MEDALLION REALTY HOLDINGS LIMITED 450 FINCH AVENUE PICKERING, ON PHASE ONE ENVIRONMENTAL SITE ASSESSMENT MARCH 2016 450 FINCH AVENUE PICKERING, ON PHASE ONE ENVIRONMENTAL SITE ASSESSMENT Medallion Realty Holdings Limited Project Number: 161-03206-00 Date: March 2016 – WSP Canada Inc. 2 International Boulevard Toronto, ON M9W 1A2 Phone: +1 416-798-0065 Fax: +1 416-798-0518 www.wsp.com March 9, 2016 Attention: Jaime Shedletsky Medallion Realty Holdings Limited 970 Lawrence Ave. W., Suite 304 Toronto, ON M6A 3B6 M5H 1K5 Dear Ms. Shedletsky, Subject: Phase One Environmental Site Assessment 450 Finch Avenue, Pickering, Ontario We are pleased to forward our Phase One Environmental Site Assessment (ESA) report for the above-noted property. The scope of this Phase One ESA conforms to the requirements outlined in O. Reg. 153/04 (as amended). The purpose of the Phase One ESA was to identify the presence or absence of potentially contaminating activities within the Phase One Study Area, and based on this information assess the requirements for additional investigation in the form of a Phase Two Environmental Site Assessment. This Phase One ESA does not include physical sampling or testing, and is based solely on visual observations and a review of available or supplied factual data. The report provides site information from inspections, records reviews, interviews, and our conclusions for your consideration. Thank you for the opportunity to be of service on this project. We trust that this report will be satisfactory for your current needs. If you have any questions or require further information, please contact our office at your convenience. Yours truly, WSP Canada Inc. Shawna Lundrigan, B.Sc. Project Manager ii E X E C U T I V E SUMMARY WSP Canada Inc. (WSP) was retained to conduct a Phase One Environmental Site Assessment (ESA) of the property located at 450 Finch Avenue, Pickering, Ontario (hereafter referred to as the Phase One Property or Site). The Phase One ESA reports information review and site inspection findings, and potential environmental risks to the owner prior to a potential property transaction. The scope of this Phase One ESA conforms to the requirements outlined in Ontario Regulation (O. Reg.) 153/04 (as amended). The purpose of the Phase One ESA was to identify the presence or absence of potentially contaminating activities on the Phase One Property and/or within the Phase One Study Area, and based on this information assess the requirements for additional investigation in the form of a Phase Two Environmental Site Assessment. This Phase One ESA does not include physical sampling or testing, and is based solely on visual observations and a review of available or supplied factual data. The Phase One Property is located on the north side of Finch Avenue, approximately 200 m west of Rosebank Road and Finch Avenue intersection in the City of Pickering, Ontario. The Site is currently occupied by a two-storey residential dwelling, shed, detached garage/barn, and pigeon shed. Based on information obtained as part of the Phase One ESA records search, site reconnaissance and interview process, the following findings are presented: The Phase One Property is generally flat with a slight slope to the south. The inferred shallow groundwater flow direction in the Phase One Study Area is to the southwest, towards Petticoat Creek, which is located approximately 900 m to the west of the Phase One Property with a tributary of the Creek located approximately 80 m north of the Phase One Property. Surficial geology in the vicinity of the Site is described as sandy silt to silty sand textured till on Paleozoic terrain for the southern and northern boundaries of the site. The central area is described as sand, gravel, minor silt and clay derived from coarse textured glaciolacustrine deposits. The underlying bedrock within the area generally consists of shale, limestone, dolostone, and siltstone of the Georgian Bay formation, Blue Mountain formation, Billings formation, Collingwood Member, Eastview Member. The depth of the bedrock in the vicinity of the Site is estimated to be approximately 50-60 m below ground surface. The Site has been owned by various private individuals and was acquired by the current owner in 1959. The current owner indicated that the property has been utilized for residential purposes since it was purchased by them. Based on the city directories and aerial photographs, the Site and properties within the Phase One Study Area appear to have been used for rural residential or agricultural purposes from the 1800s to present. Several potentially contaminating activities were identified on-site and within the Phase One Study Area. Those activities that were deemed to be contributing to areas of potential environmental concern for the Site are summarized below: POTENTIALLY OBSERVATIONS CONTAMINATING ACTIVITY 28. Gasoline and Associated On-Site – An aboveground storage tank (AST) was observed in the southeast Products Storage in Fixed portion of the basement of the residential dwelling. The owner indicated the AST Tanks had been last replaced in 1998. 450 Finch Avenue, Pickering, ON WSP Medallion Realty Holdings Limited No 161-03206-00 March 2016 iii 30. Importation of Fill Material of On-Site – Fill material may have been used on the Phase One Property during Unknown Quality grading and/or development. 46. Rail Yards, Tracks and Spurs Phase One Study Area – A railway line runs approximately 70 m north of the Site. A railway incident involving a tank car petroleum leak was previously reported for Pickering with location unknown. The above-noted PCAs were deemed to be contributing to three areas of potential environmental concern (APECs) in, on, or under the Phase One Property. Based on information obtained as part of the Phase One ESA, it is concluded that there is potential for environmental concerns at the Phase One Property. The following areas of potential environmental concern and associated contaminants of concern were identified on the Site: APEC ENVIRONMENTAL LOCATION SITE AREA OF CONTAMINANTS OF MEDIA CONCERN CONCERN CONCERN APEC 1 Fill of Unknown On-Site Entire Phase One M&I, PAHs, VOCs, PHCs Soil Quality Property APEC 2 Rail Yards, Tracks Off-Site Northern portion of the PHCs, PAHs, VOCs Soil & and Spurs Phase One Property Groundwater APEC 3 AST On-site Southeast Portion of the PHCs Soil & Phase One Property Groundwater Notes: PAHs – Polycyclic Aromatic Hydrocarbons PHCs – Petroleum Hydrocarbons VOCs – Volatile Organic Compounds M&I – Metals and Inorganics In the event that a Record of Site Condition (RSC) is required, a Phase Two ESA would be required in accordance with O. Reg. 153/04, as amended, to evaluate the environmental quality of soil and groundwater at the Site. Due to the age of the current buildings on the Phase One Property, it is possible that asbestos containing materials (ACMs) as well as other designated substances are present in building materials such as vinyl floor tiles, acoustic ceiling tiles, pipe insulation, drywall joint compound, lead paint, etc. Ontario Regulation 278/05 of the Occupational Health & Safety Act requires that the owner of any building with the potential to contain designated substances conduct an inventory of potential materials. All identified designated substances must be managed and/or disposed of in accordance with the Act, and building tenants must be made aware of such materials that they may come into contact with. Prior to renovation or demolition of the building, a Designated Substance Survey (DSS) should be completed. A dug well, stone lined and parged cistern, two septic tanks and associated tile beds were observed in the southern portion of the Site and will require decommissioning in accordance with applicable regulations in the event of redevelopment. It should be noted that general environmental management and housekeeping practices were reviewed as part of this assessment with respect to their impact on the environmental condition of the property; however; a detailed review of regulatory compliance issues was beyond the scope of our investigation. This Phase One ESA does not constitute an audit of environmental management practices, indicate geotechnical conditions or identify geologic hazards. 450 Finch Avenue, Pickering, ON WSP Medallion Realty Holdings Limited No 161-03206-00 March 2016 iv TABLE OF CONTENTS 1 INTRODUCTION .......................................................................... 1-1 1.1 PHASE ONE PROPERTY INFORMATION ....................................................... 1-1 2 SCOPE OF INVESTIGATION ...................................................... 2-2 3 RECORDS REVIEW .................................................................... 3-3 3.1 ENVIRONMENTAL SOURCE INFORMATION ................................................. 3-4 3.2 PHYSICAL SETTINGS SOURCES .................................................................... 3-5 3.3 SITE OPERATING RECORDS .......................................................................... 3-7 4 INTERVIEWS ............................................................................... 4-8 5 SITE RECONNAISSANCE .......................................................... 5-9 5.1 SPECIFIC OBSERVATIONS AT THE PHASE ONE PROPERTY .................... 5-9 5.2 OBSERVATIONS WITHIN PHASE ONE STUDY AREA ................................ 5-11 5.3 WRITTEN DESCRIPTION OF THE INVESTIGATION .................................... 5-12 6 REVIEW AND EVALUATION OF INFORMATION .................... 6-13