Harbors to solve the perceived problem, a general lack of confidence or a lack of communication from Clean Harbors to the public. Due to the relatively small sample size of 30 out of a possible 71 respondents (67 landowners and four tenants) that could have participated in this survey, it is not possible to determine whether these figures are an accurate representation of the number of landowners and/or tenants that have filed nuisance complaints. However, since only eight of the 26 respondents who answered the question regarding complaints stated that they have filed a complaint, it is reasonable to conclude that the majority of residents within 1,500 m of the existing Clean Harbors Lambton Facility and the area to the south associated with the Shallow Entombment (Off-Site) alternative have not filed a complaint about a nuisance from the site. When asked if there are any concerns related to dust, odour or noise from the facility, a greater number of respondents stated that they have these types of concerns than the number of people that have filed complaints about the existing site. These responses are summarized in Table 5.2 below. Table 5.2: Residents and Business Survey Responses Regarding Concerns about the Clean Harbors Lambton Facility Type of Concern Yes No Total Number of Responses Dust from the Air Odour Noise Source: Appendix D: Results of Residents and Business Survey When asked to explain these concerns in more detail, residents gave a range of answers including health concerns, general unpleasant nuisance effects and concerns from the noise of Clean Harbors operations and from truck traffic. This suggests that while fewer respondents stated that they have filed complaints about the site, a greater number of respondents do have concerns about the existing facility, when specifically asked. This is particularly the case with respect to odour. Clean Harbors Socio-Economic Existing Conditions _

50 Below is a list of comments heard from residents related to odour, dust and noise in the area. Who wants to have a barbecue while breathing in smelly polluted air? We were unsure about having family and friends over due to the odour, which ruined outside gatherings What are the odours? How are they affecting us? Are they long term? There is a black film or dust that looks like topsoil (but is not) that you can see settled on concrete. I m always hearing trucks bang; I don t want extra noise in life. Some residents also stated that there were no nuisance effects from the Clean Harbors site. In fact, other odours in the area were more pronounced. One resident stated that they had never noticed any odours from the Clean Harbors site, but that nearby agricultural operations did have nuisance effects on their property in terms of odour. 5.3 Visual Landscape This section of the report summarizes the findings from the Visual Existing Conditions (Appendix J). The Visual Existing Conditions considers views of the Clean Harbors Lambton Facility (i.e., landfilling operations, buildings, etc.). It also considers views of the incinerator stack; however, notes that it is visible from most of the Off-Site study area. The existing Clean Harbors Lambton Facility occupies a parcel of land approximately 1.4 km 2 in size, located at the southeast corner of the intersection between Petrolia Line and Telfer Road. The existing Lambton Facility is located in an area that is dominated by flat open farmland. There is very little topographic relief in the region with the only significant land feature being a knoll that rises approximately 7.5 m above the surrounding area. This knoll occupies the southerly portion of the existing Lambton Facility site and aids with the screening of the operation from the south. The existing Lambton Facility operation has been effectively screened along the other three sides with the placement of a landscaped berm that combines gentle rolling undulations with natural planting arrangements to create the beginnings of an attractive visual barrier. The barrier planting will continue to grow and naturalize in time. Although the bulk of the existing Lambton Facility has been effectively screened, there are a few elements that are still visible from the surrounding area. The incinerator stack will never be totally screened, but views of other components, such as entrances to the site, can be minimized and improved with the redesign and/or introduction of additional landscape features. The surrounding region has numerous woodlots and hedgerows of varying size that divide properties and define the existing viewsheds. These existing visual barriers, combined with the lack of topographic relief and the fact that the surrounding area is rural and agricultural, results in the absence of significant distant views. The parcel of land identified for proposed Shallow Entombment Off-Site alternative is located south of the existing Lambton Facility and is bordered on the west and south sides by Telfer Road and Rokeby Line, respectively. This parcel of land is flat and open, with little to no vegetation present immediately around it, with the exception of the existing woodlot along the north edge separating the proposed Clean Harbors Socio-Economic Existing Conditions _

51 area for the Shallow Entombment Off-Site alternative from the area occupied by the existing Lambton Facility. The existing woodlots extending west and east from the existing Lambton Facility site in-line with the south edge of the property form an effective visual barrier that obscures views of the proposed area for the Shallow Entombment Off-Site alternative from most of the adjacent lands to the north (Figure 5.8). Along the other three sides of the parcel of land identified for the proposed Shallow Entombment Off-Site alternative the views are quite open, with only isolated examples of existing vegetative screening. Clean Harbors Socio-Economic Existing Conditions _

52 Figure 5.8: Visual Access to Lambton Facility Note: Visual access to the site considers only the existing Clean Harbors Lambton Facility. As noted previously, the incinerator stack is generally visible throughout the study area. Clean Harbors Socio-Economic Existing Conditions _