506, 508, 510, 512 & 516 Church Street Toronto, Ontario Due Diligence Phase I Environmental Site Assessment
Client: Graywood Developments
Type of Document: Final
Project Name: Due Diligence Phase I Environmental Site Assessment 506, 508, 510, 512 & 516 Church Street, Toronto, Ontario
Project Number: MRK-00255791-A0
EXP Services Inc. 220 Commerce Valley Drive West, Suite 110 Markham, ON, L3T 0A8 t: 905.69.-3217 f: 905.695.0169
Date Submitted: 2019-09-26
EXP Services Inc. 1
Project Number: MRK-00255791-A0 Date: September 26, 2019
Table of Contents
1. Executive Summary ...... 3 2. Introduction ...... 5 2.1 Phase One Property Information ...... 5 3. Scope of Investigation...... 6 4. Record Review ...... 7 4.1 General ...... 7 4.1.1 Phase I Study Area Determination ...... 7 4.1.2 First Developed Use Determination ...... 7 4.1.3 Fire Insurance Plans ...... 7 4.1.4 Chain of Title ...... 10 4.1.5 Environmental Reports ...... 10 4.2 Environmental Source Information ...... 11 4.2.1 Federal and Provincial Database Search ...... 11 4.2.2 Municipal Records ...... 17 4.2.3 Ontario Ministry of the Environment Records...... 22 4.2.4 Technical Standards and Safety Authority ...... 24 4.3 Physical Setting Sources ...... 25 4.3.1 Aerial Photographs ...... 25 4.3.2 Topography, Hydrology and Geology ...... 25 4.3.3 Water Bodies and Areas of Natural Significance ...... 26 5. Interviews ...... 27 6. Site Reconnaissance ...... 28 6.1 General Requirements ...... 28 6.2 Site Description and Buildings ...... 28 6.3 Adjacent and Surrounding Properties ...... 29 6.4 Designated Substances and Other Issues ...... 30 6.4.1 Heating and Cooling Systems ...... 30 6.4.2 Special Attention Items ...... 30 7. Conclusions ...... 31
EXP Services Inc. 2
Project Number: MRK-00255791-A0 Date: September 26, 2019
8. Closure ...... 33 9. References ...... 34
List of Appendices Figures Tables Appendix A – Limitations and Use of Report Appendix B – Qualifications of Assessors Appendix C – Fire Insurance Documents Appendix D – ERIS Report Appendix E – Street Directory Search Appendix F – MECP and TSSA Records Appendix G – Aerial Photographs and Satellite Images Appendix H – Site Photographs
EXP Services Inc. 3
Project Number: MRK-00255791-A0 Date: September 26, 2019
1. Executive Summary
The executive summary is a brief synopsis of the report and should not be read in lieu of reading the report in its entirety. EXP Services Inc. (EXP) was retained by Graywood Developments to conduct a Due Diligence Phase I Environmental Site Assessment (ESA) at 506, 508, 510, 512 & 516 Church Street, in Toronto, Ontario, the “site”.
It is understood that this ESA is required for due diligence purposes in support of a future potential real estate transaction. It is further understood that a Record of Site Condition (RSC) is not is not intended for the site at this time.
The objective of the Due Diligence Phase I ESA was to determine if there were any indications of environmental impairment to the site related to activities that have occurred at the site or to activities that have occurred at neighbouring properties or adjoining land parcels. The Due Diligence Phase I ESA involved a review of records pertaining to the site, an inspection of the property, interviews with personnel familiar with the site, and a walk-by inspection of the surrounding properties.
The site was vacant until approximately 1880, when it was first developed for residential use with five semi-detached residential structures and one detached residential structure. Between the late 1920s and late 1950s, the site used for mixed commercial and residential purposes. The residential structures in the northern portion of the site were demolished between the late 1950s and early 1980s after which this portion of the site was used for parking. At the time of the site reconnaissance, the site was used for commercial purposes, with a restaurant/bar and a tanning salon at 506 Church Street, a restaurant/bar at 508 and 510 Church Street and a paid parking lot at 512 and 516 Church Street.
Based on the findings of the Due Diligence Phase I ESA, on-site sources of potential environmental concern that may impact soil and/or groundwater quality at the site include:
• An electroplating company and refrigeration company was previously located at the southern portion of the site (506 Church Street); • A welding business was previously located at 508 Church Street; • A photography business was previously located at 508 Church Street; • A commercial laundry operation was previously located in the northern portion of the site (516 Church Street); • A parking lot, likely subject to road salt application for de-icing purposes, is located in the northern portion of the site (512 & 516 Church Street); • An auto body shop was previously located in the western portion of 508 Church Street; • Fill material of unknown quality may be present in the northern portion of the site as a result of grading when commercial/residential structures were demolished (512 & 516 Church Street); and • Fill material impacted with metals parameters was identified in the southern portion of the site (506 & 508 Church Street).
Off-site sources of potential environmental concern, identified at the neighbouring properties within the Phase I Study Area that may impact soil and/or groundwater quality at the site include:
• A welding business was previously located immediately north of the site (518 Church Street/79 Maitland Street); • A dry cleaning business was previously located 30 metres south of the site (66 Alexander Street); • A dry cleaning business was previously located 30 metres southeast of the site (453 Church Street); • A dry cleaning business was previously located 20 metres southeast of the site (455 Church Street); • An electroplating company and a floor wax business were previously located 20 metres east of the site (459 Church Street); • A photography business was previously located 20 metres east of the site (461 Church Street); • An elevator machinery shop was previously located 20 metres east of the site (463 Church Street); • A photo engraving business and gymnasium supplies manufacturing business were previously located 20 metres east of the site (465 Church Street);
EXP Services Inc. 4
Project Number: MRK-00255791-A0 Date: September 26, 2019
• A camp stove manufacturing business was formerly located 20 metres east of the site (475 Church Street); • A commercial laundry operation was previously located 30 metres northeast of the site (477 Church Street); • A dry cleaning business was formerly located 60 metres north of the site (487 Church Street); • A laundry business was formerly located to the immediate south of the site (504 Church Street); • A publishing/printing business is located 70 metres north of the site (491 Church Street); and, • A photography business is located 100 metres north of the site (544 Church Street).
For the purposes of supporting a potential real estate transaction, a due diligence Phase II ESA is recommended to determine the current soil and groundwater quality at the site.
EXP Services Inc. 5
Project Number: MRK-00255791-A0 Date: September 26, 2019
2. Introduction
EXP Services Inc. (EXP) was retained by Graywood Developments (“Client”) to complete a Due Diligence Phase I Environmental Site Assessment (ESA) at 506, 508, 510, 512 & 516 Church Street in Toronto. For the purpose of this report, the terms “site” and “subject property” refer to the property with the municipal addresses of 506, 508, 510, 512 & 516 Church Street, Toronto, Ontario.
The purpose of this ESA was to assess the actual or potential environmental risks associated with the subject property. The objective of this approach is to determine if there are any indications of potential environmental impairment on the property from past, current, or surrounding land uses that may present potential liabilities. It is understood that this ESA is required for due diligence purposes in support of a future potential real estate transaction. It is further understood that a Record of Site Condition (RSC) is not intended for the site at this time.
EXP performed the Due Diligence Phase I ESA following the principles of the Canadian Standards Association (CSA) Z768-01 (R2016) Guideline and in accordance with generally accepted professional practices. Subject to this standard of care, EXP makes no express or implied warranties regarding its services and no third-party beneficiaries are intended. EXP’s limitations are outlined in Appendix A. Tables and Figures referenced throughout the report are provided at the beginning of the Appendices.
2.1 Phase One Property Information The site is located on the west side of Church Street, approximately 10 metres south of Maitland Street, and has an area of approximately 0.17 hectares (0.42 acres). The site is shown on Figure 1.
The site was vacant until approximately 1880, when it was first developed for residential use with five semi-detached residential structures and one detached residential structure. Between the late 1920s and late 1950s, the site was used for mixed commercial and residential purposes. The residential structures in the northern portion of the site were demolished between the late 1950s and early 1980s after which this portion of the site was used for parking. The remaining structures are currently used for commercial purposes.
At the time of the investigation, the site was owned by Moshoian Products Limited.
EXP was retained to conduct the Due Diligence Phase I ESA by Graywood Developments, located at 200 King Street West, Suite 1602, Box 42, in Toronto, Ontario.
The approximate Universal Transverse Mercator (UTM) coordinates for the site centroid are NAD83 17-4835862N 0630551E. The UTM coordinates were based on Global Positioning System (GPS) measurements obtained from Google Earth.
EXP Services Inc. 6
Project Number: MRK-00255791-A0 Date: September 26, 2019
3. Scope of Investigation
The Phase I ESA included a review of historical records pertaining to the site and surrounding properties, a walk-through inspection of the site, a walk-by survey of the surrounding properties, and an evaluation of all information collected. Historical sources of information reviewed included archival aerial photographs and selected Ministry of the Environment, Conservation and Parks (MECP) databases and inventories. The documentation review included a search of applicable federal and provincial government and private source databases through Environmental Risk Information Services Ltd. (ERIS). Information for the site was requested from the Technical Standards and Safety Authority (TSSA), and the MECP Freedom of Information (FOI) office. An online search of the Government of Ontario Environmental Registry, MECP Brownfields Environmental Site Registry, MECP Hazardous Waste Information Network (HWIN), and MECP Well Records Division database was also conducted.
Although EXP made requests for the information available from the operators of these databases, there are inherent limitations and uncertainties in the data provided in that the available data could be an incomplete or inaccurate reflection of historical conditions, and the searches may not have turned up all available relevant data. Due to the historical and documentary nature of the sources consulted, no verification of the accuracy or completeness of the data was made by EXP and statements made by others were not verified for accuracy.
In completing the scope of work for the Phase I investigation, EXP did not conduct any intrusive investigations, including sampling, analyses, or monitoring.
EXP personnel who conducted assessment work for this project included Ms. Carly Roszell (QPESA), Mr. Ajay Jayalath, and Ms. Kate Miles. An outline of their qualifications is provided in Appendix B.
EXP Services Inc. 7
Project Number: MRK-00255791-A0 Date: September 26, 2019
4. Record Review
4.1 General 4.1.1 Phase I Study Area Determination The Phase I Study Area included the surrounding land extending a distance of 250 metres from the boundary of the subject property. At the time of the site reconnaissance, land usage within 250 metres of the site boundaries included mixed commercial and residential use to the north and east and residential use to the south and west.
4.1.2 First Developed Use Determination The site was vacant until approximately 1880, when it was first developed for residential use with five semi-detached residential structures and one detached residential structure. The first developed use was determined based on the fire insurance plans (FIPs) (Section 4.1.3).
4.1.3 Fire Insurance Plans FIPs from Goad’s Atlas of the City of Toronto dated 1880, 1884, 1890, 1894, 1899, 1903, 1913 and 1924 were reviewed online.
A search of the Catalogue of Canadian Fire Insurance Plans 1875 – 1975 (Catalogue) was conducted by Opta Information Intelligence (Opta) to determine if other FIPs for the site existed. Based on a review of the Catalogue, FIPs dated 1935, 1948, 1951, 1964 and 1973 were available and were obtained from Opta. The findings from the FIPs are listed in Table 4.1.3, below.
Table 4.1.3 – Fire Insurance Plans
Date Area covered by FIP Description of site Description of Phase I Study Area
1880 Site and western portion of The site was municipally addressed as The surrounding properties appear to be Phase I Study Area (west of 428 to 438 Church Street, and each used for residential/commercial Church Street) parcel contains one larger structure in purposes. A laneway borders the west the eastern portion and one smaller side of the site and a roadway (Church structure at the western portion. The Street) borders the east side of the site. main structures at the parcels addressed as 430 to 438 Church An operation labelled “pump works” is Street are semi-detached and the located approximately 200 metres west main structure at 428 Church Street is of the site. detached. 1884 Site and Phase I Study Area. Same as above. The surrounding properties appear to be used for residential/commercial purposes, with multiple churches to the south of the site (beyond Alexander Street) and a school to the southeast (beyond Church Street). 1890 Site and Phase I Study Area. The site is now municipally addressed Same as above. as 506 through 516 Church Street. 1894 Site and Phase I Study Area. Same as above. Same as above. 1899 Site and Phase I Study Area. Same as above. Same as above. 1903 Site and Phase I Study Area. Same as above. Same as above. 1913 Site and Phase I Study Area. Same as above. The residential structures to the northwest of the site, beyond Maitland
EXP Services Inc. 8
Project Number: MRK-00255791-A0 Date: September 26, 2019
Date Area covered by FIP Description of site Description of Phase I Study Area
Street have been replaced by larger structures (use unknown). 1924 Site and Phase I Study Area. Same as above. Same as above. 1935 Eastern portion of Phase I FIP does not cover the site. A commercial laundry operation was Study Area (east of Church located at 477 Church Street, 30 metres Street). northeast of the site.
A floor wax business was located at 459 Church Street, 20 metres east of the site. 1948 Site and western portion of The structure at 506 Church Street Welding shops are located at 518 Church Phase I Study Area (west of isused for electroplating and has been Street, immediately north of the site, and Church Street). expanded. The structure now and at 496 Church Street, 35 metres extends to the residential garage on south of the site. the western portion of the property. A vulcanizing business is located at 525 The structure at 516 Church Street and 527 Yonge Street with an contains a laundry operation. The automotive repair garage at the eastern remaining structures (508, 510, 512 portion of the property, 205 metres west and 514 Church Street) are used for of the site. residential purposes. Residential garages are located on the western An auto supplies and welding company portions of 508, 512, 514 and 516 was located at the eastern portion of 503 Church Street. The garage at 508 Yonge Street, 205 metres west of the Church Street is much larger than the site. other garages.
A tire repair company was located at 8 Alexander Street, 210 metres west of the site.
An automotive garage was located at 83 Maitland Terrace, 210 metres west of the site.
A planing mill was located at 539 Yonge Street, 215 metres west of the site.
A service station with 2 underground storage tanks (USTs) was located at 557 Yonge Street, 235 metres northwest of the site.
A chemical polish manufacturing company was located at 543 Yonge Street, 215 metres west of the site.
EXP Services Inc. 9
Project Number: MRK-00255791-A0 Date: September 26, 2019
Date Area covered by FIP Description of site Description of Phase I Study Area
A service station with 3 USTs was located at 578 Church Street, 240 metres north of the site. 1951 Eastern portion of Phase I FIP does not cover the site. A photo engraving company was located Study Area (east of Church at 465 Church Street, 20 metres east of Street). the site.
An elevator machine shop was located at 463 Church Street, 20 metres east of the site.
The laundry operation at 477 Church Street was still present. 1964 Site and western portion of The structure at 506 Church Street is An auto service and electrical repairs Phase I Study Area (west of used by Morton Fields & Co ice cream business with 1 UST was located at 576 Church Street). freezers. The structure at 516 Church Church Street, 225 metres north of the Street is used for a laundry operation. site. An auto body shop is located at the western portion of 508 Church Street. Auto repair shops were located at 527 The former garage at the western and 531 Yonge Street, 205 metres west portion of 516 Church Street and all of the site. structures at 512 and 514 Church Street have been demolished. The vulcanizing company and automotive garage were still present at 525 Yonge Street.
A neon company was located at the southern portion of 25 Maitland Street, 145 metres west of the site.
Underground coal bunkers were present at 36 Maitland Street, 80 metres northwest of the site.
Gypsum Lime & Alabastine Canada Ltd. was located at 50 Maitland Street, 25 metres northwest of the site. 1973 Eastern portion of Phase I FIP does not cover the site. The photo engraving company at 465 Study Area (east of Church Church Street was still present. Street) A drycleaner was located at 487 Church Street, 60 metres north of the site.
EXP Services Inc. 10
Project Number: MRK-00255791-A0 Date: September 26, 2019
Based on a review of the available FIPs, items of environmental concern on-site include the laundry operation at 516 Church Street, the auto body shop at the rear of 508 Church Street and freezer company and electroplating operations at 506 Church Street, in addition to suspected fill material in the location of the former on-site structures. Items of environmental concern off-site include the laundry operation at 477 Church Street, floor wax company at 459 Church Street, welding business immediately north of the site, photography business at 465 Church Street, elevator company at 463 Church Street, and dry cleaner at 487 Church Street. The remaining businesses were located either down-gradient or cross-gradient from the site, or upgradient at distances greater than 100 metres and are not considered to be environmental concerns to the site.
In addition to the FIPs, two reports were reviewed; a 1978 site plan report for 506 Church Street, which showed five on-site structures, identical to those in the 1964 FIP, and a 1996 multirisk report for 508 Church Street. Based on a review of the multirisk report, Body Leather has occupied the building at 508 Church Street for two years, and is used for leather garment cutting and sewing and retail. Adhesives are stored in 1 L containers. The structure was built in approximately 1880 and was renovated in 1990. The building has no basement and is heated with electric baseboard heating. Based on the largely commercial nature of these activities and small volumes of chemicals stored, no environmental concern is identified based on the multirisk report.
A copy of the response from Opta is provided in Appendix C.
4.1.4 Chain of Title A chain of title search, which would determine the names of the past property owners, is not thought to be particularly useful nor necessary to meet the objective of this Phase I investigation and therefore was not performed.
4.1.5 Environmental Reports A summary of an environmental reports that were reviewed by EXP is provided below:
Table 4.1.5: Previous Reports Summary Date Report Title Prepared For Prepared By Findings
October Phase I Dr. Iram Zando Lou Locatelli, A Phase I ESA was completed by Trinity Consultants Ontario Inc. in 2015 for 30, 2015 Environmental C.E.T., EP, 506-510 Church Street, in accordance with CSA Standard Z768-01. Site P.Geo., Trinity Assessment, Consultants The main findings, based on a review of available background information 506-510 Ontario Inc. and site visit are as follows: Church Street, • The on-site buildings were constructed as dwellings between the Toronto, 1850s and the 1870s, and have been used for commercial Ontario operations since the early 1940s. • Previous on-site commercial operations included a refrigerator sales facility and an auto body shop. There was no indication of any previous dry cleaning operations on the subject property. • A metal plating company was listed at the property from the 1930s until the 1950s. However, based on the configuration of the building occupied and the fire insurance maps, it appears this company was an office space tenant only.
Based on these results, the environmental risk associated with the subject property is considered to be moderate, and a limited Phase II ESA in the vicinity of the previous auto body shop is recommended, in addition to metal analysis to verify the previous tenants did not conduct any on-site metal plating operations.
In additional, suspected friable asbestos pipe insulation was identified in the basement of the building at 506 Church Street. It is recommended that all damaged asbestos be encapsulated or removed from the building by a contractor certified for abatement of hazardous building materials.
EXP Services Inc. 11
Project Number: MRK-00255791-A0 Date: September 26, 2019
Date Report Title Prepared For Prepared By Findings
December Soil, Dr. Iram Zando Lou Locatelli, A total of three (3) boreholes were drilled on the property at 506-510 3, 2015 Groundwater c/o Ethan C.E.T., EP, Church Street, Toronto, as part of a soil and groundwater sampling Sampling and Miazad P.Geo., Trinity program; two (2) boreholes south of the former auto body shop at the rear Analyses, 506- Consultants (western portion) of 508 Church Street and one (1) borehole at the rear of 510 Church Ontario Inc. the building at 506 Church Street where a metal plating company was Street, previously listed as a tenant. Toronto, Ontario Soil samples were collected from each borehole and analyzed for petroleum hydrocarbon (PHC) fractions F1 to F4, volatile organic compounds (VOCs) and metals.
Groundwater monitoring wells were installed in all three boreholes and one groundwater sample was collected and submitted for analysis of PHCs, VOCs and metals. The monitoring wells were screened from 1.3 to 4.3 mbgs at MW1, 1.6 to 4.6 mbgs at MW2 and 2.3 to 5.3 mbgs at MW3.
The findings from the soil and groundwater assessment are summarized as follows: • Fill material was observed at MW1 and MW3 ranging in depth from 1.5 to 2.3 mbgs. • Groundwater was measured at MW1 at 0.78 mbgs. • Groundwater was not encountered at MW2 and MW3. • There were no exceedances of the Table 3 Standards (for commercial use and coarse textured soils) in any of the soil samples for PHC fractions F1-F4 and VOCs, collected at depths of 2.29 to 3.05 mbgs at MW1, 3.05 to 3.35 mbgs at MW2 and 1.52 to 2.13 mbgs at MW3. • Surficial fill was found to exceed the Table 3 Standard for arsenic and lead at MW1 and for chromium and lead at MW3. These metal exceedances were considered likely the result of industrial air pollution fall-out from smelting or combustion operations in Toronto from the mid to late 1800’s. Exceedances of metals, including lead, in near surface soils in downtown Toronto was considered a typical finding due to the historical operation of a large smelter on Eastern Avenue. • The groundwater quality in MW1 met the Table 3 Standard for PHC fractions F1-F4, VOCs and metals.
It was recommended that consideration be given to removal of near surface soil that has been identified with exceedances for selected metals as part of any property redevelopment. Based on the previous environmental reports for the southern portion of the site (506-510 Church Street), fill material on-site is anticipated to be impacted. In addition, groundwater was not adequately assessed as two monitors were dry, and soil PHCs and VOCs were not adequately assessed in soil as (typically) worst case samples at the water table were not collected at all locations.
4.2 Environmental Source Information 4.2.1 Federal and Provincial Database Search A search of provincial, federal and private environmental databases for records pertaining to the site and properties within the Phase I Study Area was completed by ERIS on September 17, 2019. EXP has confirmed neither the completeness nor the accuracy of the records that were provided. The ERIS Report is provided in Appendix D.
No ERIS records were found for the site.
EXP Services Inc. 12
Project Number: MRK-00255791-A0 Date: September 26, 2019
Based on the inferred southerly to southeasterly groundwater flow direction (Section 4.3.3), listings in the ERIS report pertaining to properties located downgradient to the south-southeast were not anticipated to pose a significant concern to soil and/or groundwater quality at the site. Listings of upgradient properties, adjacent properties and cross-gradient properties such that any potential impacts may migrate onto the site are listed in Table 4.2.1, below.
Table 4.2.1 – ERIS Summary
Address Description of PCA Database Assessment
66 Alexander Street Village Green Dry Cleaners Ltd. was listed as a GEN As this historic dry cleaner was (30 metres south of generator of halogenated solvents between 1986 located in close proximity to the site) and 2001. the site, it is considered to be an environmental concern. 50 Alexander Street Greewin Property Management Ltd. was listed as a GEN This waste generator is likely (5 metres west of the generator of light fuels from 2002 to 2004. associated with regular site) building maintenance/upgrades and is not considered to be an environmental concern. 54 Maitland Street Priestly Demolition Inc. (site preparation contractors) GEN This waste generator is likely (30 metres northwest was listed as a generator of light fuels in 2009. associated with temporary of the site) building maintenance/upgrades and is not considered to be an environmental concern. 105 Maitland Street The National Ballet School was listed as a generator GEN This property is located cross- (65 metres east of the of inorganic laboratory chemicals, organic laboratory gradient and at a significant site) chemicals, and photoprocessing wastes from 1999 to distance from the site. 2005. Furthermore, small waste volumes are anticipated based on the nature of the property use. This listing is not considered to be an environmental concern. 491 Church Street (70 Pink Triangle Press – Xtra (business forms print.) was GEN This printing business is metres north of the listed as a generator of photoprocessing wastes from considered to be an site) 1995 to 2004. environmental concern.
York Medical Church Street Inc. (a waste collection Based on the nature of these company) was listed as a generator of pathological businesses (pharmacy, medical wastes from 2012 to 2014. central and medical waste company), they are not considered to be an Church Street Health Centre/2436106 Ontario Inc. environmental concern. was listed as a generator of pathological wastes from 2014 to July 2019.
York Medical Pharmacy was listed as a generator of pharmaceuticals from 2018 to July 2019.
EXP Services Inc. 13
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of PCA Database Assessment
540 Church Street (90 3076337 Nova Scotia Corp. was listed as a generator GEN Based on the nature of this metres north of the of pathological wastes and other specified organics business (bathhouse), it is not site) from 2015 to July 2019. considered to be an environmental concern. 544 Church Street Sumida Photographic Unit was listed as a generator GEN This photography business is (100 metres north of of photoprocessing wastes from 1992 to 2004. considered to be an the site) environmental concern. 113 Maitland Street Priestly Demolition (site preparation contractors) GEN As this property is located (105 metres east of was listed as a generator of paint/pigment/coating cross-gradient and at a the site) residues and light fuels in 2006. significant distance from the site, it is not considered to be an environmental concern. 55 Wellesley Street Metropolitan Toronto Condominium Corporation GEN These waste generators are East (80 metres north 636 was listed as a waste generator of aliphatic likely associated with regular of the site) solvents from 2007 to 2008. building M.T.C.C. 636 The Uxbridge was listed as a waste maintenance/upgrades and generator of aliphatic solvents in 2013. are not considered to be an environmental concern. 63 Wellesley Street Rexall Pharmacy Group Ltd./Pharma Plus Drugmarts GEN Based on the nature of this East (80 metres north Ltd./Pharma Plus Drugs Ltd. were listed as business (pharmacy), it is not of the site) generators of pathological wastes and considered to be an pharmaceuticals between 1998 and 2001 and 2014 environmental concern. and July 2019. 65 Wellesley Street Dr B Budning & Dr. T Warchuk was listed as a GEN Based on the nature of this East (80 metres north generator of pathological wastes from 2015 to July business (dental office), it is of the site) 2019. not considered to be an environmental concern. 34 Maitland Street Cap Reit Limited Partnership was listed as a GEN As this property is located (105 metres west of generator of oil skimmings & sludges in 2010. cross-gradient and at a the site) significant distance from the site, it is not considered to be an environmental concern. 43 Wellesley Street Orthopaedic & Arthritic Hospital/Sunnybrook Health GEN Based on the nature of this East (95 metres Sciences Centre was listed as a generator of aromatic business (healthcare clinic), it northwest of the site) solvents, pathological wastes, alkaline wastes – is not considered to be an heavy metals, inorganic laboratory chemicals, environmental concern. organic laboratory chemicals, other specified inorganics, waste oils & lubricants, oil skimmings & This waste generator is likely sludges, light fuels, photoprocessing wastes, associated with regular detergents/soaps and pharmaceuticals between building 1986 and July 2019. maintenance/upgrades and are not considered to be an Berkim Construction (conventional oil and gas environmental concern. extraction) was listed as a generator of oil skimmings & sludges in 2013.
EXP Services Inc. 14
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of PCA Database Assessment
81 Wellesley Street Aragon (Wellesley) Development Corporation was GEN As this property is located East (95 metres listed as a generator of other specified inorganic cross-gradient and at a northeast of the site) sludges, slurries or solids as of December 2018. significant distance from the site, it is not considered to be an environmental concern. 117 Maitland Street Dr. Kevin Russelo + Associates (dentist) was listed as GEN As this property is located (135 metres east of a generator of pathological wastes from 2014 to July cross-gradient and at a the site) 2019. significant distance from the site, it is not considered to be an environmental concern. 26 Maitland Street Catholic Children’s Aid Society of Metro Toronto was GEN As this property is located (110 metres west of listed as a generator of light fuels from 1992 to 1998. cross-gradient and at a the site) significant distance from the site, it is not considered to be an environmental concern. 85 Wellesley Street Wynn Group Inc. was listed as a generator of light GEN As this property is located (110 metres fuels and waste oils/sludges as of December 2018. cross-gradient and at a northeast of the site) significant distance from the site, it is not considered to be Pinchin Ltd. was listed as a generator of inert organic an environmental concern. wastes as of July 2019. 522 Church Street (25 407250 Ontario Limited was listed as a real estate GEN As no wastes were listed for metres north of the property manager with no recorded wastes in 2004. this company, it is not site) considered to be an environmental concern. Rexall Pharmacy Group Ltd. was listed as a generator of pathological wastes and pharmaceuticals from 2014 to December 2017. Based on the nature of this business (pharmacy), it is not considered to be an environmental concern. 25 Maitland Street The Cosmopolitan MTCC 755 was listed as a GEN, SPL As this property is located (145 metres west of generator of aliphatic solvents in 2015. cross-gradient and at a the site) significant distance from the site, it is not considered to be In 1994, less than 0.5 litres of gasoline was spilled to an environmental concern. the road and washed into a storm sewer. 68 Wellesley Street Pharma Plus Drugs Ltd. was listed as a generator of GEN As this property is located 155 East (155 metres pharmaceuticals and pathological wastes from 1992 metres from the site, it is north of the site) to 1998. unlikely that any contamination would migrate onto the site based on KingSett Urban Infill Property Fund LP was listed as a predicted ground water flow generator of light fuels as of December 2018. velocity (Section 4.3.2), and it is not considered to be an environmental concern. 72 Wellesley Street Sunrise Cleaners was listed as a generator of GEN As this property is located 160 (160 metres north of halogenated solvents from 1995 to 2001. metres from the site, it is the site) unlikely that any contamination would migrate
EXP Services Inc. 15
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of PCA Database Assessment
onto the site based on predicted ground water flow velocity (Section 4.3.2), and it is not considered to be an environmental concern. 556 Church Street Hassle Free Clinic (a public health clinic) was listed as GEN Based on the nature of this (160 metres north of a generator of pathological wastes between 1986 business (medical office), it is the site) and 2004. not considered to be an environmental concern. 31 Wellesley Street Ontario Limited 527590 was listed as a generator GEN As no wastes were listed for East (135 metres from 2003 to 2004 with no recorded wastes. this property, it is not northwest of the site) considered to be an environmental concern. Just north of 509 In 2013, an unknown volume of oil spilled to the SPL As this property is located 185 Church street (185 ground and catchbasin from a drum, resulting in metres from the site, it is metres north of the possible surface water pollution. unlikely that any site) contamination would migrate onto the site, and it is not considered to be an environmental concern. 64 Wellesley Street In 2014, an unknown volume of coolant from a SPL As this property is located 150 East (150 metres cement truck spilled due to equipment failure. metres from the site, it is north of the site) unlikely that any contamination would migrate onto the site based on predicted ground water flow velocity (Section 4.3.2), and it is not considered to be an environmental concern. Wood Street, North In 2004 Canadian Waste Services Inc. spilled 50 litres SPL As this property is located side (halfway of hydraulic oil to the ground. cross-gradient and at a between Yonge and significant distance from the Church) (170 metres site, it is not considered to be southwest of the site) an environmental concern. 95 Wellesley Street Canadian Red Cross Society Blood Transfusion GEN Based on the nature of this East (170 metres Service was listed as a generator of inorganic business (medical clinic), it is northwest of the site) laboratory chemicals, organic laboratory chemicals not considered to be an and pathological wastes between 1986 and 1998. environmental concern. 412, 414 Jarvis Street In 1989, an unknown volume of furnace oil from an SPL, GEN As this property is located (170 metres east of above-ground tank leaked to the ground. cross-gradient and at a the site) significant distance from the site, it is not considered to be City of Toronto Housing Dept. was listed as a an environmental concern. generator of light fuels from 1994 to 2001. 135 Maitland Street Canadian Broadcasting Corporation was listed as a GEN, SPL As this property is located (180 metres east of generator of paint/pigment/coating residues and cross-gradient and at a the site) light fuels from 1992 to 1998. significant distance from the
EXP Services Inc. 16
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of PCA Database Assessment
In 1992, 20 litres of oil leaked to the basement of a site, it is not considered to be private business from an underground tank. an environmental concern. 440 Jarvis Street (175 The Hincks-Dellcrest Treatment Centre was listed as GEN As this property is located metres northeast of a generator of waste oils and lubricants in 2015. cross-gradient and at a the site) significant distance from the site, it is not considered to be Sick Kids Centre for Community Mental Health was an environmental concern. listed as a generator of other specified inorganic Furthermore, based on the sludges, slurries or solids as of December 2017. nature of these listings (medical clinic services), they are not considered to be an environmental concern. 22/24 Wellesley Emerald Cay Investments Limited was listed as a GEN Based on the nature of this Street East (200 generator of oil skimmings & sludges in 2005. business (investment office), it metres northwest of is not considered to be an the site) environmental concern. As this property is located 200 metres from the site, it is unlikely that any contamination would migrate onto the site, and it is not considered to be an environmental concern. 40 Wellesley Street Labcare Inc., a medical laboratory was listed as a GEN As this property is located 185 East (185 metres generator of pathological wastes from 2001 to 2006. metres from the site, it is northwest of the site) unlikely that any contamination would migrate Medical Sciences Laboratories was listed as a onto the site, and it is not generator of aliphatic solvents and pathological considered to be an wastes between 1986 and 2001. environmental concern.
Natural Alternatives Health Centre was listed as a generator of pathological wastes in 2010.
Altmed Clinic, Inc. was listed as a generator of pathological wastes from 2010 to 2012.
Delsan-AIM was listed as generator of PCBs in 2015. 25 Wood Street (195 Frasmet Holdings Limited was listed as a generator of GEN As this property is located metres southwest of PCB’s from 2007 to 2008. cross-gradient and at a the site) significant distance from the site, it is not considered to be an environmental concern. 531 Yonge Street Best Serve Cleaners was listed as a generator of GEN As this property is located (205 metres west of halogenated solvents from 1992 to 1998. cross-gradient and at a the site) significant distance from the site, it is not considered to be an environmental concern.
EXP Services Inc. 17
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of PCA Database Assessment
15 Wellesley Street Toronto Parking Authority Real Estate Development GEN As this property is located 180 East (180 metres was listed as a generator of oil skimmings & sludges metres from the site, it is northwest of the site) and light fuels from 2013 to 2014. unlikely that any contamination would migrate onto the site based on predicted ground water flow velocity (Section 4.3.2), and it is not considered to be an environmental concern. 529 Yonge Street Roscan investments inc. (non-conventional oil GEN As this property is located (205 metres west of extraction) was listed as a waste generator in 2009 cross-gradient and at a the site) with no recorded wastes. significant distance from the site, it is not considered to be an environmental concern. Databases: GEN - Ontario Regulation 347 Waste Generators Summary SPL – Ontario Spills
Based on a review of the ERIS report, the historic dry cleaner at 66 Alexander Street, the printing business at 491 Church Street and the photography business at 544 Church Street are considered to be environmental concerns for the site.
4.2.2 Municipal Records LGI Copy Service Canada was retained to conduct a search of city directories for the site and Phase I Study Area. A search of directories dated 1900, 1906, 1914, 1919, 1925, 1929, 1934, 1940, 1945, 1950, 1955, 1960, 1965, 1971, 1978-79, 1985/86, 1990, 1995, and 1999 was conducted. The search results were reviewed by EXP in order to identify the historical occupancy of the site and neighbouring properties to determine potential environmental concerns, if any. It should be noted that city directories for Toronto, Ontario are only available from 1900 to 1999. The city directory search results are provided in Appendix E.
The occupancy of the site across all years searched is summarized in Table 4.2.2a, below.
Table 4.2.2a: Street Directory Search – Site Address Description of Property Use Street Directory Years
506 Church Street Church Street Winery 1999 Jeeves Travel Inc. 1999 Standard Tours 1999 Travel Bank 1999 Travel Clinic 1995, 1999 Partners Film Co 1985-86, 1990 Production Film Makers Assoc Ltd 1978-79 MFT Refrigeration Co 1971 Fields Morton & Co 1955, 1960, 1965 Enbee Promotions 1960, 1965 Norit Sales Co of Canada 1955 General Plating Co 1929, 1934, 1940, 1945, 1950 Residential (1 tenant) 1900, 1906, 1913, 1919, 1925
EXP Services Inc. 18
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of Property Use Street Directory Years
508 Church Street Body Leather 1999 Address Not Listed 1995 Partners Film Co 1978-79, 1985-86, 1990 Sebert Productions Ltd. 1971 Clark Colin Photo & Coml Art 1971 Rear- Lindsay Welding 1965 Cairnecross, carpenter 1955, 1960 Residential (1 tenant) 1900, 1906, 1913, 1919, 1925, 1929, 1934, 1940, 1945, 1950, 1960, 1965
510 Church Street Address Not Listed 1978-79, 1990, 1995, 1999 Partners Film Co 1985-86, 1990 Office Building 1971 Rooming House 1960, 1965 Residential (1 Tenant) 1900, 1906, 1913, 1919, 1925, 1929, 1934, 1940, 1945, 1950, 1955 512 Church Street Address Not Listed 1955, 1960, 1965, 1971, 1978-79, 1995, 1999 Parking Lot 1985-86, 1990 Residential (1 Tenant) 1900, 1906, 1913, 1919, 1925, 1929, 1934, 1940, 1945, 1950 516 Church Street Address Not Listed 1995, 1999 Parking Lot 1965, 1978-79, 1985-86, 1990 Village Green Ltd. 1971 Laundry 1955, 1960 Lem Foon Laundry 1934, 1940, 1945, 1950 Residential (1 tenant) 1906, 1913, 1919, 1925, 1940, 1945, 1950 Chinese Laundry 1913, 1919, 1925, 1934 Chong Mark Laundry 1906 Wong Chong Laundry 1900 Based on a review of the previous site occupancy from the city directories, the following environmental concerns were noted:
• General Plating Co. at 506 Church Street from 1929 to 1950; • MFT Refrigeration Co/Fields & Morton & Co at 506 Church Street from 1955 to 1971; • Welding at 508 Church Street in 1965; • Laundry operations at 516 Church Street from 1900-1960; • Parking Lot at 512 and 516 Church Street
Listings in the city directories pertaining to off-site properties were also reviewed. Based on the inferred south to southeasterly groundwater flow direction (Section 4.3.3), listings in the city directories pertaining to properties located downgradient to the southeast and south were not anticipated to pose a significant concern to soil and/or groundwater quality at the site. Listings of upgradient properties, adjacent properties, and cross-gradient properties such that any potential impacts may migrate onto the site were considered, see Table 4.2.2b below.
EXP Services Inc. 19
Project Number: MRK-00255791-A0 Date: September 26, 2019
Table 4.2.2b: Street Directory Search – Surrounding Properties Address Description of Property Use Street Directory Years
10-14 Alexander Street (155 Toronto Bearings & Parts Co 1934 metres west of the site) White Co Ltd Autos 1925
31-39 Alexander Street (140 Carpet Cleaners 1919, 1925, 1929, 1934, 1940 metres southwest of the site) Newton Stair Tread Co 1934 Excelsior Plating Co 1925 66 Alexander Street (30 Village Green Dry Cleaners 1971, 1978-79, 1985-86, 1990, 1995, metres south of the site) 1999
453 Church Street (30 metres North Metro Cleaners 1978-79 southeast of the site) North Metro Cleaners & Launderers 1971 Cut Rate Cleaners 1965 455 Church Street (20 metres City Hand Laundry 1945 southeast of the site) Maple Lead Hand Laundry 1940
459 Church Street (20 metres General Plating Co 1925 east of the site)
461 Church Street (20 metres Brown Peter J Commercial Photo Finishing 1965, 1971 east of the site)
463 Church Street (20 metres Gault Elevator Co LTD 1945, 1950, 1955, 1960, 1965, 1971 east of the site)
465 Church Street (20 metres Strong Photo Engraving 1955, 1960, 1965, 1971 east of the site) Madsen Mfg. Co. Gymnasium Supplies 1945
475 Church Street (20 metres Bund Burner Co 1950, 1955, 1960, 1965, 1971 east of the site)
477 Church Street (30 metres Yick Yee Laundry 1906, 1934, 1940, 1945, 1950, 1955, northeast of the site) 1960 Chinese Laundry 1913, 1919, 1925, 1929 487 Church Street (60 metres Kent Cleaners Tailors & Launderers 1965, 1971 north of the site) Kent Cleaners 1960 Dunn-Rite Cleaners 1955 Langleys LTD Cleaners 1945, 1960 Sky’s Cleaning & Pressing 1934 Campbell Thos Cleaner & Presser 1929 Campbell’s Cleaners & Pressers 1925 Cowan & Campbell Cleaners & Pressers 1919 504 Church Street Maple Leaf Hand Laundry 1934 (immediately south of the site)
507 Church Street (160 metres Cadet Cleaners Toronto 1985-86, 1990, 1995, 1999 north of the site) Cadet Dry Cleaning 1978-79
EXP Services Inc. 20
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of Property Use Street Directory Years
509 Church Street (170 metres Ideal Cleaners & Tailors 1965 north of the site) Ideal Cleaners & dyers 1940, 1945, 1950, 1955, 1960 Ideal Cleaners 1934 Silverman’s Cleaners & Pressers 1925 550 Church Street (125 metres Pitt Automotive Engnr. 1940 north of the site)
560 Church Street (170 metres Sketchley Cleaners 1971, 1985-86, 1990, 1995 north of the site) Embassy Cleaners 1978-79 Mayfair Cleaners & Shirt Launderers 1971 Pyramid Chemicals Ltd. 1965, 1971 Mayfair Cleaners 1965 Sep-Ko Chemicals of Canada Ltd. 1965 568 Church Street (185 metres Half Hour Laundry 1965 north of the site) Dawson Cleaners 1934 Silverman’s Cleaner & Presser 1929 570 Church Street (195 metres Laundry 1955 north of the site) Chung Kee Laundry 1934, 1940, 1945, 1950 Chinese Laundry 1913, 1919, 1925, 1929 576 Church Street (225 metres Naiman Garage 1971 north of the site) Naiman Saml Serv Stn 1955, 1960, 1965 Sim Jas Serv Stn. 1950 Jones Auto Serv. Stn. 1945 Allen & Hanley Serv Stn 1940 Super Test Service Station 1934 Supertest Petroleum Corpn Ltd. 1934 17 Dundonald Street (230 Corrosion Service LTD 1960 metres northwest of the site)
41 Dundonald Street (200 Dirt Busters Carpet Cleaners 1995 metres north of the site)
45 Dundonald Street (200 Royco Photo Products 1960 metres north of the site)
50 Maitland Street (45 metres Gypsum Lime & Alabastine Can Ltd 1955, 1960 northwest of the site)
79 Maitland Street Lindsay Welding 1955, 1960 (immediately north of the site)
24 Wellesley Street East (200 Dry Cleaners Plus 1999 metres northwest of the site)
72 Wellesley Street East (160 Sunrise 1 Hour Cleaners 1990, 1995, 1999 metres north of the site) Welclean Ltd dry cleaning 1985-86 One Hour Martinizing Dry Cleaning 1971, 1978-79 501 Yonge Street (200 metres Multiple Publishers 1965 west of the site)
EXP Services Inc. 21
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of Property Use Street Directory Years
503 Yonge Street (200 metres A & E Auto Body 1950 west of the site) Bayne Motor Sales 1950 Dolden Body Shop Auto Body Repairs 1945 United Steam Vulcanizing Co 1925 McClure Battery Repair 1925 503-505 Yonge Street (200 Plews & Co, Pumps 1900 metres west of the site)
505 Yonge Street (200 metres Miller Mfg & Supply Co 1906 west of the site)
507 Yonge Street (200 metres Quickway Cleaners 1960, 1965, 1971, 1978-79 west of the site) Aero Cushion & Inner Tire Rubber Co 1925
511 Yonge Street (200 metres Sam’s Laundry 1950 west of the site) Hoy Sam Laundry 1945 Chinese Laundry 1913, 1919, 1925, 1929, 1940 Hoy’s Laundry 1934 Mark Sing Laundry 1906 Ho Chon Laundry 1900 513 Yonge Street (200 metres Harold’s Cleaners & Pressers 1945, 1950 west of the site)
517 Yonge Street (200 metres Varsity Cleaners & Dyers 1940, 1945 west of the site)
519 Yonge Street (200 metres Lewis Clnr Prsr 1929, 1940 west of the site)
519-521 Yonge Street (200 Dandee Cleaners 1955, 1960, 1965 metres west of the site)
521 Yonge Street (200 metres You Lum Laundry 1934, 1945, 1950 west of the site) Chinese Laundry 1919, 1925, 1929, 1940 Lee Ling Laundry 1906, 1913 Swiss Laundry 1900 527 Yonge Street (205 metres Lobraico Co Tire & Battery Distributors 1945, 1950 west of the site) Seiberling Sls & Svc. 1929, 1940, 1945 Seiberling Tire Sls & Svc. 1934 K & S Tire & Rubber Goods Ltd. 1925 K & S Canadian Tire & Rubber Co 1919 Canadian Ohio Motor Car Co Ltd. 1913 531 Yonge Street (210 metres Best Serve 1 Hour Cleaners 1985-86, 1990, 1995 west of the site) Best Serve Cleaners 1971, 1978-79 Walter Ltd. Motorcycles 1945, 1950 Walter Ltd. 1940 Walter Motorcycles 1934 Metropolitan Motors 1925 Virtue Motor Sales Co 1919
EXP Services Inc. 22
Project Number: MRK-00255791-A0 Date: September 26, 2019
Address Description of Property Use Street Directory Years
533 Yonge Street (210 metres Fire Ball Oil Burners 1929 west of the site)
543-545 Yonge Street (215 Smith Motors 1929 metres west of the site) United Auto Sales Co Ltd. 1919
Based on a review of the city directories for the Phase I Study Area, the following businesses are considered to be an environmental concern with respect to the site:
• Welding to the immediate north from 1955-1960 (79 Maitland Street) • Dry cleaners 30 metres south from 1971-1999 (66 Alexander Street) • Dry cleaners 30 metres southeast from 1965-1979 (453 Church Street) • Dry cleaners 20 metres southeast from 1940-1945 (455 Church Street) • General Plating Co. 20 metres east in 1925 (459 Church Street) • Photo finishing 20 metres east from 1965-1971 (461 Church Street) • Gault Elevator Co Ltd 20 metres east from 1945-1971 (463 Church Street) • Photo engraving and madsen mfg co. gymnasium supplies 20 metres east (465 Church Street) • Bund Burner Co (camp stove manufacturing) 20 metres east from 1950 to 1971 (475 Church Street) • Chinese Laundry 30 metres northeast from 1906-1960 (477 Church Street) • Dry cleaning 60 metres north from 1919 to 1971 (487 Church Street) • Laundry to the immediate south in 1934 (504 Church Street)
The remaining businesses are located cross-gradient or upgradient, at distances greater than 100 metres from the site. Therefore, it is unlikely that any contamination associated with these businesses would migrate onto the site based on the predicted ground water flow velocity (Section 4.2.3) and they are not considered to pose environmental concerns for the site.
4.2.3 Ontario Ministry of the Environment Records Records pertaining to the site were requested from the MECP through the Freedom of Information (FOI) and Protection of Privacy Act on September 25, 2019. No records have been received to date. FOI requests can take several months to obtain. When received, EXP will forward any significant findings.
On September 18, 2019, the Government of Ontario Environmental Bill of Rights (EBR) registry website was searched for postings in the vicinity of the site. No records were found for the site:
The following record was found within the Phase I Study Area:
• Sunnybrook Health Sciences, at 43 Wellesley Street East (95 metres northwest of the site), withdrew an application for an Environmental Compliance Approval for air on March 10, 2017 (No. 012-9199).
This is not considered to be an environmental concern for the site.
On September 18, 2019, the MECP Access Environment interactive map was used to search for registrations on the Environmental Activity and Sector Registry (EASR), Renewable Energy Approvals, and Environmental Compliance Approvals issued from December 1999 onward. No records were found for the site; however, the following records were found within the Phase I Study Area:
• Worsley Dundonald Limited, located at 17 Dundonald Street (230 metres northwest of the site) had an Environmental Compliance Approval for municipal and private sewage works revoked/replaced on November 30, 2017, for a groundwater sump pump and filtration system (No. 6240-ARMTAG);
EXP Services Inc. 23
Project Number: MRK-00255791-A0 Date: September 26, 2019
• Worsley Dundonald Limited, located at 17 Dundonald Street (230 metres northwest of the site) was granted an Environmental Compliance Approval for municipal and private sewage works on December 18, 2018, for modifications to their existing filtration system (No. 1657-B6CR2M); • Toronto Transit Commission, at 15 Dundonald Street (245 metres northwest of the site) was granted a Certificate of Approval for municipal and private sewage works on January 26, 2011 for combined sewers, sanitary sewers and storm sewers (No. 7386-8DETAF); • Yonge Street Hotels Ltd., located at 475 Yonge Street (180 metres southwest of the site) had an Environmental Compliance Approval for air revoked/replaced on November 7, 2008, for a standby diesel generator, air conditioning units, boilers and unit heaters (No. 4384-7K7PC4); • Yonge Street Hotels Ltd., located at 475 Yonge Street (180 metres southwest of the site) was granted an Environmental Compliance Approval for air on December 10, 2008, for a standby diesel generator, air conditioning units, boilers and unit heaters (No. 4384-7K7PC4); • The National Ballet School, located at 99 – 113 Maitland Street (105 metres east of the site) had an Environmental Compliance Approval for air revoked/replaced on December 11, 2006 for natural gas fired boilers, hot water heaters, air make-up units, and a standby diesel generator (No. 9917-6W9KV9); • The National Ballet School, located at 99 – 113 Maitland Street (105 metres east of the site) was granted an Environmental Compliance Approval for air on January 14, 2007 for a cooling tower (No. 0038-6WXRWB); • The National Ballet School, located at 99 – 113 Maitland Street (105 metres east of the site) was granted an Environmental Compliance Approval for air on May 6, 2005 for a standby diesel generator, an outside air intake air plenum, a cooling air exhaust plenum, a cooling air exhaust duct, a silencer for a standby diesel generator, a laboratory fume hood, cooling towers, boilers, a hot water heater, and pool heaters (No. 3067-6ASL4S); • Canada’s National Ballet School, located at 400 Jarvis Street (180 metres southeast of the site) had a heating system registered in the Environmental and Activity Sector Registry on November 14, 2016 (No. R-003-8678093010); • Westdale Construction Co. Limited, located at 100 Maitland Street (75 metres northeast of the site) had a standby power system registered in the Environmental and Activity Sector Registry on January 7, 2016 (No. R-002- 1559489400); • Westdale Construction Co. Limited, located at 100 Maitland Street (75 metres northeast of the site) had a heating system registered in the Environmental and Activity Sector Registry on October 8, 2015 (No. R-003-2529487708); • Aragon (Wellesley) Development (Ontario) Corporation, located at 81 Wellesley Street East (95 metres northeast of the site) was registered in the Environmental and Activity Sector Registry for construction dewatering on December 19, 2018 (No. R-009-1110777369); • Greenrock Investments Limited, located at 55 Maitland Street (immediate west of the site) has a standby power system registered in the Environmental and Activity Sector Registry on June 28, 2016 (No. R-002-7606784926); • Sunnybrook Health Sciences Centre (95 metres northwest of the site) was registered in the Environmental and Activity Sector Registry for air emissions on November 14, 2017 (No. R-010-7110280617).
None of the above listings are considered to be environmental concerns for the site.
On September 18, 2019, the MECP Hazardous Waste Information Network (HWIN) website was searched for registered waste generators in the vicinity of the site. No listings were found that are not already discussed above in Section 4.2.1.
On September 18, 2019, the MECP Brownfields Environmental Site Registry website was searched for postings of RSCs within the Phase I Study Area. Seven records were found within the Phase I Study Area, as follows:
• An RSC (#223410) was filed at 7 Maitland Street, 6 & 8 Alexander Street, and 501, 503, 505, 507, 509, 511, 513, 515, 517, 519, 521, 523 & 525 Yonge Street (205 metres west of the site). The RSC was filed based on Phase One and Two ESAs and a risk assessment. A Certificate of Property Use (No. 1402-A98G4T) was issued for the site and includes the following: o A mandatory hard cap of 225 millimetres and/or fence; o A semi-annual inspection of the barrier;
EXP Services Inc. 24
Project Number: MRK-00255791-A0 Date: September 26, 2019
o A soil management plan for site soils; o A site specific health and safety plan; o A storage garage must be constructed below the final grade of the building and cover the entire building footprint; o A vapour intrusion mitigation system for all on-site buildings; o Soil vapour, indoor air monitoring programs and groundwater monitoring programs; and o A groundwater dewatering system. • An RSC (#224830) was filed at 81 Wellesley Street East, 100 metres northeast of the site. The RSC was filed based on Phase One and Two ESAs with no remediation or risk assessment. • An RSC (#223037) was filed at 40 Wellesley Street East, 180 metres northwest of the site. The RSC was filed based on Phase One and Two ESAs with soil and groundwater remediation. • An RSC (#222716) was filed at 17 Dundonald Street, 230 metres northwest of the site. The RSC was filed based on Phase One and Two ESAs with no remediation or risk assessment. • An RSC (#2712) was filed at 99 Maitland Street. 65 metres east of the site. The RSC was filed based on a Phase One ESA. • An RSC (#2399) was filed at 22 and 24 Wellesley Street East, 200 metres northwest of the site. The RSC was filed based on a Phase One ESA and an underground storage tank was removed from the site. • An RSC (#2232) was filed at 46 Wellesley Street East, 175 metres northwest of the site. The RSC was filed based on a Phase One ESA and groundwater investigation. These listings are all at distances greater than 100 metres upgradient from the site or are otherwise cross-gradient at a significant distance from the site. Therefore, it is unlikely that any contamination associated with the RSCs which included remediation and/or risk assessment would migrate onto the site based on the predicted ground water flow velocity (Section 4.2.3). These RSCs are not considered to pose environmental concerns for the site.
The MECP Interactive Map “Well Records” was searched for water well records within 250 metres of the site boundaries. One water well was found on-site, with no listed use, however, as it was installed in 2015 it is likely associated with the environmental investigation conducted by Trinity Consultants and represents a monitoring well.
Fifty-six records were found at properties within the Phase I Study Area. One record was for a dewatering well, five records were for well decommissioning, forty-three records were for monitoring wells and/or test holes and seven have no listed use. The wells with no listed use were installed between 2014 and 2017. Given that the site and surrounding area were serviced by the municipality during this time period, these likely represent additional monitoring wells.
The MECP FOI request documentation is provided in Appendix F.
4.2.4 Technical Standards and Safety Authority The Technical Standards and Safety Authority (TSSA) was contacted for records of underground storage tanks (USTs) at the subject property and adjacent properties. The TSSA Public Information Coordinator was contacted via email on September 18, 2019. On the same date, the TSSA informed us that no records were found for the site nor the adjacent properties.
It is noted that the Fuels Safety Division did not register private USTs or aboveground storage tanks (ASTs) prior to January of 1990, or furnace oil tanks prior to May 1, 2002. The Fuels Safety Division also does not register waste oil tanks in apartments, office buildings, residences etc., or aboveground gas or diesel tanks.
A copy of the TSSA communications is provided in Appendix F.
EXP Services Inc. 25
Project Number: MRK-00255791-A0 Date: September 26, 2019
4.3 Physical Setting Sources 4.3.1 Aerial Photographs Aerial photographs taken in 1947, 1957, 1963, 1973, 1983, and 1991 were obtained from the City of Toronto online archives. Satellite images taken in 2005, 2015, and 2018 were reviewed from the City of Toronto GIS website.
Table 4.3.1: Aerial Photographs Summary Year Description of Structures on the Site Description of Surrounding Properties 1947 Structures are located on both the eastern and Surrounding properties appear to be commercial and western portions of the site. residential use, with large apartment buildings to the north.
A school is located to the southeast, beyond Alexander Street.
The road network appears to be the same as present day. 1957 As above. The residential buildings to the south beyond Alexander Street have been replaced with large apartment buildings. The school to the southeast, has been expanded.
Otherwise, as above.
1963 Structures are observed in the north and south of the A parking lot is observed to the south of the site. site, with a parking area in the central portion. A parking lot is observed to the north of the site, beyond Maitland Street.
Otherwise, as above. 1973 As above. Large apartment buildings have been constructed to the west of the site, in place of the residential houses. A large building is present south of the site, in place of the parking lot.
The parking lot to the north has been expanded. 1983 As above. As above. 1991 As above. A building has been constructed in the location of the former parking lot to the north of the site.
Otherwise, as above. 2005 As above. As above. 2015 As above. As above. 2018 As above. As above.
Fill of unknown quality may be present in the northern portion of the site, where the structures were previously located. Winter salting may have occurred in the parking lot on-site.
No other sources of potential environmental concern were identified based on the review of aerial photographs and satellite images.
Copies of the aerial photographs and satellite images are included in Appendix G.
4.3.2 Topography, Hydrology and Geology The site is located in the physiographic region known as the Iroquois Plain. The native surficial soils in this region are predominantly composed of older glacial ice deposits, typically silty clay to silt till (Chapman and Putnam, 1984).
EXP Services Inc. 26
Project Number: MRK-00255791-A0 Date: September 26, 2019
According to the Ontario Geological Survey map of the area, the underlying geology is comprised of Georgian Bay Formation, Blue Mountain Formation, Billings Formation, Collingwood Member, and Eastview Member. Bedrock at the site consists of Upper Ordovician shale, limestone, siltstone, and dolostone (Ontario Geological Survey, 1991).
Based on the elevation measurements provided on Google Earth, the site slopes to the east; there is a drop of approximately 1 metres from the northern limit of the property to the southern limit of the property.
Table 1 summarizes the environmental setting and site characteristics. Using 1 x 10-6 cm/s for the hydraulic conductivity of silt till, a gradient of 0.025 m/m, and an effective porosity of 40%, Darcy’s Law calculations were made to determine the potential groundwater flow velocity at the site, as shown in Table 2. The groundwater flow velocity was calculated to be approximately 1.97 x 10-2 metres per year (1.97 centimetres) in the silty clay till. The regional groundwater flow direction is inferred to be southerly, towards Lake Ontario.
4.3.3 Water Bodies and Areas of Natural Significance There are no water bodies on the site. The nearest surface water body to the site is the Don River, located approximately 1.9 kilometers to the east.
Based on the Ministry of Natural Resources and Forestry’s “Make a Map: Natural Heritage Areas” the site is not located within 30 metres of any of the following:
• An area reserved or set apart as a provincial park or conservation reserve under the Provincial Parks and Conservation Reserves Act, 2006; • An area of natural and scientific interest (life science or earth science) identified by the Ministry of Natural Resources and Forestry as having provincial significance; • A wetland identified by the Ministry of Natural Resources and Forestry as having provincial significance; • An area designated as an escarpment natural area or an escarpment protection area by the Niagara Escarpment Plan under the Niagara Escarpment Planning and Development Act; • An area identified by the Ministry of Natural Resources and Forestry as significant habitat of a threatened or endangered species; • An area which is habitat of a species that is classified under section 7 of the Endangered Species Act, 2007 as a threatened or endangered species; • Property within an area designated as a natural core area or natural linkage area within the area to which the Oak Ridges Moraine Conservation Plan under the Oak Ridges Moraine Conservation Act, 2001 applies; and, • An area set apart as a wilderness area under the Wilderness Areas Act.
The site is not located within a “natural heritage system”, an “environmentally significant area”, or “areas of natural and scientific interest” according to Maps 9, 10, 12A, and 12B of the City of Toronto Official Plan (2019).
EXP Services Inc. 27
Project Number: MRK-00255791-A0 Date: September 26, 2019
5. Interviews
An interview was conducted by EXP staff with the individual identified to be the most knowledgeable with respect to both the current and historical site uses. The interview was conducted during the site reconnaissance in order to obtain information to assist in identifying details of potentially contaminating activities, potential contaminant pathways in, on, or below the site, and areas of potential environmental concern. Any information provided during the interviews is presented alongside information from the site reconnaissance in Section 6.
During the completion of this Phase I ESA, the following individual was interviewed:
1. Mr. Brian Doty, property manager for properties located at 506, 508 and 510 Church Street, Toronto, Ontario, was interviewed during the site visit on September 24, 2019.
506, 508 and 510 Church Street
Mr. Doty has managed the property at 506, 508 and 510 Church Street since 2007. According to Mr. Doty, the site was developed in approximately 1880’s as a residential dwelling. The building at 506 Church Street was used by a plating company in the 1930’s and later by a photography and film production company in the 1970’s. In the last 10 years the main floor at 506 Church Street has been operating as “Boutique Bar”, a restaurant, and the second floor has been operating as “House of Glo”, a tanning salon. The buildings at 508 and 510 Church Street operate as “Crews & Tangos”, a local restaurant and bar.
Mr. Doty stated that he does not have any knowledge of any former or present above-ground storage tanks (ASTs) or USTs. Mr. Doty is unaware of importation of fill to the site. No fires, spills or releases of any chemicals have occurred at the site or adjacent properties. No orders and/or fines were charged to the site by municipal, regional and/or provincial agencies. Mr. Doty stated that only small amounts of household cleaners were stored on the property for cleaning purposes, and that there is one garbage located on the western portion of the site.
512 and 516 Church Street
Individuals with knowledge of both the current and historical use were unavailable for interviews.
EXP Services Inc. 28
Project Number: MRK-00255791-A0 Date: September 26, 2019
6. Site Reconnaissance
6.1 General Requirements The Phase I site reconnaissance was conducted on September 24, 2019 between 9:00 am and 11:30 am by Mr. Ajay Jayalath under the supervision of Ms. Carly Roszell, a Qualified Person as defined by O. Reg. 153/04; their qualifications are provided in Appendix B.
On the day of the site reconnaissance, the weather was sunny with a temperature of 22oC.
At the time of the site reconnaissance, the building at 506 Church Street was used for a tanning salon (second floor) and a restaurant & bar (main floor). The building located at 508 and 510 was used as a restaurant and bar. The property at 512 and 516 Church Street was being used as a paid parking lot and no structures were present with the exception of a small payment kiosk.
During the site reconnaissance, EXP was accompanied by Mr. Brian Doty, of 2314305 Ontario Inc. Property Management, Consulting & Lease Administration. Mr. Brian Doty was the property manager at 506, 508 and 510 Church Street, hired by Moshoian Products Limited (owner).
Photographs documenting the site reconnaissance are included in Appendix H.
6.2 Site Description and Buildings 506 Church Street The site is rectangular in shape and measures an area of approximately 0.04 hectares (0.10 acres). The site fronts on the west side of Church Street. Approximately 50% of the site is occupied by the building for commercial purposes, with 35% of the property being a gravel/asphalt parking lot and 15% of the property utilized as a deck on the eastern portion.
The building consists of two storeys with a partial basement located beneath the eastern portion of the building. The partial basement serves as a utility and storage room for the restaurant and bar located on the main floor. A furnace (natural gas) is also located in the utility room of the basement. A kitchen is located on the western portion of the main floor, it is suspected that this area of the building was an addition to the original building, unknown when the addition was added to the main building. Two small vinyl sheds are located west of the building, the sheds are used to store utensils and cookware for the restaurant.
The building is of brick construction and brick cladding on the front face of the building. The three other walls are vinyl sheet covered. The main floor has exposed brick walls, exposed ceilings and spot lights throughout the bar area. The kitchen area is finished with drywall, porcelain floor tiles, and fluorescent lights. The second floor is finished with drywall, laminate flooring, and fluorescent lights.
The foundation walls and concrete floor slab in the basement are in good condition; though some cracks were observed. No staining is observed on the foundation walls. No staining or sheen is observed in the sump located in the basement.
No unidentified substances were noted during the site reconnaissance.
No USTs or ASTs were observed during the site reconnaissance.
Two ground water monitoring wells were observed on the western parking portion of the site, during the site reconnaissance, consistent with the locations drilled by Trinity Consultants in 2015.
EXP Services Inc. 29
Project Number: MRK-00255791-A0 Date: September 26, 2019
508 and 510 Church Street The property is rectangular in shape and measures an area of approximately 0.06 hectares (0.16 acres). The property fronts on the west side of Church Street. Approximately 80% of site is occupied by the building for commercial purposes, with 20% being occupied as a patio and outdoor space.
The property contains two adjoined three-storey buildings each with an adjoined full basement. The basement contains utility and storage areas, a kitchen area and washrooms. A furnace (natural gas) along with two hot water tanks are also located in the utility room of the basement. These adjoined buildings operate as a bar on each level. The property also contains a smaller, detached, one storey building on the western portion which is also utilized as a bar. The eastern and western buildings are linked via an over-ground tunnel. A patio is also located between the eastern and western buildings. Empty bottles and beer kegs are stored between the buildings, on the southern portion of the property, south of the over-ground tunnel.
The adjoined buildings was of brick construction and brick cladding. The main floor had exposed brick walls and some dry- walled walls, wooden floors, exposed ceilings and spot lights throughout the bar area. The kitchen area, located in the basement is finished in drywall, with fluorescent lights and ceramic floor tiles. The second and third floors are finished with drywall, laminate flooring and fluorescent lights.
The foundation walls and concrete floor slab in the basement are in good condition; though some cracks were observed. No staining was observed on the foundation walls. No staining or sheen was observed in the sump located in the basement.
The slab-on-grade building western building was of brick construction and brick cladding. The main floor area had exposed brick walls and some dry-walled walls, polished concrete floors, exposed ceilings and spot lights and fluorescent lights throughout the main area.
No unidentified substances were noted during the site reconnaissance.
No USTs or ASTs were observed during the site reconnaissance.
No groundwater monitoring wells were observed during the site reconnaissance.
512 and 516 Church Street The property is rectangular in shape and measures a combined area of approximately 0.07 hectares (0.18 acres). The property is accessed by a driveway off the west side of Church Street and can also be accessed off the east side of Donna Shaw Lane. At the time of the site reconnaissance the property contained a parking lot.
No permanent structures were present on the property at the time of the site reconnaissance.
A payment kiosk was present on the southeastern portion of the property.
No USTs or ASTs were observed during the site reconnaissance.
No unidentified substances were identified during the site reconnaissance.
No groundwater monitoring wells were observed during the site reconnaissance.
6.3 Adjacent and Surrounding Properties
At the time of the site reconnaissance, land usage within 250 metres of the site boundaries included low to mid rise residential apartments to the west, north west and southwest and commercial properties to the north, east and south.
EXP Services Inc. 30
Project Number: MRK-00255791-A0 Date: September 26, 2019
6.4 Designated Substances and Other Issues 6.4.1 Heating and Cooling Systems The building at 506 Church Street was heated using natural gas-powered furnace for heating, ventilation and air conditioning units.
The building at 508 and 510 Church Street was heated using natural gas-powered furnace for heating, ventilation and air conditioning units.
6.4.2 Special Attention Items The CSA Z768-01 Guidelines outlines general requirements for the Phase I ESA process. CSA Z768-01 requires that the potential presence of several substances be identified during a Phase I investigation due to heightened public concern or specific environmental legislation. These special attention items include PCBs, asbestos-containing materials (ACMs), lead, ozone-depleting materials (ODMs), urea foam formaldehyde insulation (UFFI), radon, mould, noise and vibrations, and electric and magnetic fields.
No PCBs, lead, ODMs, UFFI or mould were observed or are suspected to be present at the subject property. Due to the age of the on-site buildings at 506, 508 and 510 Church Street and observations made during the site inspection, ACMs are likely present. A Designated Substance Survey should be conducted prior to any renovations or demolition activities.
Radon is not typically a concern for southern Ontario and is not anticipated to be an issue at the site.
There was no evidence of operations on-site or off-site which produced noise or vibration levels in excess of the Ontario Health and Safety Act criteria or the Environmental Protection Act. Noise and vibration level tests were neither performed nor deemed warranted as a part of this investigation.
EXP Services Inc. 31
Project Number: MRK-00255791-A0 Date: September 26, 2019
7. Conclusions
The site is located on the west side of Church Street and approximately 10 metres south of Maitland Street, at 506, 508, 510, 512 and 516 Church Street and has an area of approximately 0.17 hectares (0.42 acres).
The site was vacant until approximately 1880, when it was first developed for residential use with five semi-detached residential structures and one detached residential structure. Between the late 1920s and late 1950s, the site used for mixed commercial and residential purposes. The residential structures in the northern portion of the site were demolished between the late 1950s and early 1980s after which this portion of the site was used for parking. At the time of the site reconnaissance, the site was used for commercial purposes, with a restaurant/bar and a tanning salon at 506 Church Street, a restaurant/bar at 508 and 510 Church Street and a paid parking lot at 512 and 516 Church Street.
Based on the findings of the Due Diligence Phase I ESA, on-site sources of potential environmental concern that may impact soil and/or groundwater quality at the site include:
• An electroplating company and refrigeration company was previously located at the southern portion of the site (506 Church Street); • A welding business was previously located at 508 Church Street; • A photography business was previously located at 508 Church Street; • A commercial laundry operation was previously located in the northern portion of the site (516 Church Street); • A parking lot, likely subject to road salt application for de-icing purposes, is located in the northern portion of the site (512 & 516 Church Street); • An auto body shop was previously located in the western portion of 508 Church Street; • Fill material of unknown quality may be present in the northern portion of the site as a result of grading when commercial/residential structures were demolished (512 & 516 Church Street); and • Fill material impacted with metals parameters was identified in the southern portion of the site (506 & 508 Church Street).
Off-site sources of potential environmental concern, identified at the neighbouring properties within the Phase I Study Area that may impact soil and/or groundwater quality at the site include:
• A welding business was previously located immediately north of the site (518 Church Street/79 Maitland Street); • A dry cleaning business was previously located 30 metres south of the site (66 Alexander Street); • A dry cleaning business was previously located 30 metres southeast of the site (453 Church Street); • A dry cleaning business was previously located 20 metres southeast of the site (455 Church Street); • An electroplating company and a floor wax business were previously located 20 metres east of the site (459 Church Street); • A photography business was previously located 20 metres east of the site (461 Church Street); • An elevator machinery shop was previously located 20 metres east of the site (463 Church Street); • A photo engraving business and gymnasium supplies manufacturing business were previously located 20 metres east of the site (465 Church Street); • A camp stove manufacturing business was formerly located 20 metres east of the site (475 Church Street); • A commercial laundry operation was previously located 30 metres northeast of the site (477 Church Street); • A dry cleaning business was formerly located 60 metres north of the site (487 Church Street); • A laundry business was formerly located to the immediate south of the site (504 Church Street); • A publishing/printing business is located 70 metres north of the site (491 Church Street); and, • A photography business is located 100 metres north of the site (544 Church Street).
EXP Services Inc. 32
Project Number: MRK-00255791-A0 Date: September 26, 2019
For the purposes of supporting a potential real estate transaction, a due diligence Phase II ESA is recommended to determine the current soil and groundwater quality at the site.
EXP Services Inc. 33
Project Number: MRK-00255791-A0 Date: September 26, 2019
8. Closure
We trust this report is satisfactory for your purposes. Should you have any questions, please do not hesitate to contact this office.
Yours truly,
EXP Services Inc.
Kate Miles, P.Eng. Ajay Jayalath Project Scientist Project Manager Environmental Services Environmental Services
Carly Roszell, P.Eng., QPESA Senior Project Manager Environmental Services
EXP Services Inc. 34
Project Number: MRK-00255791-A0 Date: September 26, 2019
9. References
• Canadian Standards Association, Z768-01 (R2016) Standard, Phase I Environmental Site Assessment, 2001.
• Chapman, L.J. and D.F. Putnam, The Physiography of Southern Ontario, Third Edition, Ontario Ministry of Natural Resources, 1984.
• Freeze, R.A. and J.A. Cherry, Groundwater, Prentice-Hall of Canada Ltd., 1979.
• Google Earth, Version 6.1.0.5001 (http://www.google.com/earth/index.html).
• Government of Ontario, Environmental Registry website (http://www.ebr.gov.on.ca/ERS-WEB-External/).
• McWhorter, D.B. and D.K. Sunada, Groundwater Hydrology and Hydraulics, Water Resources Publications, 1977.
• Ontario Geological Survey, Bedrock Geology of Ontario, Southern Sheet, Ontario Geological Survey Map 2544, Scale 1:1,000,000, 1991.
• Ontario Ministry of the Environment, Conservation and Parks, Brownfields Registry website (http://www.ontario.ca/environment-and-energy/brownfields-redevelopment).
• Ontario Ministry of the Environment, Conservation and Parks Hazardous Waste Information Network website (www.hwin.ca).
• Ontario Ministry of the Environment, Conservation and Parks, Access Environment Interactive Map (http://www.gisapplication.lrc.gov.on.ca/AccessEnvironment/IndexAccEnv.html?viewer=AccessEnvironment.AE&local e=en-US).
• Ontario Ministry of Natural Resources and Forestry, Heritage Areas Map, (http://www.gisapplication.lrc.gov.on.ca/mamnh/Index.html?site=MNR_NHLUPS_NaturalHeritage&viewer=NaturalH eritage&locale=en-US).
• City of Toronto Maps. Retrieved from http://map.toronto.ca/maps/map.jsp?app=TorontoMaps_v2
• City of Toronto, City of Toronto Official Plan, 2019.
EXP Services Inc.
Project Number: MRK-00255348-A0 Date: September 18, 2019
Figures
SITE
SCALE: SOURCE: FIGURE LOCALITY PLAN 0 200 400m 1 GOOGLE MAPS
506, 508, 510, 512 & 516 CHURCH STREET TORONTO, ONTARIO DRAWN BY CHECKED BY
J.D.H. A.J. PROJECT NUMBER: 255791
255791-LOCALITY-SEP19 EXP Services Inc.
Project Number: MRK-00255348-A0 Date: September 18, 2019
Tables
Table 1: SITE ENVIRONMENTAL SETTING DATA Page 1 of 1 506, 508, 510, 512 & 516 Church Street, Toronto, Ontario September 2019 NATIVE SOIL
Type: Silt Till Hydraulic Conductivity (select range) > 10-3 cm/s: <10-3 to >10-6 cm/s: 10-6 cm/s < 10-6 cm/s: Soil Texture: Medium to fine Estimated or Measured: Estimated GROUND WATER
Depth to Water Table: 4 to 6 mbgs Estimated or Measured: Estimated Direction of Flow: Southeast to south Estimated or Measured: Estimated
MUNICIPAL SERVICES
Piped Water: Yes Ground Water Source: No Distance to Well: N/A Surface Water Source: Yes- Lake Ontario Sanitary Sewer: Yes Storm Sewer: Yes
PRIVATE SERVICES
Distance to Nearest Well: N/A Approximate Depth of Well: N/A Private Sanitary Sewage: N/A
SURFACE WATER
Name of water body: Don River Distance from site: 1.9 kilometres to the east Elevation drop from site: Approximately 27 metres Direct Drainage from site: No
255791 Table 2: DARCY'S LAW CALCULATIONS Page 1 of 1 506, 508, 510, 512 & 516 Church Street, Toronto, Ontario September 2019 Q=kia v=ki/n t=T/v
Permeability k (m/sec) = 1.00E-08 (cm/sec) = 1.00E-06 Gradient i (m/m) = 0.025 Effective Porosity n = 0.40 Velocity v (m/sec) = 6.25E-10 Thickness T (m) = NA (feet/sec) = 2.05E-09 (feet/day) = 1.77E-04 (feet/year) = 6.46E-02 Permeability for silty clay till based on published values (Freeze and Cherry, 1979). (metres/year) = 1.97E-02 Effective porosity for silt and clay based on published values (McWhorter and Sunada, 1977). Gradient estimated based on slope of land.
255791 EXP Services Inc.
Project Number: MRK-00255348-A0 Date: September 18, 2019
Appendix A – Limitations and Use of Report
LIMITATIONS AND USE OF REPORT
BASIS OF REPORT The Report is based on site conditions known or inferred by the investigation undertaken as of the date of the Report. Should changes occur which potentially impact the condition of the site the recommendations of EXP may require re-evaluation. Where special concerns exist, or the Client has special considerations or requirements, these should be disclosed to EXP to allow for additional or special investigations to be undertaken not otherwise within the scope of investigation conducted for the purpose of the Report.
Where applicable, recommended field services are the minimum necessary to ascertain that construction is being carried out in general conformity with building code guidelines, generally accepted practices and EXP’s recommendations. Any reduction in the level of services recommended will result in EXP providing qualified opinions regarding the adequacy of the work. EXP can assist design professionals or contractors retained by the Client to review applicable plans, drawings, and specifications as they relate to the Report or to conduct field reviews during construction.
RELIANCE ON INFORMATION PROVIDED The evaluation and conclusions contained in the Report are based on conditions in evidence at the time of site inspections and information provided to EXP by the Client and others. The Report has been prepared for the specific site, development, building, design or building assessment objectives and purpose as communicated by the Client. EXP has relied in good faith upon such representations, information and instructions and accepts no responsibility for any deficiency, misstatement or inaccuracy contained in the Report as a result of any misstatements, omissions, misrepresentation or fraudulent acts of persons providing information. Unless specifically stated otherwise, the applicability and reliability of the findings, recommendations, suggestions or opinions expressed in the Report are only valid to the extent that there has been no material alteration to or variation from any of the information provided to EXP.
STANDARD OF CARE This report (“Report”) has been prepared in a manner consistent with the degree of care and skill exercised by engineering consultants currently practicing under similar circumstances and locale. No other warranty, expressed or implied, is made. Unless specifically stated otherwise, the Report does not contain environmental consulting advice.
COMPLETE REPORT All documents, records, data and files, whether electronic or otherwise, generated as part of this assignment form part of the Report. This material includes, but is not limited to, the terms of reference given to EXP by the Client, communications between EXP and the Client, other reports, proposals or documents prepared by EXP for the Client in connection with the site described in the Report. In order to properly understand the suggestions, recommendations and opinions expressed in the Report, reference must be made to the Report in its entirety. EXP is not responsible for use by any party of portions of the Report.
220 Commerce Valley Drive West, Suite 110, Markham, Ontario, L3T 0A8, Canada T: +1.905.695.3217 | exp.com
USE OF REPORT The information and opinions expressed in the Report, or any document forming part of the Report, are for the sole benefit of the Client. No other party may use or rely upon the Report in whole or in part without the written consent of EXP. Any use of the Report, or any portion of the Report, by a third party are the sole responsibility of such third party. EXP is not responsible for damages suffered by any third party resulting from unauthorised use of the Report.
REPORT FORMAT Where EXP has submitted both electronic file and a hard copy of the Report, or any document forming part of the Report, only the signed and sealed hard copy shall be the original documents for record and working purposes. In the event of a dispute or discrepancy, the hard copy shall govern. Electronic files transmitted by EXP utilize specific software and hardware systems. EXP makes no representation about the compatibility of these files with the Client’s current or future software and hardware systems. Regardless of format, the documents described herein are EXP’s instruments of professional service and shall not be altered without the written consent of EXP.
2 EXP Services Inc.
Project Number: MRK-00255348-A0 Date: September 18, 2019
Appendix B – Qualifications of Assessors
Ajay Jayalath, M.Env.Sc. (Project Manager)
Ajay Jayalath graduated from the University of Toronto in 2012 with a Bachelor of Science degree in Environmental Geoscience, specializing in Urban Geoscience and Hydrogeology. He completed his Master of Environmental Science Degree at the University of Toronto in 2014.
Mr. Jayalath has over eight years of consulting experience in the environmental and geotechnical fields. His areas of expertise include Phase I and II environmental site assessments, soil and ground water remediation, modeling and interpretation of contaminant fate and transport.
Mr. Jayalath manages and directs projects involving environmental site assessments and environmental remediation of complex sites with soil and groundwater contamination, for the purposes of property re- development, mortgage financing, due diligence, legislative compliance and right-of-way conveyance. He also has extensive design and application experience in remediation projects. Projects involve brownfield sites in Ontario and Alberta, including a refrigerator manufacturing facility and a former tannery in the Greater Toronto Area (GTA); and a former Ontario Power Generation site in the City of Mississauga.
Carly Roszell, P.Eng., QPESA (Senior Project Manager)
Carly Roszell has over nine years of consulting experience in the environmental field, specializing in site assessment, risk assessment, risk management and remediation; providing consultation and solutions to brownfield redevelopment. Since joining EXP in 2010, Ms. Roszell has been involved in planning and managing site characterization, risk assessment and remediation of complex brownfield sites as well as overseeing and monitoring implementation of risk management measures.
Carly Roszell graduated from Queen’s University with a Bachelor of Applied Science in Chemical Engineering, first class honours, with a specialization in biochemical engineering. Ms. Roszell is a Qualified Person for Environmental Site Assessments (QPESA) as defined in Ontario Regulation 153/04 and is a licensed professional engineer in Ontario.
Kate Miles, B.Sc. (Project Scientist)
Kate Miles graduated from Queen’s University with a Bachelor of Science in Chemical Engineering in 2010, and from Ryerson University’s Chang School of Continuing Education with a certificate in Environmental Engineering Science in 2014. She has over four years of experience in environmental consulting. She is a licensed professional engineer in Ontario.
EXP Services Inc.
Project Number: MRK-00255348-A0 Date: September 18, 2019
Appendix C – Fire Insurance Documents