MEDALLION REALTY HOLDINGS LIMITED 450 FINCH AVENUE PICKERING, ON PHASE ONE ENVIRONMENTAL SITE ASSESSMENT

MARCH 2016

450 FINCH AVENUE PICKERING, ON

PHASE ONE ENVIRONMENTAL SITE ASSESSMENT Medallion Realty Holdings Limited

Project Number: 161-03206-00 Date: March 2016

– WSP Canada Inc. 2 International Boulevard Toronto, ON M9W 1A2

Phone: +1 416-798-0065 Fax: +1 416-798-0518 www.wsp.com

March 9, 2016

Attention: Jaime Shedletsky Medallion Realty Holdings Limited 970 Lawrence Ave. W., Suite 304 Toronto, ON M6A 3B6 M5H 1K5

Dear Ms. Shedletsky,

Subject: Phase One Environmental Site Assessment 450 Finch Avenue, Pickering, Ontario

We are pleased to forward our Phase One Environmental Site Assessment (ESA) report for the above-noted property. The scope of this Phase One ESA conforms to the requirements outlined in O. Reg. 153/04 (as amended). The purpose of the Phase One ESA was to identify the presence or absence of potentially contaminating activities within the Phase One Study Area, and based on this information assess the requirements for additional investigation in the form of a Phase Two Environmental Site Assessment. This Phase One ESA does not include physical sampling or testing, and is based solely on visual observations and a review of available or supplied factual data.

The report provides site information from inspections, records reviews, interviews, and our conclusions for your consideration.

Thank you for the opportunity to be of service on this project. We trust that this report will be satisfactory for your current needs. If you have any questions or require further information, please contact our office at your convenience.

Yours truly, WSP Canada Inc.

Shawna Lundrigan, B.Sc. Project Manager

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E X E C U T I V E SUMMARY

WSP Canada Inc. (WSP) was retained to conduct a Phase One Environmental Site Assessment (ESA) of the property located at 450 Finch Avenue, Pickering, Ontario (hereafter referred to as the Phase One Property or Site). The Phase One ESA reports information review and site inspection findings, and potential environmental risks to the owner prior to a potential property transaction. The scope of this Phase One ESA conforms to the requirements outlined in Ontario Regulation (O. Reg.) 153/04 (as amended). The purpose of the Phase One ESA was to identify the presence or absence of potentially contaminating activities on the Phase One Property and/or within the Phase One Study Area, and based on this information assess the requirements for additional investigation in the form of a Phase Two Environmental Site Assessment. This Phase One ESA does not include physical sampling or testing, and is based solely on visual observations and a review of available or supplied factual data.

The Phase One Property is located on the north side of Finch Avenue, approximately 200 m west of Rosebank Road and Finch Avenue intersection in the City of Pickering, Ontario. The Site is currently occupied by a two-storey residential dwelling, shed, detached garage/barn, and pigeon shed.

Based on information obtained as part of the Phase One ESA records search, site reconnaissance and interview process, the following findings are presented:

 The Phase One Property is generally flat with a slight slope to the south. The inferred shallow groundwater flow direction in the Phase One Study Area is to the southwest, towards Petticoat Creek, which is located approximately 900 m to the west of the Phase One Property with a tributary of the Creek located approximately 80 m north of the Phase One Property.  Surficial geology in the vicinity of the Site is described as sandy silt to silty sand textured till on Paleozoic terrain for the southern and northern boundaries of the site. The central area is described as sand, gravel, minor silt and clay derived from coarse textured glaciolacustrine deposits. The underlying bedrock within the area generally consists of shale, limestone, dolostone, and siltstone of the Georgian Bay formation, Blue Mountain formation, Billings formation, Collingwood Member, Eastview Member. The depth of the bedrock in the vicinity of the Site is estimated to be approximately 50-60 m below ground surface.  The Site has been owned by various private individuals and was acquired by the current owner in 1959. The current owner indicated that the property has been utilized for residential purposes since it was purchased by them.  Based on the city directories and aerial photographs, the Site and properties within the Phase One Study Area appear to have been used for rural residential or agricultural purposes from the 1800s to present. Several potentially contaminating activities were identified on-site and within the Phase One Study Area. Those activities that were deemed to be contributing to areas of potential environmental concern for the Site are summarized below:

POTENTIALLY OBSERVATIONS CONTAMINATING ACTIVITY

28. Gasoline and Associated On-Site – An aboveground storage tank (AST) was observed in the southeast Products Storage in Fixed portion of the basement of the residential dwelling. The owner indicated the AST Tanks had been last replaced in 1998.

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30. Importation of Fill Material of On-Site – Fill material may have been used on the Phase One Property during Unknown Quality grading and/or development. 46. Rail Yards, Tracks and Spurs Phase One Study Area – A railway line runs approximately 70 m north of the Site. A railway incident involving a tank car petroleum leak was previously reported for Pickering with location unknown.

The above-noted PCAs were deemed to be contributing to three areas of potential environmental concern (APECs) in, on, or under the Phase One Property. Based on information obtained as part of the Phase One ESA, it is concluded that there is potential for environmental concerns at the Phase One Property.

The following areas of potential environmental concern and associated contaminants of concern were identified on the Site:

APEC ENVIRONMENTAL LOCATION SITE AREA OF CONTAMINANTS OF MEDIA CONCERN CONCERN CONCERN

APEC 1 Fill of Unknown On-Site Entire Phase One M&I, PAHs, VOCs, PHCs Soil Quality Property

APEC 2 Rail Yards, Tracks Off-Site Northern portion of the PHCs, PAHs, VOCs Soil & and Spurs Phase One Property Groundwater

APEC 3 AST On-site Southeast Portion of the PHCs Soil & Phase One Property Groundwater

Notes:

PAHs – Polycyclic Aromatic Hydrocarbons PHCs – Petroleum Hydrocarbons VOCs – Volatile Organic Compounds M&I – Metals and Inorganics

In the event that a Record of Site Condition (RSC) is required, a Phase Two ESA would be required in accordance with O. Reg. 153/04, as amended, to evaluate the environmental quality of soil and groundwater at the Site. Due to the age of the current buildings on the Phase One Property, it is possible that asbestos containing materials (ACMs) as well as other designated substances are present in building materials such as vinyl floor tiles, acoustic ceiling tiles, pipe insulation, drywall joint compound, lead paint, etc. Ontario Regulation 278/05 of the Occupational Health & Safety Act requires that the owner of any building with the potential to contain designated substances conduct an inventory of potential materials. All identified designated substances must be managed and/or disposed of in accordance with the Act, and building tenants must be made aware of such materials that they may come into contact with. Prior to renovation or demolition of the building, a Designated Substance Survey (DSS) should be completed. A dug well, stone lined and parged cistern, two septic tanks and associated tile beds were observed in the southern portion of the Site and will require decommissioning in accordance with applicable regulations in the event of redevelopment. It should be noted that general environmental management and housekeeping practices were reviewed as part of this assessment with respect to their impact on the environmental condition of the property; however; a detailed review of regulatory compliance issues was beyond the scope of our investigation. This Phase One ESA does not constitute an audit of environmental management practices, indicate geotechnical conditions or identify geologic hazards.

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TABLE OF CONTENTS

1 INTRODUCTION ...... 1-1

1.1 PHASE ONE PROPERTY INFORMATION ...... 1-1

2 SCOPE OF INVESTIGATION ...... 2-2

3 RECORDS REVIEW ...... 3-3

3.1 ENVIRONMENTAL SOURCE INFORMATION ...... 3-4

3.2 PHYSICAL SETTINGS SOURCES ...... 3-5

3.3 SITE OPERATING RECORDS ...... 3-7

4 INTERVIEWS ...... 4-8

5 SITE RECONNAISSANCE ...... 5-9

5.1 SPECIFIC OBSERVATIONS AT THE PHASE ONE PROPERTY ...... 5-9

5.2 OBSERVATIONS WITHIN PHASE ONE STUDY AREA ...... 5-11

5.3 WRITTEN DESCRIPTION OF THE INVESTIGATION ...... 5-12

6 REVIEW AND EVALUATION OF INFORMATION ...... 6-13

6.1 CURRENT AND PAST USES ...... 6-13

6.2 POTENTIALLY CONTAMINATING ACTIVITY ...... 6-14

6.3 AREAS OF POTENTIAL ENVIRONMENTAL CONCERN ...... 6-14

6.4 PHASE ONE CONCEPTUAL SITE MODEL ...... 6-14 6.4.1 DRAWINGS ...... 6-14 6.4.2 POTENTIALLY CONTAMINATING ACTIVITY ...... 6-15 6.4.3 POTENTIAL ENVIRONMENTAL CONCERN AND POTENTIAL CONTAMINANT OF CONCERN ...... 6-15 6.4.4 IMPACT OF UNDERGROUND UTILITIES ...... 6-15 6.4.5 GEOLOGICAL AND HYDROGEOLOGICAL INFORMATION ...... 6-15 6.4.6 UNCERTAINTY AND ABSENCE OF INFORMATION ...... 6-16

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7 CONCLUSIONS ...... 7-17

7.1 WHETHER PHASE TWO ENVIRONMENTAL SITE ASSESSMENT REQUIRED BEFORE RECORD OF SITE CONDITION SUBMITTED ...... 7-19

7.2 RECORD OF SITE CONDITION BASED ON PHASE ONE ENVIRONMENTAL SITE ASSESSMENT ALONE ...... 7-19

7.3 QUALIFIER ...... 7-19

7.4 QUALIFICATIONS OF THE ASSESSORS ...... 7-19

7.5 SIGNATURES ...... 7-21

8 REFERENCES ...... 8-22

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TABLE S

TABLE 1-1 PROPERTY INFORMATION ...... 1-1 TABLE 3-1 SUMMARY OF GENERAL RECORDS REVIEW ...... 3-3 TABLE 3-2 SUMMARY OF ENVIRONMENTAL RECORDS ...... 3-4 TABLE 3-3 SUMMARY OF PHYSICAL SETTING SOURCES ...... 3-5 TABLE 6-1 CURRENT AND PAST LAND USE ...... 6-13

DRAWINGS

DRAWING 1 SITE LOCATION PLAN DRAWING 2 PHASE ONE CONCEPTUAL SITE MODEL

APPENDICES

APPENDIX A CHAIN OF TITLE SEARCH APPENDIX B MOECC FOI REQUEST APPENDIX C MNRF CORRESPONDENCE APPENDIX D AERIAL PHOTOGRAPHS APPENDIX E SITE PHOTOGRAPHS APPENDIX F TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN

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1 INTRODUCTION

WSP Canada Inc. (WSP) was retained by Medallion Realty Holdings Limited (Medallion). to conduct a Phase One Environmental Site Assessment (ESA) of the property located at 450 Finch Avenue, Pickering, Ontario (hereafter referred to as the Phase One Property or Site) prior to a potential property transaction. The scope of the investigation includes a records review, site reconnaissance, and interviews with persons knowledgeable with the site. The area under assessment is a rectangular shaped parcel of land which encompass an area of 2.15 hectares (5.31 acres). The Site is located on the north side of Finch Avenue, approximately 200 m west of Rosebank Road and Finch Avenue intersection in the City of Pickering, Ontario. The municipal address currently associated with the Phase Two Property is 450 Finch Avenue, Pickering, Ontario. The Phase Two Property is currently occupied by a two-storey residential dwelling, shed, detached garage/barn, and pigeon shed

1.1 PHASE ONE PROPERTY INFORMATION

Property information for the Site is provided in the table below:

Table 1-1 Property Information

CRITERIA PHASE ONE PROPERTY INFORMATION

Current Site Owner Jocelyn Elisabeth Barber

Owner’s Representative Ms. Jaime Shedletsky Medallion Realty Holdings Limited 970 Lawrence Ave. W., Suite 304 Toronto, ON M6A 3B6 M5H 1K5 Email: [email protected]

PIN 26370 - 0128

Legal Descriptions Part of Lot 31, Concession 2 (Pickering) Pickering

A legal survey of the Site was not provided to WSP at the time of this investigation

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2 SCOPE OF INVESTIGATION

The primary purpose of the assessment was to:

 Determine the actual or potential environmental liabilities at the Site;  Characterise any liabilities of environmental concern;  Assess environmental risks;  Provide a basis for subsequent investigation of the property based on the Phase One ESA findings.

As such, the objective of the assignment was:

 To undertake a Phase One ESA for the Site in accordance with O. Reg. 153/04 (as amended)

The scope of the investigation includes:

 Records Review  Interviews (& Correspondence)  Site Reconnaissance

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3 RECORDS REVIEW

Below is a summary of the records review undertaken by WSP as part of this Phase One ESA.

The records review provides Phase One Property information regarding the physical setting, history of development, and land use in connection with the Site and adjacent properties. WSP was able to use publicly available databases for the records review in accordance with O.Reg 153/04 as amended. Information sources are summarized in the following table:

Table 3-1 Summary of General Records Review SOURCE RECORDS REVIEW RESULT i. Phase One Study Area The Phase One ESA study area for this undertaking included properties Determination wholly, or partly, within 250 m of the Site boundary. Properties wholly beyond 250 m of the Site boundary were not added to the study area due to their distance from the Site. ii. First Developed Use The first developed use of the Site was determined by a review of a Determination historical chain of title search and aerial photographs. The chain of title indicates that the Site was transferred from patent to a private individual in 1804. It is anticipated that the first developed use of the Phase One Property was rural residential/agricultural. iii. Fire Insurance Plans (FIPs) A review of the Catalogue of Canadian Fire Insurance Plans (FIPs) 1889- 1971 was completed as part of this investigation. A search of the FIPs was conducted at the Library and Archives Canada and the Toronto Reference Library which indicated that the Phase One Property was not covered in the FIPs for the City of Pickering, as FIPs generally cover developed areas. iv. Chain of Title WSP retained Mr. Armand Simo to conduct a title search on the Phase One Site. The title search documents are included in Appendix A. The Chain of Title search was completed on the entire property, Lot 31, Concession 2, in the City of Pickering. TIME PERIOD SITE OWNER 1804-1841 Elizabeth Darry 1841-1842 Eli Peters 1842-1843 James Peters 1843-1843 Jacob Wideman 1843-1847 George Monkman 1847-1902 Benjamin Dixon 1902-1925 William T. Dixon 1925-1945 Reginald J. Dixon 1945-1947 Joseph Thompson 1947- * The Director, The Veteran’s Land Act *-* Angus W. Cowan 1950-1953 Louis J. Lahay, Pauline Leary 1953-1959 Wilfred L. Lahay 1959-1959 John G. Currie 1959-1963 Jocelyn Barber 1963-1985 The Director, The Veteran’s Land Act 1985-2007 Jocelyn Elisabeth Barber George G. G. Barber 2007-present Jocelyn Elisabeth Barber * due to illegibility of the documents it is unclear when the property was acquired by Angus W. Cowan however he likely owned the property until 1950 when it was acquired by Louis J. Lahay and Pauline Leary.

v. Environmental Reports No previous reports were available for review.

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vi. Criss-Cross City Directories A search of the city directories available for review at the Toronto Reference Library was undertaken in order to determine historical occupants of the Phase One Study Area to first property use. This search was conducted based on municipal addresses located within the Phase One Study Area. City directories (published in the following years: 2000, 1995, 1989, 1984) were reviewed. The Phase One Property and the Phase One Study Area addresses listed were occupied as residential properties.

3.1 ENVIRONMENTAL SOURCE INFORMATION Table 3-2 Summary of Environmental Records

SOURCE RECORDS REVIEW RESULT i. City of Pickering Official Plan The 2014 Pickering Official Plan indicates land use for the City of Pickering. The Phase One Property and adjacent lands are zoned for low density residential. No environmental significant areas were noted on the Phase One Property. ii. National Pollutant Release A search of the National Pollutant Release Inventory (NPRI), published by Inventory (NPRI) Environment Canada, indicated that the Phase One Property and properties within the Phase One Study Area were not registered in the NPRI database. iii. PCB Inventories A review of the Ontario MOECC Inventory of PCB Storage Sites in Ontario (1999, 2003) currently known as MECP (Ministry of the Environment, Conservation and Parks), indicated that the Phase One Property and the properties within the Phase One Study Area were not registered as a PCB storage sites. There are no registered PCB storage sites within the Phase One Property Study Area. iv. Ministry of the Environmental A search revealed that there are no certificates of approval (CAs) listed for Compliance Approval (ECA), the Phase One Property or for any properties within the Phase One Study Permits To Take Water Area. (PTTW) and Certificates of Property Use (CPU) v. Inventory of Coal Gasification A review of a Waste Disposal Site Inventory published by the MOECC, Plants currently known as MECP (Ministry of the Environment, Conservation and Parks), lists former coal gasification plants and industrial sites producing and using coal tar and related tars. None of these sites were located within the Phase One Study Area. vi. Records of Environmental A Freedom of Information (FOI) request was submitted to the MOECC, Incidents, Orders, Offences, currently known as MECP (Ministry of the Environment, Conservation and Spills, Discharges of Parks), requesting information pertaining to Environmental Incidents, Contaminants or Inspections Orders, Offences, Spills, Discharges of Contaminants, or Inspections. The MOECC stated that they would provide partial access to the information obtained at and additional cost, these records are currently on hold awaiting a response. A copy of the MOECC request can be found in Appendix B. vii. Ontario Regulation 347 Waste The MOECC HWIS database was search for the years of 1994, 1999, Generators/Receivers 2001, 2003, 2005, 2007, 2008, 2009, 2010, 2011, 2012, 2013 and 2014. Summary Records A review of the MOECC HWIS database indicated that the Phase One Property and properties within the Phase One Study Area were not registered for the generation, use, and/or storage of hazardous wastes in 1994, 1999, 2001, 2003, 2005, 2007, 2008, 2009, 2010, 2011, 2012, 2013 and/or 2014. viii. Ministry of the Environment A review of a Waste Disposal Site Inventory published by the MOECC, Waste Disposal Inventory currently known as MECP (Ministry of the Environment, Conservation and

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SOURCE RECORDS REVIEW RESULT Parks), indicated that the Phase One Property is not listed as an active or former waste disposal site and is not located within a 1 km radius of an active or former landfill. ix. Records of Fuel Storage The Technical Standards and Safety Authority (TSSA) was requested to review their computer database for the Phase One Property and adjoining properties with regard to registered underground storage tanks (USTs) and above ground storage tanks (ASTs) containing petroleum products. According to Prem Lal from Public Service Information at the TSSA, there are no records of aboveground or underground tanks located at the Phase One Property or on any adjoining or neighboring properties. It should be noted that the TSSA database only lists registered municipal addresses and those records updated between 1987 and present. x. Environmental Registry No Environmental Registrations were recorded on-Site or within the Phase One Study Area. xi. Water Well Information As part of this assessment, well records maintained by the Ministry of the System Environment and Climate Change (MOECC) currently known as MECP (Ministry of the Environment, Conservation and Parks) were reviewed. A search of these records indicates twelve (12) water well records within 250 m of the Phase One Property. General soil stratigraphy was described as sandy silt or clay, underlain by boulders, followed by a fine sand to ranging depths of 14.32 to 75.59 mbgs. Water levels were not indicated on the MECP well records. xii. Areas of Natural Significance A review of the MNRF Biodiversity Explorer database listed the Site, as well as the surrounding areas, as a habitat for the Cerulean Warbler, an endangered species; however, the species was considered to be extirpated. WSP requested additional information from the MNRF regarding any ANSIs and/or habitat for endangered species at the time of the Phase One ESA, however, had not received a response at the time the Phase One ESA was finalized. A response was received from the MNRF which identified the potential for the Site to provide habitats to various endangered and threatened species, including Butternut, Yellow- breasted Cat, Eastern Small-footed Myotis, Little Brown Myotis, Northern Myotis, Eastern Meadowlark, Barn Swallow, Bobolink, Chimney Swift and Blanding’s Turtle. The MNRF also indicated that significant woodlands may be present on the Site. As the Phase One Property is constructed for residential purposes, it is not likely that this species would be found on the Site, however as a natural area is present to the adjacent north of the Site, if required, an environmental specialist could be retained to undertake a site-specific Ecological assessment. WSP notes that an RSC is not anticipated for this site as there is no proposed change in land use to a more sensitive use. If, for any reason, an RSC is required in future, the potential presence of sensitive species and/or significant woodlands would need to be addressed. Correspondence with the MNRF can be found in Appendix C.

3.2 PHYSICAL SETTINGS SOURCES Table 3-3 Summary of Physical Setting Sources SOURCE RECORDS REVIEW RESULT i. Aerial Photographs – National Aerial photographs from 1939, 1960, 1988, and 2015 were reviewed for this Air Photo Library assessment. A copy of these aerial photographs can be found in Appendix D. Significant information depicted from these photographs, where possible, are summarized below:

1939

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• The Phase One Property appears to be utilized for agricultural and/or residential purposes. • Agricultural and residential properties are located to the north, south, east and west of the Phase One Property. A railway line is observed further north of the Site. 1960 • The Phase One Property appears to be utilized for agricultural and/or residential purposes. • Agricultural and residential properties are located to the north, south, east and west of the Phase One Property. A railway line is observed further north of the Site. 1988 • The Phase One Property appears to be utilized for agricultural and/or residential purposes. • Agricultural and residential properties are located to the north, south, east and west of the Phase One Property. A railway line is observed further north of the Site. 2002 • The Phase One Property appears to be utilized for agricultural and/or residential purposes. • Vacant land and residential properties are located to the east and west of the Site. A hydro-electric corridor is noted to be present further east and south of the Site, across Finch Avenue. Adjacent to the northwest of the property, disturbed land in association with future residential development is observed.

2009 • The Phase One Property appears to be utilized for residential purposes. • Residential properties are located to the north, west and southwest of the Site.

2019 • The Phase One Property appears to be utilized for residential purposes. • Residential properties are located to the north, west and southwest of the Site. ii. Topography, Hydrology, Geology The Phase One Property is generally flat with a slight slope to the south. The inferred shallow groundwater flow direction in the Phase One Study Area is to the southwest, towards Petticoat Creek, which is located approximately 900 m to the west of the Phase One Property with a tributary of the Creek located approximately 80 m north of the Phase One Property. Surficial geology in the vicinity of the Site is described as sandy silt to silty sand textured till on Paleozoic terrain for the southern and northern boundaries of the site. The central area is described as sand, gravel, minor silt and clay derived from coarse textured glaciolacustrine deposits. The underlying bedrock within the area generally consists of shale, limestone, dolostone, and siltstone of the Georgian Bay formation, Blue Mountain formation, Billings formation, Collingwood Member, Eastview Member. The depth of the bedrock in the vicinity of the Site is estimated to be approximately 50-60 m below ground surface.

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iii. Fill Materials Fill material was not observed on the Phase One Property during the site reconnaissance; however, it is inferred that fill material may have been used for grading purposes at the Site. iv. Water Bodies and Areas of Petticoat Creek is located approximately 900 m to the west of the Phase One Natural Significance Property with a tributary of the Creek located approximately 80 m north of the Phase One Property. A response was received from the MNRF which identified the potential for the Site to provide habitats to various endangered and threatened species, including Butternut, Yellow-breasted Cat, Eastern Small- footed Myotis, Little Brown Myotis, Northern Myotis, Eastern Meadowlark, Barn Swallow, Bobolink, Chimney Swift and Blanding’s Turtle. The MNRF also indicated that significant woodlands may be present on the Site. As the Phase One Property is constructed for residential purposes, it is not likely that this species would be found on the Site, however as a natural area is present to the adjacent north of the Site, if required, an environmental specialist could be retained to undertake a site-specific Ecological assessment. v. Well Records One (1) dug well was reported at the southern portion of the Site. The MOECC (currently known as the MECP) records identified twelve (12) records of wells within the Phase One Study Area. The wells are shown on Drawing 2.

3.3 SITE OPERATING RECORDS The Phase One Property is not nor has ever been an enhanced investigation property; therefore, site operating records were not required at the time of the Phase One ESA.

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4 INTERVIEWS

Table 4-1 Details of Interview with Jaimie Shedletsky

REQUIRED INFORMATION SPECIFICS

i. Date, place, and method of Date: 7 March 2016 the interviews and the name of person being interviewed Place: 450 Finch Avenue, Pickering, ON Interview Method: Face-to-Face

Interviewee: Mr. Jaimie Shedletsky

ii. Reason why the person was Mr. Shedletsky is a representative of Medallion Developments Inc. and is identified as an interview knowledgeable of the current and historical activities at the Phase One Property. subject

iii. Relevant information Information provided by Mr. Shedletsky was generally consistent with concerning potentially information obtained during the records review completed as part of this report. contaminating activity and Additional details can be found below within the information provided in the site areas of potential reconnaissance. environmental concern noted by the interviewer.

iv. Reliability Very reliable, as Mr. Shedletsky only provided information he knew for certain.

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5 SITE RECONNAISSANCE

Table 5-1 Site Reconnaissance Investigation Notes REQUIRED INFORMATION SPECIFICS i. date and time of the investigation 7 March 2016 ii. weather conditions Sunny, 30 degrees Celsius iii. the length of time of the The Phase One Property: 1.0 hours investigation Properties within the Phase One Study Area: 0.5 hours iv. whether the facility was operating at The Site was used as a residential dwelling at the time of the site the time of the investigation, where reconnaissance. the phase one property is an Select photographs taken during the Site reconnaissance are provided in enhanced investigation property Appendix E. that is currently being used for one of the uses described in clause 32 (1) (b) of the regulation v. The name and qualifications of the Principal Site Investigator: Shawna-Marie Perry, B.Sc – Project Manager person conducting the investigation Qualified Person: Marty Barons, P.Eng., QPESA

5.1 SPECIFIC OBSERVATIONS AT THE PHASE ONE PROPERTY

The following table summarizes the specific site reconnaissance observations:

Table 5-2 Site Reconnaissance Observations IDENTIFIABLE FEATURES SPECIFIC OBSERVATIONS General i. Subject Site Structures and Residential structure - One (1) two-storey residential structure with a Improvements including Below- stone-cement exterior was observed at the Phase One Property, with a Ground Structures basement level. The Phase One Property interior was finished with drywall and vinyl floor tiles on the main floor and second storey levels. A hot water tank, sump system and heating oil tank was observed in the basement area of the site building.

Garage/shed – The shed was constructed with wooden interior/exterior finishes and primarily used for storage of miscellaneous household items. A parked vehicle was also observed in the garage.

Pigeon Barn – The pigeon barn was constructed with wood exterior and entry points located on the south side of the structure.

ii. Underground Storage Tanks (UST) No USTs were observed on the Site. iii. Above Ground Storage Tanks (AST) A 250-gal steel AST was observed in the basement area of the Site building, and associated piping was observed at the east side exterior of the building. iv. Potable and Non-potable Water One (1) dug well was observed at the south portion of the Phase One Sources Property; however, properties in the area are inferred to be serviced by the municipality for water sources. Underground Utilities and Corridors i. Underground Utilities and Corridors Underground utilities exist at the Site to connect the Site building to water, electricity and heating systems. Utilities are likely entering the residential building from the roadway to the south of the Site, as well as tile beds existing at the southern portion of the Site.

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Features and Structures of On-Site Buildings i. Entry and Exit Points Entry and exit points are present at the south and east sides of the residential structure and at the south side of the pigeon barn. ii. Heating & Cooling Systems The Phase One Property was heated via radiant heating sourced by a fuel oil tank, located in the basement area of the residential site building. No cooling system was observed at the time of the site reconnaissance. iii. Drains, Pits, Sumps Two (2) septic tanks and associated tiled beds were noted to be present at the southern portion of the Site. No other evidence of drains, pits and sumps were observed on the Phase One Property during the site reconnaissance. iv. Unidentifiable Substances No evidence of unidentified substances that could have an effect on the environmental conditions at the Site was observed.

v. Wells One (1) dug well was observed on the southern portion of the Phase One Property. vi. Sewage Works Two (2) septic tanks and associated tile beds were noted to be present on the southern portion of the Phase One Property; however, it is inferred that the remaining properties in the Phase One Study Area are serviced by the municipality for sewage. vii. Ground Surface The ground surface of the site was mostly landscaped with vegetation and an asphalt paved driveway at the southern portion of the Site, leading to the residential structure on the Phase One Property. viii. Railway Lines and Spurs There was no indication of any former or current rail lines or spurs on the Phase One Property. A railway line is noted to be running east to west, approximately 70 m north of the Site.

i. Stained Soil, Vegetation or Pavement No areas of stained soil, pavement, or vegetation were observed on the Site. ii. Stressed Vegetation As the site reconnaissance was conducted during the winter months, stressed grasses were observed at the Phase One Property as per the weather conditions. iii. Areas where fill and debris materials No fill material was observed on the Phase One Property during the site appear to have been placed or graded reconnaissance, however, it is inferred that fill material was historically used for grading purposes at the Site. iv. Potentially contaminating activity PCA No. 28 – Gasoline and Associated Products Storage in Fixed Tanks – A steel AST was noted to be present in the basement area of the residential site building. PCA No. 30 – Importation of Fill Material of Unknown Quality – It is indicated that fill material was likely historically used for grading purposes at the Site. v. Details of unidentified substances None observed. found at the property Enhanced Investigation Property i. Enhanced Investigation Property To be classified as an enhanced investigation property, the Phase One Property must be used or have been used in whole or in part for any of the following uses:

• any industrial use, • as a garage, • as a bulk liquid dispensing facility, including a gasoline outlet • for the operation of dry cleaning equipment

As none of these criteria were found to apply to the phase one property, the phase one property is not an enhanced investigation property. Additional Potential Environmental Concerns

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i. PCB Materials and Equipment Installation and production of PCB-containing electrical equipment was banned in the 1980s. Due to the age of the structures on the Phase One Property (~1930s), it is possible that this equipment may have PCB-containing ballasts. The possible presence of PCB-containing light ballasts is not considered a significant environmental concern for the property; however, as best practice methods any such ballasts removed from the site should be regarded as PCB waste and managed accordingly, unless the ballasts can be confirmed to be PCB free. ii. Lead Containing Materials (LCMs) Lead paint may have been used in interior and exterior building finishes. Precautions should be taken to limit exposure of potential lead dust during renovations that involve grinding or sanding of painted surfaces. iii. Asbestos Containing Materials Given the age of the site building (~1930s), building materials such as (ACMs) vinyl floor tiles, linoleum, textured ceiling plaster, caulking, roofing materials and drywall joint compound may contain ACMs. The presence or absence of ACMs should be confirmed prior to undertaking demolition or major renovation work which may disturb such materials. iv. Urea Formaldehyde Foam Insulation Potential not observed. (UFFI) v. Ozone Depleting Substances (ODSs) Potential not observed. vi. Herbicides and Pesticides At the time of the Site reconnaissance, there was no evidence of unacceptable use of herbicides and pesticides. vii. Pits and Lagoons No pits or lagoons were observed during the Site reconnaissance. viii. Air Emissions There were no sources of air emissions requiring an ECA observed on- Site.

5.2 OBSERVATIONS WITHIN PHASE ONE STUDY AREA

As part of the Site reconnaissance a visual inspection of adjacent properties and properties located within the Phase One Study Area was conducted from the boundary of the Site and from publicly accessible areas to identify any potentially contaminating activities. At the time of the Site reconnaissance, land use within the Phase One Study Area was commercial and residential consisting of the following:

Table 5-3 Phase One Study Area Reconnaissance Observations IDENTIFIABLE FEATURES SPECIFIC OBSERVATIONS Immediately Adjacent Properties Adjacent Land Uses East: Residential West: Vacant land, residential North: Railway line, vacant land South: Finch Avenue, Hydro corridor and vacant land Phase One Study Area Properties Water Bodies Petticoat Creek is located approximately 900 m to the west of the Phase One Property with a tributary of the Creek located approximately 80 m north of the Phase One Property. Correspondence with the MNRF confirmed that there are no areas of natural significance located in the Phase One Study Area. Areas of Natural Significance A response was received from the MNRF which identified the potential for the Site to provide habitats to various endangered and threatened species, including Butternut, Yellow-breasted Cat, Eastern Small-footed Myotis, Little Brown Myotis, Northern Myotis, Eastern Meadowlark, Barn Swallow, Bobolink, Chimney Swift and Blanding’s Turtle. The MNRF also indicated that significant woodlands may be present on the Site. As the Phase One Property is constructed for residential purposes, it is not likely that this species would be found on the Site, however as a natural area is present

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to the adjacent north of the Site, if required, an environmental specialist could be retained to undertake a site-specific Ecological assessment

5.3 WRITTEN DESCRIPTION OF THE INVESTIGATION

The written description of the investigation and reconnaissance are documented throughout Section 5.0 with areas of environmental concern identified and discussed in Section 7.0 below.

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6 REVIEW AND EVALUATION OF INFORMATION

6.1 CURRENT AND PAST USES

The following table summarizes the current and historic property use of the Site as inferred from records obtained during the Phase One ESA records review:

Table 6-1 Current and Past Land Use YEAR NAME OF OWNER DESCRIPTION OF PROPERTY USE OTHER OBSERVATIONS FROM PROPERTY USE AERIAL PHOTOGRAPHS, FIRE INSURANCE PLANS, ETC. Property use is unknown. Based on ownership by private Agricultural or Other 1804 - 1841 Elizabeth Darry Agricultural or Other Use individuals, it is anticipated that Use property use may have been residential. Property use is unknown. Based on Agricultural or Other ownership by private individuals, it is 1841 - 1842 Eli Peters Agricultural or Other Use Use anticipated that property use may have been residential. Property use is unknown. Based on Agricultural or Other ownership by private individuals, it is 1842 - 1843 James Peters Agricultural or Other Use Use anticipated that property use may have been residential. Property use is unknown. Based on Agricultural or Other ownership by private individuals, it is 1843 - 1843 Jacob Wideman Agricultural or Other Use Use anticipated that property use may have been residential. Property use is unknown. Based on Agricultural or Other ownership by private individuals, it is 1843 - 1847 George Monkman Agricultural or Other Use Use anticipated that property use may have been residential. Property use is unknown, based on ownership primarily by corporations, Agricultural or Other 1847 - 1902 Benjamin Dixon Agricultural or Other Use it is anticipated that property use may Use have been commercial and/or industrial. Property use is unknown, based on ownership primarily by corporations, Agricultural or Other 1902 - 1925 William T. Dixon Agricultural or Other Use it is anticipated that property use may Use have been commercial and/or industrial. Residential and Agricultural Residential and 1925 - 1945 Reginald J. Dixon Use Agricultural Use 1945 - 1947 Joseph Thompson Residential and Agricultural Residential and Use Agricultural Use Records indicate the property was used for both residential and The Director, The 1947- * Residential and Agricultural Residential and agricultural land uses. Veteran’s Land Act Use Agricultural Use *-* Angus W. Cowan Residential and Agricultural Residential and Use Agricultural Use

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Louis J. Lahay, 1950 - 1953 Residential and Agricultural Residential and Pauline Leary Use Agricultural Use

1953 - 1959 Wilfred L. Lahay Residential and Agricultural Residential and Use Agricultural Use Records indicate the property was 1959 - 1959 John G. Currie Residential and Agricultural Residential and used for both residential and Use Agricultural Use agricultural land uses. 1959 - 1963 Jocelyn Barber Residential and Agricultural Residential and Use Agricultural Use The Director, The 1963-1985 Residential and Agricultural Residential and Veteran’s Land Act Use Agricultural Use Jocelyn Elisabeth 1985-2007 Barber George G. G. Residential Use Residential Use Based on the record review, it is Barber indicated that the Phase One Property 2007- Jocelyn Elisabeth is used for residential purposes. Present Barber Residential Use Residential Use

6.2 POTENTIALLY CONTAMINATING ACTIVITY

Potentially contaminating activities on the Site or within the Phase One Study Area are summarized in the table below. All potentially contaminating activities including the number and location (if known) of USTs are illustrated on the Phase One Conceptual Site Model provided as Drawing 2.

Refer to O. Reg. 153/04, Schedule D, Table 2 for a complete list of potentially contaminating activities.

Table 6-2 Summary of PCAs

28. Gasoline and Associated On-Site – An aboveground storage tank (AST) was observed in the southeast portion of Products Storage in the basement of the residential dwelling. The owner indicated the AST had been last Fixed Tanks replaced in 1998. 30. Importation of Fill On-Site – Fill material may have been used on the Phase One Property during grading Material of Unknown and/or development. Quality 46. Rail Yards, Tracks and Phase One Study Area – A railway line runs approximately 70 m north of the Site. A Spurs railway incident involving a tank car petroleum leak was previously reported for Pickering with location unknown.

6.3 AREAS OF POTENTIAL ENVIRONMENTAL CONCERN

The table of areas of potential environmental concern presented in the form as approved by the Director is provided as Table G-1, in Appendix F. The table was prepared in accordance with clause 16(2)(a), Schedule D, O. Reg. 153/04.

6.4 PHASE ONE CONCEPTUAL SITE MODEL

As part of the Phase One ESA, a Conceptual Site Model was developed for the lands located at 450 Finch Avenue, Pickering, ON.

6.4.1 DRAWINGS

A Phase One Conceptual Site Model drawing for the Site is presented as Drawing 2. The drawing presents the following information for the Phase One Property and Phase One Study Area:

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 Any existing buildings and structures,  Water bodies located in whole, or in part, on the Phase One Study Area,  Areas of natural significance located in whole, or in part, on the Phase One Study Area,  Drinking water wells at the Phase One Property,  Roads, including names, within the Phase One Study Area,  Uses of properties adjacent to the Phase One Property,  Areas where any potentially contaminating activities have occurred, including location of any tanks,  Areas of potential environmental concern, as identified in Section 6.3. 6.4.2 POTENTIALLY CONTAMINATING ACTIVITY

All potentially contaminating activities identified within the Phase One Study Area and on the Site are shown on Drawing 2 and are discussed in Section 6.2. The table below summarises the PCAs that have been determined to contribute to on-Site Area of Potential Environmental Concern (APEC); the attached Table 2 provides this in the MOECC, currently known as MECP (Ministry of the Environment, Conservation and Parks), approved table format.

Table 6-3 Summary of PCAs Contributing to an On-Site APEC

28. Gasoline and Associated On-Site – An aboveground storage tank (AST) was observed in the southeast Products Storage in Fixed portion of the basement of the residential dwelling. The owner indicated the AST Tanks had been last replaced in 1998. 30. Importation of Fill Material of On-Site – Fill material may have been used on the Phase One Property during Unknown Quality grading and/or development. 46. Rail Yards, Tracks and Spurs Phase One Study Area – A railway line runs approximately 70 m north of the Site. A railway incident involving a tank car petroleum leak was previously reported for Pickering with location unknown.

6.4.3 POTENTIAL ENVIRONMENTAL CONCERN AND POTENTIAL CONTAMINANT OF CONCERN The Table of Areas of Potential Environmental Concern, attached as Table F-1, in Appendix F, provides a summary of the APECs on the Phase One Property, identifying the location of the PCA(s) contributing to the on-Site APECs and indicates the associated contaminants of potential concern (CoPC). Drawing 2 also presents a site plan showing the location of the APECs on the Phase One Property 6.4.4 IMPACT OF UNDERGROUND UTILITIES

Underground utilities exist at the Site to connect the Site building to water, electricity and heating systems. Utilities are likely entering the residential building from the roadway to the south of the Site, as well as tile beds existing at the southern portion of the Site.

6.4.5 GEOLOGICAL AND HYDROGEOLOGICAL INFORMATION

Surficial geology in the vicinity of the Site is described as sandy silt to silty sand textured till on Paleozoic terrain for the southern and northern boundaries of the site. The central area is described as sand, gravel, minor silt and clay derived from coarse textured glaciolacustrine deposits. The underlying bedrock within the area generally consists of shale, limestone, dolostone, and siltstone of the Georgian Bay formation, Blue

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Mountain formation, Billings formation, Collingwood Member, Eastview Member. The depth of the bedrock in the vicinity of the Site is estimated to be approximately 50-60 m below ground surface.

The inferred shallow groundwater flow direction is to the southwest.

6.4.6 UNCERTAINTY AND ABSENCE OF INFORMATION

During the records review, WSP relied on information obtained from municipal, provincial, and independent sources as referenced in this report. Although the information was assessed for consistency, verification of the accuracy or the completeness of this third party information was not completed.

WSP made all reasonable inquiries to obtain reasonably accessible information for this assessment as required by O. Reg. 153/04 Schedule D Table 1: Mandatory Requirements for Phase One Environmental Site Assessment Reports. All responses to information requests were received prior to completion on this report, except for the MOECC FOI, currently known as MECP (Ministry of the Environment, Conservation and Parks). The MOECC indicated that they would agree to provide partial access to the records pertaining to the Phase One Property at an additional cost to the client, the records are currently on hold awaiting a response. The evaluation provided in this report reflects our best judgment in light of the information available at the time of report preparation.

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7 CONCLUSIONS

A Phase One ESA was conducted for the lands located at 450 Finch Avenue in Pickering, Ontario.

The objective of the assessment was to determine any real or potential environmental liabilities associated with the Site through the completion of a historical records review, Site reconnaissance and interviews. The results of the Phase One ESA are documented in this report and reflect Site conditions observed at the time of the Site reconnaissance.

Based on information obtained as part of the Phase One ESA records search, site reconnaissance and interview process, the following findings are presented:  The Phase One Property is generally flat with a slight slope to the south. The inferred shallow groundwater flow direction in the Phase One Study Area is to the southwest, towards Petticoat Creek, which is located approximately 900 m to the west of the Phase One Property with a tributary of the Creek located approximately 80 m north of the Phase One Property.  Surficial geology in the vicinity of the Site is described as sandy silt to silty sand textured till on Paleozoic terrain for the southern and northern boundaries of the site. The central area is described as sand, gravel, minor silt and clay derived from coarse textured glaciolacustrine deposits. The underlying bedrock within the area generally consists of shale, limestone, dolostone, and siltstone of the Georgian Bay formation, Blue Mountain formation, Billings formation, Collingwood Member, Eastview Member. The depth of the bedrock in the vicinity of the Site is estimated to be approximately 50-60 m below ground surface.  The Site has been owned by various private individuals and was acquired by the current owner in 1959. The current owner indicated that the property has been utilized for residential purposes since it was purchased by them.  Based on the city directories and aerial photographs, the Site and properties within the Phase One Study Area appear to have been used for rural residential or agricultural purposes from the 1800s to present. Several potentially contaminating activities were identified on-site and within the Phase One Study Area. Those activities that were deemed to be contributing to areas of potential environmental concern for the Site are summarized below:

Potentially Contaminating OBSERVATIONS Activity

28. Gasoline and Associated On-Site – An aboveground storage tank (AST) was observed in the southeast Products Storage in Fixed Tanks portion of the basement of the residential dwelling. The owner indicated the AST had been last replaced in 1998.

30. Importation of Fill Material of On-Site – Fill material may have been used on the Phase One Property during Unknown Quality grading and/or development.

46. Rail Yards, Tracks and Spurs Phase One Study Area – A railway line runs approximately 70 m north of the Site. A railway incident involving a tank car petroleum leak was previously reported for Pickering with location unknown.

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 The above-noted PCAs were deemed to be contributing to three areas of potential environmental concern (APECs) in, on, or under the Phase One Property. Based on information obtained as part of the Phase One ESA, it is concluded that there is potential for environmental concerns at the Phase One Property. The following areas of potential environmental concern and associated contaminants of concern were identified on the Site: APEC ENVIRONMENTAL LOCATION SITE AREA OF CONTAMINANTS OF MEDIA CONCERN CONCERN CONCERN

APEC 1 Fill of Unknown On-Site Entire Phase One M&I, PAHs, VOCs, PHCs Soil Quality Property

APEC 2 Rail Yards, Tracks Off-Site Northern portion of the PHCs, PAHs, VOCs Soil & and Spurs Phase One Property Groundwater

APEC 3 AST On-site Southeast Portion of the PHCs Soil & Phase One Property Groundwater

Notes: PAHs – Polycyclic Aromatic Hydrocarbons PHCs – Petroleum Hydrocarbons VOCs – Volatile Organic Compounds M&I – Metals and Inorganics

 In the event that a Record of Site Condition (RSC) is required, a Phase Two ESA would be required in accordance with O. Reg. 153/04, as amended, to evaluate the environmental quality of soil and groundwater at the Site.  Due to the age of the current buildings on the Phase One Property, it is possible that asbestos containing materials (ACMs) as well as other designated substances are present in building materials such as vinyl floor tiles, acoustic ceiling tiles, pipe insulation, drywall joint compound, lead paint, etc. Ontario Regulation 278/05 of the Occupational Health & Safety Act requires that the owner of any building with the potential to contain designated substances conduct an inventory of potential materials. All identified designated substances must be managed and/or disposed of in accordance with the Act, and building tenants must be made aware of such materials that they may come into contact with. Prior to renovation or demolition of the building, a Designated Substance Survey (DSS) should be completed.  A dug well, stone lined and parged cistern, two septic tanks and associated tile beds were observed in the southern portion of the Site and will require decommissioning in accordance with applicable regulations in the event of redevelopment.

Based on information obtained as part of the Phase One ESA, it is concluded that there are potential environmental concerns at the Site relating to the soil and/or groundwater quality on the Phase One Property.

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7.1 WHETHER PHASE TWO ENVIRONMENTAL SITE ASSESSMENT REQUIRED BEFORE RECORD OF SITE CONDITION SUBMITTED

A Phase Two ESA will be required to be completed in accordance with O. Reg. 153/04, as amended, prior to submitting a Record of Site Condition for the Phase One Property. The Phase Two ESA should investigate the areas of potential environmental concern, chemicals of concern and potentially-impacted media identified in this report.

It is further recommended that the Phase Two ESA include a geophysical assessment of the Site to ensure that no historical USTs are present in the subsurface.

7.2 RECORD OF SITE CONDITION BASED ON PHASE ONE ENVIRONMENTAL SITE ASSESSMENT ALONE

Based on the analysis of the results of this Phase One Environmental Site Assessment, there are potentially-contaminating activities on the Phase One Property and within the Phase One Study area that were identified as having contributed to areas of potential environmental concern at the Site as indicated and discussed in Section 7. A Record of Site Condition cannot be filed based on the Phase One ESA alone.

7.3 QUALIFIER

This assignment is limited to a data assessment, site inspection, and preliminary analysis of potential areas of contamination. During this assessment, WSP has relied on information obtained from sources as referenced in this report. Verification of the accuracy or completeness of this third-party information was not completed.

Site characterization was limited to the direct observation of visible and accessible locations. Subsurface investigations, sampling, and laboratory analyses were not completed as part of this assessment.

This Phase One Environmental Site Assessment is prepared for Medallion Realty Holdings Limited solely for their exclusive use in the evaluation of 450 Finch Avenue in Pickering, Ontario. It is understood that site conditions, environmental or otherwise, are not static and that this report documents site conditions at the time of the assessment.

The conclusions provided in this report reflect our best judgment in light of the information available at the time of report preparation. Any use, which a third party makes of this report, or any reliance on or any decisions to be made based on it, is the responsibility of such third parties. WSP accepts no responsibility for damages, if any, suffered by any third party because of decisions made or actions based on this report. If site conditions are observed to be different from those reported, please contact us.

7.4 QUALIFICATIONS OF THE ASSESSORS

This report was prepared by Ms. Sheema Everett, B.Sc., an Environmental Scientist in the Toronto, Ontario office of WSP Canada Inc. She has experience in conducting Phase One and Two ESAs on numerous residential, commercial, and industrial properties throughout the Greater Toronto Area.

This report was reviewed by Mrs. Shawna Lundrigan, B.Sc. who is currently an Environmental Project Manager in the Toronto, Ontario office of WSP Canada Inc. Mrs. Lundrigan has experience in conducting Phase One and Two ESAs on numerous residential, commercial, and industrial properties.

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This report was reviewed by Mr. Rodney Obdeyn, P.Eng., QPESA, a Senior Environmental Engineer in the Toronto, Ontario office of WSP Canada Inc. Rodney has obtained a Bachelor’s Degree in Engineering, and is a recognized Professional Engineer in Ontario since 1990 and is a Qualified Person under Ontario Regulation 153/04. Rodney has conducted and managed hundreds of environmental investigations including Phase One ESAs, Phase Two ESAs, and various site remediation projects across Ontario.

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7.5 SIGNATURES

WSP carried out this Phase One ESA and confirms the findings and conclusions presented in this report.

Report prepared by WSP Canada Inc.

Sheema Everett, M.Env.Sc., Environmental Scientist

Shawna Lundrigan, B.Sc. Project Manager

Reviewed by

Marty Barons, P.Eng., QPESA Environmental Engineer

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8 REFERENCES

 Topographic Maps - Ontario Base Map Series  The Canadian County Atlas 1878  Library and Archives Canada  Catalogue of Canadian Fire Insurance Plans 1875-1975  Dangerous Goods Accident Information System  Google Earth  Government of Ontario Environmental Registry  Metropolitan Toronto City Directories  Ministry of Natural Resources Biodiversity Explorer  MOECC Certificates of Approval Database  MOECC Environmental Monitoring and Reporting Branch Well Records  MOECC Hazardous Waste Information System 1994, 1999, 2001, 2003 and 2005 - 2014  MOECC PCB Database 1999, 2003  National Pollutant Release Inventory (NPRI)  Niagara Escarpment Plan Maps  Oak Ridges Moraine Conservation Plan Land Use Designation Map  Occupational Health and Safety Act  O.Reg. 153/04 (as amended)  Technical Standards and Safety Authority  Waste Disposal Site Inventory  SPL Consultants Ltd. 2013. Phase One Environmental Site Assessment. Cathedraltown, Markham, ON  Trow Associates. 2006. Geotechnical Investigation Cathedraltown Phase 3 Woodbine Avenue Markham, Ontario.  Trow Associates. 2005. Phase One Environmental Site Assessment Cathedraltown Phase 3 Development Town of Markham, Ontario.  Trow Associates. 2007. A Letter for Cathedraltown Phase 3 Development Phase 1 ESA and Location of Oil Stained Area Markham, Ontario. Prepared for Cathedral Town Limited c/o MMM,  Trow Associates In. 2007. A Letter for Cathedraltown Phase 3 Development Phase One ESA and Location of Oil Stained Area Markham, Ontario. Prepared for Cathedral Town Limited c/o MMM.  Soil Engineers Ltd. 2011. A Soil Investigation For Proposed Townhouse Development High Street and Woodbine Avenue By-Pass Town of Markham, Ontario. Prepared for The Town of Markham Inc.

450 Finch Avenue, Pickering, ON WSP Medallion Realty Holdings Limited No 161-03206-00 March 2016

Drawings

¥ 1911999

7119285

0 4 8 16 24 32

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and theM GetIeSr sUser Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community

LEGEND: Note: This drawing should be read in conjunction with the accompanying report. Client: Project No.: Drawing No.: Medallion Realty Holdings Limited 161-03206-00 3 Phase One Property !> MOECC Waterwell Drawn: Approved: Title: SITE PLAN !> Well RA RO ú AST Date: Scale: Project: PHASE ONE ENVIRONMENTAL SITE ASSESSMENT .! Vent & Fill Pipes March 2015 As Shown 450 FINCH AVE. W., PICKERING, ONTARIO '4 Cistern Original Size: Rev: "/ Approx. Location of Tile Bed Source: Golden Horseshoe GIS Database 2002 Tabloid 0 ú Approx Location of 2 Septic Tanks ¥

0 25 50 100 150 200 Meters

LEGEND: Note: This drawing should be read in conjunction with the accompanying report. Client: Project No.: Drawing No.: Medallion Realty Holdings Limited 161-03206-00 2 Phase One Study Area Railroad Drawn: Approved: Title: Phase One Property Inferred Groundwater Flow Direction RA RO PHASE ONE CONCEPTUAL SITE MODEL APEC1 !> MOECC Waterwell APEC2 ú PCA28 AST Date: Scale: Project: PHASE ONE ENVIRONMENTAL SITE ASSESSMENT March 2015 As Shown APEC3 $+ PCA30 Import of Fill of Unknown Quality 450 FINCH AVE. W., PICKERING, ONTARIO ANSI Original Size: Rev: wetlands )" PCA46 Rail Line 0 Contour Line !. Vent & Fill Pipe Source: Golden Horseshoe GIS Database 2002 Tabloid Waterway

Appendix A CHAIN OF TITLE SEARCH

Table 1 - Current and Past Uses of the Phase One Property (Refer to Clause 16 (2)(b), Schedule D, O. Reg. 153/04)

450 Finch Avenue, Pickering, Ontario

PIN 26370-0128 (LT) – Part Lot 31, Concession 2, Pickering

YEAR NAME OF OWNER DESCRIPTION PROPERTY USE OTHER OBSERVATIONS FROM OF PROPERTY AERIAL PHOTOGRAPHS, FIRE USE INSURANCE PLANS, ETC. Property use is unknown. Based on Agricultural or Agricultural or Other ownership by private individuals, it 1804 - 1841 Elizabeth Darry Other Use Use is anticipated that property use may have been residential. Property use is unknown. Based on Agricultural or Agricultural or Other ownership by private individuals, it 1841 - 1842 Eli Peters Other Use Use is anticipated that property use may have been residential. Property use is unknown. Based on Agricultural or Agricultural or Other ownership by private individuals, it 1842 - 1843 James Peters Other Use Use is anticipated that property use may have been residential. Property use is unknown. Based on Agricultural or Agricultural or Other ownership by private individuals, it 1843 - 1843 Jacob Wideman Other Use Use is anticipated that property use may have been residential. Property use is unknown. Based on Agricultural or Agricultural or Other ownership by private individuals, it 1843 - 1847 George Monkman Other Use Use is anticipated that property use may have been residential. Property use is unknown, based on ownership primarily by Agricultural or Agricultural or Other 1847 - 1902 Benjamin Dixon corporations, it is anticipated that Other Use Use property use may have been commercial and/or industrial. Property use is unknown, based on ownership primarily by Agricultural or Agricultural or Other 1902 - 1925 William T. Dixon corporations, it is anticipated that Other Use Use property use may have been commercial and/or industrial. 1925 - 1945 Residential and Residential and Reginald J. Dixon Agricultural Use Agricultural Use 1945 - 1947 Joseph Thompson Residential and Residential and Agricultural Use Agricultural Use 1947- * The Director, The Residential and Residential and Veteran’s Land Act Agricultural Use Agricultural Use Records indicate the property was used for both residential and *-* Angus W. Cowan Residential and Residential and agricultural land uses. Agricultural Use Agricultural Use 1950 - 1953 Louis J. Lahay, Pauline Residential and Residential and Leary Agricultural Use Agricultural Use 1953 - 1959 Wilfred L. Lahay Residential and Residential and Agricultural Use Agricultural Use YEAR NAME OF OWNER DESCRIPTION PROPERTY USE OTHER OBSERVATIONS FROM OF PROPERTY AERIAL PHOTOGRAPHS, FIRE USE INSURANCE PLANS, ETC. 1959 - 1959 John G. Currie Residential and Residential and Agricultural Use Agricultural Use 1959 - 1963 Jocelyn Barber Residential and Residential and Agricultural Use Agricultural Use 1963-1985 The Director, The Residential and Residential and Veteran’s Land Act Agricultural Use Agricultural Use 1985-2007 Jocelyn Elisabeth Barber Residential Use Residential Use Based on the record review, it is George G. G. Barber indicated that the Phase One 2007-Present Property is used for residential Jocelyn Elisabeth Barber Residential Use Residential Use purposes. * due to illegibility of the documents it is unclear when the property was acquired by Angus W. Cowan however he likely owned the property until 1950 when it was acquired by Louis J. Lahay and Pauline Leary

Appendix B MOECC FOI REQUEST

Appendix C CORRESPONDENCE WITH THE MNRF

Ministry of Ministère des Natural Resources Richesses naturelles and Forestry et des Forets Aurora District Office 50 Bloomington Road Telephone: (905) 713-7400 Aurora, Ontario L4G 0L8 Facsimile: (905) 713-7361

June 2, 2016

Shawna-Marie Perry WSP Canada Inc. 51 Constellation Court Toronto, ON M9W 1K4

[email protected]

Re: Request for Information for ‘450 Finch Avenue East, Pickering’

Dear Ms. Perry,

In your email dated April 13, 2016 you requested information on natural heritage features and element occurrences occurring on or adjacent to the above mentioned location. We have records for the following species on adjacent lands: Eastern Meadowlark (Threatened). In the general area, we have records for the following species:

Endangered – Butternut, Yellow-breasted Chat, Eastern Small-footed Myotis, Little Brown Myotis, Northern Myotis

Threatened - Eastern Meadowlark, Barn Swallow, Bobolink, Chimney Swift, Blanding’s Turtle

Special Concern - Golden-winged Warbler, Wood Thrush, Eastern Wood-pewee Snapping Turtle, Eastern Milksnake, Monarch Butterfly

These species may receive protection under the Endangered Species Act 2007 and thus, an approval from MNRF may be required if the work you are proposing could cause harm to these species or their habitats. If the Species at Risk in Ontario List is amended, additional species may be listed and protected under the ESA 2007 or the status and protection levels of currently listed species may change.

Please provide additional information on your proposal to our office (e.g. EIS or similar), and we will assess it to determine whether a permit under the ESA 2007 is required for the works to proceed.

Absence of information provided by MNRF for a given geographic area, or lack of current information for a given area or element, does not categorically mean the absence of sensitive species or features. Many areas in Ontario have never been surveyed and new plant and animal species records are still being discovered for many localities. For these reasons, the MNRF cannot provide a definitive statement on the presence, absence or condition of biological elements in any part of Ontario.

This species at risk information is highly sensitive and is not intended for any person or project unrelated to this undertaking. Please do not include any specific information in reports that will be available for public record. As you complete your fieldwork in these areas, please report all information related to any species at risk to our office. This will assist with updating our database and facilitate early consultation regarding your project.

Other natural heritage features recorded on the property include a Wooded Area that may be a Significant Woodland. Significant Wildlife Habitat may also be present on the subject lands.

If you have any questions or comments, please do not hesitate to contact [email protected].

Sincerely,

Margaret Bérubé Management Biologist Ministry of Natural Resources and Forestry, Aurora District

Appendix D AERIAL PHOTOGRAPHS

Approximate Location of Phase One Property

Google Maps SITE LOCATION PLAN PHASE ONE ENVIRONMENTAL SITE Scale: Prepared By: 1:8,000 ASSESSMENT SP BLOCK 203, PLAN 43M-1677 SOUTHWEST CORNER OF 51 Constellation Court Date: Reviewed By: COTTRELLE BOULEVARD AND Toronto, ON M9W 1K4 March 2016 RO THORNDALE ROAD T: 416-798-0065 F: 416-798-0518 Project: Drawing No. Prepared For: Trinison Management Corp. 161-01655-00 1

Approximate Location of Phase One Property

© National Archives PEEL COUNTY ATLAS: 1877 PHASE ONE ENVIRONMENTAL Scale: Prepared By: NTS SITE ASSESSMENT SP BLOCK 203, PLAN 43M-1677 SOUTHWEST CORNER OF 51 Constellation Court Date: Reviewed By: COTTRELLE BOULEVARD AND Toronto, ON M9W 1K4 March 2016 RO THORNDALE ROAD T: 416-798-0065 F: 416-798-0518 Project: Drawing No. Prepared For: Trinison Management Corp. 161-01655-00 D-1

Approximate Location of Phase One Property

© National Archives AERIAL PHOTOGRAPH: 1967 PHASE ONE ENVIRONMENTAL Scale: Prepared By: 1:13,300 SITE ASSESSMENT SP BLOCK 203, PLAN 43M-1677 SOUTHWEST CORNER OF 51 Constellation Court Date: Reviewed By: COTTRELLE BOULEVARD AND Toronto, ON M9W 1K4 March 2016 RO THORNDALE ROAD T: 416-798-0065 F: 416-798-0518 Project: Drawing No. Prepared For: Trinison Management Corp. 161-01655-00 D-2

Approximate Location of Phase One Property

© National Archives AERIAL PHOTOGRAPH: 1974 PHASE ONE ENVIRONMENTAL SITE Scale: Prepared By: 1:14,800 ASSESSMENT SP BLOCK 203, PLAN 43M-1677 SOUTHWEST CORNER OF 51 Constellation Court Date: Reviewed By: COTTRELLE BOULEVARD AND Toronto, ON M9W 1K4 March 2016 RO THORNDALE ROAD T: 416-798-0065 F: 416-798-0518 Project: Drawing No. Prepared For: Trinison Management Corp. 161-01655-00 D-3

Approximate Location of Phase One Property

© National Archives AERIAL PHOTOGRAPH: 1984 PHASE ONE ENVIRONMENTAL SITE Scale: Prepared By: 1:22,500 ASSESSMENT SP BLOCK 203, PLAN 43M-1677 SOUTHWEST CORNER OF 51 Constellation Court Date: Reviewed By: COTTRELLE BOULEVARD AND Toronto, ON M9W 1K4 March 2016 RO THORNDALE ROAD T: 416-798-0065 F: 416-798-0518 Project: Drawing No. Prepared For: Trinison Management Corp. 161-01655-00 D-4

Approximate Location of Phase One Property

© National Archives AERIAL PHOTOGRAPH: 1993 PHASE ONE ENVIRONMENTAL SITE Scale: Prepared By: 1:8,000 ASSESSMENT SP BLOCK 203, PLAN 43M-1677 SOUTHWEST CORNER OF 51 Constellation Court Date: Reviewed By: COTTRELLE BOULEVARD AND Toronto, ON M9W 1K4 March 2016 RP THORNDALE ROAD T: 416-798-0065 F: 416-798-0518 Project: Drawing No. Prepared For: Trinison Management Corp. 161-01655-00 D-5

Approximate Location of Phase One Property

© National Archives AERIAL PHOTOGRAPH: 2004 PHASE ONE ENVIRONMENTAL SITE Scale: Prepared By: 1:9,000 ASSESSMENT SP BLOCK 203, PLAN 43M-1677 SOUTHWEST CORNER OF 51 Constellation Court Date: Reviewed By: COTTRELLE BOULEVARD AND Toronto, ON M9W 1K4 March 2016 RO THORNDALE ROAD T: 416-798-0065 F: 416-798-0518 Project: Drawing No. Prepared For: Trinison Management Corp. 161-01655-00 D-6

Approximate Location of Phase One Property

Google Earth SATELLITE IMAGE: 2015 PHASE ONE ENVIRONMENTAL SITE Scale: Prepared By: 1:9,500 ASSESSMENT SP BLOCK 203, PLAN 43M-1677 SOUTHWEST CORNER OF 51 Constellation Court Date: Reviewed By: COTTRELLE BOULEVARD AND Toronto, ON M9W 1K4 March 2016 RO THORNDALE ROAD T: 416-798-0065 F: 416-798-0518 Project: Drawing No. Prepared For: Trinison Management Corp. 161-01655-00 D-7

Appendix E SITE PHOTOGRAPHS

1. View of the residential dwelling on the Phase One 2. View of the interior area of the residential Property, at 450 Finch Avenue, in Pickering, ON dwelling.

3. View of the AST located in the basement area 4. View of the garage/shed located on the of the residential dwelling; likely for heating oil. northwestern portion of the Phase One Property.

5. View of the vehicles and miscellaneous storage 6. View of the pigeon shed located at northeastern located in the garage/shed. portion of the Site.

Phase One Environmental Site Assessment WSP 450 Finch Avenue, Pickering, ON Project No. 161-03206-00 Medallion Realty Holdings Ltd. March 2016

7. View of the interior of the pigeon shed, used 8. View of the dug well at the southern portion of primarily for storage purposes. the Phase One Property.

9. View of the heating oil AST ventilation pipes on 10. View of the east residential land uses. the east side of the residential building.

11. View of rail lines located further north of the Phase One Property

Phase One Environmental Site Assessment WSP 450 Finch Avenue, Pickering, ON Project No. 161-03206-00 Medallion Realty Holdings Ltd. March 2016

Appendix F TABLE OF ENVIRONMENTAL CONCERN

Table 3 –Areas of Potential Environmental Concern (Refer to clause 16(2)(a), Schedule D, O. Reg. 153/04) MEDIA LOCATION OF POTENTIALLY POTENTIAL LOCATION IMPACTED AREA OF ENVIRONMENTAL OF PCA CONTAMINANTS OF (GROUND POTENTIAL CONCERN ON POTENTIALLY (ON-SITE POTENTIAL WATER, SOIL ENVIRONMENTAL PHASE ONE CONTAMINATING OR OFF- CONCERN AND/OR CONCERN PROPERTY ACTIVITY SITE) SEDIMENT)

APEC-1 Entire Phase One PCA No. 30 On-site Metals, CN-, As, Sb, Soil Se, Cr (VI), Hg, low Property Importation of Fill or high pH, PAHs, Material of PHCs, BTEX, VOCs Unknown Quality

APEC-2 Northern portion of PCA No. 47 Off-site Metals, As, Sb, Se, B- Soil and the Phase One Rail Yards, Tracks HWS, CN-, Cr (VI), Groundwater Property and Spurs Hg, low or high pH, PAHs

APEC-3 Southeast portion of PCA No. 28 On-site PHCs, BTEX, VOCs Soil and the Phase One Gasoline and Groundwater Property Associated Products Storage in Fixed Tanks Notes: ABNs – Acid/Base Neutral Compounds N/S - Not specified in Table 2, Schedule D, of O.Reg. AS – Arsenic 153/04 B-HWS – Boron (Hot Water Soluble) PAHs – Polycyclic Aromatic Hydrocarbons BTEX – Benzene, Toluene, Ethylbenzene, and Xylenes PCBs – Polychlorinated Biphenyls Ca - Calcium PHCs – Petroleum Hydrocarbons CN- Cyanide SAR – Sodium Adsorption Ratio Cl- - Chloride VOCs – Volatile Organic Compounds Sb – Antimony THMs - Trihalomethanes Se - Selenium Mg - Magnesium Na - Sodium