Ontario Ministry of the Environment - Record of Site Condition # 214027

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

Summary

Record of Site Condition Number 214027 Date Filed to Environmental Site Registry 2014/08/07 Certification Date 2014/03/26 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, Coarse Textured Soil, for Residential property use Property Municipal Address 109 VAUGHAN ROAD, TORONTO, ON, M6C 2L9

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.

Filed Record of Site Condition # 214027 on 2014/08/07 1 of 20 PART 1: PROPERTY OWNERSHIP, PROPERTY INFORMATION AND OWNER'S CERTIFICATIONS

Information about the owner who is submitting or authorizing the submission of the RSC

Owner Name 109 VAUGHAN ROAD INC.

Authorized Person JULIAN BATTISTON

Mailing Address 1013 WILSON AVENUE, SUITE 201, TORONTO ONTARIO, CANADA

Postal Code M3K 1G1

Phone (416) 633-6236

Fax Email Address [email protected]

Filed Record of Site Condition # 214027 on 2014/08/07 2 of 20 RSC Property Location Information

Municipal Address(es) 109 VAUGHAN ROAD, TORONTO, ON M6C 2L9

Municipality Toronto

Legal Description See Attached Lawyer’s Letter

Assessment Roll 191401107000900000004 Number(s)

Property Identifier 10468-0444 (LT) Number(s)

RSC Property Geographical References

Coordinate System UTM Datum NAD 83

Zone 17

Easting 627,247.00

Northing 4,838,005.00

RSC 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 EPA

Filed Record of Site Condition # 214027 on 2014/08/07 3 of 20 Please See the Signed Statements of Property Owner, or Agent, or Receiver at the End of this RSC

The rest of this page has been left intentionally blank

Filed Record of Site Condition # 214027 on 2014/08/07 4 of 20 PART 2: LIST OF REPORTS, SUMMARY OF SITE CONDITIONS AND QUALIFIED PERSON’S STATEMENTS AND CERTIFICATIONS Qualified Person's Information

Name CORY ALLEN OSTROWKA

Type of Licence Under Licence Professional Engineers Act

Licence Number 100071780

QP Employer Name CONESTOGA-ROVERS & ASSOCIATES LTD.

Mailing Address 111 BRUNEL ROAD, SUITE 200, MISSISSAUGA ONTARIO, L4Z 1X3 CANADA

Phone (905) 712-0510

Fax (905) 712-0515

Email Address [email protected]

Municipal Information

Local or Single-Tier Toronto Municipality

Ministry of the Environment 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 # 214027 on 2014/08/07 5 of 20 Phase One Environmental Site Assessment Report Document used as the phase one environmental site assessment report and updates in submitting the RSC for filing

The date the last work on all of the records review, interviews and site reconnaissance components (YYYY/MM/DD) of the phase one environmental site assessment was done (refer to clause 28(1)(a) of O. Reg. 153/04) 2014/05/12

Type of Date of Report Author Name of Consulting Report Title Report (YYYY/MM/DD) of Report Company

P1 ESA Phase One Environmental Site Assessment, Proposed 2013/07/31 Ian Chiu, P. SOIL ENGINEERS LTD. Residential Development, 109 Vaughan Road, City of Toronto Eng.

P1 ESA Phase One Evironmental Site Assessment Update, 109 2014/05/12 Cory CONESTOGA-ROVERS & Update Vaughan Road, Toronto, Ontario Ostrowka, P. ASSOCIATES LTD. 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 # 214027 on 2014/08/07 6 of 20 Phase Two Environmental Site Assessment Report Document used as the phase two environmental site assessment report and updates in submitting the RSC for filing

The date the last work on all of the planning of the site investigation and conducting the site investigation (YYYY/MM/DD) components of the phase two environmental site assessment was done (refer to clause 33.5(1)(a) of O. Reg. 153/04) 2014/03/26

Type of Date of Report Author Name of Consulting Report Title Report (YYYY/MM/DD) of Report Company

P2 ESA Phase Two Environmental Site Assessment, Portion of 109 2014/05/26 Cory CONESTOGE-ROVERS Vaughan Road, Toronto, Ontario Ostrowka, P. & ASSOCIATES LTD. 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 RSC 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 # 214027 on 2014/08/07 7 of 20 Environmental Condition

Section 41 applies? No

Section 43.1 applies? No

Site Condition Information

Certification date (YYYY/MM/DD) 2014/03/26 Total area of RSC property (in hectares) 0.00640

Number of any previously filed RSC that applies to any part of the RSC property

Number of any previously filed Transition Notice that applies to any part of the RSC property

Soil Texture Coarse

Assessment/Restoration Approach Full Depth Generic Site investigation includes the investigation, sampling and analysis of ground water? Yes

Is there soil present that is sufficient to investigate, sample and analyze soil on, in or Yes 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 or under Yes the property which is used in the RSC?

Name of the laboratory used to analyze any samples collected of soil, ground water or MAXXAM ANALYTICS INC. 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 2014/05/12

Filed Record of Site Condition # 214027 on 2014/08/07 8 of 20 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 Standard Measure 1 Acenaphthene < 0.005 7.9 µg/g 2 Acenaphthylene < 0.005 0.15 µg/g 3 Anthracene < 0.005 0.67 µg/g 4 Methlynaphthalene, 2-(1-) *** < 0.0071 0.99 µg/g

5 Benz[a]anthracene < 0.005 0.5 µg/g 6 Benzo[a]pyrene < 0.005 0.3 µg/g 7 Benzo[b]fluoranthene < 0.005 0.78 µg/g 8 Benzo[ghi]perylene < 0.005 6.6 µg/g 9 Benzo[k]fluoranthene < 0.005 0.78 µg/g 10 Chrysene < 0.005 7 µg/g 11 Dibenz[a h]anthracene < 0.005 0.1 µg/g 12 Fluoranthene < 0.005 0.69 µg/g 13 Fluorene < 0.005 62 µg/g 14 Indeno[1 2 3-cd]pyrene < 0.005 0.38 µg/g 15 Naphthalene < 0.005 0.6 µg/g 16 Phenanthrene < 0.005 6.2 µg/g 17 Pyrene < 0.005 78 µg/g 18 Antimony < 0.2 7.5 µg/g 19 Arsenic 1.2 18 µg/g 20 Barium 8.4 390 µg/g 21 Beryllium < 0.2 4 µg/g 22 Boron (total) < 5 120 µg/g 23 Boron (Hot Water Soluble)* < 0.05 1.5 µg/g 24 Cadmium < 0.1 1.2 µg/g 25 Chromium Total 4.9 160 µg/g 26 Chromium VI < 0.2 8 µg/g 27 Cobalt 1.6 22 µg/g 28 Copper 3.9 140 µg/g 29 Lead 2.4 120 µg/g 30 Mercury < 0.05 0.27 µg/g 31 Molybdenum < 0.5 6.9 µg/g 32 Nickel 3.5 100 µg/g 33 Selenium < 0.5 2.4 µg/g 34 Silver < 0.2 20 µg/g 35 Thallium < 0.05 1 µg/g 36 Uranium 0.27 23 µg/g 37 Vanadium 11 86 µg/g 38 Zinc 11 340 µg/g 39 Polychlorinated Biphenyls < 0.01 0.35 µg/g

Filed Record of Site Condition # 214027 on 2014/08/07 9 of 20 38 Zinc 11 340 µg/g 39 Polychlorinated Biphenyls < 0.01 0.35 µg/g 40 Electrical Conductivity 0.25 0.7 mS/cm 41 Cyanide (CN-) < 0.01 0.051 µg/g 42 Sodium Adsorption Ratio 5 5 43 Petroleum Hydrocarbons F1**** < 10 55 µg/g

44 Petroleum Hydrocarbons F2 < 10 98 µg/g 45 Petroleum Hydrocarbons F3 < 50 300 µg/g 46 Petroleum Hydrocarbons F4 < 50 2800 µg/g 47 Tetrachloroethane, 1,1,1,2- < 0.058 0.058 µg/g 48 Trichloroethane, 1,1,1- < 0.1 0.38 µg/g

49 Tetrachloroethane, 1,1,2,2- < 0.05 0.05 µg/g 50 Trichloroethane, 1,1,2- < 0.05 0.05 µg/g 51 Dichloroethane, 1,1- < 0.1 3.5 µg/g 52 Dichloroethylene, 1,1- < 0.05 0.05 µg/g 53 Ethylene dibromide < 0.05 0.05 µg/g

54 Dichlorobenzene, 1,2- < 0.1 3.4 µg/g 55 Dichloroethane, 1,2- < 0.05 0.05 µg/g 56 Dichloropropane, 1,2- < 0.05 0.05 µg/g 57 Dichlorobenzene, 1,3- < 0.1 4.8 µg/g 58 Dichlorobenzene, 1,4- < 0.083 0.083 µg/g

59 Methyl Ethyl Ketone < 1 16 µg/g 60 Methyl Isobutyl Ketone < 1 1.7 µg/g 61 Acetone < 1 16 µg/g

62 Benzene < 0.04 0.21 µg/g 63 Bromodichloromethane < 0.1 13 µg/g 64 Bromoform < 0.1 0.27 µg/g

65 Bromomethane < 0.05 0.05 µg/g 66 Carbon Tetrachloride < 0.05 0.05 µg/g

67 Chlorobenzene < 0.1 2.4 µg/g 68 Chloroform < 0.05 0.05 µg/g 69 Dichloroethylene, 1,2-cis- < 0.1 3.4 µg/g

70 Dichloropropene,1,3- < 0.05 0.05 µg/g 71 Dibromochloromethane < 0.1 9.4 µg/g

72 Dichlorodifluoromethane < 0.1 16 µg/g 73 Ethylbenzene < 0.04 2 µg/g 74 Hexane (n) < 0.1 2.8 µg/g

75 Xylene Mixture < 0.04 3.1 µg/g 76 Methyl tert-Butyl Ether (MTBE) < 0.1 0.75 µg/g

77 Methylene Chloride < 0.1 0.1 µg/g 78 Styrene < 0.1 0.7 µg/g 79 Tetrachloroethylene < 0.1 0.28 µg/g

80 Toluene < 0.04 2.3 µg/g 81 Dichloroethylene, 1,2-trans- < 0.084 0.084 µg/g

82 Trichloroethylene < 0.061 0.061 µg/g

Filed Record of Site Condition # 214027 on 2014/08/07 10 of 20 81 Dichloroethylene, 1,2-trans- < 0.084 0.084 µg/g

82 Trichloroethylene < 0.061 0.061 µg/g 83 Trichlorofluoromethane < 0.1 4 µg/g 84 Vinyl Chloride < 0.02 0.02 µg/g

Filed Record of Site Condition # 214027 on 2014/08/07 11 of 20 Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued)

Ground Water

Contaminant Maximum Applicable Site Unit of Name Concentration Condition Standard Measure 1 Tetrachloroethane, 1,1,1,2- < 0.2 3.3 µg/L 2 Trichloroethane, 1,1,1- < 0.1 640 µg/L 3 Tetrachloroethane, 1,1,2,2- < 0.2 3.2 µg/L 4 Trichloroethane, 1,1,2- < 0.2 4.7 µg/L

5 Dichloroethane, 1,1- < 0.1 320 µg/L 6 Dichloroethylene, 1,1- < 0.1 1.6 µg/L 7 Ethylene dibromide < 0.2 0.25 µg/L 8 Dichlorobenzene, 1,2- < 0.2 4600 µg/L 9 Dichloroethane, 1,2- < 0.2 1.6 µg/L 10 Dichloropropane, 1,2- < 0.1 16 µg/L 11 Dichlorobenzene, 1,3- < 0.2 9600 µg/L 12 Dichlorobenzene, 1,4- < 0.2 8 µg/L 13 Methyl Ethyl Ketone < 5 470000 µg/L 14 Methyl Isobutyl Ketone < 5 140000 µg/L 15 Acetone 15 130000 µg/L 16 Benzene < 0.1 44 µg/L 17 Bromodichloromethane < 0.1 85000 µg/L 18 Bromoform < 0.2 380 µg/L 19 Bromomethane < 0.5 5.6 µg/L 20 Carbon Tetrachloride < 0.1 0.79 µg/L 21 Chlorobenzene < 0.1 630 µg/L 22 Chloroform < 0.1 2.4 µg/L 23 Dichloroethylene, 1,2-cis- 1.2 1.6 µg/L 24 Dichloropropene,1,3- < 0.2 5.2 µg/L 25 Dibromochloromethane < 0.2 82000 µg/L

26 Dichlorodifluoromethane < 0.5 4400 µg/L 27 Ethylbenzene < 0.1 2300 µg/L

28 Hexane (n) < 0.5 51 µg/L 29 Xylene Mixture < 0.1 4200 µg/L 30 Methyl tert-Butyl Ether (MTBE) < 0.2 190 µg/L 31 Methylene Chloride < 0.5 610 µg/L 32 Styrene < 0.2 1300 µg/L 33 Tetrachloroethylene 0.51 1.6 µg/L 34 Toluene < 0.2 18000 µg/L 35 Dichloroethylene, 1,2-trans- < 0.26 1.6 µg/L 36 Trichloroethylene 0.49 1.6 µg/L 37 Trichlorofluoromethane < 0.2 2500 µg/L 38 Vinyl Chloride < 0.2 0.5 µg/L

39 Methlynaphthalene, 2-(1-) *** < 0.071 1800 µg/L

Filed Record of Site Condition # 214027 on 2014/08/07 12 of 20 39 Methlynaphthalene, 2-(1-) *** < 0.071 1800 µg/L 40 Acenaphthene < 0.05 600 µg/L 41 Acenaphthylene < 0.05 1.8 µg/L 42 Anthracene < 0.05 2.4 µg/L 43 Benz[a]anthracene < 0.05 4.7 µg/L 44 Benzo[a]pyrene < 0.01 0.81 µg/L 45 Benzo[b]fluoranthene < 0.05 0.75 µg/L 46 Benzo[ghi]perylene < 0.05 0.2 µg/L 47 Benzo[k]fluoranthene < 0.05 0.4 µg/L 48 Chrysene < 0.05 1 µg/L 49 Dibenz[a h]anthracene < 0.05 0.52 µg/L 50 Fluoranthene < 0.05 130 µg/L 51 Fluorene < 0.05 400 µg/L 52 Indeno[1 2 3-cd]pyrene < 0.05 0.2 µg/L 53 Naphthalene < 0.05 1400 µg/L 54 Phenanthrene < 0.03 580 µg/L 55 Pyrene < 0.05 68 µg/L 56 Antimony < 0.5 20000 µg/L 57 Arsenic < 5 1900 µg/L 58 Barium 470 29000 µg/L 59 Beryllium < 0.5 67 µg/L 60 Boron (total) 65 45000 µg/L 61 Cadmium < 0.1 2.7 µg/L 62 Chromium Total < 10 810 µg/L 63 Chromium VI < 0.5 140 µg/L 64 Cobalt < 1 66 µg/L 65 Copper 5.4 87 µg/L 66 Lead < 0.5 25 µg/L 67 Mercury < 0.1 0.29 µg/L 68 Molybdenum 2.6 9200 µg/L 69 Nickel < 2 490 µg/L 70 Selenium < 2 63 µg/L 71 Silver < 0.1 1.5 µg/L 72 Sodium 1,700,000 2300000 µg/L 73 Thallium 0.079 510 µg/L 74 Uranium 3.2 420 µg/L 75 Vanadium < 2.5 250 µg/L 76 Zinc 10 1100 µg/L 77 Petroleum Hydrocarbons F1**** < 25 750 µg/L 78 Petroleum Hydrocarbons F2 < 100 150 µg/L 79 Petroleum Hydrocarbons F3 < 200 500 µg/L 80 Petroleum Hydrocarbons F4 < 200 500 µg/L 81 Polychlorinated Biphenyls < 0.05 7.8 µg/L 82 Chloride 2,300,000 2300000 µg/L

Filed Record of Site Condition # 214027 on 2014/08/07 13 of 20 82 Chloride 2,300,000 2300000 µg/L 83 Cyanide (CN-) < 2 66 µg/L

Filed Record of Site Condition # 214027 on 2014/08/07 14 of 20 Remedial Action and Mitigation

Remediated Soils

Estimated quantities of the soil, if any, originating at and remaining on the RSC 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 Soil Remediation Process (in-ground volume in m³)

0.0

Description of Remediation

Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the RSC property.

Soil or Sediment Removed and Not Returned

Estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property.

Estimated Quantity of Soil (in-ground volume in m³) 0.0

Estimated Quantity of Sediment (in-ground volume in m³) 0.0

Soil Brought to the Property

Estimated quantity of the soil, if any, being brought from another property to and deposited at the RSC property, not including any soil that may have originated at but been remediated off the RSC 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 m³)

Filed Record of Site Condition # 214027 on 2014/08/07 15 of 20 Ground Water Control or Treatment Measures

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

Ground water control or treatment measures that are required for the RSC property after the certification date.

Estimated volume of ground water, if any, removed from and not returned to the RSC property.

Estimated Volume of Ground Water (in litres) 0.0

Filed Record of Site Condition # 214027 on 2014/08/07 16 of 20 Other Activities Including Risk Management Measures

Constructed works that prior to the certification date for the purpose of submitting the RSC for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property.

Constructed works that after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property.

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 RSC property, after the certification date.

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 RSC property, after the certification date.

Remediated or Removed Soil, Sediment or Ground Water From Near Property Boundary

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

Filed Record of Site Condition # 214027 on 2014/08/07 17 of 20 Qualified Person’s Statements and Certifications

As the qualified person, I certify that:

A phase one environmental site assessment of the RSC 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 RSC 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 2014/03/26, 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 RSC property that would interfere with the type of property use to which the RSC property will be put, as specified in the RSC. 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. I have, 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 2014/03/26, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the RSC 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 RSC is filed, except for those contaminants (if any) specified in this RSC at Table 2, Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment. As of 2014/03/26, the maximum known concentration of each contaminant in soil, sediment and ground water at the RSC property for which sampling and analysis has been performed is specified in this RSC at Table 1, Maximum Contaminant Concentrations Compared to Applicable 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 RSC 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 RSC 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 CONESTOGA-ROVERS & ASSOCIATES LTD. does not hold and has not held a direct or indirect interest in the RSC property or any property which includes the RSC property and was the subject of a phase one or two 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 RSC are true as of 2014/03/26. By signing this RSC, I make no express or implied warranties or guarantees.

By checking the boxes above, and entering my membership/licence number in this submission, I, CORY ALLEN OSTROWKA, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2014/07/03:

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 # 214027 on 2014/08/07 18 of 20 Additional Documentation Provided by Property Owner or Agent

The following documents have been submitted to the Ministry of the Environment 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 RSC 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

v 4.1.1

Filed Record of Site Condition # 214027 on 2014/08/07 19 of 20 Filed Record of Site Condition # 214027 on 2014/08/07 20 of 20

LRO # 8~_ Transfer Receipted as AT3312523 on 2013 05 31 at 12:25

The applicants) hereby applies to the Land Registrar. yyyy mm dd Page 1 of 2

Properties

P1N 10468 - 0444 LT Interest/Estate Fee Simple Description LT 10 BLK F PL 875 TWP OF YORK; PT LT 11 BLK F PL 875 TWP OF YORK; PT LT 9 BLK F PL 875 TWP OF YORK AS IN T6331222; TORONTO (YORK); CITY OF TORONTO Address 109 VAUGHAN RD YORK

Consideration

Consideration $ 2,130,000.00

Transferors)

The transferors) hereby transfers the land to the transferee(s).

Name FERREIRA, MANUEL Address for Service 134 Hillmount Ave, Toronto, Ontario, M6B 1X8

am at least 18 years of age.

The property is not ordinarily occupied by me and my spouse, who is not separated from me, as our family residence.

This document is not authorized under Power of Attorney by this party.

Writ Number Name Statement 00-0009334 FERREIRA, MANUEL DE SOUSA am not the party in the writ and the judgment is less than $50000

08-0005277 FERREIRA, MANUEL DRAGACA am not the party in the writ and the judgment is less than $50000

12-0005932 FERREIRA, MANUEL ANTONIO The party is not one and the same as the party named in this writ

98-0004016 FERREIRA, MANUEL am not the party in the writ and the judgment is less than $50000

Transferees) Capacity Share

Name 109 VAUGHAN ROAD INC. Address for Service 181 University Avenue, Suite 2100 Toronto, Ontario M5H 3M7

STATEMENT OF THE TRANSFEROR (S): The transferors) verifies that to the best of the transferor's knowledge and belief, this transfer does not contravene the Planning Act.

STATEMENT OF THE SOLICITOR FOR THE TRANSFEROR (S): I have explained the effect of the Planning Act to the transferors) and I have made inquiries of the transferors) to determine that this transfer does not contravene that Act and based on the information supplied by the transferor(s), to the best of my knowledge and belief, this transfer does not contravene that Act. I am an Ontario solicitor in good standing.

STATEMENT OF THE SOLICITOR FOR THE TRANSFEREE (S): I have investigated the title to this land and to abutting land where relevant and I am satisfied that the title records reveal no contravention as set out in the Planning Act, and to the best of my knowledge and belief this transfer does not contravene the Planning Act. I act independently of the solicitor for the transferors) and am an Ontario solicitor in good standing.

Signed By

Saul Jonas 1679 Dundas St. W. acting for Signed 2013 05 31 Toronto Transferors) M6K 1 V2 Tel 416-961-3474 Fax 416-961-8094

am the solicitor for the transferors) and I am not one and the same as the solicitor for the transferee(s).

have the authority to sign and register the document on behalf of the Transferor(s). Li~O # 80~ Transfer Receipted as AT3312523 on 2013 05 31 at 12:25 The applicants) hereby applies to the Land Registrar. yyyy mm dd Page 2 of 2 Signed By

Mark Edward Uster 181 University Ave., Suite 2100 acting for Signed 2013 05 31 Toronto Transferees) M5H 3M7 Tel 416-863-1010 Fax 416-863-1009

am the solicitor for the transferees) and I am not one and the same as the solicitor for the transferor(s).

have the authority to sign and register the document on behalf of the Transferee(s).

Submitted By

DALE LESSMAN & LLP 181 University Ave., Suite 2100 2013 05 31 Toronto M5H 3M7 Tel 416-863-1010 Fax 416-863-1009

Fees/Taxes/Payment

Statutory Registration Fee $60.00 Provincial Land Transfer Tax $30,425.00

Municipal Land Transfer Tax $29,675.00

Total Paid $60,160.00

File Number

Transferor Client File Number: 10753

Transferee Client File Number: 100116-137 PROVINCIAL AND MUNICIPAL LAND TRANSFER TAX STATEMENTS In matter the of the conveyance of: 10468 - 0444 LT 10 BLK F PL 875 TWP OF YORK; PT LT 11 BLK F PL 875 TWP OF YORK; PT LT 9 BLK F PL 875 TWP OF YORK AS IN TB331222; TORONTO (YORK); CITY OF TORONTO

BY: FERREIRA, MANUEL TO: 109 VAUGHAN ROAD INC. %(all PINS)

1. GEORGE T. WISNIEWSKI lam ❑ (a) A person in trust for whom the land conveyed in the above-described conveyance is being conveyed; (b) A trustee named in the above-described conveyance to whom the land is being conveyed; (c) A transferee named in the above-described conveyance;

(d) The authorized agent or solicitor acting in this transaction for described in paragraphs)(~ above. 0✓ (e) The President, Vice-President, Manager, Secretary, Director, or Treasurer authorized to act for 109 VAUGHAN ROAD INC. described in paragraphs)(c) above. (fl A transferee described in paragraph ()and am making these statements on my own behalf and on behalf of who is my spouse described in paragraph (~ and as such, I have personal knowledge of the facts herein deposed to.

2. I have read and considered the definition of "single family residence" set out in subsection 1(1) of the Act. The land being conveyed herein: does not contain a single family residence or contains more than two single family residences. 3. The total consideration for this transaction is allocated as follows: (a) Monies paid or to be paid in cash 2,130,000.00 (b) Mortgages (i) assumed (show principal and interest to be credited against purchase price) 0.00 (ii) Given Back to Vendor 0.00 (c) Property transferred in exchange (detail below) 0.00 (d) Fair market value of the lands) 0.00 (e) Liens, legacies, annuities and maintenance charges to which transfer is subject 0.00 (fl Other valuable consideration subject to land transfer tax (detail below) 0.00 (g) Value of land, building, fixtures and goodwill subject to land transfer tax (total of(a) to (fl) 2,130,000.00 (h) VALUE OF ALL CHATTELS -items of tangible personal property 0.00 (i) Other considerations for transaction not included in (g) or (h) above 0.00 (j) Total consideration 2,130,000.00 PROPERTY Information Record A. Nature of Instrument: Transfer LRO 80 Registration No. AT3312523 Date: 2013/05/31 B. Property(s): PIN 10468 - 0444 Address 109 VAUGHAN RD Assessment 1914011 - 07000900 YORK Roll No C. Address for Service: 181 University Avenue, Suite 2100 Toronto, Ontario M5H 3M7 D. (i) Last Conveyance(s): PIN 10468 - 0444 Registration No. AT2856666 (ii) Legal Description for Property Conveyed : Same as in last conveyance? Yes 0✓ No ~ Not known E. Tax Statements Prepared By: Mark Edward Uster 181 University Ave., Suite 2100 Toronto M5H 3M7

"TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN" (Refer to clause 16(2)(a), Schedule D, O. Reg. 153/04)

Area of Location of Area of Media Potentially Potential Potential Concern Potentially Impacted (Ground Environmental on Phase One Contaminating Location of PCA Contaminants of water, soil and/or Concern1 Property Activity2 (on-Site or off-Site) Potential Concern3 sediment)

APEC #1 – Chemical Entire Site 8. Chemical On-Site Metals and inorganics, Soil and Manufacturing, VOCs groundwater Manufacturing, Processing Processing and Bulk and Bulk Storage over the Storage entire site

APEC #2 - Dye Entire Site 17. Dye On-Site Metals and inorganics, Soil and Manufacturing, VOCs groundwater Manufacturing, Processing, Processing, and and Bulk Storage over the Bulk Storage entire site

APEC #3 - Operation of Entire Site 37. Operation of Off-Site Metals and inorganics, Soil and Dry Cleaning VOCs groundwater Dry Cleaning Equipment Equipment (where (where chemicals are used) chemicals are used) over the entire site

APEC #4 - Commercial Entire Site 10. Commercial Off-Site PHCs, VOCs, Metals Soil and Autobody Shops and inorganics groundwater Autobody Shops over the entire site

APEC #5 - Gasoline and Entire Site 28. Gasoline and Off-Site PHCs, VOCs Soil and Associated Products groundwater Associated Products Storage in Fixed Storage in Fixed Tanks over Tanks the entire site

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 SAR Conductivity CPs PAHs As, Sb, Se Cr (VI) 1,4-Dioxane THMs Na Hg Dioxins/Furans, VOCs B-HWS Methyl Mercury PCDDs/PCDFs OCs BTEX CI 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 - when submitting a record of site condition for filing, a copy of this table must be attached **Cette publication hautement spécialisée n’est disponible qu’en anglais en vertu du règlement 671/92, qui en exempte l’application de la Loi sur les services en français. Pour obtenir de l’aide en francais, veuillez communiquer avec le ministère de l’Environnement au 1-800-461-6290

"TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY" (Refer to clause 16(2)(b), Schedule D, O.Reg. 153/04)

Other Observations from Aerial Description of Photographs, Fire Insurance Plans, Year Name of Owner Property Use Property Use1 etc. Prior to Crown Agricultural Agricultural or Unknown 1811 Other 1811 - 1845 William Halton Agricultural Agricultural or Land title records: the subject site was Other part of 200 acre parcel of land granted by Crown Patent as Lot 26, Concession 3 from the bay, in the Township of York. 1845 - 1880 John Severn Based on the 1878 Historical Map, the 1880 - 1888 Mary Davison subject site was likely used as farmland at the time. 1888-1889 Sidney F. McKinnon Based on the 1889 Historical Map and Lot 9 Lot 10 Lot 11 the 1934 Fire Insurance Plan, the 1889 - 1894 Dovercourt Land Bldg. & Dovercourt subject site was likely used for Saving Company Land Bldg. & residential and/or commercial Saving purposes. Company 1894 -1895 Toronto 1895 - 1908 Letitia Letitia General Trusts Calhoun Calhoun Company Commercial and Commercial use 1908 - 1909 Philip C. residential uses 1909 Lawrence Vincent A. Corney 1909 - 1910 David 1910 Craig Ernest G. Welham 1910 - 1912 Sibyl J. William Corney Harvey Other Observations from Aerial Description of Photographs, Fire Insurance Plans, Year Name of Owner Property Use Property Use1 etc. 1912 - 1913 Adeline Douglas J. 1913 - 1927 Mutton Farrow Ida M. M. and George Nelles Mutton

1927 - 1928 Richard Charles C. Frances Mutton Allen Powell 1928 - 1930 Baker Bros. 1930 - 1931 Ltd. Arthur Letcham 1931 - 1932 Ernest H. Mills 1932 - 1939 Hubbert C. Based on the 1934 Fire Insurance Plan, 1939 - 1943 Baker Bros. Higgin- the subject site was used for Ltd. botham and commercial purposes. Bessie Higgin- botham 1943 Gordon Based on the 1986 aerial photograph, Kelman and the Phase One Property was a vacant Commercial and Belle Kelman Commercial use piece of land in a residential uses commercial/residential area. 1943 -1969 Baker Bros. Based on the 1954, 1964, 1972, 1988, Ltd. 1999, 2003 and 2009 aerial 1969 - 1970 Jack M. Feldman Investment Limited photographs, the subject site was 1970 - 1986 Erich Redinger and Erica Redinger likely used for commercial and/or 1986 - 2011 Richard Frank James and Tamarra residential purposes. Shlomite James 2011 -2013 Manuel Ferreira Based on the 1957 Fire Insurance Plan, the subject site was used for commercial purposes. 2013 - 109 Vaughan Road Inc. Based on the site inspection, the Present subject site consists of one building. The subject site is used for commercial and residential purposes. Notes:

1 for each owner, specify one of the following types of property use (as defined in O.Reg. 153/04) that applies Agriculture or other use Commercial use Community use Industrial use Institutional use Parkland use Residential use 2 when submitting a record of site condition for filing, a copy of this table must be attached **Cette publication hautement spécialisée n’est disponible qu’en anglais en vertu du règlement 671/92, qui en exempte l’application de la Loi sur les services en français. Pour obtenir de l’aide en francais, veuillez communiquer avec le ministère de l’Environnement au 1-800-461-6290 Phase Two Conceptual Site Model

Based on the results of the Phase One ESA Update undertaken, the following PCAs were identified:

Location and Description Potentially Contaminating Activity

On-Site – Historical operation of a Chemical Manufacturing, Processing, and Bulk Storage carpet cleaning business at the Site On-Site – Historical operations of a Dye Manufacturing, Processing, and Bulk Storage cleaning and dyeing business at the Site On-Site – Historical operation of a dry Operation of Dry Cleaning Equipment (where chemicals cleaning business at the Site are used) On-Site – Historical operation of Commercial Autobody Shops automotive-related businesses at the Site On-Site – Presence of one UST and two Gasoline and Associated Products Storage in Fixed ASTs at the Site Tanks Off-Site – Operation of a dry cleaning Operation of Dry Cleaning Equipment (where chemicals business to the southwest and are used) southeast of the Site Off-Site – Operation of gasoline service Gasoline and Associated Products Storage in Fixed stations and private fuel outlets to the Tanks south, southeast, southwest, east, and to the north of the Site

Based on the results of the Phase One ESA Update undertaken, the following APECs were identified:

• APEC #1 – Chemical Manufacturing, Processing, and Bulk Storage: Based on a review of historical documentation, a carpet cleaning business operated at the Site in the 1950s. Details of potential chemicals used by this business are not known. Chemical Manufacturing, Processing, and Bulk Storage is defined in Ontario Regulation 153/04 (O. Reg. 153/04) as a Potentially Contaminating Area (PCA). • APEC #2 - Dye Manufacturing, Processing, and Bulk Storage: Based on a review of historical documentation, a cleaning and dyeing business operated at the Site in the 1950s and 1960s. Details of potential chemicals used by this business are not known. Dye Manufacturing, Processing, and Bulk Storage is defined in O. Reg. 153/04 as a PCA. • APEC #3 – Operation of Dry Cleaning Equipment (where chemicals are used): Based on a review of historical documentation, a dry cleaning business was operated adjacent to the east of the Site from at least the 1930s to the 1950s. Details of potential chemicals used by this business are not known. Operation of Dry Cleaning Equipment (where chemicals are used) is defined in O. Reg. 153/04 as a PCA. • APEC #4 – Commercial Autobody Shops: Based on a review of historical documentation, an automotive related business was operated adjacent to the east of the Site from at least the 1930s to the 1950s. Details of potential chemicals used by this business are not known. Commercial Autobody Shops are defined in O. Reg. 153/04 as a PCA. • APEC #5 – Gasoline and Associated Products Storage in Fixed Tanks: At the time of the SEL Site inspection, two ASTs were identified adjacent to the east of the Site in the basement of the building at 109 Vaughan Road and one UST was identified to the east of the building. The two ASTs contained heating oil, were constructed of steel, and appeared to be in good condition. No additional information was provided regarding the age, or volume of the ASTs. No information was provided regarding the UST, including the construction, volume, age, or contents of the UST. Gasoline and Associated Products Storage in Fixed Tanks is defined in O. Reg. 153/04 as a PCA.

There is no municipal address specifically associated with the Site but it is part of 109 Vaughan Rd. and it is located between Vaughan Road and the building located at 109 Vaughan Road. The Site is legally described as Part 1, Lot 10 and Part of Lots 9 & 11, Block F, Registered Plan 875, Toronto, Ontario. The Site is currently vacant land. The Site is rectangular in shape and consists of a concrete sidewalk covering an area of 63.7 square meters. The Site is located in an area of Toronto that has been developed for residential and commercial purposes since the late 1800s and was utilized as agricultural cropland prior to development. Currently, residential and commercial land uses surround the Site. The Phase Two ESA is being completed to document environmental conditions at the Site prior to the conveyance of the Site to the City of Toronto. The proposed land use for the Property is residential. There are no structures or buildings proposed for the Site.

The Site is relatively flat with a gentle downward slope to the south. Local topography generally slopes to the south towards Lake Ontario. Regional topography generally slopes to the south towards Lake Ontario. Based on a review of topographic and elevation mapping, the regional groundwater flow direction is anticipated to be predominantly south towards Lake Ontario. The elevation of the Site is approximately 155 metres above mean sea level (AMSL)1.

1 Toporama – Topographic Maps (2012), www.atlas.nrcan.gc.ca. There are no water bodies located on or adjacent to the Site. The nearest surface water body to the Site is the Don River, located approximately 4.3 kilometres to the east of the Site, and Lake Ontario, located approximately 5.9 kilometres to the south of the Site.

The Site is not considered to be a shallow soil property as 1/3 or more of the area consists of soil greater than 2 metres in depth. The Site is i) not located within an area of natural significance, ii) does not include or is not adjacent to an area of natural significance, nor is it a part of such area, and, iii) does not include land that is within 30 metres of an area of natural significance nor is part of such an area. The soil pH is 6.76 for the sample analyzed, which is between 5 and 9 for surface soils, and between 5 and 11 for subsurface soils, as outlined in Section 41 of O. Reg. 153/04.

The surrounding area is connected to the City of Toronto municipal water supply, which obtains its water from Lake Ontario. There are no active underground utilities located on the Site. Former utilities crossed the Site to connect to the building adjacent to the east side of the Site at 109 Vaughan Rd. The former utilities that have been disconnected included natural gas, sanitary, storm, and water services.

Concrete was encountered at the ground surface in all of the boreholes. Fill deposits were encountered directly beneath the concrete in all boreholes and extended to depths ranging from 2.45 to 6.25 mBGS. Glacial till deposits were encountered beneath the fill at all investigative locations to the full depths of the investigation (11.0 to 12.8 mBGS). Bedrock was not encountered during the investigation and is located at depths of approximately 68 mBGS2 in the vicinity of the Site.

On March 26, 2014, the water level ranged between 9.62 and 10.19 mBGS and 146.14 and 145.34 mASD. Based on the groundwater levels, the groundwater flow direction in the overburden is in a southerly direction. There are no underground utilities located at the depth of the groundwater table with potential to influence groundwater flow direction. Based on the groundwater level measurements, the horizontal hydraulic gradient between MW1010 and MW102 is approximately 0.039 m/m.

The applicable Site Condition Standards were determined to be the Table 3 Full Depth Site Condition Standards in a Non-Potable Ground Water Condition for Residential/Parkland/Institutional Property Use for coarse textured soils (Table 2 Standards) (MOE, April 2011).

2 Ontario Geological Survey 2006. 1:250 000 Scale Bedrock Geology of Ontario; Ontario Geological Survey, Miscellaneous Release---Data 126-revised. ISBN 0-7794-5172-4 During the Phase Two ESA, all soil and groundwater samples submitted for laboratory analysis had concentrations below the applicable MOE Table 3 Standards for all parameters analyzed with the exception of SAR in one soil sample and chloride in one groundwater sample. Chloride and SAR are salt-related parameters. The Site is deemed to meet the site condition standards since the salt-related parameters are interpreted to be solely attributable to road salting activities by a municipal authority on a highway as defined in Regulation 339. Based on the results of the Phase Two ESA, there was no evidence of groundwater impacts at any of the investigative locations.

Based on the results of the Phase Two ESA, there was no evidence of impacts related to any of the APECs identified for the Site.

The following table outlines the APECs identified in the Phase One ESA and identifies the results of the investigative activities that were undertaken in the area of each APEC.

R R V o i s e C c e s h h m t d i v a R l ry t i ar R e C e a D ilb ro K u r yd w r n o y r n R s d H A R d s R e i v d on D l rt l CEDARVALE l e u l B B u R H a n d i t l l h o l

G u e R St ra r d l th s R e ea rn t d n R d S ve D A C elavan t P e ood Rd e d w ge r a id e r R g r R i 0 100 200 300 n d G e l d e Blv W hearn 1:10,000 Meters n trat a S V a ve y e A y n s so r ul t o R a C

d D r ve C k AV o ban e e n Mill s Av n ta lma a H The ley Ave u ea D Wind g th r R h d al e e l t m C Rd

i a

r r d R R dale C d ons la L xto n B lvd L H o u w m ve e ir A C la e r tc on h w d V M e o R i le l r o a l r sd a y on L e d L g Av w e o e try W D v n t A n a S o od B th r o s G a o w P e le m H d Va i a n o t ve A e ve e A A u d w r o v lai wo tc n le e o n Va Mo t o R D d L a W r

A a g a ve n A l T e v L a l iff e L m cl e a L n w n a or a h n W e e S A n d e n R r e r e e v te V s d R W e he W N ic a E T s d m i u n e K V S Av g V u n d e a t o h a i e wo n u C r le a u t p w g A a n l t M g a h A o v N h i o a r e v K a n W e e d v e L n W A d W S o N n o o R B a llw w u S e P y M l W L i d a m i c o s p n o a t h o e h e a e u p w d u r d w i l i o s e r R A n o e s o w d a o v t d w d e R

e A o v A W d a A v d ve n v r A an e lai Norm e St C dns H od G u ewo m um e A H R w t u l o a s o s h t d Rd A o d un n D g v SITE Mel r e r D R le nnab ill Dr d ve o ell H ood th A C Russ chw wor Wy Ells air W e as l v H Atl St C en A W E k i r S c l e ai e o e Av Cl n H od t e t La o o ri S L d w l r N o h l W a e o yc n s B n a hw La c W y E A a n W ken H L e W v y l th oc i m or H e l n w S l W lls e ve A S E an a A A d e L n h r r e le v n e W A l a v e t i L A H S e u R n C on a r s y d in r l n o N d g h e o s i B c w n h t t r c o h y g i W A s w E t n a o t n v H i le A o e e n e H e o S G v e n S n DEER PARK S e d La d r t e A r S ve i e v A c t na n e ci k C S Al s R A l i l a d a v u chw i d y o e e r s W e o s h d t A B e A d o A v P u u A R v sti n v rd n rr n Te r e r o fo e k T r s e Il n en n sti B R Au s d i A d u e s t D t Lyn r in s dhurst C r Cre C W o em n ra o i B WYCHWOOD PARK n r r e o SITE a n ve d G l A a yrre A d T n D v e s r T Rd u ll F r H i n D H r o a e a ^_ e l w n r A r d t a k R R l l n t b a A d r e o n C d p a l n n l b ve n d l r o a e A e D y c A r s v t a A v a e r v e r A B illcrest D e v H e H

R e e h Av a c ort th ve t w r A i h o n n o As shw gma s r A id S r A tie B A ris v h v C e e E e Lan

Source: MNR NRVIS, 2013. Produced by CRA under licence from Ontario Ministry of Natural Resources, © Queen's Printer 2014; Coordinate System: NAD 1983 UTM Zone 17N figure 1

SITE LOCATION MAP PHASE ONE ENVIRONMENTAL SITE ASSESSMENT PORTION OF 109 VAUGHAN ROAD, TORONTO, ONTARIO 109 Vaughan Rd. LP

083870-00(001)GIS-OT001 May 20/2014