Dixie Outlet Mall

Missisauga, Ontario, Canada.

ASC Environmental was engaged to assess environmental conditions at the Dixie Outlet Mall site to support safe and sustainable redevelopment. This work focused on identifying and managing historical contamination to enable future mixed-use development.

Phase One & Phase Two ESA

ASC Environmental was retained to support the redevelopment of the Dixie Outlet Mall property in Mississauga, Ontario.

The site, formerly home to several dry-cleaning operations and other commercial activities, was undergoing a transition to mixed residential, commercial, and parkland use. To support this redevelopment, ASC conducted comprehensive environmental site investigations, including a Phase I and Phase II Environmental Site Assessment. The Phase II work included drilling over 30 boreholes, installing multiple monitoring wells, and collecting soil and groundwater samples to assess for the presence of contaminants of concern, particularly volatile organic compounds (VOCs) such as PCE and TCE.

The investigations confirmed the presence of impacts in three primary areas on-site, requiring further management to meet regulatory and health-based standards.

Remediation Options Feasibility

For remediation, ASC evaluated a range of solutions tailored to the specific conditions and redevelopment plans of the site. Three main approaches were considered: full excavation and in-situ chemical reduction (ISCR), ISCR alone, and risk assessment combined with limited targeted treatment. These options were assessed based on their effectiveness, disruption to site operations, cost, and long-term reliability.

Additional management measures, such as sub-slab depressurization systems to prevent vapour intrusion and permeable reactive barriers to stop off-site groundwater migration, were also reviewed. ASC’s approach was focused on finding practical, cost-effective strategies that balance safety, environmental responsibility, and redevelopment timelines.

Highlights

Comprehensive Site Investigations: Over 30 boreholes and numerous monitoring wells were installed to evaluate soil and groundwater conditions.
Contaminant Identification: Historical activities led to detections of volatile organic compounds (VOCs), primarily in soil and groundwater.
Tailored Remediation Options: Several solutions were assessed, including in-situ chemical reduction (ISCR), risk assessment, and vapour mitigation systems.

Mall's Facade – A modern, black storefront with a large "DIXIE OUTLET MALL" sign on top, featuring a simple and clean architectural design.

Impact

Provided a clear path to safe redevelopment through focused, cost-effective remediation options.
Enabled risk-informed planning to protect future residential and parkland users.
Supported regulatory compliance and long-term environmental stewardship of the site.

Parking Area – A busy parking lot in front of the mall, with several cars parked.

Results

Identified three primary zones with soil and groundwater contamination from historic dry-cleaning operations.
Confirmed exceedances of provincial standards for VOCs, including PCE, TCE, and vinyl chloride.
Completed comprehensive site sampling, including boreholes and monitoring wells, to map the extent of contamination.

Interior Shopping Area – A bright, well-lit corridor inside the mall with various clothing stores, large glass storefronts, and shoppers walking around.