Phase One Environmental Site Assessment, 689 Churchill Avenue North, Ottawa, Ontario Prepared for: Daniel Boulanger TC United Group 800 Industrial Avenue, Unit 9 Ottawa, ON K1G 4B8 Prepared by: Stantec Consulting Ltd. 1331 Clyde Avenue, Suite 400 Ottawa, ON K2C 3G4 Project No. 121621808 April 27, 2018 PHASE ONE ENVIRONMENTAL SITE ASSESSMENT, 689 CHURCHILL AVENUE NORTH, OTTAWA, ONTARIO Table of Contents EXECUTIVE SUMMARY ............................................................................................................... I 1.0 INTRODUCTION ...........................................................................................................1.1 1.1 PHASE ONE PROPERTY INFORMATION ......................................................................... 1.1 2.0 SCOPE OF INVESTIGATION .........................................................................................2.1 2.1 REGULATORY FRAMEWORK .......................................................................................... 2.3 3.0 RECORDS REVIEW ........................................................................................................3.1 3.1 GENERAL ......................................................................................................................... 3.1 3.1.1 Phase One Study Area Determination ..................................................... 3.1 3.1.2 First Developed Use Determination ........................................................... 3.1 3.1.3 Fire Insurance Plans ..................................................................................... 3.1 3.1.4 Chain of Title ................................................................................................. 3.1 3.1.5 Environmental Reports ................................................................................ 3.2 3.1.6 City Directories ............................................................................................. 3.2 3.1.7 Property Underwriters’ Reports and Plans ................................................ 3.3 3.2 ENVIRONMENTAL SOURCE INFORMATION .................................................................. 3.3 3.2.1 National Pollutant Release Inventory (NPRI) ............................................ 3.4 3.2.2 PCB Storage Sites and Inventory Databases ........................................... 3.4 3.2.3 Certificate of Approval ............................................................................... 3.4 3.2.4 MOECC Freedom of Information Requests ............................................. 3.4 3.2.5 Coal Gasification Plant Waste Sites and Inventory of Industrial Sites Producing or Using Coal Tar and Related Tars in Ontario ............. 3.4 3.2.6 Hazardous Waste Generators and Receivers ......................................... 3.5 3.2.7 Technical Standards and Safety Authority (TSSA) ................................... 3.5 3.2.8 Environmental Registry ................................................................................ 3.5 3.2.9 Records of Site Condition (RSC) ................................................................ 3.6 3.2.10 Areas of Natural Significance .................................................................... 3.6 3.2.11 Waste Disposal Sites .................................................................................... 3.6 3.2.12 EcoLog ERIS .................................................................................................. 3.6 3.3 PHYSICAL SETTING SOURCES......................................................................................... 3.8 3.3.1 Aerial Photographs ...................................................................................... 3.8 3.3.2 Topography, Hydrology and Geology ................................................... 3.10 3.3.3 Fill Materials................................................................................................. 3.10 3.3.4 Water Bodies .............................................................................................. 3.10 3.3.5 Well Records ............................................................................................... 3.11 3.4 SITE OPERATING RECORDS .......................................................................................... 3.11 4.0 INTERVIEWS ..................................................................................................................4.1 5.0 SITE RECONNAISSANCE ..............................................................................................5.1 5.1 GENERAL REQUIREMENTS .............................................................................................. 5.1 5.2 SPECIFIC OBSERVATIONS AT PHASE ONE PROPERTY ................................................. 5.1 PHASE ONE ENVIRONMENTAL SITE ASSESSMENT, 689 CHURCHILL AVENUE NORTH, OTTAWA, ONTARIO 5.2.1 Property Information ................................................................................... 5.1 5.2.2 Property Buildings & Structures .................................................................. 5.1 5.2.3 Aboveground and Underground Storage Tanks .................................... 5.1 5.2.4 Underground Utilities and Services ............................................................ 5.2 5.2.5 Site Building Features................................................................................... 5.2 5.2.6 Wells ............................................................................................................... 5.2 5.2.7 Sewage Works .............................................................................................. 5.2 5.2.8 Surface Features .......................................................................................... 5.2 5.2.9 Current or Former Railway Lines or Spurs .................................................. 5.2 5.2.10 Surface Staining and Stressed Vegetation .............................................. 5.2 5.2.11 Imported Fill and Debris .............................................................................. 5.2 6.0 REVIEW AND EVALUATION OF INFORMATION ...........................................................6.1 6.1 CURRENT AND PAST USES OF THE PHASE ONE PROPERTY ......................................... 6.1 6.2 POTENTIALLY CONTAMINATING ACTIVITIES (PCAS) ................................................... 6.1 6.2.1 Phase One Property .................................................................................... 6.1 6.2.2 Phase One Study Area ............................................................................... 6.1 6.3 AREAS OF POTENTIAL ENVIRONMENTAL CONCERN (APEC) .................................... 6.1 6.4 PHASE ONE CONCEPTUAL SITE MODEL ....................................................................... 6.1 7.0 CONCLUSIONS ............................................................................................................7.1 7.1 IS A PHASE TWO ENVIRONMENTAL SITE ASSESSMENT REQUIRED BEFORE A RECORD OF SITE CONDITION IS SUBMITTED? .............................................................. 7.1 7.2 CAN A RECORD OF SITE CONDITION BE SUBMITTED BASED ON THE PHASE ONE ENVIRONMENTAL SITE ASSESSMENT ALONE? ..................................................... 7.1 8.0 CLOSURE ......................................................................................................................8.1 9.0 REFERENCES .................................................................................................................9.1 LIST OF TABLES Table 3-1 Surrounding Properties within Phase One Study Area ............................ 3.2 Table 3-3 Aerial Photograph Summary ...................................................................... 3.8 Table 6-1 Table of Current and Past Land Uses ........................................................ 6.1 LIST OF APPENDICES FIGURES ..................................................................................................... A.1 SITE RECONNAISSANCE PHOTOGRAPHS ................................................. B.1 PROJECT TEAM MEMBERS ......................................................................... C.1 SUPPORTING DOCUMENTATION .............................................................. D.1 PHASE ONE ENVIRONMENTAL SITE ASSESSMENT, 689 CHURCHILL AVENUE NORTH, OTTAWA, ONTARIO EXECUTIVE SUMMARY Stantec Consulting Ltd. (“Stantec”) conducted a Phase One Environmental Site Assessment (“Phase One ESA”) of 689 Churchill Avenue North, Ottawa, Ontario, hereinafter referred to as the "Phase One Property” or “Site”. The City of Ottawa Property Identification Number (PIN) for the Site is 040130103. The Phase One ESA was completed for TC United Group to support the redevelopment of the Site as required as part of the application to the City of Ottawa for Site Plan Control. The Phase One ESA is to be completed in accordance with Ontario Regulation 153/04 (O.Reg. 153/04) and is therefore called a Phase One ESA, which is different from a Phase I ESA completed in accordance with CSA Standard Z768-01, R2016. Stantec understands that this Phase One ESA will not be used to support the preparation of a Record of Site Condition (RSC) in accordance with O.Reg.153/04; as a RSC is not required at this time. The purpose of the Phase One ESA was to assess if evidence of potential and/or actual environmental contamination exists at the Phase One Property as a result of current and/or past activities at the Phase One Property and/or neighbouring properties located within 250 m of the Phase One Property (“Phase