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Phase One Environmental Site Assessment: Update

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Phase One Environmental Site Assessment: Update * Environmental Site Assessments * Environmental Compliance Audits EMG * Subsurface Soil & Groundwater Studies * Geotechnical Soil Investigations THE ENVIRONMENT MANAGEMENT GROUP LTD. * Planning Strategies & Cost Analysis ENVIRONMENTAL PLANNERS, CONSULTANTS & ENGINEERS * Site Remediation & Project Management 29 QUEEN ANNE ROAD, ETOBICOKE, ONTARIO CANADA M8X 1T1 416-239-6643 FAX: 416-239-0300 E-MAIL: [email protected] WEB SITE: www.emgcanada.com PHASE ONE ENVIRONMENTAL SITE ASSESSMENT: UPDATE For the subject property located at 2148 Carling Avenue Ottawa, Ontario Prepared for: Starbank Developments 2148 Corp. 329 Brooke Avenue Toronto, Ontario M5M 2L4 Project No. 2305-13 June 10th, 2013 CONFIDENTIAL REPORT: This environmental document contains confidential and privileged information prepared by our firm for the named person(s) and/or the specified company only. No copy and distribution, or disclosure is permitted without written consent from this firm. EMG takes no responsibility or liability for the unauthorized use of this confidential report by third parties. THE ENVIRONMENT MANAGEMENT GROUP LTD. Project No. 2305-13 EXECUTIVE SUMMARY Our firm was originally retained by the client/ property owner, Starbank Developments 2148 Corp., to prepare a Phase One Environmental Site Assessment (ESA1) for the subject site at 2148 Carling Avenue in Ottawa, Ontario. Our ESA1 Report dated September 2009 raised several potential environmental concerns with the subject site and recommended an ESA2 investigation of subsurface soil and groundwater conditions as well as a building materials Survey for Asbestos, Lead, PCBs and Mercury. Between September 2009 and December 2011, our firm completed four (4) additional environmental studies including a Supplementary Building Materials Survey (2009); a Phase Two Environmental Site Assessment (2009); an Asbestos, Lead, Mercury and PCB Abatement Report (2010); and a Supplementary Asbestos, Mercury and PCB Abatement Report (2011). Our firm was advised by the client that an application has been filed with the City of Ottawa to amend the zoning of the easterly part of the subject site to permit a commercial restaurant use. EMG was retained by the client to prepare an ESA1 Report for current site conditions compliant with the MOE 2011 Standards as requested by the City of Ottawa. Upon completion of this ESA1 study, we are of the opinion that there are no potential environmental contaminating activities on the subject site that supports only commercial retail activities. Moreover, there are no Areas of Potential Environmental Concern (APECs) associated with the subject site or the adjacent and neighbouring properties included in this ESA1 study. RECOMMENDATIONS The following recommendations are made in this ESA1 study based on the completed work: The current ESA 1 Report has confirmed that between 2009 and 2013, the subject site has undergone re-development including the construction of three (3) additional commercial retail use buildings. We have not identified any potentially contaminating activities and/ or areas of potential environmental concern (APECs) associated with the subject site or the adjacent and neighbouring properties included in this ESA1 study. Accordingly, there is no recommendation or requirement to carry out an ESA2 investigation of current subsurface soil or groundwater conditions at the subject site; In general compliance with the current MOE 2011 Standards, we recommend that the ESA2 Report (2009) should be updated by comparing with previous soil and groundwater lab test results to the current applicable MOE 2011 Standards for commercial use properties, course textured soil criteria, and non-potable groundwater conditions; and, A Record of Site Condition (RSC) is not required for the subject site to allow for the continued use of the property for commercial purposes for which it is currently zoned. ___________________________ THE ENVIRONMENT MANAGEMENT GROUP LTD. Project No. 2305-13 TABLE OF CONTENTS SECTION PAGE EXECUTIVE SUMMARY ………………………….……..…………….… i 1.0 - INTRODUCTION ……………………………….…………………….…… 1 1.1 OBJECTIVE …………………………………………………….……….…………. 1 1.2 BACKGROUND ……..…………………………………………….…….….….…. 1 1.3 SCOPE OF THE WORK …………………………………………………….….... 2 2.0 - SITE DESCRIPTION ……………………………………….……….……. 4 2.1 SITE LOCATION AND LEGAL DESCRIPTION ….……………………….……. 4 2.2 PHYSICAL DESCRIPTION FOR THE SITE AND AREA …………….….……. 4 2.3 TOPOGRAPHY, HYDROGEOLOGY AND DRAINAGE ……….………….….. 5 2.4 GEOLOGICAL BEDROCK AND SOIL MAPS …….……..…….…….……..…. 6 2.5 CURRENT USE OF THE SUBJECT SITE …………….………..…….….…….. 6 3.0 - HISTORICAL RECORDS REVIEW ……………………….……....……. 7 3.1 INTERVIEWS AND COMPANY RECORDS ………..…………….……………. 7 3.2 PROPERTY TENANCY RECORDS ………………………………….…………. 9 3.3 HISTORICAL AERIAL PHOTOGRAPHS …..........………..…………..………. 10 3.4 FIRE INSURANCE PLANS ……………………………………….….…….…….. 12 3.5 OWNERSHIP CHAIN OF TITLE……………………….….……………….…….. 12 3.6 OTHER HISTORICAL MAPS AND DRAWINGS …………………….………… 12 3.7 PREVIOUS ENVIRONMENTAL OR GEOTECHNICAL REPORTS .…….... 13 3.8 SUMMARY OF HISTORICAL FINDINGS ….…………….…...……..….….….. 17 4.0 - REGULATORY INFORMATION AND RECORDS …..….……....……. 18 4.1 LAND USE RECORDS – MOE DATABASES ………………………...….…… 18 4.2 TECHNICAL STANDARDS AND SAFETY AUTHORITY (TSSA) …..………. 19 4.3 ONTARIO MINISTRY OF THE ENVIRONMENT (MOE) ………....….………. 19 4.4 MUNICIPAL SEWER USE DISCHARGE BYLAWS …………..…….…….….. 20 4.5 BUILDING DEPARTMENT RECORDS ……………………………….………… 20 4.6 HEALTH DEPARTMENT – ENVIRONMENTAL SECTION ………….….……. 20 4.7 FIRE DEPARTMENT RECORDS ……………………………..……….…….…. 20 4.8 OTHER REPORTING AGENCIES …………………………………….………… 20 4.9 SUMMARY OF REGULATORY INFORMATION ……………..……..…….….. 20 THE ENVIRONMENT MANAGEMENT GROUP LTD. Project No. 2305-13 5.0 - VISUAL SITE ASSESSMENT….………………………….……….……. 22 5.1 THE SUBJECT LANDS ……………………..…………..………….……………. 22 5.2 THE SITE BUILDING …..........…………………….……………...……….…. 25 5.3 REGULATED BUILDING MATERIALS AND SUBSTANCES …………….….. 27 5.4 ADJACENT AND NEIGHBOURING PROPERTIES …………...………..…….. 29 5.5 SUMMARY OF SITE RECONNAISSANCE FINDINGS ………….……...…… 30 6.0 REVIEW AND EVALUATION OF INFORMATION …………………… 31 6.1 CURRENT AND PAST USES …………..……………………….…………..…. 31 6.2 POTENTIALLY CONTAMINATING ACTIVITY, AND AREAS OF POTENTIAL ENVIRONMENTAL CONCERN (APEC) ……………….…….…. 31 6.3 PHASE ONE CONCEPTUAL SITE MODEL ……………….………….…..…... 32 7.0 - CONCLUSIONS ………………………………. ………..………….…..... 34 7.1 RECORD OF SITE CONDITION BASED ON PHASE ONE ESA ONLY ..… 34 7.2 RECORD OF SITE CONDITION AFTER PHASE TWO ESA ……………….. 34 7.3 RECOMMENDATIONS …………………………………………………… 35 8.0 - LIMITATIONS AND USE OF THIS REPORT …………..…….……….. 36 9.0 - CLOSURE …………………………………………….…….….…….……. 38 10.0 - APPENDICES …………..…………………………….…….….…………. 39 THE ENVIRONMENT MANAGEMENT GROUP LTD. Project No. 2305-13 LIST OF APPENDICES APPENDIX 1 - Location Key Map for the Subject Site APPENDIX 2 - Aerial Photograph of the Subject Site and Area (2010) APPENDIX 3 - Survey for the Subject Site (2012) - Site Plan and Survey (2011) APPENDIX 4 - Physiography and Soil Reference Maps - Bedrock Geology Map for Ottawa and Area - Topographical Reference Map APPENDIX 5 - Selected Photographs of the Subject Site and Area (2009, 2013) APPENDIX 6 - Phase One Study Area on Aerial Photo - Historical Tenancy for the Subject Site and Adjacent Properties - Phase One Conceptual Site Model on Aerial Photo APPENDIX 7 - Historical Aerial Photographs (1952, 1979, 2002, 2005, 2006) APPENDIX 8 - Goad’s Fire Insurance Plan (1956, 1965) APPENDIX 9 - Land Registry Documents for the Subject Site - MOE - Freedom of Information Request Letter ADDITIONAL REFERENCE SOURCES & INFORMATION APPENDIX 10 - Description of General Reference Sources APPENDIX 11 - Government and Regulatory Agency Guidelines - MOE Databases - Land Use Records APPENDIX 12 - Topographical and Geological Map References APPENDIX 13 - Description of Regulated Building Materials and Substances APPENDIX 14 - Reserved APPENDIX 15 - Profile Of EMG Principals ; Conditions for Contracted Services THE ENVIRONMENT MANAGEMENT GROUP LTD. Project No. 2305-13 PHASE ONE ENVIRONMENTAL SITE ASSESSMENT : UPDATE June 10th, 2013 Project No. 2305-13 CLIENT/ OWNER FOR THE SUBJECT SITE: Starbank Developments 2148 Corp. 329 Brooke Avenue Toronto, Ontario M5M 2L4 Attention: Mr. Dung Lam SUBJECT SITE: 2148 Carling Avenue, Ottawa, Ontario 1.0 INTRODUCTION As you know, The Environment Management Group Ltd. (EMG) is a Toronto-based environmental consulting firm. We a team of professionals with over twenty five years of experience in a wide variety of environmental projects and issues. A four-page excerpt of supplementary information from our company profile is provided in Appendix 15. Our firm has extensive environmental knowledge regarding the subject site with the municipal addresses – 2148 Carling Avenue, in Ottawa, Ontario. Between 2009 and 2012, we completed ESA1 and ESA2 reports, as well as an a Building Materials Survey for Asbestos, Lead, PCBs and Mercury, and Environmental Clearance Reports for Asbestos, Lead, PCBs and Mercury. Our firm was recently retained by the client to prepare a Phase One Environmental Site Assessment (ESA1) for the subject site compliant with the current Ministry of the Environment (MOE) 2011 Standards. The location of the subject site is shown on the Location Key Map (Appendix 1), and on a recent Aerial Photograph dated 2009 (Appendix 2). In addition, a Site Survey is provided in Appendix 3. 1.1 OBJECTIVE The purpose of this ESA1 Update study was to identify sources of environmental concern and potential
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