• Phase I Environmental Site Assessment

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 Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario

Type of Document: Final

Client: Toth Equity Limited 381 Kent Street, Suite 400 Ottawa, ON K2P 2A8

Project Number: OTT-00215951-A0

Prepared By: Darragh Kilroy, B.Eng.

Reviewed By: Mark McCalla, B.Sc., P.Geo. exp Services Inc. 100-2650 Queensview Drive Ottawa, ON K2B 7H6 Canada

Date Submitted December 19, 2013

exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Legal Notification

This report was prepared by exp Services Inc. (exp) for the account of Toth Equity Limited. 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. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Executive Summary Exp Services Inc. (exp) was retained by Toth Equity Limited to complete a Phase I Environmental Site Assessment (ESA) of 180 Metcalfe Street in Ottawa, Ontario. The purpose of this Phase I ESA was to determine if past or present site activities have resulted in actual or potential contamination at the site. Exp understands that Toth Equity is planning to redevelop the site. Consequently, this Phase I ESA will be used for due diligence purposes in support of a proposed redevelopment and to support the City of Ottawa Site Plan Approval permitting requirements. A Phase I ESA is a systematic qualitative process to assess the environmental condition of a site based on its historical and current uses. This Phase I ESA was conducted in accordance with the Phase I 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 9 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 I ESA does not constitute an audit of environmental management practices, indicate geotechnical conditions or identify geologic hazards. The site is located at the municipal address of 180 Metcalfe Street, at the southwest corner of the intersection of Metcalfe Street and Nepean Street in Ottawa, as shown on Figure 1 (Appendix B). The site consists of a multi storey commercial building and associated surface parking lot. At the time of the site visit the site building was occupied by various businesses that used the building as office space. The on-site parking lot was leased to a parking company who rent parking spaces to the public. The site was bound to the north by Nepean Street, followed by residential buildings with some light commercial, to the south by a residential building, to the east by Metcalfe Street followed by residential buildings, and to the west by a residential building. Historically the site was used for residential purposes prior to 1928. From 1928 to 1984 it was used as a medical arts building and from 1984 to the present time it was used as office space which was leased to businesses. Based on topography, it is anticipated that groundwater flows in a northerly direction to the Ottawa River, approximately 0.8 km north of the site. Based on the results of the Phase I ESA completed at 180 Metcalfe Street in Ottawa, exp has identified the following areas of potential environmental concern:

Table EX.1: Potential Areas of Environmental Concern

Areas of Potential Potentially Location of Location of Potential Contaminants of Environmental Contaminating APEC PCA Concern (PCOC) Concern (APEC) Activity (PCA) Former Petroleum Hydrocarbons (PHCs) #37 – Fuel storage underground fuel Subject site On-Site including benzene, toluene, and dispensing oil storage tank ethylbenzene and xylenes (BTEX) Polycyclic aromatic hydrocarbons (PAHs), metals, Petroleum Fill of unknown # 71 – Imported fill Subject Site On-Site Hydrocarbons (PHCs) including quality of unknown quality benzene, toluene, ethylbenzene and xylenes (BTEX)

EX-II exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

To reduce the degree of uncertainty regarding the issues identified during this Phase I ESA, a Phase II ESA is recommended and the rationale for proposing such recommendation is provided in the following table:

Table EX.2: Issues Identified, Recommendations and Rationale

Issue Identified Recommendation Rationale

To assess the soil and Previous remediation program related to Conduct a Phase II ESA consisting of groundwater conditions at the the former underground storage tank did soil and groundwater sampling. subject site in relation to the not remove all of the impacted soil MOE standards. To assess the soil and Previous environmental investigations Conduct a Phase II ESA consisting of groundwater conditions at the identified fill with construction debris soil and groundwater sampling. subject site in relation to the present on the site MOE standards.

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-III exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

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 ...... 3 3.4 Chain of Title...... 3 3.5 Previous Reports ...... 5 3.6 Regulatory Environmental Source Information ...... 5 3.6.1 Ontario Ministry of the Environment Records ...... 6 3.6.2 Technical Standards and Safety Authority ...... 6 3.6.3 Municipal Records ...... 6 3.7 Land Use Documents ...... 9 3.7.1 Old Landfill Management Strategy Phase 1 – Identification of Sites - Golder (2004) ...... 9 3.7.2 Inventory of Coal Gasification Plant Waste Sites in Ontario - Ontario MOE (1987) ...... 9 3.7.3 Mapping and Assess Former Industrial Sites – Intera (1988) ...... 9 3.7.4 Ontario Inventory of PCB Storage Sites - Ontario MOE (1993...... 9 3.8 EcoLog ERIS Database Search ...... 9 3.9 Physical Setting Review ...... 10 3.9.1 Aerial Photographs ...... 10 3.9.2 Geology, Hydrogeology and Topography ...... 10 3.9.3 Fill Materials ...... 11 3.9.4 Water Bodies and Areas of Natural Significance (ANSI) ...... 11 3.9.5 Well Records ...... 11 3.10 Site Operating Records ...... 11 3.11 Summary of Records Review ...... 11 4. Interviews ...... 12 5. Site Reconnaissance ...... 13 5.1 General Requirements ...... 13 5.2 Visual Site Assessment ...... 13 5.2.1 Site Description and Buildings ...... 13 5.2.2 Heating and Cooling Systems ...... 13

i exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

5.2.3 Site Utilities and Services ...... 13 5.2.4 Site Use...... 14 5.2.5 Drains, Pits and Sumps ...... 14 5.2.6 Storage Tanks ...... 14 5.2.7 Site Housekeeping ...... 14 5.2.8 Chemical Storage and Handling and Floor Condition ...... 14 5.2.9 Areas of Stained Soil, Pavement or Stressed Vegetation ...... 14 5.2.10 Fill, Debris and Methane ...... 15 5.2.11 Air Emissions ...... 15 5.2.12 Odours ...... 15 5.2.13 Noise ...... 15 5.2.14 Special Attention Items, Hazardous Building Materials and Designated Substances ...... 15 5.2.15 Processing and Manufacturing Operations ...... 18 5.2.16 Hazardous Materials Use and Storage ...... 18 5.2.17 Vehicle and Equipment Maintenance Areas ...... 18 5.2.18 Oil/Water Separators ...... 18 5.2.19 Sewage and Wastewater Disposal ...... 18 5.2.20 Solid Waste Generation, Storage & Disposal ...... 18 5.2.21 Liquid Waste Generation, Storage & Disposal ...... 18 5.2.22 Unidentified Substances ...... 18 5.2.23 Hydraulic Lift Equipment ...... 18 5.2.24 Mechanical Equipment ...... 18 5.2.25 Abandoned and Existing Wells ...... 18 5.2.26 Roads, Parking Facilities and Right of Ways ...... 19 5.3 Adjacent and Surrounding Properties ...... 19 5.4 Summary of Site Reconnaissance ...... 19 6. Review and Evaluation of Information ...... 20 6.1 Current and Past Uses ...... 20 6.2 Summary of Potentially Contaminating Activities ...... 20 6.3 Summary of Areas of Potential Environmental Concern ...... 20 6.4 Phase I ESA Conceptual Site Model ...... 21 6.4.1 Subsurface Stratigraphy ...... 21 6.4.2 Estimated Groundwater Flow Direction ...... 21 6.4.3 Underground Utilities ...... 21 7. Findings and Recommendations ...... 22 8. References ...... 23 9. Limitation of Liability, Scope of Report, and Third Party Reliance ...... 24 9.1 Basis of Report ...... 24 9.2 Reliance on Information Provided ...... 24 9.3 Standard of Care ...... 24 9.4 Complete Report ...... 24 9.5 Use of Report ...... 25 9.6 Report Format ...... 25

ii exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

List of Figures Figure 1 – Site Location Plan Figure 2 – Site Plan including APECs

List of Appendices

Appendix A: Qualifications of Assessors Appendix B: Figures, Topographic Map and Legal Survey Appendix C: Municipal & Provincial Records Appendix D: EcoLog Report Appendix E: Aerial Photographs Appendix F: Photographs

iii exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

1. Introduction Exp Services Inc. (exp) was retained by Toth Equity Limited to complete a Phase I Environmental Site Assessment (ESA) of 180 Metcalfe Street in Ottawa, Ontario, hereinafter referred to as the 'site'. At the time of the investigation, the site was owned by Toth Equity Limited. Owner Contact: John Toth Toth Equity Limited 4000-381 Kent Street Ottawa, ON K2P 2A8 A Phase I ESA is a systematic qualitative process to assess the environmental condition of a site based on its historical and current uses. This Phase I ESA was conducted in accordance with the Phase I 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 9.

1.1 Objective The objective of this Phase I ESA was to identify potential sources of environmental concern to the subject property. Exp understands this Phase I ESA will be used for due diligence purposes in support of a proposed redevelopment and to support the City of Ottawa Site Plan Approval permitting requirements.

1.2 Phase I Property Information The site is located at the municipal address of 180 Metcalfe Street, at the southwest corner of the intersection of Metcalfe Street and Nepean Street in Ottawa, as shown on Figure 1 (Appendix B). The site consists of a multi storey commercial building and associated surface parking lot. The property is legally described as Lots 47, 48 and 49 (South Nepean Street) Registered Plan 2996 City of Ottawa and has an area of 1827 m2. The site is zoned R5B (850) H(37); residential fifth density zone, sub-zone B. The legal survey is presented in Appendix B. At the time of the site visit, the site building was occupied by various businesses that used the building as office space. The on-site parking lot was leased to a parking company who rent parking spaces to the public. The site was bound to the north by Nepean Street followed by residential buildings with some light commercial uses, to the south by a residential building, to the east by Metcalfe Street followed by residential buildings, and to the west by a residential building. Based on the local topography the anticipated direction of groundwater flow in the locality of the site is northwards towards the Ottawa River. It should be noted that groundwater flow direction may be influenced by underground services and utilities. The approximate Universal Transverse Mercator (UTM) coordinates for the subject site centroid is NAD83, Zone 18, 445669 m E, 5029693 m N. The UTM coordinates were based on an estimate derived using Google Earth™. The accuracy of the centroid is estimated to range from 5 to 50 m. A topographic map of Ottawa is presented in Appendix B.

1 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

2. Scope of Investigation The scope of work the Phase I ESA consisted of the following activities:  Reviewing the historical occupancy of the site through the use of available archived and relevant municipal and business directories, fire insurance plans (FIPs), title search, topographical maps, and aerial photographs;  Contacting municipal and provincial agencies to determine the existence of records of environmental regulatory non-compliance, if any, and reviewing such records where available;  Obtaining an EcoLog Environmental Risk Information Services Ltd. (ERIS) report for the site and surrounding properties within a 250 metre radius of the site;  Reviewing available geological maps, well records and utility maps for the vicinity of the site;  Conducting a site reconnaissance of the site and building facilities in order to identify the presence of actual and/or potential environmental contaminants or concerns of significance;  Conducting interviews with designated site representative(s) as a resource for current and historical site information, as well as to provide exp staff with unrestricted access to all areas of the site and site buildings;  Reviewing the current use of the site and any land use practices that may have impacted its environmental condition;  Reviewing the current use of the surrounding properties and any land use practices that may have impacted the environmental condition of the site; and,  Preparing a report to document the findings. In completing the scope of work, exp did not conduct any intrusive investigations, including sampling, analyses or monitoring of materials. In addition, 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. Exp personnel who conducted assessment work for this project included Mark McCalla, B.Sc., P. Geo., and Darragh Kilroy, B. Eng. An outline of their qualifications is provided in Appendix A.

2 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

3. Records Review

3.1 Phase I ESA Study Area Determination The site is located at the municipal address of 180 Metcalfe Street, at the southwest corner of the intersection of Metcalfe Street and Nepean Street. The subject site has a frontage of approximately 30.2 m along Metcalfe Street and approximately 60.51 m along Nepean Street and is rectangular in shape. A location plan is provided as Figure 1, Appendix B. The Phase I ESA study area consisted of the neighbourhood extending a distance of 250 metres from the site. At the time of the site reconnaissance, land usage within 250 metres of the site included residential, commercial, and institutional.

3.2 First Developed Use Determination Based on a review of historical aerial photographs, historical maps, and other records review, the site was first developed prior to 1900 for residential purposes. In 1928 the site was repurposed with a medical arts building. Table 3.1 outlines present and historical uses of the property Table 3.1 Property Use History

Years Occupant Land Use Activity Concern (yes/no)

1984 – Present Toth Holdings Ltd. / Various light commercial No Toth Equity Ltd. tenants 1928 – 1984 Ottawa Medical Arts Medical No Building Ltd. Pre-1928 Various Residential No

3.3 Fire Insurance Plans A search of The Catalogue of Canadian Fire Insurance Plans 1875 – 1975 (Catalogue) was conducted to determine if fire insurance plans (FIPs) for the site existed. FIPs dated 1901, 1922, 1955 and 1963 and insurance inspections / surveys reports dated 1958 and 1998 were reviewed. The 1901 FIP shows the subject site is occupied by two residential buildings. The surrounding area also appears to be occupied by residential buildings. The 1922 FIP shows the site and surrounding area remain largely unchanged. The 1955 FIP shows the residential buildings are no longer present on the site, the medical arts building is now visible on the site. The automotive service stations located at 170 and 196 Elgin Street are visible in the FIPs (discussed in sections 3.6.3.1 and 3.6.3.2 of this report). The surrounding area is used primarily for residential purposes with some light commercial. The 1963 FIP shows the site and surrounding area remain largely unchanged, the services stations on Elgin Street remain visible, a service station is also visible at 133/135 O’Connor Street (discussed in section 3.6.3.2 of this report).

3.4 Chain of Title A chain of title was obtained from Read Abstracts Limited for the subject site. The chain of title is as follows:

3 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Table 3.2: Chain of Title

Date Registered Registered From Registered To

Lot 49 Plan 2996

December 1865 Charles and Charlotte Henderson Ed Tylee and Ed Maberly August 1873 Ed Tylee and Ed Maberly Daniel O’Connor May 1882 Daniel O’Connor William Hodgson September 1883 William Hodgson Thomas Birkett March 1895 Thomas Birkett Alexander Fraser October 1910 Estate of Alexander Fraser William H. A. Fraser July 1921 Estate of William H. A. Fraser Fleming B. McCurdy June 1928 Fleming B. McCurdy Ottawa Medical Arts Building Ltd. February 1984 Ottawa Medical Arts Building Ltd. Toth Holdings Limited Lot 48 Plan 2996 December 1865 Charles and Charlotte Henderson Ed Tylee and Ed Maberly June 1873 Ed Tylee and Ed Maberly Margret Hilliard June 1882 Margret Hilliard William Hodgson September 1883 William Hodgson Thomas Birkett March 1895 Thomas Birkett Alexander Fraser October 1910 Alexander Fraser William H. A. Fraser July 1921 William H. A. Fraser Fleming B. McCurdy June 1928 Fleming B. McCurdy Ottawa Medical Arts Building Ltd. February 1984 Ottawa Medical Arts Building Ltd. Toth Holdings Limited Lot 47 Plan 2996 December 1865 Charles and Charlotte Henderson Ed Tylee and Ed Maberly June 1973 Ed Tylee and Ed Maberly John Bowes November 1894 Estate of John Bowes Elizabeth F. McHugh December 1894 Estate of John Bowes Alexander P. Bowes February 1896 Elizabeth F. McHugh and John McHugh Alexander P. Bowes February 1896 Alexander P. Bowes John R. Allan November 1910 John R. Allan Elizabeth F. McHugh July 1917 Elizabeth F. McHugh Kathleen McHugh August 1927 Kathleen McHugh Capital Trust Corporation Ltd. July 1928 Capital Trust Corporation Ltd. Ottawa Medical Arts Building Ltd. February 1984 Ottawa Medical Arts Building Ltd. Toth Holdings Limited

4 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Based on the title search, no areas of potential environmental concern (APECs) were identified.

3.5 Previous Reports The following previously completed environmental reports were provided to exp for review:  Phase II Environmental Site Characterization 180 Metcalfe Street, Ottawa, Ontario completed by John D. Patterson and Associates Ltd. for Toth Holdings limited in 1998; The Phase II Environmental Site Characterization indicated its purpose was to identify any potential environmental liability associated with an underground storage tank (UST) which was located 8 m south of the boiler room and 9 m north of the southern property boundary. The report also stated that fuel oil was reported to enter the neighbouring underground parking garage to the south of the site in February 1998. Three boreholes were advanced in the vicinity of the UST. Two soil samples were submitted for laboratory analysis of benzene, toluene, ethylbenzene and xylenes (BTEX) and petroleum hydrocarbons (PHCs). One of the samples had a detectable concentration of PHCs in the diesel range, however the sample still met the applicable criteria at that time. The report recommended the removal of the UST and impacted soil which may have been present.  Site Remediation and Limited Investigation 180 Metcalfe Street, Ottawa, Ontario completed by John D. Patterson and Associates Ltd. for Toth Holdings limited in 1998. The Site Remediation and Limited Investigation Report documented the removal of the UST in September 1998. The tank was noted to have a volume of approximately 4500L and was in poor condition at the time of removal with signs of corrosion at its base. Following the removal of the UST, liquid phase petroleum was observed to be present in a test hole which was advanced at the base of the tank excavation. Subsequently, a remedial excavation, approximately 79 m2 in area and to a depth of approximately 3.8 m below grade, was advanced in the former location of the tank. A total of 8 truck loads (107.2 tonnes) of impacted soil was removed from the site and disposed of appropriately. The remedial excavation was then backfilled using segregated clean soil and imported sand. It should be noted that no confirmatory soil samples were from the walls or floor of the remedial excavation were submitted for laboratory analysis prior to backfilling. Following the completion of the remedial excavation a test pit and borehole program was carried out along the southern property boundary. Four soil samples collected during this program were submitted for analysis of BTEX and PHCs. All of the samples collected met the applicable criteria at that time. The report concludes that a significant portion of the hydrocarbon impacted soil was removed from the site, however petroleum hydrocarbon impact remained evident along the north, east and west walls of the excavation, and minor petroleum hydrocarbon impact remained evident on the south side of the excavation. The approximate location of the former UST is shown in Photograph 6 in Appendix F.

3.6 Regulatory Environmental Source Information The appropriate regulatory agencies at the provincial and municipal levels were contacted to obtain information regarding environmental permits, past or pending environmental control orders or complaints, outstanding environmental regulatory non-compliance issues and Sewer Use By-Law infractions. Exp did not identify the need to contact any federal agencies. The following agencies were contacted:  The Ontario Ministry of the Environment (MOE) Freedom of Information, Protection of Privacy Office;  The Technical Standards and Safety Authority (TSSA), Fuel Safety Branch; and,  The City of Ottawa.

5 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

3.6.1 Ontario Ministry of the Environment Records Records pertaining to the site were requested from the MOE through the Freedom of Information and Protection of Privacy Act (FOI). A copy of the MOE reply is provided in Appendix C. There was an occurrence report when Triangle Pump Service obtained a waste generator number during the impacted soil removal activities at the site in 1998. This was a one-time application and is not a concern. A waste generator number was also issued to Diagnostic Imaging Consultants located at Suite 205 at the subject site for photo processing wastes and to Canadian Medical Laboratories Limited located in Suite 402 at the subject site. Both of these wastes are not a concern to the subject site since they were picked up by a waste contractor in accordance with MOE regulations.

3.6.2 Technical Standards and Safety Authority A request for information regarding the subject site was made to the Technical Standards and Safety Authority (TSSA) on November 18, 2013. A copy of the TSSA reply is provided in Appendix C. The TSSA states that there is no record of fuel storage tanks in their database for the subject site.

3.6.3 Municipal Records 3.6.3.1 City Hall Records A request for information was sent to the City of Ottawa requesting records pertaining to the subject site through the Municipal Freedom of Information and Protection of Privacy Act (FOI). A response was received on December 5, 2013 and a copy of the response is included in Appendix C. The response indicates that the City of Ottawa conducted a search of Historical Land Use Inventory (HLUI) and found 5 activities associated with the site, and 15 activities associated with properties located within 50 m of the site. Table 3.3 below presents a summary of the City of Ottawa response.

Table 3.3: HLUI Results

Address Direction from Year(s) Occupant Concern Site Referenced (yes/no)

180 Metcalfe Subject Site 2001 Motion picture Laboratories and No Video Production Facilities 180 Metcalfe Subject Site 2001 Tidy Klean – Service industries No related to air transport 180 Metcalfe Subject Site 1998, 2000 Canadian Medical Laboratories No

180 Metcalfe Subject Site 2005 Carswell Government Sales – No Combined publishing and printing industries 180 Metcalfe Subject Site 2001 Gallery Photography Studio No

86 Gloucester Approx. 50 m 1956 - 1971 Lo-Mor Printers – Commercial No Street north of site printing industries 170 Metcalfe Street Approx. 20 m 2001 Sunny Cleaners and Alterations – No north of site Laundries and cleaners 170 Metcalfe Street Approx. 20 m 1970 Xerox of Canada Limited – No north of site Commercial printing industries

6 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Address Direction from Year(s) Occupant Concern Site Referenced (yes/no)

164 Metcalfe Street Approx. 50 m 2001 Harrington Computer Services No north of site 160 Elgin Street Between 25 and 2001 Allen Maintenance - Service No 200 m northeast industries related to air transport of site 160 Elgin Street Between 25 and 1980 – 2003 Xerox Business Services – No 200 m northeast Commercial printing industries of site 160 Elgin Street Between 25 and 2005 Zoom Airlines – Air transport No 200 m northeast industries of site 160 Elgin Street Between 25 and 2000 – 2003 Bell Canada – Telecommunication No 200 m northeast carriers industry of site 160 Elgin Street Between 25 and 2005 Decima Publishing (combined No 200 m northeast publishing and printing industries) of site 160 Elgin Street Between 25 and 2001 G R Jewellers (Jewellery store) No 200 m northeast of site 160 Elgin Street Between 25 and 1980 – 2001 Hillary Cleaners (Laundries and No 200 m northeast cleaners) of site 170 Elgin Street 150 m east of site 1948 – 1960 Huguelets Service Station No

160 Elgin Street Between 25 and 1998 – 2005 Sooters Photography No 200 m northeast of site 160 Elgin Street Between 25 and 2001 Media Action (Motion picture No 200 m northeast laboratories and video production of site facilities) 184 Metcalfe Street Unknown 1960 Kopp Laboratories Limited No (potentially on- (Medical and other health site) laboratories)

Due to the nature usage of the on-site building since 1984 (leased office space), the above noted occupants are not considered to present an area of potential environmental concern (APEC) to the subject site. Of the 15 off site listing presented by the HLUI search, 14 of these listing were noted to be north or northeast of the subject site. As the anticipated direction of groundwater flow in the vicinity of the site is northwards towards the Ottawa River, these listings are not considered to present an APEC to the site. The remaining listing, Huguelets Service Station, which was located at 170 Elgin Street approximately 150 m east of the site, is not considered to be an APEC due to the intervening distance from the site and its cross-gradient direction from the site.

7 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

3.6.3.2 City Directory Search Exp reviewed city directories dated from 1891 to 2009 at approximately 10 year intervals, at the National Library and Archives Canada library in order to identify the occupancy history of the site and neighbouring properties for potential environmental concerns. The following are highlights from the city directory search.

Table 3.4: City Directory

Address Direction from Year Occupant Concern Site (yes/no)

180Metcalfe Street Subject Site Pre 1900 Not listed No 1900 to 1930s Residential 1930s – 1980s Medical Arts Building 1980s – 2010 Leased office space 170 Metcalfe Street Approx. 20 m 2009 Sunny Cleaners and Alterations No north of site 154 O’Connor Approx. 140 m 1930s – 2009 Service Station No Street west of site 86 Gloucester Approx. 50 m 1940s – 1960s Lo-Mor Printers No Street north of site 133 / 135 O’Connor Approx. 170 m 1930s – 1960s Service Station No Street northwest 25 Gloucester Estimated 150 m 1940s – 1960s Automotive Garage No Street northeast of site 170 Elgin Street Approx. 150 m 1940s – 1950s Service Station No northeast of site 196 Elgin Street Approx 160 m 1940s – 1950s Service Station No east of the site 146 Nepean Street Approx. 170 m 1940s – 1950s Dry Cleaners No west of the site 171 Nepean Street Approx. 190 m 1930s - 1940s Printers No west of the site

Based on the historical records reviewed, the subject site was first listed as being occupied by residential dwellings in 1900. From the 10930s to 1970s it was listed as a medical arts building and from the 1980s to 2009 it was listed as having various business tenants. The city directory search did not identify any on- site APECs. Several other properties of interest were also identified in the city directory search, including dry cleaners, service stations, printers and an automotive garage. However, all of these properties of interest were located either down gradient (north of the site) or cross gradient (east or west of the site), in terms of anticipated direction of groundwater flow in the vicinity of the site and therefore these properties are not considered to present any APECs to the site.

8 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

3.7 Land Use Documents A review of the following publications was carried out as part of this Phase I ESA:  Old Landfill Management Strategy Phase 1 – Identification of Sites, City of Ottawa, Ontario (Golder Associates, October 2004);  Inventory of Coal Gasification Plant Waste Sites in Ontario (Intera, April 1987);  Mapping and Assessment of Former Industrial Sites – City of Ottawa (Intera, July 1988); and,  Ontario Inventory of PCB Storage Sites (Ontario Ministry of the Environment; 1993).

3.7.1 Old Landfill Management Strategy Phase 1 – Identification of Sites - Golder (2004) There were no landfill sites identified within 250 m of the subject site.

3.7.2 Inventory of Coal Gasification Plant Waste Sites in Ontario - Ontario MOE (1987) There were no coal gasification plants identified within 250 m of the subject site.

3.7.3 Mapping and Assess Former Industrial Sites – Intera (1988) This report identified a historical commercial printing company which was located at 230 Laurier Avenue, approximately 175 m northwest of the site, from 1936 to 1965. Due to the intervening distance from the site and its down gradient direction from the site, the historical printing company is not considered to be an APEC.

3.7.4 Ontario Inventory of PCB Storage Sites - Ontario MOE (1993 This report identified a Bell Canada minor PCB storage site (less than 1 tonne of liquid) which is / was present at 160 Elgin Street, between 25 m and 200 m northeast of the site (the exact distance cannot be determined due to the large footprint of this address). This PCB storage site is not considered to be an APEC to the site due to its down gradient direction from the site in terms of anticipated direction of groundwater flow.

3.8 EcoLog ERIS Database Search A search of provincial and federal databases for records pertaining to the site and properties within 250 metres of the site was conducted by EcoLog Environmental Risk Information Services (or EcoLog ERIS). EcoLog ERIS is an environmental database and information service provider. Exp has confirmed neither the completeness nor the accuracy of the records that were provided. A copy of the EcoLog ERIS report is provided in Appendix D. The Ecolog ERIS search revealed 8 registered Ontario waste generators were located at the site between 1992 and 2001. All of the waste generators were associated with the medical industry and the wastes produced by these tenants included: pathological wastes and photo processing wastes. The production of photo processing waste at the site is considered as PCA #23. However, due to the location of the relevant business within the site building (office unit) and its short term operation, this activity is not considered to present an APEC to the site. The report indicated that 20 litres of gasoline spilled from a motor vehicle at 250 Lisgar Street, approximately 100 m southwest of the site. Due to the relatively small volume of gasoline which leaked, the intervening distance between the location of the incident and the site, and the fact that the report stated that no environmental impact was anticipated as a result of the spill, this spill is not considered to present an APEC to the site.

9 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

The report includes details of many other surrounding properties, however after a thorough review, due to the nature of the property, and / or the distance from the site, and / or their down gradient direction from the site in terms of anticipated direction of groundwater flow, none of the surrounding properties identified in the report are considered to be APECs to the site.

3.9 Physical Setting Review 3.9.1 Aerial Photographs The following table summarizes the development and land use history of the subject site and adjacent properties as depicted on the reviewed aerial photographs. The aerial photographs are presented in Appendix E.

Table 3.3: Development and Land Use History Summary

Aerial Photograph Details (year)

1958 The site appears to be occupied by the same building which is on the site at the present day. The remainder of the site appears to be used as a parking lot as it is used at the present day. The area to the west of the site appears to be primarily occupied by residential dwellings. The area to the north, northeast, east and southeast appears to be occupied by many higher rise buildings which are likely used for residential and light commercial uses. While the resolution of the aerial photograph is unclear, the service stations which were identified along Elgin Street in the city directory search are visible. 1965 The site and surrounding area remain largely unchanged. 1976 The site remains largely unchanged from the previous photograph. The area surrounding the site appears to have under gone significant development as it appears several large high rise buildings have been constructed. These buildings are likely used for residential, office and light commercial purposes. 1991 The site remains largely unchanged from the previous photographs. Further development appears to have occurred in the surrounding area as higher rise buildings have been constructed. 2002 The site and surrounding area remain largely unchanged. 2011 The site and surrounding area remain largely unchanged and similar to present day conditions. An excavation for the construction of a high rise building is visible on Metcalfe Street directly opposite the site to the east.

Based on the review of the aerial photography, no APECs were identified.

3.9.2 Geology, Hydrogeology and Topography The following information sources were reviewed to determine the nature of the subsurface materials at the site: 1. Bedrock Geology of Southern Ontario – Ontario Geological Survey. Scale 1:50,000. Electronic resource Issued 2003. 2. Surficial Geology of Southern Ontario– Ontario Geological Survey. Scale 1:50,000. Electronic resource Issued 2003.

10 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

3. Phase II Environmental Site Characterization 180 Metcalfe Street, Ottawa, Ontario completed by John D. Patterson and Associates Ltd. for Toth Holdings limited in 1998. A review of geological maps revealed that, under any fill, the natural overburden deposits in the area would consist of clay and silt underlying erosional terraces. Bedrock geology maps indicated paleozoic aged black shale of the Billings Formation. A review of the borehole logs included in the above mentioned Phase II ESA indicate that subsurface conditions at the site consist of asphalt followed by silt, sand and gravel fill to depths ranging from 1.75 m to 2.20 m below ground surface. Native grey silty clay was encountered below the fill layer. The land in the vicinity of the site is relatively flat. A copy of the topographic map is presented in Appendix B.

3.9.3 Fill Materials Based on borehole logs presented in the report Phase II Environmental Site Characterization 180 Metcalfe Street, Ottawa, Ontario completed by John D. Patterson and Associates Ltd. for Toth Holdings limited in 1998, significant quantities of fill were encountered during the drilling program conducted at that time. The borehole logs provided in the aforementioned report indicate a fill layer ranging from 1.75 m to 2.20 m below ground surface, which was described as by silt, sand and gravel fill. Additionally, one of the borehole logs describes encountering brick fragments in this fill layer. It should be noted that no samples of the fill layer were submitted for laboratory analysis and therefore the quality of the fill material remains unknown. As such the fill material present at the site is of unknown quality, is considered to be PCA # 71 (fill of unknown quality) and is an APEC to the site.

3.9.4 Water Bodies and Areas of Natural Significance (ANSI) The closest body of water is the Ottawa River is located approximately 0.85 km north of the site. The subject site is not located in close proximity to an ANSI, according to the Ministry of Natural Resources Natural Heritage website.

3.9.5 Well Records The subject site and surrounding area are municipally serviced with water. MOE water well records identified 3 wells within 250 m of the subject site and indicate soils generally consisted of layers of fill over silty clay over shale bedrock. Each of the wells were listed as being used for monitoring purposes or were abandoned following completion. Therefore these wells are not used for drinking water purposes.

3.10 Site Operating Records No site operating records were available for review.

3.11 Summary of Records Review Based on a review of the available records, the following APECs were identified:  Former UST and associated impacted soils located at west side of site building; and,  Fill of unknown quality present at the site.

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4. Interviews Interviews were conducted by exp with the individuals identified to be the most knowledgeable about both the current and historical Site uses. The interviews were conducted in order to obtain information to assist in identifying areas of potential environmental concern and identify details of potentially contaminating activities or potential contaminant pathways, in, on or below the Site. During the completion of this Phase I ESA, the Mr. Robert Caniff, the site super intendant, was interviewed. Pertinent information has been incorporated into the appropriate sections of this report.

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5. Site Reconnaissance

5.1 General Requirements On November 29, 2013 Mr. Darragh Kilroy B.Eng. of exp conducted the site visit in accordance with exp’s internal health and safety protocols and with the Ministry of Labour health and safety regulations. The purpose of the site visit was to assess the current conditions of the site. The general environmental management and housekeeping practices at the site 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 exp’s investigation. Interior and exterior observations of the subject property and surrounding properties were conducted. The exterior observations were recorded by walking over the grounds surrounding the site building. Adjoining properties were observed from within the grounds of the site. Mr. Kilroy was accompanied by Mr. Caniff during the site visit. Photographs were taken from the exterior of the building and grounds. Photographs are included in Appendix F.

5.2 Visual Site Assessment

5.2.1 Site Description and Buildings The site is located at the municipal address of 180 Metcalfe Street, at the southwest corner of the intersection of Metcalfe Street and Nepean Street, as shown on Figure 1 (Appendix B). The site consists of a multi storey commercial building and associated surface parking lot. At the time of the site visit the site building was occupied by various businesses that used the building as office space. The on-site parking lot was leased to a parking company who rent parking spaces to the public. The site was bounded to the north by Nepean Street followed by residential buildings with some light commercial, to the south by a residential building, to the east by Metcalfe Street followed by residential buildings, and to the west by a residential building.

5.2.2 Heating and Cooling Systems The subject site is presently heated by a natural gas fired steam radiator heating system. No central cooling system was present in the building however individual window mounted air conditioning units were present in some areas of the building.

5.2.3 Site Utilities and Services The site utilities and services identified at the subject site are summarized in the table below.

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Table 5.1: Summary of Utilities

Utility Source

Potable Water Municipal system Sanitary System Municipal system Storm Water Drainage to sewer Electricity Hydro Ottawa Natural Gas Enbridge Gas

5.2.4 Site Use At the time of the site visit the site building was occupied by various businesses that used the building as office space. The on-site parking lot was leased to a parking company who rent parking spaces to the public. No evidence of production or manufacturing processes was observed on the subject site.

5.2.5 Drains, Pits and Sumps Several floor drains were present throughout the basement of the site building. These floor drains were noted to be in good condition with no signs of staining. A groundwater sump was present in the boiler room of the building. Upon inspection the sump was found to be in good condition with no signs of staining or odours.

5.2.6 Storage Tanks 5.2.5.1 Underground Storage Tanks No evidence of underground storage tanks (UST) were observed at the site. A historic UST was associated with the site, this UST is discussed in further detail in Section 3.5 of this report.

5.2.5.2 Aboveground Storage Tanks No above ground storage tanks (AST) were observed at the site and there is no record of an AST ever having been on the site.

5.2.7 Site Housekeeping The subject site exhibited good housekeeping throughout the building and the property.

5.2.8 Chemical Storage and Handling and Floor Condition Minor amounts of cleaning chemicals were noted to be stored in the janitors’ closet in the basement of the site building.

5.2.9 Areas of Stained Soil, Pavement or Stressed Vegetation No areas of stained soil, pavement or stressed vegetation were identified on the site that would be related to an environmental impact, however it should be noted that snow cover and a full parking lot prevented direct observation of a large portion of the ground surface.

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5.2.10 Fill, Debris and Methane A review of borehole logs which were completed as part of a previous environmental investigation indicated that significant quantities of fill are present at the site. This fill material is discussed in further detail in section 3.9.3 of this report. Methane gas-producing materials were not observed on the site.

5.2.11 Air Emissions Regulatory control of air emissions in Ontario is the responsibility of the MOE. According to the Environmental Protection Act (EPA), a Certificate of Approval (CofA) (Air) is required for the ongoing operation of any equipment that may discharge a contaminant into the natural environment if the equipment was installed, modified or altered after June 29th, 1988. Retroactive approval should be sought for equipment installed and unchanged between 1972 and June 29th, 1988 when the requirement for a CofA was added to the EPA. Unless explicitly exempted, most industrial processes or modifications to industrial processes and equipment require a CofA. The EPA provides a list of specific equipment and conditions, which are exempt from CofA (Air) requirements (i.e. fuel burning equipment for comfort heating in a building using natural gas or number 2 fuel oil at a rate of less than 1.5 million British Thermal Units per hour [BTU/hour]). No air emissions concerns were identified at the time of the site visit.

5.2.12 Odours No strong odours were detected during the site visit.

5.2.13 Noise No excessive noise was detected during the site visit.

5.2.14 Special Attention Items, Hazardous Building Materials and Designated Substances 5.2.14.1 Asbestos Asbestos-containing materials (ACMs) are fibrous hydrated silicates, and can be found in building materials as either "unbound" or "bound" asbestos. Friable asbestos refers to materials where the asbestos fibres can be separated from the material with which it is associated. Non-Friable asbestos refers to asbestos, which is associated with a binding agent (such as tar or cement). Friable asbestos is commonly found in boiler and pipe insulation. Non-Friable asbestos is typically found in roofing tars, floor and ceiling tiles, and asbestos-containing cement. ACMs in the workplace are defined as a Designated Substance under the Ontario Occupational Health and Safety Act (OHSA). Under OHSA, persons in the workplace are required to be notified of the presence of ACMs once they are suspected to be present, and if there is a potential for workers to be exposed. The use of ACMs was discontinued in Canada in the late 1970s/early 1980s, although non- friable asbestos can still be found in recently constructed buildings. Due to the age of the site building (constructed circa 1928) it is possible that asbestos containing materials are present within the site building. Prior to any demolition or renovations being performed on the building, a designated substance survey should be conducted in order to determine the absence or presence of asbestos in the building materials being disturbed.

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5.2.14.2 Lead Lead has frequently been used in oil-based paints, roofing materials, cornices, tank linings, electrical conduits and soft solders for tinplate and plumbing. The use of lead based paints (LBPs) was phased out circa 1976. Paint that was produced or used between 1976 and 1980 may contain small amounts of lead. Paint that was produced or used prior to 1950 may contain high levels of lead. The main concern regarding lead paint is its potential to become lead dust or chips either through deterioration and/or mechanical means (i.e., sanding, abrasion, etc.). Exposure to lead dust or chips occurs by ingestion or inhalation. Due to the age of the site building (constructed circa 1928) it is possible that LBPs are present within the site building. Prior to any demolition or renovations being performed on the building, a designated substance survey should be conducted in order to determine the absence or presence of lead in the building materials being disturbed.

5.2.14.3 Mercury Mercury could be found in some batteries, light bulbs, old paints, thermostats, old mirrors, etc. Based on an investigation by Consumer and Corporate Affairs Canada, and an assessment of potential health risks by Health and Welfare Canada, in 1991 the decision was made to eliminate the use of mercury compounds in indoor latex paints. The Canadian Paint and Coatings Association (CPCA) supported the withdrawal and all Canadian manufacturers and formulators of the preservative voluntarily agreed to remove “interior uses” from their product labels. Due to the age of the site building (constructed circa 1928) it is possible that mercury containing paints and / or materials may be are present within the site building. Prior to any demolition or renovations being performed on the building, a designated substance survey should be conducted in order to determine the absence or presence of mercury in the building materials being disturbed.

5.2.14.4 Polychlorinated Biphenyls The manufacture of PCBs in North America was prohibited under the Toxic Substances Control Act (1977). Their use as a constituent of new products manufactured in or imported into Canada was prohibited by regulations in 1977 and 1980. As such, sites developed or significantly renovated after 1980 are unlikely to have PCBs-containing equipment on the Site. Potential equipment, which could contain PCBs include fluorescent mercury and sodium vapour light ballasts, oil filled capacitors and transformers. Any electrical equipment containing PCBs must be disposed in accordance with Ontario Regulation 362 when it is removed from service. Ongoing operation of equipment containing PCBs is permissible. Fluorescent light ballasts were observed throughout the site building which could potentially contain PCBs. No potential other potentially PCB containing electrical equipment was observed, however access was not provided to an electrical vault located in the basement of the site building which may house PCB containing electrical equipment.

5.2.14.5 Urea Formaldehyde Foam Insulation Formaldehyde is a pungent, colourless gas commonly used in water solution as a preservative and disinfectant. It is also a basis for major plastics, including durable adhesives. It occurs naturally in the human body and in the outdoor environment. Formaldehyde is used to bond plywood, particleboard, carpets and fabrics, and it contributes to "that new house smell.

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Formaldehyde is also a by-product of combustion; it is found in tobacco smoke, vehicle exhaust and the fumes from furnaces, fireplaces and wood stoves. While small amounts of formaldehyde are harmless, it is an irritating and toxic gas in significant concentrations. Symptoms of overexposure to formaldehyde include irritation to eyes, nose and throat; persistent cough and respiratory distress; skin irritation; nausea; headache; and dizziness. Urea-formaldehyde foam insulation (UFFI) was developed in Europe in the 1950s as an improved means of insulating difficult-to-reach cavities in the walls. It is typically made at a construction site from a mixture of urea-formaldehyde resin, a foaming agent and compressed air. When the mixture is injected into the wall, urea and formaldehyde unite and "cure" into an insulating foam plastic. During the 1970s, when concerns about energy efficiency led to efforts to improve building insulation in Canada, UFFI became an important insulation product for existing buildings. Most installations occurred between 1977 and the further use of UFFI was banned in Canada in 1980. No evidence of UFFI was observed at the time of the site visit.

5.2.14.6 Radon Radon is a colourless, odourless, radioactive gas that occurs naturally in the environment. It comes from the natural breakdown of uranium in soils and rocks. Exposure to high levels of radon increases the risk of developing lung cancer. This relationship has prompted concern that radon levels in some Canadian buildings may pose a health risk. Radon gas can move through small spaces in the soil and rock and seep into a building through cracks in concrete, sumps, joints and basement drains. Concrete-block walls are particularly porous to radon and radon trapped in water from wells can be released into the air when the water is used. Due to the potential health concerns associated with radon, Health Canada released a guideline in June 2007 for a maximum acceptable level of radon gas of 200 becquerels per cubic metre (Bq/m3). Where radon gas is present and the annual radon concentration exceeds 200 Bq/m3 in the normal occupancy area, Health Canada recommends taking the necessary actions to reduce radon levels. Radon is not anticipated to be a concern at the site due to a significantly thick overburden layer which is anticipated to be present beneath the site building above the underlying bedrock.

5.2.14.7 Mould Mould is found in the natural environment and is required for the breakdown of plant debris such as leaves and wood. Mould spores are found in the air in both the indoor and outdoor environments. In order for mould to grow it requires a food source (i.e. gypsum wallboard, carpets, wallpaper, wood, etc.) and moist conditions. Mould can have an impact on human health depending on the species and concentration of the mould. Health effects can include allergies and mucous membrane irritation. Currently there are no regulations governing mould; however, there are several guidelines addressing mould assessments and abatement. At the moment the industry standards include the Canadian Construction Association (CCA) document 82-2004 titled “mould guidelines for the Canadian construction industry” and the Environmental Abatement Council of Ontario (EACO) guidelines titled “EACO Mould Abatement Guidelines, Edition 2 (2010)”. It is important to note that the Ministry of Labour (MOL) has governed protecting workers under the Occupational Health and Safety Act, which states that employers are required to take every precaution reasonable to protect their workers. This includes protecting workers from mould within workplace buildings.

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No mould related concerns were observed on the subject site at the time of the site visit.

5.2.14.8 Other Substances No other special attention substances (such as acrylonitrile or isocyanates) were suspected to be present at the site at the time of the site visit.

5.2.15 Processing and Manufacturing Operations No processing or manufacturing operations are conducted at the site.

5.2.16 Hazardous Materials Use and Storage No hazardous materials are used or stored on the subject site.

5.2.17 Vehicle and Equipment Maintenance Areas No vehicle or equipment maintenance areas are present on the subject site.

5.2.18 Oil/Water Separators No oil water separators are present at the site.

5.2.19 Sewage and Wastewater Disposal Sewage and wastewater services are provided to the site by the municipal systems.

5.2.20 Solid Waste Generation, Storage & Disposal Domestic type wastes are produced by the tenants of the building. The waste is stored in dumpsters which are located on the southern portion of the parking lot and are emptied on a regular basis by the City of Ottawa.

5.2.21 Liquid Waste Generation, Storage & Disposal Liquid wastes are not produced at the site.

5.2.22 Unidentified Substances No unidentified substances were observed on the site at the time of the site visit.

5.2.23 Hydraulic Lift Equipment No hydraulic equipment was observed on the subject site. The elevators at the site were cable electric type.

5.2.24 Mechanical Equipment No mechanical equipment was observed on the subject site.

5.2.25 Abandoned and Existing Wells No apparent abandoned or existing water wells were observed at the subject site during the site visit.

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5.2.26 Roads, Parking Facilities and Right of Ways Access to the site is provided via Nepean Street. Parking is provided via the on-site asphalt covered parking lot.

5.3 Adjacent and Surrounding Properties A visual inspection of the adjacent properties and properties within 250 m of the site was conducted from publically accessible areas to identify the occupants and document the uses and sources of potential environmental concerns that may impact the site. Refer to Figure 2 for the adjacent land uses. North: Nepean Street, followed by light commercial / residential buildings. South: Residential apartment building East: Metcalfe Street, followed by a building under construction (appears to be residential) West: Residential apartment building Based on the visual inspection, no significant sources of potential environmental concern that may have impacted the subject site were identified on the adjacent and surrounding properties.

5.4 Summary of Site Reconnaissance Based on the site reconnaissance, no APECs were identified.

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6. Review and Evaluation of Information

6.1 Current and Past Uses Exp retained READ Abstracts Limited. to complete a title search of the property that makes up the subject site. The historical and present usage of subject site is presented below:

Table 6.1: Summary of Historical Land Usage of Phase I ESA Property

Years Occupant Land Use Activity Concern (yes/no)

1984 – Present Toth Holdings Ltd. / Various light commercial No Toth Equity Ltd. tenants 1928 – 1984 Ottawa Medical Arts Medical No Building Ltd. Pre-1928 Various Residential No

6.2 Summary of Potentially Contaminating Activities As per Ontario Regulation (O.Reg.) 153/04, a Potential Contaminating Activity (PCA) is defined as one of fifty-nine (59) industrial operations set out in Table 2 of Schedule D that occurs or has occurred on the subject site. Two (2) PCA were identified as follows:  PCA # 37 – Fuel storage and dispensing  PCA # 71 – Importation of fill of unknown quality

6.3 Summary of Areas of Potential Environmental Concern As per O.Reg 153/04, an APEC is defined as an area on a subject site where one or more contaminants are potentially present. During this Phase I ESA the following APECs were identified:  Soil and groundwater in the vicinity of the former underground storage tank; and,  Fill of unknown quality present at the site

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6.4 Phase I ESA Conceptual Site Model In order to develop a conceptual model for the subject site and surrounding study area, the following physical characteristics and pathways were considered.

6.4.1 Subsurface Stratigraphy Beneath the asphalt covering, the soil at the site consists of silt, sand and gravel fill underlain by native silty clay. The overburden soils at the site could allow for migration of contaminants either onto or off of the subject site through groundwater flow.

6.4.2 Estimated Groundwater Flow Direction Based on visual observations of topography, groundwater is assumed to flow in a northerly direction.

6.4.3 Underground Utilities The underground utilities pertaining to water and sewer enter the site building and former buildings on the west side. Based on the estimated depth of groundwater levels, there is the potential for underground utilities to influence the groundwater flow at the site and as such, the underground utilities may provide preferential pathways for the migration of theoretical contaminants.

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7. Findings and Recommendations Based on the results of the Phase I ESA completed at 180 Metcalfe Street in Ottawa, exp has identified the following areas of potential environmental concern:

Table 7.1: Potential Areas of Environmental Concern

Table 7.2: Issues Identified, Recommendations and Rationale

Issue Identified Recommendation Rationale

This executive summary is a brief synopsis of the report and should not be read in lieu of reading the report in its entirety.

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8. References 1. Dubreuil, L. and C. Woods; 2002; Catalogue of Canadian Fire Insurance Plans, 1875 – 1975. 2. Department of Energy Mines and Resources, Surveys and Mapping Branch; 1976; Ottawa Map 31 G/5, Scale 1:50,000. 3. Geological Survey of Canada; 1982; Generalized Bedrock Geology – Ottawa-Hull, Ontario- Quebec: Map 1508A. Scale 1:125,000. 4. Geological Survey of Canada; 1976; Surficial Geology – Ottawa, Ontario: Map 1507A. Scale 1:50,000. 5. Golder Associates Inc.; October 2004; Old Landfill Management Strategy, City of Ottawa. 6. Intera Technologies Ltd.; July 1998; Mapping and Assessment of Former Industrial Sites, City of Ottawa. 7. Ministry of Labour (MOL); Occupational Health and Safety Act. 8. Ontario Ministry of the Environment, Environmental Registry website (www.ene.gov.on.ca/envision/env_reg/ebr/english/index.htm) 9. Ontario Ministry of the Environment; 1993- 2003-2004; Ontario Inventory of PCB Storage Sites. 10. Ontario Ministry of the Environment, Brownfields Registry website (www.ene.gov.on.ca/environet/BESR/index.htm) 11. Ontario Ministry of the Environment; Hazardous Waste Information Network website (www.hwin.ca). 12. Ontario Ministry of the Environment; November 1988; Inventory of Industrial Sites Producing or Using Coal Tar and Related Tars in Ontario. 13. Ontario Ministry of the Environment, Waste Management Branch; June 1991; Waste Disposal Site Inventory. 14. Ontario Ministry of the Environment and Intera Technologies Ltd.; June 1991; Inventory of Coal Gasification Plant Waste Sites in Ontario; 15. Ontario Ministry of Natural Resources, Natural Heritage website (www.mnr.gov.on.ca/MNR/nhic/areas.cfm) 16. Technical Standards and Safety Authority; May 2007; Environmental Management Protocol for Fuel Handling Sites in Ontario. 17. Phase II Environmental Site Characterization 180 Metcalfe Street, Ottawa, Ontario completed by John D. Patterson and Associates Ltd. for Toth Holdings limited in 1998. 18. Site Remediation and Limited Investigation 180 Metcalfe Street, Ottawa, Ontario completed by John D. Patterson and Associates Ltd. for Toth Holdings limited in 1998.

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9. Limitation of Liability, Scope of Report, and Third Party Reliance

9.1 Basis of Report This report (“Report”) is based on site conditions known or inferred by the investigation undertaken as of the date of the Report. Should changes occur which potentially impact the condition of the site the recommendations of exp may require re-evaluation. Where special concerns exist, or Toth Equity Limited (“the Client”) has special considerations or requirements, these should be disclosed to exp to allow for additional or special investigations to be undertaken not otherwise within the scope of investigation conducted for the purpose of the Report. Where applicable, recommended field services are the minimum necessary to ascertain that construction is being carried out in general conformity with building code guidelines, generally accepted practices and exp’s recommendations. Any reduction in the level of services recommended will result in exp providing qualified opinions regarding the adequacy of the work. Exp can assist design professionals or contractors retained by Toth Equity Limited to review applicable plans, drawings, and specifications as they relate to the Report or to conduct field reviews during construction.

9.2 Reliance on Information Provided The evaluation and conclusions contained in the Report are based on conditions in evidence at the time of site inspections and information provided to exp by Toth Equity Limited and others. The Report has been prepared for the specific site, development, building, design or building assessment objectives and purpose as communicated by Toth Equity Limited. Exp has relied in good faith upon such representations, information and instructions and accepts no responsibility for any deficiency, misstatement or inaccuracy contained in the Report as a result of any misstatements, omissions, misrepresentation or fraudulent acts of persons providing information. Unless specifically stated otherwise, the applicability and reliability of the findings, recommendations, suggestions or opinions expressed in the Report are only valid to the extent that there has been no material alteration to or variation from any of the information provided to exp. If new information about the environmental conditions at the Site is found, the information should be provided to exp so that it can be reviewed and revisions to the conclusions and/or recommendations can be made, if warranted.

9.3 Standard of Care The Report has been prepared in a manner consistent with the degree of care and skill exercised by engineering consultants currently practicing under similar circumstances and locale. No other warranty, expressed or implied, is made. Unless specifically stated otherwise, the Report does not contain environmental consulting advice.

9.4 Complete Report All documents, records, data and files, whether electronic or otherwise, generated as part of this assignment form part of the Report. This material includes, but is not limited to, the terms of reference given to exp by Toth Equity Limited, communications between exp and Toth Equity Limited, other reports, proposals or documents prepared by exp for Toth Equity Limited in connection with the site described in the Report. In order to properly understand the suggestions, recommendations and opinions

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expressed in the Report, reference must be made to the Report in its entirety. Exp is not responsible for use by any party of portions of the Report.

9.5 Use of Report The information and opinions expressed in the Report, or any document forming part of the Report, are for the sole benefit of 1147310 Ontario Incorporated. No other party may use or rely upon the Report in whole or in part without the written consent of exp. Any use of the Report, or any portion of the Report, by a third party are the sole responsibility of such third party. Exp is not responsible for damages suffered by any third party resulting from unauthorised use of the Report.

9.6 Report Format Where exp has submitted both electronic file and a hard copy of the Report, or any document forming part of the Report, only the signed and sealed hard copy shall be the original documents for record and working purposes. In the event of a dispute or discrepancy, the hard copy shall govern. Electronic files transmitted by exp utilize specific software and hardware systems. Exp makes no representation about the compatibility of these files with Toth Equity Limited’s current or future software and hardware systems. Regardless of format, the documents described herein are exp’s instruments of professional service and shall not be altered without the written consent of exp. We trust this report satisfies your immediate requirements. If you have any questions regarding the information in this report, please do not hesitate to contact this office.

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Appendices

exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Appendix A: Qualifications of Assessors

exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Qualifications of Assessors

Exp provides a full range of environmental services through a full-time Environmental Services Group. Exp's Earth and Environment Group has developed a strong working relationship with clients in both the private and public sectors and has developed a positive relationship with Ontario Ministry of the Environment. Personnel in the numerous branch offices form part of a large network of full-time dedicated environmental professionals in the exp organization. Mark McCalla, P.Geo. is a Senior Project Manager with the Environmental Science and Engineering Services division of exp, with more than 20 years of experience (10 years with exp) in environmental investigations, including borehole drilling, monitoring well installation and environmental soil and groundwater sampling, reporting and project management. Mr. McCalla has been involved with many hydrogeological assessments, where pumping tests and analytical testing of wells were carried out. His project experience includes: coordinating, conducting and managing environmental site assessments, remediation programs and landfill monitoring and management programs; technical report preparation and senior review; proposal preparation and client liaison. Mr. McCalla is a Qualified Person for completing Phase I and II Environmental Site Assessments as per Ont. Reg. 153/04. The records review, site visit and report writing were conducted by Mr. Darragh Kilroy, B.Eng. Mr. Kilroy is an Environmental Project Manager with exp who has over 5 years of experience. He has been responsible for conducting field work and assisting in compiling technical reports for Phase I and II Site Assessments, Designated Materials and Hazardous Substance Surveys, Indoor Air Quality Assessments, and other environmental investigations for residential, commercial, and industrial properties

exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Appendix B: Figures, Topographic Map and Legal Survey

SITE LOCATION

0 200m 400m 800m

1:20,000

exp Services Inc. www.exp.com t: +1.613.688.1899 | f: +1.613.225.7337 2650 Queensview Drive, Suite 100 Ottawa, ON K2B 8H6, Canada

DATE project no. DECEMBER 2013 CLIENT: TOTH EQUITY LIMITED DESIGN CHECKED scale D.K. M.G.M. 1:20,000 TITLE: DRAWN BY SITE LOCATION PLAN P.G. 180 METCALFE STREET, OTTAWA, ONTARIO FIG 1 METCALFE STREET

BUILDING OUTLINE

A A'

HISTORIC REMEDIAL EXCAVATION (1998)

APPROXIMATE HISTORIC UST SITE BOUNDARY LOCATION (1998) RESIDENTIAL NEPEAN STREET PARKING AREA

RESIDENTIAL

LEGEND 0 4m 8m 16m BH2 HISTORIC ENVIRONMENTAL BOREHOLE LOCATION & NUMBER (DRILLED BY PATERSON GROUP)

NOTE: BASE PLAN FROM PATTERSON GROUP HORIZONTAL 1:400 PROJECT NUMBER E1561-98 DATED AUGUST 1998

exp Services Inc. www.exp.com t: +1.613.688.1899 | f: +1.613.225.7337 2650 Queensview Drive, Suite 100 Ottawa, ON K2B 8H6, Canada

DATE project no. CLIENT: DECEMBER 2013 TOTH EQUITY LIMITED OTT-00215951-B0 DESIGN CHECKED scale D.K. M.G.M. 1:400 TITLE: DRAWN BY SITE PLAN P.G. 180 METCALFE STREET, OTTAWA, ONTARIO FIG 2 250m STUDY AREA

METCALFE AVENUE

O'CONNER STREET

APPROXIMATE SITE BOUNDARY

NEPEAN STREET

LISGAR STREET

INFERRED GROUNDWATER FLOW DIRECTION

0 40m 80m 160m

HORIZONTAL 1:4000

exp Services Inc. www.exp.com t: +1.613.688.1899 | f: +1.613.225.7337 2650 Queensview Drive, Suite 100 Ottawa, ON K2B 8H6, Canada

project no. DATE CLIENT: DECEMBER 2013 TOTH EQUITY LIMITED OTT-00215951-B0 DESIGN CHECKED scale D.K. M.G.M. 1:4000 TITLE: DRAWN BY STUDY AREA PLAN P.G. 180 METCALFE STREET, OTTAWA, ONTARIO FIG 3 SITE LOCATION

exp Services Inc. www.exp.com t: +1.613.688.1899 | f: +1.613.225.7337 2650 Queensview Drive, Suite 100 Ottawa, ON K2B 8H6, Canada

project no. DATE CLIENT: DECEMBER 2013 TOTH EQUITY LIMITED OTT-00215951-B0 DESIGN CHECKED scale D.K. M.G.M. N.T.S. TITLE: DRAWN BY TOPOGRAPHIC MAP P.G. 180 METCALFE STREET, OTTAWA, ONTARIO FIG 4 DRAWN BY DESIGN DATE DECEMBER 2013 D.K. P.G. CHECKED M.G.M.

A' TITLE: CLIENT: A

WESTERN PORTION OF SITE BUILDING

FILL, SILT & SAND PROPERTY LINE PROPERTY LINE 180 METCALFE STREET, OTTAWA,ONTARIO

TOTH EQUITYLIMITED W/ SOME GRAVEL ASPHALT TO 0.05m BH1 CRUSHED STONE TO 0.25m BH2 BH3

CROSS SECTION A-A' 100m FILL, SILT & Ottawa, ONK2B8H6,Canada exp 2650 QueensviewDrive,Suite 100 t: +1.613.688.1899|f:+1.613.225.7337 FILL-SAND 99m SAND W/ SOME (HISTORIC REMEDIAL GRAVEL EXCAVATION)

Services Inc. 98m

97m

96m SUSPECTED GRANULAR FILL HISTORIC UST 95m GRAY SILTY SAND 94m www.exp.com

CROSS-SECTION A-A' 0 1.5m HORIZONTAL 3m project no. scale OTT-00215951-B0 FIG 5 1:150 1:150 6m 0 4m 8m 16m

HORIZONTAL 1:400

exp Services Inc. www.exp.com t: +1.613.688.1899 | f: +1.613.225.7337 2650 Queensview Drive, Suite 100 Ottawa, ON K2B 8H6, Canada

project no. DATE CLIENT: DECEMBER 2013 TOTH EQUITY LIMITED OTT-00215951-B0 DESIGN CHECKED scale M.G.M. 1:400 D.K. TITLE: DRAWN BY LEGAL PLAN P.G. 180 METCALFE STREET, OTTAWA, ONTARIO FIG 6 exp Services Inc. Toth Equity Limited Phase I Environmental Site Assessment 180 Metcalfe Street, Ottawa, Ontario OTT-00215951-A0 December 19, 2013

Appendix C: Municipal & Provincial Records

ID # 6574 ID # 1126, 13449, 14895, 1536, 3961, 5414, 6821, 6904, 7649, 9166 ID # 13265, 14967

ID # 8475

ID # 7957

ID # 11157, 13702, 2598, 2841, 5573

Scale 1: n/a 180 Metcalfe ID# = Activity Identification Number Ottawa, ON File # C10-01-13-0282 John Bernier = Subject Site

Overview

From: [email protected] [mailto:[email protected]] On Behalf Of Public Information Services Sent: Tuesday, November 19, 2013 9:22 AM To: Jenevieve Allan Subject: Re: Request for Information - 180 Metcalfe Street, Ottawa, Ontario

Hi Jenevieve,

Thank you for your inquiry.

We have no record in our database of any fuel storage tanks at the subject address (addresses).

For a further search in our archives please submit your request in writing to Public Information Services via e-mail ([email protected]) or through mail along with a fee of $56.50 (including HST) per location. The fee is payable with credit card (Visa or MasterCard) or with a Cheque made payable to TSSA.

Although TSSA believes the information provided pursuant to your request is accurate, please note that TSSA does not warrant this information in any way whatsoever.

Thank you and have a great day!

Regards,

Sarah Quibell Public Information Services

TECHNICAL STANDARDS & SAFETY AUTHORITY "Putting Public Safety First" 14th Floor, Centre Tower 3300 Bloor Street West Toronto, ON M8X 2X4 www.tssa.org Toll-Free: 1-877-682-8772

On Mon, Nov 18, 2013 at 3:49 PM, Jenevieve Allan wrote:

Good afternoon

Could you please search your files for the following address 180 Metcalfe Street, Ottawa, Ontario. We are looking for environmental concerns.

Thank you for your assistance.

Best regards

Jenevieve Allan Administrative Assistant exp Services Inc. t: +1.613.688.1891 x3296 | f: +1.613.225.7337 2650 Queensview Drive, Suite 100 Ottawa, Ontario K2B 8H6 CANADA exp.com | legal disclaimer, keep it green, read from the screen

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

December 2, 2013

Exp Attn: Jenevieve Allan

BRIEF DESCRIPTION OF LAND:

180 Metcalfe Street Lots 47, 48, and 49, Plan 2996, S/S Nepean PIN: 04115-0258

LAST REGISTERED OWNER: TOTH EQUITY LIMITED

CHAIN OF TITLE:

Lot 49 Plan 2996

Trust Deed CR1251 registered 21 Dec 1865 From Charles and Charlotte Henderson to Ed Tylee and Ed Maberly

Deed CR9038 registered 5 Aug 1873 From Ed Tylee and Ed Maberly to Daniel O’Connor

Deed CR20135 registered 12 May 1882 From Daniel O’Connor to William Hodgson

Deed CR21446 registered September 15, 1883 From William Hodgson to Thomas Birkett

Deed CR43333 registered March 21, 1895 From Thomas Birkett to Alexander Fraser

Deed CR99997 registered October 25, 1910 From Estate of Alexander Fraser to William H. A. Fraser

Deed CR156128 registered July 1, 1921 From Estate of William H. A. Fraser to Fleming B. McCurdy

Deed CR192925 registered June 23, 1928 From Fleming B. McCurdy to Ottawa Medical Arts Building Ltd.

Deed NS227796 registered February 1, 1984 From Ottawa Medical Arts Building Ltd. To Toth Holdings Limited

Lease LT1285463 registered May 29, 2000 From Toth Holdings Limited to Maxlink Communications Inc.

Name Change OC906003 registered September 23, 2008 From Toth Holdings Limited to Toth Equity Limited

Lease OC995007 registered June 26, 2009 From Toth Equity Limited to Frances Russell, Angela Wilson, Sylvie Lamarre, and Cynthia Scott

Lot 48 Plan 2996

Trust Deed CR1251 registered 21 Dec 1865 From Charles and Charlotte Henderson to Ed Tylee and Ed Maberly

Deed CR8733 registered June 17, 1873 From Ed Tylee and Ed Maberly to Margaret Hilliard

Deed CR20179 registered June 5, 1882 Margaret Hilliard to William Hodgson