Ontario Ministry of the Environment and Climate Change ... 220347.pdfAssessment/Restoration Approach...

Ontario Ministry of the Environment and Climate Change - Record of Site Condition # 220347

Record of Site Condition

Under Part XV.1 of the Environment Protection Act

Summary

Notice to Readers Concerning Due Diligence

This record of site condition has been filed in the Environmental Site Registry to which the public has

access and which contains a notice advising users of the Environmental Site Registry who have dealings

with any property to consider conducting their own due diligence with respect to the environmental

condition of the property, in addition to reviewing information in the Environmental Site Registry.

Contents of this Record of Site Condition

This record of site condition consists (RSC) of this document which is available to be printed directly from

the Environmental Site Registry as well as all supporting documentation indicated in this RSC to have been

submitted in electronic format to the Ministry of the Environment and Climate Change.

Record of Site Condition Number 220347Date Filed to Environmental Site Registry 2016/01/26Certification Date 2015/10/01Current Property Use CommercialIntended Property Use ResidentialCertificate of Property Use Number No CPUApplicable Site Condition Standards** Full Depth Generic Site Conditions Standard,

with Non-potable Ground Water, CoarseTextured Soil, for Residential property use

Property Municipal Address 270-272 POPLAR PLAINS, TORONTO, ON,M4V 1R3, 213-223 ST. CLAIR AVENUE WEST,TORONTO, ON, M4V 1R3

1 of 16Filed Record of Site Condition # 220347 on 2016/01/26

PART 1: PROPERTY OWNERSHIP, PROPERTY INFORMATION AND OWNER'S CERTIFICATIONS

Information about the owner who is submitting or authorizing the submission of the RSC

Owner Name SCP DEVELOPMENTS LIMITED

Authorized Person DAWN SPIRONELLO

Mailing Address 369 RIMROCK ROAD, TORONTOONTARIO, CANADA

Postal Code M3J 3G2

Phone (416) 661-4000

Fax

Email Address [email protected]


RSC Property Location Information

Municipal Address(es) 213-223 ST. CLAIR AVENUE WEST, TORONTO, ON M4V 1R3

270-272 POPLAR PLAINS, TORONTO, ON M4V 1R3

Municipality Toronto

Legal Description See Attached Lawyer’s Letter

Assessment Roll Number(s)

19-04-05-4-340-01900-0000-06

19-04-05-4-340-01800-0000-03

19-04-05-4-340-01700-0000-00

19-04-05-4-340-02100-0000-05

Property Identifier Number(s)

21221-0247 (LT)

RSC Property Geographical References

Coordinate System UTM

Datum NAD 83

Zone 17

Easting 628,608.38

Northing 4,838,217.28

RSC Property Use Information

The following types of property uses are defined by the Regulation: Agricultural or other use, Commercial use, Community use, Industrial use, Institutional use, Parkland use, and Residential use.

Current Property Use Commercial

Intended Property Use Residential

Certificate of Property Use has been issued under section 168.6 of the EPA

No


Please See the Signed Statements of Property Owner, or Agent, or Receiver at the End of this RSC

The rest of this page has been left intentionally blank


PART 2: LIST OF REPORTS, SUMMARY OF SITE CONDITIONS AND QUALIFIED PERSON’S STATEMENTS AND CERTIFICATIONSQualified Person's Information

Name BOB GORDANIFAR

Type of Licence Under Professional Engineers Act

Licence

Licence Number 90336835

QP Employer Name CCI GROUP INC

Mailing Address 7900 KEELE STREET, CONCORDONTARIO, L4K 2A3 CANADA

Phone (906) 856-5200

Fax (905) 695-0221

Email Address [email protected]

Municipal Information

Local or Single-Tier Municipality

Toronto

Ministry of the Environment and Climate Change District Office

District Office Toronto District Office

District Office Address 5775 Yonge St., 8th floor, North York ON M2M 4J1


Phase One Environmental Site Assessment ReportDocument used as the phase one environmental site assessment report and updates in submitting the RSC for filing

The date the last work on all of the records review, interviews and site reconnaissance components of the phase one environmental site assessment was done (refer to clause 28(1)(a) of O. Reg. 153/04)

(YYYY/MM/DD)

2015-09-01

Type of Report

Report Title Date of Report (YYYY/MM/DD)

Author of Report

Name of ConsultingCompany

P1 ESA Phase I Environmental Site Assessment at 213-223 St. Clair Avenue West and 270 & 272 Poplar Plains Road, Toronto, Ontario

2015-09-01 Bob Gordanifar CCI GROUP INC.

Reports and Other Documents Related to the Phase One Environmental Site AssessmentReports and other documents relied upon in certifying the information set out in section 10 of Schedule A or otherwise used in conducting the phase one environmental site assessment


Author of Report


Phase I Environmental Site Assessment, 213 – 223 St. Clair Avenue West, Toronto, Ontario

2011-09-30 Simon Lan exp Services Inc.


Phase Two Environmental Site Assessment ReportDocument used as the phase two environmental site assessment report and updates in submitting the RSC for filing

The date the last work on all of the planning of the site investigation and conducting the site investigation components of the phase two environmental site assessment was done (refer to clause 33.5(1)(a) of O. Reg. 153/04)

(YYYY/MM/DD)

2015-10-01

Type of Report


Author of Report


P2 ESA Phase II Environmental Site Assessment at 213-223 St. Clair Avenue West and 270 & 272 Poplar Plains Road, Toronto, Ontario

2015-10-21 Bob Gordanifar CCI GROUP INC.

Reports and Other Documents Related to the Phase Two Environmental Site AssessmentReports and other documents relied upon in making any certifications in the RSC for the purposes of Part IV of Schedule A or otherwise used in conducting the phase two environmental site assessment

Report Title Date of Report (YYYY/MM/DD).

Author of Report


N/A


Environmental ConditionSection 41 applies? No

Section 43.1 applies? No

Site Condition InformationCertification date (YYYY/MM/DD) 2015/10/01

Total area of RSC property (in hectares) 0.24000

Number of any previously filed RSC that applies to any part of the RSC property

Number of any previously filed Transition Notice that applies to any part of the RSC property

Soil Texture Coarse

Assessment/Restoration Approach Full Depth Generic

Site investigation includes the investigation, sampling and analysis of ground water? Yes

Is there soil present that is sufficient to investigate, sample and analyze soil on, in or under the property in accordance with s. 6, Schedule E of O.Reg. 153/04?

Yes

Site investigation includes the investigation, sampling and analysis of soil on, in or under the property which is used in the RSC?

Yes

Name of the laboratory used to analyze any samples collected of soil, ground water or sediment

EXOVA CANADA INC.

Ground water condition (potable, non-potable) Non-potable

Applicable Site Condition Standard TABLE 3

Local or single-tier municipality non-potable written notification date 2015/10/26


Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards

Measured Concentration for Contaminants in Soil

ContaminantName

Maximum Concentration

Applicable Site Condition Standard

Unit of Measure

1 Benzene < 0.02 0.21 µg/g

2 Ethylbenzene < 0.05 2 µg/g

3 Toluene < 0.2 2.3 µg/g

4 Xylene Mixture < 0.05 3.1 µg/g

5 Barium 108 390 µg/g

6 Beryllium < 1 4 µg/g

7 Boron (total) 20 120 µg/g

8 Cadmium < 0.5 1.2 µg/g

9 Chromium Total 22 160 µg/g

10 Cobalt 10 22 µg/g

11 Copper 11 140 µg/g

12 Lead 9 120 µg/g

13 Molybdenum < 1 6.9 µg/g

14 Nickel 16 100 µg/g

15 Silver < 0.2 20 µg/g

16 Thallium < 1 1 µg/g

17 Uranium < 0.5 23 µg/g

18 Vanadium 30 86 µg/g

19 Zinc 51 340 µg/g

20 Petroleum Hydrocarbons F1**** < 10 55 µg/g

21 Petroleum Hydrocarbons F2 10 98 µg/g




Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued)

Ground Water

ContaminantName

Maximum Concentration

Applicable Site Condition Standard

Unit of Measure

1 Petroleum Hydrocarbons F1**** < 20 750 µg/L

2 Petroleum Hydrocarbons F2 < 20 150 µg/L

3 Petroleum Hydrocarbons F3 210 500 µg/L

4 Petroleum Hydrocarbons F4 120 500 µg/L

5 Barium 300 29000 µg/L

6 Beryllium < 5 67 µg/L

7 Boron (total) < 100 45000 µg/L

8 Cadmium < 1 2.7 µg/L

9 Chromium Total < 10 810 µg/L

10 Cobalt 5 66 µg/L

11 Copper < 10 87 µg/L

12 Lead < 10 25 µg/L

13 Molybdenum < 50 9200 µg/L

14 Nickel < 50 490 µg/L

15 Silver < 1 1.5 µg/L

16 Thallium < 1 510 µg/L

17 Uranium < 10 420 µg/L

18 Vanadium < 10 250 µg/L

19 Zinc < 100 1100 µg/L

20 Benzene < 0.5 44 µg/L

21 Ethylbenzene < 0.5 2300 µg/L

22 Toluene < 0.5 18000 µg/L

23 Xylene Mixture < 0.5 4200 µg/L


Remedial Action and Mitigation

Remediated Soils

Estimated quantities of the soil, if any, originating at and remaining on the RSC property that have been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil. Indicate the remediation process or processes used and the estimated amount of soil remediated by each identified process.

Soil Remediation Process Estimated Quantity of Soil (in-ground volume in m³)

Description of Remediation

Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the RSC property.

Soil or Sediment Removed and Not Returned

Estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property.

Estimated Quantity of Soil (in-ground volume in m³)

Estimated Quantity of Sediment (in-ground volume in m³)

Soil Brought to the Property

Estimated quantity of the soil, if any, being brought from another property to and deposited at the RSC property, not including any soil that may have originated at but been remediated off the RSC property and that is identified in section 28 of Schedule A.

Estimated Quantity of Soil Brought to the Property(in-ground volume in m³)


Ground Water Control or Treatment Measures

Ground water control or treatment measures that were required for the RSC property prior to the certification date for the purpose of submitting the RSC for filing.

Ground water control or treatment measures that are required for the RSC property after the certification date.

Estimated volume of ground water, if any, removed from and not returned to the RSC property.

Estimated Volume of Ground Water (in litres)


Other Activities Including Risk Management Measures

Constructed works that prior to the certification date for the purpose of submitting the RSC for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property.

Constructed works that after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property.

Monitoring or Maintenance

Soil Management Measures

Soil monitoring requirements or any requirements for care, maintenance or replacement or any monitoring or control works for known existing contaminants, if any, on the RSC property, after the certification date.

Ground Water Management Measures

Ground water monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works or known existing contaminants, if any, on the RSC property, after the certification date.

Remediated or Removed Soil, Sediment or Ground Water From Near Property Boundary

Has any soil, sediment or ground water at the RSC property that is or was located within 3 metres of the RSC property boundary been remediated or removed for the purpose of remediation?

No


Qualified Person’s Statements and CertificationsAs the qualified person, I certify that:

A phase one environmental site assessment of the RSC property, which includes the evaluation of the information gathered from a records review, site reconnaissance, interviews, a report and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation.

A phase two environmental site assessment of the RSC property, which includes the evaluation of the information gathered from planning and conducting a site investigation, a report, and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation.

The information represents the site conditions at the sampling points at the time of sampling only and the conditions between and beyond the sampling points may vary.

As of 2015/10/01, in my opinion, based on the phase one environmental site assessment and the phase two environmental site assessment, and any confirmatory sampling, there is no evidence of any contaminants in the soil, ground water or sediment on, in or under the RSC property that would interfere with the type of property use to which the RSC property will be put, as specified in the RSC.

Ground water sampling has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation.

I have, within the six months immediately before the submission of this record of site condition, given written notice of intention to apply non-potable ground water site condition standards to the clerk of the local municipality in which the property is located and the clerk of any upper-tier municipality in which the property is located.

As of 2015/10/01, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the RSC property meets the applicable full depth generic site condition standards prescribed by section 37 of the regulation for all contaminants prescribed by the regulation in relation to the type of property use for which this RSC is filed, except for those contaminants (if any) specified in this RSC at Table 2, Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment.

As of 2015/10/01, the maximum known concentration of each contaminant in soil, sediment and ground water at the RSC property for which sampling and analysis has been performed is specified in this RSC at Table 1, Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards.

I am a qualified person and have the qualifications required by section 5 of the regulation.

I have in place an insurance policy that satisfies the requirements of section 7 of the regulation.

I acknowledge that the RSC will be submitted for filing in the Environmental Site Registry, that records of site condition that are filed in the Registry are available for examination by the public and that the Registry contains a notice advising users of the Registry who have dealings with any property to consider conducting their own due diligence with respect to the environmental condition of the property, in addition to reviewing information in the Registry.

The opinions expressed in this RSC are engineering or scientific opinions made in accordance with generally accepted principles and practices as recognized by members of the environmental engineering or science profession or discipline practising at the same time and in the same or similar location.

I do not hold and have not held and my employer CCI GROUP INCdoes not hold and has not held a direct or indirect interest in the RSC property or any property which includes the RSC property and was the subject of a phase one or two environmental site assessmentor risk assessment upon which this record of site condition is based

To the best of my knowledge, the certifications and statements in this part of the RSCare true as of 2015/10/01.

By signing this RSC, I make no express or implied warranties or guarantees.

By checking the boxes above, and entering my membership/licence number in this submission, I, BOB GORDANIFAR, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2015/11/23:

a) signing this record of site condition submission as a qualified person; and b) making all certifications required as a qualified person for this record of site condition.

I Agree


Additional Documentation Provided by Property Owner or AgentThe following documents have been submitted to the Ministry of the Environment and Climate Changeas part of the record of site condition

Certificate of Status or equivalent for the owner

Lawyer’s letter consisting of a legal description of the property

Copy of any deed(s), transfer(s) or other document(s) by which the RSC property was acquired

A Current plan of Survey

A copy of No Objection Statement from municipality

Area(s) of Potential Environmental Concern

Table of Current and Past Uses of the Phase One Property

Phase 2 Conceptual Site Model

Owner or agent certification statements

6.1.2


Request ID: 018318958 Province of Ontario Date Report Produced: 2015/11/12 Demande n° : Province de l'Ontario Document produit le : Transaction ID: 59419301 Ministry of Government Services Time Report Produced: 10:31:43 Transaction n° : Ministère des Services gouvernementaux Imprimé à : Category ID: CT Catégorie :

CERTIFICATE OF STATUS ATTESTATION DU STATUT JURIDIQUE

This is to certify that according to the D'après les dossiers du Ministère des records of the Ministry of Government Services gouvernementaux, nous attestons Services que la société

S C P D E V E L O P M E N T S L I M I T E D

Ontario Corporation Number Numéro matricule de la société (Ontario) 0 0 1 9 1 9 0 6 4 is a corporation incorporated, est une société constituée, prorogée ou née amalgamated or continued under d'une fusion aux termes des lois de la the laws of the Province of Ontario. Province de l'Ontario.

The corporation came into existence on La société a été fondée le J U L Y 3 1 J U I L L E T , 2 0 1 4 and has not been dissolved. et n'est pas dissoute.

Dated Fait le N O V E M B E R 1 2 N O V E M B R E , 2 0 1 5

Director Directeur

The issuance of this certificate in electronic form is authorized by the Ministry of Government Services.La délivrance du présent certificat sous forme électronique est autorisée par le Ministère des Services gouvernementaux.

PARCEL REGISTER (ABBREVIATED) FOR PROPERTY IDENTIFIER

LAND PAGE 1 OF 2

REGISTRY PREPARED FOR Foundos1

OFFICE #66 21221−0247 (LT) ON 2015/11/12 AT 14:28:05

* CERTIFIED IN ACCORDANCE WITH THE LAND TITLES ACT * SUBJECT TO RESERVATIONS IN CROWN GRANT *

PROPERTY DESCRIPTION: LOT 9, PT OF LOTS 8,10,11,12 ON PLAN 810 YORK DES AS PT 1, 66R27979; CITY OF TORONTO

PROPERTY REMARKS: FOR THE PURPOSE OF THE QUALIFIER THE DATE OF REGISTRATION OF ABSOLUTE TITLE IS 2015 04 16.

ESTATE/QUALIFIER: RECENTLY: PIN CREATION DATE:FEE SIMPLELT ABSOLUTE PLUS

RE−ENTRY FROM 21221−0246 2015/04/16

OWNERS’ NAMES CAPACITY SHARESCP DEVELOPMENTS LIMITED

REG. NUM.

DATE

INSTRUMENT TYPE

AMOUNT

PARTIES FROM

PARTIES TO

CERT/CHKD

** PRINTOUT INCLUDES ALL DOCUMENT TYPES (DELETED INSTRUMENTS NOT INCLUDED) **

**SUBJECT TO SUBSECTION 44(1) OF THE LAND TITLES ACT, EXCEPT PARAGRAPHS 3 AND 14 AND *

** PROVINCIAL SUCCESSION DUTIES AND EXCEPT PARAGRAPH 11 AND ESCHEATS OR FORFEITURE **

** TO THE CROWN UP TO THE DATE OF REGISTRATION WITH AN ABSOLUTE TITLE. **

63BA1297 1978/06/14 PLAN BOUNDRIES ACT C REMARKS: CT299758

AT2809347 2011/09/09 TRANSFER $2,677,290 219 ST. CLAIR AVE. WEST LTD. 213 & 219 ST. CLAIR HOLDINGS LTD. C REMARKS: PLANNING ACT STATEMENTS

AT2809348 2011/09/09 TRANSFER $2,585,000 HEZZIEZOO INVESTMENTS LIMITED 213 & 219 ST. CLAIR HOLDINGS LTD. C REMARKS: PLANNING ACT STATEMENTS

AT2809349 2011/09/09 CHARGE $100,000,000 213 & 219 ST. CLAIR HOLDINGS LTD. THE TORONTO−DOMINION BANK C

AT2809350 2011/09/09 NO ASSGN RENT GEN 213 & 219 ST. CLAIR HOLDINGS LTD. THE TORONTO−DOMINION BANK C REMARKS: AT2809349

AT2809351 2011/09/09 NO ASSGN RENT GEN 213 & 219 ST. CLAIR HOLDINGS LTD. THE TORONTO−DOMINION BANK C

AT2809352 2011/09/09 TRANSFER $2,322,710 IZENBERG, SAMUEL 217 & 223 ST. CLAIR HOLDINGS LTD. C ROGERS, JOSEPH SLOANE, JOHN REMARKS: PLANNING ACT STATEMENTS

AT2809353 2011/09/09 TRANSFER $2,415,000 EPSTEIN, NORMAN 217 & 223 ST. CLAIR HOLDINGS LTD. C REMARKS: PLANNING ACT STATEMENTS

AT2809354 2011/09/09 CHARGE $100,000,000 217 & 223 ST. CLAIR HOLDINGS LTD. THE TORONTO−DOMINION BANK C

NOTE: ADJOINING PROPERTIES SHOULD BE INVESTIGATED TO ASCERTAIN DESCRIPTIVE INCONSISTENCIES, IF ANY, WITH DESCRIPTION REPRESENTED FOR THIS PROPERTY. NOTE: ENSURE THAT YOUR PRINTOUT STATES THE TOTAL NUMBER OF PAGES AND THAT YOU HAVE PICKED THEM ALL UP.

PARCEL REGISTER (ABBREVIATED) FOR PROPERTY IDENTIFIER

LAND PAGE 2 OF 2

REGISTRY PREPARED FOR Foundos1

OFFICE #66 21221−0247 (LT) ON 2015/11/12 AT 14:28:05

* CERTIFIED IN ACCORDANCE WITH THE LAND TITLES ACT * SUBJECT TO RESERVATIONS IN CROWN GRANT *

REG. NUM.

DATE

INSTRUMENT TYPE

AMOUNT

PARTIES FROM

PARTIES TO

CERT/CHKD

AT2809355 2011/09/09 NO ASSGN RENT GEN 217 & 223 ST. CLAIR HOLDINGS LTD. THE TORONTO−DOMINION BANK C REMARKS: AT2809354

AT2809356 2011/09/09 NO ASSGN RENT GEN 217 & 223 ST. CLAIR HOLDINGS LTD. THE TORONTO−DOMINION BANK C

AT3658627 2014/08/12 APL CH NAME OWNER 213 & 219 ST. CLAIR HOLDINGS LTD. SCP DEVELOPMENTS LIMITED C

AT3658628 2014/08/12 APL CH NAME OWNER 217 & 223 ST. CLAIR HOLDINGS LTD. SCP DEVELOPMENTS LIMITED C

AT3743645 2014/11/18 APL (GENERAL) SCP DEVELOPMENTS LIMITED C REMARKS: DELETE RIGHT TO MAINTAIN DRAIN AS IN CT474480 DELETE RIGHT TO MAINTAIN DRAIN AS IN CT679687

AT3834726 2015/03/18 NOTICE $2 CITY OF TORONTO SCP DEVELOPMENTS LIMITED C REMARKS: SITE PLAN AGREEMENT

66R27979 2015/04/16 PLAN REFERENCE C

AT3858635 2015/04/16 APL ABSOLUTE TITLE SCP DEVELOPMENTS LIMITED C

NOTE: ADJOINING PROPERTIES SHOULD BE INVESTIGATED TO ASCERTAIN DESCRIPTIVE INCONSISTENCIES, IF ANY, WITH DESCRIPTION REPRESENTED FOR THIS PROPERTY. NOTE: ENSURE THAT YOUR PRINTOUT STATES THE TOTAL NUMBER OF PAGES AND THAT YOU HAVE PICKED THEM ALL UP.

LRO # 80 Transfer Registered as AT2809347 on 2011 09 09 at 15:38

The applicant(s) hereby applies to the Land Registrar. yyyy mm dd Page 1 of 3

Properties

PIN 21221 − 0080 LT Interest/Estate Fee SimpleDescription PT LT 9 PL 810 AVENUE HILL AS IN CT679687, S/T & T/W CT679687; CITY OF

TORONTO

Address 219 ST CLAIR AVE WTORONTO

Consideration

Consideration $2,677,290.00

Transferor(s)

The transferor(s) hereby transfers the land to the transferee(s).

Name 219 ST. CLAIR AVE. WEST LTD.

Address for Service Suite 2017 Pleasant BoulevardToronto, ON M4T 1K2

I, Bonnie Lawrence, have the authority to bind the corporation.

This document is not authorized under Power of Attorney by this party.

Transferee(s) Capacity Share

Name 213 & 219 ST. CLAIR HOLDINGS LTD.

Address for Service 369 Rimrock RoadToronto, Ontario M3J 3G2

STATEMENT OF THE TRANSFEROR (S): The transferor(s) verifies that to the best of the transferor’s knowledge and belief, this transferdoes not contravene the Planning Act.

STATEMENT OF THE SOLICITOR FOR THE TRANSFEROR (S): I have explained the effect of the Planning Act to the transferor(s) and Ihave made inquiries of the transferor(s) to determine that this transfer does not contravene that Act and based on the information suppliedby the transferor(s), to the best of my knowledge and belief, this transfer does not contravene that Act. I am an Ontario solicitor in goodstanding.

STATEMENT OF THE SOLICITOR FOR THE TRANSFEREE (S): I have investigated the title to this land and to abutting land whererelevant and I am satisfied that the title records reveal no contravention as set out in the Planning Act, and to the best of my knowledgeand belief this transfer does not contravene the Planning Act. I act independently of the solicitor for the transferor(s) and I am an Ontariosolicitor in good standing.

Signed By

Robert Kenneth Schwartz 3100−40 King St. W.TorontoM5H 3Y2

acting forTransferor(s)

Signed 2011 09 09

Tel 4168656600

Fax 4168656636

I am the solicitor for the transferor(s) and I am not one and the same as the solicitor for the transferee(s).

I have the authority to sign and register the document on behalf of the Transferor(s).

Morris Sosnovitch 1 Toronto St., Suite 910TorontoM5C 2V6

acting forTransferee(s)

Signed 2011 09 09

Tel 4163680600

Fax 4163686068

I am the solicitor for the transferee(s) and I am not one and the same as the solicitor for the transferor(s).

I have the authority to sign and register the document on behalf of the Transferee(s).

Submitted By

MORRISON BROWN SOSNOVITCH LLP 1 Toronto St., Suite 910TorontoM5C 2V6

2011 09 09

Tel 4163680600

Fax 4163686068



Fees/Taxes/Payment

Statutory Registration Fee $60.00

Provincial Land Transfer Tax $38,634.35

Municipal Land Transfer Tax $37,884.35

Total Paid $76,578.70

File Number

Transferor Client File Number : 94750

Transferee Client File Number : 20110189 (MS)

PROVINCIAL AND MUNICIPAL LAND TRANSFER TAX STATEMENTSIn the matter of the conveyance of: 21221 − 0080 PT LT 9 PL 810 AVENUE HILL AS IN CT679687, S/T & T/W CT679687;

CITY OF TORONTO

BY: 219 ST. CLAIR AVE. WEST LTD.

TO: 213 & 219 ST. CLAIR HOLDINGS LTD.

1. MIGUEL SINGER,

I am

(a) A person in trust for whom the land conveyed in the above−described conveyance is being conveyed;

(b) A trustee named in the above−described conveyance to whom the land is being conveyed;

(c) A transferee named in the above−described conveyance;

(d) The authorized agent or solicitor acting in this transaction for _____ described in paragraph(s) (_) above.

(e) The President, Vice−President, Manager, Secretary, Director, or Treasurer authorized to act for 213 & 219 ST.CLAIR HOLDINGS LTD. described in paragraph(s) (C) above.

(f) A transferee described in paragraph() and am making these statements on my own behalf and on behalf of_____who is my spouse described in paragraph(_) and as such, I have personal knowledge of the facts hereindeposed to.

2. I have read and considered the definition of "single family residence" set out in subsection 1(1) of the Act. The land being conveyedherein:

does not contain a single family residence or contains more than two single family residences.

3. The total consideration for this transaction is allocated as follows:

(a) Monies paid or to be paid in cash 2,677,290.00

(b) Mortgages (i) assumed (show principal and interest to be credited against purchase price) 0.00

(ii) Given Back to Vendor 0.00

(c) Property transferred in exchange (detail below) 0.00

(d) Fair market value of the land(s) 0.00

(e) Liens, legacies, annuities and maintenance charges to which transfer is subject 0.00

(f) Other valuable consideration subject to land transfer tax (detail below) 0.00

(g) Value of land, building, fixtures and goodwill subject to land transfer tax (total of (a) to (f)) 2,677,290.00

(h) VALUE OF ALL CHATTELS −items of tangible personal property 0.00

(i) Other considerations for transaction not included in (g) or (h) above 0.00

(j) Total consideration 2,677,290.00

PROPERTY Information Record

A. Nature of Instrument: Transfer

LRO 80 Registration No. AT2809347 Date: 2011/09/09

B. Property(s): PIN 21221 − 0080 Address 219 ST CLAIR AVE W TORONTO

AssessmentRoll No

1904054 − 34001800

C. Address for Service: 369 Rimrock RoadToronto, Ontario M3J 3G2

D. (i) Last Conveyance(s): PIN 21221 − 0080 Registration No. CT679687

(ii) Legal Description for Property Conveyed: Same as in last conveyance? Yes No Not known

E. Tax Statements Prepared By: Morris Sosnovitch

1 Toronto St., Suite 910Toronto M5C 2V6



Properties

PIN 21221 − 0082 LT Interest/Estate Fee SimpleDescription PT LT 11−12 PL 810 AVENUE HILL AS IN CT318940; CITY OF TORONTO

Address 270 POPLAR PLAINSTORONTO

Consideration


Transferor(s)


Name HEZZIEZOO INVESTMENTS LIMITED

Address for Service 213 St. Clair Ave.W.Toronto, ONM4V 1R3

I, Emanuel Lilker, have the authority to bind the corporation.








Signed By

Janice Karen Azoulay 101−16 Esna Park DriveMarkhamL3R 5X1


Signed 2011 09 09

Tel 905−470−9444

Fax 9054709449





Signed 2011 09 09

Tel 4163680600

Fax 4163686068



Submitted By


2011 09 09

Tel 4163680600

Fax 4163686068



Fees/Taxes/Payment





File Number

Transferor Client File Number : 11−2415


PROVINCIAL AND MUNICIPAL LAND TRANSFER TAX STATEMENTSIn the matter of the conveyance of: 21221 − 0082 PT LT 11−12 PL 810 AVENUE HILL AS IN CT318940; CITY OF

TORONTO

BY: HEZZIEZOO INVESTMENTS LIMITED


1. MIGUEL SINGER, PRESIDENT

I am





(e) The President, Vice−President, Manager, Secretary, Director, or Treasurer authorized to act for 213 & 219 ST.CLAIR HOLDINGS LTD. described in paragraph(s) (c) above.



















B. Property(s): PIN 21221 − 0082 Address 270 POPLAR PLAINS TORONTO

AssessmentRoll No

1904054 − 34002100








Properties

PIN 21221 − 0079 LT Interest/Estate Fee SimpleDescription PT LT 8−9 PL 810 AVENUE HILL AS IN CT474480, S/T & T/W CT474480; CITY OF

TORONTO


Consideration


Transferor(s)


Name IZENBERG, SAMUEL

Address for Service

I am at least 18 years of age.

The property is not ordinarily occupied by me and my spouse, who is not separated from me, as our family residence.


Name ROGERS, JOSEPH

Address for Service




Writ Number Name Statement

07−0011218 ROGERS, JOSEPH BARRY I am not the party in the writ and the judgment is less than $50000

Name SLOANE, JOHN

Address for Service 223 St. Clair Avenue WestToronto, ON




Writ Number Name Statement

95−0000342 SLOANE, JOHN SAMUEL I am not the party in the writ and the judgment is less than $50000









Signed By

Robert Kenneth Schwartz 3100−40 King St. W.TorontoM5H 3Y2


Signed 2011 09 09

Tel 4168656600

Fax 4168656636





Signed 2011 09 09

Tel 4163680600

Fax 4163686068



Submitted By


2011 09 09

Tel 4163680600

Fax 4163686068

Fees/Taxes/Payment





File Number

Transferor Client File Number : 94750


PROVINCIAL AND MUNICIPAL LAND TRANSFER TAX STATEMENTSIn the matter of the conveyance of: 21221 − 0079 PT LT 8−9 PL 810 AVENUE HILL AS IN CT474480, S/T & T/W

CT474480; CITY OF TORONTO

BY: IZENBERG, SAMUEL

ROGERS, JOSEPH

SLOANE, JOHN


1. MIGUEL SINGER

I am





(e) The President, Vice−President, Manager, Secretary, Director, or Treasurer authorized to act for 217 & 223 ST.CLAIR HOLDINGS LTD. described in paragraph(s) (C) above.




















AssessmentRoll No

1904054 − 34001700








Properties

PIN 21221 − 0081 LT Interest/Estate Fee SimpleDescription PT LT 10−11 PL 810 AVENUE HILL AS IN EM81604 & EM81605; CITY OF TORONTO


Consideration


Transferor(s)


Name EPSTEIN, NORMAN

Address for Service 215 St. Clair Ave.W.Toronto, ONM4V 1R3


I am not a spouse




Address for Service 369 Rimrock RoadToronto, ONM3J 3G2




Signed By

Janice Karen Azoulay 101−16 Esna Park DriveMarkhamL3R 5X1


Signed 2011 09 09

Tel 905−470−9444

Fax 9054709449





Signed 2011 09 09

Tel 4163680600

Fax 4163686068



Submitted By


2011 09 09

Tel 4163680600



Submitted By

Fax 4163686068

Fees/Taxes/Payment





File Number

Transferor Client File Number : 11−2415


PROVINCIAL AND MUNICIPAL LAND TRANSFER TAX STATEMENTSIn the matter of the conveyance of: 21221 − 0081 PT LT 10−11 PL 810 AVENUE HILL AS IN EM81604 & EM81605; CITY

OF TORONTO

BY: EPSTEIN, NORMAN


1. MIGUEL SINGER

I am





(e) The President, Vice−President, Manager, Secretary, Director, or Treasurer authorized to act for 217 & 223 ST.CLAIR HOLDINGS LTD. described in paragraph(s) (c) above.



contains at least one and not more than two single family residences and the lands are used for other than just residential purposes.The transferee has accordingly apportioned the value of consideration on the basis that the consideration for the single family residenceis 603750 and the remainder of the lands are used for medical office purposes.

















AssessmentRoll No

1904054 − 34001900

C. Address for Service: 369 Rimrock RoadToronto, ONM3J 3G2

D. (i) Last Conveyance(s): PIN 21221 − 0081 Registration No. EM81605




karend

Line

karend

Line

karend

Line

karend

Line

karend

Line

karend

Line

karend

Line

karend

Typewritten Text

Phase I & II (RSC) Property Boundary

Areas of Potential Environmental Concern

Area of Potential

Environmental

Concern (APEC)

Location of APEC on

Phase One Property

Potentially

Contaminating Activity

Location of PCA (on-

site or off-site)

Contaminants of

Potential Concern

Media Potentially

Affected (groundwater,

soil, and/or sediment)

1) On-Site fuel storage

tank on the west

side of the building

at 215 & 217 St.

Clair Avenue West

Central portion of the Site

(28) Gasoline and associated products storage in fixed tanks

On-Site PHCs, BTEX Soil and Groundwater

2) On-Site fuel storage

tank on the east

side of the building

at 215 & 217 St.

Clair Avenue West




3) Historical fuel listing

at 270 Poplar Plains

Road




4) Former fuel oil

tanks on several

properties north of

the Site

North portion of the Site (28) Gasoline and associated products storage in fixed tanks

Off-Site PHCs, BTEX Soil and Groundwater

5) Former fuel oil

tanks on several

properties

northwest of the

Site

Northwest portion of the Site


Off-Site PHCs, BTEX Soil and Groundwater

Current and Past Uses of the RSC Property: Lot 8

Years Name of Owner(s)

Description of Property Use

Property Use

Other Observations from Aerial Photographs, Fire Insurance Plans, etc.

1893 – 1903

John W. Sloane

Vacant land Agriculture or other use

The 1894, 1899 and 1903 FIPs shows Lot 8 as undeveloped/vacant land.

1903 – 1906

Reinhold E. Gunther Vacant land

Agriculture or other use

The 1907 FIP shows Lot 8 as undeveloped/vacant land.

1910 – 1919

Abraham

Levy Vacant land



1919 – 1930

Bertha I. Levy Private residential dwelling

Residential use

The 1924 FIP show Lot 8 to be a residential lot that is occupied by a small structure located at the south end of the lot.

1930 – 1951

Olive S.

Burgess,

Aileen B.

Hogarth,

Lolita Burgess

& Fredrick C.

Burgess

Private residential dwelling

Residential

use

The 1947 aerial photograph shows Lot 8 to be occupied by two (2) structures; one (1) structure on the central area of the lot; and the second, original structure located at the south end of the lot.

1951 –1968

Lolita

Welsman Private residential dwelling

Residential

use

The 1958 FIP show Lot 8 to be occupied by a two (2) story residential house labelled as “D” for dwelling. The second structure is labelled as “Auto” for private garage. Aerial photograph dated 1967 show the two (2) buildings.

1973 – 1973

Caroline M. Coyle, Joan A. Dixon & James H. Coyle


Residential

use The 1971 aerial photograph appears to show only the residential house remaining on the lot.

1973 –1978

Mi Holdings Ltd.

Private residential dwelling and medical office

Residential use and commercial use

The 1971 aerial photograph appears to show only the residential house. The 1975 City Directories viewed listed names of residential occupants and doctors.

1978 –1978

Evelyn Mallory & James Main



The 1975 City Directories viewed listed names of residential occupants and doctors.

1978 – 1981

James Main Private residential dwelling and medical office


The 1981/82 City Directories listed names of residential occupants and doctors.

1981 – 2011

Joseph Rogers, John Sloane & Samuel Izenberg



The 1985/86, 1990, 1995, and 2001 City Directories listed names of residential occupants and medical professionals.

2011 – Present

SCP Developments Limited



Site reconnaissance and 2012 aerial photograph verified the presence of the one building occupied by residential tenants and medical professionals.




Property Use


1891 – 1903

Harry B. Meldrum


The 1894, 1899, and 1903 FIPs shows Lot 9 as undeveloped/vacant land.

1903 – 1906

Reinhold E. Gunther



1910 – 1919

Abraham

Levy Vacant land



1919 – 1930

Bertha I. Levy Private residential dwelling

Residential use

The 1924 FIP show Lot 9 to be developed with two (2) residential structures.

1930 – 1951

Olive S.

Burgess,

Aileen B.

Hogarth,

Lolita Burgess

& Fredrick C.

Burgess


Residential

use The 1947 aerial photograph shows Lot 9 to be occupied by two (2) buildings.

1951 –1968

Lolita

Welsman


Residential

use

The 1958 FIP show Lot 9 to be occupied by a two (2) story semidetached house labelled as “D” for dwelling. The second structure is labelled as “Auto” for private garage, and “D”. It is likely that this structure was a private use automobile garage on the main level, and a residential apartment on the second level. An aerial photograph dated 1967 show the two (2) buildings.

1973 – 1973

Caroline M. Coyle, Joan A. Dixon & James H. Coyle


Residential

use The two (2) buildings are still shown in the 1971 aerial photograph.

1973 –1978

Mi Holdings Ltd.



The two (2) buildings are still shown in the 1971 aerial photograph. The 1975 City Directories viewed listed names of residential occupants and doctors.

1978 –1978

Evelyn Mallory & James Main



The 1975 City Directories listed names of residential occupants and doctors.

1978 – 1981

James Main



The 1981/82 City Directories listed names of residential occupants and doctors.



Property Use


1981 – 2011

Joseph Rogers, John Sloane & Samuel Izenberg



The 1985/86, 1990, 1995, and 2001 City Directories listed names of residential occupants and medical professionals. The 1983 aerial photograph show the the two (2) buildings.

2011 – Present




Site reconnaissance and 2012 aerial photograph indicated the verified the presence of the two (2) buildings occupied by residential tenants and medical professionals.




Property Use


1880 –1890

John Aird & Massey N.H. Fullton

Property use during this time cannot be confirmed. It is assumed to be agricultural or other use.

Agricultural or other use No records found

1890 – 1906

Isabella J. Ruther


The 1894, 1899 and 1903 FIPs show Lot 10 as undeveloped/vacant land.

1906 –1909

Harry Ryrie Private residential dwelling

Residential use

The 1907 FIP shows Lot 10 to be occupied by part of a semidetached residential house, constructed with one and a half (1.5) stories.

1909 –1910

Vera R. Bryce

Property use during this time cannot be confirmed. It is assumed to be residential use.

Residential use

No records found

1910 –1913

Abraham W. Ballantyne


Residential use

The 1913 FIP shows Lot 10 to be occupied by part of the semidetached residential house, and a second smaller structure located at the south end of the property.

1913 –1915

Florence E.

Walker Private residential dwelling

Residential use

The 1913 FIP shows Lot 10 to be occupied by part of the semidetached residential house, and a second smaller structure located at the south end of the property.

1915 –1918

Emma E. Barr


Residential use

No records found

1918 – 1918

The Union

Trust Co. Ltd.

(North part –

Lot 10 & 11)


Residential use

No records found

1918 – 1921

Amelia Lyons

(North part –

Lot 10 & 11)

Property use during this time cannot be confirmed. It is assumed to be residential use

Residential use

No records found



Property Use


1921 –1958

M. M. White Private residential dwelling

Residential use

The 1924 and 1958 FIP show Lot 10 to be occupied by a two and a half (2.5) story semidetached residential house labelled as “D” for dwelling. The second structure is labelled as “Auto” for private garage. The 1947 and 1957 aerial photographs appear to show part of a house situated on Lot 10.

1958 – 1969

Ruth M. Davis Private residential dwelling and medical office


The 1962 and 1967 aerial photographs show part of a house situated on Lot 10. The 1965 City Directories viewed at the Toronto Reference Library listed names of residential occupants and medical professionals.

1969 – 1969

Source Investments Limited

Property use during this time cannot be confirmed. It is assumed to be a residential dwelling and medical office


No records found

1969 – 2011

Norman Epstein



The 1971, 1983, 1992, 2002, and 2007 aerial photographs show the main semidetached house situated on Lot 10 and 11. The 1970, 1975, 1981/82, 1985/86, 1990, 1995, and 2001 City Directories listed names of residential occupants and medical professionals.

2011 - Present




Site reconnaissance and 2012 aerial photograph indicated the presence of the original semi-detached unit occupied by residential tenants and medical professionals. No other structures were observed on Lot 10.




Property Use


1880 –1890



Agricultural or other use No records found.

1890 – 1906

Isabella J. Ruther


The 1894, 1899 and 1903 FIP shows Lot 11 as undeveloped/vacant land.

1906 –1909


Residential use

The 1907 FIP shows Lot 11 to be occupied by part of a semidetached residential house, constructed with one and a half (1.5) stories.

1909 –1909

Arthur Bryc


Residential use

No records found



Property Use


1909 –1910

Vera R. Bryce


Residential use

No records found

1910 – 1916

John W. Baldwin


Residential use

The 1913 FIP shows Lot 11 to be occupied by part of the semidetached residential house.

1916 – 1919

Edward R.

Hurst


Residential use

No records found

1919 – 1921

Amelia Lyons


Residential use

No records found

1922 - 1929

Laura H.

Dandens &

James B.

Dandens


Residential use

The 1924 FIP shows Lot 11 to be occupied by part of the semidetached residential house, along with three (3) smaller structures.

1937 – 1946

Catherine

Landy


Residential use

No records found

1946 – 1956

Sandford

Goodchild Private residential dwelling

Residential use

The 1947 aerial photograph appears to show part of a house situated on Lot 11.

1956 – 1958

National Trust

Company Ltd. Private residential dwelling

Residential use

The 1958 FIP show Lot 11 to be occupied by part of a two and a half (2.5) story semidetached residential house labelled as “D” for dwelling. A second structure is labelled as “Auto” for private garage. The 1957 aerial photograph shows part of a house situated on Lot 11.

1958 – 1969

Ruth M. Davis Private residential dwelling

Residential use

The 1962 and 1967 aerial photographs appear to show part of a house situated on Lot 11.

1969 – 1969

Source Investments Limited


Residential use

No records found

1969 – 1978

Norman Epstein



The 1971 aerial photograph aerial photographs appear to show part of a house situated on Lot 11. The 1970 and 1975 City Directories listed names of residential occupants.

1978 – 2011

Hezziezoo Investments Limited



The 1983, 1992, 2002, and 2007 aerial photographs appear to show part of a house situated on Lot 11. The 1981/82, 1985/86, 1990, 1995, and 2001 City Directories listed names of residential occupants and medical professionals.



Property Use


2011 - Present




Site reconnaissance and 2012 aerial photograph indicated the presence of the original semidetached unit occupied by residential tenants and medical professionals. No other structures were observed on Lot 11.




Property Use


1880 –1890



Agricultural or other use No records found

1890 – 1906

Isabella J. Ruther


The 1894, 1988, and 1903 FIPs shows Lot 12 as undeveloped/vacant land.

1906 –1909


Residential use

The 1907 FIP shows Lot 12 to be occupied by a semidetached house that is two and a half (2.5) stories.

1909 –1909

Arthur Bryce


Residential use

No records found.

1909 –1910

Vera R. Bryce Private residential dwelling

Residential use

The 1910 City Directory listed names of residential occupants.

1910 – 1916

John W. Baldwin


Residential use

The 1913 FIP shows Lot 12 to be occupied by a semidetached residential house.

1916 – 1919

Edward R.

Hurst


Residential use

No records found.

1919 – 1929

John F.


Residential use

The 1924 FIP shows Lot 12 to be occupied by a semidetached residential house.

1929 – 1940

Alice M. Pugh Private residential dwelling

Residential use

The 1930 City Directory listed names of residential occupants.

1940 – 1947

Daisy

Sheehan Private residential dwelling

Residential use

The 1947 aerial photograph shows a residential house located on Lot 12.

1947 – 1956

Sandford


Residential use

The 1947 aerial photograph shows a residential house located on Lot 12.



Property Use


1956 – 1969

National Trust

Company Ltd.



The 1958 FIP show Lot 12 to be occupied by a two and a half (2.5) story semi-detached residential house labelled as “D” for dwelling. A second structure is labelled as “Auto” for private garage. The 1957, 1962, and 1967 aerial photographs verify the presence of the house. The 1965 City Directory listed names of residential occupants and doctors.

1969 –1978

Philip A. Ryan Private residential dwelling and medical office


The 1971 aerial photograph show the presence of the semidetached house. The 1970 and 1975 City Directories listed names of residential occupants and doctors.

1978 – 1978

Patricia Turner

Property use during this time cannot be confirmed. It is assumed to be residential and commercial (office) use


No records found.

1978 – 2011

Hezziezoo Investments Limited



The 1983, 1992, 2002, and 2007 aerial photographs show the existing semidetached house. The 1981/82, 1985/86, 1990, 1995, and 2001 City Directories listed names of residential occupants and medical professionals.

2011 - Present




Site reconnaissance and 2012 aerial photograph indicated the presence of the original semi-detached unit occupied by residential tenants and medical professionals. The private garage was no longer present.

Phase Two ESA

Conceptual Site Model

Phase Two Conceptual Site Model 213 – 223 St. Clair Avenue West and 270 & 272 Poplar Plains Road, Toronto, ON

1

1.1 Site Description

The Site (Phase Two RSC Property) is located on the southwest corner of the intersection of St.

Clair Avenue West and Poplar Plains Road, in Toronto, Ontario. The Site measures 0.24

hectares (approximately 2,400 m2). The Site is currently occupied by five (5) buildings that were

constructed between the years of 1903 to 1943 (see Figure 1). Up until 2014, four (4) of the

buildings were used for medical offices as well as residential. One (1) building was a parking

garage on the ground level with medical offices on the second level. Currently, all five (5)

buildings are not occupied or in use. The Site is to be redeveloped with condominiums.

1.2 Background

The need for the Phase Two ESA was identified in the CCIG Phase One ESA completed for the

Site in September 2015. The Phase One ESA identified the following PCAs listed in Table 1,

and APECs listed in Table 2, during the completion of the Phase One ESA.


1

Table 1: Potentially Contaminating Activities

Potentially Contaminating Activity

(PCA)

Location of PCA

Potentially

Impacted

Media

Source of Information

(section of this report) Considered an APEC

On-

site or

off-

site

Up-

gradient

(Y/N)

Proximity to Site

(1) Fuel oil AST on the west side of

building at 215 & 217 St. Clair Avenue

West

On-

Site

N/A On-Site Soil and

Groundwater

Environmental Reports

(4.1.5), Site

Reconnaissance (6.0)

Yes

(2) Fuel oil AST on the east side of

building at 215 & 217 St. Clair Avenue

West

On-

Site


Groundwater

Environmental Reports

(4.1.5), Site

Reconnaissance (6.0)

Yes

(3) Former fuel oil tank listing at 270

Poplar Plains Road

On-

Site


Groundwater

Environmental Source

Information (4.2)

Yes

(4) Former fuel oil tank listing at 212 St.

Clair Avenue West

Off-

Site

Y Approximately 25 m

north of the Site

Soil and

Groundwater


Information (4.2) Yes


Clair Avenue West

Off-

Site


north of the Site

Soil and

Groundwater




Dunvegan Road

Off-

Site


north of the Site

Soil and

Groundwater



(7) Former fuel oil tank listing at 18 Forest

Hill Road

Off-

Site


north of the Site

Soil and

Groundwater




Hill Road

Off-

Site


north of the Site

Soil and

Groundwater




Warren Road

Off-

Site

Y Approximately 150

m northwest of the

Site

Soil and

Groundwater




Dunvegan Road

Off-

Site

Y Approximately 165

m northwest of the

Site

Soil and

Groundwater




Warren Road

Off-

Site

Y Approximately 185

m north of the Site

Soil and

Groundwater




2


(PCA)

Location of PCA

Potentially

Impacted

Media



On-

site or

off-

site

Up-

gradient

(Y/N)

Proximity to Site


Hill Road

Off-

Site

Y Approximately 180

m north of the Site

Soil and

Groundwater




Dunvegan Road

Off-

Site

Y Approximately 185

m north of the Site

Soil and

Groundwater




Russell Hill Road

Off-

Site

Y Approximately 225

m northwest of the

Site

Soil and

Groundwater




Hill Road

Off-

Site

Y Approximately 235

m north of the Site

Soil and

Groundwater




Warren Road

Off-

Site

Y Approximately 250

m northwest of the

Site

Soil and

Groundwater



(17) Former fuel oil tank listing at 488, 494

& 535 Avenue Road, 31 Forest Hill

Road

Off-

Site

N More than 150 m

northeast of the Site

Soil and

Groundwater



(18) Former fuel oil tank listing at 73 & 82

Warren Road

Off-

Site

N More than 100 m

west of the Site

Soil and

Groundwater


Information (4.2)

No, due to distance and

relative hydraulic cross-

gradient location

(19) Former fuel oil tank listing at 228, 232,

248 & 264 Poplar Plains Road, 61

Lynwood Avenue, 216 & 219 Balmoral

Avenue

Off-

Site

N More than 30 m

south of the Site

Soil and

Groundwater


Information (4.2) No, due to distance and

relative hydraulic down-

gradient location

(20) Former fuel oil tank listing at 20, 37,

60, 68 & 72 Warren Road, 243 & 253

Russell Hill Road, 228 Balmoral Road

Off-

Site

N More than 130 m

southwest of the

Site

Soil and

Groundwater


Information (4.2)



gradient location

(21) Former fuel oil tank listing at 12, 13

&16 Lynwood Avenue, 213, 235, 231,

235 & 237 Poplar Plains Road, and

178 Balmoral Road

Off-

Site

N More than 90 m

southeast of the Site

Soil and

Groundwater


Information (4.2) No, due to distance and


gradient location


3


(PCA)

Location of PCA

Potentially

Impacted

Media



On-

site or

off-

site

Up-

gradient

(Y/N)

Proximity to Site


Clair Avenue West

Off-

Site

N Approximately 75 m

east of the Site

Soil and

Groundwater


Information (4.2)


relative hydraulic cross-

gradient location

(23) Various GEN listings at 135 & 153 St.

Clair Avenue West, 460 Road

Off-

Site

N More than 200 m

east of the Site

Soil and

Groundwater


Information (4.2)



gradient location

(24) Off-Site SPL listings at 12 Lynwood

Avenue

Off-

Site

N More than 120 m

southeast of the Site

Soil and

Groundwater


Information (4.2)



gradient location

(25) Off-Site SPL listings at the intersection

of St. Clair Avenue West & Russell Hill

Road

Off-

Site

N More than 200 m

west of the Site

Soil and

Groundwater


Information (4.2)



gradient location


1

Table 2: Areas of Potential Environmental Concern

APEC 1) and 2) refer to the two (2) ASTs that were observed in the Site building at 215 & 217

St. Clair Avenue West. The ASTs were located in the basement at the eastern and western

portion of the building, as shown in Figure 1

APEC 3) refers to one (1) EcoLog ERIS Ltd. report listing for the Site building at 213 St. Clair

Avenue West and 270 & 272 Poplar Plains Road for one (1) fuel oil tank. The tank was

registered under Crear G C with a permit dated 10/8/1925. It is unknown whether the tank listing

was for an AST or UST; there is no record of its location and/or removal. A GPR scan was

conducted in accessible areas surrounding this Site building during the recent CCIG Phase Two

ESA to locate the potential presence of this tank in the event that is was a UST.

Area of Potential Environmental

Concern (APEC)

Location of APEC on Phase

One Property

Potentially Contaminating Activity (PCA)

Location of PCA

Contaminants of Potential Concern

Media Potentially Affected

(groundwater, soil, and/or sediment)

1) On-Site fuel

storage tank on

the west side of

the building at

215 & 217 St.

Clair Avenue

West



On-Site

Petroleum hydrocarbons Fractions 1 to 4 (PHC F1-F4) and benzene, toluene, ethylbenzene and xylene (BTEX)

Soil and Groundwater

2) On-Site fuel

storage tank on

the east side of

the building at

215 & 217 St.

Clair Avenue

West



On-Site PHC F1-F4 and BTEX


3) Historical fuel

listing at 270

Poplar Plains

Road



On-Site PHC F1-F4 and BTEX


4) Former fuel oil

tanks on several

properties north

of the Site

North portion of the Site


Off-Site PHC F1-F4 and BTEX


5) Former fuel oil

tanks on several

properties

northwest of the

Site

Northwest portion of the Site


Off-Site PHC F1-F4 and BTEX



2

The remaining APECs are historical fuel oil tanks located on properties located hydraulically up-

gradient (north and northwest) of the Site, which may have impacted the Site through

groundwater migration.

As summarized in Table 1, several other potentially contaminating activities (PCAs), which were

identified as gasoline and associated products in fixed tanks, waste generation summary

listings, and Ontario spills listings, were not deemed to be APECs. The rationale for not

identifying these PCAs as APECs is due to their hydraulic cross- or down-gradient locations and

distances relative to the Site, which will not introduce contaminant migration through

groundwater.

1.3 Scope of Work

In order to investigate the aforementioned APECs, a Phase Two ESA investigation consisting of

drilling, soil and groundwater sampling and chemical analyses was conducted at the Site. The

Phase Two ESA was conducted in accordance with the requirements of Ontario Regulation

153/04, as amended.

CCIG supervised the drilling and monitoring well installation conducted by Tri-Phase Group

between September 22 and September 25, 2015. Two (2) shallow boreholes, BH1 and BH2,

were advanced to a maximum depth of 1.2 mbg. Three (3) boreholes, MW1, MW2 and MW3,

which were installed with monitoring wells, were advanced to depths of 15.85 mbg, 14.70 mbg

and 13.85 mbg, respectively. The locations of the boreholes and monitoring wells are shown in

Figure 2.

For assessment purposes, CCIG selected the Ministry of Environment and Climate Change

(MOECC) 2011 Table 3 Site Condition Standards (SCS) for Residential/Parkland/Institutional

property use with non-potable groundwater and coarse textured soil for the Phase Two RSC

Property.

The rationale for the selection of boreholes/monitoring wells locations is summarized in Table 3:

Table 3: Rationale for Borehole Locations

APEC BH ID Rationale

1) BH1 To investigate for potential contamination associated with the On-Site

fuel aboveground storage tank observed by CCIG on the west side of

the building at 215 & 217 St. Clair Avenue West

2) BH2 To investigate for potential contamination associated with the On-Site

fuel aboveground storage tank observed by CCIG on the east side of


3

the building at 215 & 217 St. Clair Avenue West

3) MW1 To investigate the potential contamination with a former fuel oil tank

listed at 270 Poplar Plains. A ground penetrating radar (GPR) scan

was conducted in the accessible areas surrounding the building, and

identified no underground storage tanks (UST) vicinity of the building

at 213 St. Clair Avenue West and 270 & 272 Poplar Plains Road.

This monitoring well is located hydraulically down gradient of the

building and would identify any contamination related to this listing.

4) MW2 To investigate for potential contamination associated with a former

fuel oil tanks for several properties north of the Site.

5) MW3 To investigate for potential contamination associated with a former

fuel oil tanks for several properties northwest of the Site.

The Phase Two RSC Property is not considered environmentally sensitive as per the criteria in

Section 41 of O.Reg. 153/04: the Site is not within, adjacent to, and does not include land within

30 m of an area of natural significance. Based on the Areas of Natural and Scientific Interest

(ANSI) map provided by EcoLog ERIS Ltd., there are no Areas of Natural Significance located

within the Phase One Study Area.

The Phase Two RSC Property is not subject to Section 43.1 of O.Reg. 153/04: borehole

investigations identified that the Site is not in an area of shallow soil; and the Site does not

include all or part of a water body, and it is not adjacent to a water body or include land located

within 30 m of a water body.

1.4 Results

In general, the soil stratigraphy comprised of fill material (consisting of reworked native soil

originating on-Site) underlain by sandy silt and silty clay till to the end depth of the boreholes.

Cross-sections illustrating the subsurface strata and monitoring well screen depths are

illustrated in Figures 3 and 4.

Monitoring wells were installed during this Phase Two ESA in the unconfined aquifer at the Site.

The measured depths to the groundwater table ranged from 11.66 mbg to 12.32 mbg. No free

product or oily sheen was observed in any of the monitoring wells. Based on the groundwater

elevation contours, we have interpreted the inferred direction of the groundwater flow to be in a

southwesterly direction.


4

Bedrock was not encountered in boreholes drilled during this investigation. However, according

to MOECC well logs record in the area, the bedrock is approximately 76 mbg

The horizontal hydraulic gradient was calculated based on two (2) sets of monitoring wells, and

ranged from 0.0264m/m [MW1 to MW2] to 0.0189m/m [MW2 to MW3], with an average

horizontal hydraulic gradient of 0.0453m/m.

Vertical hydraulic gradients were not calculated due to insufficient data: the monitoring wells are

not distributed in close enough proximity to vertically delineate the groundwater flow.

A total of ten (10) soil samples and five (5) groundwater samples, including one (1) duplicate

sample of each soil and groundwater and one (1) trip blank for groundwater, were analyzed by

Exova for the presence of various contaminants of concern (COCs) to investigate soil and

groundwater quality impacts related to the aforementioned APECs. These COCs included:

Petroleum hydrocarbons Fractions 1 to 4 (PHC F1-F4), benzene, toluene, ethylbenzene and

xylenes (BTEX), metals and pH.

The results of chemical analyses identified no exceedences of the MOECC Table 3 Standards

in any tested soil and groundwater samples on the Phase Two RSC Property.

We understand that no fill material has ever been imported to the Site.

We do not expect that underground utilities would act as contaminant transport at the Site.

The exact location of the future building development at the Site is not known; however, there

are no known soil vapours that could impact any future developments at the Site.

Based on the results of the Phase Two ESA investigations conducted at the Site, there are no

contaminants present in soil or groundwater in the tested locations at concentrations exceeding

the applicable MOECC Table 3 Standards.

CCI GROUP INC. – SCIENCE • ENGINEERING • SOLUTIONS

FIGURES

Ontario Ministry of the Environment and Climate Change ... 220347.pdfAssessment/Restoration Approach...

Documents

Transcript of Ontario Ministry of the Environment and Climate Change ... 220347.pdfAssessment/Restoration Approach...