patersongroup Consulting Engineers October 7, 2010 File: PE2100-LET.01 Springcress Properties Inc. 6 Gurdwara Road, Suite 200 Ottawa, Ontario K2E 8A3

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1 patersongroup Consulting Engineers 28 Concourse Gate, Unit 1 Ottawa, Ontario Canada, K2E 7T7 Tel: (613) Fax: (613) October 7, 2010 File: PE2100LET.01 Springcress Properties Inc. 6 Gurdwara Road, Suite 200 Ottawa, Ontario K2E 8A3 Geotechnical Engineering Environmental Engineering Hydrogeology Geological Engineering Materials Testing Building Science Attention: Subject: Mr. David Spillenaar Phase II Environmental Site Assessment 450 Churchill Avenue North Ottawa, Ontario Dear Mr. Spillenaar, Further to your request and authorization, Paterson Group supervised a Phase II Environmental Site Assessment (ESA) at the aforementioned site. The results of the ESA are summarized in the following report. 1.0 Background Information The subject site is located on the southwest corner of the Churchill Avenue North and Ravenhill Avenue intersection, in the City of Ottawa, Ontario. The original portion of the subject building (northeast corner of the site) consists of a church. Three (3) subsequent additions to the original building have been constructed which include a nursery, offices and a gymnasium. The subject building occupies the majority of the site, while a small courtyard is located in the southeast portion of the property. The neighbouring lands are a combination of commercial, institutional and residential properties. The purpose of this environmental assessment was to address the potential environmental concern associated with the former onsite underground furnace oil storage tank located in the courtyard adjacent to the boiler room. Ottawa Kingston North Bay

2 Mr. David Spillenaar Page 2 File: PE2100LET Subsurface Investigation As part of the environmental portion of the field program, one (1) borehole was placed on the subject property on September 14, The borehole was placed in the former underground storage tank nest adjacent to the boiler room. It should be noted that an additional borehole (BH2) was placed on the southeast corner of the subject site for geotechnical purposes. Three (3) test pits (TP1TP3) were also excavated on the western border of the site for geotechnical purposes. The boreholes were conducted by means of a portable drilling equipment under the full time supervision of Paterson personnel. The environmental borehole, which was numbered BH1, had a depth 7.9 m of below the existing ground surface. The depths at which the split spoon samples were obtained from the test hole are shown as SS and on the attached Soil Profile and Test Data sheets. Subsurface Profile The soil profile encountered in BH1 consisted of a layer of granular fill overlying a concrete slab overlying bedrock. The fill depth in BH1 (tank nest) was 2.7 m from ground surface. The concrete slab extended from the bottom of the fill layer to approximately 3.1 m (bedrock surface). It should be noted that bedrock was encountered in all remaining test holes at depths ranging from 0.4 to 1.4 m below the ground surface. The bedrock was cored in BH1 to a total depth of 7.9 m in order to intercept the groundwater table. Specific details of the soil profile at each test hole location are presented on the Soil Profile and Test Data sheets appended to this report. Monitoring Well Installation A Groundwater monitoring well was installed in Borehole 1, which is located adjacent to the boiler room. Typical monitoring well construction details are described below: Slotted 32 mm diameter PVC screen at base of borehole. 32 mm diameter PVC riser pipe from the top of the screen to ground surface. No.3 silica sand backfill within annular space around screen. 300 mm thick bentonite hole plug directly above PVC slotted screen. Clean backfill from top of bentonite plug to the ground surface. Refer to the Soil Profile and Test Data sheets attached for the actual well construction in Borehole 1. patersongroup

3 Mr. David Spillenaar Page 3 File: PE2100LET.01 Soil Sampling Protocol A total of six (6) soil samples were recovered from BH1 by means of stainless steel split spoons. Upon recovery, all samples were immediately sealed in appropriate containers to facilitate a preliminary screening procedure. No significant visual or olfactory signs of contamination were noted in the soil and groundwater samples obtained. No unusual visual or olfactory observations were noted in the soil samples obtained from the geotechnical borehole (BH2) or the three (3) geotechnical test pits. All samples recovered as part of this investigation will be stored in the laboratory for a period of one (1) month after issuance of this report. All samples will then be discarded unless this firm is otherwise directed. Groundwater A visit to the site was conducted on September 23, 2010 in order to obtain a stabilized groundwater level and to sample the groundwater from BH1. The groundwater level was 6.5 m below the ground surface elevation. It should be noted that groundwater levels are expected to fluctuate throughout the year with seasonal variations. 3.0 Analytical Test Results Remediation Standards The remediation standards for the subject site were obtained from Table 1 of the document entitled "Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the Environmental Protection Act", prepared by the Ontario Ministry of Environment (MOE), March 9, The MOE standards are based on the following considerations: Shallow soil site (less than 2 m of overburden). Based on the relatively shallow depth to the bedrock surface (less than 2 m), this property is classified as a Potentially Sensitive Site. As a result, the analytical test results should be compared to MOE Table 1 standards (background levels). In July of 2009 the MOE drafted amendments to the 2004 Standards which are scheduled to implemented on July 1, The analytical test results will also be compared to the incoming 2009 MOE Standards. patersongroup

4 Mr. David Spillenaar Page 4 File: PE2100LET.01 Paracel Laboratories (Paracel) of Ottawa, performed the laboratory analysis of the samples submitted for analytical testing. Paracel is a member of the Standards Council of Canada/Canadian Association for Environmental Analytical Laboratories (SCC/CAEAL). Paracel is accredited and certified by SCC/CAEAL for specific tests registered with the association. Soil One (1) soil sample was submitted to Paracel Laboratories for petroleum hydrocarbon (PHC) and benzene, ethylbenzene, toluene and xylene (BTEX) analysis. A copy of the analytical test results is attached to this report. Table 1 Analytical Test Results Soil BTEX and PHCs (Fractions 1 to 4) Parameter MDL (ìg/g) Soil Sample (ìg/g) BH1 SS4/5/6 MOE Table 1 (ìg/g) Benzene nd Ethylbenzene nd Toluene nd Xylenes (Total) nd F1 PHCs (C6C 10) 10 nd nv F2 PHCs (C10C 16) 10 nd nv F3 PHCs (C16C 34) 10 nd nv F4 PHCs (C34C 50) 10 nd nv Notes: MDL Method Detection nd Not Detected (< MDL) nv the MOE provides no values for these parameters The analytical test results did not identify any detectable PHC or BTEX concentrations in the soil sample analysed. All test results comply with the selected MOE standards, as well as, the incoming (2009) MOE standards. Groundwater patersongroup

5 Mr. David Spillenaar Page 5 File: PE2100LET.01 A water sample was collected from the monitoring well installed in BH1 on September 23, The water sample was submitted for BTEX and PHC analysis. A copy of the analytical test results is attached to this report. Parameter Table 2 Analytical Test Results Groundwater BTEX and PHCs (Fractions 1 to 4) MDL (ug/l) Groundwater Sample (ug/l) MOE Table 1 (ug/l) BH1GW1 Benzene 0.5 nd 5 Ethylbenzene 0.5 nd 2.4 Toluene 0.5 nd 0.8 Xylenes (Total) 1.0 nd 72 F1 PHCs (C6C 10) 200 nd nv F2 PHCs (C10C 16) 100 nd nv F3 PHCs (C16C 34) 100 nd nv F4 PHCs (C34C 50) 100 nd nv Notes: MDL Method Detection nd Not Detected (< MDL) nv No current MOE standard No detectable BTEX or PHC concentrations were identified in the groundwater sample analysed. All test results comply with the selected MOE standards, as well as, the incoming (2009) MOE standards. 4.0 Assessment and Recommendations Assessment A Phase II Environmental Site Assessment was carried out at the institutional property located at 450 Churchill Avenue North, in the City of Ottawa, Ontario. The purpose of this environmental assessment was to address the potential environmental concern associated with the former onsite underground furnace oil storage tank located in the courtyard adjacent to the boiler room. patersongroup

6 Mr. David Spillenaar Page 6 File: PE2100LET.01 Soil One (1) boreholes was completed within the former underground furnace oil storage tank nest on September 14, It should be noted that an additional borehole (BH2), and three (3) test pits were placed on the subject site on the above noted date for geotechnical purposes. No visual or olfactory signs of contamination were noted in the soil samples obtained from any of the test holes. One (1) soil sample was submitted to Paracel Laboratories for petroleum hydrocarbon (PHC) and benzene, ethylbenzene, toluene and xylene (BTEX) analysis. The analytical test results did not identify any detectable PHC or BTEX concentrations in the soil sample analysed. All test results comply with the selected MOE standards, as well as, the incoming (2009) MOE standards. Water A water sample was collected from the monitoring well installed in BH1 on September 23, The water sample was submitted for PHC and BTEX analysis. No detectable concentrations were identified in the groundwater sample analysed. All test results comply with the selected MOE standards, as well as, the incoming (2009) MOE standards. Based on our findings, it is our opinion that the subject property has not been significantly impacted by the former onsite activities. No further investigative work is recommended at this time. Recommendations If the monitoring well installed in BH1 is not going to be used in the future, it should be abandoned according to Ontario Regulation 903. Otherwise, the well will be registered with the MOE under this regulation. 6.0 Statement of ations The client should be aware that any information pertaining to soils and all test hole logs are furnished as a matter of general information only and test hole descriptions or logs are not to be interpreted as descriptive of conditions at locations other than those described by the test holes themselves. patersongroup

7 Mr. David Spillenaar Page 7 File: PE2100LET.01 This report was prepared for the use of Springcress Properties Inc. Permission from Paterson and Springcress Properties Inc. will be required to release this report to any other party. We trust that this submission will satisfy your present requirements. If you have any questions regarding this report, please contact our office. Paterson Group Inc. Eric Leveque, B. A. Mark S. D Arcy, P. Eng. Report Distribution: Springcress Properties Inc. (3 copies) Paterson Group Inc. (1 copy) Attachments: Soil Profile and Test Data Sheets Analytical Test Results Test Hole Location Plan patersongroup

8 patersongroup SOIL PROFILE AND TEST DATA Consulting Engineers Phase IIEnvironmental Site Assessment 450 Churchill Avenue North 28 Concourse Gate, Unit 1, Ottawa, ON K2E 7T7 Ottawa, Ontario DATUM FILE NO. REMARKS HOLE NO. BORINGS BY Portable Drill DATE 14 Sep 10 PE2100 BH 1 SOIL DESCRIPTION GROUND SURFACE Patio stone 0.05 STRATA PLOT TYPE SS SAMPLE NUMBER % RECOVERY 1 N VALUE or RQD DEPTH (m) 0 ELEV. (m) Pen. Resist. Blows/0.3m 50 mm Dia. Cone Lower Explosive % Monitoring Well Construction SS 2 FILL: Dark brown silty sand, trace gravel SS SS 4 46 SS Concrete SS RC RC RC RC RC BEDROCK: Fresh, dark grey dolomite 5 RC interbedded with grey limestone below 6.1m depth 6 RC End of Borehole 7.95 RC mSept. 23/10) Gastech 1314 Rdg. (ppm) Full Gas Resp. Methane Elim.

9 patersongroup 28 Concourse Gate, Unit 1, Ottawa, ON K2E 7T7 DATUM REMARKS BORINGS BY Portable Drill Consulting Engineers SOIL PROFILE AND TEST DATA Phase IIEnvironmental Site Assessment 450 Churchill Avenue North Ottawa, Ontario FILE NO. HOLE NO. DATE 14 Sep 10 PE2100 BH 2 SOIL DESCRIPTION GROUND SURFACE STRATA PLOT TYPE SAMPLE NUMBER % RECOVERY N VALUE or RQD DEPTH (m) 0 ELEV. (m) Pen. Resist. Blows/0.3m 50 mm Dia. Cone Lower Explosive % Monitoring Well Construction FILL: Brown silty sand 0.60 SS 1 38 FILL: Grey silty clay with sand, gravel and roots SS End of Borehole 1.42 SS Practical spoon 1.42m depth (BH dry upon completion) Gastech 1314 Rdg. (ppm) Full Gas Resp. Methane Elim.

10 Certificate of Analysis Paterson Group Consulting Engineers 28 Concourse Gate, Unit 1 Nepean, ON K2E 7T7 Attn: Mark D'Arcy Phone: (613) Fax: (613) Client PO: 9168 Project: PE2100 Custody: Report Date: 22Sep2010 Order Date: 16Sep2010 This Certificate of Analysis contains analytical data applicable to the following samples as submitted: Paracel ID Client ID BH1SS4/5/6 Order #: Approved By: Mark Foto, M.Sc. For Dale Robertson, BSc Laboratory Director Any use of these results implies your agreement that our total liabilty in connection with this work, however arising shall be limited to the amount paid by you for this work, and that our employees or agents shall not under circumstances be liable to you in connection with this work Page 1 of 7

11 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9168 Project Description: PE2100 Order #: Report Date: 22Sep2010 Order Date:16Sep2010 Analysis Summary Table Analysis Method Reference/Description Extraction Date Analysis Date BTEX, low level EPA 8260 P&T GCMS, low level 17Sep10 22Sep10 CCME PHC F1 CWS Tier 1 P&T GCFID 16Sep10 19Sep10 CCME PHC F2 F4 CWS Tier 1 GCFID, extraction 17Sep10 18Sep10 Solids, % Gravimetric, calculation 17Sep10 17Sep10 Page 2 of 7

12 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9168 Project Description: PE2100 Order #: Report Date: 22Sep2010 Order Date:16Sep2010 Client ID: BH1SS4/5/6 Sample Date: 15Sep10 Sample ID: MDL/Units Soil Physical Characteristics % Solids 0.1 % by Wt Volatiles Benzene ug/g dry <0.002 Ethylbenzene ug/g dry <0.002 Toluene ug/g dry <0.002 m,pxylenes ug/g dry <0.002 oxylene ug/g dry <0.002 Xylenes, total ug/g dry <0.002 Toluened8 Surrogate 96.9% Hydrocarbons F1 PHCs (C6C10) 10 ug/g dry <10 F2 PHCs (C10C16) 10 ug/g dry <10 F3 PHCs (C16C34) 10 ug/g dry <10 F4 PHCs (C34C50) 10 ug/g dry <10 Page 3 of 7

13 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9168 Method Quality Control: Blank Analyte Result Project Description: PE2100 Reporting Units Hydrocarbons F1 PHCs (C6C10) ND 10 ug/g F2 PHCs (C10C16) ND 10 ug/g F3 PHCs (C16C34) ND 10 ug/g F4 PHCs (C34C50) ND 10 ug/g Volatiles Benzene ND ug/g Ethylbenzene ND ug/g Toluene ND ug/g m,pxylenes ND ug/g oxylene ND ug/g Source Result %REC %REC Xylenes, total ND ug/g Surrogate: Toluened ug/g Order #: Report Date: 22Sep2010 Order Date:16Sep2010 RPD RPD Notes Page 4 of 7

14 Order #: Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9168 Method Quality Control: Duplicate Analyte Result Project Description: PE2100 Reporting Units Source Result %REC %REC Report Date: 22Sep2010 Order Date:16Sep2010 RPD RPD Notes Hydrocarbons F1 PHCs (C6C10) ND 10 ug/g dry ND 32 F2 PHCs (C10C16) ug/g dry ND 50 QR01 F3 PHCs (C16C34) ug/g dry ND 50 QR01 F4 PHCs (C34C50) ND 10 ug/g dry ND 50 Physical Characteristics % Solids % by Wt Volatiles Benzene ND ug/g dry ND 50 Ethylbenzene ND ug/g dry ND 34 Toluene ND ug/g dry ND 32 m,pxylenes ND ug/g dry ND 35 oxylene ND ug/g dry ND 50 Surrogate: Toluened ug/g dry ND Page 5 of 7

15 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9168 Method Quality Control: Spike Analyte Hydrocarbons Result Project Description: PE2100 Reporting Units Source Result %REC %REC F1 PHCs (C6C10) ug/g ND F2 PHCs (C10C16) ug/g ND F3 PHCs (C16C34) ug/g ND F4 PHCs (C34C50) ug/g ND Volatiles Benzene ug/g ND Ethylbenzene ug/g ND Toluene ug/g ND m,pxylenes ug/g ND oxylene ug/g ND Surrogate: Toluened ug/g Order #: Report Date: 22Sep2010 Order Date:16Sep2010 RPD RPD Notes Page 6 of 7

16 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9168 Project Description: PE2100 Sample and QC Qualifiers Notes 2 QR01 : Duplicate RPD is high, however, the sample result is less than 10x the MDL. Sample Data Revisions None Work Order Revisions/Comments: None Order #: Report Date: 22Sep2010 Order Date:16Sep2010 Other Report Notes: n/a: not applicable MDL: Method Detection Source Result: Data used as source for matrix and duplicate samples %REC: Percent recovery. RPD: Relative percent difference. Soil results are reported on a dry weight basis when the units are denoted with 'dry'. Where %Solids is reported, moisture loss includes the loss of volatile hydrocarbons. CCME PHC additional information: The method for the analysis of PHCs complies with the Reference Method for the CWS PHC and is validated for use in the laboratory. All prescribed quality criteria identified in the method has been met. F1 range corrected for BTEX. F2 to F3 ranges corrected for appropriate PAHs where available. The gravimetric heavy hydrocarbons (F4G) are not to be added to C6 to C50 hydrocarbons. In the case where F4 and F4G are both reported, the greater of the two results is to be used for comparison to CWS PHC criteria. Page 7 of 7

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18 Certificate of Analysis Paterson Group Consulting Engineers 28 Concourse Gate, Unit 1 Nepean, ON K2E 7T7 Attn: Mark D'Arcy Phone: (613) Fax: (613) Client PO: 9191 Project: PE2100 Custody: Report Date: 29Sep2010 Order Date: 23Sep2010 This Certificate of Analysis contains analytical data applicable to the following samples as submitted: Paracel ID Client ID BH1GW1 Order #: Approved By: Mark Foto, M.Sc. For Dale Robertson, BSc Laboratory Director Any use of these results implies your agreement that our total liabilty in connection with this work, however arising shall be limited to the amount paid by you for this work, and that our employees or agents shall not under circumstances be liable to you in connection with this work Page 1 of 7

19 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9191 Project Description: PE2100 Order #: Report Date: 29Sep2010 Order Date:23Sep2010 Analysis Summary Table Analysis Method Reference/Description Extraction Date Analysis Date BTEX EPA 624 P&T GCMS 24Sep10 28Sep10 CCME PHC F1 CWS Tier 1 P&T GCFID 24Sep10 28Sep10 CCME PHC F1 to F4 + BTEX [CALC] 23Sep10 28Sep10 CCME PHC F2 F4 CWS Tier 1 GCFID, extraction 23Sep10 24Sep10 Page 2 of 7

20 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9191 Project Description: PE2100 Order #: Report Date: 29Sep2010 Order Date:23Sep2010 Client ID: BH1GW1 Sample Date: 23Sep10 Sample ID: MDL/Units Water Volatiles Benzene 0.5 ug/l <0.5 Ethylbenzene 0.5 ug/l <0.5 Toluene 0.5 ug/l <0.5 m,pxylenes 0.5 ug/l <0.5 oxylene 0.5 ug/l <0.5 Xylenes, total 1.0 ug/l <1.0 Toluened8 Surrogate 94.6% Hydrocarbons F1 PHCs (C6C10) 200 ug/l <200 F2 PHCs (C10C16) 100 ug/l <100 F3 PHCs (C16C34) 100 ug/l <100 F4 PHCs (C34C50) 100 ug/l <100 F1 + F2 PHCs 300 ug/l <300 F3 + F4 PHCs 200 ug/l <200 Page 3 of 7

21 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9191 Method Quality Control: Blank Analyte Result Project Description: PE2100 Reporting Units Hydrocarbons F1 PHCs (C6C10) ND 200 ug/l F2 PHCs (C10C16) ND 100 ug/l F3 PHCs (C16C34) ND 100 ug/l F4 PHCs (C34C50) ND 100 ug/l Volatiles Benzene ND 0.5 ug/l Ethylbenzene ND 0.5 ug/l Toluene ND 0.5 ug/l m,pxylenes ND 0.5 ug/l oxylene ND 0.5 ug/l Source Result %REC %REC Xylenes, total ND 1.0 ug/l Surrogate: Toluened ug/l Order #: Report Date: 29Sep2010 Order Date:23Sep2010 RPD RPD Notes Page 4 of 7

22 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9191 Method Quality Control: Duplicate Analyte Result Project Description: PE2100 Reporting Units Source Result Hydrocarbons F1 PHCs (C6C10) ND 200 ug/l ND 32 Volatiles Benzene ND 0.5 ug/l ND 20 Ethylbenzene ND 0.5 ug/l ND 35 Toluene ND 0.5 ug/l ND 30 m,pxylenes ND 0.5 ug/l ND 34 oxylene ND 0.5 ug/l ND 32 Surrogate: Toluened ug/l ND %REC %REC Order #: Report Date: 29Sep2010 Order Date:23Sep2010 RPD RPD Notes Page 5 of 7

23 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9191 Method Quality Control: Spike Analyte Hydrocarbons Result Project Description: PE2100 Reporting Units Source Result %REC %REC F1 PHCs (C6C10) ug/l ND F2 PHCs (C10C16) ug/l ND F3 PHCs (C16C34) ug/l ND F4 PHCs (C34C50) ug/l ND Volatiles Benzene ug/l ND Ethylbenzene ug/l ND Toluene ug/l ND m,pxylenes ug/l ND oxylene ug/l ND Surrogate: Toluened ug/l Order #: Report Date: 29Sep2010 Order Date:23Sep2010 RPD RPD Notes Page 6 of 7

24 Certificate of Analysis Client: Paterson Group Consulting Engineers Client PO: 9191 Sample and QC Qualifiers Notes None Sample Data Revisions None Work Order Revisions/Comments: None Project Description: PE2100 Order #: Report Date: 29Sep2010 Order Date:23Sep2010 Other Report Notes: n/a: not applicable MDL: Method Detection Source Result: Data used as source for matrix and duplicate samples %REC: Percent recovery. RPD: Relative percent difference. CCME PHC additional information: The method for the analysis of PHCs complies with the Reference Method for the CWS PHC and is validated for use in the laboratory. All prescribed quality criteria identified in the method has been met. F1 range corrected for BTEX. F2 to F3 ranges corrected for appropriate PAHs where available. The gravimetric heavy hydrocarbons (F4G) are not to be added to C6 to C50 hydrocarbons. In the case where F4 and F4G are both reported, the greater of the two results is to be used for comparison to CWS PHC criteria. Page 7 of 7

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