Final. Phase One Environmental Site Assessment. Project Location: 75 Allen Street East Waterloo, ON

Transcription

1 ST. LOUIS SCHOOL Final Phase One Environmental Site Assessment Project Location: 75 Allen Street East Waterloo, ON Prepared for: City of Waterloo 100 Regina Street South Waterloo ON N2J 4A8 July 20, 2012 MTE File No.:

2 TABLE OF CONTENTS 1. EXECUTIVE SUMMARY INTRODUCTION... 5 (a) Phase One Property Information SCOPE OF INVESTIGATION RECORDS REVIEW... 6 (a) General... 6 (i) Phase One Study Area Determination... 6 (ii) First Developed Use Determination... 6 (iii) Fire Insurance Plans... 6 (iv) Chain of Title... 7 (v) Environmental Reports... 8 (b) Environmental Source Information (i) Environment Canada (ii) PCB Information (iii) Environmental Registry (iv) Inventory of Coal Gasification Plants (v) Environmental Incidents, Orders, Offences, Spills and Discharges (vi) Waste Management Records (vii) Reports Submitted to the MOE (under Freedom of Information) (viii) Technical Standards and Safety Authority (ix) Brownfields Environmental Registry (x) Areas of Natural Significance (xi) Landfills (c) Physical Setting Sources (i) Aerial Photographs (ii) Topography, Hydrology, Geology (iii) Fill Materials (iv) Water Bodies and Areas of Natural Significance (v) Well Records (vi) Grand River Conservation Authority (GRCA) (d) Site Operating Records (i) Regulatory Permits and Records (ii) Material Safety Data Sheets (MSDS) (iii) Underground Utility Drawings (iv) Inventories of Chemicals and Chemical Storage Areas (v) Inventories of Aboveground and Underground Storage Tanks (vi) Environmental Monitoring Data (vii) Waste Management Records M:\37002\Phase One ESA\Report\75 Allen\ Phase One ESA Report.doc

3 (viii) Process, Production and Maintenance Documents (ix) Records of Spills and Discharges (x) Spill Prevention, Emergency Response and Contingency Plans (xi) Environmental Audit Reports (xii) Site Plan of Facility INTERVIEWS SITE RECONNAISSANCE (a) General Requirements (b) Specific Observations at Phase One Property (i) Enhanced Investigation Property (c) Written Description of Investigation REVIEW AND EVALUATION OF INFORMATION (i) Current and Past Uses (ii) Potentially Contaminating Activity (iii) Areas of Potential Environmental Concern (iv) Phase One Conceptual Site Model CONCLUSIONS (i) Phase Two Environmental Site Assessment Requirement (ii) RSC Based on Phase One Environmental Site Assessment (iii) Signatures REFERENCES FIGURES FIGURE 1: FIGURE 2: FIGURE 3: FIGURE 4: FIGURE 5: SITE LOCATION MAP SITE LAYOUT & FEATURES POTENTIALLY CONTAMINATING ACTIVITES AREAS OF POTENTIAL ENVIRONMENTAL CONCERN PHASE ONE CONCEPTUAL SITE MODEL APPENDICES APPENDIX A: APPENDIX B: APPENDIX C: APPENDIX D: APPENDIX E: APPENDIX F: MAPPING AND AERIAL PHOTOGRAPHS GOVERNMENT RECORDS ECOLOG ERIS REPORT INTERVIEW AND INSPECTION RECORDS PHOTOGRAPHIC LOG POTENTIALLY CONTAMINATING ACTIVITIES

4 1. EXECUTIVE SUMMARY MTE Consultants Inc. (MTE) was retained by the City of Waterloo to conduct a Phase One Environmental Site Assessment (ESA) for an institutional property owned by the Region of Waterloo Catholic District School Board at 75 Allen Street in Waterloo, Ontario ( the Phase One Property ). Refer to Figure 1 for the Site Location Map. The Phase One Property comprises approximately 0.19 hectares (0.48 acres) with a large rectangular-shaped building, sodded landscaping and asphalt parking areas. The Phase One Property is located in a fully developed residential neighbourhood, southeast of downtown Waterloo. Refer to Figure 2 for the Site Layout and Features. The Phase One Property was developed as an elementary school in Building additions to the school were constructed in approximately 1933 and The Phase One Property is currently vacant but was most recently occupied by the St. Louis Adult Learning & Continuing Education Centre. The Phase One ESA was completed in accordance with the requirements of Regulation 153/04 (as amended). The purpose of a Phase One ESA is to identify actual or potential contamination on a property, based on the evaluation of information collected through records review, site visits, and interviews. The report has been prepared under the direct supervision of a Qualified Person (QP ESA ) for use by the City of Waterloo in advance of potential real estate purchase. MTE completed a concurrent Phase One ESA for the City of Waterloo at the adjacent property at 70 Willow Street, which is provided under separate cover. MTE reviewed available records for properties within 250 metres of the Phase One Property (representing the Phase One Study Area ) - including published environmental reports, aerial photographs, municipal directories, geology and hydrogeological records and mapping, and Ministry of the Environment (MOE) database records. MTE also contacted the City of Waterloo, the Regional Municipality of Waterloo and other regulatory agencies including the MOE and Technical Standards and Safety Authority (TSSA) for information related to the Phase One Property and surrounding area. MTE reviewed two previous environmental reports completed by Frontline Environmental Management Inc. for the property at 75 Allen Street related to the removal of a fuel oil UST and inspection for asbestos-containing material. A brief summary of the Fuel Oil Tank Removal is as follows: A below-ground tank was located within a concrete vault at the west side of the building. The tank and associated piping was removed on July 31, 1997; The vault was capped with a reinforced concrete lid which was demolished during removal; Phase One ESA -1- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

5 Prior to off-site removal of the tank, the residual oily sludge was removed by a vacuum truck for off-site disposal; Upon removal of the tank, the interior of the vault was inspected and there were no indications of hydrocarbon impact; The tank appeared to be structurally sound with no corrosive damage or leakage; and Concrete rubble from the lid of the vault and imported aggregate was used to backfill the excavation. A brief summary of the Inspection of Asbestos-Containing Material Report is as follows: Findings of the ACM inspection, sampling and testing have confirmed the presence of five types of ACMs within the building: Boiler Exhaust Breeching Insulation; Cementitious Heat Exchanger Insulation; Air-Cell Pipe Wrapping; Cementitious Pipe Joint, Elbow, Valve and Tee Insulations; and Vinyl 225 x 225 mm Floor Tiles. ACMs would be required to be removed from any areas where alteration, retrofits or demolitions will occur. Qualified engineering staff and air monitoring should be completed in association with asbestos removal. The Phase One Property is located within the broad physiographic region known as the Waterloo Sandhills. The area is comprised of sandy till ridges, kames, or kame moraines. The overburden consists of surficial deposits of coarse and medium textured sand and silt over medium textured till deposits (Chapman and Putnam, 1984). Bedrock is located more than 30 metres below surface and includes Middle and Lower Silurian formations of sandstone, shale, dolostone, and siltstone (Ministry of Northern Development and Mines, 1991). Surface drainage is directed to municipal catch basins on Willow and Allen Streets. Local topography slopes in a northerly direction towards Laurel Creek. The shallow groundwater flow direction in the general area of the Phase One Property is surmised to be northerly towards Laurel Creek which is located 300 m away. On June 13, 2012, MTE conducted a detailed site inspection and an interview with Mr. Dave Bennett, Senior Manager of Capital Planning at Waterloo Catholic District School Board. Mr. Bennett confirmed that a UST was removed from the west side of the Site building and that the school board maintains an asbestos management plan. Mr. Bennett stated that the Phase One Property has been vacant for approximately 6 years. Mr. Bennett indicated that there were no other environmental concerns associated with the Phase One Property. Phase One ESA -2- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

6 Vehicle access to the Phase One Property is provided via asphalt driveways from Allen Street and Willow Street. The building is two storeys with a basement and brick and glass exterior. The first and second floors include multiple classrooms, washrooms, a staff area and kitchen and storage areas. The basement includes multiple classrooms, washrooms, a boiler room and storage rooms. Additions to the school were constructed in 1933 and No evidence of former domestic water supply wells, septic systems, buried waste, or fuel storage tanks was observed. The presence of buried utilities (including hydro, gas, Bell, water, storm and sanitary sewers) on the Phase One Property, as well as municipal services along the adjacent roadway may influence the movement and distribution of contaminants of concern (if present) on the property depending on the depth to groundwater. Based on the historical use of the Site as a school, the Phase One Property is not classified as an enhanced investigation property (EIP) according to O. Reg. 153/04 (as amended). MTE has identified the following potentially contaminating activities (PCA s) at the Phase One Property, which represent potential environmental concern: POTENTIALLY CONTAMINATING ACTIVITIES PHASE ONE PROPERTY 75 ALLEN STREET EAST, WATERLOO, ON Potentially Contaminating Activity (see Appendix F) Basis 28. Gasoline and Associated Products Storage in Fixed Tanks Former presence of fuel oil underground storage tank on the west side of the building 30. Importation of Fill Material of Unknown Quality Related to construction of the school, parking areas and former demolition of adjacent furniture manufacturing facility MTE identified the following PCA s within the Phase One Study Area, which represent a potential environmental concern to the property: POTENTIALLY CONTAMINATING ACTIVITIES PHASE ONE STUDY AREA 75 ALLEN STREET EAST, WATERLOO, ON Potentially Contaminating Activity (see Appendix F) Basis 17. Dye Manufacturing, Processing and Bulk Storage Former furniture manufacturing 28. Gasoline and Associated Products Storage in Fixed Tanks Former presence of gasoline underground storage tank(s) at 70 Moore Street South and possibly the church located to the west of the Phase One Property. 46. Rail Yards, Tracks and Spurs Railway tracks located to the east of the Phase One Property 52. Storage, maintenance, fuelling and repair of Storage, maintenance and Phase One ESA -3- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

7 equipment, vehicles, and material used to maintain transportation systems 59. Wood Treating and Preservative Facility and Bulk Storage of Treated and Preserved Wood Products fuelling of vehicles at 70 Moore Street South Former furniture manufacturing Contaminants of Potential Concern (COPCs) on the Phase One Property include Petroleum Hydrocarbons (PHCs), Benzene, Toluene, Ethylbenzene, Xylenes (BTEX), Volatile Organic Compounds (VOCs), Polyaromatic Hydrocarbons (PAHs), Metals & Inorganics. Areas of potential environmental concern (APEC s) at the Phase One Property include: AREAS OF POTENTIAL ENVIRONMENTAL CONCERN PHASE ONE PROPERTY 75 ALLEN STREET EAST, WATERLOO, ON APEC Former Location of Fuel Oil UST (APEC-1) Possible Fill Importation (APEC-2) Location of APEC on Phase One Property West side of building beneath asphalt surface Entire Phase One Property PCA #28 (Storage of fuel in fixed tank) #30 (Importation of Fill Material of Unknown Quality) Location of PCA On-Site Contaminants of Potential Concern PHC F1-F4, BTEX, PAHs On-Site Metals, PAHs Soil Media Potentially Impacted Soil Groundwater Former Furniture Manufacturing (APEC-3) East boundary of the Phase One Property #17 (Dye Manufacturing, Processing and Bulk Storage) #59 (Wood treating and bulk storage of treated and preserved wood products) Off-Site PHC F1-F4, VOCs, Metals Groundwater MTE prepared a Phase One Conceptual Site Model (CSM) for the Phase One Property in accordance with Ontario Regulation 153/04 (as amended) based on the findings of the investigation. Based on the above, MTE recommends the following steps to address and evaluate in soil and groundwater conditions: Advance multiple boreholes, completed as monitoring wells to the shallow water table to evaluate the identified APECs; Sample soil and groundwater for Contaminants of Potential Concern (COPC); Measure groundwater levels and complete groundwater elevation surveying on the monitoring wells; and Completion of a Phase Two Environmental Site Assessment report. Phase One ESA -4- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

8 An updated legal survey has not been obtained for the Phase One Property. A current plan of survey would be required should a Record of Site Condition (RSC) submission be prepared for the Phase One Property. 2. INTRODUCTION (a) Phase One Property Information MTE Consultants Inc. was retained by the City of Waterloo to conduct a Phase One Environmental Site Assessment (ESA) for an institutional property owned by the Region of Waterloo Catholic District School Board (WCDSB) at 75 Allen Street in Waterloo, Ontario ( the Phase One Property ). Refer to Figure 1 for the Site Location Map. The Phase One Property comprises approximately 0.19 hectares (0.48 acres) with a large rectangular-shaped building, sodded landscaping and asphalt parking areas. The Phase One Property is located in a fully developed residential neighbourhood, southeast of downtown Waterloo. Refer to Figure 2 for the Site Layout and Features. The Phase One Property was developed as an elementary school in Building additions to the school were constructed in approximately 1933 and The Phase One Property is currently vacant but was recently occupied by the St. Louis Adult Learning & Continuing Education Centre. According to the Region of Waterloo GIS Locator, 75 Allen Street is legally described as Plan 498, Survey Kumpf, Lot 2 to Lot 4, Plan 511, Part of Lot 1 and Part of Lot 2, City of Waterloo. A legal survey of the property was not provided to MTE, however for the purposes this assignment, it was determined that a legal survey was not required since the limits of the property were identified by the WCDSB during the inspection. However, should a Record of Site Condition (RSC) be required in the future, a legal survey would be required. 3. SCOPE OF INVESTIGATION Authorization to proceed with the project was received from Mr. Ron Ormson, P.Geo. of the City of Waterloo following acceptance of MTE s proposal for services dated May 21, The Phase One ESA was completed on behalf of the City of Waterloo for due diligence purposes in advance of a potential real estate purchase. The assignment was completed by MTE between May 21, 2012 and July 6, 2012 according to Reference Number MTE completed a concurrent Phase One ESA for the City of Waterloo at the adjacent property at 70 Willow Street, which is provided under separate cover. The Phase One ESA meets the requirements of Ontario Regulation 153/04 (as amended). The Phase One ESA has been supervised by a Qualified Person (QP ESA ), Phase One ESA -5- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

9 and is suitable to support a RSC filing. Tasks relating to the Phase One ESA included: Review of aerial photographs and mapping, municipal directory documentation and available environmental reports that are pertinent to the Phase One Property; Review of environmental source information including published and online records from the Ministry of the Environment (MOE), Ministry of Natural Resources (MNR), Environment Canada, Technical Standards and Safety Authority (TSSA), the City of Waterloo and the Region of Waterloo for information related to the Phase One Property and the Phase One Study Area; Review of physical setting information including: Aerial photographs, fire insurance plans, topography, Hydrology and Geology information and maps related to the Phase One Property and the Phase One Study Area; Interview with Ms. Dave Bennett, Senior Manager of Capital Planning for WCDSB (property owner) for information about the Phase One Property; Preparation of a Conceptual Site Model (CSM) to illustrate the Phase One Property location and limits, the Phase One Study Area, Potentially Contaminating Activities (PCA) and Areas of Potential Environmental Concern (APEC) on the Phase One Property; Photographic log of the Phase One Property; and Preparation of this summary report of findings and recommendations. 4. RECORDS REVIEW (a) General (i) Phase One Study Area Determination The Phase One Study Area includes properties located wholly or partially, within 250 metres from the nearest point on a boundary of the Phase One Property. The QP ESA has determined from site visitation and records review that there are no properties that are located further than 250 metres from the Phase One Property that should be included in the Phase One Study Area. (ii) First Developed Use Determination Based on a historical records review, the Phase One Property was developed as an elementary school in There are no records that indicate any industrial or commercial use of the Phase One Property prior to this date. The land was considered to be agricultural. (iii) Fire Insurance Plans Fire Insurance Plans (FIPs) were developed between 1875 and 1925 and were revised Phase One ESA -6- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

10 in some areas until the 1970s. FIPs illustrate building construction, occupancy and potential fire hazards, as well as provide detailed information regarding storage tanks, transformers, boilers and electrical rooms. Fire Insurance Plans for the Phase One Study Area were reviewed for the year 1947 and are summarized as follows: Phase One Property The Fire Insurance mapping depicts the Phase One Property as the St. Louis School and Playground. The school building (at 75 Allen St.) is two stories and contains 2 large boilers in the basement. East On the adjacent property to the east, a block of portable classrooms and a playground are present. There are no other structures. A Canadian National rail line located adjacent to the east. The remaining properties to the east consist of residential dwellings. South The properties directly south of the Phase One Property consist of residential dwellings. West Directly west of the Phase One Property is the Notre Dame Convent and further west is St. Louis Church, residential dwellings and another church. North The properties directly north of the Phase One Property consist of residential dwellings. (iv) Chain of Title A Chain of Title for the Phase One Property has not been completed. Based on the purposes of this assignment, it was determined that a Chain of Title is not required. However, should a Record of Site Condition (RSC) be required in the future, a completed Chain of Title would be required. Municipal directories at the Kitchener Public Library were reviewed in five year intervals for the period 1901 to 2012 for the Phase One Property and Phase One Study Area. According to the 1901 municipal directories, there was no development on the Phase One Property. A summary of the available information for the Phase One Property and surrounding area is as follows: Phase One ESA -7- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

11 Phase One Property St. Louis School ( ); and Vacant (2007- Current) Properties listed as upgradient and cross gradient could impact environmental conditions at the Phase One Property, while properties listed as down gradient would be unlikely to impact environmental conditions at the Phase One Property. A summary of information for properties within the Phase One Study Area is as follows: East (Cross-gradient) Waterloo Furniture Company Ltd. ( ); Various Churches ( ); Elizabeth Ziegler Public School ( ); A Beaupre & Sons Painting ( ); Dorchester Trucking ( ); St. Louis School playing fields ( ); Smith s Garage (1947); Farrow Brothers Auto Electric & Service Station (1957); P & S Auto Electric Service (1977); Ziva s Auto Body & DJ Oil Spraying & Services (1987); Advanced Auto Service ( ); Lifestyle Renovations & Home Inspections ( ); and Vacant (2007- Current). South (Upgradient) Twin City Plumbing & Heating ( ); and CN Mechanical Contractors ( ). West (Cross-gradient) CNR Freight Sheds ( ); C Peterson & Son Coal ( ); and Various Churches ( ). A copy of the search record is included in Appendix B. (v) Environmental Reports EcoLog Environmental Risk Information Services Report MTE contacted EcoLog Environmental Risk Information Services Ltd. (EcoLog ERIS), an environmental database and information service company, to request a search of Phase One ESA -8- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

12 government and private records for information pertaining to the Phase One Property and Phase One Study Area. EcoLog ERIS searched 6 Provincial databases and 2 private databases. A total of 21 records were listed for the Phase One Study Area, none of which were listed for the Phase One Property. A copy of the EcoLog ERIS Report is provided in Appendix C. The information for the Phase One Study Area is summarized below: North: Ontario Regulation 347 Waste Generators for Halogenated Solvents and Waste Oils & Lubricants at 63 William Street East; Certificate of Approval For municipal and private sewage works; and Pesticide Operator at 52 Willow Street. East: Scotts Manufacturing Directory Aeroblimp Inc. Fabricated rubber products, communications equipment, electronic components, aircraft, and photographic equipment and supplies at 145 Lucan Street. South: Ontario Regulation 347 Waste Generators for Paint/Pigment/Coating Residues and Aromatic Solvents at 43 Union Street East; and TSSA Historic Incident Natural gas pipeline strike and vapour release at 81 Willow Street. West: Certificate of Approval For Waste Management Systems AET Consultants (204 Herbert Street East); and Pesticide Operator at 38 Allen Street East. Borehole and water well listings within 250 m of the Phase One Property are for geotechnical/geological investigations. Seven boreholes were completed ranging between 3.0 and 12.5 metres below ground surface. Groundwater was encountered at 6.7 metres below ground surface in two locations. Bedrock was not encountered. Other Environmental Reporting The following is a list of previous environmental reports reviewed by MTE for the Phase One Property: 1. Fuel Oil Tank Removal St. Louis Adult Education Centre, Waterloo, Ontario, letter to Walter Fedy Partnership dated August 1, 1997 by Frontline Environmental Management. 2. Inspection for Asbestos-Containing Material St. Louis Adult Education Centre 75 Allen Street East, Waterloo, Ontario, dated February 11, 1997 by Frontline Environmental Management. Phase One ESA -9- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

13 A brief summary of the Fuel Oil Tank Removal is as follows: A below-ground tank was located within a concrete vault at the west side of the building. The tank and associated piping was removed on July 31, 1997; The vault was capped with a reinforced concrete lid which was demolished during removal; Prior to off-site removal of the tank, the residual oily sludge was removed by a vacuum truck for off-site disposal; Upon removal of the tank, the interior of the vault was inspected and there were no indications of hydrocarbon impact; The tank appeared to be structurally sound with no corrosive damage or leakage; and Concrete rubble from the lid of the vault and imported aggregate was used to backfill the excavation. A brief summary of the Inspection of Asbestos-Containing Material Report is as follows: Findings of the ACM inspection, sampling and testing have confirmed the presence of five types of ACMs within the building: Boiler Exhaust Breeching Insulation Cementitious Heat Exchanger Insulation Air-Cell Pipe Wrapping Cementitious Pipe Joint, Elbow, Valve and Tee Insulations; and Vinyl 225 x 225 mm Floor Tiles ACMs would be required to be removed from any areas where alteration, retrofits or demolitions will occur. Qualified engineering staff and air monitoring should be completed in association with asbestos removal. (b) Environmental Source Information (i) Environment Canada The National Pollutant Release Inventory (NPRI) was established in 1992 and is legislated under the Canadian Environmental Protection Act (CEPA, 1999). The NPRI requires companies to report information on releases and transfers of pollutants to the Government of Canada on an annual basis. Only facilities that meet established reporting criteria are required to report to the NPRI. Pollutants from mobile sources such as cars and trucks, households, facilities that release pollutants on a smaller scale and certain sector activities, such as agriculture and education and some mining activities, are not included in the NPRI. Environment Canada makes the information available to Canadians in an annual public report and maintains a detailed inventory that can be accessed and searched through Phase One ESA -10- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

14 an online database. MTE reviewed the NPRI for information pertaining to the Phase One Property and Phase One Study Area. No records were found. On July 1, 2000, the Government of Canada introduced the Federal Contaminated Sites and Solid Waste Landfills Inventory Policy that states that departments and agencies that hold property must establish and maintain a database of their contaminated sites and solid waste landfills and that this information must be submitted to the Treasury Board Secretariat for inclusion in a central inventory. The inventory includes all known Federal Contaminated Sites for which departments and agencies are accountable. The inventory also includes non-federal contaminated sites for which the Government of Canada has accepted some or all financial responsibility. Based on a review of the inventory, neither the Phase One Property nor surrounding properties were listed. (ii) PCB Information The MOE, Waste Management Branch, maintains an inventory of PCB storage sites within the province. Ontario Regulation 11/82 (Waste Management - PCB) and Regulation 347 (Generator Waste Management) under the Ontario EPA requires the registration of inactive PCB storage equipment and/or disposal sites of PCB waste with the MOE. This database contains information on PCB Sites including: 1) Site ID number; 2) Location; and 3) major and minor sites. A review of the Ontario Inventory of PCB Storage Sites (MOE, April 1995) indicated that the Phase One Property is not a registered PCB storage site. There are no PCB Storage Sites within the Phase One Study Area. A copy of the PCB storage sites is included in Appendix B. (iii) Environmental Registry The Environmental Registry was created in 1994 to provide residents of Ontario access to environmentally significant decisions that the Government of Ontario is considering. The Registry contains a collection of notices about environmental matters being proposed by all government ministries covered by the Environmental Bill of Rights. The public notices may contain information about proposed new laws, regulations, policies and programs or about proposals to change or eliminate existing ones. These notices include decisions on Certificates of Approval (C of A), Permits to take Water, Certificates of Property Use and similar instruments related to the environmental conditions of properties in Ontario. The Registry also contains a list of court actions that have been initiated under the Environmental Bill of Rights. MTE reviewed the Environmental Registry for information pertaining to the Phase One Phase One ESA -11- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

15 Property and Phase One Study Area. There was no Environmental Registry information pertaining to the Phase One Property. There is a Certificate of Approval for a Waste Management System for AET Consultants located at 204 Herbert Street East. A copy of the Environmental Registry search record is included in Appendix B. (iv) Inventory of Coal Gasification Plants A review of the MOE Inventory of Coal Gasification Plant Waste Sites and Inventory of Industrial Sites Producing or Using Coal Tar and Related Tars (MOE, April 1989) indicated that no former coal gasification plants or coal tar distillation plants were listed for the Phase One Property and the Phase One Study Area. The nearest Coal Gasification Plant was approximately 400 m west of the Phase One Property at the northwest corner of Regina and William Streets, which was closed in 1957 and later remediated. A copy of the Inventory of Coal Gasification Plants is included in Appendix B. (v) Environmental Incidents, Orders, Offences, Spills and Discharges Ministry of the Environment A request was filed via on May 28, 2012 with the Environmental Officer for Waterloo for any information regarding environmental concerns on file for the Phase One Property. No response has been received at this time. Any pertinent information will be forwarded upon receipt. City of Waterloo The City of Waterloo provided MTE available information for the Phase One Property to MTE for review that included a building permit for mechanical alterations to the boiler and hot water heating system on June 6, There were no other records on file. Region of Waterloo The Phase One Property is located within a designated Source Water Protection Area (Regional Official Plan 2010) and is approximately 300 m east of the William Street wellfield. A written request was filed the Region of Waterloo, Hydrogeology and Source Water, Water Services Division and the Transportation and Environmental Services, Environmental Enforcement and Laboratory Services on May 28, 2012 for information Phase One ESA -12- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

16 regarding any records of control or work orders, violation notices, or any other environmental concerns at the Phase One Property or the Phase One Study Area. A response was received from Ms. Nicola Bywater of the Region of Waterloo Hydrogeology and Source Water, Water Services Division on June 1, The Region of Waterloo completed a search of information in the Hydrogeology & Source Water Protection Threats Inventory Database (TID). The TID database is used for technical assessment purposes for Source Water Protection studies, and is also referenced by the Regional Implementation Guideline for the Review of Development Applications On or Adjacent to Known and Potentially Contaminated Sites. TID threat rankings are intended to provide a qualitative measure of the potential for significant contamination of soil or water at a site (i.e. high, moderate, or low potential for contamination). Information on TID Threat Ranks is presented in the "Regional Municipality of Waterloo - Urban Threats Inventory Database (TID) - Final Report" dated There were no listings in the TID for the Phase One Property. The following information was available for the adjacent property to the east: A listing indicating High potential threat based on information from an inventory of historical land uses for the property. This indicated the address was listed as Waterloo Furniture. This listing was given a Threat Rank of High due to the nature of the business. A copy of the response is provided in Appendix B. Based on the above, the following provisions are suggested by the RMOW for new development: No new installations of any underground fuel storage tanks; and Use of Best Management Practices (as provided by RMOW in Appendix B). (vi) Waste Management Records The Hazardous Waste Information Network (HWIN) is a web-based system that, since 2004, allows generators, carriers and receivers of hazardous waste to register their activities with the Ministry of the Environment online. HWIN has been designed specifically to serve as an implementing tool for Ontario Regulation 347, allowing for the efficient integration of Regulation 347's fee collection requirements with the business processes associated with the manifesting of hazardous waste. Moreover, it provides immediate up-to-date information on the generation, movement and disposal of hazardous waste in Ontario. On-line registration of hazardous waste generators began on January 2, On-line manifesting and tracking through HWIN began on February 25, Phase One ESA -13- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

17 MTE reviewed the HWIN online database for information pertaining to the Phase One Property and Phase One Study Area. No active records were found pertaining to the Phase One Property or the Phase One Study Area A copy of the HWIN search record is included in Appendix B. (vii) Reports Submitted to the MOE (under Freedom of Information) An FOI request has not been submitted to the MOE Freedom of Information Office. Should a Record of Site Condition be required, an FOI request should be completed any information regarding environmental concerns on file for the Phase One Property. (viii) Technical Standards and Safety Authority A request was filed with Information Services at the Technical Standards and Safety Authority - Fuel Safety Branch on July 19, 2012 for information concerning any underground storage tanks (USTs) or aboveground storage tanks (ASTs) at the Phase One Property and Phase One Study Area. It was noted that the TSSA Fuel Safety Division did not maintain these records prior to Responses were received via on July 20, 2012 indicating that no records were on file for the Phase One Property or the surrounding properties. Copies of the responses are provided in Appendix B. (ix) Brownfields Environmental Registry Brownfields are lands on which industrial or commercial activity took place in the past and may need to be cleaned up before they can be redeveloped. Current protections from environmental liability, together with clean up standards, came into effect October 1, 2004 (O. Reg. 153/04). Protection from environmental clean up orders for property owners is contingent upon a record of site condition (RSC) being filed in the Environmental Site Registry. In order to file an RSC, the property must have been properly assessed and shown to meet the soil, sediment and groundwater standards appropriate for the use proposed to take place on the property. The Brownfield Environmental Site Registry allows public access to information contained in RSC that have been filed since October 1, MTE searched the Brownfield Environmental Site Registry. There were no records listed for the Phase One Property or the Phase One Study Area. A copy of the search is provided in Appendix B. (x) Areas of Natural Significance The Phase One Property is not considered to include or be within 30 metres of an area of natural significance as determined as follows. Phase One ESA -14- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

18 TABLE 4(B)(X).1 AREAS OF NATURAL SIGNIFICANCE REVIEW, PHASE ONE PROPERTY 75 ALLEN STREET EAST, WATERLOO, ON Does the Phase One Property include: Yes No An area reserved or set apart as a provincial park or conservation reserve X under the Provincial Parks and Conservation Reserves Act, An area of natural and scientific interest (life science or earth science) X identified by the Ministry of Natural Resources as having provincial significance. A wetland identified by the Ministry of Natural Resources as having X provincial significance. An area designated by a municipality in its official plan as environmentally X significant, however expressed, including designations of areas as environmentally sensitive, as being of environmental concern and as being ecologically significant. An area designated as an escarpment natural area or an escarpment X protection area by the Niagara Escarpment Plan under the Niagara Escarpment Planning and Development Act. An area identified by the Ministry of Natural Resources as significant X habitat of a threatened or endangered species. An area which is habitat of a species that is classified under section 7 of X the Endangered Species Act, 2007 as a threatened or endangered species. Property within an area designated as a natural core area or natural X linkage area within the area to which the Oak Ridges Moraine Conservation Plan under the Oak Ridges Moraine Conservation Act, 2001 applies. An area set apart as a wilderness area under the Wilderness Areas Act. X The Phase One ESA Study Area is not considered to include an area of natural significance as determined as follows: TABLE 4(B)(X).2 - AREAS OF NATURAL SIGNIFICANCE REVIEW PHASE ONE STUDY AREA 75 ALLEN STREET EAST, WATERLOO, ON Does the Phase One ESA Study Area include: An area reserved or set apart as a provincial park or conservation reserve under the Provincial Parks and Conservation Reserves Act, An area of natural and scientific interest (life science or earth science) identified by the Ministry of Natural Resources as having provincial significance. A wetland identified by the Ministry of Natural Resources as having provincial significance. Yes (Distance) No X X X Phase One ESA -15- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

19 An area designated by a municipality in its official plan as environmentally significant, however expressed, including designations of areas as environmentally sensitive, as being of environmental concern and as being ecologically significant. An area designated as an escarpment natural area or an escarpment protection area by the Niagara Escarpment Plan under the Niagara Escarpment Planning and Development Act. An area identified by the Ministry of Natural Resources as significant habitat of a threatened or endangered species. An area which is habitat of a species that is classified under section 7 of the Endangered Species Act, 2007 as a threatened or endangered species. Property within an area designated as a natural core area or natural linkage area within the area to which the Oak Ridges Moraine Conservation Plan under the Oak Ridges Moraine Conservation Act, 2001 applies. An area set apart as a wilderness area under the Wilderness Areas Act. X X X X X X Official Plan of the Region of Waterloo MTE reviewed the Official Plan of the Region of Waterloo, June 2009, for information regarding important natural and cultural resources in the Phase One Study Area. It should be noted that on June 16, 2009, Regional Council passed By-law No adopting the proposed new Regional Official Plan. The new Regional Official Plan was approved by the Ministry of Municipal Affairs on December 22, The Official Plan is a public document which establishes a policy framework for public and private sector decisions regarding immediate and long term land use, servicing, transportation, infrastructure investment and economic matters within the Region. It was developed in consultation with the Ministry of Municipal Affairs. Information pertaining to the Phase One Property and Phase One Study Area is as follows: The Phase One Property is located within a Built Up Area; The Phase One Property is not located within or adjacent to a Greenland Network; The Phase One Property is not located on an Existing Regional Road; The Phase One Property is not located adjacent to a Planned Transit Corridor; The Phase One Property is not located adjacent to a Planned Regional Cycling Route; The Phase One Property is located within a Wellhead Protection Area WPSA-4; The Phase One Property is not located within or adjacent to a Regional Recharge Area or Surface Water Intake Protection Zone; The Phase One Property is not located within or adjacent to a High Microbial Phase One ESA -16- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

20 Risk Management Zone; The Phase One Property is not located within or adjacent to the Countryside; and The Phase One Property is not located within or adjacent to a Mineral Aggregate Resource Area or Aggregate Bedrock Deposit Area. No other information reviewed in the Official Plan should limit the future use of the Phase One Property. (xi) Landfills A review of the Waste Disposal Site Inventory (MOE, June 1991) indicated that: There are no active landfills listed on the Phase One Property; The nearest active landfill, MOE No. A is located approximately 5.6 km southwest of the Phase One Property in Waterloo; and The nearest closed landfill, MOE No. X0087 is located at the intersection of Esson Street and John Street which is approximately 0.86 km southwest of the Phase One Property. Copies of the Waste Disposal Site Inventories are included in Appendix B. (c) Physical Setting Sources (i) Aerial Photographs Aerial photographs and maps were reviewed for information pertaining to the Phase One Property and Phase One Study Area. Aerial photographs were obtained from the Region of Waterloo, the National Air Photo Library and the University of Waterloo. The earliest available aerial photograph of the Phase One Study Area was from The Ontario Base Map (OBM) was provided by the Ministry of Natural Resources. Copies of selected aerial photographs and the 1983 OBM are provided in Appendix A Aerial Photograph The 1930 aerial photograph shows the Phase One Property containing a rectangular building. An L shaped building is present on the adjacent property to the east and a rail line is present further east of the Phase One Property. The church is present to the west and residential dwellings are constructed further west, north and south. Allen Street and Willow Street are constructed in their current configurations Aerial Photograph The 1945 aerial photograph shows no significant changes to the Phase One Property. The building adjacent to the east of the Site has been demolished. The surrounding area is now fully development with residential dwellings. Phase One ESA -17- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

21 1967 Aerial Photograph The 1967 aerial photograph shows that an addition has been constructed on the south side of the school Ontario Base Map Ontario Base Map No (1983) shows the Phase One Property with one rectangular-shaped building on the Site. Surface elevations in the vicinity of the Phase One Property are approximately metres above sea level (m.a.s.l.). There was no evidence of any landfills, aggregate extraction or industrial lagoons in the vicinity of the Phase One Property to 2009 Aerial Photographs The 1993 to 2009 aerial photographs remain unchanged from the 1967 aerial photograph. Summary Aerial photographs for the period 1930 to 2009 were reviewed for the Phase One Property and Phase One Study Area. The school is present in all photos reviewed from 1930 to Residential dwellings and a church are present in the Phase One Study Area in all photos reviewed from 1930 to (ii) Topography, Hydrology, Geology The Phase One Property is located within the broad physiographic region known as Waterloo Sandhills, which is comprised of sandy till ridges, kames, or kame moraines. The overburden consists of surficial deposits of coarse and medium textured sand and silt over medium textured till deposits (Chapman and Putnam, 1984). Bedrock is located more than 30 metres below surface and includes Middle and Lower Silurian formations of sandstone, shale, dolostone, and siltstone (Ministry of Northern Development and Mines, 1991). The approximate UTM coordinates for the Phase One Property are 539,174 metres east and 4,812,338 metres north. According to the 1983 Ontario Base Map No , geodetic ground surface elevations in the vicinity of the Phase One Property are approximately m.a.s.l. Soil conditions at Phase One Property from the EcoLog Eris report indicate fill materials above native layers of compact sand and silt to a maximum depth of 12.5 m.b.g.s. Saturated soil conditions were encountered at one location at approximately 6.7 m.b.g.s. Phase One ESA -18- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

22 The shallow groundwater flow direction across the Phase One Property is towards Laurel Creek, which is approximately 300 m northwest. (iii) Fill Materials The Phase One Property appears to be on a fill embankment that peaks at the church located to the west. The surrounding area generally slopes away from the church located to the west. No areas of disturbed soil were observed at the Phase One Property. (iv) Water Bodies and Areas of Natural Significance Laurel Creek, which is channelized, is located approximately 300 m northwest of the Phase One Property. The Phase One Property is not considered to include or be within 30 metres of an area of natural significance (ANSI). (v) Well Records There are no water supply or observation wells currently on the Phase One Property. A review of the KW Region Production Wells (Region of Waterloo, April 1998) indicated that nearest municipal wellfield (W1B, W1C, W2, W3) is located approximately 300 m to the west of the Phase One Property (see Appendix B). The Groundwater Information Network (GIN) is a web-based system that provide water well mapping. The Geological Survey of Canada and Natural Resources Canada formed a partnership with provincial and territorial agencies to view and explore water well databases and well log information online. A review of the GIN online database indicates that it does not include any water well information for the Phase One Property or the Phase One Study Area (vi) Grand River Conservation Authority (GRCA) A review of Grand River Conservation Authority (GRCA) online mapping was completed by MTE. The following pertinent information for the Phase One Property was noted: There are no surface water bodies within 30 m of the Phase One Property; There are no significant wetlands within 250 m of the Phase One Property; The Phase One Property is not located in the vicinity of an Area of Natural and Scientific Interest (ANSI); The Phase One Property is not located in the vicinity of a Surface Water Intake Zone; The Phase One Property is not located within a Regulatory Floodplain; and The Phase One Property is not located within a High Intrinsic Vulnerability Level. Phase One ESA -19- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

23 (d) Site Operating Records Based on the historical use of the Phase One Property as a school, the Phase One Property is not classified as an enhanced investigation property (EIP) according to O. Reg. 153/04 (as amended). The Phase One Property is currently vacant. Available records related to the Phase One Property are provided below. (i) Regulatory Permits and Records No documentation related to Regulatory Permits and Records were available for the Phase One Property. (ii) Material Safety Data Sheets (MSDS) No inventories of Material Safety Data Sheets (MSDS) for the former furniture manufacturing facility were reviewed by MTE. (iii) Underground Utility Drawings There is an extensive network of subsurface utilities present at the Phase One Property. Buried utilities include active storm and sanitary sewer lines, municipal water supply lines, gas services and bell telephone. (iv) Inventories of Chemicals and Chemical Storage Areas No records related to inventories of chemicals were available. (v) Inventories of Aboveground and Underground Storage Tanks A 5000 gallon fuel oil UST was removed from within a concrete vault located beneath the paved driveway along the west side of the building. (vi) Environmental Monitoring Data There is no environmental monitoring data for the Phase One Property in response to any MOE orders or requests. (vii) Waste Management Records There were no waste management records available from the WCDSB, however Mr. Bennett indicated that liquid waste pertaining to the former UST and asbestos waste was completed according to the applicable regulations. (viii) Process, Production and Maintenance Documents No process, production, maintenance documents related to areas of potential Phase One ESA -20- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

24 environmental concern were available for the Phase One Property. (ix) Records of Spills and Discharges There are no privately held records available for spills or discharges at the Phase One Property. Refer to Section 4 (b)(v). (x) Spill Prevention, Emergency Response and Contingency Plans There are no spill prevention, emergency response or contingency plans available for former or current use of the Phase One Property. The WCDSB maintains an emergency response and contingency plan for all school board properties at its head office. (xi) Environmental Audit Reports Available environmental audit reports are reviewed in Section 4 (a)(iv). (xii) Site Plan of Facility A current Site plan was not available for the Phase One Property. 5. INTERVIEWS On June 13, 2012, a Phase One ESA interview questionnaire was completed in person by Mr. Dave Bennett, Senior Manager of Capital Planning for the Waterloo Catholic District School Board. Mr. Bennett was selected as the interview candidate as he is familiar and knowledgeable about the Phase One Property. Mr. Bennett confirmed that the property was used as an elementary school and an adult learning centre. The building never contained an automotive shop, chemical lab or a machine/woodworking shop. The information gathered from Mr. Bennett is deemed accurate due to the findings of the historical records review. Given the information provided by Mr. Bennett, there was no need to interview a municipal official or an adjacent property owner. The Interview Record is included in Appendix D. The following information was compiled as a result of information provided to MTE by Mr. Bennett: 1. Current Owner: The current owner of the Phase One Property is the Waterloo Catholic District School Board, who have owned the property since the 1930 s. The Phase One Property is currently vacant. 2. Previous Owner: It is unknown who the previous owner was. 3. Major Renovations: According to Mr. Bennett, the third floor of the building was added in An addition on the east side of the building was completed in Upgrades to the water and heating system were completed in Water Wells/Septic Beds: According to Mr. Bennett, there are no domestic water supply wells or septic beds on the Phase One Property. 5. Site Drainage: According to Mr. Bennett, roof drains are likely connected to the Phase One ESA -21- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

25 storm sewer. There are usually areas of staining water and mold in the basement. 6. Easements: According to Mr. Bennett, there are no easements on the Phase One Property. 7. Dust Control: According to Mr. Bennett, no dust control has occurred at the Phase One Property. 8. Transformers: According to Mr. Bennett, there are no transformers located on the Phase One Property. 9. Aboveground Fuel Storage Tanks: According to Mr. Bennett, there are currently no ASTs located on the Phase One Property and none have been removed in the past. 10. Underground Fuel Storage Tanks: According to Mr. Bennett, there are no fuel USTs currently located on the Phase One Property. Reportedly, a fuel oil UST located on the west side of the building was removed in the past. 11. Fuel Pumps: According to Mr. Bennett, there are no fuel pumps located on the Phase One Property and none have been removed in the past. 12. Pesticides/Herbicides/Sludges: According to Mr. Bennett, Pesticides, Herbicides and Sludges have not been applied to the Phase One Property. 13. Noise / Odours: According to Mr. Bennett, there are no noise or odour issues related to the Phase One Property or Phase One Study Area. 14. Chemical/Solvent Storage: According to Mr. Bennett, there is no current chemicals/solvent storage at the Phase One Property. 15. Solid Waste: According to Mr. Bennett, no waste is currently generated at the Phase One Property. 16. Vehicle Maintenance: According to Mr. Bennett, vehicle maintenance has not been performed at the Phase One Property. 17. Liquid Industrial Wastes: According to Mr. Bennett, there are no liquid industrial wastes generated at the Phase One Property. 18. Wash Down: According to Mr. Bennett, there is no equipment wash down at the Phase One Property. 19. Agricultural Use: According to Mr. Bennett, the Phase One Property has not recently been used for agricultural purposes. 20. Furnace Oil: According to Mr. Bennett, the Phase One Property was formerly heated by furnace oil. The boilers have been converted to natural gas and the fuel oil UST was removed. 21. Spills: According to Mr. Bennett, no spills have occurred at the Phase One Property. 22. Joint Health and Safety Committee: According to Mr. Bennett, there is no Joint Health and Safety Committee for the Phase One Property. 23. MSDS: According to Mr. Bennett, there are no Material Safety Data Sheets (MSDS) available for the Phase One Property. 24. Outstanding Regulatory Compliance Issues: According to Mr. Bennett, there are no outstanding regulatory compliance issues for the Phase One Property. 25. Asbestos/PCBs: According to Mr. Bennett, some asbestos containing materials have been previously identified and removed. There are ACM materials still present in the building. Mr. Bennett is unsure of the presence of lead, UFFI or PCB containing materials on the Phase One Property. Phase One ESA -22- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

26 26. Batteries: According to Mr. Bennett, there are no non-household type batteries on the Phase One Property. 27. Other Inspections: According to Mr. Bennett, no other inspections have been completed for the Phase One Property 28. Neighbouring Properties: According to Mr. Bennett, there are no issues with the neighbouring properties. 29. Waste Oils: According to Mr. Bennett, there are no waste oils generated at the Phase One Property. 30. Fires: According to Mr. Bennett, no fires have occurred on the Phase One Property. 31. Mould/Water Damage: According to Mr. Bennett, there is water damage and significant mould growth in the basement. 32. Waste Deposits: Mr. Bennett indicated that when the church was built in the early 1900 s, fill material was imported to raise the grade of the entire area, including the Site. 33. Indoor Air Quality: According to Mr. Bennett, there are no issues related to indoor air quality in the building. 34. Emissions: According to Mr. Bennett, there are no industrial air emissions associated with the Phase One Property. 35. Other Contact: Mr. Bennett has not provided additional contact for information regarding the Phase One Property. 6. SITE RECONNAISSANCE (a) General Requirements A detailed inspection of the Phase One Property was performed on June 13, 2012 from 2:30 pm to 4:30 pm by Mr. Philip Lemieux, B.E.S., C.E.T of MTE who was accompanied by Mr. Bennett. The weather was sunny with light winds and the ambient temperature was approximately 28 C. All mechanical and electrical rooms and multiple rooms of interest in the school were inspected. All exterior areas of the Phase One Property were inspected, with the exception of the rooftop. The Inspection Report is included in Appendix D. Photographs were taken of the Phase One Property and adjacent properties at the time of the inspection and are included in Appendix E. Location and Legal Description The municipal address of the Phase One Property is 75 Allen Street East, Waterloo, ON. The legal description for the Phase One Property is as follows: Plan 498, Survey Kumpf, Lot 2 to Lot 4, Plan 511, Part of Lot 1 and Part of Lot 2, City of Waterloo, Regional Municipality of Waterloo, Ontario. (b) Specific Observations at Phase One Property The Phase One Property comprises two properties which total approximately Phase One ESA -23- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

27 0.19 hectares (0.48 acres) in size. The Site contains a large rectangular-shaped two storey building, an asphalt parking area, laneway and a landscaped area. The building has a basement and a footprint of approximately 790 square metres (8,500 square feet). The building exterior is comprised of brick and glass. The building includes man doors located on each side, with no overhead doors. The Phase One Property is located in a fully developed residential area near uptown Waterloo. Allen Street is located to the north of the Phase One Property and Willow Street is east of the Phase One Property. Vehicle access to 75 Allen Street is provided via asphalt driveways from Allen Street and Willow Street. No evidence of former domestic water supply wells, septic systems, buried waste, methane sources or fuel storage tanks was observed. There is currently no solid waste or recyclables generated at the Phase One Property. The Phase One Property is serviced with underground hydro, natural gas, water and sanitary sewers. Local topography slopes in a northerly direction towards Laurel Creek. Surface drainage is directed to municipal catch basins on Willow and Allen Streets. School Building Interior The building is two storeys with a basement, which was originally constructed in approximately 1908 with additions in 1933 and The first and second floors include multiple classrooms, washrooms, a staff area and kitchen and storage areas. The basement includes multiple classrooms, washrooms, a boiler room and storage rooms. First and Second Floors The first and second floor interior finishes observed in the inspected areas were comprised of painted concrete block, painted drywall and painted plaster walls, carpet and vinyl tile and lay-in ceiling tiles on a t-bar frame and open roof structure. Heat is provided by natural gas-fired boilers and baseboard heaters. No floors drains were observed. Lighting is provided via fluorescent fixtures. No bulk chemical storage was observed. No water staining was observed throughout the first or second floors. Basement The basement interior finishes observed in the inspected areas were comprised of carpet and painted and unfinished concrete floors, painted concrete block and painted drywall and painted plaster walls, and lay-in ceiling tiles on a t-bar frame and open roof structure. There are stairways located on the east and north sides of the building. Heat Phase One ESA -24- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

28 is provided by natural gas-fired boilers. A floor grate and several floor drains were observed. Lighting is provided via fluorescent fixtures. No bulk chemical storage was observed. Water staining was observed in the boiler room and significant mould growth and flaking paint was observed throughout all areas of the basement. The concrete walls and floors were in poor condition including cracks and crumbled areas. The mechanical room is located on the south side of the basement and included two large natural gas boilers, a water softener, water heaters, water treatment units and a work bench. There was a floor grate adjacent to the boilers. Some paint cans were observed on the concrete floor beneath the work bench. Evidence of a coal shoot was observed. Materials of Environmental Concern Asbestos Containing Materials (ACMs) Due to the age of the building, it is possible that asbestos-containing materials (ACM) are present. ACM that could be present in concealed locations may become apparent during demolition, construction, renovation, alteration, or maintenance activities. If any demolition, construction, renovation, alteration, or maintenance activities are required or planned, invasive inspections of concealed locations for potential ACM must be performed prior to such activities. Should any suspect ACM be discovered during the course of construction, renovation, alteration, or maintenance activities, work should cease and the materials should not be disturbed. Suspect asbestos-containing material must be treated as asbestos-containing or sampled and proven to not contain asbestos. Any activities that require disturbance of ACM must be performed in accordance with Ontario Regulation 278/05, made under the Occupational Health and Safety Act. Lead and Lead Based Paint Lead can typically be found in paint in older buildings. Lead was banned from products in the early 1970 s and is considered a designated substance under the OHSA. As the current building was constructed in approximately 1908, there is the possibility of lead based paints within the building interior or exterior surfaces. Lead may also be present in pipe gaskets, drains and solder joints. If lead-based painted areas do exist, removal is not required and continued use is recommended. MTE recommends sampling prior to removing and/or disturbing paint to confirm or rule out the presence of lead. Removal of lead based paints should be done using a wet gel or paste coating stripper as a Type I Operation in accordance with the Ontario Ministry of Labour Guideline Lead Construction Project, dated September Disposal of the material shall be conducted in accordance to the Transportation of Dangerous Goods Act and Ontario Regulation 347 made under the Environmental Protection Act. Phase One ESA -25- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

29 Mercury Mercury is typically found in fluorescent light tubes as a vapour, thermostats, and electrical switches as a liquid. Under current legislation, mercury waste requires handling and disposal in accordance with Regulation 844 of OHSA and Regulation 347. If present, recycling of spent light tubes is recommended rather than disposal to a landfill. Polychlorinated Chlorinated Biphenyls (PCBs) The use of PCB s was phased out in As the current building was constructed in approximately 1908, it is possible that a number of the light ballasts in the building may contain PCB s. Continued usage of fluorescent ballasts is recommended and single ballasts that require replacement can be disposed of as municipal solid waste. Disposal of larger quantities of PCB ballasts should be completed according to Regulation 362 and in consultation with the Ministry of Environment (MOE). Chlorofluorocarbons (CFCs) and Hydrochlorofluorocarbons (HCFCs) CFCs and HCFCs are known ozone-depleting substances that are typically found in refrigerant equipment and air conditioners. Federal regulations prohibited production of all CFCs by January 1, 1996, although continued usage of these units is allowed. The use of CFCs is still permitted in existing equipment but must be serviced by a licensed contractor; however these materials will require replacement by The use of HCFCs is currently being phased-out and will require replacement by Maintenance of refrigerant containing equipment should be completed in accordance with O. Reg. 189/94 by a licensed refrigeration contractor. Urea Formaldehyde Foam Insulation (UFFI) No UFFI was observed during the inspection. Water Staining/Mould Water damage and significant mould growth was observed in the basement of the building. Prompt attention should be made to these areas of water damage to prevent further mould growth and amplification. (i) Enhanced Investigation Property Based on the historical use of the property as a school, the Phase One Property is not classified as an enhanced investigation property (EIP) according to O. Reg. 153/04 (as amended). Phase One ESA -26- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

30 (c) Written Description of Investigation The investigation completed by MTE is summarized as follows: MTE performed the Phase One ESA investigation according to the scope provided in Section 3. There were no limitations or deviations from the scope; Investigation of neighbouring properties was completed from publicly accessible areas; MTE corresponded in writing with the MOE, the City of Waterloo, the Region of Waterloo and the TSSA; Mr. Dave Bennett completed a written questionnaire regarding past and current operations on the Phase One Property; MTE reviewed previous environmental reports for the Phase One Property that were provided by the City of Waterloo; and MTE has determined that there are PCAs on the Phase One Property that are described in Section 7(ii) of this report. 7. REVIEW AND EVALUATION OF INFORMATION (i) Current and Past Uses Current and Past Uses of the Phase One Property include: SUMMARY OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY Description Name of Property Year of Property Owner Use Use Plans, Etc Present Catholic School Board Catholic School Board School Vacant Institutional Institutional Other Observations from Aerial Photographs, Fire Insurance The School is visible in all air photos reviewed from 1930 to present. The Phase One Property is vacant in the 2009 air photo. (ii) Potentially Contaminating Activity The information compiled in this report has identified the following Potentially Contaminating Activities (PCA) on the Phase One Property according to Regulation 153/04 (as amended) Schedule D, Part VI, paragraph 19, Table 2. A copy of the amended list of PCA s is included in Appendix F. Phase One ESA -27- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

31 TABLE 7(II).1 POTENTIALLY CONTAMINATING ACTIVITIES PHASE ONE PROPERTY 75 ALLEN STREET EAST, WATERLOO, ON Potentially Contaminating Activity (see Appendix F) Basis 28. Gasoline and Associated Products Storage in Fixed Tanks Former presence of fuel oil underground storage tank on the west side of the building 30. Importation of Fill Material of Unknown Quality Related to construction of the school, parking areas and former demolition of manufacturing facility MTE identified the following potentially contaminating activities within the Phase One Study Area, which represent potential environmental concern to the property: TABLE 7(II).2 POTENTIALLY CONTAMINATING ACTIVITIES PHASE ONE STUDY AREA 75 ALLEN STREET EAST, WATERLOO, ON Potentially Contaminating Activity (see Appendix F) Basis 17. Dye Manufacturing, Processing and Bulk Storage Former furniture manufacturing 28. Gasoline and Associated Products Storage in Fixed Former presence of gasoline Tanks underground storage tank(s) at 70 Moore Street South and possibly the church located to the west of the Phase One Property. 46. Rail Yards, Tracks and Spurs Railway tracks located to the east 52. Storage, maintenance, fuelling and repair of equipment, vehicles, and material used to maintain transportation systems 59. Wood Treating and Preservative Facility and Bulk Storage of Treated and Preserved Wood Products of the Phase One Property Storage, maintenance and fuelling of vehicles at 70 Moore Street South Former furniture manufacturing Refer to Figure 4 for Potentially Contaminating Activities in the Study Area. (iii) Areas of Potential Environmental Concern Contaminants of Potential Concern (COPC s) on the Phase One Property include PHC F1-F4, BTEX, VOCs, PAHs, Metals & Inorganics. Areas of potential environmental (APEC s) concern at the Phase One Property are shown on Figure 5 and include: TABLE 7(III) AREAS OF POTENTIAL ENVIRONMENTAL CONCERN PHASE ONE PROPERTY 75 ALLEN STREET EAST, WATERLOO, ON APEC Former Location of Fuel Oil UST (APEC-1) Location of APEC on Phase One Property West side of building beneath asphalt surface PCA #28 (Storage of fuel in fixed tank) Location of PCA On-Site Contaminants of Potential Concern PHC F1-F4, BTEX, PAHs Media Potentially Impacted Soil Groundwater Phase One ESA -28- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

32 Possible Fill Importation (APEC-2) Entire Phase One Property #30 (Importation of Fill Material of Unknown Quality) On-Site Metals, PAHs Soil Former Furniture Manufacturing (APEC-3) East boundary of the Phase One Property #17 (Dye Manufacturing, Processing and Bulk Storage) #59 (Wood treating and bulk storage of treated and preserved wood products) Off-Site PHC F1-F4, VOCs, Metals Groundwater Notes: 1 Area of potential environmental concern (APEC) means the area on, in or under the Phase One Property where one or more contaminants are potentially present, as determined through the Phase One Environmental Site Assessment, including through: (a) identification of past or present uses on, in or under the phase one property, and (b) identification of potentially contaminating activity. 2 Potentially contaminating activity (PCA) means a use or activity set out in Column A of Table 2 of Schedule D of Regulation 153/04 (as amended) that is occurring or has occurred in a Phase One Study Area. 3 Location of PCA refers to On-Site or Off-Site activities. 4 Contaminants of Potential Concern are listed using the Method Groups as identified in the "Protocol for in the Assessment of Properties under Part XV.1 of the Environmental Protection Act, March 9, 2004, amended as of July 1, Media Potentially Impacted refers to soil, groundwater, surface water or sediment. (iv) Phase One Conceptual Site Model MTE has identified multiple potentially contaminating activities that were or may have been performed on the Phase One Property and within the Phase One Study Area. The geology and hydrogeology for the Phase One Property is provided by borehole logs in the EcoLog Eris report, which identified fill materials above native layers of compact sand and silt to a maximum depth of 12.5 m.b.g.s. Saturated soil conditions were encountered at one location at approximately 6.7 m.b.g.s. The Phase One Property comprises approximately 0.19 hectares (0.48 acres) with a large rectangular-shaped building and asphalt parking area. There is a basement. The Phase One Property is currently used for Institutional purposes. The Phase One Property is surrounded by residential dwellings to the north and south, gravel parking lot & Mary Allen Park to the east and a church and convent to the west. Allen Street is located to the north and Willow Street is located to the east the Phase One Property. Phase One ESA -29- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

33 The Phase One Property is not considered a Sensitive Site, or shallow soil condition or proximity to a water body according to Regulation 153/04 (as amended) for environmental assessment purposes. The shallow groundwater flow direction in the general area of the Phase One Property is surmised to be northerly based on local topography, towards Laurel Creek located 300 m to the north. The Phase One Property is located within a designated Source Water Protection Sensitivity Area 4 and is located approximately 300 m east of the William Street wellfield. The presence of buried utilities (including hydro gas, Bell, water and sanitary sewers) on the Phase One Property, as well as municipal services along the adjacent roadways may influence the movement and distribution of potential contaminants of concern on the property depending on the depth to groundwater. Phase One Conceptual Site Model has been completed in accordance with Regulation 153/04 (as amended). Refer to Figure 6. A Legal Survey has not been completed for the Phase One Property. Please note that the legal description for the Phase One Property has not been confirmed by a lawyer. This represents potential uncertainty in the Phase One ESA; however the QP ESA has determined that this uncertainty does not affect the validity of the Phase One ESA Conceptual Site Models or the conclusions in this report. 8. CONCLUSIONS (i) Phase Two Environmental Site Assessment Requirement Based on the above, MTE recommends the following steps to address and evaluate in soil and groundwater conditions: Advance multiple boreholes, completed as monitoring wells to the shallow water table to evaluate the identified APECs; Sample soil and groundwater for Contaminants of Potential Concern (COPC); Measure groundwater levels and complete groundwater elevation surveying on the monitoring wells; and Completion of a Phase Two Environmental Site Assessment report. (ii) RSC Based on Phase One Environmental Site Assessment A Record of Site Condition cannot be filed on the basis of the Phase One ESA due to multiple potentially contaminating activities that have been performed on the Phase One Property as noted above. Phase One ESA -30- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

34

35 9. REFERENCES The following list of references and sources were reviewed for the purposes of preparing the report: Applicable Section Reference / Source 4.(a)(v) EcoLog ERIS Report Number (b)(i) 4.(b)(i) 4.(b)(ii) 4.(b)(iii) 4.(b)(iv) 4.(b)(iv) Environment Canada National Pollutant Release Inventory Federally Contaminated Sites, Treasury Board of Canada (website) Ontario Ministry of the Environment, PCB Site Inventory System 2000 Ontario Ministry of the Environment, Certificate of Approval search (website) Ontario Ministry of the Environment, Inventory of Coal Gasification Plant Waste Sites in Ontario Ministry of the Environment, Inventory of Industrial Sites Producing or Using Coal Tar and Related Tars in Ontario Date June 6, 2012 (date of report) June 4, 2012 (date of search) June 4, 2012 (date of search) July 2000 June 4, 2012 (date of search) April 1987, Reprinted February 1989 November 14, (b)(v) Ministry of the Environmental, Guelph District Office May 28, 2012 (date of request) 4.(b)(v) Region of Waterloo, Water Services Division May 28, 2012 (date of response) 4.(b)(v) Region of Waterloo, Environmental Enforcement Division May 28, 2012 (date of request) 4.(b)(vi) Ontario Ministry of the Environment Hazardous Waste June 4, 2012 Information Network (website) (date of search) 4.(b)(viii) Technical Standards and Safety Authority Fuel Safety July 20, 2012 Division inquiry (date of response) 4.(b)(ix) Ontario Ministry of the Environment, Brownfields May 28, 2012 Environmental Site Registry (website) (date of search) 4.(b)(x) Ontario Ministry of Natural Resources, Biodiversity July 18, 2012 Explorer (website) (date of request) 4.(b)(xi) Ontario Ministry of the Environment, Waste Disposal Site Inventory June (c)(i) Ontario Base Map, MTE database (c)(i) Aerial photographs, University of Waterloo 1930, 1945, (c)(i) Aerial photographs, Region of Waterloo 1993, 2000, 2003, 2006, (c)(ii) Ontario Ministry of Northern Development and Mines. Bedrock Geology of Ontario, Southern Sheet. Scale 1:1,000,000. Map number Phase One ESA -32- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

36 4.(c)(ii) 4.(c)(v) 4.(c)(vi) Ontario Ministry of Northern Development and Mines. Quaternary Geology of Ontario, Southern Sheet. Scale 1:1,000,000. Map number Groundwater Information Network (website) Grand River Conservation Authority (website) 1991 May 28, 2012 (date of search) July 18, 2012 (date of search) Phase One ESA -33- MTE File No: Allen Street East, Waterloo, ON July 20, 2012

37

38

39

40

41

42

43

44

45

46

47

48

49

50

51

52

53

54

55

56

57

58

59

60

61

62

63

64

65

66

67

68

69

70

71

72

73

74

75

76

77

78

79

80

81

82

83

84

85

86

87

88

89

90

91

92

93

94

95

96

97

98

99

100

101

102

103

104

105

106

107

108

109

110

111

112

113

114

115

116

117

118

119

120

121

122

123

124

125

126

127

128

129

130 Photograph No. 1 South Addition of Building on 75 Allen Street, Facing South Photograph No. 2 Former UST Location Along West Side of the Building on 75 Allen Street, Facing South M:\37002\Phase One ESA\Report\75 Allen\ Phase One Photo Log.doc

131 Photograph No. 3 Typical Basement Classroom Inside 75 Allen Street Building Photograph No. 4 Mechanical Room in basement of 75 Allen Street Building M:\37002\Phase One ESA\Report\75 Allen\ Phase One Photo Log.doc

132 Photograph No. 5 Water Damage and Mould Growth in Basement of 75 Allen Street Building Photograph No. 6 Typical Finishes on Main Floor of 75 Allen Street Building M:\37002\Phase One ESA\Report\75 Allen\ Phase One Photo Log.doc

133

134