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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.
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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
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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 contamination at the subject site associated with current and/or historical activities at the subject property or on the adjacent and neighbouring sites. Where applicable, the ESA1 Update report will include recommendations to the Client for further assessment and investigation if environmental issue(s) are raised in the report. All ESA1 work complies with the current MOE Standards, effective July 2011.
1.2 BACKGROUND
The subject site with the municipal address 2148 Carling Avenue, is located on the south side of Carling Avenue, between Fairlawn Avenue , and Aaron Avenue, in Ottawa , Ontario. Refer to the Location Key Map in Appendix 1.
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The subject site is located in a high traffic area, with frontage on Carling Avenue, just west of Ottawa centre. The subject site is bordered by public streets on the west and east side of the site. Currently, there are four (4) buildings on the subject property - Building A is tenanted by LCBO; Building B is tenanted by Harvey’s and Swiss Chalet; Building C is tenanted by Shopper’s Drug Mart and Staples, while Units C1 and C2 are currently vacant; and Building D is tenanted by TD Bank.
We have been advised by the client, and his Planner, Novatech Engineering Consultants Ltd., that they are preparing to submit applications for Site Plan and Zoning By-law Amendment to facilitate the development of a restaurant and parking lot on the easterly portion of the subject site (along Aaron Avenue). This easterly part of the site is currently sod-covered land and zoned for residential land use. The City of Ottawa requested an ESA1 Update compliant with the current MOE Standards.
1.3 SCOPE OF THE WORK
This ESA1 study was carried out in general conformity with the requirements set out in the Canadian Standards Association (CSA) current Standard Z768-01, titled Phase I Environmental Site Assessments, and in accordance with the current MOE 2011 Standards. The scope of the ESA1 work comprised:
A review of the available historical and current environmental information pertaining to the subject property and neighbouring sites, within a 250 metre radius of the subject site, including property use records (City Tenancy Directories); historical aerial photographs, fire insurance plans (including Goads Fire Insurance Maps);
A review of relevant topographical and geological reference maps that include the subject site and surrounding area;
A review of government reference materials pertaining to the historical use of the site and the surrounding area including the Ministry of the Environment (MOE) - Freedom of Information (FOI) offices; Fuels Safety Division of the Technical Standards and Safety Authority (TSSA); and various City/ Municipal departments including Building Department, Public Works and Environmental Services records;
A review of relevant provincial government regulatory information and guidelines from the MOE and the Ministry of Labour (MOL), as well as applicable municipal/city environmental standards and bylaws;
A review of several land use databases, from the MOE, for properties that have been registered as waste disposal sites, PCB storage sites, or coal and gasification sites, as well as registered waste generating sites;
A visual site assessment of the four (4) buildings and land forming the subject property, as well as a cursory viewing of the neighbouring properties for evidence of potential environmental concerns. Observational notes and site photographs provide documentation of current site conditions, and are used to corroborate the historical information, and the public records regarding the property;
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The site reconnaissance includes a preliminary viewing of the four (4) site buildings for presence of regulated, designated substances in building materials that may present health related issues;
Interviews with persons, where available, who are knowledgeable about the subject site, including current and past owners, employees, and others who may have performed or provided services at the subject property. The interviews may be conducted in person or by telephone; and,
Preparation of this ESA1 Update report that includes all environmentally relevant findings, site observations, and conclusions as well as support materials.
EXCLUSIONS: To be clear, the ESA1 Update study excludes any intrusive sampling and laboratory testing of building materials including but not limited to fixtures and finishes; substances in tanks, containers, drums, drains or other locations; or surface or subsurface soil, groundwater; or other substances that may be present at the subject site.
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2.0 SITE DESCRIPTION
2.1 SITE LOCATION AND LEGAL DESCRIPTION
The subject site with the municipal address - 2148 Carling Avenue, is located on the south side of Carling Avenue, between Fairlawn Avenue and Aaron Avenue, in Ottawa , Ontario. Refer to the Location Key Map in Appendix 1.
LEGAL DESCRIPTION: The legal description for the subject site is as follows: Part of Lot 26, Concession 2 ( Ottawa Front ), Township of Nepean, City of Ottawa, Regional Municipality of Ottawa-Carlton. A copy of the Site Survey Plan is provided in Appendix 3.
Selected Annotated Photographs of the current conditions at the subject site and area are presented in Appendix 5. We have also included photos from our ESA1 Report dated September 2009 to illustrate the previous site conditions at that date.
2.2 PHYSICAL DESCRIPTION FOR THE SITE AND AREA
The subject site is located in a high traffic area, with frontage on Carling Avenue, just west of Ottawa centre. As noted above, the subject site is bordered by public streets on the west and east side of the site. Currently, the four (4) site building are tenanted as follows: tenants: LCBO - Building A Harvey’s and Swiss Chalet - Building B Shopper’s Drug Mart and Staples - Building C TD Bank - Building D
SUBJECT LOT: The site is an irregular shaped lot with a width (frontage) of approximately 680 feet along the south side of Carling Avenue, and a depth of approximately 490 feet along Fairlawn Avenue, and a depth of approximately 620 feet along Aaron Avenue. The subject property comprises approximately 8.1 acres of land (352,836 sq. ft.).
SITE BUILDINGS: The subject property supports three (3) single storey commercial use buildings, and a two (2) storey commercial use building that are located in the north and south parts of the site lands. A table for the gross floor area and percent lot coverage for each of the site buildings is presented below:
BUILDING NUMBER GROSS FLOOR AREA (sq.ft.) COVERAGE % OF SUBJECT LOT
A 10581 3.0
B 5780 1.6
C - Unit C1 15398 4.4 C - Unit C2 15807 4.5 C - Unit C3 18045 5.1 C - Unit C4 13826 3.9
D 5580 1.6
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The total building gross floor area is 85,017 sq. ft., which represents approximately 24% of the subject lot area. Refer to the Site Plan and Survey dated 2011 in Appendix 3.
SIDEYARDS: The mid area of the site is an asphalt-covered parking area with a capacity for 319 cars. The southerly part of the west sideyard, and the south sideyard are asphalt covered driveways providing rear access for delivery vehicles to the stores tenants at Building C.
There is a paved driveway adjacent to the east wall of Building C that serves the two (2) loading docks for the Shopper’s Drug Mart store. Adjacent to the east property line is a strip of undeveloped land, approximately 125 feet wide, that is sod-covered. Refer to the recent aerial photograph for the subject site and general area dated 2010 in Appendix 2.
BELOW GROUND STRUCTURES: All site buildings are slab on grade construction, except for a small basement area in the southwest corner of Unit C1 in Building C. There are no tanks above or below ground at the Phase One property. The water source for all four (4) buildings is municipally supplied (non-potable).
SIDEYARDS: The lands adjacent to the site Buildings A, B, and D along Carling and Fairlawn are newly landscaped with trees and sodding. Adjacent to the east property line is a strip of undeveloped land, approximately 125 feet wide, that is sod-covered.
The balance of the site is asphalt-covered parking and driveway areas. Refer to the recent Aerial Photograph (2010) in Appendix 2.
2.3 TOPOGRAPHY, HYDROGEOLOGY AND DRAINAGE
The topographical reference maps that were reviewed in this ESA1 study are listed in Appendix 12, while specific maps, or portions thereof, that pertain to the subject site and the surrounding area are presented in Appendix 4.
GENERAL PARAMETERS: The subject property is relatively level, and at a similar elevation to Carling Avenue to the north. EMG staff noted physical evidence of significant berm of top soil, approximately two (2) feet in height, on a narrow strip of undeveloped land at the east end of the subject site.
Unless otherwise specified, all references to geodetic elevation are approximate, based on a review of GPS Maps. The subject property is at an elevation of approximately 238 feet. The nearest major watercourse to the site is the Ottawa River, located approximately 3,700 feet north of the subject site, with an elevation of 197 feet at the closest point relative to the subject site. The regional direction of groundwater flow in this part of Ottawa is northwards towards the Ottawa River.
SITE SPECIFIC INFLUENCES: The Ottawa River is the primary water course in the area, and accordingly, the inferred direction of groundwater flow is in a northerly direction.
RAIL ACTIVITY/ WETLANDS: An active rail line, Ottawa Central Railway, is oriented in an east to west direction, and is located approximately 3.2 kilometres to the south of the subject site. There is a considerable physical distance from the subject site to the railway, and
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accordingly there are no significant environmental concerns associated with the subject site. There was no evidence of wetlands on the subject site or in the vicinity of the property.
TOPOGRAPHY CHANGE: Maps dating back to 1952, were reviewed by EMG staff (refer to Appendix 12) and then compared to the historical aerial photographs for the subject site and area (1952 to 2010) presented in Appendix 7 of this report. It would appear that the general topography of the area has not changed significantly during the period 1952 to the present date.
2.4 GEOLOGICAL BEDROCK AND SOIL MAPS
Several geological and soil reference maps were reviewed as part of this ESA1 study. A list of these maps sources is provided in Appendix 12 of this report.
Review of the Map 2254, Palaeozoic Geology of Southern Ontario, 1972, scale: 1 : 1,013,760 indicated that the bedrock geology of the regional municipality is mainly of Paleozoic era and Ordovician period. The exception is a fairly large area of Precambrian bedrock in the western part of the region, extending from the villages of Fitzroy Harbour and Galetta to the City of Kanata.
The Ottawa formation, which is mostly limestone, constitutes almost as much of the region as the Oxford formation. Approximately half of both West Carleton and Cumberland Townships are underlain by this formation. The upper part of this formation consists of fairly pure limestone with a few shale-like layers.
The bedrock on the site is represented by grey and black shale known as the Ottawa formation. The depth to the bedrock on the subject site is five (5) to six (6) feet depth below adjacent grade. Refer to our ESA2 Report, 2009.
No potential environmental matters were raised in our review of this material that might be relevant to this ESA1 study.
2.5 CURRENT USE OF THE PROPERTY
The visual site assessment in support of the current ESA1 Report was carried out on May 29th, 2013, by a senior environmental consultant from our firm. On this date, Building C was completely renovated, with two (2) of the four (4) units tenanted, and the newly constructed Buildings A, B, and D were completed and fully tenanted with commercial retailers. As noted above, the current tenants are LCBO, Harvey’s, Swiss Chalet, TD Bank, Staples, and Shopper’s Drug Mart.
All asphalt-paved sideyards (about 76% of the subject site) are used for customer parking.
SITE OPERATING RECORDS
The phase one property is not an enhanced investigation property that is currently being used, in whole or in part, for one of the uses described in clause 32 (1) (b) of Ontario Regulation 153/04 under the Ministry of the Environment for the Province of Ontario.
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3.0 HISTORICAL RECORDS REVIEW
As mentioned earlier, the previous ESA1 Report prepared by our firm (2009) was completed in accordance with the MOE 2004 Standards. The current ESA1 Report Update is compliant with the current MOE 2011 Standards.
The general purpose of this ESA1 study was to identify any potential sources of environmental contamination at the subject property associated with both the current as well as the historical activities at the subject site and neighbouring properties included in this study.
PHASE ONE STUDY AREA
In accordance with the MOE 2011 Standards, the Phase One Study Area should encompass all properties within a 250 metres distance from any property line of the subject site. In Appendix 6, we have presented the reader with an aerial photo denoting the Phase One Study Area.. The properties outside the phase one study area consist of residential houses, and several commercial retail use plazas. The uses and activities of the owners and tenants of these properties are not expected to have an environmental impact on the subject site.
3.1 INTERVIEWS AND COMPANY RECORDS
Two (2) individuals were interviewed in July 2009, prior to the current site development, regarding the subject property. The details of the interviews are highlighted below:
Regarding Municipal Address 2148 Carling Avenue Interviewed Dominic, building superintendent Date July 21st, 2009 Location of interview The Fairlawn Plaza site Method of interview In person Reason for selection Superintendent of the subject site from 2004 to 2009 Assessment of the information The information provided appeared to be accurate Relevant information The following information was provided: To the best of his knowledge there have been no manufacturing activities, no dry cleaning operations, or gasoline service stations historically present on the subject property or the adjacent sites; The Canadian Tire service area has had hydraulic car hoists for many years, as well as an inground oil water separator and floor drains. There were also at least one (1) inground waste oil tank outside of the Canadian Tire Service area; To the best of his knowledge, there have been no significant spills related to the Canadian Tire operation; To the best of his knowledge, there has been no accumulation of drums or pails of possible chemicals anywhere on the subject site; To the best of his knowledge, there are no underground storage tanks at the subject property except the former waste oil tank; and To the best of his knowledge, no chemicals have been stored, managed, or handled at the subject property except for automotive fluids (including oils, lubricants, antifreeze), and a
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very limited quantity of auto paints, primers and solvent products. The building, to the best of his knowledge, has always been on natural gas. He was unaware of any heating oil storage tanks on the subject site. He had no knowledge of fire incidents on the subject site or the adjacent properties
Potential environmental concerns were noted from the information provided in this interview.
Regarding Municipal Address 2148 Carling Avenue Interviewed Angie, Arcturus Realty Corporation Date July 21st, 2009 Location of interview The Fairlawn Plaza site Method of interview In person Reason for selection Property manager of the subject site from 1999 to 2009 Assessment of the information The information provided appeared to be accurate Relevant information The following information was provided: The site building was constructed in the mid to later 1960’s, and has operated as Fairlawn Plaza Shopping Centre supporting a broad range of retail and service oriented business operations since construction; The site building underwent some unspecified renovations, in part, in the later 1990’s; The neighbouring properties to the west, east, and south have only supported single family residential homes, while a similar retail plaza has been located on the north neighbouring land (north side of Carling Avenue) since sometime around 1970; To the best of his knowledge there have been no manufacturing activities, no dry cleaning operations, or gasoline service stations historically present on the subject property or the adjacent sites; Extensive interior renovations were completed in 2009 The building, to the best of his knowledge, has always been on natural gas. He was unaware of any heating oil storage tanks on the subject site. He was not aware of any chemicals on the subject site; no knowledge of drums or storage tanks that may contain chemicals; and no general knowledge of any chemical spills on the subject site or neighbouring property He had no knowledge of fire incidents on the subject site or the adjacent properties
No significant potential environmental concerns for the environmental integrity of the subject site were noted from the information provided in this interview.
The client purchased the subject property in 2009. As mentioned earlier, EMG completed numerous environmental studies at the subject site between 2009 and 2012 including and ESA1 Report; an ESA2 Report; a Building Materials Survey for Asbestos, Lead, PCBs and Mercury, and Environmental Abatement Report for Asbestos, Lead, Mercury and PCBs.
The subject site was re-developed in 2010 and 2011. EMG staff has no knowledge and are
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not aware of any environmental issues pertaining to the subject site.
EXCLUSIONS: In this case, the previous owners of the subject property were not contacted for additional information regarding the site, in the preparation of this ESA1 report. No specific company records pertaining to daily operations and activities were requested by EMG staff given the historical commercial uses at the subject property.
3.2 PROPERTY TENANCY RECORDS
The historical tenancies for the subject property and adjacent and neighbouring properties within a 250 metre radius of the subject site were obtained from a review of one or more of the City Directories including Might’s City Directories, and are presented in Appendix 6 of this report. In this ESA1 study, we distinguish between an adjacent property that abuts the subject site, and a neighbouring property that does not.
Also in Appendix 6 we have provided an aerial photo with the phase one study area and all municipal addresses of properties within the 250 metre radius.
Current property tenancies were acquired by EMG staff during the visual site assessment of the subject property and the cursory viewing of the neighbouring sites.
A table summary of historical information obtained from the City Directories for the subject site and the adjacent properties and immediate neighbouring properties, follows:
PROPERTY HISTORICAL TENANCY (description) YEARS (orientation) OCCUPIED
2148 Carling Fairlawn Shopping Plaza – Various retail tenants, 1969 - 2009 Avenue Grocery store, Bank. Currently tenanted by Shoppers (Subject Site) Drug mart, Grocery, restaurant, women’s salon, men’s barber shop.
2121-2165 Carlingwood Shopping Mall – Various retail tenants 1956 - 2009 Carling Avenue continue at this location since it opened in the (North 1950’s. Neighbouring)
815-850 Aaron Residential Home – Historic tenancy indicate area 1953 - 2009 Avenue contained single residential homes from present to (East 1950’s. Neighbouring)
2-108 Esterlawn Residential Home – Historic tenancy indicate area 1991-2009 Private contained single residential homes from present to (South 1950’s. Neighbouring)
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2186 Fox Residential Home - Historic tenancy indicate single 1986 - 2009 Crescent residential home since 1986. No address listed in (West prior years. Neighbouring)
OVERVIEW: Based on our review of the above noted historical tenancy information as well as the extended neighbouring property data contained in Appendix 6, there are no potential environmental concerns associated with the historical use of the subject property or the adjacent and neighbouring properties included in this study.
3.3 HISTORICAL AERIAL PHOTOGRAPHS
In this ESA1 study, EMG staff reviewed available historical aerial photographs for the period 1952 to 2010. Five (5) aerial photographs dated 1952, 1979, 2002, 2005 and 2006 are presented in Appendix 7. We have also included an aerial photograph dated 2010 (in Appendix 2) in this discussion as it provides an accurate, representation of the subject property and the neighbouring sites at the commencement of site re-development.
In the 1952 aerial photo, the subject site is vacant and undeveloped land. By 1979, the site supports a large commercial building in the south part of the site, asphalt-covered parking in the northerly 2/3 of the site, and a strip of sod- covered land adjacent to the east property line.
By 2002, a small building addition has been added the mid area of the north part of the original site building. In the 2006 aerial photo, a small addition has been added to the southwest corner of the original site building.
In the 2010 aerial photo (in Appendix 2), the site is under re-development. The original site building with the above noted additions is observed in the southerly part of the site, although the stores at the north end of the existing shopping mall building have been demolished. The construction of the current site building in the southerly part of the site has just commenced in 2010.
A summary of information acquired from our review of the aerial photographs as it pertains to the ESA1 Report is provided below :
PROPERTY AERIAL PHOTO AERIAL PHOTO AERIAL PHOTO AERIAL PHOTO 1952 1979 2002 2006
2148 Carling Subject site Subject site Similar in Similar in Avenue undeveloped and developed. An configuration to configuration to (Subject Site) covered with wild asphalt covered 1979 photo, 2002 photo, grass and parking lot in the except small except new bushes. A portion northern 2/3 of building addition building addition along the east the site. The to the mid area of at southwest part of the site southern portion the north part of corner of building contains a farm contains site the original with four buildings with building.
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separate access to buildings visible. shipping along This is in the the east. There is approximate a sod covered location of Aaron area along the Avenue. east property line which abuts Aaron Avenue.
2121-2165 Subject site Site developed Similar in Similar in Carling Avenue undeveloped and large retail / configuration to configuration to (North covered with wild commercial 1979 photo. 2002 photo. Neighbouring) grass, bushes complex. The and trees along southern portion the south west which abuts portion of the Carling avenue site. There is supports an evidence of asphalt covered farming activity parking lot. on the east and north portions.
815-850 Aaron Area contains Area Developed Similar in Similar in Avenue farm, barns and Residential single configuration to configuration to (East other structures. family homes 1979 photo. 2002 photo. Neighbouring) There is evidence along east side of of farming activity Aaron Avenue. in surrounding Single asphalt area. driveway access to subject property along northern portion of site.
2-108 Site undeveloped Vacant Area developed Similar in Esterlawn and covered with undeveloped into townhouse configuration to Private wild grass and lands. residential units 2002 photo (South bushes. Some right up to the Neighbouring) evidence of south property farming. line of the subject site.
2186 Fox Site undeveloped Site vacant with Similar in Similar in Crescent and covered with sod cover and configuration to configuration to (West wild grass and several trees. 1979 photo. 2002 photo Neighbouring) bushes. Some evidence of farming.
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OVERVIEW: In addition, EMG staff reviewed various aerial photos dated 1963, 1971, 1984, 1994, and 2010 as part of this ESA1 study. The clarity of the aerial photographs varied due to photo resolution and elevation at which the photos were taken, and accordingly not all environmentally relevant features can be detected from such a review.
Based on our review of the above noted aerial photographs, we have confirmed the presence of a plaza building on the subject site since about 1965, with re-development of the site commencing in 2010.
There is stockpiled soil on a narrow strip of undeveloped land along the east side of the subject site. A review of the historical aerials reveals that this narrow strip of land has never been developed and likely supports the top soil that was scraped off the top of the subject lands prior to the original building construction and the asphalt covered parking lot areas in 1965.
3.4 FIRE INSURANCE PLANS
EMG staff consulted the Goad’s Fire Insurance records from the Ontario Underwriter’s Association Fire Insurance Plans (FIPs) for evidence of potential environmental concerns associated with the subject or the neighbouring sites. Where available, copies of the FIPs covering the area including subject site are presented in Appendix 8 of this report.
FINDINGS: In this study, we found FIPs dated 1956 and 1965. The subject site supported a centrally- located plaza building with a large Miracle Mart retail store and Steinberg Grocery Store as tenants in 1965.
In 1956, an auto service centre with one (1) inground fuel storage tank was located on the northwest corner of Carling Avenue and Woodroffe Avenue, northwest from the subject site.
3.5 OWNERSHIP CHAIN OF TITLE
In Appendix 6, we compiled an extensive list of tenancies for the subject site and all neighbouring properties within a 250 metre radius of the subject site. For this site, we have also enclosed a Land Titles document pertaining to the acquisition of the subject site by our client. Refer to Appendix 9 for copies of the Registry Office documents pertaining to the subject site.
Based on the above information, in conjunction with the information revealed from a search of historical tenancies and a review of historical aerial photos, we have concluded that the first developed use of the phase one property occurred approximately in 1956.
3.6 OTHER HISTORICAL MAPS AND DRAWINGS
No other historical maps or plans were reviewed in the preparation of this ESA1 Report.
Based on our review of Building Department records and available site plan drawings for the subject site, the site building was constructed in 1964 and 1965.
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3.7 PREVIOUS ENVIRONMENTAL OR GEOTECHNICAL REPORTS
When we were preparing our previous ESA1 Report (released in September 2009), we were provided with five (5) environmental reports and documents prepared by others for the subject site, listed as follows:
Phase 1 Environmental Site Assessment, dated August 1993, prepared by Bluewing Environmental Services Ltd. (environmental concerns detailed below) ;
Phase 1 / Phase 2 Environmental Site Assessment, dated March 1999, prepared by prepared by Conor Pacific Environmental Technologies Inc. (environmental concerns detailed below) ;
Fairlawn Plaza Site, Building Audit ( photos only ), dated July 2007, prepared by Alex Rebanks Architects Inc. ;
Asbestos Building Materials Assessment , Loblaw Properties Limited , dated October 2008, prepared by Pinchin Environmental Ltd.; and,
Asbestos Building Materials Assessment, Arcturus Realty Corporation, dated October 2008, prepared by Pinchin Environmental Ltd.
A brief summaries of the previous ESA1 and ESA2 Reports pertaining to the subject site are presented below for the reader’s review.
PHASE ONE ENVIRONMENTAL SITE ASSESSMENT ( August, 1993)
The ESA1 Report by Bluewing Environmental Services was prepared for Warring’s Your Independent Grocer, in August 1993. This report was limited to an assessment of the space occupied by the grocery store. The ESA1 Report noted that the site building was constructed between 1960 and 1965, with minor renovations in 1992. This ESA1 Report raised the following potential environmental concerns:
No above ground or inground storage tanks were observed in this study within the space occupied by the grocery store;
Asbestos insulation was noted on hot water piping throughout the Grocery store. Bluewing recommended either encapsulation of the Asbestos pipe wrap or removal;
Vinyl floor tiles were suspected to contain Asbestos. Further study was recommended;
PCBs may be present in the ceiling- mounted florescent light fixtures within the store. A survey of PCB ballasts in light fixtures was recommended; and,
The store maintains two (2) grease traps, as well as sump pump that discharges to the sanitary sewer. Limited lab tests of the contents of the grease trap show elevated levels of BOD, suspended solids, oils and greases in excess of the MOE model sewer Use Bylaw, and should be removed. Regular maintenance and housekeeping was recommended.
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PHASE ONE & PHASE TWO ENVIRONMENTAL (March, 1999)
This report was prepared Conor Pacific on behalf of Loblaws Properties Limited which included a visual inspection of the site for potential environmental concerns, as follows:
One (1) 500 litre underground waste oil storage tank installed inside the Canadian Tire service area in 1991 and pressure tested in 1997. Some accumulation of waste oil was observed around the base of the tank;
One (1) 900 litre above ground diesel fuel storage tank installed in 1975 and filled from fill pipes along the south exterior wall of the site building. A slight leak from a pipe elbow was noted, and there was no secondary containment associated with this tank;
A former 10,000 litre, above ground heating oil storage tank, installed in the basement near the southwest corner of the building. This tank had no spill protection and was removed in 1993;
An oil-water separator was located at the south end of the Canadian Tire Service area. This inground unit was installed in 1974;
There were seven (7) former inground hydraulic car hoists in the service area that were removed between 1984 and 1994; and,
A total of 12 transformers were noted inside the building including two (2) in the west basement and one (1) in the east basement. A concern was raised regarding possible PCB leakage.
Conor Pacific were retained by their client to carry out a limited ESA2 drilling program including nine (9) boreholes to investigate the geotechnical properties on the exterior lands. This ESA2 drilling program included the selection of five (5) soil samples that were lab tested for Metals, PH and conductivity only. There were no exceedences for the MOE Standards in 1999. There was no groundwater collection or assessment in this ESA2, and no interior drilling work.
Between 2009 and 2012, our firm prepared five (5) environmental reports for the subject site listed as follows:
Supplementary Building Material Survey for Asbestos and Lead, prepared by EMG, dated September 9th, 2009;
Phase One Environmental Site Assessment : Update, prepared by EMG, dated September 12th, 2009 (environmental concerns detailed below) ;
Phase Two Environmental Assessment Investigation of Subsurface Soil and
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Groundwater Conditions, prepared by EMG, dated September 4th, 2009 (environmental concerns detailed below) ;
Asbestos, Lead, Mercury, and PCB Abatement: Environmental Clearance Report, prepared by EMG, dated March 29th, 2010; and,
Asbestos, Mercury, and PCB Abatement: Supplementary Work and Final Environmental Clearance Report, prepared by EMG, dated April 18th, 2011.
PHASE ONE ENVIRONMENTAL SITE ASSESSMENT: UPDATE ( September, 2009)
Upon the completion of the ESA1 investigations; our review of the previous environmental reports by others; and the Supplementary Building Material Survey for Asbestos and Lead, we have noted potential environmental concerns regarding the environmental integrity of the subject site, as follows:
There were at least seven (7) hydraulic car hoists inside the Canadian Tire service area as well as an oil-water separator, continuous floor drains and interconnected piping that were moved between 1984 and 1994;
An original inground waste oil storage tank (500 Litre capacity) was located along the west exterior wall of the site building was removed prior to 1994;
A 500 litre capacity above ground waste oil tank placed on a pad along the west exterior wall of the site building (after removal of the inground tank above);
A 900 litre capacity above ground diesel fuel storage tank was located inside the building about midway along the south exterior wall;
Two (2) fill lines are located near the southwest corner of the site building, and were connected to two (2) former heating oil storage tanks (6000 gallon and 600 gallon capacity) located in the southwest part of the basement;
We observed a low berm of top soil on a narrow strip of land at the east end of the site, likely placed there during the re-development of the site land in 1964. Pesticides may be present in the top soil form prior land uses; and,
Fill was imported to the site for general regarding as part of re-development in the mid 1960s, also a significant volume of soil was imported to the site and used in backfilling operations related to the removal of inground car hoists, tanks, interceptors, and inground drains between 1984 and 1994.
In addition, given the age of the site building, the ESA1 Report (2009) noted potential designated building materials and substances in our visual assessment of the building interior that had to be addressed, as follows:
Asbestos in joint compound, floor tiles, pipe insulation, and on hot water tanks and boilers;
Lead in wall and ceiling paint was confirmed inside the Canadian Tire service area
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and in parts of the Independent Grocers Store; and,
PCBs may be present in older style florescent light fixtures inside the building.
Based on the above noted findings and observations, EMG made the following recommendations to the client in the ESA1 Report (2009):
A comprehensive Phase Two Environmental Assessment is recommended to assess the subsurface soil and groundwater conditions across the subject site, with particular emphasis on the areas of potential environmental concern noted above; and,
An Asbestos Survey has been completed for the site building by EMG and others. A Lead Survey was recently completed by EMG. A Ballast Survey is necessary to determine the location and number of ballasts that contain PCBs. At that time, a Designated Substance Survey Report (DSS) should be prepared based on all the known designated substances inside the building that will be required by the Municipality prior to issuing a Building Permit for the subject site.
PHASE TWO ENVIRONMENTAL ASSESSMENT INVESTIGATION OF SUBSURFACE SOIL AND GROUNDWATER CONDITIONS ( September, 2009)
EMG carried out a recommended ESA2 investigation of subsurface soil and groundwater conditions at site specific locations on the exterior lands, and within the site building, as follows:
The ESA2 field investigation was conducted on August 12th and 13th, 2009 and consisted of the strategic placement of 11 exterior boreholes in the sideyards, and 17 interior boreholes within the site building. Also, five (5) groundwater monitoring wells were installed among the 28 boreholes in this study;
The limestone across the site commences at four (4) to five (5) feet below top of adjacent grade, but up to 10 feet deep where former inground car hoists or inground storage tanks had been removed;
Sand or mixed sand with some silt were used in backfill operations, primarily inside the former Canadian Tire Service area. Sand or mixed sand and gravel cover were found in most other locations above the limestone. The stockpiled soil on a narrow strip of land in the easterly part of the site consisted primarily of topsoil underlain by sandy silt till and course sand, or top soil down to top of the limestone (at 4 to five feet below grade);
A total of 46 selected and representative soil samples were collected from the boreholes, field tested, and submitted to the lab. A total of 36 soil samples and five (5) groundwater samples were lab tested for TPH F2-F4, Metal, Metals +Hydrides, or Organochlorine Pesticides; and,
The lab test results confirmed no significant chemical impacts to site soil or groundwater in excess of the applicable Ministry of the Environment (MOE) Standards, at the test locations, and no visible Petroleum based residues in surface water or water extracted from the wells.
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Based on the completed ESA2 work, we made the following conclusions in our report:
All soil and groundwater test results were well below the applicable MOE Table 5 Standards, at each of the test locations, and accordingly we are of the opinion that no further environmental assessing of the subsurface soil and groundwater conditions at the subject site is necessary or warranted.
3.8 SUMMARY OF HISTORICAL FINDINGS
Our historical findings were obtained from personal interviews, and a review of property use records, historical aerial photographs, fire insurance plans, topographical, geological, and geographical reference maps. The following summary information is noted:
The subject site is relatively level land with the exception of a berm of top soil on a narrow strip of land at the easterly part of the site. Limestone rock is typical at four (4) to five (5) feet below grade. The soil overburden is sandy soil or mixed silt and sand;
The site was re-developed with extensive renovations to the existing building (Building C) in 2011 and 2011;
The subject site has supported a variety of retail store tenants since constructed in about 1965. A Canadian Tire Service use raised potential environmental concerns regarding subsurface soil or groundwater impacts from an inground waste oil tank; inground hydraulic car hoists; drains and oil/water separator. Between 1984 and 1994, the hoists, the drains and interceptor, and the inground waste oil tank were removed;
Historically, a retail gasoline service station with at least one (1) underground tank was location on a northwest neighbouring property, at least 250 linear feet from the subject site. We have noted that the inferred direction of groundwater flow across the site is northerly towards the Ottawa River. Accordingly, the presence of a retail gas station on a neighbouring site is not considered a significant environmental concern to the subject property;
There have been no reported chemicals spills from conversations with those persons interviewed; and,
An ESA2 study was conducted by EMG in September 2009, and concluded that all soil and groundwater test results were well below the then applicable MOE Table 5 Standards, at each of the test locations. The ESA2 Report recommended that no further environmental assessing of the subsurface soil and groundwater conditions at the subject site was necessary or warranted.
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4.0 REGULATORY INFORMATION AND RECORDS
4.1 LAND USE RECORDS – MOE DATABASES
WASTE, COAL & PCB DISPOSAL:
Four (4) land use databases were reviewed for environmental information and records pertaining to the subject property and the surrounding area, as follows:
Waste Disposal Site Inventory (1991); Inventory of Industrial Sites Producing or Using Coal Tar and Related Tars in Ontario (1987); Inventory of Coal and Gasification Plant Waste Sites in Ontario (1987); and, Ontario Inventory of PCB Storage Sites (1995).
A description of each of these databases and the type of environmental information that is available and reviewed by EMG staff as part of the ESA1 study is provided in Appendix 11 of this report.
FINDINGS: Review of the above databases did not indicate the presence of any nearby registered coal and gasification sites, or PCB storage facilities within a one (1) kilometre radius of the subject property.
We noted one closed waste disposal site at a location approximately six (6) kilometres west east of the subject property, that was classified to receive both domestic and industrial type wastes. The closure date for this former waste disposal site is not known. Given the physical distance and prevailing hydrogeology of the subject site and this former waste disposal site, we are of the opinion that it does not represent a significant concern to this report.
No active waste disposal sites were identified within a one (1) kilometre radius of the subject site.
WASTE GENERATING SITES:
In addition, EMG staff reviewed the MOE databases for environmental waste producing properties that are now available at the MOE website and include the following information:
Manifest and Generator Registration Records; and, Ontario Waste Generators Summary (under Ontario Regulation 558 (formerly 347) - Hazardous Waste Generating Sites.
FINDINGS: The Canadian Tire operation required an MOE waste generator license for the off-site disposal of waste oil and greases. There were no records of registered waste generation at any of the adjacent or neighbouring properties under review in this ESA1 study.
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4.2 TECHNICAL STANDARDS AND SAFETY AUTHORITY (TSSA)
The Fuel and Safety Division of the Technical Standards and Safety Authority (TSSA) maintains a database on outstanding instructions, incident reports, and fuel spills, as well as, registration and certification records pertaining to above ground and inground fuel storage tanks. Report filings with the TSSA have been a legislated requirement since about 1986, and computerized records are available from 1986 to the present date. A record search of earlier hand written documents are available upon written request.
FINDINGS: From our review of the historical use of the subject site, there was once (1) below ground waste oil tank, and one (1) small capacity above ground diesel storage tank. No company records were available for review regarding either of these chemical storage tanks.
EMG staff contacted Prem Lal of the TSSA on Friday, August 14th, 2009 regarding records related to the subject property at 2148 Carling Avenue. As we would have expected, we were advised that there are no computer records pertaining to the subject property in this record search.
EMG staff contacted Prem Lal of the TSSA on May 27th, 2013 regarding records related to the subject property at 2148 Carling Avenue as well as 2238 Carling Avenue (supporting a retail gas station ) and 2165 Carling Avenue (supporting an auto service garage). The TSSA had no records for the subject site or 2165 Carling Avenue. TSSA records confirmed 3 active underground tanks and an active cylinder exchange facility at 2238 Carling Avenue. As mentioned earlier in this report, this active retail gas station site is a considerable distance northwest of the subject site and accordingly does not represent a significant potential environmental issue to this report.
4.3 MINISTRY OF THE ENVIRONMENT (MOE)
For some sites, where a potential environmental concern is identified during the ESA1 investigation, a written request may be made under Freedom of Information (FOI), for MOE computerized environmental records, general correspondence, occurrence reports, spills, orders, investigations, prosecutions, and registered waste generator information.
FINDINGS: Based on our historical review, and our review of the MOE databases, no potential environmental concerns were raised for the subject site or adjacent properties. Under Freedom of Information (FOI), a written request can be submitted to the MOE for all computerized environmental records, general correspondence, occurrence reports, spills, Orders, investigations, prosecutions, and registered waste generator information pertaining to a particular property for the period 1986 to the present date. A request for additional records for the period 1960 to 1985, can be made however these records are searched manually from the MOE historical archives located in Mississauga, Ontario, and will require a minimum of eight (8) weeks to obtain.
A request was made to the MOE - Freedom of Information. A copy of the request is presented in Appendix 9. If on receipt of the reply there is information which should be included in this ESA1 study, such information will be reported to the client as an addendum to this report.
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4.4 MUNICIPAL SEWER USE DISCHARGE BYLAWS
Municipal bylaws regulate and monitor manufacturing and other industries that require the disposal of various waste streams into the public sanitary sewer system. Where applicable, EMG staff will enquire with the Municipality regarding any record of past or current environmental activities related to unlawful discharges, bylaw infractions, and orders pertaining to the subject property.
FINDINGS: As mentioned above, the subject site has only supported commercial/retail type uses. Accordingly, we are not aware of any types of waste generating, or related discharge practices, pertaining to the subject property and, for this site, no written or telephone enquiry was made to the City of Ottawa regarding sewer discharges.
4.5 BUILDING DEPARTMENT RECORDS
FINDINGS: Building Department archival records confirm the construction of the current site building in 1964 -1965. No other environmentally relevant information was obtained from our enquiry with the building department.
4.6 HEALTH DEPARTMENT- ENVIRONMENTAL SECTION
FINDINGS: For this site, Heath Department records were not reviewed or requested by EMG staff in the preparation of this ESA1 report.
4.7 FIRE DEPARTMENT RECORDS
Fire department records were not reviewed or requested by EMG staff in the preparation of this ESA1 report.
4.8 OTHER REPORTING AGENCIES
The National Pollution Release Inventory maintained by Environment Canada was examined by EMG.
FINDINGS: There were no records with respect to the subject site or with any businesses or industries within the phase one study area.
There were no environmental compliance approvals, permits to take water, certificates of property use, or similar instruments, related to the environmental condition of the phase one property or any property adjacent to the phase one property.
No other reporting agency information was reviewed or requested by EMG staff in the preparation of this ESA1 report.
4.9 SUMMARY OF REGULATORY INFORMATION
In the preparation of the ESA1 report, we have collected and or requested regulatory
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information and records pertaining to the subject site, as well as the adjacent and neighbouring properties, as required, from several reporting agencies including MOE databases. The following summary information is noted:
There were no records of waste disposal sites, registered coal and gasification sites, or PCB storage facilities within a one (1) kilometre radius of the subject property;
There was no record of registered waste generation at the subject property or any of the adjacent or neighbouring properties under review in this ESA1 study;
The TSSA has indicated that they have no computerized records (1986 – present) pertaining to the subject property at 2148 Carling Avenue, in Ottawa; and,
No significant environmental concerns were raised in our review of the regulatory information and records pertaining to the subject site, or adjacent sites.
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5 .0 VISUAL SITE ASSESSMENT
VIEWING ON JULY 21ST, 2009 AND MAY 29th, 2013
The observational notes and discussion in this section of the report were obtained from:
An inspection of the subject building and land, and a cursory viewing of the adjacent and neighbouring sites, on July 21st, 2009, by a senior environmental consultant from our firm. The EMG consultant was accompanied in the site reconnaissance by the building superintendent, Dominic, and a representative of the property management company, Angie of Arcturus Realty Corporation; and,
On May 29th, 2013, an EMG consultant attended the subject site and unaccompanied carried out a visual inspection of the site building and lands as of that date.
Selected Annotated Site Photographs taken on both July 21st 2009 and May 29th, 2013 are provided in Appendix 5 of this report.
EXCLUSIONS: As mentioned earlier, the on-site assessment is a visual reconnaissance of the physical features and setting for the subject building and land, excluding any form of invasive enquiry behind walls, inside concealed spaces, or below ground, including but not limited to catch basins, drains, interceptors, and storage/ holding tanks.
Also, the ESA1 study excludes any collection and laboratory testing of building materials or substances, soil, or surface water/ liquids.
5.1 THE SUBJECT LANDS
At the time of the site visit, the weather was clear and, the grounds were clean and tidy and there were no limitations with respect to the consultant’s observations of the exterior ground conditions.
THE SIDEYARDS - 2009: A large single storey retail plaza building occupies the south part of the site. The large north sideyard in front of the building was asphalt- covered and provided customer parking. There was an asphalt-paved driveway along the east side of the building adjacent to the Independent store that provided truck access to a loading dock.
EMG staff noted a narrow paved driveway adjacent to the south wall of the building that provided delivery truck access to the rear of the stores within the plaza building. There was a narrow asphalt- paved driveway adjacent to the west wall of the building which formerly supported a garbage compacter bin, a former above ground waste oil tank, and provided access to a loading dock area.
We noted that the asphalt was in reasonably good condition. We noted a small sod-covered area in front of the Independent Grocers store. There was a slightly elevated strip of land (about two (2) feet above adjacent grade) along the entire east side of the subject site, that was sod-covered with some tree plantings.
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2013 UPDATE: The asphalt cover was re-done in 2012. The north part of the paved parking lot adjacent to Carling Avenue currently supports three (3) new buildings as noted earlier in this report. New landscaping was observed adjacent to these new building in a narrow strip beside Carling Avenue and Fairlawn Avenue.
GRADIENT - 2009: The asphalt-covered lands around the building were relatively level except along the east and west sides adjacent to the building leading to the two (2) loading dock areas. The sod- covered land to the east of the asphalt parking lot, was approximately two (2) feet higher in elevation than the remainder of the site. We are of the opinion that soils and limestone removed from the parking lot and the area of the site building, during the original development of the site, were placed in this easterly part of the site.
The south adjacent residential properties were approximately three (3) feet higher in elevation to the subject site. The west driveway and north parking lot was level with the adjacent roadways, Fairlawn Avenue and Carling Avenue.
2013 UPDATE: No significant visual change to the exterior grading of the site were noted by EMG staff.
SURFACE WATER AND RUNOFF - 2009: Several strategically placed catch basins were observed in the asphalt parking lot, for the collection of surface water runoff from driveway and parking lot surfaces. Internal down pipes were used to collect roof rainwater that is, in turn, directed to dedicated drain lines discharging to the public storm sewers.
In general terms, the site appears to drain well, and there was no evidence of significant ponding or other surface water accumulation in any part of the site, during our visual site assessment.
There are no open swales or roadside ditches associated with the subject property.
2013 UPDATE: No significant visual changes to surface water and runoff were report by EMG staff.
STAINING AND STRESSED VEGETATION - 2009: As previously noted, there was a small sod-covered area in front of the Independent store, and a large strip of sod-covered land along the east property line. There were some mature trees and shrubbery plantings in this east sideyard. There was no visible evidence of staining or stressed vegetation at the subject site.
According to the key personnel who were interviewed, there were no known historic chemical spills that occurred at the subject site.
2013 UPDATE: There were no significant changes except for the removal of the sod- covered area in front of the former Independent Grocery Store, and the new site specific sod covered areas and plantings in front of the three (3) new buildings facing Carling Avenue.
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The plant vegetation appeared generally healthy.
IRREGULAR GROUND SETTLEMENT - 2009: There was some visible evidence of minor cracking of the asphalt cover in various areas of the west parking lot due to general age and ground settlement factors. There was no irregular settlement in any of the sod - covered sideyards that might raise a potential environmental concern.
2013 UPDATE: No changes, except that the all parking and driveway areas have been repaved, and the surface is in excellent condition.
EXTERIOR TANKS OR DRUM STORAGE - 2009: There was no visible evidence of exterior tanks, or drum/barrel storage at the subject property, except at the south end of the west sideyard adjacent to the former Canadian Tire store that previously supported an above ground waste oil storage tank.
EMG staff noted a newer paved area, about midway along the west wall, adjacent to the Canadian Tire auto repair garage, and a waste oil hauler sign on the wall. We were advised that an inground waste oil tank was formerly located in this location.
There was no historical evidence including aerial photographs, interview with key personnel, or other written documents to suggest any drum/barrel storage at the subject site.
2013 UPDATE: No changes, with all parking and driveway areas having been repaved, and the surface is in excellent condition. There was no visible evidence of exterior tanks, or drum/barrel storage at the subject site.
WELLS, WATER COURSES, DITCHES - 2009: There are no open swales or ditches for the collection and management of surface water runoff associated with the subject site.
No water wells were observed or identified on the subject property or the adjacent sites. There was no visible or written evidence of water courses, ponds, or lagoons associated with the subject site.
2013 UPDATE: No changes were observed by EMG staff.
SANITARY/ PROCESS WASTE WATER - 2009: The subject site is connected to the municipal sanitary sewer system. No process waste water is generated at the subject property. There was no visible or written evidence of a septic distribution bed or septic/ sewage holding tank associated with the subject site. Wastewater is limited to sanitary effluent.
2013 UPDATE: No changes were reported.
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HEATING/ COOLING SYSTEM(S) - 2009: Cooling and heating is provided to the site building by boilers and compressors located in the mechanical room in the mezzanine and by rooftop-mounted condenser units. The current heating system is serviced by natural gas provided by a utility provider.
At the south end of the west sideyard adjacent to the former Canadian Tire store, we noted two heating oil fill pipes in a recessed area in the brick faced wall. These two pipes lead to a small basement area located in the southwest corner that originally housed two large above ground heating oil tanks.
2013 UPDATE: As part of the re-development of the site, all buildings are now serviced by new HVAC Roof- mounted units.
ELECTRICAL TRANSFORMERS - 2009: No electrical transformers were observed on the exterior lands at the subject site. There was no historical evidence including aerial photographs, interview with key personnel, or other written documents to indicate the historical presence of an electrical transformer at the subject site.
Street lighting is provided by pole- mounted lights located on the city owned boulevards surrounding the subject site. No pole mount transformers were observed by EMG staff during the site reconnaissance.
2013 UPDATE: No changes were observed by EMG staff.
5.2 THE SITE BUILDINGS - 2009
BUILDING EXTERIOR - 2009: A large single storey retail plaza building occupied the south part of the site. The building footprint was approximately 95,782 sq. ft., and measured approximately 142 feet in an east to west direction, and approximately 68 feet in depth along the west wall and approximately 50 feet in depth along the east wall.
The exterior walls were constructed with concrete block faced with brick veneer. The roof of the building was constructed with typical flat built-up roof assembly materials.
EMG staff reported at that time that there were no exterior drums or barrel storage along the exterior walls of the site building. No significant staining was noted on the exterior wall surfaces.
Only conventional building materials were used in the construction of the building exterior.
In 2009, the building on the subject site had been divided into nine (9) retail stores, as follows:
1. Canadian Tire (former) – 48,425 sq. ft. 2. Shoppers Drug Mart – 10,407 sq. ft. 3. Royal Bank (former) – 5,700 sq. ft.
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4. Independent Grocery Store – 26,434 sq. ft. 5. Restaurant – 883 sq.ft. 6. Vacant – 306 sq. ft. 7. Beauty Shop – 760 sq. ft. 8. Barbershop – 497 sq. ft. 9. Vacant (west end) – 2,370 sq. ft.
In addition, there was a mezzanine across the south part of the building measuring approximately 38,328 square feet in area.
2013 UPDATE: THE SITE BUILDINGS
As mentioned earlier in this report, the subject site underwent extensive renovations and re- development between 2010 and 2012. A brief summary of the current site conditions noted by the EMG consultant, follows:
BUILDINGS EXTERIOR: The original site building, that has been extensively renovated, occupies the south part of the site. The exterior walls were constructed with concrete block faced with brick veneer or stucco. The roof of the building was of flat built-up construction. Only conventional building materials appear to have been used in the construction of the building exterior.
The three (3) new site buildings, located at the north part of the site, are constructed of architectural concrete block with some aluminium panel accents. The walls are approximately 20 feet in height. The roof is flat and covered with built-up bituminous roofing material. Only conventional building materials appear to have been used in the construction of the new building exteriors.
All of the site buildings are serviced by natural gas that supports roof- mounted HVAC units.
EMG staff did not observe any exterior fill or vent pipes. There are no exterior drums or barrel storage along the exterior walls. EMG staff found no significant staining on any of the exterior walls or near adjacent ground surfaces.
OVERVIEW OF BUILDINGS INTERIOR: On the inspection date, the interior of the buildings were structurally complete, and all units except two (20 had finished interiors. Only new conventional building materials with no environmental issues appear to have been used in the construction of the interior of the four subject buildings.
Heating and cooling to each of the buildings is provided by rooftop-mounted HVAC units that provide conditioned air through ceiling mounted air diffusers and air ducts.
The mechanical room for each unit, including the electrical panel, and domestic water with hot water tanks, is located in a separate ground floor room for each unit.
Refer to the annotated site photographs in Appendix 5 for current conditions of the exterior and interior portions of the phase one property.
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Overall, EMG staff did not observe any accumulation of metal or plastic drums or pails of new or spent chemicals inside the site buildings. Given the current and historical tenancy of these buildings for retail/commercial uses, no chemical handling or storage would be expected.
5.3 REGULATED BUILDING MATERIALS AND SUBSTANCES
The Occupational Health and Safety Act (under the Ministry of Labour, for the Province of Ontario) has identified 11 “designated substances” , found in building materials, that may pose a health and safety concern to building occupants and the general public. The designated substances are as follows:
Acrylonitrile Coke Oven Emissions Mercury Arsenic Ethylene Oxide Silica Asbestos Isocyanates Vinyl Chloride Benzene Lead PCBs * * Polychlorinated Biphenyls (PCB) are regulated by the MOE, and are typically included in DSS studies with other designated substances.
The intent of this section of the ESA1 Report is to provide the reader with an indication where one or more designated substances may be present, based on observations made by our staff during the site reconnaissance, coupled with our general knowledge of the historical usage of these substances. Refer to Appendix 13 for additional information.
ASBESTOS CONTAINING MATERIALS: Asbestos containing materials (ACM) are commonly found in building materials, particularly in buildings constructed prior to about 1985. ACM was widely used in recognition of the insulating, fire retardancy, and added general durability that it brought to many building materials.
FINDINGS: As noted above, the four site buildings are either completely renovated or of new construction in 2010 and 2011. Non asbestos containing materials would have been used. To be clear, there was no visible evidence of friable material such as Asbestos identified during the visual site assessment of any of the buildings, and accordingly no environmental action is required.
LEAD- BASED PAINTS: Lead-based paints were banned from use on exterior and interior building surfaces, roofing materials, tank linings, and electrical conduits as well as furniture, and household products in 1976 and generally phased out by 1980. The primary environmental and health concern associated with Lead paint is the potential for Lead dusts to become airbourne either through deterioration over time, or by sanding, or during renovation or demolition activities.
FINDINGS: As noted above, the four site buildings are either completely renovated or of new construction in 2010 and 2011. Given that extensive renovations to the interior of the buildings were completed in 2010 and 2011, it would be very unlikely to find Lead-based
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paint in use.
POLYCHLORINATED BIPHENYLS: Polychlorinated Biphenyls (PCBs) were commonly used as a cooling agent in oil -filled electrical transformers and capacitors, transformer ballasts in florescent light fixtures, and in a broad range of electrical equipment and machinery utilizing machine oils and lubricants. Since 1982, the MOE has banned the use of PCBs in Ontario. The use of PCBs in transformer ballasts in florescent light fixtures was phased out in 1978-1979.
FINDINGS: EMG noted that there were no fixtures or equipment on site that may contain PCBs.
MERCURY: Mercury can be present in batteries, light bulbs (including gas fluorescent light tubes), liquid Mercury thermostats and switches, and some specialty paints and preservatives (particularly wood preservatives).
FINDINGS: EMG noted that there was no equipment or liquids on site that may contain Mercury.
OTHER DESIGNATED SUBSTANCES: FINDINGS: None of the other designated building materials or substances were observed during our environmental inspection of the site building.
OZONE DEPLETING SUBSTANCES: Chlorofluorocarbons (CFCs), often referred to as Freons, are found in air cooling and refrigeration equipment. CFCs ceased production in Canada in 1993 due to their ozone- depleting characteristics, and importing CFCs to Canada was banned in 1997.
FINDINGS: EMG staff noted that the buildings are cooled by new roof- mounted HVAC units.
MOULD CONTAMINATION: The presence of mould or other microbiological contamination in buildings is usually the result of water leakage in roof or wall assemblies, or the backup of water wastes in floor drains. Toxic mould, usually occurs as a result of the backup of floor drains permitting waste water containing MOE regulated chemical residues to enter a building environment. Toxic mould is generally limited to industrial use areas.
FINDINGS: There was no visible evidence of mould within the site buildings, at the date of the site reconnaissance, as reported by EMG staff.
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5.4 ADJACENT AND NEIGHBOURING PROPERTIES
As mentioned earlier, the site reconnaissance includes a cursory viewing of the adjacent and neighbouring properties for evidence of site features and/or work activity that might raise a potential environmental concern and, that may adversely affect the environmental integrity of the subject site.
A summary table of current land uses for adjacent and neighbouring properties, and potential environmental concerns for the subject site, follows:
PROPERTY CURRENT TENANT (description) POTENTIAL (orientation) ENVIRONMENTAL CONCERNS
2148 Carling LCBO, Harvey’s, Swiss Chalet, Staples, None Avenue Shopper’s Drug Mart, TD Bank - commercial (Subject Site) retail sales activity
2121-2165 Carlingwood Shopping Plaza - Commercial None Carling Avenue and retail sales activity (North Neighbouring)
815-850 Aaron Residential single Family Homes None Avenue (East Neighbouring)
2-108 Esterlawn Residential single Family Homes None Private (South Neighbouring)
2186 Fox Residential single Family Homes None Crescent (West Neighbouring)
OVERVIEW: There are no significant identified potential environmental risk(s) associated with the current property uses on the subject site, or the adjacent and neighbouring sites, as reflected in the above chart. Accordingly, there are no potential environmental risks for the off-site migration of environmental contaminants through soil and/or groundwater onto the subject site.
No other potential environmental issues are raised in our cursory viewing of the adjacent and neighbouring properties and in consideration of both current and historical usage.
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5.5 SUMMARY OF SITE RECONNAISSANCE FINDINGS
We have completed the visual site assessment of the subject buildings and lands, as well as a cursory viewing of the adjacent and neighbouring properties for potential environmental issues. The following summary information is noted:
There was no evidence of significant staining of ground or wall surfaces, or any areas of ponding, that might contain Petroleum-based chemical residues;
We noted stockpiled top soil along the east side of the site ;
There is no visible evidence of chemical storage in drums, pails, or storage tanks on the subject site. There was no significant staining of walls, floor, or the exterior asphalt paved surfaces that might raise a potential environmental concern. There was no evidence of significant physical settlement of the exterior parking lot areas that might raise an environmental issue;
Given the age of the site buildings, constructed between 2010 and 2012, no Ministry of Labour Designated Substances were used; and,
No significant environmental concerns were raised regarding current business activities on any of the adjacent and neighbouring properties that may potentially impact the subject site.
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6.0 REVIEW AND EVALUATION OF INFORMATION
6.1 CURRENT AND PAST USES
Current and past uses of the subject property were determined from historical aerial photographs, chain of title documents, and city directories. The site originally supported a large centrally located commercial use building with tenants Steinberg Grocery Store and Miracle Mart Drug store circa 1956. In 2009, EMG staff noted an Independent Grocery store tenanting the easterly part of the site building; Shopper Drug Mart occupying the mid-section of the site building; while Canadian Tire remained as tenant in the westerly part of the site building.
A large mezzanine area (38,328 sq. ft.) was added to the south part of the site building in the late 1970’s or early 1980’s. New retail store tenants for the mezzanine area included a restaurant, a barbershop, and a beauty salon.
Between 2010 and 2012, three (3) additional commercial retail buildings were added to the site with tenants LCBO, Harvey and Swiss Chalet, Shoppers Drug Mart, and TD Bank. There are two (2) additional retail spaces that are currently vacant.
6.2 POTENTIALLY CONTAMINATING ACTIVITIES AND AREAS OF POTENTIAL ENVIRONMENTAL CONCERN
In accordance with the MOE 2011 Standards, this ESA1 Report must consider all potentially contaminating activity and identify all APECs (Areas of Potential Environmental Concern) pertaining to the subject site and this environmental report.
Based on our review of the previous environmental reports by other as well as our ESA1 and ESA2 Reports (2009), we are of the opinion that there are no potential contaminating activities and no APECs associated with the subject site. The following ESA1 Table requirement shows no potential or known environmental issues.
Location of Area of Potential Location of Apes on Potential PCA Contaminants Media Environmental Phase One Contaminating (on-site or of Potential Potentially Concern Property Activity off-site Concern Impacted address) APEC-1 None None On-site None None
APEC-2 None None Off-site None None
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6.3 PHASE ONE CONCEPTUAL SITE MODEL
The Phase One Property and Study Area are presented in Appendix 6. The Phase One Conceptual Model, including site features is also presented in Appendix 6. The list of potentially contaminating activities at the Subject Site and in the Study Area was developed through a review of historical records and a reconnaissance of the area.
APEC-1 There are no potential environmental contaminating activities associated with on-site commercial retail activities. There are no APECs for the subject site.
APEC-2 There are no potential environmental contaminating activities associated with adjacent or neighbouring properties included in this ESA1 Study. There are no APECs associated with the adjacent and neighbouring properties include in this study.
The nearest major water course to the subject site is the Ottawa River located about 1193 metres to the north of the subject site with a geodetic elevation of 197 feet (at closest point to subject site). The inferred direction of local shallow groundwater across the subject site is northerly.
The subject lands are at the same or similar elevation than the adjacent roadways and adjacent properties. The subject land is relatively level except for a strip of sod-covered land at the easterly part of the site which is about two (2) feet higher in elevation. In our ESA2 investigations in 2009, we confirmed that top soil was scraped from the subject lands as part of site development and stockpiled on this easterly part. There is no evidence of any significant quantity of imported fill from unknown sources brought to the site.
Near surface overburden soils as evidenced in our ESA2 study (2009) consist of primarily silt till or sandy silt till, underlain by limestone bedrock at an average depth of about five (5) feet below adjacent grade.
Inspection of the subject property found the following information regarding utilities and services at the site:
All site building are serviced with municipal drinking water via underground pipes. It is unknown in which direction the water service enters the subject site;
Each building is serviced by natural gas via a service line running from the main line;
Each building is serviced by an inground electrical conduit;
The main sanitary line enters the site and then splits to service the site buildings; and,
The main storm line enters the site and is interconnected with several strategically placed catch basins in the asphalt-covered parking lot areas.
For this site, our ESA2 Report (2009) confirmed that there are no subsurface soil or groundwater impacts. Accordingly, the underground service trenches will not impact or act
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as a conduit for the movement of potential environmental contaminant across the subject site or potentially impact adjacent or neighbouring properties.
There are no known gaps in the information on historical or current site activities that would significantly affect the Phase One Conceptual Site Model.
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7.0 CONCLUSIONS
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.
7.1 RECORD OF SITE CONDITION BASED ON PHASE ONE ESA ONLY
Based upon the review and evaluation of the information gathered from the Phase One ESA, a Record of Site Condition (RSC) cannot be filed based upon a Phase One ESA alone since we completed a comprehensive ESA2 investigation in 2009.
To be clear, an RSC is not, however, required for the subject site to allow for the continued use of the property for commercial purposes for which it is currently zoned.
7.2 RECORD OF SITE CONDITION BASED ON PHASE TWO ESA
The current ESA Phase One has 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. As noted above, our firm completed an ESA2 study for the subject site in 2009 in accordance with the recommendations in our previous ESA1 Report (2009).
As noted above, an RSC is not required for the subject site to allow for the continued use of the site for commercial purposes for which it is currently zoned.
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7.3 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 is a Toronto-based environmental consulting firm. We have completed this study in accordance with current Ministry of the Environment Standards and established practices for environmental investigations as recommended by Professional Engineers Ontario.
We warrant that the information enclosed in this report is true and accurate to the best of our knowledge including copies of all support materials found in the Appendices. There are limitations and conditions regarding the use and interpretation of this report. Refer to the Conditions for Contracted Services in Appendix 15 of this report.
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8.0 LIMITATIONS AND USE OF THIS REPORT
The Environment Management Group Ltd. (EMG) and affiliates and subcontractors have neither created nor contributed to the creation or existence of any type of hazardous waste or environmental contamination or pollution, whether latent or patent, or the release thereof or the violation of any law or regulation relating thereto, at the site of the Project or in connection with the Performance of the Project Work, and it is understood that EMG shall have no liability for any such condition.
EMG and its affiliates and subcontractors have performed all environmental services in a professional manner exercising all precaution, discretion and technical expertise as is expected of environmental professionals (environmental planners, consultants and engineers) in the performance of similar work and circumstances.
In the preparation of Phase One Environmental Site Assessments or other environmental site audits or inspections , all reasonable care is taken to access pertinent historical information from a variety of publications and document sources. EMG takes no responsibility for any errors or omissions in the Phase One Assessment Report or other site related studies due to inaccuracies or deficiencies in the available literature, or the absence of certain historical documents or records, or site features that are hidden from view or inaccessible for purposes of the ESA1 site inspection.
Due to the nature of environmental inquiry including and not limited to subsurface conditions of soil and water, even the most rigorous professional inquiry and assessment may fail to identify all existing conditions of environmental risk, pollution, or contamination at the subject site.
Where applicable, EMG responsibility and liability is limited to the accurate interpretation of the current soil, chemical analysis and groundwater conditions prevailing at the test locations and the depth at each boring. Accordingly, there is no warranty, expressed or implied, by EMG that all potential contaminants in subsurface soil or groundwater have been identified on the site.
EMG assumes no liability for injuries, claims, losses, expenses or damages whatsoever arising from the performance of the environmental work as a direct or indirect result of the uncovering and required disclosure and reporting of site contamination to the appropriate authorities.
Any and all additional environmental work required by the Client, government agency or others as a direct or indirect result of the Performance of the Agreement shall be negotiated with the Client as part and parcel of a new and separate contract for professional services.
The environmental report and related site work was conducted by EMG for the named client in this report only. EMG takes no responsibility or liability for the use or interpretation by third parties/ others regarding the contents of the report or the field work upon which it has been developed, without written consent. No reliance on the information contained in the report to persons or parties other than named client is expressed or implied.
Any reproduction of this report, in whole or in part, by any parties without written consent from EMG is unlawful. Additional copies of report can be provided to the client upon written request for a reasonable fee.
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Finally, EMG has completed the environmental work at the subject property as of the date of the report. EMG has no control as to how the subject property or neighbouring properties are used or environmental outcomes that may directly or indirectly effect the site once that we have completed our contracted work at the subject property. Accordingly, EMG takes no responsibility or liability for the environmental conditions at the subject property after the date of this report.
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9.0 CLOSURE
This project work and the report have been prepared in accordance with the terms of reference as agreed upon by the Client and EMG, and generally accepted environmental consulting practices and standards.
The information contained in this ESA1 Report is believed to provide a reasonable representation of the general environmental conditions at the site, based on our review of available historical literature pertaining to use(s) of the subject site and adjacent properties, interviews with key personnel, and a visual site assessment.
We trust that you will find the enclosed information satisfactory for your purposes. Please direct any questions you may have regarding this report or the project to this office.
Sincerely Yours,
THE ENVIRONMENT MANAGEMENT GROUP LTD. (EMG)
______Per Aaron Levine M.A., MARP, CEA, CCEP Head, Environmental Planning & Engineering Department
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10.0 APPENDICES
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Appendix 1
SUBJECT SITE
29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 TITLE: LOCATION MAP LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO DATE: MAY,2013 PREPARED BY: JG Appendix 2 29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 - SUBJECT SITE TITLE: AERIAL PHOTO (2010) LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO DATE: MAY, 2013 PREPARED BY: JG Appendix 3
Appendix 4 Legend for Ontario Geological Survey Map P2254
source: Physiography of Southern Ontario, Chapman and Putnam, 1984 Legend for Ontario Geological of Southern Ontario Map P2254 source: Physiography of Southern Ontario, Chapman and Putnam, 1984
Appendix 5 Previous ESA1 Study - Taken July, 2009 Photo 1: Viewing west. South end of north parking lot . Small sodded area in front of the Independent Store. Asphalt covered parking lot in good condition.
Photo 2: Viewing south. East sideyard adjacent to the Independent Store. Paved driveway access to loading dock for the Independent Store. Storm drain at low point for surface water runoff.
Photo 3: Viewing south. South end of west sideyard adjacent to the former Canadian Tire Store. An above ground waste oil tank was formerly located in the oil stained area (A) . We B noted two heating oil fill pipes in a recessed area (B) in the brick faced wall. These two pipes lead to a small basement area that originally housed two large above ground heating oil tanks.
A
Previous ESA1 Study - Taken July, 2009
Photo 4: North parking lot viewing northwest. The asphalt cover was in reasonable condition with some cracks but no separation.
Photo 5: East sideyard viewing north. The entire east sideyard was slightly elevated and sodded with some tree plantings. All vegetation appeared healthy.
Photo 6: Viewing east along the mall entrance in front of , on the right, the Shoppers Drug Mart Store , former Royal Bank branch, and on the left, small retail units supporting a restaurant , beauty salon, and barber shop. Floors were either ceramic or vinyl floor tile types, and walls and ceiling were painted drywall. All surfaces were in good condition.
Previous ESA1 Study - Taken July, 2009
Photo 7: Inside of the Independent grocery store viewing south. We noted that the floor was covered with vinyl-type floor tiles, the walls were painted drywall, and the suspended ceiling supported 2x4 ft ceiling tiles with lighting provided by fluorescent fixtures.
Photo 8: Mezzanine above the Independent Grocery Store. We noted that the floors were unpainted concrete, the walls were exposed concrete block, and the ceiling was painted drywall. Lighting was provided by lines of single tube fluorescent fixtures. The runs for the heating and air conditioning ducts were covered with fiberglass wrap, and the elbows , T’s , and unions were covered with asbestos cement wrap.
Photo 9: Boiler room in south central part of mezzanine. The actual boilers are insulated with asbestos , with a steel outer skin. The runs for the heating distribution lines were covered with fiberglass wrap, and the elbows , T’s , and unions were covered with asbestos cement wrap. Walls were painted concrete block.
Previous ESA1 Study - Taken July, 2009
Photo 10: Canadian Tire auto repair area viewing south. We noted that the floor was clean unpainted concrete , the walls painted concrete block, and the ceiling painted drywall. Lighting was provided by lines of single tube fluorescent fixtures. We noted that the concrete floor has been removed in the former locations of the continuous floor drain, oil water separator, and inground hoists.
Photo 11: Canadian Tire retail area, viewing south. We noted that the floors were covered with vinyl type floor tiles , the walls were covered with painted drywall, and the steel support posts were coved with lath and plaster.
ESA1 Update Study - Taken May 29th, 2013 Photo 1: Viewing southwest from mid point of east property line . The original site building, that has been extensively renovated, occupies the south part of the site. The exterior walls were constructed with concrete block faced with brick veneer or stocco. The roof of the building was of flat built-up construction. We noted that the new asphalt was in good condition. There was a slightly elevated strip of land (about two (2) feet above adjacent grade) along the entire east side of the subject site, that was sod covered
Photo 2: Viewing south. East sideyard adjacent to west wall of the original site building. The asphalt cover was re-done in 2012.
Photo 3: Viewing south. South end of west sideyard adjacent to west wall of the original site building. There were some mature trees and shrubbery plantings in this area of the site. There was no visible evidence of staining or stressed vegetation.
ESA1 Update Study - Taken May 29th, 2013
Photo 4: North parking lot viewing west. The asphalt cover was re-done in 2012. Currently, the four site building are tenanted by the following tenants: LCBO - Building A Harvey’s and Swiss Chalet - Building B Shopper’s Drug Mart, and Staples - C Building C B A D TD Bank - Building D
Photo 5: Viewing north. North neighbouring property, 2121-2165 Carling Avenue. Site developed into a large retail / commercial complex. The southern portion which abuts Carling avenue supports an asphalt covered parking lot.
Photo 6: Typical newly constructed interior of Shopper’s Drug Mart Store occupying the east part of building C. Floors were either ceramic or vinyl floor tile, and walls were painted drywall. Ceiling wer of t-bar type with new acoustic panels. Lighting was provided by new fluorescent light fixtures.
Appendix 6 Phase One Study Area
Phase One Property
250m
29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 TITLE: ESA1 STUDY AREA LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO - SUBJECT SITE DATE: MAY, 2013 PREPARED BY: JG Current Uses of Properties Adjacent to the Phase One Property
815-875 Aaron Ave Residential Homes
Phase One 878-828 Fairlawn Ave Residential Homes Study Area 2-108 Eastlawn Private Residential Homes
Carlingwood Shopping Mall (Multi Retail and Commercial 2085 Carling Ave 2085 Businesses) Sleep Country,Tim Hortons,Starbucks,Golden Place 2194-2222 Carling Ave Restaurant,GCR Tire Centre,Pharmacy,
4 5 6 7 9
8 SITE FEATURES 1 2194-2222 2 3 Current building at 2148-2160 Carling Ave tenanted by: 250m 2148-2160 1 Shoppers Drugmart Phase One Property 2 Staples
3 Vacant
4 Swiss Chalet
5 Harveys Restaurant
6 TD Bank
7 LCBO
8 Asphalt Covered Parking
9 Sod covered Sideyard(East)
DRAWING TITLE: Phase One Environmental Site Assessment EMG Phase One Conceptual Site Model 29 QUEEN ANNE RD 2148 Carling Ave. Ottawa,ON ETOBICOKE, ONTARIO M8X 1T1 LOCATION: (416) 239-6643 DATE: July, 2013 DRAWN BY: JG Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
2013 Aaron Avenue 815 No Address Listed 2013 Aaron Avenue 819 McDonald, E 2013 Aaron Avenue 823 Ghadban, F 2013 Aaron Avenue 827 Parent, G 2013 Aaron Avenue 831 Lister, K 2013 Aaron Avenue 837 Vacant 2013 Aaron Avenue 843 Mccormick, K 2013 Aaron Avenue 849 Bonapace, D 2013 Aaron Avenue 850 McGregor, M 2013 Aaron Avenue 854 Residential Home 2013 Aaron Avenue 855 Residential Home 2013 Aaron Avenue 858 Residential Home 2013 Aaron Avenue 859 Residential Home 2013 Aaron Avenue 862 Residential Home 2013 Aaron Avenue 863 Residential Home 2013 Aaron Avenue 866 Residential Home 2013 Aaron Avenue 870 Residential Home 2013 Aaron Avenue 875 Residential Home 2013 Ancaster Avenue 433 Residential Home 2013 Ancaster Avenue 437 Residential Home 2013 Ancaster Avenue 442 Residential Home 2013 Ancaster Avenue 444 Residential Home 2013 Ancaster Avenue 445 Residential Home 2013 Ancaster Avenue 446 Residential Home 2013 Ancaster Avenue 448 Residential Home 2013 Ancaster Avenue 449 Residential Home 2013 Ancaster Avenue 450 Residential Home 2013 Ancaster Avenue 451 Residential Home 2013 Ancaster Avenue 452 Residential Home 2013 Ancaster Avenue 455 Residential Home 2013 Ancaster Avenue 458 Residential Home 2013 Ancaster Avenue 460 Residential Home 2013 Ancaster Avenue 462 Residential Home 2013 Ancaster Avenue 463 Residential Home 2013 Ancaster Avenue 464 Residential Home 2013 Ancaster Avenue 469 Residential Home 2013 Ancaster Avenue 471 Residential Home 2013 Ancaster Avenue 473 Residential Home 2013 Ancaster Avenue 476 Residential Home 2013 Ancaster Avenue 478 Residential Home 2013 Ancaster Avenue 484 Residential Home 2013 Ancaster Avenue 485 Retail/Professional Services 2013 Ancaster Avenue 486 Residential Home 2013 Carling Avenue 2045 Apartment Complex 2013 Carling Avenue 2074 Residential Home 2013 Carling Avenue 2082 Residential Home 2013 Carling Avenue 2084 Residential Home 2013 Carling Avenue 2085 Carlingwood Shopping Mall Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
2013 Carling Avenue 2086 Residential Home 2013 Carling Avenue 2088 Residential Home 2013 Carling Avenue 2090 Residential Home 2013 Carling Avenue 2102 Residential Home 2013 Carling Avenue 2114 Residential Home 2013 Carling Avenue 2148 Fairlawn Plaza 2013 Carling Avenue 2148 Shoppers Drugmart 2013 Carling Avenue 2148 LCBO 2013 Carling Avenue 2148 TD Bank 2013 Carling Avenue 2148 Harveys/Swiss Chalet 2013 Carling Avenue 2148 Staples 2013 Carling Avenue 2165 Carlingwood Shopping Mall 2013 Carling Avenue 2194 Retail Stores / Commercial 2013 Carling Avenue 2195 Retail Stores / Commercial 2013 Carling Avenue 2199 Retail Stores / Commercial 2013 Carling Avenue 2200 Retail Stores / Commercial 2013 Carling Avenue 2207 Retail Stores / Commercial 2013 Carling Avenue 2222 Retail Stores / Commercial 2013 Duberry Street 829 Berthiaume,G 2013 Duberry Street 836 Zietak,E 2013 Duberry Street 839 Kaitell,J 2013 Duberry Street 844 Phol,R 2013 Duberry Street 845 Thompson,F 2013 Duberry Street 847 Deszcz,M 2013 Duberry Street 848 Arcjibal,J 2013 Duberry Street 850 Penit,V 2013 Duberry Street 853 Latreille,J 2013 Duberry Street 859 No Address Listed 2013 Duberry Street 860 Kutner,H 2013 Duberry Street 863 No Address Listed 2013 Duberry Street 864 Isbrandt,S 2013 Duberry Street 867 Luimes,J 2013 Duberry Street 868 No Address Listed 2013 Duberry Street 869 Doulov,A 2013 Duberry Street 870 Thomas,E 2013 Duberry Street 875 No Address Listed 2013 Duberry Street 879 No Address Listed 2013 Duberry Street 880 Cioutier,H 2013 Duberry Street 883 Cioutier,P 2013 Duberry Street 886 Roukos,N 2013 Duberry Street 887 Residential Home 2013 Duberry Street 890 Residential Home 2013 Duberry Street 891 Residential Home 2013 Duberry Street 894 Residential Home 2013 Esterlawn Private 2-108 Residential Complex Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
2013 Fairlawn Avenue 828 Residential Home 2013 Fairlawn Avenue 832 Residential Home 2013 Fairlawn Avenue 836 Residential Home 2013 Fairlawn Avenue 840 Residential Home 2013 Fairlawn Avenue 844 Residential Home 2013 Fairlawn Avenue 848 Residential Home 2013 Fairlawn Avenue 852 Residential Home 2013 Fairlawn Avenue 856 Residential Home 2013 Fairlawn Avenue 860 Residential Home 2013 Fairlawn Avenue 864 Residential Home 2013 Fairlawn Avenue 868 Residential Home 2013 Fairlawn Avenue 872 Residential Home 2013 Fairlawn Avenue 876 Residential Home 2013 Fairlawn Avenue 878 Residential Home 2013 Fox Crescent 2186 Residential Home 2013 Fox Crescent 2190 Residential Home 2013 Fox Crescent 2194 Residential Home 2013 Fox Crescent 2195 Residential Home 2013 Fox Crescent 2201 Residential Home 2013 Fox Crescent 2202 Residential Home 2013 Fox Crescent 2207 Residential Home 2013 Fox Crescent 2210 Residential Home 2013 Fox Crescent 2211 Residential Home 2013 Fox Crescent 2213 Residential Home 2013 Fox Crescent 2220 Residential Home 2013 Fox Crescent 2224 Residential Home 2013 Fox Crescent 2228 Residential Home 2013 Iroquois Road 811 Residential Home 2013 Iroquois Road 813 Residential Home 2013 Iroquois Road 816 Residential Home 2013 Iroquois Road 820 Residential Home 2013 Iroquois Road 823 Residential Home 2013 Iroquois Road 824 Residential Home 2013 Iroquois Road 825 Residential Home 2013 Iroquois Road 829 Residential Home 2013 Iroquois Road 830 Residential Home 2013 Iroquois Road 832 Residential Home 2013 Iroquois Road 833 Residential Home 2013 Iroquois Road 839 Residential Home 2013 Iroquois Road 840 Residential Home 2013 Iroquois Road 841 Residential Home 2013 Iroquois Road 845 Residential Home 2013 Iroquois Road 846 Residential Home 2013 Iroquois Road 850 Residential Home 2013 Iroquois Road 853 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
2013 Iroquois Road 856 Residential Home 2013 Iroquois Road 857 Residential Home 2013 Iroquois Road 858 Residential Home 2013 Iroquois Road 859 Residential Home 2013 Iroquois Road 863 Residential Home 2013 Iroquois Road 868 Residential Home 2013 Kingsmere Avenue 811 Residential Home 2013 Kingsmere Avenue 817 Residential Home 2013 Kingsmere Avenue 818 Residential Home 2013 Kingsmere Avenue 824 Residential Home 2013 Kingsmere Avenue 825 Residential Home 2013 Kingsmere Avenue 828 Residential Home 2013 Kingsmere Avenue 830 Residential Home 2013 Kingsmere Avenue 831 Residential Home 2013 Kingsmere Avenue 834 Residential Home 2013 Kingsmere Avenue 835 Residential Home 2013 Kingsmere Avenue 840 Residential Home 2013 Kingsmere Avenue 841 Residential Home 2013 Kingsmere Avenue 842 Residential Home 2013 Kingsmere Avenue 843 Residential Home 2013 Kingsmere Avenue 845 Residential Home 2013 Kingsmere Avenue 849 Residential Home 2013 Kingsmere Avenue 850 Residential Home 2013 Kingsmere Avenue 854 Residential Home 2013 Kingsmere Avenue 855 Residential Home 2013 Kingsmere Avenue 858 Residential Home 2013 Kingsmere Avenue 859 Residential Home 2013 Kingsmere Avenue 863 Residential Home 2013 Kingsmere Avenue 864 Residential Home 2013 Kingsmere Avenue 865 Residential Home 2013 Kingsmere Avenue 868 Residential Home 2013 Kingsmere Avenue 872 Residential Home 2013 Kingsmere Avenue 875 Residential Home 2013 Kingsmere Avenue 878 Residential Home 2012 Carling Avenue 2045 Apartment Complex 2012 Carling Avenue 2074 Residential Home 2012 Carling Avenue 2082 Residential Home 2012 Carling Avenue 2084 Residential Home 2012 Carling Avenue 2085 Carlingwood Shopping Mall 2012 Carling Avenue 2086 Residential Home 2012 Carling Avenue 2088 Residential Home 2012 Carling Avenue 2090 Residential Home 2012 Carling Avenue 2102 Residential Home 2012 Carling Avenue 2114 Residential Home 2012 Carling Avenue 2148 Fairlawn Plaza Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
2012 Carling Avenue 2148 Shoppers Drugmart 2012 Carling Avenue 2148 LCBO 2012 Carling Avenue 2148 TD Bank 2012 Carling Avenue 2148 Harveys/Swiss Chalet 2012 Carling Avenue 2148 Staples 2012 Carling Avenue 2165 Carlingwood Shopping Mall 2012 Carling Avenue 2194 Retail Stores / Commercial 2012 Carling Avenue 2195 Retail Stores / Commercial 2012 Carling Avenue 2199 Retail Stores / Commercial 2012 Carling Avenue 2200 Retail Stores / Commercial 2012 Carling Avenue 2207 Retail Stores / Commercial 2012 Carling Avenue 2222 Retail Stores / Commercial 2012 Esterlawn Private 2-108 Residential Complex 2012 Fairlawn Avenue 828 Residential Home 2012 Fairlawn Avenue 832 Residential Home 2012 Fairlawn Avenue 836 Residential Home 2012 Fairlawn Avenue 840 Residential Home 2012 Fairlawn Avenue 844 Residential Home 2012 Fairlawn Avenue 848 Residential Home 2012 Fairlawn Avenue 852 Residential Home 2012 Fairlawn Avenue 856 Residential Home 2012 Fairlawn Avenue 860 Residential Home 2012 Fairlawn Avenue 864 Residential Home 2012 Fairlawn Avenue 868 Residential Home 2012 Fairlawn Avenue 872 Residential Home 2012 Fairlawn Avenue 876 Residential Home 2012 Fairlawn Avenue 878 Residential Home 2000 Carling Avenue 2045 Apartment Complex 2000 Carling Avenue 2074 Residential Home 2000 Carling Avenue 2082 Residential Home 2000 Carling Avenue 2084 Residential Home 2000 Carling Avenue 2085 Carlingwood Shopping Mall 2000 Carling Avenue 2086 Residential Home 2000 Carling Avenue 2088 Residential Home 2000 Carling Avenue 2090 Residential Home 2000 Carling Avenue 2102 Residential Home 2000 Carling Avenue 2110 Residential Home 2000 Carling Avenue 2114 Residential Home 2000 Carling Avenue 2121 Carlingwood Shopping Mall 2000 Carling Avenue 2148 Fairlawn Plaza 2000 Carling Avenue 2150 Fairlawn Plaza 2000 Carling Avenue 2154 Hair Bazzar 2000 Carling Avenue 2155 Smithbooks 2000 Carling Avenue 2156 Luigi Hairstylist 2000 Carling Avenue 2158 Royal Bank Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
2000 Carling Avenue 2158 Bakery 2000 Carling Avenue 2165 Carlingwood Shopping Mall 2000 Carling Avenue 2194 Retail Stores / Commercial 2000 Carling Avenue 2195 Retail Stores / Commercial 2000 Carling Avenue 2199 Retail Stores / Commercial 2000 Carling Avenue 2200 Retail Stores / Commercial 2000 Carling Avenue 2207 Retail Stores / Commercial 2000 Carling Avenue 2222 Retail Stores / Commercial 2000 Esterlawn Private 2-108 Residential Complex 1999 Carling Avenue 2045 Apartment Complex 1999 Carling Avenue 2074 Residential Home 1999 Carling Avenue 2082 Residential Home 1999 Carling Avenue 2084 Residential Home 1999 Carling Avenue 2085 Carlingwood Shopping Mall 1999 Carling Avenue 2086 Residential Home 1999 Carling Avenue 2088 Residential Home 1999 Carling Avenue 2090 Residential Home 1999 Carling Avenue 2102 Residential Home 1999 Carling Avenue 2110 Residential Home 1999 Carling Avenue 2114 Residential Home 1999 Carling Avenue 2121 Carlingwood Shopping Mall 1999 Carling Avenue 2148 Fairlawn Plaza 1999 Carling Avenue 2150 Fairlawn Plaza 1999 Carling Avenue 2154 Hair Bazzar 1999 Carling Avenue 2155 Smithbooks 1999 Carling Avenue 2156 Luigi Hairstylist 1999 Carling Avenue 2158 Royal Bank 1999 Carling Avenue 2158 Bakery 1999 Carling Avenue 2165 Carlingwood Shopping Mall 1999 Carling Avenue 2194 Retail Stores / Commercial 1999 Carling Avenue 2195 Retail Stores / Commercial 1999 Carling Avenue 2199 Retail Stores / Commercial 1999 Carling Avenue 2200 Retail Stores / Commercial 1999 Carling Avenue 2207 Retail Stores / Commercial 1999 Carling Avenue 2222 Retail Stores / Commercial 1999 Esterlawn Private 2-108 Residential Complex 1997 Esterlawn Private 2-108 Residential Complex 1995 Esterlawn Private 2-108 Residential Complex 1990 Aaron Avenue 815 No Address Listed 1990 Aaron Avenue 819 McDonald, E 1990 Aaron Avenue 823 Ghadban, F 1990 Aaron Avenue 827 Parent, G 1990 Aaron Avenue 831 Lister, K 1990 Aaron Avenue 837 Vacant 1990 Aaron Avenue 843 Mccormick, K Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1990 Aaron Avenue 849 Bonapace, D 1990 Aaron Avenue 850 McGregor, M 1990 Aaron Avenue 854 Residential Home 1990 Aaron Avenue 855 Residential Home 1990 Aaron Avenue 858 Residential Home 1990 Aaron Avenue 859 Residential Home 1990 Aaron Avenue 862 Residential Home 1990 Aaron Avenue 863 Residential Home 1990 Aaron Avenue 866 Residential Home 1990 Aaron Avenue 870 Residential Home 1990 Aaron Avenue 875 Residential Home 1990 Ancaster Avenue 433 Residential Home 1990 Ancaster Avenue 437 Residential Home 1990 Ancaster Avenue 442 Residential Home 1990 Ancaster Avenue 444 Residential Home 1990 Ancaster Avenue 445 Residential Home 1990 Ancaster Avenue 446 Residential Home 1990 Ancaster Avenue 448 Residential Home 1990 Ancaster Avenue 449 Residential Home 1990 Ancaster Avenue 450 Residential Home 1990 Ancaster Avenue 451 Residential Home 1990 Ancaster Avenue 452 Residential Home 1990 Ancaster Avenue 455 Residential Home 1990 Ancaster Avenue 458 Residential Home 1990 Ancaster Avenue 460 Residential Home 1990 Ancaster Avenue 462 Residential Home 1990 Ancaster Avenue 463 Residential Home 1990 Ancaster Avenue 464 Residential Home 1990 Ancaster Avenue 469 Residential Home 1990 Ancaster Avenue 471 Residential Home 1990 Ancaster Avenue 473 Residential Home 1990 Ancaster Avenue 476 Residential Home 1990 Ancaster Avenue 478 Residential Home 1990 Ancaster Avenue 484 Residential Home 1990 Ancaster Avenue 485 No Address Listed 1990 Ancaster Avenue 486 Residential Home 1990 Carling Avenue 2045 Apartment Complex 1990 Carling Avenue 2045 Apartment Complex 1990 Carling Avenue 2074 Residential Home 1990 Carling Avenue 2074 Residential Home 1990 Carling Avenue 2082 Residential Home 1990 Carling Avenue 2082 Residential Home 1990 Carling Avenue 2084 Residential Home 1990 Carling Avenue 2084 Residential Home 1990 Carling Avenue 2085 Carlingwood Shopping Mall Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1990 Carling Avenue 2086 Residential Home 1990 Carling Avenue 2086 Residential Home 1990 Carling Avenue 2088 Residential Home 1990 Carling Avenue 2088 Residential Home 1990 Carling Avenue 2090 Residential Home 1990 Carling Avenue 2090 Residential Home 1990 Carling Avenue 2102 Residential Home 1990 Carling Avenue 2102 Residential Home 1990 Carling Avenue 2110 Residential Home 1990 Carling Avenue 2110 Residential Home 1990 Carling Avenue 2114 Residential Home 1990 Carling Avenue 2114 Residential Home 1990 Carling Avenue 2121 Carlingwood Shopping Mall 1990 Carling Avenue 2148 No address Listed 1990 Carling Avenue 2150 Fairlawn Plaza 1990 Carling Avenue 2194 No Address Listed 1990 Carling Avenue 2194 No Address Listed 1990 Carling Avenue 2195 Golden Place Restaurant 1990 Carling Avenue 2199 Vanco Structural Services 1990 Carling Avenue 2200 Mister Donut 1990 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1990 Carling Avenue 2222 Carlingwood Motors Ltd. 1990 Duberry Street 829 Residential Home 1990 Duberry Street 836 Residential Home 1990 Duberry Street 839 Residential Home 1990 Duberry Street 844 Residential Home 1990 Duberry Street 845 Residential Home 1990 Duberry Street 847 Residential Home 1990 Duberry Street 848 Residential Home 1990 Duberry Street 850 Residential Home 1990 Duberry Street 853 Residential Home 1990 Duberry Street 859 Residential Home 1990 Duberry Street 860 Residential Home 1990 Duberry Street 863 Residential Home 1990 Duberry Street 864 Residential Home 1990 Duberry Street 867 Residential Home 1990 Duberry Street 868 Residential Home 1990 Duberry Street 869 Residential Home 1990 Duberry Street 870 Residential Home 1990 Duberry Street 875 Residential Home 1990 Duberry Street 879 Residential Home 1990 Duberry Street 880 Residential Home 1990 Duberry Street 883 Residential Home 1990 Duberry Street 886 Residential Home 1990 Duberry Street 887 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1990 Duberry Street 890 Residential Home 1990 Duberry Street 891 Residential Home 1990 Duberry Street 894 Residential Home 1990 Esterlawn Private 2-108 Residential Complex 1990 Fairlawn Avenue 828 Horricks,A 1990 Fairlawn Avenue 832 Shum,J 1990 Fairlawn Avenue 836 Beno,L 1990 Fairlawn Avenue 840 Bond,B 1990 Fairlawn Avenue 844 Miller,M 1990 Fairlawn Avenue 848 Millar,M 1990 Fairlawn Avenue 852 Flanigan,K 1990 Fairlawn Avenue 856 Calagoure,S 1990 Fairlawn Avenue 860 Alessio,L 1990 Fairlawn Avenue 864 Pulice,F 1990 Fairlawn Avenue 868 Hall,T 1990 Fairlawn Avenue 872 Difranco,A 1990 Fairlawn Avenue 876 Lafrance,J 1990 Fairlawn Avenue 878 Donato,S 1990 Fox Crescent 2182 Not Listed 1990 Fox Crescent 2186 Aquilina, E 1990 Fox Crescent 2190 No Return 1990 Fox Crescent 2194 Residential Home 1990 Fox Crescent 2194 Residential Home 1990 Fox Crescent 2195 Residential Home 1990 Fox Crescent 2195 Residential Home 1990 Fox Crescent 2201 Residential Home 1990 Fox Crescent 2202 Residential Home 1990 Fox Crescent 2207 Residential Home 1990 Fox Crescent 2210 Residential Home 1990 Fox Crescent 2211 Residential Home 1990 Fox Crescent 2213 Residential Home 1990 Fox Crescent 2220 Residential Home 1990 Fox Crescent 2224 Residential Home 1990 Fox Crescent 2228 Residential Home 1990 Iroquois Road 811 Residential Home 1990 Iroquois Road 813 Residential Home 1990 Iroquois Road 816 Residential Home 1990 Iroquois Road 820 Residential Home 1990 Iroquois Road 823 Residential Home 1990 Iroquois Road 824 Residential Home 1990 Iroquois Road 825 Residential Home 1990 Iroquois Road 829 Residential Home 1990 Iroquois Road 830 Residential Home 1990 Iroquois Road 832 Residential Home 1990 Iroquois Road 833 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1990 Iroquois Road 839 Residential Home 1990 Iroquois Road 840 Residential Home 1990 Iroquois Road 841 Residential Home 1990 Iroquois Road 845 Residential Home 1990 Iroquois Road 846 Residential Home 1990 Iroquois Road 850 Residential Home 1990 Iroquois Road 853 Residential Home 1990 Iroquois Road 856 Residential Home 1990 Iroquois Road 857 Residential Home 1990 Iroquois Road 858 Residential Home 1990 Iroquois Road 859 Residential Home 1990 Iroquois Road 863 Residential Home 1990 Iroquois Road 868 Residential Home 1990 Kingsmere Avenue 811 Weist,W 1990 Kingsmere Avenue 817 Tunney,O 1990 Kingsmere Avenue 818 Weiss,K 1990 Kingsmere Avenue 824 Byers,V 1990 Kingsmere Avenue 825 Eberlin,W 1990 Kingsmere Avenue 828 Ingersoll,E 1990 Kingsmere Avenue 830 No Return 1990 Kingsmere Avenue 831 Mfossmark,E 1990 Kingsmere Avenue 834 Forcier,R 1990 Kingsmere Avenue 835 Danbrook,J 1990 Kingsmere Avenue 840 Kelton,L 1990 Kingsmere Avenue 841 Smith,M 1990 Kingsmere Avenue 842 Magladry,M 1990 Kingsmere Avenue 843 Fiori,P 1990 Kingsmere Avenue 845 Szaplonczay,T 1990 Kingsmere Avenue 849 McGuire,D 1990 Kingsmere Avenue 850 Oikle,W 1990 Kingsmere Avenue 854 Easy,D 1990 Kingsmere Avenue 855 Wahab,F 1990 Kingsmere Avenue 858 Kellyway,K 1990 Kingsmere Avenue 859 Shaughnessy,J 1990 Kingsmere Avenue 863 Insley,D 1990 Kingsmere Avenue 864 No Return 1990 Kingsmere Avenue 865 Neuwirth,G 1990 Kingsmere Avenue 868 Micucci,J 1990 Kingsmere Avenue 872 Carty,O 1990 Kingsmere Avenue 875 Bassil,J 1990 Kingsmere Avenue 878 Dean,J 1989 Aaron Avenue 815 No Address Listed 1989 Aaron Avenue 819 McDonald, E 1989 Aaron Avenue 823 Ghadban, F 1989 Aaron Avenue 827 Parent, G Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1989 Aaron Avenue 831 Lister, K 1989 Aaron Avenue 837 Vacant 1989 Aaron Avenue 843 Mccormick, K 1989 Aaron Avenue 849 Bonapace, D 1989 Aaron Avenue 850 McGregor, M 1989 Aaron Avenue 854 Residential Home 1989 Aaron Avenue 855 Residential Home 1989 Aaron Avenue 858 Residential Home 1989 Aaron Avenue 859 Residential Home 1989 Aaron Avenue 862 Residential Home 1989 Aaron Avenue 863 Residential Home 1989 Aaron Avenue 866 Residential Home 1989 Aaron Avenue 870 Residential Home 1989 Aaron Avenue 875 Residential Home 1989 Ancaster Avenue 451 Residential Home 1989 Ancaster Avenue 452 Residential Home 1989 Ancaster Avenue 455 Residential Home 1989 Ancaster Avenue 458 Residential Home 1989 Ancaster Avenue 460 Residential Home 1989 Ancaster Avenue 462 Residential Home 1989 Ancaster Avenue 463 Residential Home 1989 Ancaster Avenue 464 Residential Home 1989 Ancaster Avenue 469 Residential Home 1989 Ancaster Avenue 471 Residential Home 1989 Ancaster Avenue 473 Residential Home 1989 Ancaster Avenue 476 Residential Home 1989 Ancaster Avenue 478 Residential Home 1989 Ancaster Avenue 484 Residential Home 1989 Ancaster Avenue 486 Residential Home 1989 Duberry Street 829 Residential Home 1989 Duberry Street 836 Residential Home 1989 Duberry Street 839 Residential Home 1989 Duberry Street 844 Residential Home 1989 Duberry Street 845 Residential Home 1989 Duberry Street 847 Residential Home 1989 Duberry Street 848 Residential Home 1989 Duberry Street 850 Residential Home 1989 Duberry Street 853 Residential Home 1989 Duberry Street 859 Residential Home 1989 Duberry Street 860 Residential Home 1989 Duberry Street 863 Residential Home 1989 Duberry Street 864 Residential Home 1989 Duberry Street 867 Residential Home 1989 Duberry Street 868 Residential Home 1989 Duberry Street 869 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1989 Duberry Street 870 Residential Home 1989 Duberry Street 875 Residential Home 1989 Duberry Street 879 Residential Home 1989 Duberry Street 880 Residential Home 1989 Duberry Street 883 Residential Home 1989 Duberry Street 886 Residential Home 1989 Duberry Street 887 Residential Home 1989 Duberry Street 890 Residential Home 1989 Duberry Street 891 Residential Home 1989 Duberry Street 894 Residential Home 1989 Esterlawn Private 2-108 Residential Complex 1989 Fairlawn Avenue 828 Horricks,A 1989 Fairlawn Avenue 832 Shum,J 1989 Fairlawn Avenue 836 Beno,L 1989 Fairlawn Avenue 840 Bond,B 1989 Fairlawn Avenue 844 Miller,M 1989 Fairlawn Avenue 848 Millar,M 1989 Fairlawn Avenue 852 Flanigan,K 1989 Fairlawn Avenue 856 Calagoure,S 1989 Fairlawn Avenue 860 Alessio,L 1989 Fairlawn Avenue 864 Pulice,F 1989 Fairlawn Avenue 868 Hall,T 1989 Fairlawn Avenue 872 Difranco,A 1989 Fairlawn Avenue 876 Lafrance,J 1989 Fairlawn Avenue 878 Donato,S 1989 Fox Crescent 2182 Not Listed 1989 Fox Crescent 2186 Aquilina, E 1989 Fox Crescent 2190 No Return 1989 Fox Crescent 2194 Residential Home 1989 Fox Crescent 2195 Residential Home 1989 Fox Crescent 2201 Residential Home 1989 Fox Crescent 2201 Residential Home 1989 Fox Crescent 2202 Residential Home 1989 Fox Crescent 2202 Residential Home 1989 Fox Crescent 2207 Residential Home 1989 Fox Crescent 2207 Residential Home 1989 Fox Crescent 2210 Residential Home 1989 Fox Crescent 2210 Residential Home 1989 Fox Crescent 2211 Residential Home 1989 Fox Crescent 2211 Residential Home 1989 Fox Crescent 2213 Residential Home 1989 Fox Crescent 2213 Residential Home 1989 Fox Crescent 2220 Residential Home 1989 Fox Crescent 2220 Residential Home 1989 Fox Crescent 2224 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1989 Fox Crescent 2224 Residential Home 1989 Fox Crescent 2228 Residential Home 1989 Fox Crescent 2228 Residential Home 1989 Kingsmere Avenue 811 Weist,W 1989 Kingsmere Avenue 817 Tunney,O 1989 Kingsmere Avenue 818 Weiss,K 1989 Kingsmere Avenue 824 Byers,V 1989 Kingsmere Avenue 825 Eberlin,W 1989 Kingsmere Avenue 828 Ingersoll,E 1989 Kingsmere Avenue 830 No Return 1989 Kingsmere Avenue 831 Mfossmark,E 1989 Kingsmere Avenue 834 Forcier,R 1989 Kingsmere Avenue 835 Danbrook,J 1989 Kingsmere Avenue 840 Kelton,L 1989 Kingsmere Avenue 841 Smith,M 1989 Kingsmere Avenue 842 Magladry,M 1989 Kingsmere Avenue 843 Fiori,P 1989 Kingsmere Avenue 845 Szaplonczay,T 1989 Kingsmere Avenue 849 McGuire,D 1989 Kingsmere Avenue 850 Oikle,W 1989 Kingsmere Avenue 854 Easy,D 1989 Kingsmere Avenue 855 Wahab,F 1989 Kingsmere Avenue 858 Kellyway,K 1989 Kingsmere Avenue 859 Shaughnessy,J 1989 Kingsmere Avenue 863 Insley,D 1989 Kingsmere Avenue 864 No Return 1989 Kingsmere Avenue 865 Neuwirth,G 1989 Kingsmere Avenue 868 Micucci,J 1989 Kingsmere Avenue 872 Carty,O 1989 Kingsmere Avenue 875 Bassil,J 1989 Kingsmere Avenue 878 Dean,J 1987 Aaron Avenue 815 No Address Listed 1987 Aaron Avenue 819 McDonald, E 1987 Aaron Avenue 823 Ghadban, F 1987 Aaron Avenue 827 Parent, G 1987 Aaron Avenue 831 Lister, K 1987 Aaron Avenue 837 Vacant 1987 Aaron Avenue 843 Mccormick, K 1987 Aaron Avenue 849 Bonapace, D 1987 Aaron Avenue 850 McGregor, M 1987 Aaron Avenue 854 Residential Home 1987 Aaron Avenue 855 Residential Home 1987 Aaron Avenue 858 Residential Home 1987 Aaron Avenue 859 Residential Home 1987 Aaron Avenue 862 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1987 Aaron Avenue 863 Residential Home 1987 Aaron Avenue 866 Residential Home 1987 Aaron Avenue 870 Residential Home 1987 Aaron Avenue 875 Residential Home 1987 Ancaster Avenue 433 Residential Home 1987 Ancaster Avenue 437 Residential Home 1987 Ancaster Avenue 442 Residential Home 1987 Ancaster Avenue 444 Residential Home 1987 Ancaster Avenue 445 Residential Home 1987 Ancaster Avenue 446 Residential Home 1987 Ancaster Avenue 448 Residential Home 1987 Ancaster Avenue 449 Residential Home 1987 Ancaster Avenue 450 Residential Home 1987 Ancaster Avenue 451 Residential Home 1987 Ancaster Avenue 452 Residential Home 1987 Ancaster Avenue 455 Residential Home 1987 Ancaster Avenue 458 Residential Home 1987 Ancaster Avenue 460 Residential Home 1987 Ancaster Avenue 462 Residential Home 1987 Ancaster Avenue 463 Residential Home 1987 Ancaster Avenue 464 Residential Home 1987 Ancaster Avenue 469 Residential Home 1987 Ancaster Avenue 471 Residential Home 1987 Ancaster Avenue 473 Residential Home 1987 Ancaster Avenue 476 Residential Home 1987 Ancaster Avenue 478 Residential Home 1987 Ancaster Avenue 484 Residential Home 1987 Ancaster Avenue 486 Residential Home 1987 Carling Avenue 2086 Residential Home 1987 Carling Avenue 2088 Residential Home 1987 Carling Avenue 2090 Residential Home 1987 Carling Avenue 2102 Residential Home 1987 Carling Avenue 2110 Residential Home 1987 Carling Avenue 2114 Residential Home 1987 Carling Avenue 2121 Carlingwood Shopping Mall 1987 Carling Avenue 2160 Canadian Tire 1987 Carling Avenue 2165 All State Insurance 1987 Carling Avenue 2194 No Address Listed 1987 Carling Avenue 2195 Golden Place Restaurant 1987 Carling Avenue 2199 Vanco Structural Services 1987 Carling Avenue 2200 Mister Donut 1987 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1987 Carling Avenue 2222 Carlingwood Motors Ltd. 1987 Duberry Street 829 Residential Home 1987 Duberry Street 836 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1987 Duberry Street 839 Residential Home 1987 Duberry Street 844 Residential Home 1987 Duberry Street 845 Residential Home 1987 Duberry Street 847 Residential Home 1987 Duberry Street 848 Residential Home 1987 Duberry Street 850 Residential Home 1987 Duberry Street 853 Residential Home 1987 Duberry Street 859 Residential Home 1987 Duberry Street 860 Residential Home 1987 Duberry Street 863 Residential Home 1987 Duberry Street 864 Residential Home 1987 Duberry Street 867 Residential Home 1987 Duberry Street 868 Residential Home 1987 Duberry Street 869 Residential Home 1987 Duberry Street 870 Residential Home 1987 Duberry Street 875 Residential Home 1987 Duberry Street 879 Residential Home 1987 Duberry Street 880 Residential Home 1987 Duberry Street 883 Residential Home 1987 Duberry Street 886 Residential Home 1987 Duberry Street 887 Residential Home 1987 Duberry Street 890 Residential Home 1987 Duberry Street 891 Residential Home 1987 Duberry Street 894 Residential Home 1987 Esterlawn Private 2-108 Residential Complex 1987 Fox Crescent 2182 Not Listed 1987 Fox Crescent 2186 Aquilina, E 1987 Fox Crescent 2190 No Return 1987 Fox Crescent 2194 Residential Home 1987 Fox Crescent 2195 Residential Home 1987 Fox Crescent 2201 Residential Home 1987 Fox Crescent 2202 Residential Home 1987 Fox Crescent 2207 Residential Home 1987 Fox Crescent 2210 Residential Home 1987 Fox Crescent 2211 Residential Home 1987 Fox Crescent 2213 Residential Home 1987 Fox Crescent 2220 Residential Home 1987 Fox Crescent 2224 Residential Home 1987 Fox Crescent 2228 Residential Home 1986 Carling Avenue 2045 Apartment Complex 1986 Carling Avenue 2074 Residential Home 1986 Carling Avenue 2082 Residential Home 1986 Carling Avenue 2084 Residential Home 1986 Carling Avenue 2085 Carlingwood Shopping Mall 1986 Carling Avenue 2086 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1986 Carling Avenue 2088 Residential Home 1986 Carling Avenue 2090 Residential Home 1986 Carling Avenue 2102 Residential Home 1986 Carling Avenue 2110 Residential Home 1986 Carling Avenue 2114 Residential Home 1986 Carling Avenue 2160 Canadian Tire 1986 Carling Avenue 2194 No Address Listed 1986 Carling Avenue 2195 Golden Place Restaurant 1986 Carling Avenue 2199 Vanco Structural Services 1986 Carling Avenue 2200 Mister Donut 1986 Carling Avenue 2206 Tommy & Lefebvre Inc. 1986 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1986 Carling Avenue 2222 Carlingwood Motors Ltd. 1986 Carling Avenue 2095-2165 Carlingwood Shopping Mall 1986 Carling Avenue 2148-2160 Fairlawn Plaza Shopping Centre 1986 Fairlawn Avenue 828 Horricks,A 1986 Fairlawn Avenue 832 Shum,J 1986 Fairlawn Avenue 836 Beno,L 1986 Fairlawn Avenue 840 Baker,M 1986 Fairlawn Avenue 844 Miller,M 1986 Fairlawn Avenue 848 Millar,M 1986 Fairlawn Avenue 852 Flanigan,K 1986 Fairlawn Avenue 856 Calagoure,S 1986 Fairlawn Avenue 860 Alessio,L 1986 Fairlawn Avenue 864 Pulice,F 1986 Fairlawn Avenue 868 Hall,T 1986 Fairlawn Avenue 872 Difranco,A 1986 Fairlawn Avenue 876 Lafrance,J 1986 Fairlawn Avenue 878 Donato,S 1986 Iroquois Road 811 Residential Home 1986 Iroquois Road 813 Residential Home 1986 Iroquois Road 816 Residential Home 1986 Iroquois Road 820 Residential Home 1986 Iroquois Road 823 Residential Home 1986 Iroquois Road 824 Residential Home 1986 Iroquois Road 825 Residential Home 1986 Iroquois Road 829 Residential Home 1986 Iroquois Road 830 Residential Home 1986 Iroquois Road 832 Residential Home 1986 Iroquois Road 833 Residential Home 1986 Iroquois Road 839 Residential Home 1986 Iroquois Road 840 Residential Home 1986 Iroquois Road 841 Residential Home 1986 Iroquois Road 845 Residential Home 1986 Iroquois Road 846 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1986 Iroquois Road 850 Residential Home 1986 Iroquois Road 853 Residential Home 1986 Iroquois Road 856 Residential Home 1986 Iroquois Road 857 Residential Home 1986 Iroquois Road 858 Residential Home 1986 Iroquois Road 859 Residential Home 1986 Iroquois Road 863 Residential Home 1986 Iroquois Road 868 Residential Home 1985 Aaron Avenue 815 Alary, H 1985 Aaron Avenue 819 McDonald, E 1985 Aaron Avenue 823 Ghadban, F 1985 Aaron Avenue 827 Parent, G 1985 Aaron Avenue 831 Lister, K 1985 Aaron Avenue 837 Barrett, A 1985 Aaron Avenue 843 Mccormick, K 1985 Aaron Avenue 849 Bonapace, D 1985 Aaron Avenue 850 No Address Listed 1985 Aaron Avenue 854 Residential Home 1985 Aaron Avenue 855 Residential Home 1985 Aaron Avenue 858 Residential Home 1985 Aaron Avenue 859 Residential Home 1985 Aaron Avenue 862 Residential Home 1985 Aaron Avenue 863 Residential Home 1985 Aaron Avenue 866 Residential Home 1985 Aaron Avenue 870 Residential Home 1985 Aaron Avenue 875 Residential Home 1985 Ancaster Avenue 433 Residential Home 1985 Ancaster Avenue 437 Residential Home 1985 Ancaster Avenue 442 Residential Home 1985 Ancaster Avenue 444 Residential Home 1985 Ancaster Avenue 445 Residential Home 1985 Ancaster Avenue 446 Residential Home 1985 Ancaster Avenue 448 Residential Home 1985 Ancaster Avenue 449 Residential Home 1985 Ancaster Avenue 450 Residential Home 1985 Ancaster Avenue 451 Residential Home 1985 Ancaster Avenue 452 Residential Home 1985 Ancaster Avenue 455 Residential Home 1985 Ancaster Avenue 458 Residential Home 1985 Ancaster Avenue 460 Residential Home 1985 Ancaster Avenue 462 Residential Home 1985 Ancaster Avenue 463 Residential Home 1985 Ancaster Avenue 464 Residential Home 1985 Ancaster Avenue 469 Residential Home 1985 Ancaster Avenue 471 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1985 Ancaster Avenue 473 Residential Home 1985 Ancaster Avenue 476 Residential Home 1985 Ancaster Avenue 478 Residential Home 1985 Ancaster Avenue 484 Residential Home 1985 Ancaster Avenue 486 Residential Home 1985 Carling Avenue 2045 Apartment Complex 1985 Carling Avenue 2074 Residential Home 1985 Carling Avenue 2082 Residential Home 1985 Carling Avenue 2084 Residential Home 1985 Carling Avenue 2085 Carlingwood Shopping Mall 1985 Carling Avenue 2086 Residential Home 1985 Carling Avenue 2088 Residential Home 1985 Carling Avenue 2090 Residential Home 1985 Carling Avenue 2102 Residential Home 1985 Carling Avenue 2110 Residential Home 1985 Carling Avenue 2114 Residential Home 1985 Carling Avenue 2160 Canadian Tire 1985 Carling Avenue 2194 No Address Listed 1985 Carling Avenue 2195 Golden Place Restaurant 1985 Carling Avenue 2199 Vanco Structural Services 1985 Carling Avenue 2200 Mister Donut 1985 Carling Avenue 2206 Tommy & Lefebvre Inc. 1985 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1985 Carling Avenue 2222 Carlingwood Motors Ltd. 1985 Carling Avenue 2095-2165 Carlingwood Shopping Mall 1985 Carling Avenue 2148-2160 Fairlawn Plaza Shopping Centre 1985 Duberry Street 829 Residential Home 1985 Duberry Street 836 Residential Home 1985 Duberry Street 839 Residential Home 1985 Duberry Street 844 Residential Home 1985 Duberry Street 845 Residential Home 1985 Duberry Street 847 Residential Home 1985 Duberry Street 848 Residential Home 1985 Duberry Street 850 Residential Home 1985 Duberry Street 853 Residential Home 1985 Duberry Street 859 Residential Home 1985 Duberry Street 860 Residential Home 1985 Duberry Street 863 Residential Home 1985 Duberry Street 864 Residential Home 1985 Duberry Street 867 Residential Home 1985 Duberry Street 868 Residential Home 1985 Duberry Street 869 Residential Home 1985 Duberry Street 870 Residential Home 1985 Duberry Street 875 Residential Home 1985 Duberry Street 879 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1985 Duberry Street 880 Residential Home 1985 Duberry Street 883 Residential Home 1985 Duberry Street 886 Residential Home 1985 Duberry Street 887 Residential Home 1985 Duberry Street 890 Residential Home 1985 Duberry Street 891 Residential Home 1985 Duberry Street 894 Residential Home 1985 Esterlawn Private 2-108 Residential Complex 1985 Esterlawn Private 2-108 Residential Complex 1985 Fairlawn Avenue 828 Horricks,A 1985 Fairlawn Avenue 832 Shum,J 1985 Fairlawn Avenue 836 Beno,L 1985 Fairlawn Avenue 840 Baker,M 1985 Fairlawn Avenue 844 Miller,M 1985 Fairlawn Avenue 848 Millar,M 1985 Fairlawn Avenue 852 Flanigan,K 1985 Fairlawn Avenue 856 Calagoure,S 1985 Fairlawn Avenue 860 Alessio,L 1985 Fairlawn Avenue 864 Pulice,F 1985 Fairlawn Avenue 868 Hall,T 1985 Fairlawn Avenue 872 Difranco,A 1985 Fairlawn Avenue 876 Lafrance,J 1985 Fairlawn Avenue 878 Donato,S 1985 Fox Crescent 2182 Not Listed 1985 Fox Crescent 2186 Not Listed 1985 Fox Crescent 2190 Not Listed 1985 Fox Crescent 2194 Residential Home 1985 Fox Crescent 2195 Residential Home 1985 Fox Crescent 2195 Residential Home 1985 Fox Crescent 2201 Residential Home 1985 Fox Crescent 2202 Residential Home 1985 Fox Crescent 2207 Residential Home 1985 Fox Crescent 2210 Residential Home 1985 Fox Crescent 2211 Residential Home 1985 Fox Crescent 2213 Residential Home 1985 Fox Crescent 2220 Residential Home 1985 Fox Crescent 2224 Residential Home 1985 Fox Crescent 2228 Residential Home 1985 Iroquois Road 811 Residential Home 1985 Iroquois Road 813 Residential Home 1985 Iroquois Road 816 Residential Home 1985 Iroquois Road 820 Residential Home 1985 Iroquois Road 823 Residential Home 1985 Iroquois Road 824 Residential Home 1985 Iroquois Road 825 Residential Home 1985 Iroquois Road 829 Residential Home 1985 Iroquois Road 830 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1985 Iroquois Road 832 Residential Home 1985 Iroquois Road 833 Residential Home 1985 Iroquois Road 839 Residential Home 1985 Iroquois Road 840 Residential Home 1985 Iroquois Road 841 Residential Home 1985 Iroquois Road 845 Residential Home 1985 Iroquois Road 846 Residential Home 1985 Iroquois Road 850 Residential Home 1985 Iroquois Road 853 Residential Home 1985 Iroquois Road 856 Residential Home 1985 Iroquois Road 857 Residential Home 1985 Iroquois Road 858 Residential Home 1985 Iroquois Road 859 Residential Home 1985 Iroquois Road 863 Residential Home 1985 Iroquois Road 868 Residential Home 1984 Aaron Avenue 815 Alary, H 1984 Aaron Avenue 819 McDonald, E 1984 Aaron Avenue 823 Ghadban, F 1984 Aaron Avenue 827 Parent, G 1984 Aaron Avenue 831 Lister, K 1984 Aaron Avenue 837 Barrett, A 1984 Aaron Avenue 843 Mccormick, K 1984 Aaron Avenue 849 Bonapace, D 1984 Aaron Avenue 850 No Address Listed 1984 Aaron Avenue 854 Residential Home 1984 Aaron Avenue 855 Residential Home 1984 Aaron Avenue 858 Residential Home 1984 Aaron Avenue 859 Residential Home 1984 Aaron Avenue 862 Residential Home 1984 Aaron Avenue 863 Residential Home 1984 Aaron Avenue 866 Residential Home 1984 Aaron Avenue 870 Residential Home 1984 Aaron Avenue 875 Residential Home 1984 Ancaster Avenue 433 Residential Home 1984 Ancaster Avenue 437 Residential Home 1984 Ancaster Avenue 442 Residential Home 1984 Ancaster Avenue 444 Residential Home 1984 Ancaster Avenue 445 Residential Home 1984 Ancaster Avenue 446 Residential Home 1984 Ancaster Avenue 448 Residential Home 1984 Ancaster Avenue 449 Residential Home 1984 Ancaster Avenue 450 Residential Home 1984 Ancaster Avenue 451 Residential Home 1984 Ancaster Avenue 452 Residential Home 1984 Ancaster Avenue 455 Residential Home 1984 Ancaster Avenue 458 Residential Home 1984 Ancaster Avenue 460 Residential Home 1984 Ancaster Avenue 462 Residential Home 1984 Ancaster Avenue 463 Residential Home 1984 Ancaster Avenue 464 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1984 Ancaster Avenue 469 Residential Home 1984 Ancaster Avenue 471 Residential Home 1984 Ancaster Avenue 473 Residential Home 1984 Ancaster Avenue 476 Residential Home 1984 Ancaster Avenue 478 Residential Home 1984 Ancaster Avenue 484 Residential Home 1984 Ancaster Avenue 486 Residential Home 1984 Carling Avenue 2045 Apartment Complex 1984 Carling Avenue 2074 Residential Home 1984 Carling Avenue 2082 Residential Home 1984 Carling Avenue 2084 Residential Home 1984 Carling Avenue 2085 Carlingwood Shopping Mall 1984 Carling Avenue 2086 Residential Home 1984 Carling Avenue 2088 Residential Home 1984 Carling Avenue 2090 Residential Home 1984 Carling Avenue 2102 Residential Home 1984 Carling Avenue 2110 Residential Home 1984 Carling Avenue 2114 Residential Home 1984 Carling Avenue 2148 Fairlawn Plaza Shopping Centre 1984 Carling Avenue 2160 Canadian Tire 1984 Carling Avenue 2194 No Address Listed 1984 Carling Avenue 2195 Golden Place Restaurant 1984 Carling Avenue 2199 Vanco Structural Services 1984 Carling Avenue 2200 Mister Donut 1984 Carling Avenue 2206 Tommy & Lefebvre Inc. 1984 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1984 Carling Avenue 2222 Carlingwood Motors Ltd. 1984 Carling Avenue 2095-2165 Carlingwood Shopping Mall 1984 Duberry Street 829 Residential Home 1984 Duberry Street 836 Residential Home 1984 Duberry Street 839 Residential Home 1984 Duberry Street 844 Residential Home 1984 Duberry Street 845 Residential Home 1984 Duberry Street 847 Residential Home 1984 Duberry Street 848 Residential Home 1984 Duberry Street 850 Residential Home 1984 Duberry Street 853 Residential Home 1984 Duberry Street 859 Residential Home 1984 Duberry Street 860 Residential Home 1984 Duberry Street 863 Residential Home 1984 Duberry Street 864 Residential Home 1984 Duberry Street 867 Residential Home 1984 Duberry Street 868 Residential Home 1984 Duberry Street 869 Residential Home 1984 Duberry Street 870 Residential Home 1984 Duberry Street 875 Residential Home 1984 Duberry Street 879 Residential Home 1984 Duberry Street 880 Residential Home 1984 Duberry Street 883 Residential Home 1984 Duberry Street 886 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1984 Duberry Street 887 Residential Home 1984 Duberry Street 890 Residential Home 1984 Duberry Street 891 Residential Home 1984 Duberry Street 894 Residential Home 1984 Esterlawn Private 2-108 Residential Complex 1984 Esterlawn Private 2-108 Residential Complex 1984 Fox Crescent 2182 Not Listed 1984 Fox Crescent 2186 Not Listed 1984 Fox Crescent 2190 Not Listed 1979 Aaron Avenue 815 Fava, M 1979 Aaron Avenue 819 McDonald, E 1979 Aaron Avenue 823 Angelis, A 1979 Aaron Avenue 827 Parent, G 1979 Aaron Avenue 831 Lister, K 1979 Aaron Avenue 837 Awad, A 1979 Aaron Avenue 843 Mccormick, K 1979 Aaron Avenue 849 Bonapace, D 1979 Aaron Avenue 850 No Address Listed 1979 Aaron Avenue 850 No Address Listed 1979 Aaron Avenue 854 Residential Home 1979 Aaron Avenue 855 Residential Home 1979 Aaron Avenue 858 Residential Home 1979 Aaron Avenue 859 Residential Home 1979 Aaron Avenue 862 Residential Home 1979 Aaron Avenue 863 Residential Home 1979 Aaron Avenue 866 Residential Home 1979 Aaron Avenue 870 Residential Home 1979 Aaron Avenue 875 Residential Home 1979 Ancaster Avenue 433 Residential Home 1979 Ancaster Avenue 437 Residential Home 1979 Ancaster Avenue 442 Residential Home 1979 Ancaster Avenue 444 Residential Home 1979 Ancaster Avenue 445 Residential Home 1979 Ancaster Avenue 446 Residential Home 1979 Ancaster Avenue 448 Residential Home 1979 Ancaster Avenue 449 Residential Home 1979 Ancaster Avenue 450 Residential Home 1979 Ancaster Avenue 451 Residential Home 1979 Ancaster Avenue 452 Residential Home 1979 Ancaster Avenue 455 Residential Home 1979 Ancaster Avenue 458 Residential Home 1979 Ancaster Avenue 460 Residential Home 1979 Ancaster Avenue 462 Residential Home 1979 Ancaster Avenue 463 Residential Home 1979 Ancaster Avenue 464 Residential Home 1979 Ancaster Avenue 469 Residential Home 1979 Ancaster Avenue 471 Residential Home 1979 Ancaster Avenue 473 Residential Home 1979 Ancaster Avenue 476 Residential Home 1979 Ancaster Avenue 478 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1979 Ancaster Avenue 484 Residential Home 1979 Ancaster Avenue 486 Residential Home 1979 Carling Avenue 2045 Apartment Complex 1979 Carling Avenue 2074 Residential Home 1979 Carling Avenue 2082 Residential Home 1979 Carling Avenue 2084 Residential Home 1979 Carling Avenue 2086 Residential Home 1979 Carling Avenue 2088 Residential Home 1979 Carling Avenue 2090 Residential Home 1979 Carling Avenue 2102 Residential Home 1979 Carling Avenue 2110 Residential Home 1979 Carling Avenue 2114 Residential Home 1979 Carling Avenue 2194 No Address Listed 1979 Carling Avenue 2195 Golden Place Restaurant 1979 Carling Avenue 2199 Van's Studio Ltd. 1979 Carling Avenue 2200 Mister Donut 1979 Carling Avenue 2206 Tommy & Lefebvre Inc. 1979 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1979 Carling Avenue 2222 Carlingwood Motors Ltd. 1979 Carling Avenue 2238 Orrell's Shell Service Station 1979 Carling Avenue 2095-2165 Carlingwood Shopping Mall 1979 Carling Avenue 2148-2160 Fairlawn Plaza Shopping Centre 1979 Duberry Street 829 Residential Home 1979 Duberry Street 836 Residential Home 1979 Duberry Street 839 Residential Home 1979 Duberry Street 844 Residential Home 1979 Duberry Street 845 Residential Home 1979 Duberry Street 847 Residential Home 1979 Duberry Street 848 Residential Home 1979 Duberry Street 850 Residential Home 1979 Duberry Street 853 Residential Home 1979 Duberry Street 859 Residential Home 1979 Duberry Street 860 Residential Home 1979 Duberry Street 863 Residential Home 1979 Duberry Street 864 Residential Home 1979 Duberry Street 867 Residential Home 1979 Duberry Street 868 Residential Home 1979 Duberry Street 869 Residential Home 1979 Duberry Street 870 Residential Home 1979 Duberry Street 875 Residential Home 1979 Duberry Street 879 Residential Home 1979 Duberry Street 880 Residential Home 1979 Duberry Street 883 Residential Home 1979 Duberry Street 886 Residential Home 1979 Duberry Street 887 Residential Home 1979 Duberry Street 890 Residential Home 1979 Duberry Street 891 Residential Home 1979 Duberry Street 894 Residential Home 1979 Esterlawn Private No Street Listed 1979 Esterlawn Private No Street Listed Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1979 Fairlawn Avenue Address start at 901 1979 Fox Crescent 2182 Not Listed 1979 Fox Crescent 2186 Not Listed 1979 Fox Crescent 2190 Not Listed 1979 Iroquois Road 811 Residential Home 1979 Iroquois Road 813 Residential Home 1979 Iroquois Road 816 Residential Home 1979 Iroquois Road 820 Residential Home 1979 Iroquois Road 823 Residential Home 1979 Iroquois Road 824 Residential Home 1979 Iroquois Road 825 Residential Home 1979 Iroquois Road 829 Residential Home 1979 Iroquois Road 830 Residential Home 1979 Iroquois Road 832 Residential Home 1979 Iroquois Road 833 Residential Home 1979 Iroquois Road 839 Residential Home 1979 Iroquois Road 840 Residential Home 1979 Iroquois Road 841 Residential Home 1979 Iroquois Road 845 Residential Home 1979 Iroquois Road 846 Residential Home 1979 Iroquois Road 850 Residential Home 1979 Iroquois Road 853 Residential Home 1979 Iroquois Road 856 Residential Home 1979 Iroquois Road 857 Residential Home 1979 Iroquois Road 858 Residential Home 1979 Iroquois Road 859 Residential Home 1979 Iroquois Road 863 Residential Home 1979 Iroquois Road 868 Residential Home 1979 Kingsmere Avenue 811 No Return 1979 Kingsmere Avenue 814 Saint Georges,J 1979 Kingsmere Avenue 817 Tunney,O 1979 Kingsmere Avenue 818 Weiss,K 1979 Kingsmere Avenue 824 Byers,V 1979 Kingsmere Avenue 825 Potvin,R 1979 Kingsmere Avenue 828 Ingersoll,E 1979 Kingsmere Avenue 830 No Return 1979 Kingsmere Avenue 831 Fossmark,E 1979 Kingsmere Avenue 834 Forcier,R 1979 Kingsmere Avenue 835 Tucker,H 1979 Kingsmere Avenue 840 Kelton,L 1979 Kingsmere Avenue 841 Henderson,D 1979 Kingsmere Avenue 842 Magladry,M 1979 Kingsmere Avenue 843 Vacant 1979 Kingsmere Avenue 845 Szaplonczay,T 1979 Kingsmere Avenue 849 McGuire,D 1979 Kingsmere Avenue 850 Oikle,W 1979 Kingsmere Avenue 854 Easy,D 1979 Kingsmere Avenue 855 Wahab,F 1979 Kingsmere Avenue 858 Kellyway,K 1979 Kingsmere Avenue 859 Shaughnessy,J Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1979 Kingsmere Avenue 863 Insley,D 1979 Kingsmere Avenue 864 No Return 1979 Kingsmere Avenue 865 Neuwirth,G 1979 Kingsmere Avenue 868 Micucci,J 1979 Kingsmere Avenue 872 Carty,O 1979 Kingsmere Avenue 875 Bassil,J 1979 Kingsmere Avenue 878 Dean,J 1978 Aaron Avenue 815 Fava, M 1978 Aaron Avenue 819 McDonald, E 1978 Aaron Avenue 823 Angelis, A 1978 Aaron Avenue 827 Parent, G 1978 Aaron Avenue 831 Lister, K 1978 Aaron Avenue 837 Awad, A 1978 Aaron Avenue 843 Mccormick, K 1978 Aaron Avenue 849 Bonapace, D 1978 Aaron Avenue 850 No Address Listed 1978 Aaron Avenue 854 Residential Home 1978 Aaron Avenue 855 Residential Home 1978 Aaron Avenue 858 Residential Home 1978 Aaron Avenue 859 Residential Home 1978 Aaron Avenue 862 Residential Home 1978 Aaron Avenue 863 Residential Home 1978 Aaron Avenue 866 Residential Home 1978 Aaron Avenue 870 Residential Home 1978 Aaron Avenue 875 Residential Home 1978 Ancaster Avenue 433 Residential Home 1978 Ancaster Avenue 437 Residential Home 1978 Ancaster Avenue 442 Residential Home 1978 Ancaster Avenue 444 Residential Home 1978 Ancaster Avenue 445 Residential Home 1978 Ancaster Avenue 446 Residential Home 1978 Ancaster Avenue 448 Residential Home 1978 Ancaster Avenue 449 Residential Home 1978 Ancaster Avenue 450 Residential Home 1978 Ancaster Avenue 451 Residential Home 1978 Ancaster Avenue 452 Residential Home 1978 Ancaster Avenue 455 Residential Home 1978 Ancaster Avenue 458 Residential Home 1978 Ancaster Avenue 460 Residential Home 1978 Ancaster Avenue 462 Residential Home 1978 Ancaster Avenue 463 Residential Home 1978 Ancaster Avenue 464 Residential Home 1978 Ancaster Avenue 469 Residential Home 1978 Ancaster Avenue 471 Residential Home 1978 Ancaster Avenue 473 Residential Home 1978 Ancaster Avenue 476 Residential Home 1978 Ancaster Avenue 478 Residential Home 1978 Ancaster Avenue 484 Residential Home 1978 Ancaster Avenue 486 Residential Home 1978 Carling Avenue 2045 Apartment Complex Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1978 Carling Avenue 2074 Residential Home 1978 Carling Avenue 2082 Residential Home 1978 Carling Avenue 2084 Residential Home 1978 Carling Avenue 2086 Residential Home 1978 Carling Avenue 2088 Residential Home 1978 Carling Avenue 2090 Residential Home 1978 Carling Avenue 2102 Residential Home 1978 Carling Avenue 2110 Residential Home 1978 Carling Avenue 2114 Residential Home 1978 Carling Avenue 2194 No Address Listed 1978 Carling Avenue 2195 Golden Place Restaurant 1978 Carling Avenue 2199 Van's Studio Ltd. 1978 Carling Avenue 2200 Mister Donut 1978 Carling Avenue 2206 Tommy & Lefebvre Inc. 1978 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1978 Carling Avenue 2222 Carlingwood Motors Ltd. 1978 Carling Avenue 2238 Orrell's Shell Service Station 1978 Carling Avenue 2095-2165 Carlingwood Shopping Mall 1978 Carling Avenue 2148-2160 Fairlawn Plaza Shopping Centre 1978 Duberry Street 829 Residential Home 1978 Duberry Street 836 Residential Home 1978 Duberry Street 839 Residential Home 1978 Duberry Street 844 Residential Home 1978 Duberry Street 845 Residential Home 1978 Duberry Street 847 Residential Home 1978 Duberry Street 848 Residential Home 1978 Duberry Street 850 Residential Home 1978 Duberry Street 853 Residential Home 1978 Duberry Street 859 Residential Home 1978 Duberry Street 860 Residential Home 1978 Duberry Street 863 Residential Home 1978 Duberry Street 864 Residential Home 1978 Duberry Street 867 Residential Home 1978 Duberry Street 868 Residential Home 1978 Duberry Street 869 Residential Home 1978 Duberry Street 870 Residential Home 1978 Duberry Street 875 Residential Home 1978 Duberry Street 879 Residential Home 1978 Duberry Street 880 Residential Home 1978 Duberry Street 883 Residential Home 1978 Duberry Street 886 Residential Home 1978 Duberry Street 887 Residential Home 1978 Duberry Street 890 Residential Home 1978 Duberry Street 891 Residential Home 1978 Duberry Street 894 Residential Home 1978 Esterlawn Private No Street Listed 1978 Fox Crescent 2182 Not Listed 1978 Fox Crescent 2186 Not Listed 1978 Fox Crescent 2190 Not Listed 1978 Iroquois Road 811 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1978 Iroquois Road 813 Residential Home 1978 Iroquois Road 816 Residential Home 1978 Iroquois Road 820 Residential Home 1978 Iroquois Road 823 Residential Home 1978 Iroquois Road 824 Residential Home 1978 Iroquois Road 825 Residential Home 1978 Iroquois Road 829 Residential Home 1978 Iroquois Road 830 Residential Home 1978 Iroquois Road 832 Residential Home 1978 Iroquois Road 833 Residential Home 1978 Iroquois Road 839 Residential Home 1978 Iroquois Road 840 Residential Home 1978 Iroquois Road 841 Residential Home 1978 Iroquois Road 845 Residential Home 1978 Iroquois Road 846 Residential Home 1978 Iroquois Road 850 Residential Home 1978 Iroquois Road 853 Residential Home 1978 Iroquois Road 856 Residential Home 1978 Iroquois Road 857 Residential Home 1978 Iroquois Road 858 Residential Home 1978 Iroquois Road 859 Residential Home 1978 Iroquois Road 863 Residential Home 1978 Iroquois Road 868 Residential Home 1978 Kingsmere Avenue 811 No Return 1978 Kingsmere Avenue 814 Saint Georges,J 1978 Kingsmere Avenue 817 Tunney,O 1978 Kingsmere Avenue 818 Weiss,K 1978 Kingsmere Avenue 824 Byers,V 1978 Kingsmere Avenue 825 Potvin,R 1978 Kingsmere Avenue 828 Ingersoll,E 1978 Kingsmere Avenue 830 No Return 1978 Kingsmere Avenue 831 Fossmark,E 1978 Kingsmere Avenue 834 Forcier,R 1978 Kingsmere Avenue 835 Tucker,H 1978 Kingsmere Avenue 840 Kelton,L 1978 Kingsmere Avenue 841 Henderson,D 1978 Kingsmere Avenue 842 Magladry,M 1978 Kingsmere Avenue 843 Vacant 1978 Kingsmere Avenue 845 Szaplonczay,T 1978 Kingsmere Avenue 849 McGuire,D 1978 Kingsmere Avenue 850 Oikle,W 1978 Kingsmere Avenue 854 Easy,D 1978 Kingsmere Avenue 855 Wahab,F 1978 Kingsmere Avenue 858 Kellyway,K 1978 Kingsmere Avenue 859 Shaughnessy,J 1978 Kingsmere Avenue 863 Insley,D 1978 Kingsmere Avenue 864 No Return 1978 Kingsmere Avenue 865 Neuwirth,G 1978 Kingsmere Avenue 868 Micucci,J 1978 Kingsmere Avenue 872 Carty,O Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1978 Kingsmere Avenue 875 Bassil,J 1978 Kingsmere Avenue 878 Dean,J 1975 Aaron Avenue 815 Fava, M 1975 Aaron Avenue 819 McDonald, E 1975 Aaron Avenue 823 Angelis, A 1975 Aaron Avenue 827 Parent, G 1975 Aaron Avenue 831 Lister, K 1975 Aaron Avenue 837 Awad, A 1975 Aaron Avenue 843 Mccormick, K 1975 Aaron Avenue 849 Bonapace, D 1975 Aaron Avenue 850 No Address Listed 1975 Aaron Avenue 854 Residential Home 1975 Aaron Avenue 855 Residential Home 1975 Aaron Avenue 858 Residential Home 1975 Aaron Avenue 859 Residential Home 1975 Aaron Avenue 862 Residential Home 1975 Aaron Avenue 863 Residential Home 1975 Aaron Avenue 866 Residential Home 1975 Aaron Avenue 870 Residential Home 1975 Aaron Avenue 875 Residential Home 1975 Ancaster Avenue 433 Residential Home 1975 Ancaster Avenue 437 Residential Home 1975 Ancaster Avenue 442 Residential Home 1975 Ancaster Avenue 444 Residential Home 1975 Ancaster Avenue 445 Residential Home 1975 Ancaster Avenue 446 Residential Home 1975 Ancaster Avenue 448 Residential Home 1975 Ancaster Avenue 449 Residential Home 1975 Ancaster Avenue 450 Residential Home 1975 Ancaster Avenue 451 Residential Home 1975 Ancaster Avenue 452 Residential Home 1975 Ancaster Avenue 455 Residential Home 1975 Ancaster Avenue 458 Residential Home 1975 Ancaster Avenue 460 Residential Home 1975 Ancaster Avenue 462 Residential Home 1975 Ancaster Avenue 463 Residential Home 1975 Ancaster Avenue 464 Residential Home 1975 Ancaster Avenue 469 Residential Home 1975 Ancaster Avenue 471 Residential Home 1975 Ancaster Avenue 473 Residential Home 1975 Ancaster Avenue 476 Residential Home 1975 Ancaster Avenue 478 Residential Home 1975 Ancaster Avenue 484 Residential Home 1975 Ancaster Avenue 486 Residential Home 1975 Carling Avenue 2074 Residential Home 1975 Carling Avenue 2082 Residential Home 1975 Carling Avenue 2084 Residential Home 1975 Carling Avenue 2086 Residential Home 1975 Carling Avenue 2088 Residential Home 1975 Carling Avenue 2090 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1975 Carling Avenue 2102 Residential Home 1975 Carling Avenue 2110 Residential Home 1975 Carling Avenue 2114 Residential Home 1975 Carling Avenue 2194 No Address Listed 1975 Carling Avenue 2195 Golden Place Restaurant 1975 Carling Avenue 2199 Van's Studio Ltd. 1975 Carling Avenue 2200 Mister Donut 1975 Carling Avenue 2206 Slack Shack Mens wear 1975 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1975 Carling Avenue 2222 No Address Listed 1975 Carling Avenue 2238 Learned's Shell Service Station 1975 Carling Avenue 2095-2165 Carlingwood Shopping Mall 1975 Carling Avenue 2148-2160 Fairlawn Plaza Shopping Centre 1975 Duberry Street 829 Residential Home 1975 Duberry Street 836 Residential Home 1975 Duberry Street 839 Residential Home 1975 Duberry Street 844 Residential Home 1975 Duberry Street 845 Residential Home 1975 Duberry Street 847 Residential Home 1975 Duberry Street 848 Residential Home 1975 Duberry Street 850 Residential Home 1975 Duberry Street 853 Residential Home 1975 Duberry Street 859 Residential Home 1975 Duberry Street 860 Residential Home 1975 Duberry Street 863 Residential Home 1975 Duberry Street 864 Residential Home 1975 Duberry Street 867 Residential Home 1975 Duberry Street 868 Residential Home 1975 Duberry Street 869 Residential Home 1975 Duberry Street 870 Residential Home 1975 Duberry Street 875 Residential Home 1975 Duberry Street 879 Residential Home 1975 Duberry Street 880 Residential Home 1975 Duberry Street 883 Residential Home 1975 Duberry Street 886 Residential Home 1975 Duberry Street 887 Residential Home 1975 Duberry Street 890 Residential Home 1975 Duberry Street 891 Residential Home 1975 Duberry Street 894 Residential Home 1975 Esterlawn Private No Street Listed 1975 Fox Crescent 2182 Not Listed 1975 Fox Crescent 2186 Not Listed 1975 Fox Crescent 2190 Not Listed 1975 Iroquois Road 811 Residential Home 1975 Iroquois Road 813 Residential Home 1975 Iroquois Road 816 Residential Home 1975 Iroquois Road 819 Residential Home 1975 Iroquois Road 820 Residential Home 1975 Iroquois Road 823 Residential Home 1975 Iroquois Road 824 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1975 Iroquois Road 825 Residential Home 1975 Iroquois Road 829 Residential Home 1975 Iroquois Road 830 Residential Home 1975 Iroquois Road 832 Residential Home 1975 Iroquois Road 833 Residential Home 1975 Iroquois Road 839 Residential Home 1975 Iroquois Road 840 Residential Home 1975 Iroquois Road 841 Residential Home 1975 Iroquois Road 845 Residential Home 1975 Iroquois Road 846 Residential Home 1975 Iroquois Road 850 Residential Home 1975 Iroquois Road 853 Residential Home 1975 Iroquois Road 856 Residential Home 1975 Iroquois Road 857 Residential Home 1975 Iroquois Road 858 Residential Home 1975 Iroquois Road 859 Residential Home 1975 Iroquois Road 863 Residential Home 1975 Iroquois Road 868 Residential Home 1975 Iroquois Road 871 Residential Home 1975 Kingsmere Avenue 811 Residential Home 1975 Kingsmere Avenue 814 Residential Home 1975 Kingsmere Avenue 817 Residential Home 1975 Kingsmere Avenue 818 Residential Home 1975 Kingsmere Avenue 824 Residential Home 1975 Kingsmere Avenue 825 Residential Home 1975 Kingsmere Avenue 828 Residential Home 1975 Kingsmere Avenue 830 Residential Home 1975 Kingsmere Avenue 831 Residential Home 1975 Kingsmere Avenue 834 Residential Home 1975 Kingsmere Avenue 835 Residential Home 1975 Kingsmere Avenue 840 Residential Home 1975 Kingsmere Avenue 841 Residential Home 1975 Kingsmere Avenue 842 Residential Home 1975 Kingsmere Avenue 843 Residential Home 1975 Kingsmere Avenue 845 Residential Home 1975 Kingsmere Avenue 849 Residential Home 1975 Kingsmere Avenue 850 Residential Home 1975 Kingsmere Avenue 854 Residential Home 1975 Kingsmere Avenue 855 Residential Home 1975 Kingsmere Avenue 858 Residential Home 1975 Kingsmere Avenue 859 Residential Home 1975 Kingsmere Avenue 863 Residential Home 1975 Kingsmere Avenue 864 Residential Home 1975 Kingsmere Avenue 865 Residential Home 1975 Kingsmere Avenue 868 Residential Home 1975 Kingsmere Avenue 872 Residential Home 1975 Kingsmere Avenue 875 Residential Home 1975 Kingsmere Avenue 878 Residential Home 1974 Aaron Avenue 815 Fava, M 1974 Aaron Avenue 819 McDonald, E Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1974 Aaron Avenue 823 Angelis, A 1974 Aaron Avenue 827 Parent, G 1974 Aaron Avenue 831 Lister, K 1974 Aaron Avenue 837 Awad, A 1974 Aaron Avenue 843 Mccormick, K 1974 Aaron Avenue 849 Bonapace, D 1974 Aaron Avenue 850 No Address Listed 1974 Aaron Avenue 854 Residential Home 1974 Aaron Avenue 855 Residential Home 1974 Aaron Avenue 858 Residential Home 1974 Aaron Avenue 859 Residential Home 1974 Aaron Avenue 862 Residential Home 1974 Aaron Avenue 863 Residential Home 1974 Aaron Avenue 866 Residential Home 1974 Aaron Avenue 870 Residential Home 1974 Aaron Avenue 875 Residential Home 1974 Ancaster Avenue 433 Residential Home 1974 Ancaster Avenue 437 Residential Home 1974 Ancaster Avenue 442 Residential Home 1974 Ancaster Avenue 444 Residential Home 1974 Ancaster Avenue 445 Residential Home 1974 Ancaster Avenue 446 Residential Home 1974 Ancaster Avenue 448 Residential Home 1974 Ancaster Avenue 449 Residential Home 1974 Ancaster Avenue 450 Residential Home 1974 Ancaster Avenue 451 Residential Home 1974 Ancaster Avenue 452 Residential Home 1974 Ancaster Avenue 455 Residential Home 1974 Ancaster Avenue 458 Residential Home 1974 Ancaster Avenue 460 Residential Home 1974 Ancaster Avenue 462 Residential Home 1974 Ancaster Avenue 463 Residential Home 1974 Ancaster Avenue 464 Residential Home 1974 Ancaster Avenue 469 Residential Home 1974 Ancaster Avenue 471 Residential Home 1974 Ancaster Avenue 473 Residential Home 1974 Ancaster Avenue 476 Residential Home 1974 Ancaster Avenue 478 Residential Home 1974 Ancaster Avenue 484 Residential Home 1974 Ancaster Avenue 486 Residential Home 1974 Carling Avenue 2074 Residential Home 1974 Carling Avenue 2082 Residential Home 1974 Carling Avenue 2084 Residential Home 1974 Carling Avenue 2086 Residential Home 1974 Carling Avenue 2088 Residential Home 1974 Carling Avenue 2090 Residential Home 1974 Carling Avenue 2102 Residential Home 1974 Carling Avenue 2110 Residential Home 1974 Carling Avenue 2114 Residential Home 1974 Carling Avenue 2194 No Address Listed Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1974 Carling Avenue 2195 Golden Place Restaurant 1974 Carling Avenue 2199 Van's Studio Ltd. 1974 Carling Avenue 2200 Mister Donut 1974 Carling Avenue 2206 Slack Shack Mens wear 1974 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1974 Carling Avenue 2222 No Address Listed 1974 Carling Avenue 2238 Learned's Shell Service Station 1974 Carling Avenue 2095-2165 Carlingwood Shopping Mall 1974 Carling Avenue 2148-2160 Fairlawn Plaza Shopping Centre 1974 Duberry Street 829 Residential Home 1974 Duberry Street 836 Residential Home 1974 Duberry Street 839 Residential Home 1974 Duberry Street 844 Residential Home 1974 Duberry Street 845 Residential Home 1974 Duberry Street 847 Residential Home 1974 Duberry Street 848 Residential Home 1974 Duberry Street 850 Residential Home 1974 Duberry Street 853 Residential Home 1974 Duberry Street 859 Residential Home 1974 Duberry Street 860 Residential Home 1974 Duberry Street 863 Residential Home 1974 Duberry Street 864 Residential Home 1974 Duberry Street 867 Residential Home 1974 Duberry Street 868 Residential Home 1974 Duberry Street 869 Residential Home 1974 Duberry Street 870 Residential Home 1974 Duberry Street 875 Residential Home 1974 Duberry Street 879 Residential Home 1974 Duberry Street 880 Residential Home 1974 Duberry Street 883 Residential Home 1974 Duberry Street 886 Residential Home 1974 Duberry Street 887 Residential Home 1974 Duberry Street 890 Residential Home 1974 Duberry Street 891 Residential Home 1974 Duberry Street 894 Residential Home 1974 Esterlawn Private No Street Listed 1974 Fox Crescent 2182 Not Listed 1974 Fox Crescent 2186 Not Listed 1974 Fox Crescent 2190 Not Listed 1974 Iroquois Road 811 Residential Home 1974 Iroquois Road 813 Residential Home 1974 Iroquois Road 816 Residential Home 1974 Iroquois Road 819 Residential Home 1974 Iroquois Road 820 Residential Home 1974 Iroquois Road 823 Residential Home 1974 Iroquois Road 824 Residential Home 1974 Iroquois Road 825 Residential Home 1974 Iroquois Road 829 Residential Home 1974 Iroquois Road 830 Residential Home 1974 Iroquois Road 832 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1974 Iroquois Road 833 Residential Home 1974 Iroquois Road 839 Residential Home 1974 Iroquois Road 840 Residential Home 1974 Iroquois Road 841 Residential Home 1974 Iroquois Road 845 Residential Home 1974 Iroquois Road 846 Residential Home 1974 Iroquois Road 850 Residential Home 1974 Iroquois Road 853 Residential Home 1974 Iroquois Road 856 Residential Home 1974 Iroquois Road 857 Residential Home 1974 Iroquois Road 858 Residential Home 1974 Iroquois Road 859 Residential Home 1974 Iroquois Road 863 Residential Home 1974 Iroquois Road 868 Residential Home 1974 Iroquois Road 871 Residential Home 1974 Kingsmere Avenue 811 Residential Home 1974 Kingsmere Avenue 814 Residential Home 1974 Kingsmere Avenue 817 Residential Home 1974 Kingsmere Avenue 818 Residential Home 1974 Kingsmere Avenue 824 Residential Home 1974 Kingsmere Avenue 825 Residential Home 1974 Kingsmere Avenue 828 Residential Home 1974 Kingsmere Avenue 830 Residential Home 1974 Kingsmere Avenue 831 Residential Home 1974 Kingsmere Avenue 834 Residential Home 1974 Kingsmere Avenue 835 Residential Home 1974 Kingsmere Avenue 840 Residential Home 1974 Kingsmere Avenue 841 Residential Home 1974 Kingsmere Avenue 842 Residential Home 1974 Kingsmere Avenue 843 Residential Home 1974 Kingsmere Avenue 845 Residential Home 1974 Kingsmere Avenue 849 Residential Home 1974 Kingsmere Avenue 850 Residential Home 1974 Kingsmere Avenue 854 Residential Home 1974 Kingsmere Avenue 855 Residential Home 1974 Kingsmere Avenue 858 Residential Home 1974 Kingsmere Avenue 859 Residential Home 1974 Kingsmere Avenue 863 Residential Home 1974 Kingsmere Avenue 864 Residential Home 1974 Kingsmere Avenue 865 Residential Home 1974 Kingsmere Avenue 868 Residential Home 1974 Kingsmere Avenue 872 Residential Home 1974 Kingsmere Avenue 875 Residential Home 1974 Kingsmere Avenue 878 Residential Home 1970 Aaron Avenue 815 Whitehead, F 1970 Aaron Avenue 819 McDonald, E 1970 Aaron Avenue 823 Angelis, A 1970 Aaron Avenue 827 Parent, G 1970 Aaron Avenue 831 Lister, K 1970 Aaron Avenue 837 Not Listed Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1970 Aaron Avenue 843 Mccormick, K 1970 Aaron Avenue 849 Collier, J 1970 Aaron Avenue 850 No Address Listed 1970 Aaron Avenue 854 Residential Home 1970 Aaron Avenue 855 Residential Home 1970 Aaron Avenue 858 Residential Home 1970 Aaron Avenue 859 Residential Home 1970 Aaron Avenue 862 Residential Home 1970 Aaron Avenue 863 Residential Home 1970 Aaron Avenue 866 Residential Home 1970 Aaron Avenue 870 Residential Home 1970 Aaron Avenue 875 Residential Home 1970 Ancaster Avenue 433 Residential Home 1970 Ancaster Avenue 437 Residential Home 1970 Ancaster Avenue 442 Residential Home 1970 Ancaster Avenue 444 Residential Home 1970 Ancaster Avenue 445 Residential Home 1970 Ancaster Avenue 446 Residential Home 1970 Ancaster Avenue 448 Residential Home 1970 Ancaster Avenue 449 Residential Home 1970 Ancaster Avenue 450 Residential Home 1970 Ancaster Avenue 451 Residential Home 1970 Ancaster Avenue 452 Residential Home 1970 Ancaster Avenue 455 Residential Home 1970 Ancaster Avenue 458 Residential Home 1970 Ancaster Avenue 460 Residential Home 1970 Ancaster Avenue 462 Residential Home 1970 Ancaster Avenue 463 Residential Home 1970 Ancaster Avenue 464 Residential Home 1970 Ancaster Avenue 469 Residential Home 1970 Ancaster Avenue 471 Residential Home 1970 Ancaster Avenue 473 Residential Home 1970 Ancaster Avenue 476 Residential Home 1970 Ancaster Avenue 478 Residential Home 1970 Ancaster Avenue 484 Residential Home 1970 Ancaster Avenue 486 Residential Home 1970 Carling Avenue 2074 Residential Home 1970 Carling Avenue 2082 Residential Home 1970 Carling Avenue 2084 Residential Home 1970 Carling Avenue 2086 Residential Home 1970 Carling Avenue 2088 Residential Home 1970 Carling Avenue 2090 Residential Home 1970 Carling Avenue 2102 Residential Home 1970 Carling Avenue 2110 Residential Home 1970 Carling Avenue 2114 Residential Home 1970 Carling Avenue 2179 Carlingwood Sunoco Service 1970 Carling Avenue 2183 Carastan Carpet Co 1970 Carling Avenue 2194 No Address Listed 1970 Carling Avenue 2195 Golden Place Restaurant 1970 Carling Avenue 2199 Van's Studio Ltd. Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1970 Carling Avenue 2200 Mister Donut 1970 Carling Avenue 2206 Slack Shack Mens wear 1970 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1970 Carling Avenue 2222 Arden Bill Ltd. Service Stn 1970 Carling Avenue 2238 Learned's Shell Service Station 1970 Carling Avenue 2085-2165 Carlingwood Shopping Mall 1970 Carling Avenue 2148-2160 Fairlawn Plaza Shopping Centre 1970 Duberry Street 829 Residential Home 1970 Duberry Street 836 Residential Home 1970 Duberry Street 839 Residential Home 1970 Duberry Street 844 Residential Home 1970 Duberry Street 845 Residential Home 1970 Duberry Street 847 Residential Home 1970 Duberry Street 848 Residential Home 1970 Duberry Street 850 Residential Home 1970 Duberry Street 853 Residential Home 1970 Duberry Street 859 Residential Home 1970 Duberry Street 860 Residential Home 1970 Duberry Street 863 Residential Home 1970 Duberry Street 864 Residential Home 1970 Duberry Street 867 Residential Home 1970 Duberry Street 868 Residential Home 1970 Duberry Street 869 Residential Home 1970 Duberry Street 870 Residential Home 1970 Duberry Street 875 Residential Home 1970 Duberry Street 879 Residential Home 1970 Duberry Street 880 Residential Home 1970 Duberry Street 883 Residential Home 1970 Duberry Street 886 Residential Home 1970 Duberry Street 887 Residential Home 1970 Duberry Street 890 Residential Home 1970 Duberry Street 891 Residential Home 1970 Duberry Street 894 Residential Home 1970 Esterlawn Private No Street Listed 1970 Fox Crescent 2182 Not Listed 1970 Fox Crescent 2186 Not Listed 1970 Fox Crescent 2190 Not Listed 1970 Iroquois Road Street Not Developed South of Carling 1970 Kingsmere Avenue 811 Residential Home 1970 Kingsmere Avenue 814 Residential Home 1970 Kingsmere Avenue 817 Residential Home 1970 Kingsmere Avenue 818 Residential Home 1970 Kingsmere Avenue 824 Residential Home 1970 Kingsmere Avenue 825 Residential Home 1970 Kingsmere Avenue 828 Residential Home 1970 Kingsmere Avenue 830 Residential Home 1970 Kingsmere Avenue 831 Residential Home 1970 Kingsmere Avenue 834 Residential Home 1970 Kingsmere Avenue 835 Residential Home 1970 Kingsmere Avenue 840 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1970 Kingsmere Avenue 841 Residential Home 1970 Kingsmere Avenue 842 Residential Home 1970 Kingsmere Avenue 843 Residential Home 1970 Kingsmere Avenue 845 Residential Home 1970 Kingsmere Avenue 849 Residential Home 1970 Kingsmere Avenue 850 Residential Home 1970 Kingsmere Avenue 854 Residential Home 1970 Kingsmere Avenue 855 Residential Home 1970 Kingsmere Avenue 858 Residential Home 1970 Kingsmere Avenue 859 Residential Home 1970 Kingsmere Avenue 863 Residential Home 1970 Kingsmere Avenue 864 Residential Home 1970 Kingsmere Avenue 865 Residential Home 1970 Kingsmere Avenue 868 Residential Home 1970 Kingsmere Avenue 872 Residential Home 1970 Kingsmere Avenue 875 Residential Home 1970 Kingsmere Avenue 878 Residential Home 1970 Kingsmere Avenue 878 Residential Home 1969 Aaron Avenue 815 Whitehead, F 1969 Aaron Avenue 819 McDonald, E 1969 Aaron Avenue 823 Angelis, A 1969 Aaron Avenue 827 Parent, G 1969 Aaron Avenue 831 Lister, K 1969 Aaron Avenue 837 Not Listed 1969 Aaron Avenue 843 Mccormick, K 1969 Aaron Avenue 849 Collier, J 1969 Aaron Avenue 850 No Address Listed 1969 Aaron Avenue 854 Residential Home 1969 Aaron Avenue 855 Residential Home 1969 Aaron Avenue 858 Residential Home 1969 Aaron Avenue 859 Residential Home 1969 Aaron Avenue 862 Residential Home 1969 Aaron Avenue 863 Residential Home 1969 Aaron Avenue 866 Residential Home 1969 Aaron Avenue 870 Residential Home 1969 Aaron Avenue 875 Residential Home 1969 Ancaster Avenue 433 Residential Home 1969 Ancaster Avenue 433 Residential Home 1969 Ancaster Avenue 437 Residential Home 1969 Ancaster Avenue 442 Residential Home 1969 Ancaster Avenue 444 Residential Home 1969 Ancaster Avenue 445 Residential Home 1969 Ancaster Avenue 446 Residential Home 1969 Ancaster Avenue 448 Residential Home 1969 Ancaster Avenue 449 Residential Home 1969 Ancaster Avenue 450 Residential Home 1969 Ancaster Avenue 451 Residential Home 1969 Ancaster Avenue 452 Residential Home 1969 Ancaster Avenue 455 Residential Home 1969 Ancaster Avenue 458 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1969 Ancaster Avenue 460 Residential Home 1969 Ancaster Avenue 462 Residential Home 1969 Ancaster Avenue 463 Residential Home 1969 Ancaster Avenue 464 Residential Home 1969 Ancaster Avenue 469 Residential Home 1969 Ancaster Avenue 471 Residential Home 1969 Ancaster Avenue 473 Residential Home 1969 Ancaster Avenue 476 Residential Home 1969 Ancaster Avenue 478 Residential Home 1969 Ancaster Avenue 484 Residential Home 1969 Ancaster Avenue 486 Residential Home 1969 Carling Avenue 2074 Residential Home 1969 Carling Avenue 2082 Residential Home 1969 Carling Avenue 2084 Residential Home 1969 Carling Avenue 2086 Residential Home 1969 Carling Avenue 2088 Residential Home 1969 Carling Avenue 2090 Residential Home 1969 Carling Avenue 2102 Residential Home 1969 Carling Avenue 2110 Residential Home 1969 Carling Avenue 2114 Residential Home 1969 Carling Avenue 2179 Carlingwood Sunoco Service 1969 Carling Avenue 2183 Carastan Carpet Co 1969 Carling Avenue 2194 No Address Listed 1969 Carling Avenue 2195 Golden Place Restaurant 1969 Carling Avenue 2199 Van's Studio Ltd. 1969 Carling Avenue 2200 Mister Donut 1969 Carling Avenue 2206 Slack Shack Mens wear 1969 Carling Avenue 2207 Firestone Mondoux Tire & Automotive 1969 Carling Avenue 2222 Arden Bill Ltd. Service Stn 1969 Carling Avenue 2238 Learned's Shell Service Station 1969 Carling Avenue 2085-2165 Carlingwood Shopping Mall 1969 Carling Avenue 2148-2160 Fairlawn Plaza Shopping Centre 1969 Duberry Street 829 Residential Home 1969 Duberry Street 836 Residential Home 1969 Duberry Street 839 Residential Home 1969 Duberry Street 844 Residential Home 1969 Duberry Street 845 Residential Home 1969 Duberry Street 847 Residential Home 1969 Duberry Street 848 Residential Home 1969 Duberry Street 850 Residential Home 1969 Duberry Street 853 Residential Home 1969 Duberry Street 859 Residential Home 1969 Duberry Street 860 Residential Home 1969 Duberry Street 863 Residential Home 1969 Duberry Street 864 Residential Home 1969 Duberry Street 867 Residential Home 1969 Duberry Street 868 Residential Home 1969 Duberry Street 869 Residential Home 1969 Duberry Street 870 Residential Home 1969 Duberry Street 875 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1969 Duberry Street 879 Residential Home 1969 Duberry Street 880 Residential Home 1969 Duberry Street 883 Residential Home 1969 Duberry Street 886 Residential Home 1969 Duberry Street 887 Residential Home 1969 Duberry Street 890 Residential Home 1969 Duberry Street 891 Residential Home 1969 Duberry Street 894 Residential Home 1969 Esterlawn Private No Street Listed 1969 Fox Crescent 2182 Not Listed 1969 Fox Crescent 2186 Not Listed 1969 Fox Crescent 2190 Not Listed 1969 Kingsmere Avenue 811 Residential Home 1969 Kingsmere Avenue 814 Residential Home 1969 Kingsmere Avenue 817 Residential Home 1969 Kingsmere Avenue 818 Residential Home 1969 Kingsmere Avenue 824 Residential Home 1969 Kingsmere Avenue 825 Residential Home 1969 Kingsmere Avenue 828 Residential Home 1969 Kingsmere Avenue 830 Residential Home 1969 Kingsmere Avenue 831 Residential Home 1969 Kingsmere Avenue 834 Residential Home 1969 Kingsmere Avenue 835 Residential Home 1969 Kingsmere Avenue 840 Residential Home 1969 Kingsmere Avenue 841 Residential Home 1969 Kingsmere Avenue 842 Residential Home 1969 Kingsmere Avenue 843 Residential Home 1969 Kingsmere Avenue 845 Residential Home 1969 Kingsmere Avenue 849 Residential Home 1969 Kingsmere Avenue 850 Residential Home 1969 Kingsmere Avenue 854 Residential Home 1969 Kingsmere Avenue 855 Residential Home 1969 Kingsmere Avenue 858 Residential Home 1969 Kingsmere Avenue 859 Residential Home 1969 Kingsmere Avenue 863 Residential Home 1969 Kingsmere Avenue 864 Residential Home 1969 Kingsmere Avenue 865 Residential Home 1969 Kingsmere Avenue 868 Residential Home 1969 Kingsmere Avenue 872 Residential Home 1969 Kingsmere Avenue 875 Residential Home 1961 Aaron Avenue 815 Linehan, J 1961 Aaron Avenue 819 McDonald, E 1961 Aaron Avenue 823 Dewar, H 1961 Aaron Avenue 827 Dungan, Wm 1961 Aaron Avenue 831 Lister, K 1961 Aaron Avenue 837 Carlisle, J 1961 Aaron Avenue 843 Mccormick, K 1961 Aaron Avenue 849 Murphy, W 1961 Aaron Avenue 850 No Address Listed 1961 Aaron Avenue 854 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1961 Aaron Avenue 855 Residential Home 1961 Aaron Avenue 858 Residential Home 1961 Aaron Avenue 859 Residential Home 1961 Aaron Avenue 862 Residential Home 1961 Aaron Avenue 863 Residential Home 1961 Aaron Avenue 866 Residential Home 1961 Aaron Avenue 870 Residential Home 1961 Aaron Avenue 875 Residential Home 1961 Ancaster Avenue 437 Residential Home 1961 Ancaster Avenue 442 Residential Home 1961 Ancaster Avenue 444 Residential Home 1961 Ancaster Avenue 445 Residential Home 1961 Ancaster Avenue 446 Residential Home 1961 Ancaster Avenue 448 Residential Home 1961 Ancaster Avenue 449 Residential Home 1961 Ancaster Avenue 450 Residential Home 1961 Ancaster Avenue 451 Residential Home 1961 Ancaster Avenue 452 Residential Home 1961 Ancaster Avenue 455 Residential Home 1961 Ancaster Avenue 458 Residential Home 1961 Ancaster Avenue 460 Residential Home 1961 Ancaster Avenue 462 Residential Home 1961 Ancaster Avenue 463 Residential Home 1961 Ancaster Avenue 464 Residential Home 1961 Ancaster Avenue 469 Residential Home 1961 Ancaster Avenue 471 Residential Home 1961 Ancaster Avenue 473 Residential Home 1961 Ancaster Avenue 476 Residential Home 1961 Ancaster Avenue 478 Residential Home 1961 Ancaster Avenue 484 Residential Home 1961 Ancaster Avenue 486 Residential Home 1961 Carling Avenue 2085-2165 Carlingwood Shopping Mall 1961 Carling Avenue 2148-2160 No Address Listed 1961 Duberry Street 829 Residential Home 1961 Duberry Street 836 Residential Home 1961 Duberry Street 839 Residential Home 1961 Duberry Street 844 Residential Home 1961 Duberry Street 845 Residential Home 1961 Duberry Street 847 Residential Home 1961 Duberry Street 848 Residential Home 1961 Duberry Street 850 Residential Home 1961 Duberry Street 853 Residential Home 1961 Duberry Street 859 Residential Home 1961 Duberry Street 860 Residential Home 1961 Duberry Street 863 Residential Home 1961 Duberry Street 864 Residential Home 1961 Duberry Street 867 Residential Home 1961 Duberry Street 868 Residential Home 1961 Duberry Street 869 Residential Home 1961 Duberry Street 870 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1961 Duberry Street 875 Residential Home 1961 Duberry Street 879 Residential Home 1961 Duberry Street 880 Residential Home 1961 Duberry Street 883 Residential Home 1961 Duberry Street 886 Residential Home 1961 Duberry Street 887 Residential Home 1961 Duberry Street 890 Residential Home 1961 Duberry Street 891 Residential Home 1961 Duberry Street 894 Residential Home 1961 Esterlawn Private No Street Listed 1961 Fox Crescent 2182 Not Listed 1961 Fox Crescent 2186 Not Listed 1961 Fox Crescent 2190 Not Listed 1960 Aaron Avenue 815 Linehan, J 1960 Aaron Avenue 819 McDonald, E 1960 Aaron Avenue 823 Dewar, H 1960 Aaron Avenue 827 Dungan, Wm 1960 Aaron Avenue 831 Lister, K 1960 Aaron Avenue 837 Carlisle, J 1960 Aaron Avenue 843 Mccormick, K 1960 Aaron Avenue 849 Murphy, W 1960 Aaron Avenue 850 No Address Listed 1960 Aaron Avenue 854 Residential Home 1960 Aaron Avenue 855 Residential Home 1960 Aaron Avenue 858 Residential Home 1960 Aaron Avenue 859 Residential Home 1960 Aaron Avenue 862 Residential Home 1960 Aaron Avenue 863 Residential Home 1960 Aaron Avenue 866 Residential Home 1960 Aaron Avenue 870 Residential Home 1960 Aaron Avenue 875 Residential Home 1960 Ancaster Avenue 433 Residential Home 1960 Ancaster Avenue 437 Residential Home 1960 Ancaster Avenue 442 Residential Home 1960 Ancaster Avenue 444 Residential Home 1960 Ancaster Avenue 445 Residential Home 1960 Ancaster Avenue 446 Residential Home 1960 Ancaster Avenue 448 Residential Home 1960 Ancaster Avenue 449 Residential Home 1960 Ancaster Avenue 450 Residential Home 1960 Ancaster Avenue 451 Residential Home 1960 Ancaster Avenue 452 Residential Home 1960 Ancaster Avenue 455 Residential Home 1960 Ancaster Avenue 458 Residential Home 1960 Ancaster Avenue 460 Residential Home 1960 Ancaster Avenue 462 Residential Home 1960 Ancaster Avenue 463 Residential Home 1960 Ancaster Avenue 464 Residential Home 1960 Ancaster Avenue 469 Residential Home 1960 Ancaster Avenue 471 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1960 Ancaster Avenue 473 Residential Home 1960 Ancaster Avenue 476 Residential Home 1960 Ancaster Avenue 478 Residential Home 1960 Ancaster Avenue 484 Residential Home 1960 Ancaster Avenue 486 Residential Home 1960 Carling Avenue 2085-2165 Carlingwood Shopping Mall 1960 Carling Avenue 2148-2160 No Address Listed 1960 Duberry Street 829 Residential Home 1960 Duberry Street 836 Residential Home 1960 Duberry Street 839 Residential Home 1960 Duberry Street 844 Residential Home 1960 Duberry Street 845 Residential Home 1960 Duberry Street 847 Residential Home 1960 Duberry Street 848 Residential Home 1960 Duberry Street 850 Residential Home 1960 Duberry Street 853 Residential Home 1960 Duberry Street 859 Residential Home 1960 Duberry Street 860 Residential Home 1960 Duberry Street 863 Residential Home 1960 Duberry Street 864 Residential Home 1960 Duberry Street 867 Residential Home 1960 Duberry Street 868 Residential Home 1960 Duberry Street 869 Residential Home 1960 Duberry Street 870 Residential Home 1960 Duberry Street 875 Residential Home 1960 Duberry Street 879 Residential Home 1960 Duberry Street 880 Residential Home 1960 Duberry Street 883 Residential Home 1960 Duberry Street 886 Residential Home 1960 Duberry Street 887 Residential Home 1960 Duberry Street 890 Residential Home 1960 Duberry Street 891 Residential Home 1960 Duberry Street 894 Residential Home 1960 Esterlawn Private No Street Listed 1960 Fox Crescent 2182 Not Listed 1960 Fox Crescent 2186 Not Listed 1960 Fox Crescent 2190 Not Listed 1956 Aaron Avenue 815 Linehan, J 1956 Aaron Avenue 819 Not Listed 1956 Aaron Avenue 823 Not Listed 1956 Aaron Avenue 827 Dungan, Wm 1956 Aaron Avenue 831 Not Listed 1956 Aaron Avenue 837 Carlisle, J 1956 Aaron Avenue 843 Mccormick, K 1956 Aaron Avenue 849 Murphy, W 1956 Aaron Avenue 850 No Address Listed 1956 Aaron Avenue 854 Residential Home 1956 Aaron Avenue 855 Residential Home 1956 Aaron Avenue 858 Residential Home 1956 Aaron Avenue 859 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1956 Aaron Avenue 862 Residential Home 1956 Aaron Avenue 863 Residential Home 1956 Aaron Avenue 866 Residential Home 1956 Aaron Avenue 870 Residential Home 1956 Aaron Avenue 875 Residential Home 1956 Ancaster Avenue 433 Residential Home 1956 Ancaster Avenue 437 Residential Home 1956 Ancaster Avenue 442 Residential Home 1956 Ancaster Avenue 444 Residential Home 1956 Ancaster Avenue 445 Residential Home 1956 Ancaster Avenue 446 Residential Home 1956 Ancaster Avenue 448 Residential Home 1956 Ancaster Avenue 449 Residential Home 1956 Ancaster Avenue 450 Residential Home 1956 Ancaster Avenue 451 Residential Home 1956 Ancaster Avenue 452 Residential Home 1956 Ancaster Avenue 455 Residential Home 1956 Ancaster Avenue 458 Residential Home 1956 Ancaster Avenue 460 Residential Home 1956 Ancaster Avenue 462 Residential Home 1956 Ancaster Avenue 463 Residential Home 1956 Ancaster Avenue 464 Residential Home 1956 Ancaster Avenue 469 Residential Home 1956 Ancaster Avenue 471 Residential Home 1956 Ancaster Avenue 473 Residential Home 1956 Ancaster Avenue 476 Residential Home 1956 Ancaster Avenue 478 Residential Home 1956 Ancaster Avenue 484 Residential Home 1956 Ancaster Avenue 486 Residential Home 1956 Carling Avenue 2074 Residential Home 1956 Carling Avenue 2080 Residential Home 1956 Carling Avenue 2082 No Address Listed 1956 Carling Avenue 2084 Residential Home 1956 Carling Avenue 2086 Residential Home 1956 Carling Avenue 2088 Residential Home 1956 Carling Avenue 2090 Residential Home 1956 Carling Avenue 2102 Residential Home 1956 Carling Avenue 2110 No Address Listed 1956 Carling Avenue 2110 No Address Listed 1956 Carling Avenue 2114 Residential Home 1956 Carling Avenue 2176 Residential Home 1956 Carling Avenue 2183 Residential Home 1956 Carling Avenue 2194 No Address Listed 1956 Carling Avenue 2195 Residential Home 1956 Carling Avenue 2199 No Address Listed 1956 Carling Avenue 2206 No Address Listed 1956 Carling Avenue 2207 No Address Listed 1956 Carling Avenue 2222 No Address Listed 1956 Carling Avenue 2238 No Address Listed 1956 Carling Avenue 2085-2165 Carlingwood Shopping Mall Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1956 Carling Avenue 2148-2160 No Address Listed 1956 Duberry Street 829 Residential Home 1956 Duberry Street 836 Residential Home 1956 Duberry Street 839 Residential Home 1956 Duberry Street 844 Residential Home 1956 Duberry Street 845 Residential Home 1956 Duberry Street 847 Residential Home 1956 Duberry Street 848 Residential Home 1956 Duberry Street 850 Residential Home 1956 Duberry Street 853 Residential Home 1956 Duberry Street 859 Residential Home 1956 Duberry Street 860 Residential Home 1956 Duberry Street 863 Residential Home 1956 Duberry Street 864 Residential Home 1956 Duberry Street 867 Residential Home 1956 Duberry Street 868 Residential Home 1956 Duberry Street 869 Residential Home 1956 Duberry Street 870 Residential Home 1956 Duberry Street 875 Residential Home 1956 Duberry Street 879 Residential Home 1956 Duberry Street 880 Residential Home 1956 Duberry Street 883 Residential Home 1956 Duberry Street 886 Residential Home 1956 Duberry Street 887 Residential Home 1956 Duberry Street 890 Residential Home 1956 Duberry Street 891 Residential Home 1956 Duberry Street 894 Residential Home 1956 Esterlawn Private No Street Listed 1956 Fox Crescent 2182 Not Listed 1956 Fox Crescent 2186 Not Listed 1956 Fox Crescent 2190 Not Listed 1956 Kingsmere Avenue 811 Residential Home 1956 Kingsmere Avenue 814 No Address Listed 1956 Kingsmere Avenue 817 No Address Listed 1956 Kingsmere Avenue 818 Mains,G 1956 Kingsmere Avenue 824 No Address Listed 1956 Kingsmere Avenue 825 Potvin,R 1956 Kingsmere Avenue 828 No Address Listed 1956 Kingsmere Avenue 830 Baker,F 1956 Kingsmere Avenue 831 No Address Listed 1956 Kingsmere Avenue 834 No Address Listed 1956 Kingsmere Avenue 835 Tucker,H 1956 Kingsmere Avenue 840 Ramsden,K 1956 Kingsmere Avenue 841 Watson,Wm 1956 Kingsmere Avenue 842 Yates,E 1956 Kingsmere Avenue 843 No Address Listed 1956 Kingsmere Avenue 845 No Address Listed 1956 Kingsmere Avenue 849 No Address Listed 1956 Kingsmere Avenue 850 McKenna,J 1956 Kingsmere Avenue 854 No Address Listed Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1956 Kingsmere Avenue 855 Shaughnessy,J 1956 Kingsmere Avenue 858 Kellyway,K 1956 Kingsmere Avenue 859 No Address Listed 1956 Kingsmere Avenue 863 Irish,E 1956 Kingsmere Avenue 864 No Address Listed 1956 Kingsmere Avenue 865 No Address Listed 1956 Kingsmere Avenue 868 Peace,D 1956 Kingsmere Avenue 872 No Address Listed 1956 Kingsmere Avenue 875 Bassil,J 1956 Kingsmere Avenue 878 Dean,J 1955 Aaron Avenue 815 Linehan, J 1955 Aaron Avenue 819 Not Listed 1955 Aaron Avenue 823 Not Listed 1955 Aaron Avenue 827 Dungan, Wm 1955 Aaron Avenue 831 Not Listed 1955 Aaron Avenue 837 Carlisle, J 1955 Aaron Avenue 843 Mccormick, K 1955 Aaron Avenue 849 Murphy, W 1955 Aaron Avenue 850 No Address Listed 1955 Aaron Avenue 854 Residential Home 1955 Aaron Avenue 855 Residential Home 1955 Aaron Avenue 858 Residential Home 1955 Aaron Avenue 859 Residential Home 1955 Aaron Avenue 862 Residential Home 1955 Aaron Avenue 863 Residential Home 1955 Aaron Avenue 866 Residential Home 1955 Aaron Avenue 870 Residential Home 1955 Aaron Avenue 875 Residential Home 1955 Ancaster Avenue 433 Residential Home 1955 Ancaster Avenue 437 Residential Home 1955 Ancaster Avenue 442 Residential Home 1955 Ancaster Avenue 444 Residential Home 1955 Ancaster Avenue 445 Residential Home 1955 Ancaster Avenue 446 Residential Home 1955 Ancaster Avenue 448 Residential Home 1955 Ancaster Avenue 449 Residential Home 1955 Ancaster Avenue 450 Residential Home 1955 Ancaster Avenue 451 Residential Home 1955 Ancaster Avenue 452 Residential Home 1955 Ancaster Avenue 455 Residential Home 1955 Ancaster Avenue 458 Residential Home 1955 Ancaster Avenue 460 Residential Home 1955 Ancaster Avenue 462 Residential Home 1955 Ancaster Avenue 463 Residential Home 1955 Ancaster Avenue 464 Residential Home 1955 Ancaster Avenue 469 Residential Home 1955 Ancaster Avenue 471 Residential Home 1955 Ancaster Avenue 473 Residential Home 1955 Ancaster Avenue 476 Residential Home 1955 Ancaster Avenue 478 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1955 Ancaster Avenue 484 Residential Home 1955 Ancaster Avenue 486 Residential Home 1955 Duberry Street 886 Residential Home 1955 Duberry Street 887 Residential Home 1955 Duberry Street 890 Residential Home 1955 Duberry Street 891 Residential Home 1955 Duberry Street 894 Residential Home 1955 Esterlawn Private No Street Listed 1955 Fox Crescent 2182 Not Listed 1955 Fox Crescent 2186 Not Listed 1955 Fox Crescent 2190 Not Listed 1955 Kingsmere Avenue 811 Residential Home 1955 Kingsmere Avenue 814 No Address Listed 1955 Kingsmere Avenue 817 No Address Listed 1955 Kingsmere Avenue 818 Mains,G 1955 Kingsmere Avenue 824 No Address Listed 1955 Kingsmere Avenue 825 Potvin,R 1955 Kingsmere Avenue 828 No Address Listed 1955 Kingsmere Avenue 830 Baker,F 1955 Kingsmere Avenue 831 No Address Listed 1955 Kingsmere Avenue 834 No Address Listed 1955 Kingsmere Avenue 835 Tucker,H 1955 Kingsmere Avenue 840 Ramsden,K 1955 Kingsmere Avenue 841 Watson,Wm 1955 Kingsmere Avenue 842 Yates,E 1955 Kingsmere Avenue 843 No Address Listed 1955 Kingsmere Avenue 845 No Address Listed 1955 Kingsmere Avenue 849 No Address Listed 1955 Kingsmere Avenue 850 McKenna,J 1955 Kingsmere Avenue 854 No Address Listed 1955 Kingsmere Avenue 855 Shaughnessy,J 1955 Kingsmere Avenue 858 Kellyway,K 1955 Kingsmere Avenue 859 No Address Listed 1955 Kingsmere Avenue 863 Irish,E 1955 Kingsmere Avenue 864 No Address Listed 1955 Kingsmere Avenue 865 No Address Listed 1955 Kingsmere Avenue 868 Peace,D 1955 Kingsmere Avenue 872 No Address Listed 1955 Kingsmere Avenue 875 Bassil,J 1955 Kingsmere Avenue 878 Dean,J 1953 Aaron Avenue 815 Linehan, J 1953 Aaron Avenue 819 Not Listed 1953 Aaron Avenue 823 Not Listed 1953 Aaron Avenue 827 Dungan, Wm 1953 Aaron Avenue 831 Not Listed 1953 Aaron Avenue 837 Carlisle, J 1953 Aaron Avenue 843 Mccormick, K 1953 Aaron Avenue 849 Murphy, W 1953 Aaron Avenue 850 No Address Listed 1953 Aaron Avenue 854 Residential Home Historical Tenancy for the Subject Property and Adjacent Sites** Source(s): Might's Directory, Polk’s Criss-Cross Directory, and Bower’s Directory
Subject Property: 2148 Carling Avenue, Ottawa, Ontario Address Year Street Name Tenant Number
1953 Aaron Avenue 855 Residential Home 1953 Aaron Avenue 858 Residential Home 1953 Aaron Avenue 859 Residential Home 1953 Aaron Avenue 862 Residential Home 1953 Aaron Avenue 863 Residential Home 1953 Aaron Avenue 866 Residential Home 1953 Aaron Avenue 870 Residential Home 1953 Aaron Avenue 875 Residential Home 1953 Ancaster Avenue 433 Residential Home 1953 Ancaster Avenue 437 Residential Home 1953 Ancaster Avenue 442 Residential Home 1953 Ancaster Avenue 444 Residential Home 1953 Ancaster Avenue 445 Residential Home 1953 Ancaster Avenue 446 Residential Home 1953 Ancaster Avenue 448 Residential Home 1953 Ancaster Avenue 449 Residential Home 1953 Ancaster Avenue 450 Residential Home 1953 Ancaster Avenue 451 Residential Home 1953 Ancaster Avenue 452 Residential Home 1953 Ancaster Avenue 455 Residential Home 1953 Ancaster Avenue 458 Residential Home 1953 Ancaster Avenue 460 Residential Home 1953 Ancaster Avenue 462 Residential Home 1953 Ancaster Avenue 463 Residential Home 1953 Ancaster Avenue 464 Residential Home 1953 Ancaster Avenue 469 Residential Home 1953 Ancaster Avenue 471 Residential Home 1953 Ancaster Avenue 473 Residential Home 1953 Ancaster Avenue 476 Residential Home 1953 Ancaster Avenue 478 Residential Home 1953 Ancaster Avenue 484 Residential Home 1953 Ancaster Avenue 486 Residential Home 1953 Duberry Street 879 Residential Home 1953 Duberry Street 880 Residential Home 1953 Duberry Street 891 Residential Home 1953 Duberry Street 894 Residential Home 1953 Esterlawn Private No Street Listed 1953 Fox Crescent 2182 Not Listed 1953 Fox Crescent 2186 Not Listed 1953 Fox Crescent 2190 Not Listed Appendix 7 Avenue Carling
- SUBJECT PROPERTY
29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 TITLE: HISTORICAL AERIAL (1952) LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO DATE: MAY, 2013 PREPARED BY: JG Avenue
Carling
- SUBJECT PROPERTY
29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 TITLE: HISTORICAL AERIAL (1979) LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO DATE: MAY, 2013 PREPARED BY: JG 29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 TITLE: HISTORICAL AERIAL (2002) - SUBJECT PROPERTY LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO DATE: MAY, 2013 PREPARED BY: JG 29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 TITLE: HISTORICAL AERIAL (2005) - SUBJECT PROPERTY LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO DATE: MAY, 2013 PREPARED BY: JG 29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 - SUBJECT PROPERTY TITLE: HISTORICAL AERIAL (2006) LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO DATE: MAY, 2013 PREPARED BY: JG Appendix 8 W
oodroffe Goads Map - 1956 Goads Map - 1956
A
venue
Carling Avenue Carling Avenue
Fairlawn
A
venue
Goads Map - 1965
Goads Map - 1965
29 QUEEN ANNE RD ETOBICOKE, ONTARIO M8X 1T1 EMG (416) 239-6643 TITLE: GOADS MAPS (1956-1965) LOCATION: 2148 CARLING AVENUE OTTAWA, ONTARIO DATE: May, 2013 PREPARED BY: JG Appendix 9 PARCEL REGISTER (ABBREVIATED) FOR PROPERTY IDENTIFIER LAND PAGE 1 OF 1 REGISTRY PREPARED FOR VGibson1 OFFICE #4 03981−0115 (LT) ON 2012/10/31 AT 09:17:40 * CERTIFIED BY LAND REGISTRAR IN ACCORDANCE WITH LAND TITLES ACT * SUBJECT TO RESERVATIONS IN CROWN GRANT *
PROPERTY DESCRIPTION: PART OF LOT 26, CONCESSION 2 OTTAWA FRONT, NEPEAN, PARTS 3 AND 4 PLAN 4R26088; TOGETHER WITH AN EASEMENT AS IN NS233932; SUBJECT TO AN EASEMENT OVER PART 4 PLAN 4R26088 IN FAVOUR OF PART OF LOT 26, CONCESSION 2 OTTAWA FRONT, NEPEAN, PARTS 1 AND 5 PLAN 4R26088 AS IN OC1391776; CITY OF OTTAWA
PROPERTY REMARKS: PLANNING ACT CONSENT IN DOCUMENT OC1391776.
ESTATE/QUALIFIER: RECENTLY: PIN CREATION DATE: FEE SIMPLE DIVISION FROM 03981−0112 2012/07/31 LT CONVERSION QUALIFIED
OWNERS’ NAMES CAPACITY SHARE STARBANK DEVELOPMENTS 2148 CORP. CERT/ REG. NUM. DATE INSTRUMENT TYPE AMOUNT PARTIES FROM PARTIES TO CHKD
** PRINTOUT INCLUDES ALL DOCUMENT TYPES (DELETED INSTRUMENTS NOT INCLUDED) **
**SUBJECT, ON FIRST REGISTRATION UNDER THE LAND TITLES ACT, TO:
** SUBSECTION 44(1) OF THE LAND TITLES ACT, EXCEPT PARAGRAPH 11, PARAGRAPH 14, PROVINCIAL SUCCESSION DUTIES *
** AND ESCHEATS OR FORFEITURE TO THE CROWN.
** THE RIGHTS OF ANY PERSON WHO WOULD, BUT FOR THE LAND TITLES ACT, BE ENTITLED TO THE LAND OR ANY PART OF
** IT THROUGH LENGTH OF ADVERSE POSSESSION, PRESCRIPTION, MISDESCRIPTION OR BOUNDARIES SETTLED BY
** CONVENTION.
** ANY LEASE TO WHICH THE SUBSECTION 70(2) OF THE REGISTRY ACT APPLIES.
**DATE OF CONVERSION TO LAND TITLES: 1996/03/25 **
OC1053230 2009/11/20 APL ANNEX REST COV STARBANK DEVELOPMENTS 2148 CORP. C REMARKS: EXPIRES NOV. 20, 2049.
OC1135995 2010/07/16 NOTICE HER MAJESTY THE QUEEN IN RIGHT OF CANADA C REMARKS: AIRPORT ZONING REGULATION
OC1167924 2010/10/06 NOTICE $1 CITY OF OTTAWA STARBANK DEVELOPMENTS 2148 CORP. C
OC1167925 2010/10/06 NOTICE $1 CITY OF OTTAWA STARBANK DEVELOPMENTS 2148 CORP. C
4R26088 2012/04/10 PLAN REFERENCE C
OC1391191 2012/07/27 NOTICE $1 CITY OF OTTAWA STARBANK DEVELOPMENTS 2148 CORP. C
OC1391776 2012/07/30 TRANSFER $2 STARBANK DEVELOPMENTS 2148 CORP. STARBANK DEVELOPMENTS 2148 CORP. C
NOTE: ADJOINING PROPERTIES SHOULD BE INVESTIGATED TO ASCERTAIN DESCRIPTIVE INCONSISTENCIES, IF ANY, WITH DESCRIPTION REPRESENTED FOR THIS PROPERTY. NOTE: ENSURE THAT YOUR PRINTOUT STATES THE TOTAL NUMBER OF PAGES AND THAT YOU HAVE PICKED THEM ALL UP.
PARCEL REGISTER (ABBREVIATED) FOR PROPERTY IDENTIFIER LAND PAGE 1 OF 1 REGISTRY PREPARED FOR VGibson1 OFFICE #4 03981−0114 (LT) ON 2012/10/31 AT 09:16:13 * CERTIFIED BY LAND REGISTRAR IN ACCORDANCE WITH LAND TITLES ACT * SUBJECT TO RESERVATIONS IN CROWN GRANT *
PROPERTY DESCRIPTION: PART OF LOT 26, CONCESSION 2 OTTAWA FRONT, NEPEAN, PART 2 PLAN 4R26088; TOGETHER WITH AN EASEMENT AS IN NS233932; CITY OF OTTAWA
PROPERTY REMARKS: PLANNING ACT CONSENT IN DOCUMENT OC1391775.
ESTATE/QUALIFIER: RECENTLY: PIN CREATION DATE: FEE SIMPLE DIVISION FROM 03981−0112 2012/07/31 LT CONVERSION QUALIFIED
OWNERS’ NAMES CAPACITY SHARE STARBANK DEVELOPMENTS 2148 CORP. CERT/ REG. NUM. DATE INSTRUMENT TYPE AMOUNT PARTIES FROM PARTIES TO CHKD
** PRINTOUT INCLUDES ALL DOCUMENT TYPES (DELETED INSTRUMENTS NOT INCLUDED) **
**SUBJECT, ON FIRST REGISTRATION UNDER THE LAND TITLES ACT, TO:
** SUBSECTION 44(1) OF THE LAND TITLES ACT, EXCEPT PARAGRAPH 11, PARAGRAPH 14, PROVINCIAL SUCCESSION DUTIES *
** AND ESCHEATS OR FORFEITURE TO THE CROWN.
** THE RIGHTS OF ANY PERSON WHO WOULD, BUT FOR THE LAND TITLES ACT, BE ENTITLED TO THE LAND OR ANY PART OF
** IT THROUGH LENGTH OF ADVERSE POSSESSION, PRESCRIPTION, MISDESCRIPTION OR BOUNDARIES SETTLED BY
** CONVENTION.
** ANY LEASE TO WHICH THE SUBSECTION 70(2) OF THE REGISTRY ACT APPLIES.
**DATE OF CONVERSION TO LAND TITLES: 1996/03/25 **
OC1053230 2009/11/20 APL ANNEX REST COV STARBANK DEVELOPMENTS 2148 CORP. C REMARKS: EXPIRES NOV. 20, 2049.
OC1135995 2010/07/16 NOTICE HER MAJESTY THE QUEEN IN RIGHT OF CANADA C REMARKS: AIRPORT ZONING REGULATION
OC1167924 2010/10/06 NOTICE $1 CITY OF OTTAWA STARBANK DEVELOPMENTS 2148 CORP. C
OC1167925 2010/10/06 NOTICE $1 CITY OF OTTAWA STARBANK DEVELOPMENTS 2148 CORP. C
4R26088 2012/04/10 PLAN REFERENCE C
OC1391191 2012/07/27 NOTICE $1 CITY OF OTTAWA STARBANK DEVELOPMENTS 2148 CORP. C
OC1391775 2012/07/30 TRANSFER $2 STARBANK DEVELOPMENTS 2148 CORP. STARBANK DEVELOPMENTS 2148 CORP. C
NOTE: ADJOINING PROPERTIES SHOULD BE INVESTIGATED TO ASCERTAIN DESCRIPTIVE INCONSISTENCIES, IF ANY, WITH DESCRIPTION REPRESENTED FOR THIS PROPERTY. NOTE: ENSURE THAT YOUR PRINTOUT STATES THE TOTAL NUMBER OF PAGES AND THAT YOU HAVE PICKED THEM ALL UP.
TRANSMITTAL
EMG THE ENVIRONMENT MANAGEMENT GROUP LTD. ENVIRONMENTAL PLANNERS & ENGINEERS
29 Queen Anne Road, Etobicoke, Ontario M8X 1T1 Bus: 416-239-6643 Fax: 416-239-0300 General Company E-mail: [email protected]
FROM: Aaron Levine E-MAIL: [email protected]
DATE: June 13, 2013 PROJECT LOCATION:
FAX X COURIER MAIL E-MAIL
There are pages in this transmission including the cover page. Please deliver this to: Liz Mico/ Heather Hill c/o FOI
TELEPHONE NO: FAX NO: 416-212-0559 EMAIL:
COMMENTS:
I have enclosed our request for MOE information for our subject site at 2148 Carling Avenue, in Ottawa, Ontario. We have provided you with tenant/ owner information and approximate occupancy dates that were obtained from various sources in the preparation of the ESA1.
I have enclosed a VISA payment for the initial filing for the subject site.
Certainly, call me directly if you have any questions on the enclosed material.
Sincerely Yours,
Aaron Levine, M.A., MARP, CCEP Director of Environmental Engineering
The Environment Management Group Ltd. (EMG) Environmental Planners & Engineers
CONFIDENTIAL COMMUNICATION: This communication contains confidential and privileged information prepared by our firm for the named person(s) only. No copy, distribution, or disclosure is permitted without EMG consent. We take no responsibility or liability for the unauthorized use of this confidential material by others.
FOR PAYMENT OF FREEDOM OF INFORMATION REQUEST FEES VIA YOUR CREDIT CARD, PLEASE COMPLETE AND FAX TO:
IF YOU ARE FAXING PLEASE DO NOT MAIL TO AVOID DUPLICATION THANK YOU
Ministry of the Environment Freedom of Information Office FAX: (416) 314-4285 Attn: Liz Mico/ Heather Hill
DATE: June 10th, 2013
Charge my credit card: X - VISA MASTERCARD
CARD # 4 5 0 0 0 5 0 0 5 1 0 2 7 4 7 4
Month Year EXPIRY 07 08
AMOUNT: $ Application Fee Search Fee X -Both $35 $5.00 $30.00 $35.00
Card Holder Phone # : ( 416-239-6643 )
0026 (03/00) Page 2 of 3 Ministry of the Environment Freedom of Information Request
This form is for requesting documents which are in the Ministry's files on environmental concerns related to properties. Please refer to the guide on the completion and use of this form. Our fax no. is (416) 314-4285.
Requester Data For Ministry Use Only Name, Title, Company Name and Mailing Address of Requester FOI Request No. FOI Co-ordinator Review date Aaron Levine, Director of Environmental Engineering The Environment Management Group Ltd. Date Request Received Fee Paid 29 Queen Anne Road ACCT Etobicoke, Ontario M8X 1T1 CHQ Response Due Date Email Address: VISA/ MC [email protected] CASH Telephone/Fax Nos. Your Project/Reference No. Signature of Requester CNR ER NOR SWR WCR Tel : 416-239-6643 0702-08 SAC IEB EAA EMR SWA
Fax : 416-239-0300
Request Parameters Municipal Address / Lot, Concession, Geographic Township (Municipal address essential for cities, towns or regions) 2148 Carling Avenue, Toronto, Ontario Present Property Owner(s) and Date(s) of Ownership Starbank Developments 2148 Corp. (2009 to present) Previous Property Owner(s) and Date(s) of Ownership Loblaws Property Limited –owner and tenant (1972 to 2009) Steinberg Groceries Limited (1956 – 1972) Present/Previous Tenant(s),(if applicable) A history of mixed commercial retail tenants including Steinberg Grocery Stores and Miracle Mart Drug Store (1956-1972?); Loblaws (1972 – 2008); Canadian Tire (1964-2009) Royal Bank (1972 – 2009); LCBO, Harveys, Swiss Chalet, TD Bank (2010-2012) Specify Year(s) Requested Search Parameters Files older than 2 years may require $60.00 retrieval cost. There is no guarantee that records responsive to your request will be located. Environmental concerns (General correspondence, occurrence reports, abatement) All years Orders All years Spills All years Investigations/prosecutions Owner/tenant information must be provided All years Waste Generator number/classes All years
Certificates of Approval Proponent information must be provided 1985 and prior records are searched manually. Search fees in excess of $300.00 could be incurred, depending on the types and years to be searched. Specify Certificates of Approval number (s) (if known). If supporting documents are also required, mark SD box and specify type e.g. maps, plans, hydrogeological reports, etc. SD Specify Year(s) Requested air - emissions water - mains, treatment, ground level, standpipes & elevated storage,pumping stations (local & booster) 1975 to present sewage - sanitary, storm, treatment, stormwater, leachate & leachate treatment & sewage pump stations 1975 to present waste water - industrial discharge waste sites - disposal, landfill sites, transfer stations, processing sites, incinerator sites X 1975 to present waste systems - haulers: sewage, non-hazardous & hazardous waste - mobile waste processing units - PCB destruction pesticides - licenses
A $5.00 non-refundable application fee, payable to the Minister of Finance, is mandatory. The cost of locating on-site and/or preparing any record is $30.00/hour and 20 cents/page for photocopying and you will be contacted for approval for fees in excess of $30.00.
0026 (03/00) Page 3 of 3 Appendix 10 ADDITIONAL REFERENCE SOURCES & INFORMATION
APPENDIX 10:
DESCRIPTION OF GENERAL REFERENCE SOURCES
CITY DIRECTORIES: ESA1 work includes a review of the historical records pertaining to tenancy of the subject property and adjacent sites as presented in City Directories that may include Might’s City Directory, Polk’s Directory, Bower’s Directory, and Criss Cross Directory.
In addition, local historical archives or historical societies may be contacted for additional information and clarification as to tenants at the subject property and the adjacent and neighbouring sites that may be of interest to the ESA1 study.
HISTORICAL AERIAL PHOTOGRAPHS: The scope of the ESA1 work includes a review of available aerial photographs for the subject property and area providing a visual record for building development, exterior aboveground storage tanks, stockpiled drums, transformers, and other environmentally relevant physical features such as stockpiled soil, open excavations, watercourses, ponds, and wetlands.
High elevation aerial photographs are available through the National Air Photo Library in Ottawa, the Ministry of Natural Resources, and the Ministry of Mines and Resources. Lower elevation (below 10,000 feet) and higher resolution aerial photos are acquired from Northway Maps, Global Remote Sensing Inc., and Aquarius Flight Inc.
Also, more Metropolitan Toronto and Area map resource libraries including University of Toronto Map Library; York University Map Library; City of Vaughan- Heritage Library; City of Etobicoke, Transport Department, Archives section; Mississauga Central Library; and Metro Clerk Records and Toronto Archives.
Quality of maps varies widely depending on the altitude from which the photo was taken, and the age of the photograph. Publicly available aerial photographs generally do not provide very high resolution and clarity.
FIRE INSURANCE PLANS (FIPs): ESA1 work includes a review of these plans that provide an illustrative record and approximate location of above ground or inground storage tanks, heating and boiler rooms, explosive chemical storage rooms, manufacturing operations, and building tenant names for larger businesses.
Goad’s Fire Insurance Plans were originally prepared for insurance underwriters (1875) to use in assessing fire risk associated with property. This valuable source of historical data was taken over by the Canadian Underwriter’s Association in 1960, and ceased production of fire insurance plans in 1975. The Insurer’s Advisory Organization (1989) Inc. holds the copyright on all the fire insurance plans for the period 1875 to 1975.
Appendix 11 APPENDIX 11:
GOVERNMENT AND REGULATORY AGENCIES
Ministry of the Environment,
Ministry of the Environment, under Freedom of Information (FOI), for computerized records (1986 to present) for general correspondence, occurrence reports, spills, Orders, investigations, prosecutions, and registered waste generator information. Also, archived hand written documents for the period 1960 to 1985. Manual record searches require a minimum of 8 weeks to obtain.
It should be noted that under FOI, the MOE can also provide specific permit and compliance information related to air emissions, industrial waste water discharge, landfills, transfer stations and processing sites, incinerator sites, and pesticide licensing.
Technical Standards and Safety Authority (TSSA), division of Fuels and Safety Branch, computerized database (1986 to present). Also, upon request, hand written records (from 1965 to 1985)
Ministry of Labour, Regulations and Enforcement Branch
GOVERNMENT AND OTHER GUIDELINES/ STANDARDS
Phase I Environmental Site Assessment (Z 768-01), 2001 Canadian Standards Association
Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the Environmental Protection Act, October 2004, Ministry of the Environment (MOE)
Canadian Environmental Quality Guidelines Canadian Council of Ministers of the Environment (CCME)
General Waste Management Regulation 558/00, The Environmental Protection Act, 2000, Ministry of the Environment and Energy (MOE)
Generally Accepted Standards for Environmental Investigation, 1993, Consulting Engineers of Ontario
Professional Engineers Providing Services in Environmental Site Assessment, Remediation and Management, 1996, Association of Professional Engineers of Ontario (PEO)
Guidelines for Environmental Auditing, 1994, Canadian Standards Association
Ontario Well Records, Ministry of the Environment
Interim Canadian Environmental Quality Criteria for Contaminated Sites, 1991, Canadian Council of Ministers of the Environment (CCME)
Ontario Drinking Water Standards, Ontario Ministry of the Environment, Rev. 2001
Occupational Health and Safety Act – Ministry of Labour (MOL)
MOE DATABASES - LAND USE RECORDS
Waste Disposal Site Inventory, 1991, Waste Management Branch, Ontario Ministry of the Environment and Energy
Inventory of Coal and Gasification Plant Waste Sites in Ontario, Volume I & II, April 1987
Inventory of Industrial Sites Producing or Using Coal Tar and Related Tars in Ontario, Volume I & II, November 1988 (elaboration of prior reported dated April 1987)
Ontario Inventory of PCB Storage Sites, 1995, database has three sections: Summary of PCB Waste Quantities, Summary of Major and Minor Sites, and Ontario PCB Storage Site Inventory
GENERAL INFORMATION ON MOE DATABASES: The Waste Disposal Site Inventory lists all registered domestic and industrial waste disposal sites in Ontario. The MOE Inventory for coal and coal tars includes coal gasification plants, coal tar distillation plants, Creosote plants, roofing felt & tar paper manufacturing plants, and by-product charcoal and coke oven plants in the iron and steel industry. Since the legislated ban on PCB usage in Ontario in 1982, the MOE has complied a list of properties that have registration an on-site secured facility for the storage of accumulated PCB wastes.
MOE DATABASE - WASTE GENERATING SITES
In addition, the Ministry of the Environment maintains several online databases for environmental waste producing properties including the following publications:
Ontario Regulation 347 Waste Generators Summary, Hazardous Waste Generating Sites, Ministry of the Environment and Energy, Hazardous Waste Branch
Manifest and Generator Registration Records, Ontario Ministry of Environment and Energy - Environmental and Reporting Branch
Appendix 12
APPENDIX 12:
TOPOGRAPHICAL AND GEOGRAPHICAL MAP REFERENCES
TOPOGRAPHY MAPS:
Ontario Base Map 10 17 6000 48550, Sheet 10 17 6150 48250, Ontario Ministry of Natural Resources, 1984, based on 1982 aerial photography scale 1:10,000
Topographic Map- Toronto 30M/11, Energy, Mines and Resources Canada, 1985, based on 1980 aerial photography scale 1:50,000
Ontario GPS Maps, Trak Maps of Canada, 2006, based on Ontario Base Map 10 17 6000 48550, Sheet 10 17 6150 48250, Ontario Ministry of Natural Resources, 1984 scale: 1inch =500 metres
GEOLOGICAL AND SOIL MAPS:
Quaternary Geology of Toronto and Surrounding Area, Southern Ontario, Map 2204, Ontario Geological Survey, Ministry of Natural Resources, Geological Series, 1980, scale 1:1,000,000
Physiography of Southern Ontario, Chapman and Putnam, Ontario Research Foundation, 1984, Ontario Geological Survey Map P2715, scale 1:600,000
Bedrock Geology of Ontario, Southern Sheet, Map 2544, Ministry of Northern Development and Mines, 1991, scale 1:1,000,000
Quaternary Geology of Ontario, Southern Sheet, Map 2556, Ministry of Northern Development and Mines, 1981 scale 1:1,000,000
On-line Base Maps (Claim Maps), Ministry of Northern Development and Mines, Reviewed January 26th, 2007
OTHER HISTORICAL REFERENCE MAPS:
Toronto Archives, City of Ottawa Library Main Branch, Northway Maps
Appendix 13
APPENDIX 13:
DESCRIPTION OF REGULATED BUILDING MATERIALS AND SUBSTANCES
The Occupational Health and Safety Act (under the Ministry of Labour, for the Province of Ontario) has identified 11 “designated substances” , found in building materials, that may pose a health and safety concern to building occupants and the general public. The designated substances are as follows:
Acrylonitrile Coke Oven Emissions Mercury Arsenic Ethylene Oxide Silica Asbestos Isocyanates Vinyl Chloride Benzene Lead PCBs * * Polychlorinated Biphenyls (PCB) are regulated by the MOE, and are typically included in Designated Substance Surveys (DSS) studies along with other designated substances.
The intent of this section of the ESA1 report is provide the reader with general information related these designated substances, and to indicate where they may be present at the subject site based on visual evidence and our general knowledge of their historical usage.
Where applicable, a DSS may be a recommendation of the ESA1 study, in which suspect building materials and substances are collected and submitted for laboratory analysis. The DSS study also includes invasive procedures for the sampling of substances that may be concealed behind wall and ceiling surfaces.
The DSS Report is typically a pre-condition for the municipal approval of all site specific re- zoning and site development applications, as well as a pre-condition for all major demolition work activity.
ASBESTOS CONTAINING MATERIALS
Asbestos containing materials (ACM) are commonly found in building materials, particularly in buildings constructed prior to about 1985. ACM was widely used in recognition of the insulating, fire retardancy, and added general durability that it brought to many building materials. Accordingly, ACM was most commonly used for insulation on heating pipes, boilers, and hot water tanks; and for fire retardency and wear, in drywall joint compound, sprayed insulation, roofing materials, acoustic ceiling tiles, vinyl floor tiles, and sheet flooring.
A friable Asbestos condition occurs when ACM has been damaged and there is evidence of powder or crumble, permitting Asbestos particulate to become airbourne. Friable Asbestos was banned by Ontario Regulation 654/85 in March 1985, and currently under Ontario Regulation 837 and 838 of the Occupation Health and Safety Act.
The presence of ACM would become an environmental concern if building demolition or major renovations are contemplated at a future date. Asbestos survey and management plans must comply with Ontario Regulation 278/05.
LEAD- BASED PAINTS
Lead-based paints (LBP) were banned from use on exterior and interior building surfaces, roofing materials, tank linings, and electrical conduits as well as furniture, and household products in 1976 and generally phase out by 1980. Paints used prior to 1950 typically contained high concentrations of Lead, and accumulative paint applications could result in designated hazardous Lead concentrations.
Ontario Regulation 843 of the Occupational Health and Safety Act (amended to Ontario Regulation 389/00) provides the legislated guidelines for the management of Lead containing substances. The primary environmental and health concern associated with Lead paint is the potential for Lead dusts to become airbourne either through deterioration over time or by sanding, or during renovation or demolition activities.
MERCURY
Mercury can be present in batteries, light bulbs (including gas fluorescent light tubes), liquid Mercury thermostats and switches, and some specialty paints and preservatives (particularly wood preservatives). The Occupational Health and Safety Act – Ontario Regulation 844 (amended to Ontario Regulation 390/00) controls the management of Mercury and Mercury containing building materials.
POLYCHLORINATED BIPHENYLS
Polychlorinated Biphenyls (PCBs) were commonly used as a cooling agent in oil -filled electrical transformers and capacitors, transformer ballasts in florescent light fixtures, and in a broad range of electrical equipment and machinery utilizing machine oils and lubricants.
The manufacture of PCBs in North America was banned in 1977 under the Toxic Substances Control Act. Since 1982, the MOE has banned the use of PCBs in Ontario, and strictly legislates the handling and disposal of PCBs found in soil, groundwater, or air. Dioxin gas emissions are derived from prolonged exposure of PCB to heat, and are highly carcinogenic and highly hazardous to the environment and to human health.
OZONE DEPLETING SUBSTANCES
Chlorofluorocarbons (CFCs), often referred to as Freons, are found in air cooling and refrigeration equipment. CFCs ceased production in Canada in 1993 due to their ozone- depleting characteristics, and importing CFCs to Canada was banned in 1997. A total Freon ban is proposed in Ontario for 2010, while in the interim, the maintenance and repair of refrigerant containing cooling equipment is strictly limited to licensed contractors under Ontario Regulation 189/94.
MOULD CONTAMINATION
The presence of mould or other microbiological contamination inside of a building(s) has become a concern to building owners, tenants, and to construction workers, and the Ministry of Labour has recently issued guidelines to protect workers from exposure to mould. The presence of water leakage, the backup of water wastes in floor drains, and high humidity can cause the accelerated growth of mould within a building environment. Closed forced air systems that are common in many commercial building, especially office buildings, can facilitate the ready movement of bacterial mould throughout all interior spaces.
Toxic mould, usually occurs as a result of the backup of one or more floor drains permitting waste water containing MOE regulated chemical residues (such as Volatile Organic Compounds) to enter a building environment. Toxic mould is generally limited to industrial use areas where MOE regulated chemicals are routinely discharged to the sewer under sewer discharge bylaws.
Appendix 14
RESERVED Appendix 15
General Terms and Conditions for Contracted Services
INDEMNIFICATION AND DISCLAIMER
The Environment Management Group Ltd. (EMG) and affiliates and subcontractors have neither created nor contributed to the creation or existence of any type of hazardous waste or environmental contamination or pollution , whether latent or patent, or the release thereof or the violation of any law or regulation relating thereto, at the site of the Project or in connection with the Performance of the Project Work, and it is understood that EMG shall have no liability for any such condition.
EMG and its affiliates and subcontractors have performed all environmental services in a professional manner exercising all precaution, discretion and technical expertise as is expected of environmental consultant professionals in the performance of similar work and circumstances.
In the preparation of Phase One Environmental Site Assessments or other environmental site audits or inspections , all reasonable care is taken to access pertinent historical information from a variety of publications and document sources. EMG takes no responsibility for any errors or omissions in the Phase One Assessment Report or other site related studies due to inaccuracies or deficiencies in the available literature, or the absence of certain historical documents or records, or site features that are hidden from view or inaccessible for purposes of the ESA1 site inspection.
The comments and recommendations presented in the Phase 2 and Phase 3 Environmental Assessment reports, where applicable, are based on the geological and chemical testing of samples gathered from bore holes, test pits, etc. from pre- determined area(s) of the site.
Due to the nature of environmental inquiry including and not limited to subsurface conditions of soil and water, even the most rigorous professional inquiry and assessment may fail to identify all existing conditions of environmental risk, pollution, or contamination at the subject site.
EMG's responsibility and liability is limited to the accurate interpretation of the current soil, chemical analysis and groundwater conditions prevailing at the test locations and the depth at each boring. Accordingly, there is no warranty, expressed or implied, by EMG that all potential contaminants in subsurface soil or groundwater have been identified on the site.
EMG assumes no liability for injuries, claims, losses, expenses or damages whatsoever arising from the performance of the environmental work as a direct or indirect result of the uncovering and required disclosure and reporting of site contamination to the appropriate authorities.
Any and all additional environmental work required by the Client, government agency or others as a direct or indirect result of the Performance of the Agreement shall be negotiated with the Client as part and parcel of a new and separate contract for professional services.
Revised – June 2010 The environmental report and related site work was conducted by EMG for the named client in this report only. EMG takes no responsibility or liability for the use or interpretation by third parties/ others regarding the contents of the report or the field work upon which it has been developed, without written consent. No reliance on the information contained in the report to persons or parties other than named client is expressed or implied.
Any reproduction of this report, in whole or in part, by any parties without written consent from EMG is unlawful. Additional copies of report can be provided to the client upon written request for a reasonable fee.
Finally, EMG has completed the environmental work at the subject property as of the date of the report. EMG has no control as to how the subject property or neighbouring properties are used or environmental outcomes that may directly or indirectly effect the site once that we have completed our contracted work at the subject property. Accordingly, EMG takes no responsibility or liability for the environmental conditions at the subject property after the date of this report.
COPYRIGHT STATEMENT
You should be aware that all environmental reports, letters (including reliance letters), as well as drawings, plans, photographs, specifications, borehole data, lab test results and analysis, or other data which was created by our firm relating to this project is our professional work product and as such, is our intellectual property which is protected under the Copyright Act. The copyright to our intellectual property belongs to our firm.
We provide a licence to our clients and others, enabling them to use our copyrighted material under certain terms and conditions including, but not limited to the full payment of the outstanding account. If the account is outstanding, our firm reserves the right to notify all those to whom we have provided, or we believe may be in possession of, our intellectual property, and to advise then that continued use of those materials constitutes a breach of our copyright, and is unlawful.
INSURANCE
The Environment Management Group Ltd. maintains professional Environmental Error and Omissions Insurance; Comprehensive General Liability Insurance; and All-Risk Environmental Pollution Insurance.
Our Environmental Error and Omissions Insurance provides $2,000,000 coverage per incident per project, while our All-Risk Environmental Pollution Insurance policy is $1,000,000 coverage per incident. EMG can acquire additional insurance coverage as may be required on a site specific basis (to the extent that such insurance is available). Copies of all insurance coverages can be made available upon written request.
Revised – June 2010 PROFESSIONAL PROFILE OF EMG TEAM PRINCIPALS
Aaron Levine, M.A., MARP, CEA, CCEP
Head, Environmental Planning & Engineering Department
Aaron Levine has over 24 years of professional planning experience specializing in environment management, building design, structures, and town planning. He has extensive consulting experience in a wide range of environmental planning and engineering projects related to soil and water management including site decommissioning and remediation. Mr. Levine has a solid foundation in Canadian and Ontario environmental regulations and guidelines with expertise in liaison and negotiation procedures with all levels of government regulatory agencies as well as all aspects of project management including contract administration and cost/ benefit strategies.
Education: Mr. Levine has a diversified academic background in the interdisciplinary fields of planning, environmental sciences, building design and structures. This includes a Masters Degree in Planning (University of Toronto, 1977); Doctoral Studies (University of Toronto, 1979); certification, Groundwater Management Systems (Ministry of Natural Resources, 1991); Environment Management & Remediation Technologies (University of Toronto, 1994).
Professional Memberships and Certifications: Certified Canadian Environmental Practitioner - Canadian Environmental Auditing Association - Ontario Professional Planners Institute - Ontario Society for Environmental Management - Canadian Environment Industry Association - Canadian Institute for Environmental Law and Policy - The Canadian Wildlife Federation
Mike Pazin, M.A.Sc., P. Eng., QPESA
Senior Engineer
Mike Pazin has over 40 years of experience in the geotechnical engineering field including 25 years as director and founder of Pazin Geotechnical Services Limited . During that time, he has applied his specialized engineering skills to several thousands of projects in Canada, United States and Europe. Mr. Pazin has a diverse background in engineering geology, hydrogeology, environmental and geotechnical engineering.
Education: Mr. Pazin holds a Bachelor of Engineering degree in Engineering Geology and Hydrogeology (1964, Zagreb, Croatia); Masters of Applied Science in Geotechnical Engineering (1974, University of Toronto); and studies in Environmental Property Assessment and Cleanup (University of Toronto, 1993). He is an Ontario Registered Professional Engineer since 1972.
Professional Memberships and Certifications: American Society of Civil Engineers - Canadian Geotechnical Society - International Society for Foundation Engineering and Soil Mechanic
Revised – June 2010