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 .....................................................................................................