Record of Site Condition # 220606

Ontario Ministry of the Environment and Climate Change - Record of Site Condition # 220606

Record of Site Condition Under Part XV.1 of the Environment Protection Act

Summary

Record of Site Condition Number 220606 Date Filed to Environmental Site Registry 2016/01/12 Certification Date 2015/10/07 Current Property Use Commercial Intended Property Use Residential Certificate of Property Use Number No CPU Applicable Site Condition Standards** Full Depth Generic Site Conditions Standard, with Non-potable Ground Water, Medium and Fine Textured Soil, for Residential property use Property Municipal Address 114 OSSINGTON AVENUE, TORONTO, ON, M6J 2Z4

Notice to Readers Concerning Due Diligence

This record of site condition has been filed in the Environmental Site Registry to which the public has access and which contains a notice advising users of the Environmental Site Registry who have dealings with any property to consider conducting their own due diligence with respect to the environmental condition of the property, in addition to reviewing information in the Environmental Site Registry.

Contents of this Record of Site Condition

This record of site condition consists (RSC) of this document which is available to be printed directly from the Environmental Site Registry as well as all supporting documentation indicated in this RSC to have been submitted in electronic format to the Ministry of the Environment and Climate Change.

Filed Record of Site Condition # 220606 on 2016/01/12 1 of 19 Part 1: Property Ownership, Property Information and Owner’s Certifications

Information about the owner who is submitting or authorizing the submission of the record of site condition

Owner name VENEZIA BAKERY LIMITED

Authorized person JOAO CAETANO

Mailing address 114 OSSINGTON AVENUE, TORONTO Ontario, Canada

Postal Code M6J 2Z4 Phone (416) 537-2914 Fax Email address

Filed Record of Site Condition # 220606 on 2016/01/12 2 of 19 Record of site condition property location information

Municipal address(es) 114 OSSINGTON AVENUE, TORONTO, ON M6J 2Z4

Municipality Toronto Legal description See attached Lawyer’s letter

Assessment roll 190404225003950000004 number(s) Property identifier 21276-0375 (LT) number(s)

Record of site condition property geographical references

Coordinate system UTM Datum NAD 83 Zone 17 Easting 627,427.51 Northing 4,833,850.19

Record of site condition property use information The following types of property uses are defined by the Regulation: Agricultural or other use, Commercial use, Community use, Industrial use, Institutional use, Parkland use, and Residential use.

Current property use Commercial Intended property use Residential Certificate of property No use has been issued under section 168.6 of the Environmental Protection Act

Filed Record of Site Condition # 220606 on 2016/01/12 3 of 19 Please see the signed statements of property owner, or agent, or receiver at the end of this record of site condition The rest of this page has been left intentionally blank

Filed Record of Site Condition # 220606 on 2016/01/12 4 of 19 Part 2: List of reports, summary of site conditions and qualified person’s statements and certifications Qualified person's information

Name GERARD VAN ITERSON

Type of licence under Licence Professional Engineers Act Licence number 47745013 Quallified person's BAE & ASSOCIATES ENVIRONMENTAL INC. employer name

Mailing address 18 PARKVIEW AVENUE, ORO MEDONTE Ontario, L0L 2E0 Canada

Phone (705) 715-1881 Fax (705) 487-5600 Email address [email protected]

Municipal information

Local or single-tier Toronto municipality

Ministry of the Environment and Climate Change District Office

District office Toronto District Office District office address 5775 Yonge St., 8th floor, North York ON M2M 4J1

Filed Record of Site Condition # 220606 on 2016/01/12 5 of 19 Phase one environmental site assessment report Document used as the phase one environmental site assessment report and updates in submitting the record of site condition for filing

The date the last work on all of the records review, interviews and site reconnaissance (yyyy/mm/dd) components of the phase one environmental site assessment was done (refer to clause 28(1) 2015-09-18 (a) of O. Reg. 153/04)

Date of report Author Name of consulting Type of report Report title (yyyy/mm/dd) of report company Phase one Phase I ESA, 114 Ossington Avenue, Toronto 2015-09-18 G.J. Van BAE & ASSOCIATES environmental Iterson, P. ENVIRONMENTAL INC. site assessment Eng.

Reports and other documents related to the phase one environmental site assessment Reports and other documents relied upon in certifying the information set out in section 10 of Schedule A or otherwise used in conducting the phase one environmental site assessment

Date of report Author Name of consulting Report title (yyyy/mm/dd) of report company

N/A

Filed Record of Site Condition # 220606 on 2016/01/12 6 of 19 Phase two environmental site assessment report Document used as the phase two environmental site assessment report and updates in submitting the record of site condition for filing

The date the last work on all of the planning of the site investigation and conducting the site (yyyy/mm/dd) investigation components of the phase two environmental site assessment was done (refer to clause 2015-10-07 33.5(1)(a) of O. Reg. 153/04)

Date of report Author Name of consulting Type of report Report title (yyyy/mm/dd) of report company Phase two Phase II ESA, 114 Ossington Avenue, 2015-10-13 G.J. Van BAE & ASSOCIATES environmental Toronto Iterson, P. ENVIRONMENTAL INC. site assessment Eng.

Reports and other documents related to the phase two environmental site assessment Reports and other documents relied upon in making any certifications in the record of site condition for the purposes of Part IV of Schedule A or otherwise used in conducting the phase two environmental site assessment

Date of report Author Name of consulting Report title (yyyy/mm/dd) of report company

N/A

Filed Record of Site Condition # 220606 on 2016/01/12 7 of 19 Environmental condition Section 41 applies? No Section 43.1 applies? No

Site condition information

Certification date (yyyy/mm/dd) 2015/10/07 Total area of record of site condition property (in hectares) 0.02700 Number of any previously filed record of site condition that applies to any part of the record of site condition property Number of any previously filed transition notice that applies to any part of the record of site condition property Soil texture Medium and fine

Assessment/restoration approach Full depth generic Site investigation includes the investigation, sampling and analysis of ground Yes water?

Is there soil present that is sufficient to investigate, sample and analyze soil on, Yes in or under the property in accordance with s. 6, Schedule E of O.Reg. 153/04?

Site investigation includes the investigation, sampling and analysis of soil on, in Yes or under the property which is used in the record of site condition?

Name of the laboratory used to analyze any samples collected of soil, ground ALS LABORATORY water or sediment Ground water condition (potable, non-potable) Non-potable Applicable site condition standard TABLE 3

Local or single-tier municipality non-potable written notification date 2015/09/08

Filed Record of Site Condition # 220606 on 2016/01/12 8 of 19 Table 1 – Maximum contaminant concentrations compared to applicable site condition standards

Measured concentration for contaminants in soil

Contaminant Maximum Applicable site Unit of name concentration condition measure standard 1 Benzene < 0.0068 0.17 µg/g 2 Ethylbenzene < 0.018 15 µg/g 3 Toluene < 0.08 6 µg/g 4 Xylene Mixture < 0.05 25 µg/g 5 Acetone < 0.5 28 µg/g 6 Bromomethane < 0.05 0.05 µg/g 7 Carbon Tetrachloride < 0.05 0.12 µg/g 8 Chlorobenzene < 0.05 2.7 µg/g 9 Chloroform < 0.05 0.18 µg/g 10 Dichlorobenzene, 1,2- < 0.05 4.3 µg/g 11 Dichlorobenzene, 1,3- < 0.05 6 µg/g 12 Dichlorobenzene, 1,4- < 0.05 0.097 µg/g 13 Dichlorodifluoromethane < 0.05 25 µg/g 14 Dichloroethane, 1,1- < 0.05 11 µg/g 15 Dichloroethane, 1,2- < 0.05 0.05 µg/g 16 Dichloroethylene, 1,1- < 0.05 0.05 µg/g 17 Dichloroethylene, 1,2-cis- < 0.05 30 µg/g 18 Dichloroethylene, 1,2-trans- < 0.05 0.75 µg/g 19 Dichloropropane, 1,2- < 0.05 0.085 µg/g 20 Dichloropropene,1,3- < 0.03 0.083 µg/g 21 Ethylene dibromide < 0.05 0.05 µg/g 22 Hexane (n) < 0.05 34 µg/g 23 Methyl Ethyl Ketone < 0.5 44 µg/g 24 Methyl Isobutyl Ketone < 0.5 4.3 µg/g 25 Methyl tert-Butyl Ether (MTBE) < 0.05 1.4 µg/g 26 Methylene Chloride < 0.05 0.96 µg/g 27 Styrene < 0.05 2.2 µg/g 28 Tetrachloroethane, 1,1,1,2- < 0.05 0.05 µg/g 29 Tetrachloroethane, 1,1,2,2- < 0.05 0.05 µg/g 30 Tetrachloroethylene < 0.05 2.3 µg/g 31 Trichloroethane, 1,1,1- < 0.05 3.4 µg/g 32 Trichloroethane, 1,1,2- < 0.05 0.05 µg/g 33 Trichloroethylene < 0.01 0.52 µg/g 34 Trichlorofluoromethane < 0.05 5.8 µg/g 35 Vinyl Chloride < 0.02 0.022 µg/g

...Continued on next page

Filed Record of Site Condition # 220606 on 2016/01/12 9 of 19 Table 1 – Maximum contaminant concentrations compared to applicable site condition standards

Measured concentration for contaminants in soil

Continued from previous page.... Contaminant Maximum Applicable site Unit of name concentration condition measure standard 36 Petroleum Hydrocarbons F1**** < 5 65 µg/g 37 Petroleum Hydrocarbons F2 < 10 150 µg/g 38 Petroleum Hydrocarbons F3 < 50 1300 µg/g 39 Petroleum Hydrocarbons F4 < 50 5600 µg/g 40 Antimony < 1 7.5 µg/g 41 Arsenic 3.1 18 µg/g 42 Selenium < 1 2.4 µg/g 43 Barium 116 390 µg/g 44 Beryllium 0.67 5 µg/g 45 Boron (total) 11.7 120 µg/g 46 Cadmium < 0.5 1.2 µg/g 47 Chromium Total 31 160 µg/g 48 Cobalt 10 22 µg/g 49 Copper 21.5 180 µg/g 50 Lead 8.6 120 µg/g 51 Molybdenum < 1 6.9 µg/g 52 Nickel 25 130 µg/g 53 Silver < 0.2 25 µg/g 54 Thallium < 0.5 1 µg/g 55 Uranium 3 23 µg/g 56 Vanadium 40.3 86 µg/g 57 Zinc 53.7 340 µg/g

Filed Record of Site Condition # 220606 on 2016/01/12 10 of 19 Table 1 – Maximum contaminant concentrations compared to applicable site condition standards (Continued)

Ground water

Contaminant Maximum Applicable site Unit of name concentration condition measure standard 1 Acetone < 30 130000 µg/L 2 Bromomethane < 0.5 56 µg/L 3 Carbon Tetrachloride < 0.2 8.4 µg/L 4 Chlorobenzene < 0.5 630 µg/L 5 Chloroform < 1 22 µg/L 6 Dichlorobenzene, 1,2- < 0.5 9600 µg/L 7 Dichlorobenzene, 1,3- < 0.5 9600 µg/L 8 Dichlorobenzene, 1,4- < 0.5 67 µg/L 9 Dichlorodifluoromethane < 2 4400 µg/L 10 Dichloroethane, 1,1- < 0.5 3100 µg/L 11 Dichloroethane, 1,2- < 0.5 12 µg/L 12 Dichloroethylene, 1,1- < 0.5 17 µg/L 13 Dichloroethylene, 1,2-cis- 1.45 17 µg/L 14 Dichloroethylene, 1,2-trans- < 0.5 17 µg/L 15 Dichloropropane, 1,2- < 0.5 140 µg/L 16 Dichloropropene,1,3- < 0.3 45 µg/L 17 Ethylene dibromide < 0.2 0.83 µg/L 18 Hexane (n) < 0.5 520 µg/L 19 Methyl Ethyl Ketone < 20 1500000 µg/L 20 Methyl Isobutyl Ketone < 20 580000 µg/L 21 Methyl tert-Butyl Ether (MTBE) < 2 1400 µg/L 22 Methylene Chloride < 5 5500 µg/L 23 Styrene < 0.5 9100 µg/L 24 Tetrachloroethane, 1,1,1,2- < 0.5 28 µg/L 25 Tetrachloroethane, 1,1,2,2- < 0.5 15 µg/L 26 Tetrachloroethylene < 0.5 17 µg/L 27 Trichloroethane, 1,1,1- < 0.5 6700 µg/L 28 Trichloroethane, 1,1,2- < 0.5 30 µg/L 29 Trichloroethylene < 0.5 17 µg/L 30 Trichlorofluoromethane < 5 2500 µg/L 31 Vinyl Chloride < 0.5 1.7 µg/L 32 Benzene < 0.5 430 µg/L 33 Ethylbenzene < 0.5 2300 µg/L 34 Toluene < 0.5 18000 µg/L 35 Xylene Mixture < 0.5 4200 µg/L

...Continued on next page

Filed Record of Site Condition # 220606 on 2016/01/12 11 of 19 Table 1 – Maximum contaminant concentrations compared to applicable site condition standards (Continued)

Ground water

Continued from previous page.... Contaminant Maximum Applicable site Unit of name concentration condition measure standard 36 Petroleum Hydrocarbons F1**** < 25 750 µg/L 37 Petroleum Hydrocarbons F2 < 100 150 µg/L 38 Petroleum Hydrocarbons F3 < 250 500 µg/L 39 Petroleum Hydrocarbons F4 < 250 500 µg/L 40 Sodium 67,900 2300000 µg/L 41 Antimony 0.3 20000 µg/L 42 Arsenic 1.95 1900 µg/L 43 Selenium 0.467 63 µg/L 44 Barium 109 29000 µg/L 45 Beryllium < 0.1 67 µg/L 46 Boron (total) 131 45000 µg/L 47 Cadmium 0.012 2.7 µg/L 48 Chromium Total < 0.5 810 µg/L 49 Cobalt 1.07 66 µg/L 50 Copper 2.81 87 µg/L 51 Lead < 0.05 25 µg/L 52 Molybdenum 1.39 9200 µg/L 53 Nickel 10.2 490 µg/L 54 Silver < 0.05 1.5 µg/L 55 Thallium < 0.01 510 µg/L 56 Uranium 0.621 420 µg/L 57 Vanadium 1.64 250 µg/L 58 Zinc 7.8 1100 µg/L

Filed Record of Site Condition # 220606 on 2016/01/12 12 of 19 Remedial action and mitigation

Remediated soils Estimated quantities of the soil, if any, originating at and remaining on the record of site condition property that have been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil. Indicate the remediation process or processes used and the estimated amount of soil remediated by each identified process.

Estimated quantity of soil (in ground- Soil remediation process volume in cubic metres)

0.0

Description of remediation

Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the record of site condition property. None

Soil or sediment removed and not returned Estimated quantities of soil or sediment, if any, removed from and not returned to the record of site condition property.

Estimated quantity of soil (in ground-volume in cubic metres) 0.0 Estimated quantity of sediment (in ground-volume in cubic metres) 0.0

Soil brought to the property Estimated quantity of the soil, if any, being brought from another property to and deposited at the record of site condition property, not including any soil that may have originated at but been remediated off the record of site condition property and that is identified in section 28 of Schedule A.

Estimated quantity of soil brought to the property 0.0 (in ground-volume in cubic metres)

Filed Record of Site Condition # 220606 on 2016/01/12 13 of 19 Ground water control or treatment measures

Ground water control or treatment measures that were required for the record of site condition property prior to the certification date for the purpose of submitting the record of site condition for filing.

None

Ground water control or treatment measures that are required for the record of site condition property after the certification date. None

Estimated volume of ground water, if any, removed from and not returned to the record of site condition property. Estimated volume of ground water (in litres) 0.0

Filed Record of Site Condition # 220606 on 2016/01/12 14 of 19 Other activities including risk management measures Constructed works that prior to the certification date for the purpose of submitting the record of site condition for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the record of site condition property. None

Constructed works that after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the record of site condition property. None

Monitoring or Maintenance

Soil Management Measures Soil monitoring requirements or any requirements for care, maintenance or replacement or any monitoring or control works for known existing contaminants, if any, on the record of site condition property, after the certification date. None

Ground water management measures Ground water monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works or known existing contaminants, if any, on the record of site condition property, after the certification date. None

Remediated or removed soil, sediment or ground water from near property boundary Has any soil, sediment or ground water at the record of site condition property that is or was No located within 3 metres of the record of site condition property boundary been remediated or removed for the purpose of remediation?

Filed Record of Site Condition # 220606 on 2016/01/12 15 of 19 D Qualified person’s statements and certifications

As the qualified person, I certify that:

A phase one environmental site assessment of the record of site condition property, which includes the evaluation of the information gathered from a records review, site reconnaissance, interviews, a report and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. A phase two environmental site assessment of the record of site condition property, which includes the evaluation of the information gathered from planning and conducting a site investigation, a report, and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. The information represents the site conditions at the sampling points at the time of sampling only and the conditions between and beyond the sampling points may vary. As of 2015/10/07, in my opinion, based on the phase one environmental site assessment and the phase two environmental site assessment, and any confirmatory sampling, there is no evidence of any contaminants in the soil, ground water or sediment on, in or under the record of site condition property that would interfere with the type of property use to which the record of site condition property will be put, as specified in the record of site condition. Ground water sampling has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. The owner of the property or a person authorized by the owner of the property has informed me that the owner of the property has, within the six months immediately before the submission of this record of site condition, given written notice of intention to apply non-potable ground water site condition standards to the clerk of the local municipality in which the property is located and the clerk of any upper-tier municipality in which the property is located As of 2015/10/07, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the record of site condition property meets the applicable full depth generic site condition standards prescribed by section 37 of the regulation for all contaminants prescribed by the regulation in relation to the type of property use for which this record of site condition is filed, except for those contaminants (if any) specified in this record of site condition at Table 2, maximum contaminant concentrations compared to standards specified in a risk assessment. As of 2015/10/07, the maximum known concentration of each contaminant in soil, sediment and ground water at the record of site condition property for which sampling and analysis has been performed is specified in this record of site condition at Table 1, maximum contaminant concentrations compared to applicable full depth generic site condition standards.

I am a qualified person and have the qualifications required by section 5 of the regulation. I have in place an insurance policy that satisfies the requirements of section 7 of the regulation. I acknowledge that the record of site condition will be submitted for filing in the Environmental Site Registry, that records of site condition that are filed in the Registry are available for examination by the public and that the Registry contains a notice advising users of the Registry who have dealings with any property to consider conducting their own due diligence with respect to the environmental condition of the property, in addition to reviewing information in the Registry. The opinions expressed in this record of site condition are engineering or scientific opinions made in accordance with generally accepted principles and practices as recognized by members of the environmental engineering or science profession or discipline practising at the same time and in the same or similar location. I do not hold and have not held and my employer BAE & ASSOCIATES ENVIRONMENTAL INC. does not hold and has not held a direct or indirect interest in the record of site condition property or any property which includes the record of site condition property and was the subject of a phase one or environmental site assessment or risk assessment upon which this record of site condition is based. To the best of my knowledge, the certifications and statements in this part of the record of site condition are true as of 2015/10/07. By signing this record of site condition, I make no express or implied warranties or guarantees.

Filed Record of Site Condition # 220606 on 2016/01/12 16 of 19 By signing this record of site condition, I make no express or implied warranties or guarantees.

By checking the boxes above, and entering my membership/licence number in this submission, I, GERARD VAN ITERSON, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2015/12/21:

a) signing this record of site condition submission as a qualified person; and b) making all certifications required as a qualified person for this record of site condition.

I agree

Filed Record of Site Condition # 220606 on 2016/01/12 17 of 19 Additional documentation provided by property owner or agent

The following documents have been submitted to the Ministry of the Environment and Climate Change as part of the record of site condition Certificate of status or equivalent for the owner Lawyer's letter consisting of a legal description of the property Copy of any deed(s), transfer(s) or other document(s) by which the record of site condition property was acquired A Current plan of survey Area(s) of potential environmental concern Table of current and past uses of the phase one property Phase 2 conceptual site model Owner or agent certification statements

7.7.1

Filed Record of Site Condition # 220606 on 2016/01/12 18 of 19

Filed Record of Site Condition # 220606 on 2016/01/12 19 of 19 Request ID: 018453323 Province of Ontario Date Report Produced: 2015/12/21 Demande n° : Province de l'Ontario Document produit le : Transaction ID: 59791908 Ministry of Government Services Time Report Produced: 08:52:40 Transaction n° : Ministère des Services gouvernementaux Imprimé à : Category ID: CT Catégorie :

CERTIFICATE OF STATUS ATTESTATION DU STATUT JURIDIQUE

This is to certify that according to the D'après les dossiers du Ministère des records of the Ministry of Government Services gouvernementaux, nous attestons Services que la société

V E N E Z I A B A K E R Y L I M I T E D

Ontario Corporation Number Numéro matricule de la société (Ontario) 0 0 0 1 0 9 8 0 1 is a corporation incorporated, est une société constituée, prorogée ou née amalgamated or continued under d'une fusion aux termes des lois de la the laws of the Province of Ontario. Province de l'Ontario. The corporation came into existence on La société a été fondée le N O V E M B E R 2 1 N O V E M B R E , 1 9 6 0 and has not been dissolved. et n'est pas dissoute.

Dated Fait le D E C E M B E R 2 1 D É C E M B R E , 2 0 1 5

Director Directeur

The issuance of this certifcate in electronic form is authorized by the Ministry of Government Services. La délivrance du présent certificat sous forme électronique est autorisée par le Ministère des Services gouvernementaux.

Please respond to: Andrew A. Black e-mail: [email protected]

Ministry of the Environment October 10th, 2015 Brownfields Filing and Review Environmental Assessment and Approvals Branch 2 St. Clair Avenue West, Floor 12A, Toronto, Ontario

Re: Filing of Record of Site condition by Venezia Bakery Limited for the property located at 114 Ossington Avenue, Toronto, Ontario

Following review of the most recent survey, and parcel register for the subject property,we are pleased to certify and confirm the following details in regards to the subject property.

Municipal Description: 114 Ossington Avenue, Toronto, Ontario

Legal Description: PT LT 1 S OF ARGYLE ST, 2 S OF ARGYLE ST PL D25 TORONTO PT 2 & 3, 63R1014, AS IN CT300358; S/T 7 T/W CT300358, City of Toronto

P.I.N.: 21276-0375 (LT)

Assessment Roll No.: 19 04 04 2 250 03950 0000 04

Registered Owners: Venezia Bakery Limited

We trust that this is the information you need to move forward with the Record of Site Condition. Please feel free to contact us with any concerns.

60 Eastern Skies Way Markham, Ontario L6E 0N8 Telephone: (905) 554-7650 [email protected]

BBL Blacks Business Law 2

Yours very truly, BBL – BLACKS BUSINESS LAW

per: Andrew A. Black AAB:ms encls.

Phase 1 ESA, Phase 2 ESA and RSC Property

"TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN" (Refer to clause 16(2)(a), Schedule D, O. Reg. 153/04) Area of Location of Potentially Location Contaminants Media Potential Area of Contaminating of PCA of Potential Potentially Environmental Potential Activity2 (on-site Concern3 Impacted Concern1 Environmental or off- (Ground Concern on site) water, Phase One soil and/or Property sediment) Previous AST Entire Site 28. Gasoline and On-site BTEX Soil and/or onsite circa Associated PHCs groundwater 1933 Products Storage in Fixed Tanks Mineral oil leak Northwest 55. Transformer Off-site PCBs Groundwater from pole portion of Site Manufacturing, PHCs mounted Processing and transformer Use Auto repair, car North portion of 28. Gasoline and Off-site Metals Groundwater wash, gas Site Associated PHCs station Products Storage in VOCs Fixed Tanks, and 52. Storage, maintenance, fuelling and repair of equipment, vehicles, and material used to maintain transportation systems. Notes: 1 – Area of Potential Environmental Concern means the area on, in or under a phase one property where one or more contaminants are potentially present, as determined through the phase one environmental site assessment, including through, (a) identification of past or present uses on, in or under the phase one property, and (b) identification of potentially contaminating activity 2 – Potentially Contaminating Activity means a use or activity set out in Column A of Table 2 of Schedule D that is occurring or has occurred in a phase one study area 3 – when completing this column, identify all contaminants of potential concern using the Method Groups as identified in the “Protocol for in the Assessment of Properties under Part XV.1 of the Environmental Protection Act, March 9, 2004, amended as of July 1, 2011, as specified below: ABNs PCBs Metals Electrical Conductivity SAR, CPs PAHs As, Sb, Se Cr (VI), 1,4- Dioxane THMs Na Hg, Dioxins/Furans, PCDDs/PCDFs VOCs B-HWS Methyl Mercury, OCs BTEX Cl- High pH, PHCs Ca, Mg CN- Low pH, 4 – when submitting a record of site condition for filing, a copy of this table must be attached 5 – ‘--‘ denotes an activity that does not constitute any specific potentially contaminating activity as per Table 2, Schedule D, O. Reg. 153/04, but is considered likely to pose environmental concern for the RSC property.

114 Ossington Avenue, Toronto, Ontario Year Name of Description of Property Other Observations from Owner Property Use Use Aerial Photographs, Fire Insurance Plans, Etc Early No available Undeveloped Agricultural Map: Undeveloped 1800s to data or other use FIP from 1895 shows 1895 brick building on property.

31 01 Hugh FINN Developed with Residential City Directories, FIPs 1905 one building from 1895 onward show building on the property.

01 06 Trusts Developed with Residential FIP from 1913 shows the 1915 Guarantee one building property with brick Company Limited, as building. trustee 17 03 Irene FINN & Developed with Residential FIP from 1924 indicates 1927 William FINN one building the building remains the same since construction circa 1895 02 09 Charlie Developed with Residential FIP from 1924 indicates 1931 BROWN one building the building remains the same since construction. 04 09 Fred Developed with Residential FIP shows the property 1931 RASHMAN one building remains unchanged

15 08 Neighborhood Developed with Residential FIP shows the property 1933 Workers one building remains unchanged, as Association the surrounding properties are slowing growing and becoming a mix of commercial and residential 13 05 Nicholas Developed with Residential Aerial Photographs from 1947 HANCHARCK one building 1947 indicate the & Jessie HANCHARCK property as the same since construction 06 07 Karel Developed with Residential Aerial Photographs from 1956 SVOBODA & one building 1947 indicate the Nina SVOBODA property as the same since construction. 13 02 Joseph Z Developed with Residential City Directories and 1957 VERINA one building Chain of Title indicate residential use to this date. 05 06 Beatrice Developed with Commercial City Directories and 1958 PAVLINCK & one building, Chain of Title indicate the Asta VERINA listed as Venezia Bakery onsite, Venezia Bakery from this point (1958) onward, Aerial Photographs show no change with onsite structure 07 11 Asta VERNA Developed with Commercial City Directories and 1958 one building, Chain of Title indicate the listed as Venezia Bakery onsite, Venezia Bakery Aerial Photographs show no change with onsite structure 30 06 Vincenzo Developed with Commercial City Directories and 1960 BELLISSIMO one building, Chain of Title indicate the listed as Venezia Bakery onsite, Venezia Bakery Aerial Photographs show no change with onsite structure 28 10 Helen Developed with Commercial City Directories and 1964 BURGDORF one building, Chain of Title indicate the listed as Venezia Bakery onsite, Venezia Bakery Aerial Photographs show no change with onsite structure 14 02 Helen LE Developed with Commercial City Directories and 1973 BLOND & Alex one building, Chain of Title indicate the LE BLOND listed as Venezia Bakery onsite, Venezia Bakery Aerial Photographs show no change with onsite structure 21 08 TerciO DIAS & Developed with Commercial City Directories and 1973 Marcenna one building, Chain of Title indicate the CHORA listed as Venezia Bakery onsite, Venezia Bakery Aerial Photographs show no change with onsite structure 20 11 Jose EIRA, Developed with Commercial City Directories and 1975 Mario one building, Chain of Title indicate the SIMOES, Jose FREIRE & listed as Venezia Bakery onsite, Vasco Venezia Bakery Aerial Photographs show SANTOS no change with onsite structure 12 11 Venezia Developed with Commercial City Directories and 1976- Bakery Limited one building, Chain of Title indicate the current listed as Venezia Bakery onsite, Venezia Bakery Aerial Photographs show no change with onsite structure

October 2015 Page 1

Phase II ESA Conceptual Site Model – 114 Ossington Avenue, Toronto, Ontario i. A Description of Assessment BAE & Associates Environmental Inc. (BAE) was retained by Venezia Bakery Limited to prepare a Phase I and a Phase II Environmental Site Assessment (ESA) for 114 Ossington Avenue, Toronto. This investigation was conducted to reveal current environmental conditions in support of submitting a Record of Site Condition for the subject property.

The Phase Two ESA was undertaken to further assess areas of actual and/or potential environmental concern identified in a Phase One ESA previously carried out at the Site by BAE, as documented in “Phase I Environmental Site Assessment (ESA) for 114 Ossington Avenue, Toronto”, dated September 18th, 2015, and to provide a Phase Two ESA report compliant with the requirements of Ontario Regulation 153/04 as amended by Ontario Regulations 511/09 and 179/11 (“O.Reg. 153/04, as amended”) for use in support of the filing of a Record of Site Condition (RSC).

The 0.027-hectare property consists of 114 Ossington Avenue with a 270 square-metre, single-storey, brick commercial building. The property is zoned C-1 commercial. The Site currently operates as a small neighborhood bakery known as the Venezia Bakery. The Site has operated as a bakery since 1958. According to the historical research the Site was previously residential since the late 1800s.

Potentially contaminating activities (PCAs) were identified both at the Site and within the Phase One Study Area. PCAs are identified and described below.

Site The Site has operated long-term as a bakery. These historic onsite operations do not have the potential to impact the environmental quality of the soil and ground water. However there was reportedly a fuel oil tank onsite circa 1933. The specific environmental issues are as follows:  EcoLog ERIS Data indicated that the Site was formerly registered with a 150gal fuel oil AST in 1933. It is not known when this AST was removed however the current owners have been on the Site for 60+ years and did not recall a tank being onsite during that time. Further soil and groundwater investigations were undertaken to verify the onsite conditions.

______Phase II Conceptual Site Model 114 Ossington Avenue, Toronto, Ontario October 2015 Page 2

Phase I Study Area • Toronto Hydro reported a 135L mineral oil leak in 1990. The mineral oil leak was from a pole mounted transformer cooling system located across Argyle Street. The mineral oil reportedly ran into a storm sewer on Argyle Street.

• An automotive servicing business, carwash and retail petroleum sales were previously located at 175 Ossington which is located 170 m north of the Site. The site operated as such from at least 1982 until 2004. The property has since been redeveloped into residential townhouses. Based on the distance and elevation to the Site, this property is unlikely to represent an environmental concern to the Site however further investigations were undertaken.

 The House of Horvath (cigar mfg.) has operated at 77 Ossington since 1999. Horvath was listed as a waste oil and lubricant generator. Based on the distance of 95m and downgrade to the Site, this property is unlikely to represent an environmental concern to the Site.

The Phase II ESA investigation entailed: (i) advancing boreholes throughout the Site to address all areas of potential environmental concern; (ii) installing monitoring wells for the purpose of sampling the groundwater as well as verifying the groundwater flow direction. (iii) sampling the soil and groundwater for selected parameters including Metals, VOCs, BTEX and PHCs.

The investigation program included the collection of surficial and subsurface soil samples in areas deemed most likely to have been affected by potentially contaminating activities. Groundwater samples were collected from monitoring wells installed on-site. Representative soil samples were collected in locations selected to be most likely to contain contaminated materials. Representative groundwater samples were collected in locations selected to be most likely to contain contaminated materials. The purpose of the study was to investigate the potential for the presence of on-site contamination related to on-site and offsite potential concerns stemming from previous usage.

The soil samples analyzed were compared to the applicable Soil and Groundwater Standards - Table 3 Non-Potable Groundwater - as amended April 15, 2011 for Residential/Parkland/Institutional Property Use for Fine to Medium-Grained Materials. Groundwater samples were compared to the applicable Soil and Groundwater Standards - Table 3 Non-Potable Groundwater - as amended April 15, 2011 for Residential/Parkland/Institutional Property Use for Course-Grained Materials. The

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results of the chemical analyses indicated that all samples submitted for the Metals, Volatile Organic Compounds Parameters and the F1, F2, F3 and F4 Petroleum Hydrocarbon Fractions analysis met the applicable Table 3 SCS.

The Phase Two Conceptual Site Model has been prepared based on information and data collected to date as part of BAE’s Phase One ESA and Phase Two ESA conducted at the Site.

The Phase Two Conceptual Site Model consists of this text and the following Figures: Figure 1: Site Location – Figure 1 shows the location of the subject property within the City of Toronto.

Figure 2: Phase One ESA Study Area and PCA Locations - Figure 2 shows the Phase One ESA Study Area (within 250m of the site) and identifies the Potentially Contaminating Activities onsite and offsite within the Phase One ESA Study Area.

Figure 3: Phase II ESA Study Area – Borehole, Monitoring Well Location Plan, Cross- Section A-A1 and GW Levels with Flow Direction – shows BH/MW locations, the cross- section chosen to show the subsurface soil conditions from west to east and identifies the groundwater elevations and groundwater flow direction.

Figure 4: Phase II ESA Study Area and APEC Locations – identifies the onsite Areas of Potential Environmental Concern.

Figure 5: Ontario Base Mapping (Toronto) – identifies local waterways, topography with elevations and other features of the area.

Figure 6: Cross Section - Cross Section A-A1 illustrates the stratigraphy and subsurface soil conditions and the groundwater elevations encountered during the Phase Two ESA from west to east.

The phase two conceptual site model does not include figures to show the following types of information for the following reasons:  There is no figure which illustrates areas of natural significance or water bodies within 30 m of the subject property since there are no areas of natural significance or water bodies within 30 m of the subject property;

 There is no figure which illustrates contaminants in sediment because there is no sediment at the subject property;

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 There are no figures that illustrate the distribution of impacts to soil or ground water since no impacts to soil or ground water were found;

A) Areas Where Potentially Contaminating Activity has Occurred

Areas of where potentially contaminating activity has occurred are depicted in Figure 2.

PCA 1 #28-Gasoline and Associated Products Storage in Fixed Tanks - EcoLog ERIS Data indicated that the Site was formerly registered with a 150gal fuel oil AST in 1933. It is not known when this AST was removed however the current owners have been on the Site for 60+ years and did not recall a tank being onsite during that time.

PCA 2 #55- Transformer Manufacturing, Processing and Use - Toronto Hydro reported a 135L mineral oil leak in 1990. The mineral oil leak was from a pole mounted transformer cooling system located across Argyle Street. The mineral oil reportedly ran into a storm sewer on Argyle Street.

PCAs 3 & 4 #28-Gasoline and Associated Products Storage in Fixed Tanks, and #52- Storage, maintenance, fuelling and repair of equipment, vehicles, and material used to maintain transportation systems - An automotive repair, car wash and retail petroleum sales were previously located at 175 Ossington which is located 170 m north of the Site. Records indicate that the site operated as such from at least 1982 until 2004. The property has since been redeveloped into residential townhouses.

B) Areas of Potential Environmental Concern

Areas of Potential Environmental Concern (APECs) are depicted on Figure 4 and are summarized below and in the Table of Areas of Potential Environmental Concern.

APEC #1 – An Area of Potential Environmental Concern was identified for the entire Site - a fuel oil AST was previously located onsite in 1933 and removed prior to 1958. This APEC may represent an environmental concern to the Site. Boreholes and Monitoring Wells were advanced across the Site to offset potential concerns.

APEC #2 – An Area of Potential Environmental Concern was identified in the Northwest area of site – a mineral oil leak from a pole mounted transformer was documented in

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1991. This APEC may represent an environmental concern to the Site. Borehole and Monitoring Well BH/MW 7 was advanced in this area to offset potential concerns.

APEC #3 – An Area of Potential Environmental Concern was identified in the North area of site - An automotive repair, car wash and retail petroleum sales were previously located at 175 Ossington which is located 170 m north of the Site. Records indicate that the site operated as such from at least 1982 until 2004. The property has since been redeveloped into residential townhouses. This APEC may represent an environmental concern to the Site. Borehole and Monitoring Well BH/MW 8 was advanced in this area to offset potential concerns.

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2 – Potentially Contaminating Activity means a use or activity set out in Column A of Table 2 of Schedule D that is occurring or has occurred in a phase one study area 3 – when completing this column, identify all contaminants of potential concern using the Method Groups as identified in the “Protocol for in the Assessment of Properties under Part XV.1 of the Environmental Protection Act, March 9, 2004, amended as of July 1, 2011, as specified below: ABNs PCBs Metals Electrical Conductivity SAR, CPs PAHs As, Sb, Se Cr (VI), 1,4- Dioxane THMs Na Hg, Dioxins/Furans, PCDDs/PCDFs VOCs B-HWS Methyl Mercury, OCs BTEX Cl- High pH, PHCs Ca, Mg CN- Low pH, 4 – when submitting a record of site condition for filing, a copy of this table must be attached 5 – ‘--‘ denotes an activity that does not constitute any specific potentially contaminating activity as per Table 2, Schedule D, O. Reg. 153/04, but is considered likely to pose environmental concern for the RSC property.

C) Any subsurface structures and utility on in or under the phase two property that may affect contaminate distribution and transport No impacts were found at the RSC property. The onsite building is constructed of concrete block foundation and brick walls with a steel frame on a partial basement. Neither underground utilities nor this structure are anticipated to affect contaminate distribution or transport. ii. Physical Setting of the Subject Property There are no Areas of Natural Significance located within the Phase One Study Area. There are no drinking water wells within the Phase One Study Area. The nearest surface water body is Lake Ontario, which is approximately 1.8km south of the Site.

According to the Ontario Geological Survey Geology and Principle Minerals Map, the underlying soil and bedrock in the area is classified as Ordovician Sedimentary. Ordovician strata are widespread in southern Ontario, occurring at or near surface throughout eastern and south-central Ontario and in the subsurface of south western Ontario, and the subject site falls in an area known as the Lake Iroquois Plain.

The old shoreline of the glacial Lake Iroquois lies approximately 2km to the north, along Davenport Road. In this urbanized area of Toronto, the bedrock lies approximately 35m below the surface. The area’s geology has been shaped by glacial activity. Lacustrine soils are typically found where lakes and rivers flow and the material are deposited along the edges of the flow. Lacustrine soils are well sorted and fine textured, having finer silts and clays, which coincide with information, gathered in the borehole records.

The terrain of the subject property is relatively flat with a slight slope toward the south southeast at an elevation of approximately 100m above sea level. This information coincides with information taken from topographic map 31D5, Toporama, Atlas of Canada by Natural Resources Canada, which indicates that the topography and hence the groundwater flows in the same direction (south) toward Lake Ontario. The localised

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groundwater flow was estimated and later confirmed to be South toward Lake Ontario, located approximately 1.8km to the south.

Based on BAE’s review of available geological maps and subsurface investigations carried out at the Site, the stratigraphy of the overburden from the ground surface consists of sand and silt, over silt and clay, over clay at approximately 5 meters.

Based on observations made at the time of the onsite investigations, the presence of significant amounts of fill material is inferred not to be present at the Site. The Site is generally graded even with the surrounding property. There was no evidence from the historical review to suggest that significant amounts of in-filling had occurred on Site.

A) “Stratigraphy from ground surface to the deepest aquifer or aquitard investigated.” Based on BAE’s review of available geological maps and subsurface investigations carried out at the Site, the stratigraphy of the overburden from the ground surface consists of sand and silt, over silt and clay, over clay at approximately 5 meters. All boreholes were terminated in native soils. Boreholes advanced on the Site did not encounter bedrock, with the deepest borehole terminated at 6mbgl.

B) “Hydrogeological Characteristics, including aquifers, aquitards and in each hydrostratigraphic unit.” No contaminants were found to be present at the phase two property in concentrations above the applicable site condition standard. The hydrogeological characteristics of the site are influenced by Lake Ontario located 1.8km to the south of the site as well as the presumed bedrock at a depth of 35 metres below grade level (mbgl). Based on the groundwater data obtained and through the formula use of triangulation, it was determined that the groundwater flow direction flows south toward Lake Ontario to the south. The hydraulic gradient calculated based on the groundwater levels measured during the investigation averaged a hydraulic gradient of 0.012.

C) “Approximate depth to bedrock.” Bedrock was not encountered during any investigation on the Phase Two property. According to OGS Earth Bedrock Topography Map bedrock is approximately 35 metres below ground surface.

D) “Approximate depth to water table.” Stabilized static groundwater levels were measured at depths of between 2.27 metres below datum (mbd) and 2.31mbd in the onsite monitoring wells.

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E) “Any Respect in Which section 41 or 43.1 of O.Reg. 153 applies to the property.” O. Reg. 153/04 describes conditions, which when present, can constitute an “environmentally sensitive site”. They include the presence of an area of natural significance (such as a nature reserve, provincial park, wetland, or valuable habitat) at or within 30 m of the site, and sites where soil pH lies outside the range of 5 to 9. The phase two property does not contain any areas of natural significance, nor are there any areas of natural significance within 30 m of the phase two property. The pH of the phase two property soil was found to range from 7.47 to 7.88, which is within the acceptable range. The phase two property does not display any of the conditions of an environmentally sensitive site. O. Reg. 153/04 also specifies SCS for properties where more than one-third of the area has not more than 2 m of soil. This is called a “shallow soil property”. Overburden depths are more than 2 m across the phase two property. Therefore, it is not a shallow soil property. O. Reg. 153/04 also specifies SCS for properties where there is a water body within 30 m. There is no water body within 30 m of the phase two property. Therefore, the phase two property is not a site “within 30 m of a surface water body”.

F) “Areas where soil has been brought from another property.” BAE did not observe amounts of fill, debris or uncontrolled waste storage on-Site at the time of the Site reconnaissance. The Site is generally graded even with the surrounding properties. Previous environmental and geotechnical investigations carried out in the surrounding areas indicate minimal fill materials placed for construction and grading purposes.

G) Approximate locations of proposed buildings or other structures The proposed development is anticipated to consist of a second level added on top of the existing single-storey with a mix of commercial and residential uses.

iii. Contaminants Present on Phase Two Property All soil samples submitted for chemical analysis had measured concentrations below 3 SCS for residential/parkland/institutional land use with fine textured soil. All ground water samples submitted for chemical analysis had measured concentrations below Table 3 SCS for residential/parkland/institutional land use with fine textured soil. No contaminants were found to be present on, in, or under the phase one property at a concentration greater than the applicable site condition standard. iv. Contaminants Present on the Phase Two Property - Cross-Sections No contaminants were found to be present at concentrations greater than the applicable site condition standard in or under the phase two property. Figure 6 illustrates the lateral and vertical stratigraphy encountered on the subject property. Figure 2 provides a reference for the cross section locations on the subject property.

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v. Contaminants Present on the Phase Two Property - Contaminant Release and Transport Contaminant transport on the subject property is irrelevant since all soil and ground water samples submitted for chemical analysis had measured concentrations below Table 3 SCS for residential/parkland/institutional land use with fine textured soil. Most of the analyzed parameters of the soil and ground water concentrations were below the laboratory detection limits.

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SITE

0 220m

Scale North Description Project Address Date Completed By As Figure 1: 114 Ossington Avenue, 18-09-15 BAE & Associates Shown Site Location Toronto, Ontario Environmental Inc. 18 Parkview Ave., Oro Medonte, ON, L0L2E0

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PCA #3 Previous Auto Repair, Car Wash, Gas Station

ESA and RSC PCA #2 Pole mount Property transformer leak PCA #1 Previous AST

Legend Phase I Study Area Inferred Groundwater Flow Direction Locations of Potentially Contaminating Activities 1. Previous AST 2. Pole mount transformer leak 3. Previous auto repair, car wash and gas Station NOTE *APEC = Area of Potential Environmental Concern 0 180m

Scale North Description Project Address Date Completed By As Figure 2: 114 Ossington Avenue, 18-09-15 BAE & Associates Shown Phase One ESA Toronto, Ontario Study Area, PCA Environmental Inc. locations 18 Parkview Ave., Oro Medonte, ON, L0L2E0

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GW Flow Direction

BH/MW8 GW-97.73

BH/MW7 BH6 GW-97.72 BH2

BH5

1 A BH/MW1 GW-97.70 BH3

A BH/MW4 GW-97.69

Borehole Borehole with Monitoring Well Scale North Description Project Address Date Completed By 1:500 FIGURE 3: 114 Ossington 07-10-15 BAE & Associates BH and MW Locations, Avenue, Toronto, Ontario Environmental Inc. Cross Section A-A1, GW 18 Parkview Ave., Oro Medonte, Flow Direction ON, L0L2E0

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GW Flow Direction

APEC #3 From previous offsite, upgrade auto repair & USTs APEC #2 From potential offsite mineral oil

APEC #1 entire site - previous furnace oil AST

Scale North Description Project Address Date Completed By 1:500 FIGURE 4: 114 Ossington 07-10-15 BAE & Associates Phase II ESA Study Avenue, Toronto, Ontario Environmental Inc. Area and APEC 18 Parkview Ave., Oro Medonte, Locations ON, L0L2E0

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Scale North Description Project Address Date Completed By As FIGURE 5: Ontario 114 Ossington Avenue, 18-09-15 BAE & Associates Shown Base Mapping Toronto, Ontario (Toronto) Environmental Inc. 18 Parkview Ave., Oro Medonte, ON, L0L2E0

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Cross-Section A-A1 100.5

A A1 100 GRADE

99.5

BROWN FINE SAND WITH SILT 99 Groundwater

98.5 Stratified 98 Silt/Sand Fines Ground Surface GROUNDWATER Elevvation Elevvation (ASL) m 97.5 STRATIFIED GRAY SILT/SAND FINES 97 BH/MW1 BH/MW 4 BH2 96.5

96 1 3 6 9 12 15 Metres

Scale North Description Project Date Completed By Address As FIGURE 6 114 Ossington 07-10-15 BAE & Associates shown Phase II ESA Study Area Avenue, Toronto, –Cross Section A-A1 Ontario Environmental Inc. 18 Parkview Ave., Oro Medonte, ON, L0L2E0

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