patersongroup Phase I - Environmental Site Assessment Proposed Multi-Storey Building 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario

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1 Geotechnical Engineering patersongroup Environmental Engineering Hydrogeology Geological Engineering Materials Testing Building Science Phase I - Environmental Site Assessment Proposed Multi-Storey Building 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Prepared For Tega Developments Paterson Group Inc. Consulting Engineers 28 Concourse Gate - Unit 1 Ottawa (Nepean), Ontario Canada K2E 7T7 Tel: (613) Fax: (613) October 21, 2011 Report: PE2183-2R

2 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Table of Contents EXECUTIVE SUMMARY...ii 1.0 INTRODUCTION PHASE I PROPERTY INFORMATION SCOPE OF INVESTIGATION RECORDS REVIEW General Environmental Source Information Physical Setting Sources INTERVIEWS SITE RECONNAISSANCE General Requirements Specific Observations at Phase I Property REVIEW AND EVALUATION OF INFORMATION Land Use History Conceptual Site Model CONCLUSIONS STATEMENT OF LIMITATIONS REFERENCES List of Figures Figure 1 - Key Plan Figure 2 - Topographic Map Drawing PE Conceptual Site Model (Surrounding Land Use) Drawing PE Conceptual Site Model (Site Plan) List of Appendices Appendix 1 Chain of Title Current Plan of Survey Aerial Photographs Site Photographs Appendix 2 MOE Freedom of Information Request MNR Information Request TSSA Correspondence City of Ottawa Historical Land Use Inventory Request MOE Well Records Appendix 3 Qualifications of Assessors Report: PE2183-2R October 21, 2011 Page i

3 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario EXECUTIVE SUMMARY Assessment Paterson Group was retained by Tega Developments to conduct a Phase I - Environmental Site Assessment (ESA) of the properties located at 233 Armstrong Street and 3 Hamilton Avenue North, in the City of Ottawa, Ontario. The purpose of this Phase I-Environmental Site Assessment (Phase I-ESA) was to research the past and current use of the site and study area and to identify any environmental concerns with the potential to have impacted the subject property. According to the historical research the subject land has been occupied by industrial buildings since first being developed in approximately Surrounding property use includes parkland, commercial, residential, and industrial, although several former industrial properties have been redeveloped as residential or commercial. Personal interviews, past land use research, and previous environmental reports indicated the presence of a chlorinated solvent plume in the groundwater beneath the subject site, associated with former on-site activities. A pump-and-treat system is currently in place, surrounding the site, to control the plume. Following the historical research, a site inspection was conducted of the subject site and Phase I-ESA study area. The subject site is currently occupied by the above noted industrial buildings. No additional significant environmental concerns or potential sources of contamination were noted on the subject land or within the Phase I-ESA study area at the time of this assessment. The results of the historical research, personal interviews, and the site inspection indicated the presence of contaminated groundwater at the site. A previous Phase II - Environmental Site Assessment completed by Paterson in 2010/2011 indicated the presence of several volatile organic compounds (VOCs) in the groundwater beneath the site in excess of the 2009 MOE Table 3 site remediation standards applicable for the site. Based on the results of the assessment, and on previous work completed by Paterson at the site, in our opinion, a remedial program is required for the property prior to redevelopment. Report: PE2183-2R October 21, 2011 Page ii

4 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 1.0 INTRODUCTION At the request of Tega Developments (Tega), Paterson Group (Paterson) conducted a Phase I-Environmental Site Assessment (Phase I-ESA) of the properties located at 233 Armstrong Street and 3 Hamilton Avenue North, in the City of Ottawa, Ontario. The purpose of this Phase I-ESA was to research the past and current use of the site and study area and to identify any environmental concerns with the potential to have impacted the subject property. Paterson was engaged to conduct this Phase I ESA by Mr. Spyro Dimitrakopoulos of Tega, the firm which intends to redevelop the subject properties. Tega s offices are located at 1755 Woodward Drive, Suite 200, Ottawa, Ontario. Mr. Dimitrakopoulos can be reached by telephone at (613) The current owner of the Phase I property is Spencedale Properties, located at 340 Parkdale Avenue, Ottawa, Ontario. Paterson s contact at Spencedale was Mr. Doug Edwards, who can be reached by telephone at (613) This report has been prepared specifically and solely for the above noted project which is described herein. It contains all of our findings and results of the environmental conditions at this site. This Phase I-ESA report has been prepared in general accordance with the agreed scope-of-work and the requirements of Ontario Regulation 511/09 made under the Environmental Protection Act and also complies with the requirements of CSA Z The conclusions presented herein are based on information gathered from a limited historical review and field inspection program. The findings of the Phase I - ESA are based on a review of readily available geological, historical and regulatory information and a cursory review made at the time of the field assessment. The historical research relies on information supplied by others, such as, local, provincial and federal agencies and was limited within the scope-of-work, time and budget of the project herein. Report: PE2183-2R October 21, 2011 Page 1

5 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 2.0 PHASE I PROPERTY INFORMATION Address: Legal Description: 233 Armstrong Street and 3 Hamilton Avenue North, Ottawa, Ontario. 233 Armstrong Street: Lots 1157 and 1159 East of Hamilton Avenue and Lots 1156 and 1158 West of Parkdale Avenue, Plan 157, in the City of Ottawa, Ontario. 3 Hamilton Avenue: Lots 1163 and 1165 East of Hamilton Avenue, Plan 157, in the City of Ottawa, Ontario. Property Identification Number: 233 Armstrong Street: Hamilton Avenue: Location: The subject site consists of the city block bounded to the north by Spencer Street, to the south by Armstrong Street, to the east by Parkdale Avenue, and to the west by Hamilton Avenue North, with the exception of the southwest corner of the above noted city block. Refer to Figure 1 - Key Plan following the body of this report for the site location. Latitude and Longitude: 45 24' 08" N, 75 43' 50" W. Site Description: Configuration: Site Area: Zoning: Current Use: Services: L-shaped hectares (approximate). IL8 Light Industrial Zone. The subject site is currently occupied by two commercial/industrial buildings. The subject site is located in a municipally serviced area. Report: PE2183-2R October 21, 2011 Page 2

6 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 3.0 SCOPE OF INVESTIGATION The Scope of work for this Phase I Environmental Site Assessment was as follows: Determine the historical activities on the subject site and study area by conducting a review of readily available records, reports, photographs, plans, mapping, databases and regulatory agencies; Investigate the existing conditions present at the subject site and study area by conducting site reconnaissance; Conduct interviews with persons knowledgeable of current and historic operations on the subject property, and if warranted, neighbouring properties; Present the results of our findings in a comprehensive report in general accordance with the requirements of Ontario Regulation 511/09 made under the Environmental Protection Act and in compliance with the requirements of CSA Z768-01; Provide a preliminary environmental site evaluation based on our findings; Provide preliminary remediation recommendations and further investigative work if contamination is suspected or encountered. Report: PE2183-2R October 21, 2011 Page 3

7 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 4.0 RECORDS REVIEW 4.1 General Phase I-ESA Study Area Determination A radius of approximately 250 m was determined to be appropriate as a Phase I- ESA study area for this assignment. Properties outside the 250 m radius are not considered to have impacted the subject land, based on their significant distance from the site. First Developed Use Determination According to the chain of title, the first registered owner of 233 Armstrong and 3 Hamilton was the Ottawa Land Corporation, starting in The property at 3 Hamilton Avenue was owned by individuals between 1938 and 1940, and by corporations thereafter. The property at 233 Armstrong Street was owned by individuals until 2006, when it was acquired by Markton Properties. Aerial photographs show the subject site as vacant in 1928 and developed with the current industrial buildings in The properties at 3 Hamilton Avenue North and 233 Armstrong Street were first listed in the city directories as commercial buildings between 1931 and For the purposes of this report, it is considered that the first developed use of the site was the industrial/commercial buildings which currently occupy it. Fire Insurance Plans Fire Insurance Plans (FIPs) from 1956 were reviewed for the area of the subject property. The FIPs show the subject site occupied by Sperry Gyroscope Ottawa Limited (3 Hamilton Avenue) and the Ottawa Shoe Manufacturing Company Limited (233 Armstrong Street). The southwest corner of the city block is occupied by the Carleton Tavern and a storage building. The adjacent property to the west, across Hamilton Avenue, is occupied by the Canada Wire Cloth Company. The adjacent properties to the north, across Spencer Street, are occupied by an office building and the Dominion Loose Leaf Company (printers). The Beach Foundry is present further to the northwest. Adjacent properties further to the east are occupied by residential dwellings, and Parkdale Park is present to the south. The industrial uses of 233 Armstrong and 3 Hamilton are considered to be potential environmental concerns due to the potential that contaminating chemicals were used in the industrial processes. Report: PE2183-2R October 21, 2011 Page 4

8 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario FIPs for other years were not available for review. FIPs are not appended to this report due to copyright issues. City of Ottawa Street Directories City directories at the National Archives were reviewed in approximate 10 year intervals from 1931 to 2000 as part of the Phase I ESA. Several potentially contaminating activities were identified in the directories and are summarized in Table 1 below. Table 1: City Directories Potentially Contaminating Activities in Phase I Study Area Address 3 Hamilton 3 Hamilton Listed Activity (years listed) Ontario Hughes-Owens Company (navigational equipment) (1940s) Sperry Gyroscope Company (1940s-1990s) Distance / Orientation from site Potential Environmental Concern (Y / N) 0 m Y 0 m Y 3 Hamilton Honeywell Limited (1990s-present) 0 m Y 233 Armstrong Stubby Beverages (1950s) 0 m N 233 Armstrong 233 Armstrong 233 Armstrong Ottawa Shoe Manufacturing (1960s) Henderson Furniture Repair (1960s) Renold Canada (chain, gear, coupling manufacturer) (1970s) 0 m Y 0 m Y 0 m Y 180 Armstrong Eddy s Body Shop (1960s-1980s) 200 m E N 180 Armstrong West End Tire & Vulcanizing (1950s-1960s) 200 m E N 1 Grant Grant Street Garage (1940s-2000s) 200 m E N Grant Street J. Anderson Blacksmith (1920s- 1930s) Exact location unknown N 24 Hamilton Armstrong Motors (1960s-2000s) 120 m S N 16 Hamilton Davidson Foundry (1920s-1950s) 60 m S N 2-4 Hamilton Canada Wire Cloth (1920s-1960s) 15 m W N 20 Hamilton 2 Hinton Machine works (various names) (1920s-1950s) Robinson & Sons Brass Foundry (1940s-1970s) 60 m S N 100 m W N Report: PE2183-2R October 21, 2011 Page 5

9 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Table 1: City Directories Potentially Contaminating Activities in Phase I Study Area (continued) Address Listed Activity (years listed) Distance / Orientation from site Potential Environmental Concern (Y / N) Hinton Avenue Beach Foundry (1920s-1950s) 20 m NW N 300 Parkdale M.O.M. Printing (1970s-2000s) 160 m N N 390 Parkdale Sunoco (1950s-2000s) 100 m S N Parkdale Dominion Loose Leaf (printers) (1940s-1960s) 20 m N N Several of the land uses identified in the city directories research have the potential to have impacted the subject site. In particular, the former industrial uses of the subject site are of potential concern. Industrial uses of adjacent properties are considered less likely to have impacted the subject property, due to the interpreted shallow bedrock conditions and separation distances. Additionally, several of the surrounding industrial sites, notably the Beach Foundry, have been redeveloped with non-industrial uses. Chain of Title Paterson verified the current land title with Read Abstracts Limited. The current land title for 233 Armstrong Street indicated that since December 2006, the registered owner of the subject site was Markton Properties. According to the Chain of Title dated October 13, 2011, this is the current owner of 233 Armstrong Street. The first registered owner was the Ottawa Land Association in 1895, and the property was owned by individuals from 1938 to The current land title for 3 Hamilton Avenue North indicated that since December 2000, the registered owner of the subject site was Spencedale Properties. According to the Chain of Title dated October 13, 2011, this is the current owner of 3 Hamilton Avenue. The first registered owner was the Ottawa Land Association in 1895, and the property was owned by individuals between 1938 and 1940 and by corporations (Ontario Hughes-Owens, Sperry, Unisys, and Honeywell) between 1940 and A copy of the Chain of Title is provided in Appendix 1. Report: PE2183-2R October 21, 2011 Page 6

10 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Environmental Reports An inquiry to the property owner was made to obtain a copy of any previously prepared reports for the subject property, including: Environmental site assessment reports, Remediation reports, Reports prepared in response to an order or request of the Ministry; and, Any other reports relating to the presence of a contaminant on, in or under the site or the existence of an area of potential environmental concern. The following reports were available for review: Phase II Environmental Site Assessment, 3 Hamilton Avenue North, prepared by Golder Associates, July Soil Excavation and Reinstatement of Courtyard Area, 3 Hamilton Avenue North, prepared by Golder Associates, February Supplemental Phase II Environmental Site Assessment, 3 Hamilton Avenue North, prepared by Golder Associates, October Subsurface Investigation and Groundwater Monitoring Program, Hamilton Avenue Right-of-Way, 3 Hamilton Avenue North, prepared by Golder Associates, April Off-Site Subsurface Investigation and Groundwater Quality Monitoring, 3 Hamilton Avenue North, prepared by Golder Associates, August Information Review and Subsurface Environmental Investigation, 233 Armstrong Street and 7A and 7B Hamilton Avenue North, prepared by Golder Associates, October August 2009 Quarterly and Annual Off-Site Groundwater Monitoring at 3 Hamilton Avenue North, prepared by Golder Associates, March Soil Vapour Sampling and Screening Level Risk Assessment, 3 Hamilton Avenue North, prepared by Golder Associates, March Overview of Evaluation of Groundwater Source Remediation Options, 3 Hamilton Avenue North, prepared by Golder Associates, March These reports detail the investigation, delineation, and attempted remediation of a plume of perchloroethylene (PCE), trichloroethylene (TCE), dichloroethylene (DCE), and vinyl chloride (VC) in the groundwater beneath the subject site, as well as localized petroleum hydrocarbon impacts in the courtyard of the Honeywell building. The source of the contamination was interpreted to be a former chemical storage shed, which was historically present in the courtyard of the building at 3 Hamilton Avenue. Report: PE2183-2R October 21, 2011 Page 7

11 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario The plume was also determined to have migrated off-site to beneath surrounding properties and the Hamilton Avenue right-of-way, so in 2007, a groundwater pump-and-treat system was installed in order to control the spread of the plume. As of March 2011, remedial options were being investigated to reduce PCE, TCE, DCE, and VC concentrations on-site. A human health risk assessment was also carried out for surrounding properties, which determined that the plume beneath the subject site did not represent unacceptable risks to off-site receptors. Based on the above reports, the highest chlorinated solvent concentrations were noted in the upper approximately 6 to 8 m of bedrock, consisting of interbedded limestone and dolostone. Lower concentrations, though some still in exceedence of applicable MOE standards, were observed at depths of up to 18 m. The upper 2 to 3 m of bedrock was generally fractured, with more competent bedrock present at depth. Given the fractured nature of the upper bedrock, the presence of generally greater contaminant concentrations in the upper 6 to 8 m, and the tendency of groundwater in bedrock to follow discrete fracture flowpaths, there exists the potential that contaminated groundwater may also be present in service trenches along Armstrong Street, Hamilton Avenue, Spencer Street, and Parkdale Avenue. In 2010 and 2011, Paterson conducted a Phase I-II Environmental Site Assessment and geotechnical investigation at the subject site, in support of a proposed multi-storey residential and commercial development proposed for the subject site. Three (3) boreholes were advanced at the subject site to a maximum depth of approximately 18 m below ground surface. Overburden soils consisted of silty sand fill or glacial till to a depth of 1.1 to 1.8 m below grade, underlain by interbedded limestone and dolostone bedrock of the Gull River formation. The upper approximately 2 to 3 m of bedrock had Rock Quality Designation (RQD) values of 41% to 95%, indicating a slightly to moderately fractured bedrock. Below 3 m, RQD values varied from 90% to 100%, indicating more competent bedrock. Monitoring wells were installed at all boreholes in order to measure groundwater levels and to obtain groundwater samples. Monitoring wells were screened at the base of the boreholes (approximately 15 to 18 m below ground surface) to obtain representative water levels and groundwater samples from water-bearing fractures in the lower, less-fractured bedrock to determine whether contamination was present at such depths. Report: PE2183-2R October 21, 2011 Page 8

12 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Groundwater samples were obtained from all three boreholes and submitted for analysis of volatile organic compounds (VOCs). The following parameters were found to be in exceedence of the selected MOE site remediation standards (coarse-grained soil conditions, surface soil and groundwater conditions, nonpotable groundwater situation, and proposed residential land use): 1,2-dichloroethane (BH1) 1,1-dichloroethylene (BH1) Cis-1,2-dichloroethylene (BH1, BH2, BH3) Tetrachloroethylene (BH1) Trichloroethylene (BH1) Vinyl chloride (BH1) Current Plan of Survey A plan of survey of 3 Hamilton Avenue, dated November 3, 2000, prepared by Annis, O Sullivan, Vollebekk Ontario Land Surveyors, and a plan of survey of 233 Armstrong Street, dated May 10, 2010, prepared by H.A. Ken Shipman Surveying Ltd., were provided to Paterson. The survey plans are considered to be current as they show the lots which comprise the site in the current configuration and also in the configuration consistent with the City of Ottawa website property information. Copies of the provided plans of survey are included in Appendix Environmental Source Information Environment Canada A search of the National Pollutant Release Inventory (NPRI) was conducted electronically on August 9, The subject site and adjacent properties were not listed in the NPRI database. No records of pollutant release were listed in the database for properties located within the Phase I Study Area (i.e. 250 m radius of the site). PCB Inventory A search of national PCB waste storage sites was conducted. No PCB waste storage sites are located within 1 km of the subject property. Report: PE2183-2R October 21, 2011 Page 9

13 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Ontario Ministry of Environment (MOE) Instruments A request was submitted to the MOE Freedom of Information office for information with respect to certificates of approval, permits to take water, certificates of property use or any other similar MOE issued instruments for the site. At the time of issuing this report a response had not yet been received from the MOE. MOE Coal Gasification Plant Inventory The Ontario Ministry of Environment document titled "Municipal Coal Gasification Plant Site Inventory, 1991" was reviewed to reference the locations of former plants with respect to the site. No coal gasification plants were identified within 1 km of the subject site. MOE Incident Reports A request was submitted to the MOE Freedom of Information office for information with respect to records concerning environmental incidents, orders, offences, spills, discharges of contaminants or inspections maintained by the MOE for the site or adjacent properties. At the time of issuing this report a response had not yet been received from the MOE. MOE Waste Management Records A request was submitted to the MOE Freedom of Information office for information with respect to waste management records. At the time of issuing this report a response had not yet been received from the MOE. MOE Submissions A request was submitted to the MOE Freedom of Information office for information with respect to reports related to environmental conditions are expected to have been submitted to the MOE. At the time of issuing this report a response had not yet been received from the MOE. Ontario Ministry of the Environment (MOE) Notices and Instruments A search of the MOE Brownfields Environmental Site Registry was conducted as part of this assessment for the site, neighbouring properties and the general area of the site. Three (3) Records of Site Condition (RSCs) were filed for properties within 1 km of the study area. Report: PE2183-2R October 21, 2011 Page 10

14 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario One RSC was filed at 1233 Wellington Street (approximately 0.3 km from the subject site). According to the registry, approximately 4400 m3 of soil and 393 L of groundwater were removed from this property. Given the nature of the remedial work (generic soil excavation), the property is not expected to have impacted the subject site. One RSC was filed at 131 Holland Avenue (approximately 0.3 km from the subject site). Based on Phase I and Phase II Environmental Site Assessments at 131 Holland Avenue, no further remedial work was recommended at the property. As such, the property is not expected to have impacted the subject site. One RSC was filed at 401 Piccadilly Avenue (approximately 0.9 km from the subject site). Based on Phase I-ESA and Phase II-ESA at 401 Piccadilly Avenue, no further remedial work was recommended for the property. Given the recommendation for no further work and the fact that this property is located a significant distance from the site, this property is not expected to have impacted the subject site. MOE Waste Disposal Site Inventory The Ontario Ministry of Environment document titled "Waste Disposal Site Inventory in Ontario, 1991" was reviewed as part of the historical research. This document includes all recorded active and closed waste disposal sites, industrial manufactured gas plants and coal tar distillation plants in the Province of Ontario. Based on the available information, no waste disposal sites were present within 1 km of the subject property. Areas of Natural Significance An information request form was sent to the Ontario Ministry of Natural Resources (MNR) to inquire about areas of natural significance and features within 250 m of the subject site. At the time of issuing this report, a response has not yet been received from MNR. Technical Standards and Safety Authority (TSSA) The TSSA, Fuels Safety Branch in Toronto was contacted electronically on November 22, 2010 to inquire about current and former underground storage tanks, spills and incidents for the site and neighbouring properties. No records are listed in the TSSA registry for the general area of the site. A copy of the TSSA correspondence is included in Appendix 2. Report: PE2183-2R October 21, 2011 Page 11

15 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario City of Ottawa Landfill Document The document prepared by Golder Associates entitled Old Landfill Management Strategy, Phase I Identification of Sites, City of Ottawa, was reviewed. No former landfill sites were identified within 1 km of the subject property. City of Ottawa Historical Land Use Inventory A requisition form was sent to the City of Ottawa to request information from the City s Historical Land Use Inventory (HLUI 2005) database for the subject property. At the time of issuing this report, a response has not yet been received from the City of Ottawa. Former Industrial Sites The report entitled Mapping and Assessment of Former Industrial Sites, City of Ottawa was also reviewed. The subject site was not listed in database of former industrial sites. Six (6) former industrial sites were identified in the vicinity of the subject property, and are summarized below: Table 2: Former Industrial Site Summary Site Location Owner Type of Operation Time Period Approx. Distance 51 Southwest corner of Wellington & Hamilton Streets 53 2 Hinton Avenue 54 1 Hinton Avenue Hamilton Avenue 320 Parkdale Avenue Hinton Avenue (whole block) Patton Cleaners and Dyers J. Robinson & Sons Canada Wire Cloth and Mfg. Co. Ltd. Davidson Foundry Dominion Loose Leaf Co. Ltd. Beach Foundry Co. Ltd. -Cleaners & dyers m -Non-ferrous metal smelting and refining -Brass foundry -Non-ferrous metal smelting and refining -Brass foundry -Iron foundry -Printing, publishing, and allied industries m m 1920s- 1960s 60 m m -Iron foundry m Report: PE2183-2R October 21, 2011 Page 12

16 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario The Beach Foundry and Dominion Loose Leaf have since been redeveloped as residential and commercial buildings. The Canada Wire Cloth building remains, although it has been converted to non-industrial use. The remaining former industrial sites have also been redeveloped, and are considered to be located a significant distance from the subject site, and as such, are less of a concern to the subject site than the industrial activities which occurred on-site. 4.3 Physical Setting Sources Aerial Photographs Historical air photos from the National Air Photo Library were reviewed in approximate ten (10) year intervals. The review period dates back prior to first development up to present site conditions. Based on the review, the following observations have been made: 1928 The subject site is vacant. Hamilton Avenue has not yet been constructed between Armstrong Street and Spencer Street. The adjacent property in the southwest corner of the block appears to be occupied by the current commercial tavern building. An industrial building is present to the west of the subject property, and the Beach Foundry is present to the northwest of the subject site. Adjacent properties to the north and south are vacant, and residential dwellings are present to the east The subject site has been developed with the current industrial buildings. Hamilton Avenue has been completed north to Spencer Street. Vacant land (Parkdale Park) is present to the south of the site No significant changes have been made to the subject site or adjacent properties No significant changes have been made to the subject site or adjacent properties. To the south, Parkdale Park has been developed with a building and a wading pool. Report: PE2183-2R October 21, 2011 Page 13

17 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 1986 No significant changes were made to the subject site. To the northwest of the subject site, the Beach Foundry has been demolished, and the land is occupied by vehicle parking and some apparent fill. Additionally, some of the buildings to the north of the subject site have been demolished and vehicle parking now occupies the area The former Beach Foundry site has partially been redeveloped with high rise residential and office buildings. No other significant changes have been made to the subject site or surrounding properties (City of Ottawa Website) The remainder of the Beach Foundry site has been redeveloped with residential townhouses. No other significant changes have been made to the subject site or adjacent properties (City of Ottawa Website) The industrial building and parking lot to the north of the subject site have been redeveloped as multi-storey commercial and residential buildings. No other significant changes were made to the subject site or adjacent properties (City of Ottawa Website) No significant changes were made to the subject site or adjacent properties. Laser copies of selected aerial photographs reviewed are included in Appendix 2. Topographic Maps Topographic maps were obtained from Natural Resources Canada The Atlas of Canada website and from the City of Ottawa website. The topographic maps indicate that the regional topography in the general area of the site slopes downward to the north, towards the Ottawa River. According to the maps, the nearest water body is the Ottawa River, located approximately 900 m to the north of the subject site. An illustration of the referenced topographic map is presented on Figure 2 Topographic Map, appended to this report. Report: PE2183-2R October 21, 2011 Page 14

18 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Physiographic Maps The Ontario Geological Survey publication The Physiography of Southern Ontario, Third Edition was reviewed as a part of this assessment. According to the publication and attached mapping, the site is situated within the Ottawa Valley Clay Plains physiographic region, described as clay plains interrupted by ridges of rock or sand. Mapping shows the subject site as situated on an area of shallow bedrock ridges covered by glacial till soils. Geological Maps The Geological Survey of Canada website on the Urban Geology of the National Capital Area was consulted as part of this assessment. Based on this information, bedrock in the area of the site consists of middle Ordovician limestone of the Bobcaygeon Formation. A bedrock fault is present to the southwest of the site, and further southwest, the bedrock consists of middle Ordovician limestone of the Gull River formation. Based on the maps, overburden at the subject property consists of glacial till between 2 and 5 m in thickness, shallower to the east and deeper to the west. Water Well Records A requisition was made to the MOE to provide water well records for all drilled wells within 250 m of the subject site. The MOE response included 65 water well records, of which 35 were within the Phase I Study Area. There are several wells within 25 to 35 m of the site. Based on the drilling dates (2007 to 2011), these wells are interpreted to be monitoring wells associated with environmental investigations at the site. According to the well records, the wells are approximately 6.1 to 7.6 m deep, and are generally advanced into grey limestone bedrock. A copy of the MOE response is provided in the Appendix 2. Water Bodies and Areas of Natural Significance No creeks, rivers, streams, lakes or any other water body was identified in the Phase I study area. The majority of the study area consists of residential dwellings, commercial/industrial businesses or roads. Past known land use in the study area is residential, commercial and industrial. The Ottawa River is the closest significant water body and is present approximately 900 m north of the site. No areas of natural significance are known to exist within the Phase I study area. Report: PE2183-2R October 21, 2011 Page 15

19 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Fill Materials Based on the previous environmental reports reviewed as part of this assessment, fill material was placed on-site to backfill previous remedial excavations. Given the nature of the fill (i.e. clean backfill), no environmental concerns are anticipated with respect to fill materials on the site or on neighbouring properties. 5.0 INTERVIEWS Property Owner Representative Mr. Doug Edwards, the property owner, was interviewed as part of this assessment. The interview was conducted by telephone on October 18, Mr. Edwards indicated that he had owned the subject property since December 2000, and that the Hamilton Avenue building was used for manufacturing purposes until recently before he took possession. Mr. Edwards indicated that the subject site was first developed in the 1940s as an industrial building for the Ontario Hughes-Owens Company, a manufacturer of aircraft instruments, and passed through several ownership changes (Sperry, Honeywell) while continuing to manufacture instrumentation for the aerospace industry. Mr. Edwards purchased the subject property from Honeywell in According to Mr. Edwards, the building was originally heated by coal-fired boilers which were later converted to burn oil. The building is currently heated by gasfired low-pressure boilers. Mr. Edwards indicated that no USTs or ASTs were currently present on-site. He was not aware of the exact location of the former fuel oil tank or tanks, but believes they were ASTs rather than USTs. Mr. Edwards indicated the presence of a hazardous chemicals hut on-site when he took possession of the property. This hut consisted of a wooden structure in poor condition which was leaning against the building at 233 Armstrong Street. The hut was empty at the time and has since been removed. Additionally, Mr. Edwards indicated that according to anecdotal evidence obtained from former Honeywell employees, a drywell was at one time present in the courtyard area adjacent to 3 Hamilton Avenue. Chemicals resulting from the industrial processes at the Honeywell plant were dumped into the drywell on an approximate daily basis. The information obtained in the interview with Mr. Edwards is generally consistent with site information obtained from other sources and is considered to be valid. Report: PE2183-2R October 21, 2011 Page 16

20 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 6.0 SITE RECONNAISSANCE 6.1 General Requirements The site investigation was conducted on October 19, Mr. Dan Arnott from the Environmental Department of Paterson Group conducted the site investigation. In addition to the site, the uses of neighbouring properties within the Phase I study area were also assessed at the time of the site investigation. 6.2 Specific Observations at Phase I Property Buildings and Structures The subject site is currently occupied by two buildings, addressed as 233 Armstrong Street and 3 Hamilton Avenue North, respectively. The building at 3 Hamilton is a three-storey (two-storey in the central portion) former industrial building with a slab-on-grade concrete foundation, concrete and plaster/parging finish, and a flat tar-and-gravel roof. The majority of the building is occupied by self-storage units, with an upholstery business present in the northwest corner of the building. The building at 233 Armstrong is a single-storey concrete block building with a slab-on-grade concrete foundation and a flat tar and gravel roof. The building is currently occupied by an art gallery, a merchandise distribution company, a bicycle repair shop, and a cabinetry contractor. Both buildings are currently heated by natural gas, although the building at 3 Hamilton was historically heated by coal and oil. No evidence of fuel storage tanks was observed during the site inspection. Underground Utilities Underground service locates were completed for the subject site in November 2011 prior to advancing boreholes on-site for the previous Phase I-II Environmental Site Assessment and Geotechnical Investigation. Electrical services to the subject site are overhead. Connections to the City of Ottawa water distribution system exist at the northwest, southwest, and southeast corners of the subject site. Buried underground gas services are also present along Parkdale Avenue, Spencer Street, and Hamilton Avenue. A hydro vault was located in the basement of the building at 3 Hamilton Avenue. This vault could not be accessed at the time of the investigation. Report: PE2183-2R October 21, 2011 Page 17

21 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Site Features The majority of the subject site is occupied by the site buildings. A small gravelsurfaced courtyard is present immediately to the south of the building at 3 Hamilton Avenue. The subject site is relatively flat, and is approximately level with the surrounding grade. Site drainage consists primarily of sheet drainage to catchbasins along Armstrong Street, Hamilton Avenue North, Spencer Street, and Parkdale Avenue, with minor infiltration occurring in the gravel courtyard. No areas of stained soil, vegetation, or pavement, stressed vegetation, soil disturbance, or grading were observed on-site. No underground structures were observed at the subject site. Both subject site buildings were slab-on-grade. No drains, pits, or sumps were observed during the site visit. No wells or private sewage systems were observed on the subject property, nor are any expected to be present, as the site is located in a municipally-serviced area. No evidence of current or former railway or spur lines were observed at the time of the site inspection. There were no unidentified substances observed on the subject site. Interior Assessment A general description of the interior of the building at 3 Hamilton Avenue is as follows: Floors consist of vinyl floor tiles, with linoleum on the stairs. The walls consist of concrete and drywall. The ceilings consist of drywall, wood, and suspended ceiling tiles. Lighting throughout the building is provided by incandescent and fluorescent fixtures. Water distribution is provided by copper and cast iron piping. A general description of the interior of the building at 233 Armstrong Street is as follows: Floors consist of poured concrete. The walls consist of drywall. The ceilings consist of wood. Lighting throughout the building is provided by incandescent and fluorescent fixtures. Report: PE2183-2R October 21, 2011 Page 18

22 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Water distribution is provided by copper and cast iron piping. Possible asbestos-containing materials observed during at 3 Hamilton Avenue include vinyl floor tiles, drywall joint compound, suspended ceiling tiles, linoleum, and pipe run and elbow insulation. These materials were observed to be in good condition at the time of the assessment, with the exception of the pipe insulation. The pipe insulation was in very poor condition, with some sections severely deteriorated and/or missing. There were no potential asbestos containing materials observed during the inspection at 233 Armstrong Street. However, based on the age of the building, there is the potential that vermiculite insulation could be present within the ceiling cavity of the building. Urea Formaldehyde Foam Insulation (UFFI) was not identified during the site visit; however, the wall cavities were not inspected for insulation type. Some fibreglass insulation was observed during the inspection. No concerns were identified during the site inspection with respect to fuel or chemical storage at the site. Neighbouring Properties An inspection of the neighbouring properties was conducted from publicly accessible roadways at the time of the site inspection. Several property uses of potential environmental concern were observed to the south, east, and west of the site in the Phase I study area. The industrial uses of some of the neighbouring properties in the Phase I study area are not expected to have significantly impacted the subject land, given the distances/orientations of these properties with respect to the site. The Phase I study area includes immediately adjacent properties and properties within 250 m of the subject site. Land use adjacent to the subject site was as follows: North - Spencer Street, followed by residential condominiums; South - The Carleton Tavern, followed by Armstrong Street, followed by Parkdale Park; East - Parkdale Avenue, followed by residential dwellings; West - Hamilton Street, followed by a commercial building (former Canada Wire Cloth Company). Report: PE2183-2R October 21, 2011 Page 19

23 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario The current use of the immediately adjacent properties and other neighbouring properties within 250 m of the subject site is not considered to pose an environmental concern to the subject site. Current land use in the Phase I Study area is illustrated on Drawing: PE Conceptual Site Model in the Figures section of this report, following the text. Report: PE2183-2R October 21, 2011 Page 20

24 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 7.0 REVIEW AND EVALUATION OF INFORMATION 7.1 Land Use History The following tables indicate the current and past uses of the site as well as associated potentially contaminating activities dating back to the first developed use of the site. Table 3 - Land Use History 3 Hamilton Avenue North Time Period Land Use Potentially Contaminating Activities Potential Environmental Concerns Prior to 1940 Vacant None None Industrial Manufacture of instrumentation for aerospace industry Potential chemical releases into drywell present Commercial (selfstorage) None None Table 4 - Land Use History 233 Armstrong Street Time Period Land Use Potentially Contaminating Activities Potential Environmental Concerns Prior to 1940s Vacant None None 1940s-2000s Commercial/ Industrial None None Report: PE2183-2R October 21, 2011 Page 21

25 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Potentially Contaminating Activities As stated in the above tables, potentially contaminating activities at the Phase I property include the manufacture of instrumentation for the aerospace industry. Additional Potentially Contaminating Activities were identified as having been historically present within the Phase I Study Area. Areas of Potential Environmental Concern Based on the past uses of the subject site, there is significant potential for contamination beneath the site. Additionally, previous environmental reports have identified significant contamination beneath the subject site. The majority of the properties within the Phase I study area are residential. Several historical industrial properties within the study area have since been redeveloped. Current properties within the study area with land uses of potential environmental concern are considered to be located a significant distance from the subject site. Therefore, the environmental concerns identified at the subject site are considered to be a result of on-site, rather than off-site activities. Surrounding properties within the subject area are not considered to pose environmental concerns to the subject site. Contaminants of Potential Concern Based on previous environmental studies completed by others, the contaminants of concern for the Phase I property have been identified as volatile organic compounds (VOCs), particularly 1,2-Dichloroethane, 1,1-Dichloroethylene, cis- 1,2-Dichloroethylene, Tetrachloroethylene, Trichloroethylene, and Vinyl Chloride. Based on our previous experience with similar industrial sites, the identification of VOCs as contaminants of concern is reasonable. 7.2 Conceptual Site Model Geological and Hydrogeological Setting The Phase I property is located in an area of shallow soils, with interbedded limestone and dolostone bedrock. Based on subsurface investigations, the upper 2 to 3 m of bedrock is significantly more fractured than the lower bedrock. The highest contaminant concentrations were observed in the upper 6 to 8 m of bedrock, with lower concentrations (some still exceeding applicable MOE standards) observed at depths of up to 18 m. Report: PE2183-2R October 21, 2011 Page 22

26 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Contaminants of Potential Concern The contaminants of concern identified in Section 7.1 of this report were observed in dissolved form in groundwater beneath the site. No free-phase product was observed. It is our interpretation that the original source of the contamination (chemical storage shed and dry well) has been removed; however, contaminants are still present in significant concentrations beneath the site. Based on our review of existing reports, the nature of the contaminants, and the geological and hydrogeological setting of the Phase I study area, it is our interpretation that the primary means of contaminant transport is the advection and dispersion of groundwater. While chlorinated solvents will partition into the vapour phase if given the opportunity, the indoor air quality assessment and screening level risk assessment completed by Golder indicated that the contaminated groundwater beneath the site did not represent unacceptable risks to off-site receptors. As such, the site in its current configuration represents a groundwater contamination issue rather than an air contamination issue. Existing Buildings and Structures The buildings on the subject site and adjacent buildings are shown on the figures appended to this report. The subject site is located in a heavily built-up area, with the exception of Parkdale Park to the south of the subject site, which contains one washroom building and numerous temporary vendor stalls associated with the Parkdale Market. Water Bodies There are no water bodies on the subject site or within the Phase I study area. The closest water body is the Ottawa River, located approximately 0.9 km to the north of the site. Areas of Natural Significance No areas of natural significance were identified on the site or in the Phase I study area. Drinking Water Wells No drinking water wells are located at the subject site or within the Phase I study area. Report: PE2183-2R October 21, 2011 Page 23

27 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Neighbouring Land Use Neighbouring land use in the Phase I study area was predominantly residential, with several industrial/commercial land uses identified. Several former industrial sites within the Phase I study area have since been redeveloped. Remaining industrial land uses are interpreted to be located a significant distance from the subject site. As such, no significant environmental concerns were identified with respect to neighbouring land use in the Phase I study area. Areas of Potential Contaminating Activities and Potential Environmental Concerns Based on the information collected during the preparation of this Phase I Environmental Site Assessment, it is our interpretation that the study area, particularly the former industrial building at 3 Hamilton Avenue North, is an area of potential contaminating activity and represents a potential environmental concern. Assessment of Uncertainty and/or Absence of Information A considerable amount of information on the past uses of the site and on previous subsurface investigations was available for review. Due to the large amount of information available, uncertainty in any given information source would not affect the overall conclusions of this Phase I ESA. Based on the results of our assessment, it is our opinion that there is sufficient information to conclude with reasonable certainty that the Phase I property is an area of potential contaminating activity and represents a potential environmental concern. Report: PE2183-2R October 21, 2011 Page 24

28 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 8.0 CONCLUSIONS Assessment The results of the historical research, personal interviews, and site inspection indicated the presence of historical potentially-contaminating activities and potential environmental concerns at the subject site. A previous subsurface investigation (Phase II-ESA) was completed for the subject site by Paterson in Groundwater contamination was observed during the subsurface investigation, and concentrations of chlorinated solvents in excess of applicable MOE standards were observed. Based on past site characterization work conducted by Paterson and others, in our opinion, a remedial program is required for the property prior to redevelopment. Report: PE2183-2R October 21, 2011 Page 25

29 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 9.0 STATEMENT OF LIMITATIONS This Phase I - Environmental Site Assessment report has been prepared in general accordance with the agreed scope-of-work, in compliance with O.Reg. 511/09 and meets the requirements of CSA Z The conclusions presented herein are based on information gathered from a limited historical review and field inspection program. The findings of the Phase I - ESA are based on a review of readily available geological, historical and regulatory information and a cursory review made at the time of the field assessment. The historical research relies on information supplied by others, such as, local, provincial and federal agencies and was limited within the scope-of-work, time and budget of the project herein. Should any conditions be encountered at the subject site and/or historical information that differ from our findings, we request that we be notified immediately in order to allow for a reassessment. This report was prepared for the sole use of Tega Developments. Permission and notification from Tega Developments and Paterson will be required to release this report to any other party. Paterson Group Inc. Daniel J. Arnott, EIT. Carlos P. Da Silva, P.Eng. Report Distribution: Tega Developments (3 copies and 1 PDF copy) Paterson Group (1 copy) Report: PE2183-2R October 21, 2011 Page 26

30 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario 10.0 REFERENCES Federal Records Air photos at the Energy Mines and Resources Air Photo Library. National Archives. Maps and photographs (Geological Survey of Canada surficial and subsurface mapping). Natural Resources Canada The Atlas of Canada. Environment Canada, National Pollutant Release Inventory. PCB Waste Storage Site Inventory. Provincial Records MOE Freedom of Information and Privacy Office. MOE Municipal Coal Gasification Plant Site Inventory, MOE document titled Waste Disposal Site Inventory in Ontario. MOE Brownfields Environmental Site Registry. Office of Technical Standards and Safety Authority, Fuels Safety Branch. MNR Areas of Natural Significance. MOE Water Well Inventory. Municipal Records City of Ottawa Document Old Landfill Management Strategy, Phase I - Identification of Sites., prepared by Golder Associates, The City of Ottawa Historical Land Use Inventory. Intera Technologies Limited Report Mapping and Assessment of Former Industrial Sites, City of Ottawa, The City of Ottawa emap website. Local Information Sources Chain of Title obtained through Read Abstracts Limited, August Current Plan of Survey, prepared by Annis, O Sullivan, Vollebekk Ontario Land Surveyors. Current Plan of Survey, prepared by H.A. Ken Shipman Surveying Ltd. Phase II Environmental Site Assessment, 3 Hamilton Avenue North, prepared by Golder Associates, July Soil Excavation and Reinstatement of Courtyard Area, 3 Hamilton Avenue North, prepared by Golder Associates, February Report: PE2183-2R October 21, 2011 Page 27

31 paterson Phase I Environmental Site Assessment Ottawa Kingston North Bay 233 Armstrong Street and 3 Hamilton Avenue North Ottawa, Ontario Supplemental Phase II Environmental Site Assessment, 3 Hamilton Avenue North, prepared by Golder Associates, October Subsurface Investigation and Groundwater Monitoring Program, Hamilton Avenue Right-of-Way, 3 Hamilton Avenue North, prepared by Golder Associates, April Off-Site Subsurface Investigation and Groundwater Quality Monitoring, 3 Hamilton Avenue North, prepared by Golder Associates, August Information Review and Subsurface Environmental Investigation, 233 Armstrong Street and 7A and 7B Hamilton Avenue North, prepared by Golder Associates, October August 2009 Quarterly and Annual Off-Site Groundwater Monitoring at 3 Hamilton Avenue North, prepared by Golder Associates, March Soil Vapour Sampling and Screening Level Risk Assessment, 3 Hamilton Avenue North, prepared by Golder Associates, March Overview of Evaluation of Groundwater Source Remediation Options, 3 Hamilton Avenue North, prepared by Golder Associates, March Phase I-II Environmental Site Assessment, 233 Armstrong Street and 3 Hamilton Avenue North, prepared by Paterson Group Inc., August Personal Interviews. Public Information Sources Google Earth. Google Maps/Street View. Report: PE2183-2R October 21, 2011 Page 28

32 FIGURES FIGURE 1 KEY PLAN FIGURE 2 TOPOGRAPHIC MAP DRAWING PE CONCEPTUAL SITE MODEL (SURROUNDING LAND USE) DRAWING PE CONCEPTUAL SITE MODEL (SITE PLAN)

33 SITE FIGURE 1 KEY PLAN

34 SITE FIGURE 2 TOPOGRAPHIC MAP

35

36

37 APPENDIX 1 CHAIN OF TITLE CURRENT PLAN OF SURVEY AERIAL PHOTOGRAPHS SITE PHOTOGRAPHS

38 ENVIRONMENTAL SEARCH Att: Daniel Arnott Ref: 3 Hamilton Ave, Ottawa PIN: Lots 1156, , 1161, Plan 157 October 13, 2011 Plan 157 registered Dec 31, 1895 Owner is Ottawa Land Association Deed registered Aug 10, 1938 From Ottawa Land Association Ltd. to Shirley E. Woods and Duncan K. MacTavish and Frederick W. Runge Deed registered Oct 3, 1938 From Ottawa Land Association Ltd. to Robert H. Brown Tax Deed registered Aug 11, 1939 From The Corporation of the City of Ottawa to The Corporation of the City of Ottawa Deed registered July 17, 1940 From Shirley E. Woods and Duncan K. MacTavish and Frederick W. Runge to Ontario Hughes Owens Company Limited Deed registered Aug 9, 1940 From Robert H. Brown to Ontario Hughes Owens Company Ltd. Deed registered Aug 19, 1940 From The Corporation of the City of Ottawa to Ontario Hughes Owens Company Limited Deed registered March 3, 1951 From The Ontario Hughes-Owens Co. Ltd. to Sperry Gyroscope Co. of Canada Ltd. Deed registered May 7, 1964 From Sperry Gyroscope Co. of Canada to Sperry Gyroscope Ottawa Ltd. **By letters patent of amalgamation dated April 1, 1970, Sperry Gyroscope Ottawa Limited became Clary-Sperry Ottawa Limited Deed registered May 1, 1970 From Clary-Sperry Ottawa Limited to Sperry Rand Canada Limited

39 **By certificate of continuance registered March 24, 1987 as #N380379, Sperry Rand Canada Ltd. changed its name to Sperry Inc. **By certificate of amalgamation registered March 24, 1987 as #N380380, Sperry Inc. became Unisys Canada Inc. Deed registered April 1, 1987 From Unisys Canada Inc. to Honeywell Ltd. Deed registered Dec 21, 2000 From Honeywell Limited to Spencedale Properties Limited

40 ENVIRONMENTAL SEARCH Att: Daniel Arnott Ref: 233 Armstrong St, Ottawa PIN: Lots 1163 and 1165, Plan 157 October 13, 2011 Plan 157 registered Dec 31, 1895 Owner is Ottawa Land Association Deed registered Oct 3, 1938 From Ottawa Land Association Ltd. to Robert H. Brown Deed registered June 1, 1961 From Robert H. Brown to June D. Lacharity Deed registered Dec 6, 1996 From June Davidson Lacharity to Earl Gary Lacharity Power of Sale Deed registered Dec 19, 2006 To Markton Properties Limited

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42

43 AERIAL PHOTOGRAPH 1928 SITE

44 AERIAL PHOTOGRAPH 1944 SITE

45 SITE AERIAL PHOTOGRAPH 1958

46 SITE AERIAL PHOTOGRAPH 1976

47 SITE AERIAL PHOTOGRAPH 1986

48 SITE AERIAL PHOTOGRAPH 1995

49 Site Photographs PE Armstrong Street and 3 Hamilton Avenue, Ottawa, Ontario October 19, 2011 Photograph 1: Facing north, showing the south side of the building at 233 Armstrong Street. Photograph 2: Facing north along western property boundary, showing building at 3 Hamilton Avenue.

50 Site Photographs PE Armstrong Street and 3 Hamilton Avenue, Ottawa, Ontario October 19, 2011 Photograph 3: Facing south along west property boundary, showing building at 3 Hamilton Avenue. Photograph 4: Facing southeast, showing north property boundary and building at 3 Hamilton Avenue.

51 Site Photographs PE Armstrong Street and 3 Hamilton Avenue, Ottawa, Ontario October 19, 2011 Photograph 5: Interior of vacant unit at 233 Armstrong Street. Photograph 6: Interior of cycle shop at 233 Armstrong Street.

52 Site Photographs PE Armstrong Street and 3 Hamilton Avenue, Ottawa, Ontario October 19, 2011 Photograph 7: Interior of home improvement contractor unit at 233 Armstrong Street. Photograph 8: Gas connection and old coal chute on north wall of 3 Hamilton Avenue.

53 Site Photographs PE Armstrong Street and 3 Hamilton Avenue, Ottawa, Ontario October 19, 2011 Photograph 9: Interior of upholstery shop, 3 Hamilton Avenue. Photograph 10: Furnace room, 3 Hamilton Avenue.

54 Site Photographs PE Armstrong Street and 3 Hamilton Avenue, Ottawa, Ontario October 19, 2011 Photograph 11: Storage units, interior of 3 Hamilton Avenue. Photograph 12: Gravel courtyard (3 Hamilton), showing concrete block foundation and monitoring wells.

55 APPENDIX 2 MOE FREEDOM OF INFORMATION REQUEST MNR INFORMATION REQUEST TSSA CORRESPONDENCE CITY OF OTTAWA HISTORICAL LAND USE INVENTORY REQUEST MOE WELL RECORDS

56

57 Name*: Dan Arnott Kemptville MNR Natural Areas and Features Information Request Form Address*: 28 Concourse Gate, Unit 1, Ottawa, Ontario Phone Number*: (613) Address*: Property Location: 3 Hamilton Avenue, 229 and 233 Armstrong Street, Ottawa, Ontario Township (geographic)* - Nepean Lot 36 and Concession* 1 on Ottawa River Property Roll No. - Attachments I have attached a Picture Map Other Request I would like to request the following information for the property identified above: Areas of Natural and Scientific Interest (ANSIs) within 500 m radius *Fields with asterisk are mandatory. To better respond to your request please briefly outline the purpose for which this information is required (e.g. proposed development, lot severance, etc. or attach details): Phase I Environmental Site Assessment this site is located in an urban area that has been developed for approximately 100 years. Please forward the completed form to: Kemptville.Inforequest@ontario.ca or Fax: Campus Drive, Postal Bag 2002 Kemptville, ON K0G 1J0 Attention: Information Requests MNR File Number: Personal information contained in this form is collected in order to fulfill your request, respond to your inquiries and for other administration purposes. With regard to the personal information it collects, the ministry is bound by privacy protection rules under the Freedom of Information and Protection of Privacy Act and takes all necessary steps to safeguard personal information collected.

58 Daniel Arnott From: Sent: To: Subject: on behalf of Monday, November 22, :24 PM Daniel Arnott Re: Environmental Assessment Information Search Request Hi Daniel, Thank you for your inquiry. We have no record in our database of any fuel storage tanks at the subject address (addresses). For a further search in our archives please submit your request in writing to Public Information Services via (publicinformationservices@tssa.org) or through mail along with a fee of $56.50 (including HST) per location. The fee is payable with credit card (Visa or MasterCard) or with a Cheque made payable to TSSA. Although TSSA believes the information provided pursuant to your request is accurate, please note that TSSA does not warrant this information in any way whatsoever. Thank you and have a great day! Sarah Png Public Information Services "Putting Public Safety First" Technical Standards and Safety Authority 14th Floor, Centre Tower 3300 Bloor Street West Toronto, ON M8X 2X4 Toll-Free: publicinformationservices@tssa.org Web Site: "Daniel Arnott" <DArnott@patersongroup.ca> 11/22/ :24 PM To <publicinformationservices@tssa.org> cc Subject Environmental Assessment Information Search Request Good Afternoon, Could you please complete a search of your records for underground/aboveground storage tanks, historical spills or other 1

59 incidents/infractions for the following 8 addresses for properties located in Ottawa, ON: 223 Armstrong Street 229 Armstrong Street 233 Armstrong Street 258 Armstrong Street 366 Parkdale Avenue 45 Spencer Street 7 Hinton Avenue 3 Hamilton Avenue Thank you very much for your time, Daniel J. Arnott, EIT patersongroup 28 Concourse Gate - Unit 1 Ottawa, Ontario K2E 7T7 This electronic message and any attached documents are intended only for the named addressee(s). This communication from the Technical Standards and Safety Authority may contain information that is privileged, conf copied, forwarded or distributed without authorization. If you have received this message in error, please notify the send Thank you. 2

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