506, 508, 510, 512 & 516 Church Street Toronto, Ontario

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506, 508, 510, 512 & 516 Church Street Toronto, Ontario 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
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