Phase 1 and 2 Environmental Site Assessments (ESAs)
Phases 1 and 2 Environmental Site Assessments (ESAs) are essential for due diligence during property transfers or financing and serve as the foundation for site remediation, contaminant management, and excess soil management. These assessments can be expanded to meet the requirements of Ontario Regulation 153/04.
Phases 1 and 2 ESAs also support the filing of a Record of Site Condition (RSC) and fulfill requirements for development applications to municipal planning departments, including Site Plan Control and Demolition Control.
Phase 1 ESA:
A Phase 1 or Phase One ESA is a desktop, non-intrusive study and is completed to assess the environmental condition of a property. The Phase 1 includes a document review and site inspection to identify environmental liabilities or potential liabilities associated with historic and current on-site and off-site activities. The findings of the Phase 1 are used to determine if a Phase 2 is required, and to provide the basis for the Phase 2.
Phase 2 ESA:
A Phase 2 ESA is an intrusive investigation, completed to confirm the findings of a Phase 1. The Phase 2 includes the collection of samples to identify and delineate contaminants at or under the property. The results of the Phase 2 may be used in the development of a remedial plan or contaminant management plan for the site. A Phase 2 ESA may also be completed based on a site inspection or a review of historical environmental reports, in lieu of a Phase 1, based on project requirements. Phase 2 may also be conducted to satisfy an order for the MECP or the TSSA.
Record of Site Condition:
A Record of Site Condition (RSC) may be a requirement to change the use of a property, mainly to a more sensitive use (e.g. industrial to residential). An RSC is completed following Ontario Regulation (O.Reg.) 153/04, prepared and certified by a qualified person. The environmental condition of the property is summarized in the RSC documents, evaluated in comparison to Ontario Ministry of Environment, Conservation and Parks (MECP) generic site condition standards or site-specific standards developed in a risk assessment.
The completion of an RSC ties together CM3’s service lines from Phases 1 and 2 ESAs, to site remediation and excess soil management.
Contaminated Sites Remediation:
If soil or ground water contamination is identified at a property through a Phase 2 ESA or during the removal of an underground storage tank, it is usually addressed through site remediation. Remediation may be a requirement of a property transfer, part of a Record of Site Condition (RSC), to support property development, or to satisfy an order from the TSSA or MECP.
Remedial Options Evaluation:
Remedial options for a property are evaluated based on a Conceptual Site Model (CSM) developed using results from Phases 1 and 2 ESA, or data from previous environmental investigations. The CSM includes the geological and hydrogeological conditions, the types and extents of contamination, migration of the contamination and potential on- and off-site receptors.
Remedial options are selected based on feasibility; is the technology applicable to the target contaminant; can it be applied based on-site conditions; and can it be completed within a reasonable timeframe and cost. A preferred remedial action plan (RAP) is developed and includes a scope of work for environmental consulting, including site inspections, verification sampling, documentation, and reporting. The RAP also includes a scope of work for qualified contractors to conduct the remediation.
CM3 has successfully applied ex situ technologies, such as excavation and passive soil piles, and in situ technologies, including chemical oxidation, activated carbon trap and treat and enhanced aerobic biodegradation, often as a combination of technologies to achieve remedial goals.
Remedial Oversight:
CM3’s remedial oversight starts when the remedial option is selected. CM3 manages remediation, including project coordination, liaison with the client, contractor, and regulatory authorities. Remediation oversight includes site inspections and documentation of the remedial activities, verification sampling, and reporting. For larger projects, CM3 assists in the preparation of tender documents and selection of a remediation contractor. CM3 provides a review of work progress, budget and schedule, and contractor payment certification.
Contaminant Management:
Remediation may not be practical due to cost limitations or limited technologies available due to site conditions or constraints. For those properties, CM3 develops a contaminant management plan to ensure the safety of people on site and minimize impacts to the environment by managing and controlling the risks associated with the contamination. A contaminant management plan may include limited remediation, a monitoring program, and recommended mitigation measures. A risk assessment may be used to support the management plan.