October 2016 Phase One Environmental Site Assessment Glen Abbey Golf Club, Oakville, Ontario Submitted to: ClubLink Corporation ULC & Clublink Holdings Limited 15675 Dufferin Street King City, Ontario L7N 1K5 Report Number: 1527072 Distribution:Distribution: 1 Copy (email) - ClubLink Corporation 1 REPORT 1 Copy - Golder Associates Ltd. PHASE ONE ESA – GLEN ABBEY GOLF CLUB, OAKVILLE, ONTARIO Table of Contents 1.0 EXECUTIVE SUMMARY ....................................................................................................................................... 1 2.0 INTRODUCTION .................................................................................................................................................... 3 2.1 Phase One Property Information .............................................................................................................. 3 3.0 SCOPE OF INVESTIGATION ................................................................................................................................ 4 4.0 RECORDS REVIEW .............................................................................................................................................. 5 4.1 General ..................................................................................................................................................... 5 4.1.1 Phase One Study Area Determination ................................................................................................ 5 4.1.2 First Developed Use Determination .................................................................................................... 5 4.1.3 Fire Insurance Plans ........................................................................................................................... 5 4.1.4 Chain of Title ....................................................................................................................................... 5 4.1.5 Town Directories ................................................................................................................................. 9 4.1.6 Environmental Reports ...................................................................................................................... 10 4.2 Environmental Source Information .......................................................................................................... 11 4.2.1 Ministry of the Environment ............................................................................................................... 13 4.2.2 Technical Standards and Safety Authority, Fuel Safety Division Records ........................................ 13 4.3 Physical Setting Sources ........................................................................................................................ 13 4.3.1 Aerial Photographs............................................................................................................................ 13 4.3.2 Topography, Hydrology and Geology................................................................................................ 14 4.3.3 Fill Materials ...................................................................................................................................... 15 4.3.4 Water Bodies and Areas of Natural Significance .............................................................................. 15 4.3.5 Well Records ..................................................................................................................................... 16 4.4 Site Operating Records .......................................................................................................................... 16 5.0 INTERVIEWS ....................................................................................................................................................... 17 6.0 SITE RECONNAISSANCE .................................................................................................................................. 17 6.1 General Requirements ............................................................................................................................ 17 6.2 Specific Observations at Phase One Property ........................................................................................ 18 6.2.1 Enhanced Investigation Property ...................................................................................................... 22 6.3 Surrounding Land Use ............................................................................................................................ 24 October 2016 Report No. 1527072 i PHASE ONE ESA – GLEN ABBEY GOLF CLUB, OAKVILLE, ONTARIO 6.4 Written Description of Investigation ........................................................................................................ 24 7.0 REVIEW AND EVALUATION OF INFORMATION .............................................................................................. 26 7.1 Current and Past Uses of the Site .......................................................................................................... 26 7.2 Potentially Contaminating Activity ........................................................................................................... 36 7.3 Areas of Potential Environmental Concern ............................................................................................. 38 7.4 Conceptual Site Model ............................................................................................................................ 40 7.4.1 Uncertainty and Absence of Information ........................................................................................... 43 8.0 CONCLUSIONS ................................................................................................................................................... 43 8.1 Need for a Phase Two ESA .................................................................................................................... 43 8.2 Record of Site Condition Based on Phase One Environmental Site Assessment Alone ........................ 44 9.0 REFERENCES ..................................................................................................................................................... 44 10.0 LIMITATIONS AND USE OF REPORT ............................................................................................................... 44 11.0 STATEMENT OF COMPLETION ........................................................................................................................ 45 12.0 CLOSURE ............................................................................................................................................................ 45 FIGURES Figure 1: Key Plan Figure 2: Site Plan Figure 3: PCA Locations Figure 4: APEC Locations APPENDICES APPENDIX A Plan of Survey APPENDIX B Regulatory Responses APPENDIX C EcoLog ERIS Report APPENDIX D Site Photographs October 2016 Report No. 1527072 ii PHASE ONE ESA – GLEN ABBEY GOLF CLUB, OAKVILLE, ONTARIO 1.0 EXECUTIVE SUMMARY Golder Associates Ltd. (“Golder”) was retained by ClubLink Corporation ULC and ClubLink Holdings Limited (“ClubLink”) to conduct a Phase One Environmental Site Assessment (“Phase One ESA”) of the property located at 1333 and 1313 Dorval Drive and a portion of 1301 Greeneagle Drive in Oakville, Ontario (herein after referred to as the “Site” or “Phase One Property”). At the time of the Site reconnaissance of 1333 and 1313 Dorval Drive, conducted on December 3, 2015, the Site consisted of a 229 acre (93 hectare) parcel of land consisting of 7 component parcels which was developed as the Glen Abbey Golf Club, an 18 hole golf course and associated infrastructure. The following buildings were observed on-Site: a clubhouse and event centre for members including a pro shop (the “Clubhouse”), a building occupied by Golflogix, a GPS service (the “Golflogix Building”), a residential dwelling (the “Residential Dwelling”), a maintenance and storage building for turf equipment and supplies (the “Maintenance Building”), and office associated with the Maintenance Building (the “Maintenance Office”), a shed for the storage of pesticides and fertilizers (the “Lawn Maintenance Shed”), a golf cart storage building, an indoor driving range and a golf store building (the “Academy of Golf Building”), a halfway house refreshment building (the “Halfway House”), and two pumphouse buildings. A second Site reconnaissance was completed at a portion of 1301 Greeneagle Drive on August 22, 2016. The portion of the Site located at 1301 Greeneagle Drive was observed to consist of an undeveloped, landscaped yard area. There was an off-Site area located within and encompassed by the Site which is developed with a landscaped yard area and an office building for the Royal Canadian Golf Association and affiliates, golf hall of fame and Canadian golf museum (the “Raydor Estate”). The entirety of Raydor Estate is off-Site and is not part of existing redevelopment applications. It is understood that the Site is to be subdivided and redeveloped for residential and commercial uses. The Site is owned by ClubLink. Based on the aerial photographs, the Phase One Property appears to have included agricultural fields and associated buildings since at least 1934 and was developed with the original golf course at some point between 1960 and 1966. The Site Representatives (as defined In Section 5.0) reported that a portion of the Site