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Phase One Environmental Site Assessment 89 Richmond Road, Ottawa, Ontario

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Phase One Environmental Site Assessment 89 Richmond Road, Ottawa, Ontario Phase One Environmental Site Assessment 89 Richmond Road, Ottawa, Ontario Client: Mr. Mahendra Vaidya 648 Mansfield Avenue Ottawa, Ontario K2A 2T6 Project Number: OTT-00240343-A0 Prepared By: Scott Lessard, B. Sc. Reviewed By: Shawn Doherty, P. Eng. exp Services Inc. 100-2650 Queensview Drive Ottawa, ON K2B 7H6 Canada Type of Document: Final Date Submitted: June 21, 2017 exp Services Inc. Mr. Mahendra Vaidya Phase One Environmental Site Assessment 89 Richmond Road Ottawa, Ontario OTT-00240343-A0 June 21, 2017 Legal Notification This report was prepared by exp Services Inc. for the account of Mr. Mahendra Vaidya. Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, are the responsibility of such third parties. Exp Services Inc. accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this project. EX-I exp Services Inc. Mr. Mahendra Vaidya Phase One Environmental Site Assessment 89 Richmond Road Ottawa, Ontario OTT-00240343-A0 June 21, 2017 Executive Summary Exp Services Inc. (exp) was retained by Mr. Mahendra Vaidya to complete a Phase One Environmental Site Assessment (ESA) of the property referred to as 89 Richmond Road, located in Ottawa, Ontario, herein referred to as the “Site.” The purpose of this Phase One ESA was to determine if past or present site activities have resulted in actual or potential contamination at the Site. Exp understands that Mr. Vaidya is planning to redevelop the Site with a 3-storey mixed commercial/residential building. Consequently, this Phase One ESA will be used in support of the City of Ottawa Site Plan Approval permitting requirements and that a Record of Site Condition (RSC) is not required. A Phase One ESA is a systematic qualitative process to assess the environmental condition of a site based on its historical and current uses. This Phase One ESA was conducted in accordance with the Phase One ESA standard as defined by Ontario Regulation 153/04, as amended by Ontario Regulation 511/09 (O.Reg. 153/04), and in accordance with generally accepted professional practices. Subject to this standard of care, exp makes no express or implied warranties regarding its services and no third party beneficiaries are intended. Limitation of liability, scope of report and third party reliance are outlined in Section 8 of this report. Please note that general environmental management and housekeeping practices were reviewed as part of this assessment insofar as they could impact the environmental condition of the property, however, a detailed review of regulatory compliance issues was beyond the scope of our investigation. This Phase One ESA does not constitute an audit of environmental management practices, indicate geotechnical conditions or identify geologic hazards. A written response from some regulatory agencies typically requires several months to receive. If upon receipt of the response from the regulatory agencies, significant environmental issues are identified, exp will forward their response to the client as an addendum to this report. The Site consists of a 2-storey, mixed commercial/residential building located at 89 Richmond Road, Ottawa, Ontario. The ground floor consists of the commercial space and the second floor consists of residential space. The building has an approximate footprint of 115m2. The Site is rectangular in shape, covers an area of approximately 370 m2 (0.09 acres or 0.036 hectares) and is located on the northern side of Richmond Road between Island Park Drive and Patricia Avenue. The property is legally described as Plan 400 Lot 83 Richmond Rd; N and the PIN is 040210110. No environmental concerns were identified based on the current site use. Prior to its current use, the site was vacant land and therefore no environmental concerns are suspected related to past site uses. The surrounding area of the Site was observed to be developed with residential houses to the north, mixed commercial/residential buildings to the west and south, and a residential house following by a restaurant to the east. No environmentally sensitive activities or infrastructures that could present any environmental concerns to the Site were observed on the adjacent properties based on observations made from the boundaries of the Site. However, historical neighbouring uses included retail fuel outlets, dry cleaners and service stations which pose environmental concerns to the site. Topographically, the Site is relatively flat with the northern section of the property sloping slightly northwards. The surrounding area has a slight downwards slope towards the north. The closest body of water is the Ottawa River, located approximately 1.2 kilometres northwest of the Site. The groundwater flow direction is inferred to be northwest towards the Ottawa River. Due to the age of the building on the Site, it is considered likely that it may contain Designated Substances. Therefore, prior to demolition, a Designated Substance Survey (DSS) should be conducted for the building. EX-II exp Services Inc. Mr. Mahendra Vaidya Phase One Environmental Site Assessment 89 Richmond Road Ottawa, Ontario OTT-00240343-A0 June 21, 2017 Based on the results of the Phase One ESA, the following information is provided in Table EX-1 in support of the Phase One QP’s conclusion. Table EX-1: Areas of Potential Environmental Concern Location of Contribution Media Potentially APEC Hazard Area of Potential Potentially PCA (On-Site to APEC at Impacted Ranking Environmental Concern Contaminating or the Site (Groundwater, Soil (Low/Medium (APEC) Activity (PCA) Off-Site) (Yes/No) and/or Sediment) /High) #27 – Garages and Soil and 1. Current automotive Maintenance groundwater: garage and former petroleum RFO (77 Richmond #28 – Gasoline and hydrocarbons (PHC) 30 m east Yes High Road) operated Associated and benzene, between 1950s and Products toluene, 1980s Storage in ethylbenzene, Fixed Tanks xylene (BTEX) 2. Former RFO located at 109/119 #28 – Gasoline and Richmond Road Associated Soil and (now 101 Richmond Products 50 m west Yes groundwater: PHC Medium Road) operated Storage in and BTEX between the 1950s Fixed Tanks and 2000s 3. Former automotive garage located at 72 Richmond Road Soil and #27 – Garages and operated between 40 m east Yes groundwater: PHC High Maintenance the 1950s and and BTEX 2010s and spill in 1988 4. Former RFO located at 70 Richmond #27 – Garages and Road operated Maintenance between 1940s and #28 – Gasoline and Soil and 1960s. Also formerly Associated 65 m east Yes groundwater: PHC High operated as an Products and BTEX automotive garage Storage in between the 1960s Fixed Tanks and 2010s 5. Former dry cleaners located at 90 Richmond Road #37 – Operation of 30 m (now 98 Richmond Dry Cleaning Yes Groundwater: VOCs Low southeast Road) operated Equipment between 1969 and the early 1970s To reduce the degree of uncertainty surrounding the environmental concerns identified during this Phase One ESA, a Phase Two ESA is recommended and the rationale for proposing such recommendations are provided below in Table EX-2. EX-III exp Services Inc. Mr. Mahendra Vaidya Phase One Environmental Site Assessment 89 Richmond Road Ottawa, Ontario OTT-00240343-A0 June 21, 2017 Table EX-2: Issues Identified, Recommendations and Rationale Issue Identified Recommendation Rationale Advance three (3) to four (4) boreholes Potential impacts in soil and groundwater and install monitoring wells to collect To assess soil and groundwater from the off-site RFOs, automotive soil and groundwater samples for conditions at the Site. garages, spill and dry cleaner. PHC, BTEX and VOCs analyses. Due to the age of the buildings on the Site, it is considered likely that they many contain Designated Substances. Therefore, prior to renovation or demolition, a Designated Substance Survey (DSS) should be conducted for the Site buildings. This executive summary is a brief synopsis of the report and should not be read in lieu of reading the report in its entirety. EX-IV exp Services Inc. Mr. Mahendra Vaidya Phase One Environmental Site Assessment 89 Richmond Road Ottawa, Ontario OTT-00240343-A0 June 21, 2017 Table of Contents Legal Notification ............................................................................................................................. EX-I Executive Summary ........................................................................................................................ EX-II 1. Introduction ................................................................................................................................. 1 1.1 Objective .............................................................................................................................. 1 1.2 Phase I Property Information ............................................................................................... 1 2. Scope of Investigation ................................................................................................................ 2 3. Records Review........................................................................................................................... 3 3.1 Phase I ESA Study Area Determination .............................................................................. 3 3.2 First Developed Use Determination .................................................................................... 3 3.3 Fire Insurance Plans ...........................................................................................................
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