What Is a Phase I ESA and What’s Included?

If you’re a business owner in Edmonton considering buying, selling, or redeveloping a property, you’ve likely come across the term Environmental Site Assessment (ESA). But what exactly is a Phase I ESA, and how does it differ from a Phase II? Understanding this process is essential for protecting your investment, meeting regulatory requirements, and avoiding costly surprises down the road.

What Is a Phase I Environmental Site Assessment?

A Phase I ESA is a non-intrusive investigation into the environmental history and current condition of a specific property. It’s primary goal is to identify any potential or existing environmental contamination that could affect the land, groundwater, or surrounding areas. This assessment is often required by lenders, developers, and municipalities, including the City of Edmonton, as part of due diligence before land transactions or development approval.

In Edmonton, Phase I ESAs required for development permits and rezoning applications are guided by the City’s Environmental Site Assessment Guidebook, which outlines when and how these assessments should be conducted for land development applications, rezoning, subdivisions, and more.

What’s Included in a Phase I ESA?

A phase I environmental site assessment follows the Canadian Standards Association (CSA) Z768-01 protocol and includes four key components:

1. Records Review

   • Historical aerial photos, land titles, fire insurance maps, and environmental databases are examined to understand past land use.

   • The review also includes a 300-metre buffer around the site to identify nearby properties that may pose contamination risks (e.g., gas stations, dry cleaners, industrial sites).

2. Site Inspection

   • A visual inspection of the property is conducted to look for signs of contamination, such as stained soil, storage tanks, or distressed vegetation.

   • No soil or groundwater samples are taken at this stage.

3. Interviews

   • Conversations with current and past property owners, occupants, and local authorities help fill in any gaps in the historical record.

4. Report Preparation

   • The final report summarizes the findings and identifies any Areas of Potential Environmental Concern (APECs) or Recognized Environmental Conditions (RECs).

   • If contamination is suspected, the report may recommend a Phase II ESA for further investigation.

When is a Phase I ESA Required?

In Edmonton, a Phase I ESA may be required for:

• development permit applications

• rezoning or subdivision proposals

• land purchases or sales

• financing or refinancing of commercial properties

• internal landowner due diligence

The City of Edmonton uses these assessments to ensure that land development aligns with environmental stewardship goals and complies with provincial regulations.

What Happens after a Phase I ESA?

If the Phase I ESA identifies potential contamination, the next step is a Phase II ESA. This involves:

• soil, groundwater, or vapour sampling

• laboratory analysis to detect contaminants like hydrocarbons, heavy metals, or solvents

• risk assessment to determine the extent of contamination and whether remediation is needed

Why Environmental Site Assessments Matter for Your Business

If you’re purchasing a commercial property, applying for a development permit, or preparing for a redevelopment, a Phase I ESA is a crucial and often required step. It helps:

• protect your investment by identifying environmental liabilities early

• ensure compliance with the City of Edmonton and Alberta regulations

• facilitate financing by meeting lender requirements

• avoid delays in development approval.

Need Help with a Phase I ESA in Edmonton?

At Vista Environmental Sciences, we specialize in environmental site assessments tailored to the needs of business owners, developers, and property managers in Edmonton and surrounding areas. Our team of qualified environmental professionals can guide you through the process, beginning with initial assessment to remediation planning if needed.

Contact us today to learn more about our Phase I and Phase II ESA services and how we can help you move forward with confidence.