Ontario Ministry of the Environment - Record of Site Condition # 210732 Record of Site Condition Under Part XV.1 of the Environment Protection Act
Summary
Record of Site Condition Number 210732 Date Filed to Environmental Site Registry 25/11/2013 Certification Date 03/11/2012 Current Property Use Commercial Intended Property Use Commercial Certificate of Property Use Number 4518-96SJ7Q Applicable Site Condition Standards** Full Depth Generic Site Conditions Standard, with Non-potable Ground Water, Medium and Fine Textured Soil, for Commercial property use, with RA Property Municipal Address 75 Billy Bishop Way M3K 2C8
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. RSC Information
Each field marked by an asterisk ( * ) must be completed.
Is the property used, or has it ever been used, in whole or in part for an industrial use or as a garage; a bulk liquid dispensing facility, including a gasoline outlet; or for the operation of dry cleaning equipment? * Yes
No
During a phase one environmental site assessment of the property, was a potentially contaminating activity identified on, in or under the property? * Yes
No
Are there potentially contaminating activities identified in the current RSC submission that were not identified in a previous Phase 1 ESA Report in support of a RSC filed for the property? * Yes
No
Is there an area of potential environmental concern? * Yes
No
Select Type of RSC * Phase 1 and 2 RSC
Phase 1 and 2 RSC with RA Owner Information Owner's Information Owners' General Information Owners' General Information Submitting Owner's Information Is the submitting owner(s) a Receiver for the Property? *
RSC Property Information Yes
No Environmental Condition Is the submitting owner(s) represented by an Agent? * Contaminant Concentrations Yes ESA Information No
QP Profile Information
Certification Statement
Supporting Documents Owner Information Owner's Information
Owners' General Information Submitting Owner's Information
Submitting Owner's Information Type of Owner * Owner Name * RSC Property Information Firm, Corporation or Partnership Build Toronto Holdings (Billy Bishop) Inc. Street Number * Street Name * Apt No. /RR No. Environmental Condition 200 King Street West, Suite 200 Contaminant Concentrations City, Town or Village * Province * Postal Code * Country
ESA Information Toronto Ontario M5H 3T4 Canada QP Profile Information Submitting Owner's Contact Information Certification Statement Contact First Name * Contact Last Name * Prakash David Supporting Documents Phone Number * (including area code) Fax Number (including area code) Email Address (416) 981-3619 (416) 981-3800 [email protected] Owner Information RSC Property Information Property Address RSC Property Information Does the Property have a Municipal Address? * Property Address Yes
Municipality Information No
Property Reference Number Is the property administered by MNR under the Public Lands Act? * Yes Geographical Reference/Area of RSC Property No
Previously Filed RSC(s) and TN(s) Street Number * Street Name * Apt No. /RR No. Environmental Condition 75 Billy Bishop Way
City, Town or Village * Province * Postal Code * Contaminant Concentrations Toronto Ontario M3K 2C8 ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Municipality & Property Address Information
RSC Property Information Municipality Information
Property Address Lower or Single Tier Municipality *
Municipality Information Toronto Tier of Municipality Property Reference Number Single Tier Geographical Reference/Area of RSC Property The District Office of MOE * Toronto District Office Previously Filed RSC(s) and TN(s) Address of District Office of MOE Environmental Condition 5775 Yonge St., 8th floor, North York ON M2M 4J1 Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Municipality & Property Address Information
RSC Property Information Property Reference Number
Property Address Assessment Roll Number
Municipality Information 190805101000600
Property Reference Number Property Identifier Number (PIN #) Geographical Reference/Area of RSC Property 10232 0173 LT
Previously Filed RSC(s) and TN(s)
Environmental Condition
Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Geo Reference & Other Properties Details
RSC Property Information Geographical References
Property Address UTM Coordinates
Municipality Information Datum NAD 83 Property Reference Number Zone * Geographical Reference/Area of RSC Property 17 Easting * Previously Filed RSC(s) and TN(s) 624,708.00
Environmental Condition Northing * 4,843,368.00 Contaminant Concentrations Area of RSC Property
ESA Information Total Area of RSC Property in Hectares * 1.8078 QP Profile Information
Certification Statement
Supporting Documents Owner Information Previous Submission Information
RSC Property Information Previously Filed Record of Site Condition Number:
Property Address
Municipality Information Previously Filed Transition Notice Number: Property Reference Number
Geographical Reference/Area of RSC Property
Previously Filed RSC(s) and TN(s)
Environmental Condition
Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Environmental Condition RSC Property Information Site Condition Information Environmental Condition Other Site Condition Information Is the RSC being submitted using the transition provision under Section 21.1 of the Regulation? * Other Site Condition Information Yes Site Conditions for 2011 Generic No Standards
Risk Assessment Information
Property Use and Certification Date
Additional Ground Water Information
Remedial Action and Mitigation Details
Area(s) of Potential Environmental Concern
Table of Current/Past Property Uses of Phase One Property
Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Environmental Condition RSC Property Information Site Condition Information Environmental Condition Site Conditions for 2011 Generic Standards Is Property: Other Site Condition Information (i) Within an area of natural significance? or Site Conditions for 2011 Generic Does Property: (ii) Include or is adjacent to an area of natural significance or part of such an area? or Standards (ii) Include land that is within 30 m of an area of natural significance or part of such an area. * Risk Assessment Information Yes
Property Use and Certification No Date
Additional Ground Water Soil at the property has: Information (i) a pH value for Surface Soil less than 5 or greater than 9 or (ii) a pH value for Subsurface Soil less than 5 or greater than 11. * Remedial Action and Mitigation Yes Details No Area(s) of Potential Environmental Concern Is qualified person of the opinion that, given the characteristics of the property and the certifications the qualified person would be required to make in a record of site condition in relation to the property as specified Table of Current/Past Property Uses in Schedule A, it is appropriate to apply this section to the property? * of Phase One Property Yes
Contaminant Concentrations No
ESA Information What is the intended use of the property? *
Commercial QP Profile Information Is the property a shallow soil property? * Certification Statement Yes Supporting Documents No
Does the property include or is the property adjacent to a water body or does it include land that is within 30 metres of a water body? * Yes
No
What is the Assessment/Restoration approach? * Background
Full Depth Generic
Stratified
What is the ground water condition for the property? * Potable
Non-potable
What is the texture of the soil? * Coarse
Medium and Fine
Applicable 2011 Generic Standard Table Number : TABLE 3 Owner Information Risk Assessment Information
RSC Property Information Associated Identification number for RA under section 168.5 of the Environmental Protection Act *
6727-954KE9 Environmental Condition Was the risk assessment a SSRA completed and approved under the Cleanup Guideline 1996? * Other Site Condition Information Yes
Site Conditions for 2011 Generic No Standards Has a Certificate of Property Use (CPU) been issued under section 168.6 of the Act for the RSC property? * Risk Assessment Information Yes
Property Use and Certification No Date CPU number * Additional Ground Water 4518-96SJ7Q Information
Remedial Action and Mitigation Details
Area(s) of Potential Environmental Concern
Table of Current/Past Property Uses of Phase One Property
Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Property Use and Certification Date
RSC Property Information Current Property Use and Certification Date
Environmental Condition What is the current use of the property? * Commercial Other Site Condition Information Certification Date * Site Conditions for 2011 Generic 2012/11/03 Standards
Risk Assessment Information
Property Use and Certification Date
Additional Ground Water Information
Remedial Action and Mitigation Details
Area(s) of Potential Environmental Concern
Table of Current/Past Property Uses of Phase One Property
Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Environmental Condition RSC Property Information Site Condition Information Environmental Condition Additional Ground Water Information Has municipality been notified of non-potable ground water on site? * Other Site Condition Information Yes Site Conditions for 2011 Generic No Standards Municipality notified of non-potable water by? * Risk Assessment Information Owner Property Use and Certification QP Data Local/Lower tier municipality non-potable water notification date * Additional Ground Water Information 2013/09/03
Remedial Action and Mitigation Details
Area(s) of Potential Environmental Concern
Table of Current/Past Property Uses of Phase One Property
Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Environmental Condition
RSC Property Information Remedial Action & Mitigation Soil Control or Treatment Measures Environmental Condition Identify the estimated quantities of the soil, if any, originating at and remaining on the RSC property that have Other Site Condition Information been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil as measured in, or equivalent to, in-ground volume in cubic metres, and indicate the remediation process or Site Conditions for 2011 Generic processes used and the estimated amount of soil remediated by each identified process. Standards 0
Risk Assessment Information
Property Use and Certification Data Identify the estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property as measured in, or equivalent to, the in-ground volume in cubic metres. Additional Ground Water Information 0
Remedial Action and Mitigation Details
Area(s) of Potential Environmental Concern Identify the estimated quantity of the soil, if any, being brought from another property to and deposited at the Table of Current/Past Property Uses RSC property, not including any soil that may have originated at but been remediated off the RSC property not of Phase One Property including any soil that may have been remediated off the property and brought back to the property as measured in, or equivalent to, the in-ground volume in cubic metres. Contaminant Concentrations 0
ESA Information
QP Profile Information Indicate if any soil, sediment or ground water at the RSC property that is or was located within 3 metres of the RSC property boundary has been remediated or removed for the purpose of remediation. Certification Statement n/a Supporting Documents Owner Information Environmental Condition
RSC Property Information Remedial Action & Mitigation Ground Water Control or Treatment Measures Environmental Condition Identify and describe any ground water control or treatment measures that were required for the RSC property Other Site Condition Information prior to the certification date for the purpose of submitting the RSC for filing; or are or will be required for the RSC property after the certification date. Site Conditions for 2011 Generic none Standards
Risk Assessment Information
Property Use and Certification Data Identify the estimated volume in litres of ground water, if any, removed from and not returned to the RSC property. Additional Ground Water 0 Information
Remedial Action and Mitigation Details
Area(s) of Potential Environmental Concern Other Treatment Measures Table of Current/Past Property Uses of Phase One Property Other than the activities identified in the in the Soil or Ground Water Control or Treatment Measures above, identify any constructed works that, prior to the certification date for the purpose of submitting the RSC for filing, Contaminant Concentrations were required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property; or after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property. ESA Information none QP Profile Information
Certification Statement
Supporting Documents Indicate whether there are any monitoring requirements or any requirements for care, maintenance or replacement of any monitoring or control works for known existing contaminants, if any, on the RSC property, after the certification date, and whether any monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works are ground water management measures or soil management measures. none Owner Information Environmental Condition RSC Property Information Potential Environmental Concern Environmental Condition Area(s) of Potential Environmental Concern Are there areas of potential environmental concern? * Other Site Condition Information Yes Site Conditions for 2011 Generic No Standards Click here for Area(s) of Potential Environmental Concern Form Risk Assessment Information Current and Past Property Use Property Use and Certification Data Table of Current and Past Uses of the Phase One Property
Additional Ground Water Click here for Table of Current and Past Property Use Form Information
Remedial Action and Mitigation Details
Area(s) of Potential Environmental Concern
Table of Current/Past Property Use of Phase One Property
Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in SOIL
Environmental Condition General Information Related to Soil Media Is there no soil on, in or under the property? * Contaminant Concentrations (Note there is “no soil” if either there is no soil on, in or under the property OR the soil present is not sufficient to investigate, sample and analyze in a manner which will meet the requirements and objectives Contaminants Measured in SOIL of a phase two environmental site assessment) Yes Contaminants Measured in GROUND WATER No
Contaminants Measured in SEDIMENTS
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in SOIL
Environmental Condition Measured Concentration for Contaminants in Soil
Measured* Applicable Unit Of Contaminant 1-30 * Type of Measurement * Contaminant Concentrations Concentration Standard Measure
Contaminants Measured in SOIL Acetone Minimum Detectable 0.1 28 µg/g
Contaminants Measured in Benzene Measured 0.007 0.4 µg/g GROUND WATER Bromodichloromethane Minimum Detectable 0.05 18 µg/g
Contaminants Measured in Bromoform Minimum Detectable 0.05 1.7 µg/g SEDIMENTS Bromomethane Minimum Detectable 0.05 0.05 µg/g ESA Information Carbon Tetrachloride Minimum Detectable 0.05 1.5 µg/g Chlorobenzene Minimum Detectable 0.05 2.7 µg/g QP Profile Information Chloroform Minimum Detectable 0.04 0.18 µg/g Certification Statement Dibromochloromethane Minimum Detectable 0.05 13 µg/g Dichlorobenzene, 1,2- Minimum Detectable 0.05 8.5 µg/g Supporting Documents Dichlorobenzene, 1,3- Minimum Detectable 0.05 12 µg/g
Dichlorobenzene, 1,4- Minimum Detectable 0.05 0.84 µg/g
Dichloroethane, 1,1- Minimum Detectable 0.03 21 µg/g
Dichloroethane, 1,2- Minimum Detectable 0.02 0.05 µg/g
Dichloroethylene, 1,1- Minimum Detectable 0.05 0.48 µg/g
Dichloroethylene, 1,2-cis- Minimum Detectable 0.02 37 µg/g
Dichloroethylene, 1,2-trans- Minimum Detectable 0.05 9.3 µg/g
Dichloropropane, 1,2- Minimum Detectable 0.03 0.68 µg/g
Dichloropropene,1,3- Minimum Detectable 0.04 0.21 µg/g
Ethylbenzene Measured 0.005 19 µg/g
Ethylene dibromide Minimum Detectable 0.04 0.05 µg/g
Methyl Ethyl Ketone Minimum Detectable 0.05 88 µg/g
Methyl Isobutyl Ketone Minimum Detectable 0.05 210 µg/g
Methyl tert-Butyl Ether (MTBE) Minimum Detectable 0.05 3.2 µg/g
Methylene Chloride Minimum Detectable 0.05 2 µg/g
Styrene Minimum Detectable 0.05 43 µg/g
Tetrachloroethane, 1,1,1,2- Minimum Detectable 0.04 0.11 µg/g
Tetrachloroethane, 1,1,2,2- Minimum Detectable 0.05 0.094 µg/g
Tetrachloroethylene Minimum Detectable 0.05 21 µg/g
Toluene Minimum Detectable 0.05 78 µg/g
Total # of Contaminants 79 Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in SOIL
Environmental Condition Measured Concentration for Contaminants in Soil
Measured* Applicable Unit Of Contaminant 31-60* Type of Measurement * Contaminant Concentrations Concentration Standard Measure
Contaminants Measured in SOIL Trichloroethane, 1,1,1- Minimum Detectable 0.05 12 µg/g
Contaminants Measured in Trichloroethane, 1,1,2- Minimum Detectable 0.04 0.11 µg/g GROUND WATER Trichloroethylene Minimum Detectable 0.03 0.61 µg/g
Contaminants Measured in Vinyl Chloride Minimum Detectable 0.02 0.25 µg/g SEDIMENTS Xylene Mixture Measured 0.020 30 µg/g ESA Information Petroleum Hydrocarbons F1**** Minimum Detectable 5 65 µg/g Petroleum Hydrocarbons F2 Minimum Detectable 10 250 µg/g QP Profile Information Petroleum Hydrocarbons F3 Minimum Detectable 50 2500 µg/g Certification Statement Petroleum Hydrocarbons F4 Minimum Detectable 50 6600 µg/g Acenaphthene Minimum Detectable 0.01 96 µg/g Supporting Documents Acenaphthylene Minimum Detectable 0.005 0.17 µg/g
Anthracene Minimum Detectable 0.005 0.74 µg/g
Benz[a]anthracene Minimum Detectable 0.01 0.96 µg/g
Benzo[a]pyrene Minimum Detectable 0.005 0.3 µg/g
Benzo[b]fluoranthene Minimum Detectable 0.01 0.96 µg/g
Benzo[ghi]perylene Minimum Detectable 0.02 9.6 µg/g
Benzo[k]fluoranthene Minimum Detectable 0.01 0.96 µg/g
Chrysene Minimum Detectable 0.01 9.6 µg/g
Dibenz[a h]anthracene Minimum Detectable 0.02 0.1 µg/g
Fluoranthene Minimum Detectable 0.005 9.6 µg/g
Fluorene Measured 0.011 69 µg/g
Indeno[1 2 3-cd]pyrene Minimum Detectable 0.02 0.95 µg/g
Methlynaphthalene, 2-(1-) *** Minimum Detectable 0.01 85 µg/g
Naphthalene Minimum Detectable 0.005 28 µg/g
Phenanthrene Measured 0.014 16 µg/g
Pyrene Minimum Detectable 0.005 96 µg/g
Antimony Measured 0.3 50 µg/g
Arsenic Measured 3 18 µg/g
Barium Measured 75 670 µg/g
Beryllium Measured 0.7 10 µg/g
Total # of Contaminants 79 Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in SOIL
Environmental Condition Measured Concentration for Contaminants in Soil
Measured* Applicable Unit Of Contaminant 61-90* Type of Measurement * Contaminant Concentrations Concentration Standard Measure
Contaminants Measured in SOIL Boron (Hot Water Soluble)* Measured 0.36 2 µg/g
Contaminants Measured in Boron (total) Measured 6 120 µg/g GROUND WATER Cadmium Measured 0.2 1.9 µg/g
Contaminants Measured in Chromium Total Measured 23 160 µg/g SEDIMENTS Chromium VI Minimum Detectable 0.2 10 µg/g ESA Information Cobalt Measured 11 100 µg/g Copper Measured 25 300 µg/g QP Profile Information Cyanide (CN-) Minimum Detectable 0.040 0.051 µg/g Certification Statement Lead Measured 25 120 µg/g Mercury Measured 0.05 20 µg/g Supporting Documents Molybdenum Measured 0.5 40 µg/g
Nickel Measured 24 340 µg/g
Selenium Minimum Detectable 0.5 5.5 µg/g
Silver Minimum Detectable 0.2 50 µg/g
Thallium Measured 0.16 3.3 µg/g
Uranium Minimum Detectable 0.5 33 µg/g
Vanadium Measured 34 86 µg/g
Zinc Measured 66 340 µg/g
Polychlorinated Biphenyls Minimum Detectable 0.01 1.1 µg/g
Total # of Contaminants 79 Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in Ground Water
Environmental Condition Has ground water sampling been conducted at the property? * Yes
Contaminant Concentrations No
Contaminants Measured in SOIL Measured Concentration for Contaminants in Ground Water
Contaminants Measured in Measured* Applicable Unit Of Contaminant 1-30 * Type of Measurement * GROUND WATER Concentration Standard Measure
Contaminants Measured in Acetone Measured 57 130000 µg/L SEDIMENTS Benzene Measured 0.60 430 µg/L ESA Information Bromodichloromethane Minimum Detectable 0.20 85000 µg/L Bromoform Minimum Detectable 0.4 770 µg/L QP Profile Information Bromomethane Minimum Detectable 1 56 µg/L Certification Statement Carbon Tetrachloride Minimum Detectable 0.20 8.4 µg/L Chlorobenzene Minimum Detectable 0.20 630 µg/L Supporting Documents Chloroform Minimum Detectable 0.20 22 µg/L
Dibromochloromethane Minimum Detectable 0.4 82000 µg/L
Dichlorobenzene, 1,2- Minimum Detectable 0.4 9600 µg/L
Dichlorobenzene, 1,3- Minimum Detectable 0.4 9600 µg/L
Dichlorobenzene, 1,4- Measured 21 67 µg/L
Dichlorodifluoromethane Minimum Detectable 1 4400 µg/L
Dichloroethane, 1,1- Minimum Detectable 0.30 3100 µg/L
Dichloroethane, 1,2- Minimum Detectable 0.4 12 µg/L
Dichloroethylene, 1,1- Minimum Detectable 0.30 17 µg/L
Dichloroethylene, 1,2-cis- Minimum Detectable 0.20 17 µg/L
Dichloroethylene, 1,2-trans- Minimum Detectable 0.20 17 µg/L
Dichloropropane, 1,2- Minimum Detectable 0.20 140 µg/L
Dichloropropene,1,3- Minimum Detectable 0.30 45 µg/L
Ethylbenzene Measured 0.45 2300 µg/L
Ethylene dibromide Minimum Detectable 0.4 0.83 µg/L
Hexane (n) Minimum Detectable 1 520 µg/L
Methyl Ethyl Ketone Minimum Detectable 10 1500000 µg/L
Methyl Isobutyl Ketone Minimum Detectable 10 580000 µg/L
Methyl tert-Butyl Ether (MTBE) Minimum Detectable 0.4 1400 µg/L
Methylene Chloride Minimum Detectable 1 5500 µg/L
Styrene Minimum Detectable 0.4 9100 µg/L
Tetrachloroethane, 1,1,1,2- Minimum Detectable 0.2 28 µg/L
Tetrachloroethane, 1,1,2,2- Minimum Detectable 0.4 15 µg/L
Total # of Contaminants 93 Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in Ground Water
Environmental Condition Measured Concentration for Contaminants in Ground Water
Measured* Applicable Unit Of Contaminant 31-60* Type of Measurement * Contaminant Concentrations Concentration Standard Measure
Contaminants Measured in SOIL Tetrachloroethylene Measured 1.0 17 µg/L
Contaminants Measured in Toluene Measured 2.5 18000 µg/L GROUND WATER Trichloroethane, 1,1,1- Minimum Detectable 0.2 6700 µg/L
Contaminants Measured in Trichloroethane, 1,1,2- Minimum Detectable 0.4 30 µg/L SEDIMENTS Trichloroethylene Minimum Detectable 0.2 17 µg/L ESA Information Trichlorofluoromethane Minimum Detectable 0.4 2500 µg/L Vinyl Chloride Minimum Detectable 0.4 1.7 µg/L QP Profile Information Xylene Mixture Measured 2.5 4200 µg/L Certification Statement Petroleum Hydrocarbons F1**** Minimum Detectable 100 750 µg/L Petroleum Hydrocarbons F2 Minimum Detectable 100 150 µg/L Supporting Documents Petroleum Hydrocarbons F3 Minimum Detectable 100 500 µg/L
Petroleum Hydrocarbons F4 Minimum Detectable 100 500 µg/L
Acenaphthene Minimum Detectable 0.05 1700 µg/L
Acenaphthylene Minimum Detectable 0.05 1.8 µg/L
Anthracene Minimum Detectable 0.05 2.4 µg/L
Benz[a]anthracene Minimum Detectable 0.05 4.7 µg/L
Benzo[a]pyrene Minimum Detectable 0.01 0.81 µg/L
Benzo[b]fluoranthene Minimum Detectable 0.05 0.75 µg/L
Benzo[ghi]perylene Minimum Detectable 0.1 0.2 µg/L
Benzo[k]fluoranthene Minimum Detectable 0.05 0.4 µg/L
Chrysene Minimum Detectable 0.05 1 µg/L
Dibenz[a h]anthracene Minimum Detectable 0.1 0.52 µg/L
Fluoranthene Minimum Detectable 0.05 130 µg/L
Fluorene Minimum Detectable 0.05 400 µg/L
Indeno[1 2 3-cd]pyrene Minimum Detectable 0.1 0.2 µg/L
Methlynaphthalene, 2-(1-) *** Minimum Detectable 0.05 1800 µg/L
Naphthalene Measured 0.05 6400 µg/L
Phenanthrene Measured 0.37 580 µg/L
Pyrene Minimum Detectable 0.05 68 µg/L
Antimony Measured 5 20000 µg/L
Total # of Contaminants 93 Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in Ground Water
Environmental Condition Measured Concentration for Contaminants in Ground Water
Measured* Applicable Unit Of Contaminant 61-90* Type of Measurement * Contaminant Concentrations Concentration Standard Measure
Contaminants Measured in SOIL Arsenic Measured 7 1900 µg/L
Contaminants Measured in Barium Measured 3470 29000 µg/L GROUND WATER Beryllium Minimum Detectable 5 67 µg/L
Contaminants Measured in Boron (total) Measured 60 45000 µg/L SEDIMENTS Cadmium Measured 2 2.7 µg/L ESA Information Chromium Total Measured 5 810 µg/L Chromium VI Minimum Detectable 5 140 µg/L QP Profile Information Cobalt Measured 26 66 µg/L Certification Statement Copper Measured 8 87 µg/L Cyanide (CN-) Minimum Detectable 2 66 µg/L Supporting Documents Lead Minimum Detectable 5 25 µg/L
Mercury Measured 0.1 2.8 µg/L
Molybdenum Measured 10 9200 µg/L
Nickel Measured 32 490 µg/L
Selenium Measured 9 63 µg/L
Silver Minimum Detectable 1 1.5 µg/L
Thallium Minimum Detectable 1 510 µg/L
Uranium Measured 24 420 µg/L
Vanadium Measured 4 250 µg/L
Zinc Measured 80 1100 µg/L
Aldrin Minimum Detectable 0.005 8.5 µg/L
Chlordane Minimum Detectable 0.005 28 µg/L
DDD Minimum Detectable 0.005 45 µg/L
DDE Minimum Detectable 0.005 20 µg/L
DDT Minimum Detectable 0.005 2.8 µg/L
Dieldrin Minimum Detectable 0.005 0.75 µg/L
Endosulfan Minimum Detectable 0.005 1.5 µg/L
Endrin Minimum Detectable 0.01 0.48 µg/L
Heptachlor Minimum Detectable 0.005 2.5 µg/L
Heptachlor Epoxide Minimum Detectable 0.005 0.048 µg/L
Total # of Contaminants 93 Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in Ground Water
Environmental Condition Measured Concentration for Contaminants in Ground Water
Measured* Applicable Unit Of Contaminant 91-120* Type of Measurement * Contaminant Concentrations Concentration Standard Measure
Contaminants Measured in SOIL Hexachlorobenzene Minimum Detectable 0.005 3.1 µg/L
Contaminants Measured in Methoxychlor Minimum Detectable 0.01 6.5 µg/L GROUND WATER Polychlorinated Biphenyls Minimum Detectable 0.05 15 µg/L
Contaminants Measured in Total # of Contaminants 93 SEDIMENTS
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Contaminant Concentrations RSC Property Information Contaminants Measured in Sediments
Has sediment sampling been conducted at the property? * Environmental Condition Yes Contaminant Concentrations No
Contaminants Measured in SOIL
Contaminants Measured in GROUND WATER
Contaminants Measured in SEDIMENTS
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information Contaminant Concentrations RSC Property Information Laboratory Information
Environmental Condition Laboratory Name * Maxxam Analytics Inc. Contaminant Concentrations
Contaminants Measured in SOIL
Contaminants Measured in GROUND WATER
Contaminants Measured in SEDIMENTS
ESA Information
QP Profile Information
Certification Statement
Supporting Documents Owner Information ESA Information RSC Property Information ESA Reports
Environmental Condition Phase One ESA Reports The date the last work on the records review, interviews and site reconnaissance Contaminant Concentrations components of the phase one environmental site assessment was done. 2012/11/08 * ESA Information Name of Consulting Type of Report * Report Title * Date of Report* Author of Report * Phase One ESA Reports Organization
Phase Two ESA Reports Phase One ESA Phase One Environmental2013/01/29 Site Assessment,So Ming Chiang, 75 Billy P.Eng.BishopTerrapex and Way, PeterEnvironmental Toronto, Sutton, Ontario P.Eng. Ltd.
Phase One Reports and Other Documents
Phase Two Reports and Other Documents
QP Profile Information
Certification Statement
Supporting Documents Owner Information ESA Information RSC Property Information ESA Reports
Environmental Condition Phase Two ESA Reports The date the last work on the planning of the site investigation and conducting the site Contaminant Concentrations investigation components of the phase two environmental site assessment was done. 2012/11/03 * ESA Information Name of Consulting Type of Report * Report Title * Date of Report* Author of Report * Phase One ESA Reports Organization
Phase Two ESA Reports Phase Two ESA Phase Two Environmental2013/01/25 Site Assessment,Anne Marie 75 Hoekstra, Billy BishopTerrapex EP Way, and Environmental PeterToronto, Sutton, Ontario Ltd.P.Eng.
Phase One Reports and Other Documents
Phase Two Reports and Other Documents
QP Profile Information
Certification Statement
Supporting Documents Owner Information ESA Information RSC Property Information Reports and Other Documents
Environmental Condition Phase 1 Reports and Other Documents List the Reports/Documents other than the document(s) used as your Phase 1 ESA relied on in certifying Contaminant Concentrations the information set out in Section 10 of Schedule A or otherwise used in conducting the Phase 1 ESA
Name of Consulting Report Title * Date of Report* Author of Report * ESA Information Organization for Report
Phase One ESA Reports Phase I Environmental Site Assessment, Wilson2007/09/17 TTC StationBeth Commuter Kasumovic, Parking M.A.Sc.Terrapex Lot, Toronto, and Environmental Peter Ontario Sutton, Ltd. P.Eng.
Phase Two ESA Reports Phase I Environmental Site Assessment, 752009/10/19 Billy Bishop Way,Joeline Wilson Chan Commuter and CynthiaCoffey West Robins, Geotechnics Lot, Toronto, P.Eng. Inc. Ontario
Phase One Reports and Other Documents
Phase Two Reports and Other Documents
QP Profile Information
Certification Statement
Supporting Documents Owner Information ESA Information RSC Property Information Reports and Other Documents
Environmental Condition Phase 2 Reports and Other Documents List the Reports/Documents other than the document(s) used as your Phase 2 ESA relied on in making Contaminant Concentrations any certifications in the RSC in relation to the Phase 2 ESA or otherwise used in conducting the Phase 2 ESA
Name of Consulting Report Title * Date of Report* Author of Report * ESA Information Organization for Report
Phase One ESA Reports Modified Generic Risk Assessment, 75 Billy2013/02/05 Bishop Way, Toronto,Peter Sutton, Ontario P.Eng.Terrapex Environmental Ltd.
Phase Two ESA Reports Modified Generic Risk Assessment, 75 Billy2013/03/27 Bishop Way, Toronto,Peter Sutton,Ontario, P.Eng. RA1296-13,Terrapex IDS Environmental #6727-954KE9 Ltd.
Phase One Reports and Other Phase 2 Environmental Site Investigation, 2012/07/31CTR 019, 75 BillyMark Bishop Eng Way, and Toronto, Kim Worboy,Pottinger ON P.Eng. Gaherty Environmental Consultants Ltd. Documents
Phase Two Reports and Other Documents
QP Profile Information
Certification Statement
Supporting Documents Owner Information QP Information
RSC Property Information First Name * Middle Name Last Name * Peter Sutton
Environmental Condition Which one of the following licences under the Professional Engineers Act do you hold? * Licence Number * Contaminant Concentrations Licence 90444639
ESA Information Which one of the following memberships under the Professional Geoscientists Act do you hold? * QP Profile Information
QP Information Is the QP Employed? * Employer Name * Certification Statement Yes Terrapex Environmental Ltd. Supporting Documents No
QP Contact Information
Phone Number * Fax Number * Email * (416) 245-0011 (416) 245-0012 [email protected]
QP Mailing Address Information
Street Number * Street Name * Apt No. / RR No.
90 Scarsdale Road
City, Town or Village * Province * Postal Code *
Toronto Ontario M3B 2R7 Owner Information QP Certification Statement D As the qualified person, I certify that: * RSC Property Information 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 Environmental Condition been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. Contaminant Concentrations 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, ESA Information has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. QP Profile Information 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. Certification Statement As of 2012/11/03, in my opinion, based on the phase one environmental site assessment and the phase two environmental site assessment, and any confirmatory sampling, QP Certification Statement 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 Owner Certification Statement will be put, as specified in the RSC. Supporting Documents 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 2012/11/03, 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 2012/11/03, 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.
In relation to any contaminant excepted from the certification mentioned above as specified in the RSC at Table 2, Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment, or in relation to any other contaminant that in my opinion is likely to cause an adverse effect:
A risk assessment was prepared for the contaminant with respect to the property for which the phase two environmental site assessment was conducted. The Director has accepted the risk assessment under clause 168.5 (1) (a) of the Act.
As of 2012/11/03, the property for which the phase two environmental site assessment was conducted meets the standards specified in the risk assessment for the contaminant.
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 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 2012/11/03. By signing this RSC, I make no express or implied warranties or guarantees.
I, the qualified person named below, on the date stated below, make all of the stated certifications applicable to the qualified person in this Part of the record of site condition.
Peter Sutton Peter Sutton
2013/10/22 Owner Information Owner Certification Statement
RSC Property Information Click here to download Firm, Corp, Other Form Environmental Condition
Contaminant Concentrations
ESA Information
QP Profile Information
Certification Statement
QP Certification Statement
Owner Certification Statement Supporting Documents Owner Information Supporting Documents
RSC Property Information Please note, only PDF attachments will be accepted with the exception of the Property Specific Standard, which must be an Excel document.
Environmental Condition Certificate of Status or equivalent *
Contaminant Concentrations CertofStatus.pdf Lawyer’s letter consisting of a legal description of the property * ESA Information LawyersLetter.PDF
QP Profile Information Copy of any deed(s), transfer(s) or other document(s) *
Certification Statement TransferDeed.pdf Supporting Documents A Current plan of Survey * PlanofSurvey.pdf Supporting Documents Property Specific Standards *
PSS RA1296-13 - Oct17-13.xls
Area(s) of Potential Environmental Concern *
APECTable.pdf
Table of Current and Past Uses of the Phase One Property *
TableofCandPUses.pdf
Phase 2 Conceptual Site Model *
PhaseTwoCSM.pdf
Owner Certification Statement *
OwnersCert.pdf
Request ID: 015814035 Province of Ontario Date Report Produced: 2013/10/18 Demande n° : Province de l'Ontario Document produit le : Transaction ID: 52401514 Ministry of Government Services Time Report Produced: 09:39:51 Transaction n° : Ministère des Services gouvernementaux Imprimé à : Category ID: CT Catégorie :
CERTIFICATE OF STATUS ATTESTATION DU STATUT JURIDIQUE
This is to certify that according to the D'après les dossiers du Ministère des records of the Ministry of Government Services gouvernementaux, nous attestons Services que la société
B U I L D T O R O N T O H O L D I N G S ( B I L L Y B I S H O P ) I N C .
Ontario Corporation Number Numéro matricule de la société (Ontario)
0 0 2 3 6 0 4 2 3
is a corporation incorporated, est une société constituée, prorogée ou née amalgamated or continued under d'une fusion aux termes des lois de la the laws of the Province of Ontario. Province de l'Ontario. The corporation came into existence on La société a été fondée le
F E B R U A R Y 0 6 F É V R I E R , 2 0 1 3
and has not been dissolved. et n'est pas dissoute.
Dated Fait le
O C T O B E R 1 8 O C T O B R E , 2 0 1 3
Director Directrice
The issuance of this certificate in electronic form is authorized by the Ministry of Government Services. La délivrance du présent certificat sous forme électronique est autorisée par le Ministère des Services gouvernementaux. To view Order Summary for this transaction, check the check box for this request and click the 'Order Summary' button. Please note that this is a summary usage for this particular request and is not an Invoice. Invoices will be provided as a combined total of all transactions on a monthly basis. The Monthly Invoice can be viewed from the Statement of Account in the Accounting area.
Robins Appleby Tara Welat Direct Line: (416) 360-3355 & Taub E-mail: [email protected] Fax: (416) 868-0306 BARRISTERS/SOLICITORS
Delivered by: Email File No.: 1000235 October 21, 2013
PERSONAL AND CONFIDENTIAL
Ministry of the Environment 1st Floor, 135 St. Clair Avenue West Toronto, ON M4V 1P5
Dear Sir/Madam:
Re: Risk Assessment submitted by Terrapex Environmental Ltd. for the property municipally known as 75 Billy Bishop Way, Toronto, Ontario
Legal Description:
PIN 10232-0173 (LT) being part of Block A, Plan 2466, York, designated as Part 1 on Plan 66R-26574 City of Toronto.
I am the solicitor for the applicant herein and have reviewed the survey prepared by City of Toronto Technical Services, Survey & Utility Mapping dated January 7, 2013 and registered as Plan 66R-26574; and PIN 10232-0173. Based upon Plan 66R-26574 and PIN 10232-0173 the:-
i) Risk Assessment legal description for this property is part of Block A, Plan 2466, York, designated as Part 1 on Plan 66R-26574, City of Toronto. ii) Property owner is Build Toronto Holdings (Billy Bishop) Inc. iii) Property identifier number is 10232-0173 (LT) Land Registry Office #66. iv) Property Assessment Roll Number is 190805101000600. v) Property municipal address is 75 Billy Bishop Way, Toronto, Ontario.
Yours very truly, ROBINS APPLEBY & TAUB LLP Per
Tara elat 11A//hw robapp\2618472_1.doc
Robins Appleby & Taub LLP
Tel (416) 868-1080 • 2600— 120 Adelaide Street West, Toronto, ON M5H 1T1 • www.robinsapplebyandtaub.com LRO 80 Transfer Receipted as AT3321189 on 20130611 at 1207
The applicants hereby applies to the Land Registrar yyyy mm dd Page of
P/N 10232.- 0173 LT InterestlEstate Fee Simple Redescription
Description PT BLK PL 2466 TWP OF YORK PT 66R-26574 TORONTO YORK CITY OF TORONTO
Address 75 BILLY BISHOP WAY NORTH YORK/TORONTO
Consideration
Consideration 0.00
rTransferors
The transferors hereby transfers the land to the transferees
Name BUILD TORONTO INC
Address for Service 200 King Street West Suite 200 Toronto ON M5H 3T4
Steven Trumpet General Counsel and Prakash David Senior Vice President have the authority to bind the corporation
This document is not authorized under Power of Attorney by this party
-- Transferees Capacity Share
Name BUILD TORONTO HOLDINGS BILLY BISHOP INC
Address for Service 200 King Street West Suite 200 Toronto ON M5H 3T4
Signed By
1500-151 for Stephanie Beth Eiley Yonge St acting Signed 2013 06 11 Toronto Transferors M5C 2W7
Tel 416.-863-1188
Fax 416-863-0305
am the solicitor for the transferors and the transfereesand this transfer is being completed in accordance with my professional standards
have the authority to sign and register the document on behalf of all parties to the document
Stephanie Beth Eiley 1500-151 Yonge St acting for Signed 201306 11 Toronto Transferees M5C 2W7
Tel 416-863-1168
Fax 416-863-0305
am the solicitor for the transferors and the transferees and this transfer is being completed in accordance with my professional standards
have the authority to sign and register the document on behalf of all parties to the document
Submitted By
TORKIN MANES LLP 1500-151 Yonge St 20130611 Toronto M5C 2W7
Tel 416-863-1188
Fax 416-863-0305 LRO 80 Transfer ReceiptedasAT332ll89 on 20130611 at 1207
The applicants hereby applies to the Land Registrar yyyynimdd Page of
Statutory Registration Fee $60.00
Provincial Land Transfer Tax $0.00
Municipal Land Transfer Tax $0.00
Total Paid $60.00
File Number
File Transferor Client Number 32237-01
Transferee Client File Number 32237-0 PROVINCIAL AND MUNICIPAL LAND TRANSFER TAX STATEMENT.S
In the matter of the conveyance of 10232- 0173 PT BLK PL 2466 TWPOF YORK PT 66R-26574 TORONTO YORK CITY OF TORONTO
BY BUILD TORONTO INC
TO BUILD TORONTO HOLDINGS BILLY BISHOP INC %aII PINs
STEVEN TRUMPER
am
person in trust for whom the land conveyed in the above-described conveyance is being conveyed
trustee named in the above-described conveyance to whom the land is being conveyed
transferee named in the above-described conveyance
The authorized agent or solicitor acting in this transaction for described in paragraphs above
./ The President Vice-President Manager Secretary Director or Treasurer authorized to act for BUILD
TORONTO HOLDINGS BILLY BISHOP INC described in paragraphs above
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 have personal knowledge of the facts herein deposed to
The total consideration for this transaction is allocated as follows
Monies paid or to be paid in cash o.oo
0.00 Mortgages assumed show principal and interest to be credited against purchase price
ii Given Back to Vendor 0.00
Property transferred in exchange detail below 0.00
Fair market value of the lands 0.00
Liens legacies annuities and maintenance charges to which transfer is subject 0.00
Other valuable consideration subject to land transfer tax detail below 0.00
Value of land building fixtures and goodwill subject to land transfer tax total of to 0.00
VALUE OF ALL CHATTELS items of tangible personal property 0.00
Other considerations for transaction not included in or above ooo
Total consideration 0.00
Explanation for nominal considerations
other Transferee is not The issuing shares assuming mortgage or payinJ any consideration directly or indirectly in
return for the transfer and is not shareholder of the Transferor
The land is not subject to an encumbrance
Statement pertaining only to Municipal Land Transfer Tax
The Transferee is not Explanation issuing shares assuming mortgage or paying any consideration directly or indirectly in return for the transfer and is not shareholder of the Transferor
PROPERTY Information Record
Nature of Instrument Transfer
LRO 80 Registration No AT3321189 Date 2013/06/11
Propertys PIN 10232-0173 Address 75 BILLY BISHOP Assessment
WAY Roll No NORTH YORK/TORONTO
Address for Service 200 King Street West Suite 200 Toronto ON M5H 3T4
Last Conveyances PIN 10232 0173 Registration No AT3297524
ii Legal Description for Property Conveyed Same as in last conveyance Yes No Not known
Tax Statements Prepared By Stephanie Beth Eiley 1500-151 Yonge St Toronto M5C 2W7 Transfer LRO 80 Receipted as AT3297524 on 2013 05 10 at 1209
The applicants hereby applies to the Land Registrar yyyy mm dd Page of
Properties
PIN 10232- 0173 LT Interest/Estate Fee Simple Redescription
Description PART BLOCK PLAN 2466 TWP OF YORK DESIGNATED AS PART ON PLAN 66R-26574 TORONTO YORK CITY OF TORONTO
Address 75 BILLY BISHOP WAY NORTH YORK/TORONTO
Consideration
Consideration 2.00
Transferors
The transferors hereby transfers the land to the transferees
Name CITY OF TORONTO
Address for Service City Clerk
City of Toronto
Toronto City Hall 100 Queen Street West Toronto ON M5H 2N2
This document is not authorized under Power of Attorney by this party
This document is being authorized by municipal corporation City of Toronto Anna Kinastowski City Solicitor Per Rebecca Lynn Hartley Solicitor
Transferees Capacity Share
Name BUILD TORONTO INC
Address for Service 200 King Street West Suite 200 Toronto ON M5H 3T4
Statements
The land is or of the Crown in of Ontario being acquired disposed by Right or the Crown in Right of Canada including any Crown corporation or any agency board or commission of the Crown or municipal corporation
Signed By
Rebecca 55 John 26th Floor for Lynn Hartley St acting Signed 2013 05 10 Toronto Transferors M5V3C6
Tel 4163928047
Fax 4163975624
have the authority to sign and register the document on behalf of the Transferors
Beth 1500-151 St for Stephanie Eiley Yonge acting Signed 2013 05 10 Toronto Transferees M5C 2W
Tel 416-863-1188
Fax 416-863-0305
have the authority to sign and register the document on behalf of the Transferees
Submitted By
TORKIN MANES LLP 1500-151 Yonge St 201305 10 Toronto M5C 2W
Tel 416-863-1188
Fax 416-863-0305 LRO 80 Transfer Receipted as AT3297524 on 2013 05 10 at 1209
The applicants hereby applies to the Land Registrar yyyymmdd Page2of2
Fees/Taxes/Payment
Stafutoy Registration Fee $60.00
Provincial Land Transfer Tax $0.00
Municipal Land Transfer Tax $0.00
Total Paid $60.00
File Number
Transferor Client File Number 2100-Al 7-4265 2009
Transferee Client File Number 32237-01 PROVINCIAL AND MUNICIPAL LAND TRANSFER TAX STATEMENTS
In the matter of the conveyance of 10232 0173 PART BLOCK PLAN 2466 TWP OF YORK DESIGNATED AS PART ON PLAN 66R-26574 TORONTO YORK CITY OF TORONTO
BY CITY OF TORONTO
TO BUILD TORONTO INC %aIl PINs
STEVEN TRUMPER AND PRAKASH DAVID
am
person in trust for whom the land conveyed in the above-described conveyance is being conveyed
trustee named in the above-described conveyance to whom the land is being conveyed
transferee named in the above-described conveyance
The authorized agent or solicitor acting in this transaction for described in paragraphs above
The President Vice-President Manager Secretary Director or Treasurer authorized to act for BUILD
TORONTO INC described in paragraphs above
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 have personal knowledge of the facts herein deposed to
The total consideration for this transaction is allocated as follows
Monies paid or to be paid in cash 2.00
0.00 Mortgages assumed show principal and interest to be credited against purchase price
ii Given Back to Vendor 0.00
Property transferred in exchange detail below 0.00
Fair market value of the lands 0.00
Liens legacies annuities and maintenance charges to which transfer is subject 0.00
Other valuable consideration subject to land transfer tax detail below 0.00
Value of land building fixtures and goodwill subject to land transfer tax total of to 2.00
VALUE OF ALL CHATTELS items of tangible personal property 0.00
Other considerations for transaction not included in or above 0.00
Total consideration 2.00
Explanation for nominal considerations
other The Transferee is not issuing shares assuming mortgage or paying any consideration directly or indirectly in
return for the transfer and is not shareholder of the Transferor
The land is not subject to an encumbrance
Statement pertaining only to Municipal Land Transfer Tax
is not Explanation The Transferee issuing shares assuming mortgage or paying any consideration directly or indirectly in
return for the transfer and is not shareholder of the Transferor
PROPERTY Information Record
Nature of Instrument Transfer
LRO 80 Registration No AT3297524 Date 2013/05/10
Propertys PIN 10232-0173 Address 75 BILLY BISHOP Assessment
WAY Roll No NORTH YORKITORONTO
Address for Service 200 King Street West Suite 200 Toronto ON M5H 3T4
Last Conveyances PIN 10232 0173 Registration No TB567912
ii Legal Description for Property Conveyed Same as in last conveyance Yes No Not known Lii
Tax Statements Prepared By Stephanie Beth Eiley 1500-151 Yonge St Toronto M5C 2W7
Table 2: Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment
Risk Assessment Number: 1296-13
Table 2: Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment
Risk Assessment Number 1296-13 Applicable Site Condition Standard Table 3
Measured Concentration for Contaminants in Soil Contaminant Measurement type Measured Concentration Standard Specified in Risk Assessment Unit of Measurement Electrical Conductivity (mS/cm) Measured 6 7.2 mS/cm Sodium Adsorption Ratio Measured 74 88 Unitless
Measured Concentration for Contaminants in Ground Water Contaminant Measurement type Measured Concentration Standard Specified in Risk Assessment Unit of Measurement Chloride Measured 7100000 8520000 µg/L Sodium Measured 3500000 4200000 µg/L
Measured Concentration for Contaminants in Sediment Contaminant Measurement type Measured Concentration Standard Specified in Risk Assessment Unit of Measurement
1 of 2 Table 2: Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment
Risk Assessment Number: 1296-13
2 of 2
TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN (Refer to clause 16(2)(a), Schedule D, O. Reg. 153/04) POTENTIALLY MEDIA CONTAMINATING LOCATION OF POTENTIALLY LOCATION OF CONTAMINANTS ACTIVITY PCA IMPACTED APEC APEC ON PHASE OF POTENTIAL (as set out in Column A of (On-site or Off- (Groundwater, ONE PROPERTY CONCERN Table 2 in Schedule D of site) Soil, and/or O. Reg. 153/04) Sediment)
APEC 1 - Entire site - 30 – Importation of Fill - On-site - BTEX & PHCs - Soil Material of Unknown - PCA 1 - PAHs Quality - Metals (incl. As, Sb, Se, Cr(VI), Hg, SAR & Electrical conductivity)
APEC 2 - North portion of - 27 – Garages and - Off-site - PHCs - Groundwater the Site maintenance and Repair - PCA 6 (TTC - VOCs of Railcars, Marine Wilson Station - PAHs Vehicles and Aviation complex) - Metals (incl. As, Vehicles Sb, Se, Cr(VI), & - 28 – Gasoline and Hg) Associated Products Storage in Fixed Tanks - 51 – Solvent Manufacturing, Processing and Bulk Storage - 52 – Storage, maintenance, fuelling and repair of equipment, vehicles, and material used to maintain transportation systems
APEC 3 - Entire site - Other – application of - On-site - SAR & Electrical - Soil de-icing salts - PCA 11 conductivity - Groundwater (soil) - Na & Cl- (groundwater)
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 DESCRIPTION OF PROPERTY YEAR NAME OF OWNER AERIAL PHOTOGRAPHS, PROPERTY USE USE1 FIRE INSURANCE PLANS, ETC.
Prior to 1947 Unknown vacant Agricultural or Aerial Photographs: other use - the site was vacant until early 1980s (site has not been previously developed)
1947 Dominion of Canada, vacant Agricultural or Aerial Photographs: Department of National (site was part of other use - the site was vacant until early Defence De Havilland 1980s Airfield lands, but was not part of airfield operations themselves)
1950 Rutherford W. Williamson Jr. vacant Agricultural or Aerial Photographs: other use - the site was vacant until early 1980s
1950 Frederick W. Hill Jr. vacant Agricultural or Aerial Photographs: other use - the site was vacant until early 1980s
1960 Her Majesty the Queen vacant Agricultural or Aerial Photographs: (by 1981 the site is other use - by 1973, the site was still vacant part of an but appears to be traversed by unopened road some private access roads allowance) - the site remained vacant until early 1980s, and was first developed as surface parking lot - road allowance was never opened
circa 1983 Her Majesty the Queen surface parking lot Commercial Aerial Photographs: - the site was vacant until early 1980s, and was first developed as a surface parking lot Previous Report: - previous interview with TTC indicated surface parking lot constructed between circa 1980 and 1983
1988 – The Municipality of surface parking lot Commercial Aerial Photographs, Physical May 10, 2013 Metropolitan Toronto and its Observation: successors (City of Toronto) - the site was first developed as a surface parking lot and has remained a surface parking lot since that time
May 10, 2013 – Build Toronto Inc. surface parking lot Commercial Physical Observation: June 11, 2013 - the site remains a surface parking lot
June 11, 2013 - Build Toronto Holdings (Billy surface parking lot Commercial Physical Observation: Present Bishop) Inc. - the site remains a surface parking lot
PHASE TWO ESA CONCEPTUAL SITE MODEL
A preliminary conceptual site model was developed as part of the Phase One ESA. Following the completion of the Phase Two ESA field program, the conceptual site model was updated to present the current Site characteristics and identify actual or potential sources of contamination, pathways, release mechanisms, receptors, and exposure routes. Additional inputs to the conceptual site model include:
Stratigraphy observed during this Phase Two ESA work program; Results of chemical testing for the current soil and groundwater conditions at the Site; and, Groundwater levels and interpreted groundwater flow direction.
Site Overview: The Site comprises an approximately 1.82 ha (4.5 acre) parcel at the southeast corner of the intersection of Wilson Avenue and Billy Bishop Way that is currently developed as a Toronto Transit Commission (TTC) surface parking lot. The Site is located at the south east corner of Wilson Avenue and Billy Bishop Way and generally comprises a triangular-shaped property that is bounded by Wilson Avenue on the north, Billy Bishop Way on the west and the Allen Road interchange ramp with Highway 401 on the east and south.
The Site is currently being utilized as a TTC surface parking lot, identified as the Wilson Station West Lot, which is part of the four commuter lots associated with the Wilson subway station. The Site is currently vacant of any permanent structures, and is comprised mostly of paved asphalt, with parking stall spaces seen throughout. There are walkways present along the north and west parking lot boundaries of the Site. Vehicular access to the Site is obtained at the south end from Billy Bishop Way. A pedestrian entrance to the TTC Wilson Station is available along the east boundary of the Site.
The Site is bounded by a fence along the east side which fences off a strip of grass separating the Allen road on ramp. Grass regions were also observed along the north boundary of the Site (where the Site fronts along Wilson Avenue) and a narrow strip of grass along the Billy Bishop Way frontage was also observed.
Although the exact date of first developed use of the Site could not be determined, it appears that the Site was a government-owned, undeveloped open field prior to being developed as a surface parking lot sometime between 1980 and 1983.
The Phase One study area, illustrating the Site and surrounding land use, is shown on Figure 3. The general Site layout is shown on Figure 2.
Assessment Criteria: The generic MOE Site Condition Standards which are currently applicable to the Site are those for industrial/commercial/community land use,
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 1 fine/medium-textured soil, in a potable groundwater situation (MOE Table 3 Site Condition Standards). The Site is not environmentally sensitive per the definition of O. Reg. 153/04.
Potentially Contaminating Activity: Twelve PCAs relating to activities or incidents within the Phase One Study Area that may be contributing to an Area of Potential Environmental Concern (APEC). The presence of imported fill materials at the Site and the practice of applying de-icing salts at the Site were identified as on-site PCAs, and consequently are automatically associated with an APEC for the Site. Of the remaining identified PCAs, only the activities at the TTC Wilson Station complex (variously identified as 570 Wilson Avenue and 160 Transit Road) were associated with an APEC at the Site. The approximate locations of the PCAs are shown on Figure 3 and are summarized in Table 1, below.
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 2
TABLE 1 - POTENTIALLY CONTAMINATING ACTIVIES IDENTIFIED WITHIN THE PHASE ONE STUDY AREA POTENTIALLY CONTAMINATING ACTIVITY ADDRESS LIKELIHOOD TO PCA POTENTIAL ENVIRONMENTAL CONCERN DATA SOURCE (as set out in Column A of Table 2 in UNCERTAINTY (COMPANY) AFFECT THE SITE Schedule D of O. Reg. 153/04)
PCA 75 Billy Bishop Way - possible placement of fill materials of uncertain - Previous reports - 30 – Importation of Fill Material of - little; previous - theoretically possible 1 quality at the Site Unknown Quality investigation of the for impact to be TTC (the Site) Site has identified the present presence of fill - previous materials investigations have - previous investigations determined that no have also included impacts are present assessment of environmental quality of fill
PCA 1 Garratt Blvd - Numerous industrial Cs of A indicated the - Ecolog ERIS - 3 – Airstrips and Hangars Operation - Locations of operation - Unlikely, due to 2 operation of boilers and heaters, machining dust - 4 – Antifreeze and De-icing and storage cannot be distance from Site Also referenced as collector, exhaust systems, paint spray booths, Manufacturing and Bulk Storage verified, but are likely 123 Garratt Blvd metal clean process line ventilation systems, - 27 – Garages and maintenance and clustered around vapour degreaser, paint stripping, ventilation for Repair of Railcars, Marine Vehicles outbuildings and skydrol hydraulic maintenance room, a (new) therefore located more - De Havilland and Aviation Vehicles 500 kW emergency diesel generator than 1 km away from Incorporated - 28 – Gasoline and Associated - Nine expired TSSA facility records indicated the the Site - Bombardier Inc. Products Storage in Fixed Tanks historical operations of private fuel outlets with - Boeing of Canada - 33 – Metal Treatment, Coating, gas / diesel storage tanks Ltd. Plating and Finishing - De Havilland / Boeing has a private and a retail - Vipond Fire - 39 – Paints Manufacturing, gasoline outlets with a 4,500-L single wall UST Protection Processing and Bulk Storage (1 Garratt Blvd) and a 4,546-L single wall UST - 48 – Salt Bulk Storage (123 Garratt Blvd); both installed at 1978 - 51 – Solvent Manufacturing, - The property was listed as a generator of Processing and Bulk Storage numerous registered wastes; some of the wastes - 52 – Storage, maintenance, fuelling included: petroleum, solvents, paints, polymeric and repair of equipment, vehicles, resins, acid / alkaline wastes, PCBs, lab and material used to maintain chemicals, amines transportation systems - There was reportedly a total of 381 kg of PCBs stored at 123 Garratt Blvd for disposal in 1996
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 3 POTENTIALLY CONTAMINATING ACTIVITY ADDRESS LIKELIHOOD TO PCA POTENTIAL ENVIRONMENTAL CONCERN DATA SOURCE (as set out in Column A of Table 2 in UNCERTAINTY (COMPANY) AFFECT THE SITE Schedule D of O. Reg. 153/04)
PCA 1 Yukon Lane - The presence of ASTs and former ASTs, former - Ecolog ERIS - 28 – Gasoline and Associated - Locations of operation - Unlikely, due to 3 Bunker ‘C’, within the De Havilland Plant Area - Website Products Storage in Fixed Tanks and storage cannot be distance from Site - National Defence, - A Phase One ESA conducted for Denison - 38 – Ordnance Use verified, but are likely Denison Armoury, Armoury recommended further environmental - generation of waste streams is not clustered around 32 Canadian Forces subsurface investigation at this property; PAHs itself defined as a PCA in outbuildings and Health Services, was listed as a potential contaminant in O. Reg. 153/04, but is associated therefore located more Area Support Unit, groundwater with potential for impact to the Site than 2 km away from Garrison Support - Various registered wastes were generated by the the Site (Repair & Disposal) Federal National Defence property; some of the wastes included: pharmaceuticals, PCBs, acid / alkaline wates, paints, lab chemicals, solvents, petroleum, polymeric resins
PCA 5 Yukon Lane - A Phase One ESA conducted for the TMFRC - Ecolog ERIS - 38 – Ordnance Use - Locations of operation - Unlikely, due to 4 recommended further environmental subsurface - Website - report of contamination is not itself and storage cannot be distance from Site - National Defence, investigation at this property; PHCs was listed as defined as a PCA in O. Reg. 153/04, verified, but are likely Toronto Military a potential contaminant in soil but is associated with potential for clustered around Family Resource impact to the Site outbuildings and Centre (TMFRC) therefore located more than 2 km away from the Site
PCA No municipal address - Various types of PCBs (askarel / pyranol / - Ecolog ERIS - 55 – Transformer Manufacturing, - Locations of operation - Unlikely, due to 5 mineral oil) were reportedly used and/or stored Processing and Use and storage cannot be distance from Site - National Defence for disposal at the Department of National verified, but are likely (outbuildings located Defence (Toronto) property in the 1990s; it clustered around more than 1 km appears that these PCBs records were related to outbuildings and north of Site) PCB-containing equipment such as capacitors, therefore located more transformers, or other electrical equipment; a than 1 km away from number of barrel full of mineral oils were also the Site stored on site for disposal (some were indicated to have been sent to Swan Hills in 1994-1995)
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 4 POTENTIALLY CONTAMINATING ACTIVITY ADDRESS LIKELIHOOD TO PCA POTENTIAL ENVIRONMENTAL CONCERN DATA SOURCE (as set out in Column A of Table 2 in UNCERTAINTY (COMPANY) AFFECT THE SITE Schedule D of O. Reg. 153/04)
PCA 570 Wilson Ave - The private fuel outlet at the TTC property - Ecolog ERIS - 27 – Garages and maintenance and - Maintenance practices - theoretically possible 6 operates 5 single wall ASTs and 5 single wall - TSSA Repair of Railcars, Marine Vehicles are unknown for impact to be Also referenced as USTs of various size - Previous reports and Aviation Vehicles - Locations and present, although 160 Transit Rd - Various registered wastes were generated by the - 28 – Gasoline and Associated conditions of storage low mobility of PCBs TTC complex which consisted of: the Wilson Car Products Storage in Fixed Tanks could not be verified and the distance from the Site makes - TTC Wilson Station House; the Wilson Garage / Complex; the Wilson - 51 – Solvent Manufacturing, PCB impacts to the complex, including Subway Station and Substation; the wastes were Processing and Bulk Storage Site unlikely maintenance primarily petroleum and solvents, others such as - 52 – Storage, maintenance, fuelling garages PCBs, amines, acid / alkaline wastes were also and repair of equipment, vehicles, - previous registered on file and material used to maintain investigations - There was reportedly 200 kg of askarel PCB transportation systems (including analyses stored for disposal at the address in 1996, and - 58 – Waste Disposal and Waste for PCBs) have 1 kg of low level PCB liquid in storage (1995) Management, including transfer of determined that no - The address was registered as a PCB storage waste impacts are present site and transfer station
PCA 90 Billy Bishop Way - Home Depot is registered as a vendor of - Ecolog ERIS - 40 – Pesticides Manufacturing, - Locations and quantity - Unlikely, since Home 7 pesticides Processing, Bulk Storage of pesticide storage Depot is a retail - Home Depot - Property is also registered as a generator of - generation of waste streams is not could not be verified store (and not a various registered wastes such as acid and itself defined as a PCA in - Source of registered manufacturing alkaline wastes, solvents, paints, pesticides, O. Reg. 153/04, but is associated wastes could not be facility) - storage and chemical fertilizer, waste oils & lubricants, etc. with potential for impact to the Site verified dispensing of pesticides likely restricted to sealed packages only - waste streams are likely associated with disposal of off-spec consumer goods (e.g., disposal of sealed packages)
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 5 POTENTIALLY CONTAMINATING ACTIVITY ADDRESS LIKELIHOOD TO PCA POTENTIAL ENVIRONMENTAL CONCERN DATA SOURCE (as set out in Column A of Table 2 in UNCERTAINTY (COMPANY) AFFECT THE SITE Schedule D of O. Reg. 153/04)
PCA 100 Billy Bishop Way - Costco is a vendor of pesticides - Ecolog ERIS - 40 – Pesticides Manufacturing, - Locations and quantity - Unlikely, since 8 - Costco is also registered as a generator of photo Processing, Bulk Storage of pesticide storage Costco is a retail Costco Wholesale processing wastes - generation of waste streams is not could not be verified store (and not a itself defined as a PCA in - Source of registered manufacturing O. Reg. 153/04, but is associated wastes could not be facility) - storage and with potential for impact to the Site verified dispensing of pesticides likely restricted to sealed packages only - due to distance from Site, no particular concern is associated with identified waste stream
PCA 6 Tippett Rd - bulk storage of PCB wastes - EcoLog ERIS - 58 – Waste Disposal and Waste - storage locations of - Unlikely, due to 9 - PCB storage site Management, including transfer of PCB materials could distance from Site inventory waste not be verified
PCA 95 Garratt Blvd - Property was listed as a waste generator of - EcoLog ERIS - generation of waste streams is not - Source of registered - Unlikely, due to 10 various registered wastes such as acid and itself defined as a PCA in wastes could not be distance from Site Flight Safety Canada alkaline wastes, solvents, paints, waste oils & O. Reg. 153/04, but is associated verified lubricants, etc. with potential for impact to the Site
PCA Allen Rd, south of - discharge of 25-30 L of fuel to ground - EcoLog ERIS - activity is not defined as PCA in - exact location of spill - Unlikely, given 11 Sheppard Ave West O. Reg. 153/04, but is associated event uncertain volume of spill and with potential for impact to the Site distance from Site 1-time spill event
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 6 POTENTIALLY CONTAMINATING ACTIVITY ADDRESS LIKELIHOOD TO PCA POTENTIAL ENVIRONMENTAL CONCERN DATA SOURCE (as set out in Column A of Table 2 in UNCERTAINTY (COMPANY) AFFECT THE SITE Schedule D of O. Reg. 153/04)
PCA 75 Billy Bishop Way - application of de-icing salts to Site - inherent in use - activity is not defined as PCA in - road salt has also - High potential for 12 of Site as O. Reg. 153/04, but is associated been placed on impact (potential TTC (the Site) surface parking with potential for impact to the Site adjoining roads and contaminants have lot highways; per been repeatedly - observation of O. Reg. 339, impacts directly applied to container of road associated with such ground surfaces at salt during site activity is not Site) reconnaissance considered to be a - previous contaminant investigations have - likely to be impossible identified to distinguish between exceedances of EC impacts associated and SAR in soils with salt placement at the Site (contaminants) and salt placement on roads and highways (not considered to be a contaminant)
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 7 Areas of Potential Environmental Concern: The presence of imported fill material at the Site, and the operations of the adjacent TTC Wilson Station complex located north of the Site, and the practice of placing de-icing salts at the Site contributed to three APECs being identified on the Site. Two of these APECs (fill materials and de-icing salts) are considered applicable to the entirety of the Site, while the remaining APEC (associated with the TTC Wilson Station complex) only pertains to the northern portion of the Site.
Details regarding the sources of the APECs, their locations on the Site, the contaminants of potential concern and the media which may be affected are provided in Table 2, below. The locations of the APECs are shown on Figure 3.
TABLE2 - IDENTIFIED AREAS OF POTENTIAL ENVIRONMENTAL CONCERN POTENTIALLY MEDIA CONTAMINATING LOCATION OF POTENTIALLY LOCATION OF CONTAMINANTS ACTIVITY PCA IMPACTED APEC APEC ON PHASE OF POTENTIAL (as set out in Column A of (On-site or Off- (Groundwater, ONE PROPERTY CONCERN Table 2 in Schedule D of site) Soil, and/or O. Reg. 153/04) Sediment)
APEC 1 - Entire site - 30 – Importation of Fill - On-site - BTEX & PHCs - Soil Material of Unknown - PCA 1 - PAHs Quality - Metals (incl. As, Sb, Se, Cr(VI), Hg, SAR & Electrical conductivity)
APEC 2 - North portion of - 27 – Garages and - Off-site - PHCs - Groundwater the Site maintenance and Repair - PCA 6 (TTC - VOCs of Railcars, Marine Wilson Station - PAHs Vehicles and Aviation complex) - Metals (incl. As, Vehicles Sb, Se, Cr(VI), & - 28 – Gasoline and Hg) Associated Products Storage in Fixed Tanks - 51 – Solvent Manufacturing, Processing and Bulk Storage - 52 – Storage, maintenance, fuelling and repair of equipment, vehicles, and material used to maintain transportation systems
APEC 3 - Entire site - Other – application of - On-site - SAR & Electrical - Soil de-icing salts - PCA 11 conductivity - Groundwater (soil) - Na & Cl- (groundwater)
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 8 Subsurface Structures and Utilities Affecting Contaminant Distribution and Transport: In general, potential preferential migration pathways for sub-surface contaminants at a site comprise buried utilities, naturally occurring sand seams, or other subsurface areas of increased permeability. Therefore, sand seams and thick lens of silty sand material in the subsurface (as identified in the previous Phase Two ESAs) as well as the water lines traversing the Site and old service lines within the Site (if any) could act as potential migration pathways.
According to the Terrapex 2010 Phase Two ESA, a thick lens of silty sand material was encountered between 5 to 8 m below grade in a borehole located on the southeast portion of the Site. The PGL 2012 Phase Two ESA also noted occasional sand lenses found in a borehole located on the northeast portion of the Site.
Physical Setting of the Phase Two Property:
Stratigraphy
The Site is located in a physiographic region known as the Peel Plain, a level to undulating tract of clay soils. The underlying geological material of the plain is a till containing large amounts of shale and limestone. The deposits were presumably brought in by melt water from the limestone regions to the east and north. Quaternary geology mapping confirms that the Site is located in an area of young tills consisting of clayey silt till and sandy silt till (Sharp, 1980).
Bedrock geology in western Toronto generally consists of Upper Ordovician shale, limestone, dolostone, and siltstone of the Georgian Bay, Blue Mountain, and Billings Formation; and the Collingwood and Eastview Members (OGS, 1991). Bedrock is located approximately 70 m below the ground surface (Sharp, 1980).
Based on the Google Earth on-line images the elevation at the Site is considered to be approximately 181 m above sea level.
Based on the findings of the Phase Two ESA work program, the Site is surfaced with a layer of asphalt ranging in thickness from 130 to 200 mm. Beneath the surface layer lies granular material generally consisting of well graded sand and gravel ranging in thickness of about 200 to 430 mm. Topsoil was observed beneath the asphalt layer at borehole MW3 and BH11. Beneath the topsoil and pavement structure lies a layer of fill materials which consist of silty clay with a trace of gravel and occasional topsoil pockets. The fill material extends to a depth of about 1.5 m to 2.1 m throughout the majority of the Site.
The fill is underlain by a thick stratum of native silty sand clay soil which includes trace to some gravel. The native soils become greyish-brown to grey below a depth of about 4 m. Occasional sand seams were found to be embedded within the soil stratum. A thick
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 9 lens of silty sand material was encountered between 5 to 8 m below grade in Borehole MW9.
Bedrock was not encountered during the drilling program.
Hydrology
Groundwater monitoring conducted by Terrapex in November 2012 indicated the water table was generally located in native sandy silt clay at depths ranging from approximately 3.4 to 6.4 mbg. Calculated relative water table elevations indicated an average horizontal gradient of approximately 0.013 m/m to the south-southeast. Vertical gradients of approximately -0.11 m/m and -0.15 m/m were calculated, corresponding to an average vertical gradient of approximately -0.13 m/m.
Grain size analyses of three representative soil samples of the dominant stratigraphy encountered (native silty sand clay) were used to estimate hydraulic conductivity at the Site. As indicated in Appendix VI, the results indicated the native soils have a low hydraulic conductivity (less than 10-7cm/s).
Reports on previous investigations conducted by others indicate groundwater flow across the Site to be to the south-southeast. As the water table is fairly shallow, the direction of shallow groundwater flow may be influenced by seasonal factors, precipitation events, the presence of the fill material, or other buried features. Interpreted groundwater elevation contours are shown on Figure 4.
Mapping available on the Toronto and Region Conservation Authority (TRCA) website indicates that the Site straddles the boundary between the Humber River and Don River Watershed. Accordingly, surface water drainage from the Site (other than what is captured into the municipal storm water sewer system) may ultimately flow to one, or both, of these watersheds.
The nearest watercourse indicated on the TRCA website is a tributary of Black Creek located approximately 2.1 km southwest of the Site. Black Creek ultimately flows southward, emptying into Humber River and then into Lake Ontario.
Within the Don River Watershed, the nearest watercourse indicated on the TRCA website is Burke Brook, approximately 3.5 km east of the Site, which flows into the Don River and ultimately into the Lower Don River and then Lake Ontario via Keating Channel. Another Don River tributary, Yellow Creek, is located approximately 5 km southeast of the Site. Yellow Creek flows into the Lower Don River and then Lake Ontario via Keating Channel.
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 10 Applicability of Section 41 or 43.1 of O. Reg. 153/04
The Site:
is not located within an area of natural significance; does not include and is not adjacent to an area of natural significance or part of such an area; does not include land that is within 30 m of an area of natural significance or part of such an area; is not a “shallow soil property” as defined in O.Reg. 153/04 (there is greater than 2 m of soil across the Site); and, does not include all or part of a water body and does not include land that is within 30 m of a water body.
Furthermore, analyses of soil samples from the Site consistently indicated a pH greater than 5 and less than 9.
Therefore, Sections 41 and 41.3 of O. Reg. 153/04 do not apply to this Site and the applicable full-depth generic Site Condition Standards may be used in the submission of a Record of Site Condition for the Site.
Proposed Structures
The proposed future development of the Site includes a large two-storey commercial building with sub-grade parking structure.
Contamination:
Identification of COCs in Soil
Contaminants of concern identified in soil are Electrical Conductivity (EC) and Sodium Absorption Ratio (SAR).
Identification of COCs in Groundwater
Contaminants of concern identified in groundwater are sodium and chloride.
Origin, Extent and Distribution of Contaminants
The identified soil and groundwater impacts are both considered to be related to the application of road salt for snow and ice control purposes. While the City of Toronto has
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 11 historically used road salt on municipal roadways, road salt has also been placed at the Site itself as part of its operation as a pay parking facility. The distribution of elevated EC and SAR impacts within site soils (Figure 5A) are considered largely to be a result of this latter activity, although it is acknowledged that a portion of identified soil impacts may be associated with the placement of road salt on adjacent roadways. From a practical perspective, the identified EC and SAR impacts cannot be reliably assigned between on-site and off-site placement of road salt.
Although road salt has apparently been distributed across the Site, and soil impacts associated with such activity have also been identified across the Site, the extent of observed sodium and chloride concentrations in groundwater (Figure 5B), combined with the apparent groundwater flow and gradient (Figure 4), suggests that a significant part of the identified groundwater impacts may be related to the placement of road salt on the Wilson Avenue road allowance, located immediately upgradient of the Site. Nonetheless, it is likely that at least part of the identified sodium and chloride levels are associated with road salt placement at the Site itself. As noted above, from a practical perspective the identified sodium and chloride impacts cannot be reliably assigned between on-site and off-site placement of road salt.
Migration of Contaminants
The SAR and EC parameters are considered to be relatively immobile from the perspective of soil impacts extending to other, non-impacted, soils; minor increases in the salinity of neighbouring soils may occur through leaching (water movement through impacted soils), but such impacts would be extremely localized.
Elevated sodium levels in groundwater are significantly more mobile, as the advective, diffusive, and dispersion mechanisms will permit impacted groundwater to migrate to other areas of a site, or even another property. However, there are no nearby surface water bodies to receive groundwater discharges from the Site. Although the depth of existing and future underground utilities and services at the Site is uncertain, the depth to groundwater observed during the Phase Two ESA suggests that preferential groundwater migration along associated with buried services is unlikely.
Risk Analysis:
Risk assessment, in the context of properties potentially impacted by contaminants, is the process of estimating the likelihood of undesirable effects on human and ecological health resulting from exposure to chemical contaminants. Three components must be present for risks to human or ecological health to exist at sites impacted by contaminants: the contaminant must be present at concentrations sufficient to cause a possible adverse effect;
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 12 a receptor (human or ecological) must be present; and, there must be a complete exposure pathway by which the receptor can come into contact with the contaminant.
Human and ecological conceptual exposure models have been developed for the Site by considering the potential receptors, contaminant release and transport mechanisms, and exposure pathways. The Phase Two human health conceptual exposure model is illustrated in Figure 7A, and the Phase Two ecological conceptual exposure model is illustrated in Figure 7B.
TERRAPEX ENVIRONMENTAL LTD. Build Toronto Inc. CT1787.01 13 CLIENT SITE LOCATION 75 BILLY BISHOP WAY TORONTO, ONTARIO
SITE
PROJECT # CT1787.01 DATE NOVEMBER 2012 DRAWN CHECKED 0 500m 1km PBR/SF SMC NOTE: MAP IMAGE TAKEN FROM MAPART DRAWING # GOLDEN HORSESHOE ATLAS, 2008 EDITION PAGE 108. (APPROXIMATE) FIGURE 1 CLIENT GENERAL SITE LAYOUT 75 BILLY BISHOP WAY TORONTO, ONTARIO
B’ B APPROXIMATE SITE BOUNDARY MW1 MW4 MW3 A BH103M BH104M BH101M BH102M BH111 BH2
BH110 BH108 BH5
BH113 BH106M BH105M
BH6 BH7
BH109
BH8 BH114 MW9 BH112
BENCHMARK
BH107 BH11
MW10 A’
LEGEND CROSS SECTION (SEE FIGURES 6A AND 6B) UNDERGROUND HYDRO CATCH BASIN MANHOLE LIGHT STANDARD PROJECT # CT1787.01 SCALE MONITORING WELL (PGL 2012) AS SHOWN 0 30m 60m DATE BOREHOLE (PGL 2012) JANUARY 2013 DRAWN CHECKED (APPROXIMATE) PBR/SF AMH MONITORING WELL (TERRAPEX 2010) DRAWING # BOREHOLE (TERRAPEX 2010) SOURCE: GOOGLE EARTH, 2009 IMAGERY. FIGURE 2 CLIENT CONCEPTUAL SITE MODEL 75 BILLY BISHOP WAY TORONTO, ONTARIO
PCA3,4,5 1 AND 5 YUKON
ROAD
Y
A
W
RAIL
PCA2 123 PCA10 GARRATT 95 GARRATT
160 TRANSIT
PHASE I STUDY AREA
PCA11
50 WILSON HEIGHTS 570 PCA6 WILSON
695 575 545 WILSON WILSON WILSON APEC2 PCA1,12 6 PCA9 APEC1 TIPPETT PCA8 PCA7 APEC3 100 90 BILLY BILLY BISHOP BISHOP
PHASE I PROPERTY (THE SITE)
PROJECT # CT1787.01 0 250m 500m SCALE LEGEND AS SHOWN (APPROXIMATE) DATE POTENTIALLY CONTAMINATING ACTIVITIES (PCA) DECEMBER 2012 DRAWN CHECKED NOTE: PCA AND APEC LOCATIONS SHOWN ARE FOR ILLUSTRATION PURPOSES, THESE ARE SF SMC AREAS OF POTENTIAL ENVIRONMENTAL APPROXIMATE LOCATIONS AND DO NOT REPRESENT AREA OF STORAGE / OPERATIONS. DRAWING # CONCERN (APEC) SOURCE: VUMAP, FIRST BASE SOLUTIONS 2011 IMAGERY. FIGURE 3 CLIENT INTERPRETED GROUNDWATER FLOW (AS OF NOVEMBER 3, 2012) 75 BILLY BISHOP WAY TORONTO, ONTARIO
APPROXIMATE SITE BOUNDARY MW1 95.0m MW4 MW3 BH104M BH103M 95.0m BH101M BH102M BH111 BH2
BH110 BH108 BH5
94.0m BH113 BH106M BH105M 94.0m BH6 BH7
BH109
BH8 BH114 MW9 BH112
BENCHMARK
BH107 BH11
MW10
LEGEND GROUNDWATER CONTOUR GROUNDWATER FLOW DIRECTION UNDERGROUND HYDRO CATCH BASIN MANHOLE LIGHT STANDARD PROJECT # CT1787.01 SCALE MONITORING WELL (PGL 2012) AS SHOWN 0 30m 60m DATE BOREHOLE (PGL 2012) JANUARY 2013 DRAWN CHECKED (APPROXIMATE) PBR/SF AMH MONITORING WELL (TERRAPEX 2010) DRAWING # BOREHOLE (TERRAPEX 2010) SOURCE: GOOGLE EARTH, 2009 IMAGERY. FIGURE 4 CLIENT NEAREST SURFACE WATERBODIES 75 BILLY BISHOP WAY TORONTO, ONTARIO
SITE
~3,500m ~2, 100m TO BURKE BROOK TO TRIBUTARY OF BLACK CREEK (FROM TRCA) (FROM TRCA)
~4, 100m TO CASTLE FRANK BROOK (FROM CITY OF TORONTO, PARKS, FORESTRY AND RECREATION DIVISION)
PROJECT # CT1787.01 SCALE AS SHOWN DATE 0 1km 2km JANUARY 2013 DRAWN CHECKED (APPROXIMATE) PBR/SF DRAWING # SOURCE: CITY OF TORONTO'S T.O. INview, 2012. FIGURE 4A CLIENT SOIL EXCEEDANCES - METALS AND INORGANICS 75 BILLY BISHOP WAY TORONTO, ONTARIO
MW3-2 – (0.8-1.4m) PARAMETERS µg/g BH2-2 – (0.8-1.4m) ElectricalX ConductivityX X 3.3 µg/g PARAMETERS Sodium Adsorption Ratio 40 ElectricalX Conductivity X X 2.9 APPROXIMATE SITE BOUNDARY MW1 MW4 MW3 BH103M BH104M BH101M BH102M BH6-2 – (0.8-1.4m) BH111 PARAMETERS µg/g BH2 SodiumX AdsorptionX RatioX 21 BH110 BH5 BH108 BH5-1C – (0.075-0.6m) PARAMETERS µg/g BH113 BH106M SodiumX AdsorptionX RatioX 36 BH8-2 – (0.8-1.4m) BH105M PARAMETERS µg/g ElectricalX ConductivityX 5.3 X BH7 Sodium Adsorption Ratio 74 BH6
BH109 MW9-2 – (0.8-1.4m) MW10-2 – (0.8-1.4m) PARAMETERS µg/g PARAMETERS µg/g BH8 ElectricalX ConductivityX X 6.0 ElectricalX ConductivityX 1.6 BH114 Sodium Adsorption Ratio 28 X MW9 Sodium Adsorption Ratio 32 BH112
BENCHMARK LEGEND UNDERGROUND HYDRO BH107 BH11 CATCH BASIN BH11-2 – (0.8-1.4m) MANHOLE MW10 PARAMETERS µg/g LIGHT STANDARD SodiumX AdsorptionX RatioX 18 MONITORING WELL (PGL 2012)
BOREHOLE (PGL 2012)
MONITORING WELL (TERRAPEX 2010)
BOREHOLE (TERRAPEX 2010) ASSUMED EXTENT OF IMPACTED FILL AND SOIL * CODE INFORMATION
Less than or equal to Table 3 SCS
Greater than Table 3 SCS ANALYSIS INFORMATION PROJECT # Sample I.D. Sample depth CT1787.01 BH103-4 – (depth) TABLE 3 SCALE PARAMETERS µg/g SCS AS SHOWN Electrical Conductivity 1.4 0 30m 60m DATE Sodium Absorption Ratio 12 JANUARY 2013 Concentration DRAWN CHECKED (APPROXIMATE) PBR/SF AMH Standards from Table 3 of April 15, 2011 Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the DRAWING # Environmental Protection Act; Industrial / Commercial /Community land use, fine/medium textured soil SOURCE: GOOGLE EARTH, 2009 IMAGERY. FIGURE 5A CLIENT GROUNDWATER EXCEEDANCES - METALS AND INORGANICS 75 BILLY BISHOP WAY TORONTO, ONTARIO
BH103M – (NOV 3, 2012) MW3 – (NOV 3, 2012) PARAMETERS µg/L PARAMETERS µg/L SodiumX X X2,500,000 BH102M – (NOV 3, 2012) ChlorideX X X4,300,000 Chloride 6,300,000 BH104M – (NOV 3, 2012) PARAMETERS µg/L PARAMETERS µg/L SodiumX X X3,500,000 ChlorideX X X4,100,000 Chloride 7,100,000 APPROXIMATE SITE BOUNDARY MW1 MW4 MW3 BH103M BH104M BH101M BH102M BH111 BH2
MW1 – (NOV 3, 2012) BH110 BH108 BH5 MW4 – (NOV 3, 2012) PARAMETERS µg/L PARAMETERS µg/L ChlorideX X X4,100,000 ChlorideX X X4,300,000 BH113 BH106M BH105M
BH7 BH6
BH105M – (NOV 3, 2012) BH109 MW9 – (NOV 3, 2012) PARAMETERS µg/L PARAMETERS µg/L ChlorideX X X4,900,000 ChlorideX X X3,000,000 BH8 BH114 MW9 BH112
BENCHMARK LEGEND UNDERGROUND HYDRO BH107 BH11 CATCH BASIN MANHOLE MW10 LIGHT STANDARD MONITORING WELL (PGL 2012)
BOREHOLE (PGL 2012)
MONITORING WELL (TERRAPEX 2010)
BOREHOLE (TERRAPEX 2010) INFERRED EXTENT OF IMPACTED GROUNDWATER (NOV 3, 2012) * CODE INFORMATION
Less than or equal to Table 3 SCS
Greater than Table 3 SCS ANALYSIS INFORMATION PROJECT # Sample I.D. Sample date CT1787.01 BH103M – (date) TABLE 3 SCALE PARAMETERS µg/L SCS AS SHOWN Sodium 2,300,000 0 30m 60m DATE Chloride 2,300,000 JANUARY 2013 Concentration DRAWN CHECKED (APPROXIMATE) PBR/SF AMH Standards from Table 3 of April 15, 2011 Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the DRAWING # Environmental Protection Act; Industrial / Commercial /Community land use, fine/medium textured soil SOURCE: GOOGLE EARTH, 2009 IMAGERY. FIGURE 5B
CLIENT CONCEPTUAL MODEL FOR HUMAN HEALTH EXPOSURE
SOURCE RELEASE AND TRANSPORT MECHANISMS, EXPOSURE AND SECONDARY SOURCES PATHWAY orker orker orker User W W W Resident Landscape Construction Recreational Maintenance
Salt Application Soil Dermal Contact Infiltration / - EC Adsorption - SAR Ingestion Airborne Particles
Wind Inhalation Erosion
Indoor Air Volatilization Inhalation (Volatiles only)
Outdoor Air Volatilization Inhalation (Volatiles only)
Groundwater Dermal Contact Leaching / - Sodium Desorption - Chloride Ingestion
Indoor Air Inhalation
Volatilization (Volatiles only) Outdoor Air Inhalation LEGEND
Complete exposure pathway
Negligible pathway
Receptor present or complete pathway PROJECT # CT1787.01 DRAWING # No receptor present or incomplete pathway FIGURE 7A CLIENT CONCEPTUAL MODEL FOR ECOLOGICAL EXPOSURE ORS EXPOSURE Soil
SOURCE RELEASE AND TRANSPORT MECHANISMS, Fish Birds & Plants Plants Benthic Aquatic errestrial
PATHWAY Mammals T AND SECONDARY SOURCES Reptiles & Amphibians Invertebrates Invertebrates RECEPT Soil Salt Application Infiltration / - EC Dermal / Direct Adsorption - SAR Contact
Ingestion
Wind Inhalation Erosion
Leaching / Inhalation Desorption / Ambient Air Migration Volatilization (Volatiles only) Stem and Foliar Uptake
Root Uptake Groundwater - Sodium Dermal / - Chloride Direct Contact
Ambient Air Inhalation Volatilization (Volatiles only) Stem and Foliar Uptake Surface Water - Sodium Dermal / Direct - Chloride Contact
Ingestion
Root Uptake
Dermal / Direct Sediment Contact
Ingestion
Ingestion / Root Uptake Terrestrial Biota LEGEND (e.g. earthworms, plants) Complete exposure pathway Ingestion of - EC Food / Prey - SAR Negligible pathway
Receptor present or complete pathway PROJECT # CT1787.01 No receptor present or DRAWING # incomplete pathway FIGURE 7B