Phase I/II Environmental Site Assessment 173-177 Preston Street, Ottawa, Ontario Type of Document: Final Client: Padom Holdings Limited 1536 Prince of Wales Ottawa, Ontario K2C 1P1 Project Number: OTT-00216595-A0 Prepared By: Taryn Glancy, M.A.Sc. Reviewed By: Chris Kimmerly, P. Geo. exp Services Inc. 100-2650 Queensview Drive Ottawa, ON K2B 7H6 Canada Date Submitted March 14, 2014 exp Services Inc. Padom Holdings Limited Phase I/II Environmental Site Assessment 173-177 Preston Street, Ottawa, Ontario OTT-00216595-A0 March 14, 2014 Legal Notification This report was prepared by exp Services Inc. for the account of Padom Holdings 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. I exp Services Inc. Padom Holdings Limited Phase I/II Environmental Site Assessment 173-177 Preston Street, Ottawa, Ontario OTT-00216595-A0 March 14, 2014 Executive Summary Exp Services Inc. (exp) was retained by Padom Holdings Limited to complete a Phase I/II Environmental Site Assessment (ESA) of 173-177 Preston Street in Ottawa, Ontario. The purpose of this Phase I/II ESA was to determine if past or present site activities have resulted in actual or potential contamination at the site. Exp understands that Padom Holdings Limited is planning to develop the site with residential land use. Consequently, this Phase I/II ESA will be used to support the City of Ottawa Site Plan Approval permitting requirements. A Phase I/II 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/II 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 13 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/II ESA does not constitute an audit of environmental management practices, indicate geotechnical conditions or identify geologic hazards. Site Description The site is located at 173-177 Preston Street at the east side of Preston Street in Ottawa. The property is legally described as Registered Plan 62 North, Part of Lot 2, Preston East, City of Ottawa. The site is zoned TM[78] H(15), traditional main street zone with mixed commercial and residential uses. At the time of the investigation, the site was occupied by a two storey multi-unit residential building. Based on historical review, the site was developed for residential uses as early as 1895. The age of the site building at 175 Preston Street is unknown, however based on aerial photography may have been built in the 1930s. A residence was located at 173 Preston Street from the early 1900s until approximately 2008 when the building was damaged in a fire and was subsequently demolished. Surrounding properties consist of mainly residential with commercial development to the north and south along Preston Street. The Ottawa River is located to the north of the subject site at a distance of about 1 km. Based on local topography, it is anticipated that groundwater flows to the west. Regional groundwater flows direction is north towards the Ottawa River, a distance of 1 km. Conclusions and Recommendations Based on the results of the Phase I ESA, exp has identified the following area potential contaminating activity which in turn is considered an area of potential environmental concern: II exp Services Inc. Padom Holdings Limited Phase I/II Environmental Site Assessment 173-177 Preston Street, Ottawa, Ontario OTT-00216595-A0 March 14, 2014 Table EX.1: Areas of Potential Environmental Concern Areas of Potential Potentially Location of Potential Contaminants of Concern Environmental Concern Contaminating APEC (PCOC) (APEC) Activity (PCA) Petroleum hydrocarbons (PHCs) including 173-177 #71 – Importation of benzene, toluene, ethylbenzene and 1. Fill of Unknown Preston Street Fill Material of xylenes (BTEX), volatile organic Quality (subject site) Unknown Quality compounds (VOC), polycyclic aromatic hydrocarbons (PAH) and metals To reduce the degree of uncertainty regarding the issues identified during this Phase I ESA, a Phase II ESA was 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 Conduct Phase II ESA. Collect soil and To determine the quality of fill The presence of fill quality of groundwater samples for PHC, BTEX, VOC, materials and groundwater at the unknown quality. PAH and metals subject site. A Phase II ESA was subsequently performed to address the issue of fill quality. Based on the results of the Phase II ESA, the following is presented: Representative samples of the fill were found to exceed the Table 1 (Ontario background) and Table 3 (residential landuse) criteria for various PAH parameters and copper. The sample collected from the native soil met the MOE Table 1 or Table 3 criteria for the tested parameters, except for antimony, which slightly exceeded the Table 1 criteria. Based on the laboratory analysis, the underlying groundwater was not found to be impacted with the contaminants of concern. Based on the MOE exposure models that were used develop the generic criteria, the observed soil impacts are not considered significant for the intended residential landuse. During redevelopment of the site, however, workers should avoid direct contact with the fill and any excess fill that is generated will require disposal at a licensed landfill site. This executive summary is a brief synopsis of the report and should not be read in lieu of reading the report in its entirety. III exp Services Inc. Padom Holdings Limited Phase I/II Environmental Site Assessment 173-177 Preston Street, Ottawa, Ontario OTT-00216595-A0 March 14, 2014 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 ................................................................................................................ 3 3. Phase I ESA - Records Review .................................................................................................. 4 3.1 Phase I ESA Study Area Determination .............................................................................. 4 3.2 First Developed Use Determination .................................................................................... 4 3.3 Fire Insurance Plans ............................................................................................................ 4 3.4 Chain of Title........................................................................................................................ 4 3.5 Previous Reports ................................................................................................................. 5 3.6 Regulatory Environmental Source Information .................................................................... 5 3.6.1 Ontario Ministry of the Environment Records ...................................................... 5 3.6.2 Technical Standards and Safety Authority........................................................... 5 3.6.3 Municipal Records ............................................................................................... 6 3.7 Land Use Documents .......................................................................................................... 6 3.7.1 Old Landfill Management Strategy Phase 1 – Identification of Sites - Golder (2004) ....................................................................................................... 7 3.7.2 Inventory of Coal Gasification Plant Waste Sites in Ontario - Ontario MOE (1987) ............................................................................................. 7 3.7.3 Mapping and Assess Former Industrial Sites – Intera (1988) ............................. 7 3.7.4 Ontario Inventory of PCB Storage Sites - Ontario MOE (1993) .......................... 7 3.8 EcoLog ERIS Database Search .......................................................................................... 7 3.9 Physical Setting