Patersongroup Engineering

Geotechnical patersongroup Engineering

Environmental Engineering

Hydrogeology

Geological Engineering

Phase I-Environmental Site Assessment Materials Testing 70 Richmond Road

Ottawa, Ontario Building Science

Archaeological Services

Prepared For

Caribou Urban Properties Inc.

Paterson Group Inc.

Consulting Engineers 154 Colonnade Road South March 25, 2015 Ottawa (Nepean), Ontario Canada K2E 7J5 Report: PE2637-1 Tel: (613) 226-7381 Fax: (613) 226-6344 www.patersongroup.ca patersongroup Phase I – Environmental Site Assessment Ottawa Kingston North Bay 70 Richmond Road Ottawa, Ontario

Table of Contents

EXECUTIVE SUMMARY ...... ii 1.0 INTRODUCTION ...... 1 2.0 PHASE I PROPERTY INFORMATION ...... 2 3.0 SCOPE OF INVESTIGATION ...... 3 4.0 RECORDS REVIEW ...... 4 4.1 General ...... 4 4.2 Environmental Source Information ...... 10 4.3 Physical Setting Sources ...... 15 5.0 INTERVIEWS ...... 18 6.0 SITE RECONNAISSANCE ...... 19 6.1 General Requirements...... 19 6.2 Specific Observations at Phase I Property ...... 19 7.0 REVIEW AND EVALUATION OF INFORMATION ...... 22 7.1 Land Use History ...... 22 7.2 Conceptual Site Model...... 27 8.0 CONCLUSIONS ...... 30 9.0 STATEMENT OF LIMITATIONS ...... 32 10.0 REFERENCES ...... 33

List of Figures

Figure 1 - Key Plan Figure 2 - Topographic Map Drawing PE2637-1 - Site Plan Drawing PE2637-2 - Surrounding Land Use Plan

List of Appendices

Appendix 1 Chain of Title Survey Aerial Photographs Site Photographs

Appendix 2 MOECC Freedom of Information Request and Response TSSA Correspondence City of Ottawa HLUI Response MOECC Well Records

Appendix 3 Qualifications of Assessors

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EXECUTIVE SUMMARY

Assessment

Paterson Group was retained by Caribou Urban Properties Inc. to conduct a Phase I- ESA of the property located at 70 Richmond Road, in the City of Ottawa, Ontario. The purpose of this Phase I-Environmental Site Assessment was to research the past and current use of the site and Phase I study area and to identify any environmental concerns with the potential to have impacted the subject property.

According to the historical research, the first developed use of the site is considered to be commercial in 1934. According to the property owner, the present-day commercial building was constructed in 1934. The subject property has historically been used as an automotive service garage and used automotive sales lot. In addition, the 1956 FIPs illustrate that the subject property was previously occupied by a gasoline service station with two USTs.

Following the historical research, a site inspection of the subject property and the Phase I-ESA study area was conducted. The subject site is currently occupied by a vacant slab-on-grade commercial building and asphalt paved parking area that was previously used as a used car sales lot. The building is finished with stucco and a sloped metal roof. The building has a natural gas connection located on the south side of the subject building, however, the building was not being heated at the time of the Phase I site visit. One in-ground hoist was observed in the former garage portion of the building and one 900 litre AST was located along the western exterior side of the subject building. The site was snow covered at the time of the Phase I site inspection, however, oil staining was identified on the asphalt in the vicinity of the tank in a previous report.

The results of the historical research, personal interviews, and the site inspection identified several PCAs that represent APECs with respect to the subject site, including the past use of the subject site as a gasoline service station and automotive service garage, the former gasoline service station and current/former automotive service garage on the neighbouring property to the north, the current/former automotive service garage and gasoline service station on the neighbouring property to the east, the automotive service garage on the adjacent property to the west and the fill material of unknown quality identified on the subject site in a previous subsurface investigation.

Paterson completed a Supplemental Phase II ESA that consisted of the drilling of six boreholes and the installation of five groundwater monitoring wells to delineate the soil and groundwater quality at the subject site. Soil samples were collected and analyzed for petroleum hydrocarbons, fractions 1 through 4 (PHCs F1-F4) and benzene, toluene,

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ethylbenzene and xylenes (BTEX) to delineate the soil impacts identified on the subject property in 1997. The additional samples were in compliance with the Ontario Ministry of the Environment and Climate Change (MOECC) Table 3 standards.

Groundwater samples were collected from the monitoring wells installed in BH1-12 through BH5-12 and submitted for analysis of BTEX and PHCs. Concentrations of PHC (F1-F2) exceeded the MOECC Table 3 standards in the groundwater sample collected from the monitoring well installed in BH2-12.

Based on the results of the assessment and on the results of the Supplemental Phase II ESA completed by Paterson, in our opinion, no further Phase II-Environmental Site Assessment is required for the property at this time. All identified APECs are considered to have been investigated and any impacts delineated. Recommendations

It is our understanding that the property owner plans to renovate the existing building and add an addition on the eastern portion of the subject site. As the subject site will continue to be utilized as commercial space in the future, no further investigative work is recommended at this time based on the results of the previous and current site investigations. The presence of the previously identified concentrations of petroleum hydrocarbons in soil and groundwater do not pose a significant risk to the intended use of the subject site.

Contaminated soil is not anticipated to be present in the area of the proposed addition, however, should impacted soil be encountered during renovation or construction activities, it will require disposal at an approved waste disposal facility. If the monitoring wells installed in BH1-12, BH2-12, BH3-12, BH4-12 and BH5-12 are not going to be used in the future, they should be abandoned according to Ontario Regulation 903. If the in-ground hoist is still present inside the building, it should be decommissioned in conjunction with renovation activities. If the AST is still present, it should be removed from the subject property. Prior to renovations of the building, a DSS will be required to be conducted in accordance with the Occupational Health and Safety Act.

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1.0 INTRODUCTION

At the request of Caribou Urban Properties Inc., Paterson Group (Paterson) conducted a Phase I-Environmental Site Assessment (Phase I-ESA) of the property located at 70 Richmond Road, in the City of Ottawa, Ontario. The purpose of this Phase I-ESA was to research the past and current use of the site and Phase I study area and to identify any environmental concerns with the potential to have impacted the subject property.

Paterson was engaged to conduct this Phase I-ESA by Mr. Cale Brillinger of Caribou Urban Properties Inc. The offices of Caribou Urban Properties Inc are located at 109 Atlantic Avenue, Toronto, Ontario. Mr. Brillinger can be reached by telephone at (416) 530-2438.

This report has been prepared specifically and solely for the above noted project which is described herein. It contains all of our findings and results of the environmental conditions at this site.

This Phase I-ESA report has been prepared in general accordance with Ontario Regulation (O.Reg.) 153/04 as amended by O.Reg. 269/11 (Environmental Protection Act), and also complies with the requirements of CSA Z768-01. The conclusions presented herein are based on information gathered from a limited historical review and field inspection program. The findings of the Phase I-ESA are based on a review of readily available geological, historical and regulatory information and a cursory review made at the time of the field assessment. The historical research relies on information supplied by others, such as, local, provincial and federal agencies and was limited within the scope-of-work, time and budget of the project herein.

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2.0 PHASE I PROPERTY INFORMATION

Address: 70 Richmond Road, Ottawa, Ontario.

Legal Description: Part of Lot 33, Concession 1; Part 2 of Registered Plan 4R371, Ottawa front Nepean

Property Identification Number: 04021-0157; 04021-0158

Location: The subject site is located at the southwest corner of the Richmond Road and Island Park Drive intersection, in the City of Ottawa, Ontario. The subject site is shown on Figure 1 - Key Plan following the body of this report.

Latitude and Longitude: 45° 23' 49" N, 75° 44' 32” W.

Site Description:

Configuration: Irregular.

Site Area: 0.16 hectares (approximate).

Zoning: TM[83]H(15) – Traditional Mainstreet Zone

Current Use: The subject site is currently not used and occupied by a vacant building and parking lot (formerly used as an automotive service garage and automotive sales lot).

Services: The subject site is located in a municipally serviced area.

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3.0 SCOPE OF INVESTIGATION

The scope of work for this Phase I-Environmental Site Assessment was as follows:

. Determine the historical activities on the subject site and study area by conducting a review of readily available records, reports, photographs, plans, mapping, databases and regulatory agencies;

. Investigate the existing conditions present at the subject site and study area by conducting site reconnaissance;

. Conduct interviews with persons knowledgeable of current and historic operations on the subject property, and if warranted, neighbouring properties;

. Present the results of our findings in a comprehensive report in general accordance with the requirements of Ontario Regulation 269/11 amending O.Reg. 153/04 made under the Environmental Protection Act and in compliance with the requirements of CSA Z768-01;

. Provide a preliminary environmental site evaluation based on our findings;

. Provide preliminary remediation recommendations and further investigative work if contamination is suspected or encountered.

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4.0 RECORDS REVIEW

4.1 General

Phase I-ESA Study Area Determination

A radius of approximately 250 m was determined to be appropriate as a Phase I ESA study area for this assignment. Properties outside the 250 m radius are not considered to have impacted the subject land, based on their significant distance from the site.

First Developed Use Determination

According to the air photo research and interviews, the first developed use of the site is considered to be commercial in 1934. According to the property owner, the present-day commercial building was constructed in 1934. This information is consistent with the air photo research.

Fire Insurance Plans

Fire Insurance Plans (FIPs) from 1956 were reviewed for the area of the subject property. The FIPs indicate that in 1956, the subject site was occupied by a gasoline service station with two underground storage tanks (USTs) and a building with an office and a greasing area. On the fire insurance plan, the subject property is listed as 64 Richmond Road. Surrounding properties were occupied by residential dwellings, gasoline service stations and institutional and community buildings.

The FIPs identified the following Potentially Contaminating Activities (PCAs) in the Phase I study area:

Table 1: FIPs – Potentially Contaminating Activities in Phase I Study Area Distance / Potential Observations/Potentially Address Orientation Environmental Contaminating Activity from site Concern (Y / N) 64 Richmond Gasoline Service Station with two Subject Site Y Road USTs and greasing area 369 Island Park Gasoline Service Station with four Drive; 40 30 m east Y USTs and greasing area Richmond Road 75 Richmond Gasoline Service Station with two 24 m north Y Road USTs and oiling area 41 Richmond Gasoline Service Station with three 52 m northeast N Road USTs and oiling area

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Table 1 (continued): FIPs – Potentially Contaminating Activities in Phase I Study Area

Distance / Potential Observations/Potentially Address Orientation Environmental Contaminating Activity from site Concern (Y / N) 24 Richmond Gasoline Service Station with two 122 m east N Road USTs and oiling area 17 Richmond Two USTs and greasing 185 m northeast N Road 105 Richmond Two garages with two USTs 130 m west N Road 145 Richmond Canadian Bank Note Co LTD 227 m west N Road

The gasoline service stations listed in the FIPs for the subject site, 369 Island Park Drive and 75 Richmond Road (currently addressed as 77 Richmond Road) are PCAs that represent Areas of Potential Environmental Concern (APECs) on the subject site.

FIPs are not appended to this report due to copyright issues.

City of Ottawa Street Directories

City directories at the National Archives were reviewed in approximate 10 year intervals from 1900 to 2010 as part of the Phase I ESA. The subject site was listed in the directories as 70 Richmond Road. The directories indicated that the subject site was occupied by Champlain Oil Co. Service Station and Ross Rick Service Station in 1950, Crawford Norton Service Station in 1961, Nepean Motors Ltd in 1970 and 1980, Heritage Motor Sales in 1992, Century Motors Inc and 21st Century Motors in 2000/2001, and Island Park Auto Sales, European Motorworks Inc. and Century Motors Inc in 2010. Several other PCAs were identified within the Phase I study area. A summary of PCAs in the Phase I study area is provided in the table below.

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Table 2: City Directories – Potentially Contaminating Activities in Phase I Study Area Distance / Potential Address Listed Activity (years listed) Orientation Environmental from site Concern (Y / N) Star Automobile (1982,1992) 230 m 1 Richmond Road N Pettapiece Orville Auto (1959) northeast Western Automobiles (1982,1988,1992) 225 m 3 Richmond Road N Wallace Automobiles (1969) northeast Scott Used Cars (1962) Duss Brothers Motors Ltd (1988,2000) 215 m 6 Richmond Road Red Sun Motors (1979) N northeast Service Station (1969) Bakers Texaco (1962) 190 m 13 Richmond Road Big 3 Automobiles (1979) N northeast Bytown Motors Ltd (1962) 190 m 17 Richmond Road Brazeau Motor Sales (1959) N northeast McNally Service Station (1949) Gus and John’s Service Station (1988/1989, 1979, 1969) 125 m 24 Richmond Road N Hill Wallace Service Station (1959) northeast The Garage (2000) M N Cars (2000) Kelly’s Auto Sales Ltd. (1988/1989) 30 Richmond Road Morris John Motors used cars (1969, 65 m east N 1979) Island Park Motors ( 1972,1992) Ken’s Auto Sales (1979) 100 m 33 Richmond Mac’s Auto Sales (1969) N northeast Don Miles Auto Sales (1959,1962) George Campbell Service Station 40 Richmond Road 30 m east Y (1959) Hanks Auto Sales ( 1979) Ken’s Auto Sales (1969, 1972) 50 m 43 Richmond Road N Marchington Bros Auto (1962) northeast Auto Dealer (1959) Joe’s Car Audio ( 1970-2001) Toni BP Service Station (1969) Parkway garage Service Station 50 m 51 Richmond Road (1962) N northeast Dunn Doug Cities Service Station (1959) Farmer Fred Service Station (1950)

54 Richmond Road Standard Garage (1930) 30 m east Y

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Table 2 (Continued): City Directories – Potentially Contaminating Activities in Phase I Study Area Distance / Potential Address Listed Activity (years listed) Orientation Environmental from site Concern (Y / N) Island Park Auto Sales ( 2010) European Motor Works/ Century Motors (2000,2010) Heritage Motor Sales (1990,1992) Nepean Motors LTD (1970,1980) 70 Richmond Road Crawford Motors Service Station Subject Site Y (1961) Hermon Service Station (1960) Champlain Oil Co. Service station (1950, 1959) Ross Rick Service Station (1950) City West Pre-Owned (2010) Auro Auto Sales/ R & R Auto Care (2000) 72 Richmond Road Don’s Motors Used cars (1990) Adjacent Y Elliott Carl Automobile Station (1970,1980) Used Cars (1960) 45 m 76 Richmond Road Chinese Laundry (1930) N southwest Ottawa Honda Wholesale Centre (1990, 2010) AAA Trade in Centre/ Rent-a-Wreck (2000) 77 Richmond Road 20 m north Y Island Park Texaco Service (1970,1980) Mosley Jack and Sons service station (1960) Billy Appliances/ Appliance recycling depot (1990, 2010) Canadian Tire Corp Warehouse 45 m 90 Richmond Road (1980,1990) N southwest Esquire Cleaners (1970) Spartan Air Services Ltd Warehouse (1960) Goodwill Automobile (Ottawa) LTD 93 Richmond Road (2000) 100 m west N Brennan & Bros used cars (1970) 45 m 96 Richmond Road Associated Cleaners (1940) N southwest Canadian Tire Pit Stop Gas Bar 109 Richmond 120 m (1980,1990) N Road southwest Munroe Garage(1950) 145 Richmond Plate Printers, Canadian Bank Note 180 m west N Road Financial Printing (1950-2010)

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Table 2 (Continued): City Directories – Potentially Contaminating Activities in Phase I Study Area Distance / Potential Address Listed Activity (years listed) Orientation Environmental from site Concern (Y / N) 210 m 1380 Wellington Duss Bros Motors Ltd (2010) N northeast 50 m 1451 Wellington Proshine Car Wash (2010) N northeast 369 Island Park Imperial Oil (ESSO) (1960-2010) 30 m east Y Drive

The former gasoline service station and automotive service garage identified on the subject site were identified as PCAs resulting in APECs on the subject site. In addition, the former gasoline service station and current/former automotive service garage located north of the subject property at 77 Richmond Road were identified as PCAs resulting in APECs on the subject property. The current and former gasoline service station and automotive service garage located east of the subject site at 369 Island Park Drive (formerly 40 Richmond Road) were identified as PCAs resulting in APECs on the subject property. The automotive service garage identified on the adjacent property to the west was identified as a PCA resulting in an APEC on the subject site.

Several dry cleaners, gas stations and automotive service garages were identified as PCAs in the Phase I study area. However, based on the separation distance and/or cross-gradient location of these properties with respect to the subject site, these PCAs are not considered to represent APECs on the subject site.

Chain of Title

Paterson verified the current land title for the subject property with Read Abstracts Limited. According to the Chain of Title dated January 29, 2015, the current owner of the subject property is Caribou Urban Properties Inc.

The title search extended back to a patent dated June 3, 1839 to George Lyon, the earliest available record for subject site. A series of individuals owned and transferred the lots until 1859 at which time a mortgage was registered to the Bank of Upper Canada. A deed was registered to Daniel K Cowley from the Bank of Upper Canada. A series of individuals owned and transferred the lots until 1910, at which time the land was transferred to Hampton Park Ltd that sold the property in 1936 to Benzoline Corp. Ltd. The subject site was transferred from Benzoline Corp Ltd to Champlain Oil Products Ltd in 1937.

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The title search identified the purchase of the property by Benzoline Corp. Ltd and Champlain Oil Products Ltd as a PCA representing an APEC with respect to the subject site.

Environmental Reports

Paterson has conducted a number of investigations in the general area of the subject site. Our records identified several gasoline service stations historically present along Richmond Road.

“Phase I Environmental Site Assessment, 70 Richmond Road, Ottawa Ontario,” prepared by Paterson Group, dated September 15 2008.

A gasoline service station occupied the site from the 1940’s until the 1960’s and additional gasoline service stations were also present on the neighbouring properties along Richmond Road. An above ground waste oil storage tank with significant oil staining noted on the asphalt in the vicinity of the tank, was located on the west side of the subject building, at the time of the 2008 Phase I ESA site visit. The Phase I ESA noted that twelve boreholes were previously placed on the subject site and petroleum hydrocarbon impacted soil was identified on the subject property.

“Supplemental Phase II – Environmental Site Assessment, Existing Commercial Property, 70 Richmond Road – Ottawa,” prepared by Paterson Group, dated January 15, 2015.

The Supplemental Phase II ESA consisted of the drilling of six boreholes and the installation of five groundwater monitoring wells to delineate the soil and groundwater quality at the subject site. Five soil samples were collected and

analyzed for pretroleum hydrocarbons, fractions 1 through 4 (PHCs F1-F4) and benzene, toluene, ethylbenzene and xylenes (BTEX) to delineate the soil impacts identified on the subject property in 1997. The additional samples were in compliance with the Ontario Ministry of the Environment and Climate Change (MOECC) Table 3 standards.

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Plan of Survey

A survey was reviewed as part of this assessment. A copy of the survey plan is appended to this report.

4.2 Environmental Source Information

Environment Canada

A search of the National Pollutant Release Inventory (NPRI) was conducted electronically on March 17, 2015. The subject site was not listed in the NPRI database. One record of pollutant release was listed in the database for a property located within the Phase I study area.

The Canadian Bank Note Co., located at 145 Richmond Road, reported a 4.5 kg on-site air release per year of hexavalent chromium in 2010 to 2013, a 10-15 tonne on-site air release per year of volatile organic compounds from 2003-2009 and a 0.645 tonne on-site air release of 2-Butoxyethanol in 2004.

Based on the separation distance, the air releases are not considered to represent an APEC on the subject site.

PCB Inventory

A search of national PCB waste storage sites was conducted. No PCB waste storage sites were located on the subject site or within the Phase I study area.

Ontario Ministry of Environment and Climate Change (MOECC) Instruments

A request was submitted to the MOECC Freedom of Information (FOI) office for information with respect to certificates of approval, permits to take water, certificates of property use or any other similar MOECC issued instruments for the site. The MOECC FOI search did not return any records pertaining to the subject site.

MOECC Coal Gasification Plant Inventory

The MOECC document titled "Municipal Coal Gasification Plant Site Inventory, 1991" was reviewed to reference the locations of former plants with respect to the site. No coal gasification plants were identified within the Phase I study area.

MOECC Incident Reports

A request was submitted to the MOECC FOI office for information with respect to records concerning environmental incidents, orders, offences, spills, discharges of contaminants or inspections maintained by the MOECC for the site or adjacent

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properties. The MOECC FOI search did not return any records pertaining to the subject site.

MOECC Waste Management Records

A request was submitted to the MOECC FOI office for information with respect to waste management records. The MOECC FOI search did not return any results for the subject site.

MOECC Submissions

A request was submitted to the MOECC FOI office for information with respect to reports related to environmental conditions that have been submitted to the MOECC. No submissions were available for the subject site.

MOECC Brownfields Environmental Site Registry

A search of the MOECC Brownfields Environmental Site Registry was conducted on January 5, 2015 as part of this assessment for the site, neighbouring properties and the general area of the site. No Records of Site Condition (RSCs) were filed for the subject property and four RSCs were filed within the Phase I study area.

Table 3 : Summary of MOECC Brownfields Distance / Orientation from Potential Environmental RSC Property Address site Concern (Y / N) 93 Richmond Road 85 m west N 101 Richmond Road 75 m west N 401 Piccadilly Avenue 170 m southeast N 111 Richmond Road 170 m southwest N

Based on the separation distance these brownfields are not considered to represent an APEC on the subject site.

MOECC Waste Disposal Site Inventory

The MOECC document titled "Waste Disposal Site Inventory in Ontario, 1991" was reviewed as part of the historical research. This document includes all recorded active and closed waste disposal sites, industrial manufactured gas plants and coal tar distillation plants in the Province of Ontario. Based on the available information, no waste disposal sites were present within the Phase I study area.

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Areas of Natural Significance

A search for areas of natural significance and features within the Phase I study area was conducted on the Ontario Ministry of Natural Resources (MNR) website on March 17, 2015. The search did not reveal any natural features or areas of natural significance within the Phase I study area.

Technical Standards and Safety Authority (TSSA)

The TSSA, Fuels Safety Branch in Toronto was contacted electronically on January 5, 2015 to inquire about current and former underground storage tanks, spills and incidents for the site and neighbouring properties. The TSSA search did not return any records for the subject site and returned one record for the neighbouring property to the east. The retail fuel outlet and automotive service garage at 369 Island Park Drive has a record of 3 active underground storage tanks. A copy of the TSSA correspondence is included in Appendix 2.

City of Ottawa Landfill Document

The document entitled “Old Landfill Management Strategy, Phase I-Identification of Sites, City of Ottawa”, was reviewed. No former landfill sites were identified within the Phase I study area.

Former Industrial Sites

The report entitled “Mapping and Assessment of Former Industrial Sites, City of Ottawa” was also reviewed. One former industrial site was identified within the Phase I Study area and is summarized in Table 4 below.

Table 4: Former Industrial Site Summary Time Approx. Site Location Owner Type of Operation Period Distance Printing, Publishing & Allied Industries 145 Canadian Commercial Printing Industries 1950- 180 m 52 Richmond Bank Note Plate making, typesetting and Present west Road Co. Ltd bindery industries Combined publishing and printing industries The former industrial site listed is located a significant distance from the subject site and is not anticipated to have impacted the subject property.

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City of Ottawa Historical Land Use Inventory (HLUI)

A search of the City of Ottawa’s Historical Land Use Inventory (HLUI) database was conducted as part of this assessment. The HLUI search returned three activities for the subject site, two gasoline service stations and auto sales. The HLUI search returned 14 activities for properties within the Phase I ESA study area, nine of these activities were considered to be pertinent to this assessment:

Table 5 HLUI Search Results Potential HLUI Years of Environmental Activity Address Business Name and Type Operation Concern Number (Y / N) 12078 Richmond Reg Goddard Service Station c. 1940 Y* Road 3320 70 Richmond European Motor Works Inc c. 2005 Y* Road Century Motors Inc c. 2001 3440 Richmond Champlain Oil Products Ltd – c.1948-1956 Y* Road Rich Ross Service Station c.1950 Herman Lamirande Service Station c.1960 11218 72 Richmond R & R Car Care c.2001 Y Road 13885 72 Richmond Wally Biggs New and Used Cars c.1960 Y Road 1599 90 Richmond Billy’s Appliances c. 2005 N Road 2383 96 Richmond Classic Cleaners c.1940 N Road Dollar Cleaners c.1940 Associated Cleaners c.1940 2890 90 Richmond Canadian Tire Corp c.1980 N Road 4634 90 Richmond Esquire Cleaners c.1970 N Road 3941 77 Richmond Dilawri Kewal c. 2005 Y Road Mirage Motors c. 2006 7053 75-77 Jack Hassal c.1948-1960 Y Richmond Jack Mosley and Son Service Station c.1960 Road Island Park Texaco Service Station c.1970-1980 5832 369 Island W.Gordon Egan Service Station c.1948 Y Park Drive Island Park ESSO Service Station c.1970-1998 George C. Campbell Service Station c.1950-1960 Gaw and Egan c.1940 Okehampton Estates Ltd c. 2005 Island Park ESSO Service Station c. 2005 Island Park ESSO Service Station c. 2001 Note: * Activity listed for subject site in HLUI report

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The former gasoline service station and automotive service garage identified on the subject site were identified as PCAs resulting in APECs on the subject site. In addition, the former gasoline service station and current/former automotive service garage located north of the subject property at 77 Richmond Road were identified as PCAs resulting in APECs on the subject property. The current/former gasoline service station and automotive service garage located east of the subject site at 369 Island Park Drive (formerly 40 Richmond Road) were identified as PCAs resulting in APECs on the subject property. The automotive service garage identified on the adjacent property to the west was identified as a PCA resulting in an APEC on the subject site.

Several dry cleaners, gas stations, and automotive service garages were identified in the HLUI search within the Phase I study area as PCAs. However, based on the separation distance and/or down-gradient or cross-gradient location of these properties with respect to the subject site, these PCAs are not considered to represent APEC on the subject site.

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4.3 Physical Setting Sources

Aerial Photographs

Historical air photos from the National Air Photo Library were reviewed in approximately ten (10) year intervals. The review period dates back prior to the first developed use of the property. Based on the review, the following observations have been made:

1928 The subject site and adjacent properties are undeveloped at this time. Island Park Drive and Richmond Road can be seen at this time.

1945 The subject site is occupied by the subject building at the corner of Richmond Road and Island Park Drive. Neighbouring properties are occupied by residential dwellings and underutilized land. The building at 369 Island Park Drive (neighbouring property to the east) can be seen at this time.

1953 No significant changes were made to the subject site. Development of neighbouring properties has occurred on underutilized land in the area. The buildings at 77 Richmond Road (neighbouring property to the north) and 1451 Wellington Street West (neighbouring property to the northeast) can be seen at this time.

1963 No significant changes were made to the subject site or neighbouring properties.

1976 No significant changes were made to the subject site. An addition has been added onto the building at 1451 Wellington Street West.

1984 No significant changes were made to the subject site or adjacent properties.

1991 (City of Ottawa website) No significant changes were made to the subject site or adjacent properties.

1999 (City of Ottawa website) No significant changes were made to the subject site. The canopy at the gasoline service station at 369 Island Park Drive (neighbouring property to the east) can be seen at this time.

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2011 (City of Ottawa Website) No significant changes were made to the subject site. A new building at 72 Richmond Road (adjacent property to the west) can be seen at this time.

Laser copies of selected aerial photographs reviewed are included in Appendix 1.

Topographic Maps

Topographic maps were obtained from Natural Resources Canada – The Atlas of Canada website and from the City of Ottawa website. The topographic maps indicate that the regional topography in the area slopes gently northwest towards the Ottawa River. According to the map, the closest water body is the Ottawa River located approximately 1.1 km northwest of the subject site. Site elevation is approximately 68 m ASL as per the topographic mapping. An illustration of the referenced topographic map is presented on Figure 2 – Topographic Map, appended to this report.

Physiographic Maps

A Physiographic Map was reviewed from the Natural Resources Canada – The Atlas of Canada website. According to this physiographic map, the site is located in the St. Lawrence Lowlands. According to the mapping description provided: “The lowlands are plain-like areas that were all affected by the Pleistocene glaciations and are therefore covered by surficial deposits and other features associated with the ice sheets.” The subject site is located in the Central St. Lawrence Lowland, which is generally less than 150 m above sea level.

Geological Maps

The Geological Survey of Canada website on the Urban Geology of the National Capital Area was consulted as part of this assessment. Based on this information, bedrock in the area of the site consists of middle Ordovician interbedded limestone and dolomite of the Gull River Formation. Overburden soils are shown as glacial till, with a drift thickness on the order of 3 to 5 m. This information is generally consistent with the previous subsurface investigations completed at the subject site.

Water Well Records

A requisition was sent to the MOECC to provide water well records for all drilled wells within 250 m of the subject site. The MOECC response included approximately 59 water wells, the majority of which appear to be monitoring wells based on their recent drilling date and construction details. Based on the results of the water well search and the availability of City water in the Phase I study

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area, it is our opinion that there are no drinking water wells remaining within the Phase I study area. A copy of the MOECC response is provided in Appendix 2.

Water Bodies and Areas of Natural Significance

No creeks, rivers, streams, lakes or any other water body was identified in the Phase I study area. The majority of the study area consists of commercial and residential buildings. The Ottawa River is located approximately 1.1 km northwest of the subject site. No areas of natural significance are known to exist within the Phase I study area.

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5.0 INTERVIEWS

Property Owner Representative

Mr. Cale Brillinger, a representative of the property owner was interviewed as part of this assessment. The interview was conducted by email on January 5, 2015. Mr. Brillinger has been involved with the site for approximately three years.

Mr. Brillinger indicated that the subject site is currently vacant and was previously occupied by an automotive service garage and automotive sales location. Mr. Brillinger indicated that there is currently no fuel or chemical storage on the site but there has been historically. Mr. Brillinger was unaware of any environmental concerns with the neighbouring properties. Mr. Brillinger indicated that the subject building was constructed in 1934.

Mr. Dragan Reljic, the maintenance supervisor for the commercial building was interviewed as part of this assessment. The interview was conducted during the Phase I ESA site visit on March 12, 2015. The maintenance supervisor has been associated with the subject site for just over a year.

The maintenance supervisor indicated that the property was formerly used as a retail fuel outlet and automotive service garage, and that the building has been vacant since being purchased by the current owner. Mr. Reljic indicated that the interior of the building was gutted in 2014 and to his knowledge there was no oil- water separator. Mr. Reljic was unaware of any other environmental concerns with respect to the subject site or adjacent properties.

The interviews did not identify any additional PCAs with respect to the subject site.

Report: PE2637-1 March 25, 2015 Page 18 patersongroup Phase I – Environmental Site Assessment Ottawa Kingston North Bay 70 Richmond Road Ottawa, Ontario

6.0 SITE RECONNAISSANCE

6.1 General Requirements

The site visit was conducted on March 12, 2015. Weather conditions were sunny with a temperature of approximately -3° C. Mr. Xavier Redhead from the Environmental Department of Paterson Group conducted the site visit. In addition to the site, the uses of neighbouring properties within the Phase I study area were also assessed at the time of the site visit. The subject site was snow covered at the time of the assessment.

6.2 Specific Observations at Phase I Property

Buildings and Structures

The subject site is occupied by a vacant single storey, slab-on-grade, commercial building previously used as an automotive service garage and auto sales office. The building is finished with stucco and a sloped metal roof. The building has a natural gas connection but the building was not being heated at the time of the Phase I site visit. One in-ground hoist was observed in the former garage portion of the building.

Underground Utilities

Underground service locates were not obtained as part of the assessment however a natural gas connection and an underground bell connection were located on the southern exterior side of the subject building.

Site Features

The subject site is currently occupied by the aforementioned vacant commercial building. The subject building is situated on the southwest portion of the subject site. To the north and east of the building, the site is covered by paved asphalt parking areas. Stormwater runoff flows towards catch basins located along Island Park Drive to the east and Richmond Road to the north. The subject site is relatively flat with the surrounding topography sloping down to the northwest towards the Ottawa River.

There were no vent or fill pipes or signs of existing or former USTs observed on the exterior or interior of the subject site. One 900 litre aboveground storage tank (AST) was located along the western exterior side of the subject building. The subject site is currently vacant and no waste is being generated from the subject site. No concerns with respect to polychlorinated biphenyls (PCBs) were identified at the subject site. No evidence of spills or staining was observed on

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the exterior of the subject building, however, the site was snow covered at the time of the assessment.

A pole-mounted transformer was observed to the northwest of the subject site. The transformer was observed to be in good condition, with no evidence of staining. The transformer is not considered to represent an environmental concern to the subject site.

Four plastic pails with minor amounts of pink liquid were observed adjacent to the southwest corner of the building. The substance inside the plastic pails could not be identified. The above-noted site features are shown on Drawing PE2637-1 - Site Plan.

Interior Assessment

A general description of the interior of the building is as follows:

. Floors consist of a combination of concrete, ceramic tiles and wooden boards.

. The walls consist of concrete, concrete blocks and limited pieces of drywall.

. The ceilings consist of wooden boards and drywall.

. No lighting fixtures were present at the time of the site visit.

The building is not currently heated but a natural gas connection exists adjacent to the southwest corner of the building.

Based on the age of the building (1934), it is possible that asbestos containing materials are present within the structure. The interior of the building was gutted at the time of the Phase I site visit, however, limited pieces of drywall remained on some of the interior walls.

Based on the age of the building, lead-based paint may be present beneath more recent paints, on any original or older painted surfaces. Painted surfaces were observed to be in fair condition at the time of the site inspection.

No concerns were identified with respect to PCBs at the site.

Based on the age of the building, it is possible that fuel oil was historically used as a heating source. No evidence of fuel oil storage tanks, vent and fill pipes or fuel oil related staining were observed during the site visit. No interior ASTs or evidence of interior USTs, spills, or staining were observed during the interior assessment. The concrete slab in the garage portion of the subject building had been removed at the time of the Phase I site visit.

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Urea Formaldehyde Foam Insulation (UFFI) was not identified during the site visit.

No evidence of mould or water damage was observed on the interior of the subject building.

Neighbouring Properties

An inspection of the neighbouring properties was conducted from publicly accessible roadways at the time of the site inspection. Land use adjacent to the subject site was as follows:

. North – Richmond Road followed by Legacy Car Auto; . South – Residential dwellings; . East – Island Park Drive followed by a retail fuel outlet and automotive service garage; . West – Used car dealer followed by Leighton Terrace. The neighbouring properties to the north, east and west of the subject site are currently occupied by PCAs that represent APECs on the subject site. Additional PCAs were identified within the Phase I study area, however, all of these PCAs are located on properties down-gradient or cross-gradient or at a significant separation distance from the subject site. Current land use in the Phase I Study area is illustrated on Drawing: PE2637-2 – Surrounding Land Use Plan in the Figures section of this report, following the text.

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7.0 REVIEW AND EVALUATION OF INFORMATION

7.1 Land Use History

The following table indicates the current and past uses of the site as well as associated PCAs dating back to the first developed use of the site.

Table 6: Land Use History – 70 Richmond Road, Ottawa Ontario

Other Observations from Aerial Year Name of Owner Property Use Photographs, FIPs, etc.

1839-1846 George Lyon Vacant N/A Vacant 1846-1852 John Robertson N/A Vacant 1852-1855 William Hamilton N/A Vacant 1855-1856 Allan Gilmour N/A Vacant 1856-1856 James Wadsworth N/A Vacant 1856-1856 Phillip P Harris N/A Vacant 1856-1859 P.M. Vankoughnet N/A Vacant 1859-1876 Bank of Upper Canada N/A Vacant 1876-1895 Daniel K Cowley N/A Vacant 1895-1908 Andrew Holland N/A Vacant 1899-1910 John C. Brennan N/A Vacant 1908-1910 Herb. H. Brennan N/A

Vacant Undeveloped in 1928 1910-1936 Hampton Park Ltd air photograph

1936-1937 Benzolene Corp. Limited Commercial Use N/A

Report: PE2637-1 March 25, 2015 Page 22 patersongroup Phase I – Environmental Site Assessment Ottawa Kingston North Bay 70 Richmond Road Ottawa, Ontario

Table 6 (continued): Land Use History – 70 Richmond Road, Ottawa Ontario

Other Observations from Aerial Year Name of Owner Property Use Photographs, FIPs, etc.

Gasoline Service Station with two underground gasoline storage tanks (FIPs, 1956) City Directories: Champlain Oil Products Commercial Use 1937-1967 Crawford Motors Limited Service Station (1961) Hermon Service Station (1960) Champlain Oil Co. Service Station (1950, 1959) Ross Rick Service Station (1950) City Directories: Commercial Use 1967-1987 Ainsley T.E. Anderson Nepean Motors LTD (1970,1980) City Directories: Commercial Use 1987-1997 John Charles Clarke Heritage Motor Sales (1990,1992) City Directories: Commercial Use European Motor 1997-2008 Katerina Mertikas Works/ Century Motors (2000, 2010) City Directories: Commercial Use European Motor 2008-2012 2183334 Ontario Inc. Works/ Century Motors (2000, 2010) Caribou Urban Commercial Use 2012-present Unoccupied (site visit) Properties Inc.

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Potentially Contaminating Activities

Eight PCAs were identified within the Phase I study area that represent APECs with respect to the subject site:

. PCA 1 : Former gasoline service station on the subject site . PCA 2 : Former automotive service garage on the subject site . PCA 3: Fill material of unknown quality on the subject site . PCA 4: Former gasoline service station on the property to the north of the subject site, across Richmond Road. . PCA 5 : Current/former automotive service garage on the property to the north of the subject site, across Richmond Road . PCA 6: Current/former gasoline service station on the property to the east of the subject site, across Island Park Drive . PCA 7: Current/former automotive service garage on the property to the east of the subject site, across Island Park Drive . PCA 8: Automotive service garage on the property to the west of the subject site

Additional PCAs that do not represent APECs with respect to the subject site but are located within the Phase I study area are shown on Drawing PE2637-2- Surrounding Land Use Plan.

Areas of Potential Environmental Concern

The APECs identified in this Phase I ESA are summarized below in Table 7. Other PCAs within the Phase I study area are not considered to pose an environmental concern to the subject site due to their separation distance and/or location downgradient or cross-gradient of the subject site.

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Table 7 Areas of Potential Environmental Concern Location of Area Media Location of Potential Potentially Area of Potential Potentially of PCA Contaminants Environmental Impacted Environmental Contaminating (on-site of Potential Concern with (Groundwater, Concern Activity or off- Concern respect to Soil, and/or site) Phase I Property Sediment)

PCA 1: APEC 1: Former Item 28, Table 2, Gasoline Service Central portion of Soil and O.Reg. 153/04 – On-site PHCs/BETX Station on the subject property Gasoline and groundwater subject site Associated Products Storage in Fixed Tanks

PCA 2 Item 52: Storage, APEC 2: Former maintenance, fuelling Automotive Service Garage and AST and repair of Soil and On-site PHCs/BETX Garage on the area equipment, vehicles, groundwater subject site and materials used to maintain transportation systems PCA 3 APEC 3 Item 30, Table 2, Fill material of Entire subject O.Reg. 153/04 – Soil and On-site Metals unknown quality on property Importation of Fill groundwater the subject site Material of Unknown Quality

APEC 4: PCA 4: Former Gasoline Item 28, Table 2, Service Station on Northern Portion O.Reg. 153/04 – the property to the of Subject Off-site PHCs/BETX Groundwater Gasoline and north of the subject Property Associated Products site across Storage in Fixed Tanks Richmond Road

APEC 5: PCA 5 Current/Former Item 52: Storage, Automotive Service Northern Portion maintenance, fuelling Garage on the and repair of of Subject Off-site PHCs/BETX Groundwater property to the Property equipment, vehicles, north of the subject and materials used to site across maintain transportation Richmond Road systems

APEC 6 PCA 6: Current/Former Item 28, Table 2, Gasoline Service Eastern Portion O.Reg. 153/04 – Station on the of Subject Gasoline and Off-Site PHCs/BETX Groundwater property to the east Property Associated Products of subject site Storage in Fixed Tanks across Island Park Drive

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Table 7 (continued): Areas of Potential Environmental Concern Location of Area Media Location of Potential Potentially Area of Potential Potentially of PCA Contaminants Environmental Impacted Environmental Contaminating (on-site of Potential Concern with (Groundwater, Concern Activity or off- Concern respect to Soil, and/or site) Phase I Property Sediment) APEC 7 PCA 7: Current/Former Item 52: Storage, Automotive Service Eastern Portion maintenance, fuelling Garage on the and repair of of Subject Off-Site PHCs/BETX Groundwater property to the east Property equipment, vehicles, of subject site and materials used to across Island Park maintain transportation Drive systems PCA 5: APEC 8: Item 52: Storage, Automotive Service Western Portion maintenance, fuelling Garage on the and repair of of Subject Off-Site PHCs/BETX Groundwater adjacent property Property equipment, vehicles, to the to the west and materials used to of the subject site maintain transportation systems

Contaminants of Potential Concern

Based on the past and current uses of the subject site, the following Contaminants of Potential Concern (CPCs) have been identified:

. BTEX – this suite of parameters includes Benzene, Toluene, Ethylbenzene, and Xylenes (BTEX), associated with gasoline and diesel fuels. These parameters were selected as CPCs for the Phase I property based on the gasoline service station and automotive service garage PCAs resulting in APECs on the subject site. BTEX may be present in the soil matrix as well as in the dissolved phase in the groundwater system.

. Petroleum Hydrocarbons Fractions 1 through 4 (PHCs F1-F4) – this suite of parameters encompasses gasoline (Fraction 1), diesel and fuel oil (Fraction 2), and heavy oils (Fractions 3 and 4). PHCs F1-F4 were selected as CPCs for the Phase I property based on the gasoline service station and automotive service garage PCAs resulting in APECs on the subject site. Gasoline and diesel are commonly used motor vehicle fuels, and diesel-fraction hydrocarbons were commonly used as heating oil. Heavy oils may be present in the form of lubricants and transmission or hydraulic fluids. PHCs may be present in the soil matrix, sorbed to soil particles, as well as in free or dissolved phase in the groundwater system. PHCs are generally considered to be LNAPLs – light non-aqueous phase liquids, indicating that when present in sufficient concentrations above the

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solubility limit, they will partition into a separate phase above the water table, due to their lower density.

. Metals – this suite of parameters encompasses various metals for which MOECC standards exist. Metals may be present in the soil matrix. Metals were selected as CPCs for the Phase I property based on the fill material of unknown quality. 7.2 Conceptual Site Model

Geological and Hydrogeological Setting

Paterson completed subsurface investigations at the subject property in 1997 and 2012. The subsurface profile encountered during these programs consisted of a layer of asphaltic concrete underlain by a layer of granular fill underlain by native glacial till. The fill consisted of silty sand and gravel. Groundwater was encountered at depths ranging from 2.5 m to 2.7 m below ground surface.

Contaminants of Potential Concern

The CPCs identified in this Phase I ESA are listed in Section 7.1 of this report.

The mechanisms of contaminant transport within the site soils include physical transportation and leaching. Physical transportation includes any intentional or unintentional movement or distribution of soil by physical means. Leaching of inorganic parameters is not likely to occur as metals are not highly soluble resulting in a low potential for transport.

The mechanisms of contaminant transport within the groundwater system include advection, dispersion, and diffusion. Advection and dispersion will be the dominant mechanisms of contaminant transport in soils with higher hydraulic conductivities, such as sands, gravels, silts, and some glacial till soils, whereas diffusion will dominate in soils with lower hydraulic conductivity, such as clays.

Buildings and Structures

The subject site is currently occupied by a vacant slab-on-grade commercial building.

Report: PE2637-1 March 25, 2015 Page 27 patersongroup Phase I – Environmental Site Assessment Ottawa Kingston North Bay 70 Richmond Road Ottawa, Ontario

Water Bodies

There are no water bodies on the subject site or within the Phase I study area. The closest water body is the Ottawa River located approximately 1.1 km northwest of the subject site.

Areas of Natural Significance

No areas of natural significance were identified on the subject site or within the Phase I study area.

Drinking Water Wells

No drinking water wells are located on the subject site. All properties within the Phase I study area are municipally serviced, and no active drinking water wells are considered to be present.

Neighbouring Land Use

Neighbouring land use in the Phase I study area is commercial, residential, community and institutional. Land use is shown on Drawing PE2637-2 - Surrounding Land Use Plan.

Potentially Contaminating Activities and Areas of Potential Environmental Concern

As per Section 7.1 of this report, three PCAs were identified on the subject site:

. PCA 1 : Former gasoline service station on the subject site . PCA 2 : Former automotive service garage on the subject site . PCA 3: Fill material of unknown quality on the subject site

Five Potentially Contaminating Activities were identified off-site with the potential to have impacted the subject site:

. PCA 4: Former gasoline service station on the property to the north of the subject site, across Richmond Road. . PCA 5 : Current/former automotive service garage on the property to the north of the subject site, across Richmond Road . PCA 6: Current/former gasoline service station on the property to the east of the subject site, across Island Park Drive . PCA 7: Current/former automotive service garage on the property to the east of the subject site, across Island Park Drive

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. PCA 8: Automotive service garage on the property to the west of the subject site

Additional PCAs were identified within the Phase I study area but were not considered to represent APECs with respect to the subject site.

Eight APECs were identified for the subject property:

. APEC 1 – Central portion of the subject site: former gasoline service station on the subject site (PCA 1) . APEC 2 – Garage and AST area: former automotive service garage on the subject site (PCA 2) . APEC 3 - Entire site: fill material of unknown quality located on the subject site (PCA 3) . APEC 4 - Northern portion of the subject site: former gasoline service station on the property to the north of the subject site, across Richmond Road (PCA 4) . APEC 5: Northern portion of the subject site-current/former automotive service garage on the property to the north of the subject site, across Richmond Road (PCA 5) . APEC 6 - Eastern portion of the subject site-current/former gasoline service station on the property to the east of the subject site, across Island Park Drive (PCA 6) . APEC 7 - Eastern portion of the subject site-current/former automotive service garage on the property to the east of the subject site, across Island Park Drive (PCA 7) . APEC 8 - Western portion of the subject site- automotive service garage on the property to the west of the subject site (PCA 8)

Assessment of Uncertainty and/or Absence of Information

The information available for review as part of the preparation of this Phase I ESA is considered to be sufficient to conclude that there are areas of potential environmental concern on the subject site and neighbouring properties which have the potential to have impacted the subject site. The presence of potentially contaminating activities was confirmed by a variety of independent sources, including city directories and FIPs. As such, the conclusions of this report are not affected by uncertainty which may be present with respect to the individual sources.

Report: PE2637-1 March 25, 2015 Page 29 patersongroup Phase I – Environmental Site Assessment Ottawa Kingston North Bay 70 Richmond Road Ottawa, Ontario

8.0 CONCLUSIONS Assessment

Paterson Group was retained by Caribou Urban Properties Inc. to conduct a Phase I-ESA of the property located at 70 Richmond Road, in the City of Ottawa, Ontario. The purpose of this Phase I-Environmental Site Assessment was to research the past and current use of the site and Phase I study area and to identify any environmental concerns with the potential to have impacted the subject property.

Paterson completed a Supplemental Phase II ESA that consisted of the drilling of six boreholes and the installation of five groundwater monitoring wells to

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delineate the soil and groundwater quality at the subject site. Soil samples were collected and analyzed for petroleum hydrocarbons, fractions 1 through 4 (PHCs

F1-F4) and benzene, toluene, ethylbenzene and xylenes (BTEX) to delineate the soil impacts identified on the subject property in 1997. The additional samples were in compliance with the Ontario Ministry of the Environment and Climate Change (MOECC) Table 3 standards.

Based on the results of the assessment and on the results of the Supplemental Phase II ESA completed by Paterson, in our opinion, no further Phase II- Environmental Site Assessment is required for the property at this time. All identified APECs are considered to have been investigated and any impacts delineated. Recommendations

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9.0 STATEMENT OF LIMITATIONS

This Phase I - Environmental Site Assessment report has been prepared in general accordance with O.Reg. 153/04 as amended by O.Reg. 269/11, and meets the requirements of CSA Z768-01. The conclusions presented herein are based on information gathered from a limited historical review and field inspection program. The findings of the Phase I - ESA are based on a review of readily available geological, historical and regulatory information and a cursory review made at the time of the field assessment. The historical research relies on information supplied by others, such as, local, provincial and federal agencies and was limited within the scope-of-work, time and budget of the project herein.

Should any conditions be encountered at the subject site and/or historical information that differ from our findings, we request that we be notified immediately in order to allow for a reassessment.

This report was prepared for the sole use of Caribou Urban Properties Inc. Permission and notification from Caribou Urban Properties Inc. and Paterson will be required to release this report to any other party.

Paterson Group Inc.

Lauren Kratz, B.Eng.

Mark S. D’Arcy, P.Eng.

Report Distribution:

. Caribou Urban Properties Inc. . Paterson Group

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10.0 REFERENCES

Federal Records Air photos at the Energy Mines and Resources Air Photo Library. National Archives. Maps and photographs (Geological Survey of Canada surficial and subsurface mapping). Natural Resources Canada – The Atlas of Canada. Environment Canada, National Pollutant Release Inventory. PCB Waste Storage Site Inventory.

Provincial Records MOECC Freedom of Information and Privacy Office. MOECC Municipal Coal Gasification Plant Site Inventory, 1991. MOECC document titled “Waste Disposal Site Inventory in Ontario”. MOECC Brownfields Environmental Site Registry. Office of Technical Standards and Safety Authority, Fuels Safety Branch. MNR Areas of Natural Significance. MOECC Water Well Inventory.

Municipal Records City of Ottawa Document “Old Landfill Management Strategy, Phase I - Identification of Sites,” prepared by Golder Associates, 2004. Intera Technologies Limited Report “Mapping and Assessment of Former Industrial Sites, City of Ottawa”, 1988. The City of Ottawa geoOttawa online eMap.

Local Information Sources Chain of Title obtained through Read Abstracts Limited, January 2015. Personal Interviews.

Public Information Sources Google Earth. Google Maps/Street View.

Report: PE2637-1 March 25, 2015 Page 33

FIGURES

FIGURE 1 – KEY PLAN

FIGURE 2 – TOPOGRAPHIC MAP

DRAWING PE2637-1 – SITE PLAN

DRAWING PE2637-2 – SURROUNDING LAND USE PLAN

SITE

FIGURE 1 KEY PLAN

SITE

FIGURE 2 TOPOGRAPHIC MAP

APPENDIX 1

CHAIN OF TITLE

SURVEY

AERIAL PHOTOGRAPHS

SITE PHOTOGRAPHS

READ Abstracts Limited

331 Cooper Street, Suite 300, Ottawa, Ontario K2P 0A4 Email: [email protected] Tel.: 613-236-0664 Fax: 613-236-3677

ENVIRONMENTAL SEARCH

January 29, 2015

Patersongroup Attn: Lauren Kratz Re: PO17447

BRIEF DESCRIPTION OF LAND:

70 Richmond Road Part of Lot 33, Concession 1 Ottawa Front Nepean, as in CR524498 PIN: 04021-0158

LAST REGISTERED OWNER: CARIBOU URBAN PROPERTIES INC.

CHAIN OF TITLE:

Patent dated June 3, 1839 To George Lyon

Deed RO2789 registered January 24, 1846 From Geirge Lyon to John Robertson

Deed RO5964 registered October 15, 1852 From John Robertson to William Hamilton

Mortgage RO8502 registered April 10, 1855 From William Hamilton to Allan Gilmour

Deed RO9795 registered May 20, 1856 From Allan Gilmour to James Wadsworth (power of sale under Mortgage RO8502)

Deed RO9854 registered June 6, 1856 From James Wadsworth to Phillip P. Harris

Deed RO10172 registered October 9, 1856 From Phillip P. Harris to P. M. Vankoughnet

Mortgage RO14811 registered November 4, 1859 From P. M. Vankoughnet to Bank of Upper Canada

Deed NO4921 registered December 28, 1876 From Bank of Upper Canada to Daniel K. Cowley (power of sale under Mortgage RO14811)

Deed NP17063 registered November 27, 1895 From Daniel K. Cowley to Andrew Holland

Deed NP18379 registered November 23, 1899 (1/3 interest) From Andrew Holland to John C. Brennan

Deed NP18380 registered November 23, 1899 From Andrew Holland to John C. Brennan

Deed NP20787 registered November 23, 1899 (1/2 interest) From John C. Brennan to Andrew Holland

Deed NP22383 registered November 11, 1908 From Andrew Holland to Herb. H. Brennan

Deed NP23264 registered February 4, 1910 From John C. Brennan and Herb. H. Brennan to Hampton Park Ltd.

Deed NP45496 registered December 10, 1936 From Hampton Park Limited to Benzolene Corp. Limited

Deed NP45576 registered Febraury 16, 1937 From Bensolene Corp. Limited to Champlain Oil Products Limited

Deed CR524498 registered May 4, 1967 From Champlain Oil Product Limited, Produits Petroliers Champlain Limitee to Ainsley T. E. Anderson, in trust

Mortgage N401767 registered August 5, 1987 From Ainsley T. E. Anderson, in trust to John Charles Clarke

Power of Sale LT1094800 registered December 15, 1997 From John Charles Clarke to Katerina Mertikas

Deed OC900681 registered September 10, 2008 From katerina Mertikas to 2183334 Ontario Inc.

Deed OC1389151 registered July 24, 2012 From 2183334 Ontario Inc. to Caribou Urban Properties Inc.

SITE

AERIAL PHOTOGRAPH 1928 SITE

AERIAL PHOTOGRAPH 1945

SITE

AERIAL PHOTOGRAPH 1953

SITE

AERIAL PHOTOGRAPH 1963

SITE

AERIAL PHOTOGRAPH 1976

SITE

AERIAL PHOTOGRAPH 1984

Site Photographs