1891 & 1931 Robertson Road, Ottawa, Ontario Phase I

1891 & 1931 ROBERTSON ROAD, OTTAWA, ONTARIO

FINAL REPORT PHASE I ENVIRONMENTAL SITE ASSESSMENT

PREPARED FOR: BELLS CORNERS PROPERTIES LTD.

E&W REF: 614678

Submitted:

September 6, 2013

Prepared by: SNC-Lavalin Inc. Environment & Water Ottawa, Ontario

Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

EXECUTIVE SUMMARY

SNC-Lavalin Inc., Environment & Water (E&W) was retained by Bells Corners Properties Ltd. (BCP) to conduct a Phase I Environmental Site Assessment (ESA) and review of historical information for the property located at 1891 and 1931 Robertson Road in Ottawa (Bells Corners), Ontario; specifically, Part 4 of Lot 12 Concession 2 (Ottawa Front) (herein referred to as the “site”). The site is owned by BCP, comprises approximately 4.7 hectares, and is occupied by two (2) buildings (Buildings No. 1 and 4). An assessment of the on-site buildings was not included within this Phase I ESA.

To meet the objectives described above, E&W developed a scope of work which included the following tasks:

1) Review of Historical and Regulatory Records; 2) Site Visit; 3) Interview(s); and, 4) Evaluation of Information and Reporting.

There was no historical information pertaining to significant environmental concerns (e.g. spills or leaks) on the property and no issues were identified during the site inspection or interviews. A previous property assessment (AEI, 1995) investigated the location of the former fuel oil tank located immediately east of Building No. 1. AEI reportedly found “Trace to low level diesel range organic impacts were identified in the former heating oil USTs which serviced Buildings No. 1 and 2”. Soil samples from a borehole drilled through the boiler room floor had no discernable evidence of impact.

Based on the results of this Phase I ESA, the highest risk to the subject property is presented by off-site sources of contamination. In particular high volume users of hazardous materials (e.g. retail fuel outlets) located up-gradient from the subject property represent the highest potential to impact the subject property. The risk is mitigated by the presence of large sequences of low permeability clay which underlie the site, and restrict the potential movement of groundwater plumes.

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TABLE OF CONTENTS

EXECUTIVE SUMMARY...... i

1. INTRODUCTION ...... 5 1.1 Objective and Scope of Work ...... 5 1.2 Report Structure ...... 6

2. SITE DESCRIPTION ...... 7 2.1 Site Description ...... 7 2.2 Site Contact Information ...... 7 2.3 Current Property Use ...... 7 2.4 Surrounding Land Use ...... 8

3. RECORDS REVIEW ...... 9 3.1 Information Sources ...... 9 3.2 Historical Information Review ...... 10 3.2.1 Air Photographs ...... 10 3.2.2 Fire Insurance Plans ...... 11 3.2.3 Municipal Directories ...... 12 3.2.4 Chain of Title Search ...... 14 3.3 Regulatory Records Review ...... 15 3.3.1 Ontario Ministry of the Environment ...... 15 3.3.2 Technical Standards and Safety Authority ...... 16 3.3.3 City of Ottawa ...... 16 3.3.4 On-Line Databases ...... 17 3.3.5 ERIS EcoLog Databases...... 19 3.4 Well Records ...... 22 3.5 Tenant/Owner Supplied Information ...... 22 3.6 Geological and Geotechnical Reports ...... 25

4. SITE INSPECTION...... 26 4.1 Subject Property ...... 26 4.1.1 General Site Observations ...... 26 4.2 Surrounding Properties ...... 27

5. INTERVIEWS ...... 28

6. FINDINGS ...... 29 6.1 Subject Site ...... 29 6.2 Surrounding Properties ...... 30

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7. CONCLUSIONS ...... 32

8. DISCLAIMER ...... 33

9. REFERENCES ...... 34

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LIST OF FIGURES

Figure 1 Site Location Figure 2 Site Layout with Current Infrastructure Figure 3 Zoning of Site and Surrounding Properties Figure 4 Species Occurrence and Natural Areas Figure 5 MOE Water Well Record Location Plan

LIST OF APPENDICES

APPENDIX A Site Photographs APPENDIX B Aerial Photographs APPENDIX C Title Search APPENDIX D Service Ontario Parcel Register APPENDIX E Regulatory Correspondence APPENDIX F EcoLog ERIS Report APPENDIX G MOE Water Well Records

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1. INTRODUCTION

This report documents the methodology and findings of the Phase I ESA. All work was completed in accordance with the E&W proposal to Bells Corners Properties Ltd. dated July 25, 2013. Historical information for the Phase I ESA was gathered from August to September 2013. Site visits were completed on September 2, 2013.

1.1 Objective and Scope of Work

The objectives of the Phase I ESA were to identify and evaluate any existing or potential environmental concerns at the site. The Phase I ESA was completed based on the Canadian Standards Association (CSA) Standard Z768-01 Phase I ESA (CSA, 2001; reaffirmed 2012), subject to the following study limitations:

• No on-site infrastructure was assessed; • No potential for vapour intrusion was assessed; • No soil, water, building materials or other samples were collected or analysed as part of this work program; and, • Inspections of surrounding properties were limited to visual observations from accessible portions of the site and from publicly accessible vantage points.

To meet the objectives described above, E&W developed a scope of work which included the following tasks:

1) Review of Historical and Regulatory Records; 2) Site Visit; 3) Interview(s); and, 4) Evaluation of Information and Reporting.

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1.2 Report Structure

This report is structured as follows:

• Section 2 provides a description of the site and surrounding properties; • Section 3 provides an historical and regulatory records review; • Section 4 presents observations from the site visit; • Section 5 summarizes information obtained from the interview(s); • Section 6 presents an evaluation of the findings from the Phase I ESA; • Section 7 presents conclusions; • Section 8 presents a disclaimer.

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2. SITE DESCRIPTION

2.1 Site Description

The site includes the property located at 1891 and 1931 Robertson Road in Ottawa (Bells Corners), Ontario (Figure 1); specifically, Part 4 of Lot 12 Concession 2 (Ottawa Front). Additional details for the site are provided as follows:

Address: 1891 and 1931 Robertson Road, Ottawa, Ontario Legal Description: Part of Lot 12 Concession 2 (Ottawa Front), Part 4 on Plan 4R14583, Nepean. Property Identification Number (PIN): 04699-0094 (LT) Owner of the Site: Bells Corners Properties Ltd. (BCP) Approximate Size: 4.7 hectares (11.6 acres) Zoning (City of Ottawa, 2013): AM – Arterial Mainstreet

For the purposes of this report, Robertson Road is assumed to be oriented in an east-west direction along the south perimeter of the site. The site location is shown in Figure 1, while the site layout and surrounding land use are presented in Figure 2. Photographs of the site taken during the site inspection are included in Appendix A. The municipal zoning of the site is shown in Figure 3.

2.2 Site Contact Information

The site contact information in respect to the Phase I ESA is as follows:

Site Owner: Bells Corners Properties Ltd. Contact for Phase I ESA request: Mr. Tom Taggart P. Thomas Taggart Legal Professional Corporation 12b – 300 Queen Elizabeth Drive Ottawa, Ontario K1S 3M6

2.3 Current Property Use

The site is occupied by two (2) single story buildings, one located on the eastern half of the property (locally known as Building No. 1) and the other (Building No. 4) in the south-west corner of the property. A private road bisects the property from north to south. The remainder of the property (northwest quadrant) consists of an open grassed area which is also used for sporting activities. Parking is located along the east side of the property as well as adjacent to

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Building No. 4. The on-site buildings are approximately 50 years in age. Building No.1 is occupied by Chipworks Inc. (Chipworks) and General Dynamics Canada (GDC). Building No. 4 is currently unoccupied.

The site layout is presented in Figure 2. Photographs of the site from the site inspection are included in Appendix A.

2.4 Surrounding Land Use

Surrounding land use within a 250 m radius of the site currently consists of a mixture of commercial, industrial, institutional, residential, agricultural, and open space land use. Land use surrounding the site at the time of inspection included the following:

• North – The property immediately to the north of the site is also owned by BCP and is occupied by an industrial building (Building No. 2) which is leased to GDC. This property extends north to the railway line. Farmland is located north of the railway line. • East – The properties immediately east of the site are a mixture of industrial, commercial and mixed-use properties. • South/Southeast/Southwest – The properties immediately south of the site are commercial and mixed-use properties. Residential neighbourhoods are located further south. Institutional and open space zones lie both further southeast and southwest of the site. • West – The property immediately to the west of the site is owned by GDC and is occupied by industrial (Building No. 3) and office buildings (Building No. 5) and parking lots. Commercial and mixed land-uses, as well as residential dwellings, are located further west.

The subject property and the properties to the north and west were at one time all occupied by Computing Devices (Canada) Corporation (CDC) (now known as GDC). Building No. 4 was vacated by GDC near the end of 2011. GDC has been gradually downsizing from Building No. 1.

The general layout of the surrounding properties is provided in Figure 2. Photographs of the surrounding properties are also included in Appendix A.

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3. RECORDS REVIEW

3.1 Information Sources

As part of the Phase I ESA, E&W conducted a review of available historical and environmental records relating to the site and surrounding properties to identify evidence of actual or potential contamination in connection with the site. The following sources of information were reviewed:

• Air photographs - Historical air photographs available from the National Air Photo Library in Ottawa, Ontario and from the City of Ottawa on-line eMap application were examined for the site and surrounding properties.

• Fire Insurance Plans - Environmental Risk Information Services Ltd. (ERIS) was contracted to search for available fire insurance plans for the site. In addition, fire insurance plan records were reviewed at Library and Archives Canada in Ottawa, Ontario.

• Municipal Directories - Municipal directories were reviewed at Library and Archives Canada in Ottawa, Ontario.

• Title Search - Wentzell Titles of Ottawa, Ontario was retained by E&W to conduct a chain of title search for the site parcels to identify historical ownership of the properties.

• Regulatory Agencies - Information requests were filed with the Ontario Ministry of Environment (MOE), the City of Ottawa, and the Technical Standards and Safety Authority (TSSA) to obtain any available information concerning the site parcels.

• On-Line Databases - A search of the on-line Federal Contaminated Sites Inventory, the Ontario MOE Brownfield Environmental Site Registry, and the Ontario Ministry of Natural Resources (MNR) Natural Heritage Information Centre Biodiversity Explorer was conducted for the site parcels and surrounding properties.

• ERIS EcoLog Search - Environmental Risk Information Services Ltd. (ERIS) was contracted to provide an EcoLog report for the site parcels. The EcoLog report included a records search for sixteen (16) publicly available federal government, provincial government and private source databases for the site and all properties within a 250 m buffer around the site.

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• Tenant/Site Owner Records – relevant environmental information pertaining to both the subject and surrounding properties was requested and obtained from the owner (BCP) and their tenants (Chipworks, GDC).

A detailed review of the available historical and regulatory information is provided in the following sections.

3.2 Historical Information Review

Note that the available historical information is not a continuous record. It is possible that features of interest may have appeared between coverage dates, or in some cases may have predated available coverage. In addition, aerial photograph quality is variable and in some instances site features may be difficult to identify or their purpose may be difficult to establish.

3.2.1 Air Photographs

Selected air photographs for the period of 1951 to 1982 from the National Air Photo Library in Ottawa, Ontario were reviewed. In addition, air photographs available from the City of Ottawa's on-line eMap database were also reviewed. A summary of observations for the site and surrounding properties is provided in the following table. Copies of the air photographs are included in Appendix B. Where possible, details observed in the aerial photographs were correlated to features identified in the other sources of historical information reviewed as part of the Phase I ESA.

Reference Year Observations

A13345-289 1951 The site consists exclusively of farmland with no buildings present on the (Figure B.1) property. A rail line is located north of the site. Richmond Road is visible along the southern property boundary. The land surrounding the site is primarily farmland with some buildings visible west of the site along Robertson Road.

A16938 1958 Two large buildings have been constructed on the subject property. One large (Figure B.2) building (Building No. 1) was constructed on the eastern half of the property. A site access road is visible extending from Robertson Road onto the property. A second, smaller building (Building No. 4) was constructed on-site in the southwest quadrant of the property along Robertson Road. Another large building (Building No. 2) was constructed north of the subject property. Other smaller buildings are also visible west of the site along Robertson Road. Several residential and commercial buildings have been constructed along the south side of Robertson Road. The area east of the site appears to be similar in configuration to the 1951 air photograph.

A18001-105 1963 An access road leading from Robertson Road to all buildings on-site (and

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Reference Year Observations

(Figure B.3) Building No. 2 to the north) is visible. The buildings on the subject property and north of the site appear to be similar in configuration to the 1958 air photograph. Construction of Building No.3 on the adjacent property appears to be underway. Several commercial buildings and access roads have been constructed east of the site. Some residential development is visible both to the west (trailer park) and south of the site beyond Robertson Road.

A20900-144 1968 A building (Building No. 3) has been constructed adjacent to the western (Figure B.4) property boundary. Several commercial establishments (including some retail fuel outlets) are visible along Robertson Road, including those at 1912, 1930, 1946, 1975 and 1992 Robertson Road.

A-23205-59 1973 Several additional commercial establishments (including some retail fuel outlets) (Figure B.5) are visible along Robertson Road, including those at 1850, and 1881 Robertson Road.

A24844-136 1978 No significant changes from previous air photograph. (Figure B.6)

A25065-117 1982 Construction of a building (Building No. 5, office tower) on the property west of (Figure B.7) the subject property is ongoing. The landuse at 1946 Robertson Road (previously a retail fuel outlet) appears to have changed.

A28332-196 1997 The office tower (Building No. 5) west of the subject property has been (Figure B.8) constructed. A baseball diamond is visible in the grassed area of the subject property. Some buildings have been constructed east of the subject property.

City of Ottawa 2005 No significant changes to subject property. Retail fuel outlets continue to operate at 1850, 1881, and 1930 Robertson Road.

City of Ottawa 2008 The infrastructure has been removed from the property at 1975 Robertson Road (previously a retail fuel outlet) and the site appears to have been re-graded. Petroleum dispensing equipment also appears to be removed from 1992 Robertson Road.

3.2.2 Fire Insurance Plans

Environmental Risk Information Services Ltd. (ERIS) was contracted to search for available fire insurance plans for the site. ERIS conducted a search through Opta Environmental Services Historical Environmental Information Reporting System (HEIRS™) regarding the site. No fire insurance plans were found for the site.

In addition, the Catalogue of Canadian Fire Insurance Plans (Dubreuil & Woods, 2002) was consulted in person at Library and Archives Canada in Ottawa, Ontario. Fire insurance plans were not listed for either Bells Corners or Nepean. Fire insurance plan records for the City of Ottawa were reviewed; the key plan for Volume 4 of the 1956 fire insurance plans indicates that

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the western limit of the City of Ottawa at that time was located along Richmond Road and Pinecrest Road, east of the site. There were no detailed fire insurance plans available for the site or surrounding area.

3.2.3 Municipal Directories

A municipal directory search was conducted at Library and Archives Canada in Ottawa, Ontario. The search included the site and adjacent properties. Directories were reviewed approximately every five years from 1965 to 2010.

Site

Prior to a civic address and street name change in 2012 by the City of Ottawa, the addresses for the site were 3685 Richmond Road and 3775 Richmond Road for 1891 Robertson Road and 1931 Robertson Road, respectively. The most recent municipal directory for the City of Ottawa is from 2010; therefore, listings were searched via the historical addresses in the municipal directories. No listings prior to 1965 were provided through the municipal directories.

The municipal directory search identified the following significant occupants on the site:

1891 Robertson Road 1931 Robertson Road (formerly 3685 Richmond Road) (formerly 3775 Richmond Road)

• The property is occupied by Chipworks in the • The property is occupied by GDC in the 2009-2010 2009-2010 and 2000-2001 directories. and 2005-2006 directories.

• In the 2005-2006 directory, the occupant is listed at • Microstar Software Ltd. is listed as the site occupants Sciemetric Instrument Inc. in the 2000-2001 directory.

• The property is occupied by CDC in the 1986 and • In the 1995-1996 directory, CDC is not listed at this 1990 directories. address; however, CDC is listed at neighbouring property 3785 Richmond Road. • In the 1965, 1970, 1975 and 1980 directories, CDC is not listed at this address; however, CDC is listed • CDC is listed as the site occupants in the 1990 and within the directories with no identified street address. the 1986 directories.

• The property is occupied by Tecum Teak Furniture and Galaxy Furniture Outlet in the 1980 directory.

• Lasalle discount furniture department store is listed as the site occupants in the 1975, 1970 and 1965 directories.

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Surrounding Properties

The City of Ottawa municipal directories were reviewed from 1965 to 2010. There were no records for any surrounding properties in the directories reviewed from 1960 and earlier. Nearby properties along Robertson Road (formerly Richmond Road) and Stafford Road were used largely for industrial and commercial operations. The following table provides a summary of historical occupants for the surrounding properties who may be associated with potential environmental concerns.

Current Approx. Historical Municipal Distance and Municipal Address Direction from Year Occupant Address (post-2012) Site (pre-2012)

unknown 3665 Richmond unknown 1970 to 1980 Service Station unknown 3667 Richmond unknown 1975 Mackenzie Mercury new & used cars 1980 to 1990 Petro Can Self Serve & Car Wash 1881 Robertson 3675 Richmond 5 m east 1965 to 1975 Service station 2000 to 2010 Esso Gas Bar & Car Wash, Mr. Lube Esso Gas Bar & Car Wash, Tim 1995/96 120 m Hortons 1850 Robertson 3680 Richmond southeast 1990 Serv a car, Mr. Lube 1986 Serv a Car, ESSO 1970 to 1975 Imperial Centre service station 1902 Robertson 3710 Richmond 35 m south 1995 to 2001 DC bus lines, DJs Taxi 2005 to 2010 Automotive repair 1986 to 1990 Becker’s convenience store 1912 Robertson 3722 Richmond 35 m south 1975 to 1980 Texaco (fuel service station) 1970 Service station unknown 3724 Richmond unknown 1975 Shell service station 1970; 1980 to 1930 Robertson 3726 Richmond 35 m south Shell service station 2010 75 m 1960 Robertson 3740 Richmond 1975 Service station south-southeast

185 m 2009/10 Gary’s Automotive repair centre 1992 Robertson 3766 Richmond southeast 1970 to 2006 Auto Centre service station 2010 General Dynamics Canada 1941 Robertson 3785 Richmond 5 m west 1995 to 2001 Computing Devices Canada

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Current Approx. Historical Municipal Distance and Municipal Address Direction from Year Occupant Address (post-2012) Site (pre-2012)

1965 Cedarwood Homes Ltd Cottages 1961 Robertson 3795 Richmond 65 m west 1970 to 1975 Nepean Taxi 1995 to 2001 Cooley’s Automotive repair centre 1975 Robertson 3805 Richmond 120 m west 1970 to 1990 Service station 1965 Residence 1995/96 Almonte Lumber Ltd. 210 m 1987 Robertson 3813 Richmond Steenbakkers Lumber Co.; Roof truss northwest 1975 to 1990 Ltd. unknown 6 Stafford unknown 1980 Auto body repair shop unknown 7 Stafford unknown 1980 Bus machinist 19 Stafford 19 Stafford 90 m east 2005 to 2010 Concordia Bodyshop/Collision Centre Multiple listings for automotive and unknown 30 Stafford unknown 1980 to 2010 marine maintenance and repair centres Multiple listings for automotive, heavy 34 Stafford 34 Stafford 30 m northeast 1986 to 2010 duty machine and marine maintenance and repair centres Industrial park – mechanical 35 Stafford 35 Stafford 5 m east 1986 to 1990 contractor, lumber, DC bus lines, DJs taxi

3.2.4 Chain of Title Search

E&W retained the services of Wentzell Titles of Ottawa, Ontario to conduct a chain of title search to identify historical ownership of the site. A copy of the title search is provided in Appendix C. A copy of the Ontario Service Parcel Register is provided in Appendix D.

The chain of title search indicated that the site parcels have been owned by the following individuals and companies:

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Portion of the Site Owner Year

Part of Lot 12 Crown Prior to 1821 Concession 2, Ottawa Front, James Shouldice 1821 to 1829 being Part 4 on Joseph N. Hagarman 1829 to 1835 Plan 4R-14583, formerly City of Tiberius Wright, Rugles Wright 1835 Nepean, City of Ottawa. PIN John Stinson 1835 to 1877 04699-0094. Hugh Stinson 1877 to 1915

John Stinson 1915 to 1920

Thomas H. Stinson 1920 to 1947

William A. Stinson 1947 to 1955

part Soules Construction Limited 1955

Bay-Grosvenor Limited 1955

lease - part McGlashan Silverware Limited 1955

lease - part Computing Devices of Canada Limited 1955

part High Park Properties Limited 1957

Bells Corners Properties Limited 1960

lease Bay-Grosvenor Limited 1960

North American Life Assurance Company 1963

amalgamation The Manufacturers Life Insurance Company 1996

Bells Corners Properties Limited 1999

lease Computing Devices Canada Limited 1999

name change General Dynamics Canada Limited 2002

3.3 Regulatory Records Review

Available information from the following regulatory agencies and government databases was reviewed to further assess the environmental condition of the site.

3.3.1 Ontario Ministry of the Environment

A request was submitted to the Ontario MOE under the Freedom of Information Act and Protection of Privacy Act to obtain records or documents on file for the site.

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At this time, no response has been received from the MOE regarding 1891 and 1931 Robertson Road. Any information obtained as part of this search request will be forwarded to the client.

3.3.2 Technical Standards and Safety Authority

The TSSA maintains records of fuelling facilities and certain types of fuel storage tanks in Ontario. The TSSA is only able to search for records assigned to municipal addresses. The TSSA informed E&W that there were no fuel storage tanks registered at either 1891 or 1931 Robertson Road.

3.3.3 City of Ottawa

The City of Ottawa was contacted to obtain information related to the site in the City’s departmental files and the Historical Land Use Inventory (HLUI) database. A copy of the response from the City of Ottawa, including a site map, is provided in Appendix E.

No information was returned for the site from the search of the City’s departmental files.

The search of the HLUI database revealed the following:

• There are five (5) activities associated with the site; and, • There are twenty-three (23) activities associated with properties located within 50 m of the site.

The HLUI database indicated that the following activity numbers and companies are associated with the site and surrounding properties:

Location Address Activity Company Name Facility Type Number Site – 12571 Sciemetric Instruments Inc. Electrical and Electronic Machinery, 1891 and 1931 Equipment and Supplies, Wholesale Robertson Road 2333 * BP Self Serve Gasoline Service Stations 3371 * Computing Devices Electric power systems industry 3528 Chipworks Communication and Other Electronic Equipment Industries 9707 Nortel – BCNR Electric Lighting Industries 1941 Robertson Road 3372 Computing Devices of Canada Electrical and Electronic Machinery, Equipment and Supplies, Wholesale 5866 * General Dynamics Canada Communication and Other Electronic Equipment Industries

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Location Address Activity Company Name Facility Type Number 2333 * BP Self Serve Gasoline Service Stations 3371 * Computing Devices Electric power systems industry 1876 Robertson Road 4129 DJ’s Taxi Service Industries Incidental to Water Transport 4366 DC Bus Lines Public Passenger Transit Systems Industries 7900 Laflamme WD Limited Metal and Metal Products, Wholesale 1881 Robertson Road 10563 Petro-Canada Inc. Gasoline Service Stations 1587 * Bell’s Corner Fina Self Serve Motor Vehicle Repair Shops 2333 * BP Self Serve Gasoline Service Stations 3371 * Computing Devices Electric power systems industry 1912 Robertson Road 2299 Bourgeau Enterprises Inc. Motor Vehicles, Wholesale 5802 Gary’s Automotive Motor Vehicles, Wholesale 1930 Robertson Road 12427 Shell Canada Products Gasoline Service Stations 1956 Robertson Road 3793 Cosmo Dental Laboratory Medical and Other Health Facilities 4006 Deluxe Enterprises Other Rubber Products Industries 1946 Robertson Road 1296 * Barry Stratham’s Sunoco Gasoline Service Stations Service Station 4006 Deluxe Enterprises Other Rubber Products Industries 34 Stafford Road 10053 Ottawa Fastener Supply Ready Mix Concrete Industry Limited 1392 Autoparts Extra Motor Vehicle Parts and Accessories, Wholesale 1601 Bells Corners Automotive Motor Vehicle Parts and Accessories Industries 4530 Engines Extra Motor Vehicles, Wholesale 35 Stafford Road 2912 Canatron-Audio & CD ROM Other Manufactured Products Industries MFR 8976 MUN-COM/REC General Administrative Services * Activity Numbers 5866, 2333, 3371, 1587 and 1296 have uncertainty about the exact location of the land use activity. As such, the activity may or may not have been located on the subject property or on certain properties with 50 m of the site.

3.3.4 On-Line Databases

Federal Contaminated Sites Inventory

The Federal Contaminated Sites Inventory lists information on all known federal contaminated sites under the custodianship of federal departments, agencies and consolidated Crown corporations, in addition to those that are being or have been investigated to determine whether they have contamination arising from past use that could pose a risk to human health or the environment. The inventory also includes non-federal contaminated sites for which the Government of Canada has accepted some or all financial responsibility. It does not include

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sites where contamination has been caused by, and which are under the control of, enterprise Crown corporations, private individuals, firms or other levels of government.

A search of the on-line database indicated that there are currently no listings for the site. In addition, no records were identified for surrounding properties within a 250 m radius of the site.

Brownfield Environmental Site Registry

The Ontario MOE maintains the on-line Brownfield Environmental Site Registry to provide public access to Records of Site Condition (RSC) filed under Part XV.1 of the Environmental Protection Act. The registry includes information on properties where Phase I, II or III ESAs have been conducted and a RSC has been filed.

A search of the on-line registry indicated that there are currently no records for surrounding properties within 250 m of the site parcels.

Natural Heritage Information Centre

The Natural Heritage Information Centre (NHIC) Biodiversity Explorer was established by the Ontario MNR to provide information on the species, plant communities, natural areas and wildlife concentration areas within the province of Ontario.

A search of the NHIC database identified five (5) species which occurred within a 1 km radius of the site, including the milksnake, blunt-lober grapefern, rugulose grapefern, ram’s-head lady’s-slipper, and pitch pine. One (1) species, the milksnake, was classified as sensitive. The search of the NHIC database also identified one (1) natural area, a life science site named the Bell High School Forest, which occurred within a 1 km radius of the site. Figure 4 illustrates the location of the species and natural area in relation to the site.

The search of the NHIC database did not identify any other natural areas, including provincially significant wetlands, areas of natural or scientific interest (ANSIs) or provincial parks, within a 1 km radius of the site parcels.

It is unlikely the site is habitat for sensitive species based on the following; • The site is located in an urban area of light industrial/commercial land use; • Groundcover at the site is predominantly paved or maintained lawn; and, • There are no water bodies on site.

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Based on the above information, further assessment and/or mitigation plans pertaining to sensitive species would likely not be necessary prior to intrusive field activities.

3.3.5 ERIS EcoLog Databases

Environmental Risk Information Services Ltd. (ERIS) was contracted to provide an EcoLog report for the site. A copy of the EcoLog ERIS report is included in Appendix F. The EcoLog ERIS report identified the following records for the site:

• One (1) Certificate of Approval has been issued for the business operating at 3685 Richmond Road (now 1891 Robertson Road). A Certificate of Approval (Air) was issued to Chipworks Inc. in 2005. • The Ontario Regulation 347 Waste Generators Summary database identified the following ten (10) records: • Colonnade Development was registered as a generator of oil skimmings and sludges at 3775 Richmond Road between 1995 and 2001; • Computing Devices Company (CDC) was a registered generator of two (2) waste classes at 3685 Richmond Road in 1988, twelve (12) waste classes in 1989 and 1990, and seventeen (17) waste classes in 1994 and 1995; and, • Chipworks was a registered generator of three (3) waste classes at 3685 Richmond Road between 1997 and 2003, eight (8) waste classes between 2004 and 2010, and six (6) waste classes as of 2012. • The Inventory of PCB Storage Sites identified the following six (6) records: • Computing Devices Company was a registered PCB storage site at 3685 Richmond Road in 1995, 1998, 1999, 2000, 2003 and 2004.

The EcoLog ERIS report identified the following environmental records the surrounding properties within a 250 m radius of the site:

Certificates of Approval

• One (1) Certificate of Approval (Air) was issued to General Dynamics Canada Ltd operating at 3785 Richmond Road in 2006. • Four (4) Certificates of Approval were issued to Computing Devices Canada Ltd operating at 3785 Richmond Road. Two (2) were issued for industrial air in 1998; two (2) were issued for municipal sewage in 1987. • One (1) Certificate of Approval (Air) was issued to a business operating at 15 Stafford Road in 2011.

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• One (1) Certificate of Approval (Municipal Water) was issued to R.M. of Ottawa-Carleton operating at Ellery Crescent/Virgil/Lynhar Roads in 1996. • One (1) Certificate of Approval (Municipal Sewage) was issued to Campeau Corporation Ltd. operating at 3766 Richmond Road in 1986. • One (1) Certificate of Approval (Municipal Sewage) was issued to Sanjoy Developments Ltd. operating at 34 Stafford Road in 1998. • Valley-Vu Realty (Ottawa) Ltd, on Stafford Road, was issued certificates of approval for municipal water and/or sewage in 1985 and 1987. No municipal address was specified for this record. • Capricorp on Stafford Road, was issued a certificate of approval for municipal sewage in 1987. No municipal address was specified for this record. • The City of Ottawa, on Richmond Road, was issued certificates of approval for municipal and private sewage works in 1990, 2002, 2004, and 2005. No municipal address was specified for this record.

Fuel Storage Tanks

The Fuel Storage Tanks database is maintained by the TSSA (current to June 2011). It identified several fuel storage tanks on surrounding properties, as follows: • 3726 Richmond Road, a retail fuel outlet, was identified as having from one (1) to four (4) underground storage tanks (USTs) located on the property, between 2007 and 2011. • 3675 Richmond Road, a retail fuel outlet, was identified as having from two (2) to four (4) underground storage tanks (USTs) located on the property, between 2007 and 2011. • 3680 Richmond Road, a retail fuel outlet, was identified as having from two (2) to five (5) underground storage tanks (USTs) located on the property, between 2007 and 2011.

Ontario Regulation 347 Waste Generators Summary

The Ontario Regulation 347 Waste Generators Summary database identified the following companies/addresses to be registered as a generator of one (1) or more waste classes:

Company/Site Name Address Shell Canada Products 3726 Richmond Road Computing Devices Canada Ltd. 3785 Richmond Road General Dynamics Canada Ltd. 3785 Richmond Road Bells Corners Medical Group 3720 Richmond Road City of Ottawa, Nepean Creative Arts Centre 35 Stafford Road Auto Pak Ltd. 34 Stafford Road Bells Corners Automotive Machine Shop Ltd. 34 Stafford Road Engines Extra 34 Stafford Road

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Cooley Automotive 3795 Richmond Road Northern Brake Shops Ltd. 3665 Richmond Road Petro-Canada 3805 Richmond Road Shoppers Drugmart 3657 Richmond Road Bell’s Corners Auto Centre 3766 Richmond Road Summit Reit Property Management 20 Bexley Place

Private and Retail Fuel Storage Tanks

The Private and Retail Fuel Storage Tanks database was maintained by the Fuels Safety Branch (of the Ministry of Consumer and Commercial Relations) from 1989-1996. It identified the following fuel storage tanks located in the surrounding properties, as follows:

• 3722 Richmond Road was identified as having capacity for 90800 L of fuel via one (1) or more USTs in 1996. • 3726 Richmond Road was identified as having capacity for an unknown volume of fuel in 1993 and 90800 L of fuel via one (1) or more USTs in 1996. • 3675 Richmond Road was identified as having capacity for an unknown volume of fuel in 1996. • 3680 Richmond Road was identified as having capacity for 25957 L of fuel via one (1) or more USTs in 1994 and 1995. • 3805 Richmond Road was identified as having capacity for 11500 L of fuel via one (1) or more USTs in 1992 and 2000 L of fuel in 1994.

Retail Fuel Storage Tanks

The Retail Fuel Storage Tanks database is an inventory of retail fuel tanks from 1999 to 2010. It identified the following surrounding properties as having fuel storage tanks, as follows:

• 30 Stafford Road – AMR Auto Centre. • 3680 Richmond Road – Esso Gas Bar & Car Wash and Mr. Lube. • 3766 Richmond Road – Bell’s Corners Auto Centre.

Ontario Spills

The Ontario Spills database identified the following surrounding properties to have experienced a contaminant spill, as follows:

Ref.: 614678 21 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

Company Name Address Contaminant Contaminant Quantity General Dynamics Canada Ltd. 3785 Richmond Road Refrigerant Gas 112 kg General Dynamics Canada Ltd. 3785 Richmond Road Hydraulic Oil 40 L Waste Carrier 3785 Richmond Road Motor Vehicle (operating fluid) 20 L Unknown 3669 Richmond Road Power steering fluid 1 L Unknown 1 Stafford Road Natural Gas (methane) Unknown Shell Canada Products Ltd. 3680 Richmond Road Gasoline 10 L Queensway Tank Lines 3680 Richmond Road Gasoline 5 L Unknown 22 East Gate – Private Diesel Fuel 25 L Road at Bellwood Mobile Trailer Park Unknown Residence at Bell Mews Furnace Oil 450 L Trailer Park Nepean Hydro 3657 Richmond Road Transformer Oil 45 L Petro-Canada 3766 Robertson Road Gasoline 4L Service Station

The EcoLog ERIS report included additional records within 250 m of the site parcels in the above-mentioned databases, however, only the larger and potentially environmentally significant have been described in detail above. A copy of the complete ERIS EcoLog report is provided in Appendix F.

3.4 Well Records

A search of water well records within 1 km of the site was requested from the Ministry of the Environment (MOE) Environmental Monitoring and Reporting Branch. Multiple well records were listed within 1 km of the site (based on UTM co-ordinates assigned to the wells). Figure 5 shows the location of the wells in relation to the site. The well record results are provided in Appendix G.

As shown in Figure 5, the search identified one (1) registered well record reportedly located on-site (Well Number 1514033) which was drilled in May 1974 for use as a municipal supply well. The well record for this well is provided in Appendix G; the well record indicates that the well is not located on-site, but actually located south of Robertson Road.

3.5 Tenant/Owner Supplied Information

The following information was made available by the owner or tenant for the site and/or neighbouring property:

Ref.: 614678 22 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

• Adamas Environmental Inc, 1995 Preliminary Environmental Assessment, Computing Devices Complex, Bells Corners, Nepean, Ontario. Prepared for Steve Martin Colonnade Development. • Adamas Environmental Inc, 1996 Phase II Environmental Assessment, West Nepean Business Park, 2775-2785 Richmond Road, Nepean (Bells Corners), Ontario. Prepared for Colonnade Development Inc. • Aqua Terre Solutions Inc., 1998. Assessment of Remedial Alternatives. Prepared for Computing Devices Canada, March. • Aqua Terre Solutions Inc., 2004. Results of Additional Investigations – July and November, 2004. Prepared for General Dynamics Ltd. • Aqua Terre Solutions Inc., 2006. Soil Excavation and Pumping Well Installation. Prepared for General Dynamics, 3785 Richmond Road, Bells Corners, Ottawa, Ontario, December. • McRostie and Associates Ltd., 1964. Report of Subsurface Investigation at Computing Devices of Canada, Extensions No.1 and 2, Bells Corners, Ottawa. Prepared for Donald G. Hallford, Architect. Report SF-765. • McRostie and Associates Ltd., 1987. Report on Design Stage Subsurface Investigation Proposed New Building North of Building No. 3, Computing Devices of Canada, Bells Corners, Nepean, Ontario. Prepared for Computing Devices Company. Report SF-2779.

In addition E&W has a significant amount of information on file which describes historical issues on the property to the north, and which has been authorized for use in this Phase I environmental assessment.

These reports describe general site conditions, as well as environmental issues identified at the time. The previous environmental assessments completed by Adamas Environmental Inc. (AEI) in the mid 1990’s identified several potential “areas of environmental concern (AEC)”. Specifically issues previously identified as potential concerns for the subject property included:

1) A series of UST’s (steel replaced by fibreglass) were previously used to store heating oil for the boiler in Building No. 1. Circa 1985 the boilers were converted to natural gas and the tanks were removed. Intrusive investigations subsequently conducted by AEI (1996) in the location of the former UST found only “trace level soil and low level groundwater impacts” in this location. 2) Petroleum odours associated with the storm drain. Intrusive investigations subsequently conducted by AEI (1996) in the location of the former UST found only “trace level soil and low level groundwater impacts” in this location.

Ref.: 614678 23 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

3) Potential impacts migrating from the adjacent Petro Canada retail outlet. Intrusive investigations subsequently conducted by AEI (1996) in the location of the former UST found “no evidence of impacts arising from the adjacent retail petroleum outlet are indicated or suspected at this time”.

As part of the assessment conducted by AEI in 1995, a series of investigations and supplementary investigations were conducted in the vicinity of Building No. 2 (to the north). These investigations were conducted in response to the discovery of elevated concentrations of chlorinated solvents in the soil and groundwater north of Building No. 2. Subsequent to this discovery, Aqua Terre Solutions Inc. was retained (March, 1997) to evaluate and recommend remedial options for the affected area. The recommended work program which was submitted to, and approved by, the MOEE included:

1. Summer 1997 - Additional sampling of existing monitoring wells and on and off-site delineation; 2. Summer 1997 – Replacing a leaking storm sewer; 3. A remedial plan consisting of a groundwater capture and treatment system began operation on October 28, 1998. Permits associated with the remedial system include : i) Air certificate of approval (Original permit (CofA) Air #8 4118 98 006 issued Sept. 22, 1998; Revised issued on March 30, 2006 (#8224 6MQKZL) and is the current air CofA approval. ii) Permit to take water (#98 P 4094 valid from October 1998 to October 2005; October 11, 2005, permit to take water #4270 6GPRX3 was issued; January 4, 2006, permit to take water #6144 6K4MW8 was issued); iii) Sanitary sewer discharge permit - A sewer use agreement was signed (October 15, 1998) with the Regional Municipality of Ottawa Carleton (RMOC) and subsequently amended on April 24, 2004 with the City of Ottawa (after amalgamation of the City and Region).

In 2004 elevated concentrations of chlorinated solvents were detected in a groundwater pumping well located north of building No. 2. Aqua Terre was retained (in 2004) by GDC to identify the source, delineate the extent of the contamination, and to develop a remedial plan. Work included: i) Reviewing historical information and installing boreholes/monitoring wells inside Building No. 2 around historical usage areas, and using surface excavations to investigate possible source areas (under slab, foundation drain, etc); 15 exterior boreholes were also drilled in 2005 including 9 monitoring well installations; no significant impact was identified under Building No. 2 (Aqua Terre, 2004).

Ref.: 614678 24 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

ii) excavating and removing approximately 882 tonnes of TCE and PCE impacted soil from nineteen (19) 1.52 m diameter caissons. Adding four (4) pumping wells to the network of capture wells and two (2) monitoring wells (Aqua Terre, 2006).

The remedial system continues to operate (SNC-Lavalin, 2013). Annual reports documenting the operation of the remedial system, and observations regarding groundwater concentrations have been submitted to the MOE since 1998. Annual reports generally have the following conclusions:

1) Concentrations of all chlorinated solvents in samples collected from bedrock monitoring completion wells satisfied MOE (2011) Table 2 standards; 2) The core of the groundwater plume is decreasing in size; and, 3) Chlorinated solvent concentrations in off-site monitoring wells have a stable or decreasing trend.

3.6 Geological and Geotechnical Reports

Belanger and Harrison (1980) describe the surfical geology for the site as Post Champlain Sea deposits consisting of silt and silty clay, commonly including lenses of sand and generally underlain at a variable depth by deep water facies, consisting of blue grey clay, silt and silty clay. This is substantiated by boreholes drilled on the subject property (McRostie, 1964) who found a layer of very stiff clay to a depth of six feet, underlain by stiff clay to a depth of 15 feet. Subsequent investigations (McRostie, 1987) on the adjacent property found that the clay extended to a depth of up to 8.5 m, underlain by 0.4-1.7 m of glacial till on top of bedrock.

Bedrock at the site is reported to be dolomite of the March formation (Belanger and Harrison, 1980). McRostie (1987) encountered primarily sandstone with some limestone and dolomite layers.

McRostie (1964) reported groundwater table to be at approximately four feet below ground surface. Regionally groundwater flow is directed north-northeast to the Ottawa River.

Ref.: 614678 25 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

4. SITE INSPECTION

The following sections detail the results of the site inspection completed by E&W on September 3, 2013. Kevin Strank of E&W was accompanied by David Brouse, Property Manager with Taggart Realty Management Inc., during the inspection of the property and two (2) buildings (Buildings No. 1 and 4) on-site. Selected photographs from the site inspection are included in Appendix A.

As previously noted in Section 1.4, observations of the two (2) buildings were limited to issues which could potentially affect the property.

4.1 Subject Property

4.1.1 General Site Observations

The property at 1891 and 1931 Robertson Road is a large rectangular piece of land with a total area of approximately 4.7 ha (11.6 acres). The site is located on the north side of Robertson Road, directly north of the intersection of Robertson Road and Stinson Avenue.

On-site land use is generally classified as industrial. The site consists of two (2) buildings (Buildings No. 1 and 4) and a landscaped grass field. An access road (paved, un-named, and private) runs through the center of the site in a north-south direction, exiting at Robertson Road directly opposite Stinson Avenue.

The on-site buildings are municipally serviced for both drinking water and sanitary sewer. Other utilities include natural gas heating and underground electrical.

The site is relatively flat. The landscaped grass field covers most of the north-west quadrant of the site. A baseball diamond is present in the northwest portion of the site. A row of trees borders the east side of the access road which traverses the site. A few other trees and landscaped lawns are present around Buildings No. 1 and 4. Asphalt parking lots are present east of Building No. 1 and surrounding Building No. 4. During the site investigation conducted on September 3, 2013, no staining on soil or asphalt was observed, no waste/refuse was observed to be exposed at or on the ground surface, and no stressed vegetation was observed.

Building No. 4 consists of office space; however, at the time of the site visit on September 3, 3013 the building was vacant. Building No. 1 is occupied by two (2) businesses: Chipworks

Ref.: 614678 26 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

(electronics reverse engineering) and General Dynamics Canada (GDC; military contractor). Approximately 200 workers are present in Building No. 1.

Chipworks utilizes and stores small quantities of hazardous liquids (acids and solvents) including sulphuric acid, hydrofluoric acid, isopropyl alcohol and acetone. Every 90 days, the hazardous materials are removed from the site in small quantities (approximately 30 to 50 litres) and disposed by Photec Environmental.

The Chipworks laboratory contains a neutralizer connected to the sanitary sewer. In addition, fume hoods are operated in accordance with a Certificate of Approval number 5638-679SWM. This corresponds with the Ecolog ERIS report which indicated that a Certificate of Approval (Air) had been issued to Chipworks, operating at 3685 Richmond Road (now 1891 Robertson Road) since 2005.

4.2 Surrounding Properties

The properties surrounding the subject property primarily consist of commercial establishments located along Robertson Road, and industrial facilities located immediately west, north and east of the subject property. Several retail fuel outlets are located near the site, in particular a former Shell site located at 1930 Robertson Road (located up-gradient form the subject property), and a Petro-Canada retail fuel outlet located immediately east of the subject property (1881 Robertson Road.

Residential properties are visible south of the commercial strip along Robertson Road, as well as a trailer park which is located west of the General Dynamics property.

Ref.: 614678 27 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

5. INTERVIEWS

Interviews were conducted in person/by telephone on September 3 and 6, 2013 with the following people:

• Mr. David Brouse, Property Manager with Taggart Realty Management Inc., approximately 2.5 years on-site (since early 2011) • Mr. Marco Laurenzio, IT/IS & Facility Manager with Chipworks, approximately 15 years on-site (since 1998) • Mr. Greg Huppert, Equipment Technologist with Chipworks, approximately 5 years on-site (since 2008) • Jeff Record, Environment, Health & Safety Manager for GDC, approximately 10 years on-site (since 2003)

From these interviews, it was indicated that Building No. 4 had been vacant since the end of December 2011. Prior to this, GDC had occupied the office space in the building from August 2003 to December 31 2011. No chemicals or solvents were used in Building No. 4 (i.e. office space only). Tenants of Building No. 4 prior to this were unknown to the interviewees.

Building No. 1 had been occupied by Chipworks since approximately 1996. Initially, Chipworks occupied the northeast corner of the building; it has since expanded to occupy approximately two-thirds of the building. The operations conducted at Chipworks involve the use of small quantities of solvents and acids; these materials are used in a boiled closed container to dissolve the acid-soluble portion of the component for reverse engineering. Air discharge from the fume hoods are operated in accordance with a certificate of approval. Solvents and acids used at Chipworks are housed in fire-proof cabinets in a storage room house. No storage tanks are present and/or utilized according to the interviewees. It was also indicated that GDC has occupied a portion of Building No. 1 since January 1, 2005. No chemicals or solvents were used by GDC in Building No. 1; activities in this building are limited to testing electronic equipment by GDC. The previous tenant in the GDC portion of Building No. 1 was reported to be Sciemetric. Other tenants of Building No. 1 prior to these were unknown to the interviewees.

Ref.: 614678 28 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

6. FINDINGS

The following sections document the findings of the Phase I ESA completed by E&W for both the subject property and surrounding properties in August and September 2013.

Note that the analytical results for soil, groundwater, surface water and/or sediment samples collected as part of previous environmental investigations on the surrounding properties are discussed in relation to the applicable federal and provincial criteria/guidelines/standards in effect at the time of the assessments, and as chosen by the consultant completing the work. The summary of previous reports completed as part of this Phase I ESA did not include a reassessment of the investigation results to the current federal and provincial standards. It is possible that contaminant concentrations in some samples may not satisfy the current regulatory framework under which such investigations are now completed.

6.1 Subject Site

The subject site is a rectangular shaped property with a total area of approximately 4.7 hectares. The site consisted of undeveloped agricultural land which was developed circa 1955, when two single storey industrial buildings were constructed on the property. The balance of the property is comprised of a large open grassed area (used for sports), parking areas and roads. The buildings are (and have always been) serviced by municipal sewer and water. Building No.1 was originally heated using furnace oil, but was converted to natural gas circa 1985 (AEI, 1995). Building No. 4 is (and has always been) heated by electrical and roof-top heaters.

There were no records of fuel oil spills or leaks on the property, although AEI (1995) investigated the location of the former fuel oil tank located immediately east of Building No. 1. AEI reportedly found “Trace to low level diesel range organic impacts were identified in the former heating oil USTs which serviced Buildings No.1 and 2”. Soil samples from a borehole drilled through the boiler room floor had no discernable evidence of impact.

Building No. 1 is currently occupied by two tenants. Chipworks Inc. is a reverse-engineering company which specializes in the de-construction of electronic technology equipment. They employ approximately 200 employees at their facility in Building No. 1. They do some small- scale laboratory work, and consequently there are small quantities of acids, cleaners, alcohols, and solvents. There are several fume hoods and a neutralizer on the discharge to the sanitary sewer. Hazardous and liquid wastes are removed every 90 days by a licensed waste hauler.

Ref.: 614678 29 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

Chipworks has been a tenant in Building No. 1 since approximately 1998. The potential for these operations to impact the subject property is believed to be low.

The other tenant, which occupies the front portion of Building No. 1, is General Dynamics Canada Ltd. (GDC). The GDC portion of the building consists of offices, research facilities, and building mechanical systems (e.g. boiler room). The potential for these operations to impact the subject property is believed to be low.

Building No. 4 was vacated near the end of 2011, and was previously occupied by GDC. It consists almost entirely of office space.

There was no evidence of spills, staining, debris or other visible issues at the time of the site inspection. The site is relatively flat and it is unlikely any significant quantities of fill were imported to the site.

6.2 Surrounding Properties

Based on a review of the information collected, an inspection of the site, and observations made of adjoining properties from public property and/or the subject site, the major findings for neighbouring properties are summarized below:

• Small Volume Generators/Users - A number of surrounding landuse activities have been identified as giving rise to potential environmental concerns. Whereas many of these landuse activities may have the potential to impact the subject property, they typically use or generate small quantities of hazardous wastes (e.g. automotive servicing, body shops, medical centres, etc.) and consequently the risk of impacting the subject property (associated with these landuses) is typically small.

• High Volume Generators/Users – Some of the surrounding landuse activities associated with potential environmental concerns use or generate large volumes of hazardous materials (e.g. retail fuel outlets). The potential risk to adjoining properties is much higher for these landusers than for low volume generators/users.

• Spills – A number of spills have been reported in the vicinity of the subject property. Most of these have been relatively small (<50 L), and as such their potential to impact the subject property is low, and any impact would be small. Two (2) releases were more significant in quantity, including a release to the atmosphere of 112 kg of refrigerant gas (by GDC) and a spill of 450 L of fuel oil at one of the residences in the trailer park west of the site. The

Ref.: 614678 30 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

former release has little potential to impact the subject property. The second release is located approximately 200 m west of the western-most boundary of the subject property. It is also located cross-gradient from the site, suggesting that any groundwater impacts which might arise from such a spill would not have a significant impact on the subject property.

Similarly (due to prevailing groundwater flow direction and low permeability of subsurface materials), there is a low potential for the subject property to be impacted by the subsurface chlorinated solvent contamination located north of Building No.2. Available information indicates that this contamination does not extend south under Building No. 2, indicating that the subject property is located over 250 m up-gradient from this area.

• Surficial Geology - The subject property is underlain by thick sequences of low permeability silt and clay which inhibit the flow of groundwater in the vicinity of the site.

• Predominate Groundwater Flow Direction - Groundwater flow in the area of the subject property typically flows to the north/northwest to the Ottawa River.

Ref.: 614678 31 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

7. CONCLUSIONS

Ref.: 614678 32 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

8. DISCLAIMER

The statements made in this report are based solely on the information obtained to date as part of the above referenced study. SNC-Lavalin Inc., Environment & Water (E&W) has used its professional judgement in assessing this information and formulating its opinion and recommendations. New information may result in a change in this opinion. The mandate at E&W is to perform the tasks prescribed by the Client with the due diligence of the profession. No other warranty or representation, expressed or implied, as to the accuracy of the information or recommendations is included or intended in this report. The results of this study should in no way be construed as a warranty that the subject property is free from any and all contamination.

E&W disclaims any liability or responsibility to any person or party, other than the party to whom this report is addressed, for any loss, damage, expense, fine, or penalty which may arise or result from the use of any information or recommendations contained in this report. Any use which a third party makes of this report, or any reliance on or decisions made based on it, are the sole responsibility of the third party.

Submitted by:

SNC-LAVALIN INC. ENVIRONMENT & WATER

Emily Vingerhoeds, B.Eng., M.A.Sc. Dennis Lafleur, P.Eng. EIT Vice President

Ref.: 614678 33 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

9. REFERENCES

Adamas Environmental Inc, 1995 Preliminary Environmental Assessment, Computing Devices Complex, Bells Corners, Nepean, Ontario. Prepared for Steve Martin Colonnade Development.

Adamas Environmental Inc, 1996 Phase II Environmental Assessment, West Nepean Business Park, 2775-2785 Richmond Road, Nepean (Bells Corners), Ontario. Prepared for Colonnade Development Inc.

Aqua Terre Solutions Inc., 1998. Assessment of Remedial Alternatives. Prepared for Computing Devices Canada, March.

Aqua Terre Solutions Inc., 2004. Results of Additional Investigations – July and November, 2004. Prepared for General Dynamics Ltd.

Aqua Terre Solutions Inc., 2006. Soil Excavation and Pumping Well Installation. Prepared for General Dynamics, 3785 Richmond Road, Bells Corners, Ottawa, Ontario, December.

Belanger, J.R. and J.E. Harrison, 1980. Regional Geoscience Information: Ottawa-Hull. Geological Survey of Canada, Paper 77-11.

Canadian Standards Association (CSA), 2001. CSA Standard Z768-01, Phase I Environmental Site Assessment. November 2001. Last updated April 2003, Reaffirmed 2012.

City of Ottawa, 2013. City of Ottawa Zoning By-law, By-law 2008-250. July 17, 2013. http://ottawa.ca/en/residents/laws-licenses-and-permits/laws/city-ottawa-zoning-law/zoning-law- 2008-250-consolidation. Accessed August 2013.

Dubreuil, L. and C. Woods (Dubreuil & Woods), 2002. Catalogue of Canadian Fire Insurance Plans 1875-1975, pp 275-278.

McRostie and Associates Ltd. (McRostie), 1964. Report of Subsurface Investigation at Computing Devices of Canada, Extensions No.1 and 2, Bells Corners, Ottawa. Prepared for Donald G. Hallford, Architect. Report SF-765.

Ref.: 614678 34 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

McRostie and Associates Ltd. (McRostie), 1987. Report on Design Stage Subsurface Investigation Proposed New Building North of Building No. 3, Computing Devices of Canada, Bells Corners, Nepean, Ontario. Prepared for Computing Devices Company. Report SF-2779.

Ontario Ministry of the Environment (MOE) Brownfield Environmental Site Registry. http://www.environet.ene.gov.on.ca/besr-public/generalSearch.do?action=display& Reviewed August 2013.

Ontario Ministry of Natural Resources (MNR) Natural Heritage Information Centre. https://www.biodiversityexplorer.mnr.gov.on.ca/nhicWEB/mainSubmit.do Reviewed August 2013.

Ontario Regulation 153/04. Records of Site Condition - Part XV.1 of the Act. Environmental Protection Act, R.S.O., Chapter E.19.

SNC-Lavalin Environment (SLE), 2013. Summary of Remedial Activities. Prepared for General Dynamics Canada Ltd.

Treasury Board of Canada Federal Contaminated Sites Inventory. http://www.tbs-sct.gc.ca/fcsi- rscf/default.aspx?Language=EN. Reviewed on January 13, 2012.

Ref.: 614678 35 FINAL – September 2013 Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

FIGURES

Ref.: 614678 FINAL – September 2013 N

SITE

NOTE(S): 1. SCALE IS APPROXIMATE 2. INFORMATION ON THIS FIGURE MAY BE LOST IF IT IS PHOTOCOPIED, FAXED OR PRINTED IN OTHER THAN ITS ORIGINAL SIZE AND COLOURS 3. ‘m’ : METRES SCALE 1:25,000

SOURCE(S): 1. SCANNED MAPART ROAD MAP, C.1999 0 0.5 1km

Client/Location: Title: BELLS CORNERS PROPERTIES LTD. 1891 & 1931 ROBERTSON ROAD SITE LOCATION OTTAWA, ONTARIO Project No: Filename: Date: Dwg No: 614678 614678-1891RR-1.CDR AUGUST 2013 FIGURE 1 Drawn/Design: Verified: Project Manager: EM EV DL

Phase I Environmental Site Assessment 1891 & 1931 Robertson Road, Ottawa, Ontario

APPENDIX A

SITE PHOTOGRAPHS

Ref.: 614678 FINAL – September 2013 PHOTO 1: (ON-SITE) VIEW OF BUILDING No. 1 FROM NORTH SIDE OF SITE LOOKING SOUTHEAST.

PHOTO 2: (ONSITE) VIEW OF BUILDING No. 1 LOOKING EAST.