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Glossary (Associated with
Typical Service Stations) |
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1,2 Dichloroethane *Refer to Contaminants of Concern
(COC) |
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1,2 Dibromoroethane *Refer to Contaminants of Concern
(COC) |
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Adverse Effect Means one or more of, (a) Impairment of the quality
of the natural environment for any use that can be made of it, (b) Injury or damage to property
or to plant or animal life, (c) Harm or material discomfort
to any person, (d) An adverse effect on the
health of any person, (e) Impairment of the safety
of any person, (f) Rendering any property or plant or animal life
unfit for human use, (g) Loss of enjoyment of normal
use of property, and (h) Interference with the normal
conduct of business. |
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Allu Bucket An Allu bucket is a bucket used by loaders that can simultaneously screen, crush, mix, blend, load, and aerate. It can be useful in the volitization of hydrocarbons in soil. |
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Bedrock Geological materials so hard and consolidated they cannot
be dug with a shovel (i.e. by hand). Indurated layers created by soil-forming
processes are excluded.
(i)
Bedrock - Competent Competent bedrock is un-weathered, non-fractured and non-porous bedrock.
(ii)
Bedrock – Weathered (Unconsolidated / Soil-like) Weathered bedrock is usually composed of sub-angular
pieces of weathered rock in a clay and soil matrix. It is frequently
permeable and water transmissive. |
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Benzene, toluene, ethylbenzene, and xylenes (BTEX) *Refer to Contaminants of Concern
(COC) |
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Building Permit A building permit is formal approval from your municipality
to construct, add to, or renovate a building on your property. |
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Community Improvement Plan Community Improvement Plans have been used for a broad array of priorities aimed at rehabilitating and revitalizing targeted areas. Project areas range from specific properties to streets, neighbourhoods and entire communities, while program coverage can span a wide spectrum of municipal objectives including municipally driven programs and incentive-based programs. |
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Contaminant of Concern (COC) COC means any solid, liquid,
gas, odour, heat, sound, vibration, radiation or combination of any
of them resulting directly or indirectly from human activities that
may cause an “Adverse Effect” (see definition of “Adverse Effect”. 1,2 Dichloroethane The
chemical compound 1,2-dichloroethane is a chlorinated hydrocarbon most
commonly used in the production of Polyvinyl Chloride (PVC). It is also
referred to as 1,2-ethylene dichloride, dichloroethylene, or ethylene
dichloride. The compound was used as a lead scavenger in leaded gasoline.
Its use has dropped off with the decline in the use of leaded fuels.
1,2-dichloroethane is volatile and has a water solubility of 0.87 g/100
ml (20 °C). The 1,2 Dibromoroethane The
chemical compound 1,2-Dibromoethane is the chemical compound also referred
to as ethylene dibromide, ethylene bromide, EDB, glycol bromide, and
ethylene bromide. Its CAS number is 106-93-4. The compound was used
as a lead scavenger in leaded gasoline. Its use has dropped off with
the decline in the use of leaded fuels. 1,2-dibromoethane is volatile
and has a water solubility of 0.004 in water. There is no Ontario Drinking
Water Standard for for 1,2- dibromoethane. The USEPA has a drinking
water limit of 50 ug/L. Benzene, toluene, ethylbenzene,
and xylenes (BTEX) BETX are gasoline compounds that pose the greatest impact
to the environment due to their abundance, volatility, high mobility,
and toxicity. Chlorinated Solvents This refers to perchloroethylene and trichloroethylene,
which are powerful organic degreasing solvents. These solvents are characterized
as volatile organic compounds and are classified as dense nonaqueous
phase liquids (DNAPLs) when in an undissolved state. These chlorinated
solvents were used occasionally in small volumes at service stations
where repairs were conducted. As documentation on their use can be unreliable,
they should typically be considered as potential COCs whenever service
repair bays were present at a site. These compounds can degrade in the
subsurface to dichloroethylene and vinyl chloride. These compounds should
also be considered as potential COCs whenever service bays were present.
Ethanol Ethanol is a low molecular weight alcohol that is increasingly
being added to gasoline at levels of about 10%. It exhibits low toxicity
and is rapidly biodegradable in the subsurface. It is not considered
a COC at a service station site. Glycols This refers to ethylene glycol and propylene glycol,
which are used in automotive antifreeze and could conceivably be found
at service station sites with repair bays. There are no generic site
condition standards for these substances. They are rapidly biodegradable
in the subsurface and are not considered to be COCs at a service station
site. Lead Scavengers Tetra-ethyl lead, abbreviated TEL, is an
organometallic compound and was a common anti-knock additive
in gasoline (petrol).
TEL was used to delay combustion to prevent engine knock.
However the engine combustion process converted TEL to Pb and PbO which
would quickly accumulate and destroy an engine. For this
reason, lead scavengers such as 1,2-dibromoethane and 1,2-dichloroethane were
used in conjunction with TEL - these agents form volatile lead(II) bromide
and lead(II) chloride, respectively, which are exhausted from the engine
(and into the air). Metals Metals refer to specific wear metals from engines that
may be found in used engine oil and therefore potentially at a service
station site with repair bays. A CCME report, Used
Oil Management in Canada, August
1989, identified ten metals present in significant quantities (>10ppm)
in used oil: arsenic, barium, calcium, chromium, copper, iron, lead,
magnesium, tin, and zinc. Of these metals, Calcium, Iron, Magnesium,
and Tin have low toxicity and can be excluded as COCs. Based on this
analysis, the metals of concern in used oil are arsenic, barium, chromium,
copper, lead, and zinc. Methyl tertiary-Butyl Ether
(MtBE) MtBE is one of a group of chemicals commonly
known as "oxygenates" because they raise the oxygen content
of gasoline. At 20 ˚C, MTBE is a volatile, flammable, and colourless
liquid that has a solubility of 42 grams per litre (g/L) in water (approximately
25 times the solubility of benzene). MTBE is very mobile in the subsurface
as a result of its high solubility and is therefore a significant concern
with respect to impairment of ground water quality. MTBE was used intermittently
in gasoline in Polycyclic Aromatic Hydrocarbons
(PAH) PAHs commonly refer to a large class of organic compounds
containing two or more fused aromatic rings made up of carbon and hydrogen
atoms. PAHs occur almost always in mixtures. At ambient temperatures,
PAHs are solids and are rather chemically inert. However PAHs are soluble
in many organic solvents, are highly lipophilic, have a high bioaccumulation
and have shown to have carcinogenic potential in mixtures. Low levels
of 2-ringed PAHs can be found in typical gasoline, while low levels
of 2- and 3-ringed PAHs can be found in diesel and furnace fuels. Waste
oil can contain a full range of PAHs.
Petroleum
Hydrocarbon (PHC) PHCs describe a mixture of hundreds to thousands of organic
compounds found in, or derived from, geological substances such as oil,
bitumen, and coal. When released into the subsurface (soil and ground
water) as products such as gasoline, crude oil, and jet fuel, PHCs are
considered an environmental concern for a variety of reasons. |
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Chlorinated Solvents *Refer to Contaminants of Concern
(COC) |
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Development Permit System (DPS) Ontario Regulation 608/06
came into effect January 1, 2007, enabling all local municipalities
to use the Development Permit System (DPS). The DPS is an early land
use planning tool which helps to promote development, enhance environmental
protection and facilitate key priorities of Ontarians such as community
building, brownfield redevelopment, green space preservation and environmental
protection. The DPS combines the zoning, site plan and minor variance
processes into one application and approval process. Further information can be found at http://www.mah.gov.on.ca/Page4755.aspx
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Diisopropyl ether (DIPE) *Refer to Contaminants of Concern
(COC) |
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Distribution Piping and Dispensing Systems The storage tanks (above or under ground), piping and
pumps used to transfer fuel from the tanks to the pump island to allow
people to fuel equipment i.e cars. |
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Environmental Site Assessment (ESA) An Environmental
Site Assessment is the process of determining whether contamination
exists on a given property and the extent of the contaminants of concern.
An ESA characterizes potential health and ecological
risks associated with a property.
(i)
Phase I Environmental Site Assessment (Phase
I ESA)
(ii)
Phase II Environmental Site Assessment (Phase
II ESA) |
Ex-situ Remediation Ex-situ remediation is a remediation process that is
carried out above ground by physically extracting the contaminated medium. |
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Financial Assurance Under Part XII of the Environmental Protection Act (EPA), Program Directors have the authority
to require financial assurance from regulated parties as a condition
of an order (Director’s Order), approval or by regulation. Regulated parties are defined as firms, persons,
or crown corporations. The ministry currently requires financial assurance for
all private waste disposal sites and requires responsibility agreements
for all private sewage works serving residential developments in order
to protect the province from inheriting potential future financial liability
if the regulated parties fail to meet their obligations. Under Reg. 153/04 the requirement for financial assurance
is at the discretion of the Director as part of the issuance of a CPU
which is issued following the acceptance of a risk assessment in cases
where risk management measures are required/imposed.
Financial assurance may be required by the Ministry for
properties with risk management measures that must continuously function
to ensure the property remains suitable for the specified land-use.
Generally, these are “active” risk management measures such as active
ventilation, effluent treatment systems, or on-going monitoring programs. |
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Fractured Media The term “fractured
media” is used to describe geological material that consists predominantly
of a solid matrix intersected by fractures. Fractured media include
fractured rocks such as limestone, siltstone, shale, and basalt, and
fine-grained material that are fractured such as jointed till, silt,
or clay (Freeze and Cherry, 1979). Groundwater flow and contaminant
transport in fractured media takes place, predominantly, in the fractures. |
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Free Phase Product / Separate Phase Product Free Phase Product refers to a non-aqueous
phase liquids that remains undiluted by other gases or liquids present
in the subsurface environment. Although
the physical and chemical properties of the free phase product may change
over time, a free phase product remains a distinct phase in the subsurface.
(i)
Mobile Phase
(ii)
Residual Phase
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Fugitive Emissions Air pollutants released to the air other than those from stacks or vents; typically small releases from volatization of contaminants in soil or from leaks in plant equipment such as valves, pump seals, flanges, sampling connections, etc. |
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Generic Site Condition Standards Generic site condition standards are developed with the
goal of providing for any ‘receptor’ that could come into contact with
a contaminant the intended protection, regardless of how the contact
may occur and whether it does in any specific case. This conservative
approach ensures that these standards can be applied generically. |
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Holding Provision A Holding Provision is a condition applying to the zoning
of lands that limits the use of the land until certain conditions are
met and the holding removed. |
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Hydraulic Gradient In porous media, the measure of the decrease in head
per unit distance in the direction of flow.
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In-situ Remediation In-situ remediation is a remediation process that is
carried out without physically extracting the contaminated medium. |
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Interim Land-use An interim land-use is used when a viable end land-use
is not immediately available due to financial or other reasons. This
interim use must be no more sensitive than the previous property designation
in order to avoid triggering Record of Site Condition requirements.
Interim land-uses may typically include parking lots or commercial/industrial
uses and should not impede the future redevelopment of the property
to a desirable end land-use. |
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Lead Scavengers *Refer to Contaminants of Concern
(COC) |
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Materials Handling or Management *Refer to Soil Recycling |
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Metals *Refer to Contaminants of Concern
(COC) |
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Methyl tertiary-Butyl Ether (MtBE) *Refer to Contaminants of Concern
(COC) |
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Mobile Phase *Refer to Free Phase Product
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Official Plan The Official Plan details broad development intentions
and requirements for portions of the City, including broad land use
categories and polices on transportation, environment, and land development. It is adopted by City Bylaw and can be appealed
to the OMB. |
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Petroleum Hydrocarbon (PHC) *Refer to Contaminants of Concern
(COC) |
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Pre-zoning Municipalities often wait until an application is submitted
prior to zoning revisions. Municipalities can pre-zone areas based on
their community vision and Community Improvement Plan. Holding Provisions
can help ensure that the applicant must first deal with the potential
impact of surrounding industry, transportation corridors and site contamination
prior to realizing the potential pre-zoned “residential use”. |
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Property-Specific Standards A risk assessment is used to develop property-specific
standards which incorporate information about the conditions and characteristics
of a specific property when calculating risk. Not all of the ‘receptors’
which are considered in the development of generic site condition standards
will exist at every property in the province. Qualified Person A Qualified Person is a person who meets the requirements
outlined in Ontario Regulation 153/04 to conduct or supervise a Phase
I ESA, a Phase II ESA, a Risk Assessment, or complete the certifications
for a Record of Site Condition. |
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Recontamination Soil and groundwater recontamination may occur post remediation
and risk management on a service station in three possible scenarios:
flow-back, flow-through and rebound.
It is important to implement preventive steps or to use a remediation
approach that will reduce the risk of recontamination.
(i)
Recontamination: Flow Back It is not uncommon for contamination from a service station
to flow offsite, either as mobile LNAPL from a release, or as a dissolved
plume. Typically this flow will move down gradient in the same direction
as the groundwater flow direction. However, it is possible, due to elevated
hydraulic heads onsite, that the LNAPL or dissolved plumes will flow
up gradient for a short distance and therefore conceivably move offsite
in an up gradient direction. This up gradient contamination has the
potential to “flow back” to the site and cause recontamination.
(ii)
Recontamination: Flow Through Flow through is when one or more applicable site condition
standards are exceeded but only in the ground water under the RA property
and the source of the contaminant is or was located off the RA property. This
condition can be present prior to the filing of an RSC and may persist
after if it has been risk managed. However it can also be found
to be present at a later date due to a) inadequate site assessment prior
to filing of RSC, 2) ineffective remediation,
or 3) because groundwater impacts from an old or new spill now flow
under the property.
(iii)
Recontamination: Rebound Contaminant rebound occurs when residual non-aqueous
phase liquid (NAPL) sorbed or otherwise, immobilised contaminants, are
re-dissolved into the groundwater following groundwater remediation.
This results in groundwater concentrations increasing from those at
the “completion” of remediation to concentrations which may be as high
as those prior to remediation. |
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Redevelopment Potential Redevelopment potential is a balance of the value a redeveloped property may have, compared to the costs involved for remediation, risk management, and redevelopment. The redevelopment potential of a site may be affected by various factors such as time, location, local property values, extent of contamination, available remediation or risk management solutions and available incentives. |
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Residual Phase *Refer to Free Phase Product |
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Right-of-Way A right-of-way is a form of easement typically dedicated
to the City during subdivision for public use. Right-of-way is
not part of the adjacent parcels; the right-of-way boundary usually
coincides with adjacent parcel property lines. |
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Risk Assessment (RA) Risk Assessment characterizes potential health and ecological
risks associated with a property.
(i)
Human Health Risk Assessments
(ii)
Ecological Risk Assessment
(iii)
Modified Generic Risk Assessment |
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Risk Management (RM) Risk management means the implementation of a strategy
or measures to control or reduce the level of risk estimated by the
risk assessment to prevent, eliminate or ameliorate any adverse effect
on the property.
(i)
Risk Management Measures (RMM)
(ii)
Risk Management Plan (RMP) |
Separate Phase *Refer to Free Phase Product
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Service Stations, Non-Operational A definition of a “Typical” service station has been
developed for the purpose of the Service Station Redevelopment Framework
(refer to the document “Definition of Typical Service Stations in
(i)
Service Station – Decommissioned A service station where the owner is known and manages
the property. The fuel storage tanks, fuel handling equipment (distribution piping
and dispensing systems) and associated building structures have been removed.
These sites are typically characterized, monitored and managed by the
owner, but have not been remediated.
Likely there is no current surface land-use agreement or aesthetics
put in place.
(ii)
Service Station – Vacant A service station where the owner is known, but does
not actively manage the site. The fuel storage tanks have been removed,
but the fuel handling equipment (distribution piping and dispensing systems) and building structures may still remain present.
There is no current surface land-use agreement or aesthetics in place.
(iii)
Service Station – Abandoned or Orphaned A service station where the owner is not known or the
owner cannot be located. These
sites may or may not be fully decommissioned. The fuel storage tanks,
fuel handling equipment (distribution piping and dispensing systems) and building structures may still be in place. Surface land-use may be unknown and unmanaged. |
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Site Plan Site Plans cover building placement, road access, transit,
walkways, SWM, grading, landscaping, utilities, signage, parking layouts,
etc. Site Plan Approval (SPA) and Agreement is required prior to the
issuance of a Building Permit for all development. |
Site-Specific Standards A risk assessment is used to develop site-specific standards
which incorporate information about the conditions and characteristics
of a specific property when calculating risk. Not all of the ‘receptors’
which are considered in the development of generic site condition standards
will exist at every property in the province. |
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Soil Vapour Intrusion is the upward movement of volatile organic chemicals
in the subsurface, whether in soil or groundwater, into buildings, potentially
causing an unacceptable chemical exposure for the building occupants.
(Source: Guidance for the Evaluation and Mitigation
of Subsurface Vapour Intrusion to Indoor Air. Prepared by the
Department of Toxic Substances Control, California Environmental Protection
Agency, revised Feb 7th 2005) |
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Tax Increment Financing The tax increment financing incentive is based on municipal
grants and loans that can be given under the Planning Act’s community-improvement
provisions. By calculating a grant or loan on the higher property
tax that is generated from development (the tax increment), municipalities
can offer eligible developers financing incentives that will put lands
and buildings that might not otherwise be developed, back into productive
use. |
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Underground Storage Tank (UST) An UST is a tank located entirely or partially underground
that is designed to hold gasoline or other petroleum products or chemical
solutions. |
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Utility Corridor Area
used for the installation of water, steam and gas lines, sewers, or
power cables passing underneath a building, roadway, or other obstacle. |
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Waste Oil Tank A waste oil tank is an above ground or below ground tank
typically found at service stations where vehicle repair is conducted.
It is used to store waste fluids from vehicle repair. Typically these
would be waste lubricating oil, waste transmission oil and possible
waste engine coolant. |
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Zoning
Bylaws Zoning Bylaws are a detailed listing of Permitted Uses, Prohibited Uses and Conditional Land Uses in conformity with the direction of the Official Plan. Each Zone has a set of regulations (setbacks for buildings, height, density, parking requirements, etc.) Major changes to the current Zoning is done through a Zoning Bylaw Amendment, processed through a City Bylaw and can be appealed to the OMB. Minor changes to the current Zoning Bylaw (also known as a Variance) is done through the Committee of Adjustment. |
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