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Phase 1 Environmental Site Assessment

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Phase 1 Environmental Site Assessment REVISED Phase I Environmental Site Assessment 75 Farquhar Street and 70 Fountain Street East Guelph, Ontario Prepared for: Skydevco Inc. 5 Douglas Street, Guelph, ON N1H 2S8 Attn: Greg Jones November 18, 2019 Pinchin File: 245320.002 © 2019 Pinchin Ltd. Phase I Environmental Site Assessment November 18, 2019 75 Farquhar Street and 70 Fountain Street East, Guelph, Ontario Pinchin File: 245320 Skydevco Inc. REVISED Issued To: Skydevco Inc. Contact: Greg Jones Issued On: November 18, 2019 Pinchin File: 245320 Issuing Office: Waterloo, ON Primary Contact: Erik Enders, P.Geo., Senior Project Manager 905.577.6206 ext. 1720 [email protected] Author: Gabriela Skibinski, B.Sc Project Technologist 226.898.6781 [email protected] Reviewer: Francesco Gagliardi, C.E.T., LET, QPESA Operations Manager 905.577.6206 ext. 1719 [email protected] © 2019 Pinchin Ltd. Page i Phase I Environmental Site Assessment November 18, 2019 75 Farquhar Street and 70 Fountain Street East, Guelph, Ontario Pinchin File: 245320 Skydevco Inc. REVISED EXECUTIVE SUMMARY Pinchin Ltd. (Pinchin) was retained on July 19, 2019 through an Authorization to Proceed, Limitation of Liability and Terms of Engagement contract form signed by Greg Jones of Skydevco Inc. (Client) to conduct a Phase I Environmental Site Assessment (ESA) of the property located at 75 Farquhar Street and 70 Fountain Street East, Guelph, Ontario (Site). The Site is currently developed with a two-storey commercial building (Site Building) accessed from Farquhar Street. It is Pinchin’s understanding that Client is in the planning stages of a proposed mixed- use redevelopment, the configuration of which has not been finalized. It is Pinchin’s understanding that the potential redevelopment of the Site may involve changing the land use from commercial to a mix of land uses including residential. Given that this change in property use is to a more sensitive property use (i.e., commercial to residential), the filing of a Record of Site Condition (RSC) with the Ontario Ministry of the Environment, Conservation and Parks (MECP) is mandatory under Ontario Regulation 153/04 (O. Reg. 153/04). However, given the preliminary status of the potential redevelopment, the Phase I ESA was completed in general accordance with the Canadian Standards Association (CSA) document entitled “Phase I Environmental Site Assessment, CSA Standard Z768-01” dated November 2001 (reaffirmed 2016), including a review of readily-available historical records, a review of readily-accessible regulatory records, a Site reconnaissance, interviews, an evaluation of information and reporting, subject to the limitations outlined in Section 8.0 of this report. It should be noted that Pinchin has considered the potentially contaminating activities (PCAs) as outlined in O.Reg.154/04 as they relate to the Site. Based on the results of this Phase I ESA completed by Pinchin, the following PCAs have resulted in or have the potential to result in subsurface impacts at the Site: Prior to 1971, the city directories note that the Site was developed with a coal storage yard occupied by Brydges Coal Co. As part of this operation, various coal and wood storage sheds were present on the north portion of the Site, and the southeast corner of the Site was developed with a building containing a "gasol station” along with three underground storage tanks (USTs) containing gasoline located within the road allowance on Fountain Street East directly adjacent to the Site. In addition, a gasoline UST was also located within the road allowance directly adjacent to the Site on Farquhar Street. The three USTs were situated hydraulically upgradient of the Site relative to the inferred groundwater flow direction. Based on the above-noted information, it is Pinchin’s opinion that this previous coal storage yard could result in potential subsurface impacts at the Site; © 2019 Pinchin Ltd. Page ii Phase I Environmental Site Assessment November 18, 2019 75 Farquhar Street and 70 Fountain Street East, Guelph, Ontario Pinchin File: 245320 Skydevco Inc. REVISED Two pad-mounted transformers were observed on the northwest portion of the Site. No evidence of staining or spills were observed during the Site reconnaissance and none are known to have occurred. However, given that these transformers represent a PCA under O.Reg.153/04, and have not been assessed to-date, they represent a potential environmental concern at the Site that would need to be addressed as part of a Phase II ESA; and The findings of the 2016 Pinchin Phase II ESA Report identified benzo(a)pyrene and zinc impacted soil within the shallow fill material at BH04, located in the central portion of the Site. In addition, lead impacted soil was identified within the shallow fill material at BH05, located in the north-central portion of the Site. The benzo(a)pyrene exceedance at borehole BH04 was marginally above the Table 2 Standard, and it appears to be localized in that no other soil samples submitted for polycyclic aromatic hydrocarbons (PAHs) were identified in the other boreholes advanced at the Site. The contaminants of concern (benzo(a)pyrene, lead and zinc) have a low propensity to migrate and, as such, are unlikely to be present in groundwater or to migrate off-Site. Given the relatively low concentrations of the contaminants of concern, and that they were identified in the portion of the Site which is paved, it is considered that there is a low risk to Site occupants assuming the continued current use of the Site. However, additional delineation of the identified contaminants would be required to satisfy the minimum requirements of O.Reg. 153/04 for the purposes of filing an RSC. It is Pinchin’s understanding that the Client intends to redevelop the Site which may involve a change in land use from its current commercial land use to a mixed land use including residential. Given this change in use is to a more sensitive use, an RSC filed with the MECP is mandatory. Pinchin recommends that additional work be completed to meet the minimum requirements of O.Reg.153/04. This Executive Summary is subject to the same standard limitations as contained in the report and must be read in conjunction with the entire report. © 2019 Pinchin Ltd. Page iii Phase I Environmental Site Assessment November 18, 2019 75 Farquhar Street and 70 Fountain Street East, Guelph, Ontario Pinchin File: 245320 Skydevco Inc. REVISED TABLE OF CONTENTS 1.0 INTRODUCTION .............................................................................................................................. 1 1.1 Background ........................................................................................................................... 1 1.2 Scope of Work ...................................................................................................................... 1 2.0 SITE DESCRIPTION ........................................................................................................................ 2 2.1 Site Location and Physical Description ................................................................................ 2 2.2 Topographic, Geologic and Hydrogeological Setting ........................................................... 3 2.3 Site Operations ..................................................................................................................... 3 3.0 HISTORICAL RECORDS REVIEW ................................................................................................. 4 3.1 Site Interviews and Records ................................................................................................. 4 3.2 Aerial Photographs and Satellite Imagery ............................................................................ 4 3.3 Opta Information ................................................................................................................... 5 3.4 City Directories ..................................................................................................................... 6 3.5 Previous Environmental Reports .......................................................................................... 8 3.6 Historical Summary............................................................................................................... 9 4.0 REGULATORY INFORMATION AND CORRESPONDENCE ...................................................... 10 4.1 Site Regulatory Information ................................................................................................ 10 4.2 Ontario Ministry of the Environment, Conservation and Parks .......................................... 10 4.3 Technical Standards & Safety Authority ............................................................................. 12 4.4 ERIS ................................................................................................................................... 12 4.5 Regulatory Information Summary ....................................................................................... 15 5.0 SITE RECONNAISSANCE ............................................................................................................ 15 5.1 Storage Tanks .................................................................................................................... 16 5.1.1 Aboveground Storage Tanks ............................................................................... 16 5.1.2 Underground Storage Tanks ................................................................................ 16 5.2 Water
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