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Phase One Environmental Site Assessment

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FINAL REPORT Phase One Environmental Site Assessment Part of 100 Bayshore Drive, West of Bayshore Shopping Mall, Ottawa, Ontario Submitted to: Ivanhoe Cambridge Attention: Denise Galan 95 Wellington Street West, Suite 600 Toronto ON M5J 2R2 Submitted by: Golder Associates Ltd. 1931 Robertson Road Ottawa, Ontario, K2H 5B7 Canada +1 613 592 9600 19134931 December 2019 December 2019 19134931 Distribution List 1 e-copy - Ivanhoe Cambridge 1 e-copy - Golder December 2019 19134931 Executive Summary Golder Associates Ltd. (Golder) was retained by Ivanhoe Cambridge (the “Client” or “IC”) to conduct a Phase One Environmental Site Assessment (Phase One ESA) for part of the property with the civic address 100 Bayshore Drive in Ottawa Ontario (the “Subject Property”). The subject of this Phase One ESA is the property located west of the Bayshore Shopping Mall and covers approximately 0.68 hectare (1.67 acres) of vacant land (the “Site” and the “Phase One Property”). The location, surroundings, and layout of the Site are shown in Figure 1- Key Plan. The Site is an irregular parcel of vacant land, bordered by Woodridge Crescent to the north, Bayshore Mall building to the east (across an unnamed driveway), residential apartment building to the west, and an OC- Transpo station to the south. At the time of the Site visit, no buildings or structures were present; however, supporting structure for an overhead walkway (connecting the OC-Transpo station (Bayshore Station) with Bayshore Shopping Centre) was observed on the eastern portion of the Site. In the earliest available aerial image from 1934, the Site was undeveloped and likely used for agricultural purposes. Subsequent aerials indicate the first development of the Site was sometime between 1958 and 1965 as part of a community recreational centre with an associated parking lot; however, this was removed between 1991 and 1999. The Site was used as a construction yard in mid-2010s, likely associated with renovation work at the Bayshore Shopping Centre. The Phase One ESA was completed in general accordance with Ontario Regulation 153/04, as amended (O. Reg. 153/04), and included a review of available current and historical information, a site visit, an interview, evaluation of readily available information, and reporting, subject to the limitations outlined in this report. The Phase One Property is not considered an enhanced investigation property as defined by O.Reg. 153/04. Given that the Site will be redeveloped for residential use, a change in land use from less sensitive (commercial) to more sensitive (residential) entails a mandatory requirement for filing of a Record of Site Condition (RSC) for this property pursuant to Ontario Regulation 153/04 – Records of Site Condition – Part XV.1 of the Act, made under the Environmental Protection Act. Based on the information obtained as part of this Phase One ESA, nine (9) Potentially Contaminating Activities (PCAs) were identified in the Phase One Study Area, four of which were on the Phase One Property and five of which were on adjacent land. Based on site characteristics and the locations of the PCAs, five (5) Areas of Potential Environmental Concern (APECs) were identified for the Phase One Property as indicated in table bellow. Location of Potentially Contaminants Media Area of Potential APEC on Location Contaminating of Potential Potentially Environmental Concern1 Phase One of PCA Activity2 Concern3 Impacted Property APEC 1: PCA ID # A – Use of PCA 30. Importation of PHCs, VOCs, Across Soil and imported fill materials Fill Material of On-Site PAHs, Metals entire Site Groundwater across the Site for Unknown Quality and Inorganics regrading purposes i December 2019 19134931 Location of Potentially Contaminants Media Area of Potential APEC on Location Contaminating of Potential Potentially Environmental Concern1 Phase One of PCA Activity2 Concern3 Impacted Property APEC 2: PCA ID # B, C and F – Two PCA 28: Gasoline and former diesel ASTs for Associated Products On-Site refuelling purposes; Salt Storage in Fixed Southwest (PCA B dome with bulk storage for Tanks; PHCs, VOCs, Soil and corner of the and C); application on Bayshore PCA 48. Salt EC, SAR Groundwater Site Off-Site Shopping Centre property; Manufacturing (PCA F) Former snow disposal on Processing and Bulk adjacent vacant land west Storage of the Site APEC 3: PCA 55. Electricity Northwest PCA ID # D – Current Generator, Soil and corner of the On-Site PCBs concrete pad mounted Transformation and Groundwater Site transformer Power Station APEC 4: PCA ID # E – Use of PCA 30. Importation of PHCs, VOCs, West portion Soil and imported fill for regrading Fill Material of Off-Site PAHs, Metals of the Site Groundwater and identified EC and SAR Unknown Quality and Inorganics impact in fill layer APEC 5: PCA 28: Gasoline and PCA ID # G and I – Fill and Associated Products vent pipes associated with Storage in Fixed back-up power generator Southeast Tanks; PHCs, VOCs, Soil and located adjacent southeast corner of the Off-Site PCA 55. Electricity PCBs Groundwater of the Site; Current Site Generator, concrete pad mounted Transformation and transformer located Power Station southeast of the Site. Given the identified APECs, a Phase Two ESA would be required to confirm the presence and extent of potential impacts to soil and groundwater quality from current and/or historical activities at the Site as well surrounding properties. There were no material deviations to the Phase One ESA requirements set out in O.Reg. 153/04 that would cause uncertainty or absence of information that would affect the validity of the Phase One Conceptual Site Model or the findings of this Phase One ESA. ii December 2019 19134931 Table of Contents EXECUTIVE SUMMARY ........................................................................................................................................... i 1.0 INTRODUCTION ............................................................................................................................................. 1 1.1 Background and Objective ................................................................................................................... 1 2.0 SCOPE OF WORK .......................................................................................................................................... 1 3.0 RECORDS REVIEW ....................................................................................................................................... 2 3.1 General ................................................................................................................................................. 2 3.1.1 Phase One Study Area Determination ............................................................................................ 2 3.1.2 First Developed Use Determination ................................................................................................ 2 3.1.3 Fire Insurance Records ................................................................................................................... 2 3.1.4 Chain of Title ................................................................................................................................... 3 3.1.5 City Directories ................................................................................................................................ 4 3.1.6 Previous Reports............................................................................................................................. 5 3.2 Environmental Source Information ....................................................................................................... 7 3.2.1 ERIS Report .................................................................................................................................... 7 3.2.2 Ontario Ministry of Environment, Conservation and Parks ........................................................... 11 3.2.3 City of Ottawa ................................................................................................................................ 11 3.2.4 Technical Standards & Safety Authority, Fuels Safety Division ................................................... 11 3.3 Physical Setting Sources ................................................................................................................... 11 3.3.1 Aerial Photographs ....................................................................................................................... 11 3.3.2 Topography, Hydrology and Geology ........................................................................................... 13 3.3.3 Fill Materials .................................................................................................................................. 15 3.3.4 Water Bodies and Areas of Natural Significance .......................................................................... 15 3.3.5 Well Records ................................................................................................................................. 15 3.4 Site Operating Records ...................................................................................................................... 15 4.0 INTERVIEWS ................................................................................................................................................ 16 5.0 SITE RECONNAISSANCE ..........................................................................................................................
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