patersongroup Phase I - Environmental Site Assessment Existing Commercial Property 319 McRae Avenue Ottawa, Ontario Prepared For

Transcription

1 Geotechnical Engineering Environmental Engineering Hydrogeology Geological Engineering Materials Testing Building Science Phase I - Environmental Site Assessment Existing Commercial Property 319 McRae Avenue Ottawa, Ontario Archaeological Studies Prepared For McRae Avenue (Ottawa) Development Inc. Paterson Group Inc. Consulting Engineers 154 Colonnade Road South Ottawa (Nepean), Ontario Canada K2E 7J5 Tel: (613) Fax: (613) March 8, 2013

2 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 Site Operating Records INTERVIEWS SITE RECONNAISSANCE General Requirements Specific Observations at Phase I Property REVIEW AND EVALUATION OF INFORMATION Land Use History Areas of Potential Environmental Concern and Potentially Contaminating Activities Conceptual Site Model CONCLUSIONS STATEMENT OF LIMITATIONS REFERENCES List of Figures Figure 1 Key Plan Figure 2 Topographic Map Drawing PE Conceptual Site Model Drawing PE Surrounding Land Use Plan List of Appendices Appendix 1 Appendix 2 Appendix 3 - Chain of Title - Plan of Survey - Aerial Photographs - Site Photographs - MOE Freedom of Information Response - TSSA Correspondence - Ontario Water Well Search Response and Details - City of Ottawa Historic Land Use Inventory Request - Qualifications of Assessors March 8, 2013 Page i

3 EXECUTIVE SUMMARY Assessment Paterson Group was retained by Broccolini Construction on behalf of McRae Avenue (Ottawa) Development Inc., to conduct a Phase I - Environmental Site Assessment (ESA) of the existing commercial property, addressed as 319 McRae Avenue, 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. The results of the historical research indicated that areas of potential environmental concern are present on the site and are associated with potentially contaminating activities which were formerly and/or currently present in the Phase I study area, including a former service garage and commercial autobody shop on the west central portion of the site and an extension of a former contractor s work yard on the south portion of the site. Additional concerns were identified with the presence of former service garages to the north and south of the site, a current autobody shop approximately 30 m west of the site, a former coal and lumber storage yard to the north of the site and a former retail fuel outlet approximately 45 m northwest of the site. The historical research also identified additional potentially contaminating activities in the Phase I study area, however, these additional PCAs are not expected to have impacted the subject land given their distances and/or orientations with respect to the site. A Phase II Environmental Site Assessment, which consisted of advancing four boreholes, was conducted on the site in 2008 to assess the subsurface condition of the soil on the subject site. Petroleum hydrocarbon (PHC) impacted soil was observed in one of the borehole locations on the southeast portion of the site. The PHC impacted soil was found to exceed the selected MOE standards for the site. A supplemental investigation was recommended to delineate the extent of the soil and groundwater impacts on the subject property, to determine the most appropriate means of remediation. Following the historical review a site visit was conducted. A private fuelling area with ASTs was identified on the west portion of the site, and the aforementioned commercial autobody shop was present approximately 30 m west of the site. No other environmental concerns were identified on the subject site or with the neighbouring lands at the time of the inspection. March 8, 2013 Page ii

4 Recommendations It is recommended that a Phase II Environmental Site Assessment be conducted for the site to assess the quality of the soil and groundwater on the site in the locations of the aforementioned areas of potential environmental concern. Delineation of the previously identified petroleum hydrocarbon soil impacts is also recommended. As discussed in Section 6.2 of this report, asbestos may be present in some of the building materials including exterior stucco, drywall joint compound, plaster finishes vinyl floor tiles and suspended ceiling tiles. Lead-based paint may be present beneath more recent non-lead based paint products on any remaining original surfaces in the building. It is recommended that a designated substance survey of the building be conducted in accordance with Ontario Regulations 278/05 and 843, under the Occupational Health and Safety Act, prior to demolition. March 8, 2013 Page iii

5 1.0 INTRODUCTION At the request of Broccolini Construction on behalf of McRae Avenue (Ottawa) Development Inc., Paterson Group conducted a Phase I - Environmental Site Assessment (ESA) of the commercial property addressed 319 McRae Avenue, 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. Paterson Group was engaged to conduct this Phase I ESA by Mr. James Beach of Broccolini Construction, 130 Slater Street, Suite 1300, Ottawa, Ontario, K1P 6E2. Mr. Beach 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 - Environmental Site Assessment report has been prepared in general accordance with the agreed scope-of-work and the requirements of Ontario Regulation 269/11 amending O. Reg. 153/04, 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 scopeof-work, time and budget of the project herein. March 8, 2013 Page 1

6 2.0 PHASE I PROPERTY INFORMATION Address: Legal Description: Location: Latitude and Longitude: The site address is 319 McRae Avenue, in the City of Ottawa, Ontario. Part 1 of Registered Plan 5R-14562, in the City of Ottawa. The subject property is located on the east side of McRae Avenue, between Scott Street and Richmond Road, in the City of Ottawa, Ontario. Refer to Figure 1 - Key Plan in Appendix 1 for the site location ' 46" N, 75 44' 58" W Site Description: Configuration: Site Area: Zoning: Current Use: Services: Rectangular hectares. GM[1674] General Mixed Use Zone. The subject site is occupied by a single storey slabon-grade building used for office space and storage units. A landscaping/snow removal company uses the north portion of the site for fuelling and material and equipment storage purposes. Vehicle parking and storage is also present on the north and south portions of the site. The subject site is located in a municipally serviced area. March 8, 2013 Page 2

7 3.0 SCOPE OF INVESTIGATION The scope of work for this was as follows: Determine the historical activities on the subject site and study area by conducting a review of 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 269/11 amending O. Reg. 153/04 made under the Environmental Protection Act and also complies 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. March 8, 2013 Page 3

8 4.0 RECORDS REVIEW 4.1 General Phase I Study Area Determination A radius of 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 subject site. First Developed Use Determination The site is currently occupied by a single storey slab-on-grade building; the tenants of the subject building are Regional Bailiff Services offices and Westboro Self-Storage. The remainder of the site is used by a snow removal contractor for fuelling and equipment storage. The current use of the site is considered to be commercial use. According to the chain of title (detailed below) the site was transferred to Thomas G. Fuller in 1950, which is shown as a contractor s yard on the property immediately south of the site in the 1956 Fire Insurance Plans. Use of the site is apparent by the contractor in the 1958 aerial photograph and the presence of the subject building is apparent in the 1976 aerial photograph. The site was transferred to The Regional Municipality of Ottawa-Carleton in 1974, which reportedly used the site in proposed future light rail projects. For the purposes to this report, the first developed use of the site is considered to be Fire Insurance Plans Fire Insurance Plans (FIPs) were reviewed for the site and neighbouring properties. Sheets 309-1, 309-2, and of volume 3 from the December 1957 FIPs depict the site and neighbouring properties. According to the FIPs the south most portion of site was occupied by a contractor s yard listed as Thomas G. Fuller Ltd., while the remainder of the site was not developed. Willy s Body Shop was identified at 320 McRae Street, approximately 30 m west of the site. The former use of a portion of the site as a contractors yard and the presence of an auto repair facility to the west of the site have the potential to have impacted the subject land. March 8, 2013 Page 4

9 The Canadian Pacific Railway line was observed approximately 90 m north of the site. A service station, with 4 associated underground storage tanks (USTs) was observed at 225 Richmond Road, approximately 125 m south of the site. A gasoline service station, with 1 UST was observed at 255 Richmond Road, approximately 185 m southwest of the site. An industrial facility, with 3 associated USTs was observed at 190 Richmond Road, approximately 250 m southeast of the site. None of the aforementioned neighbouring land uses identified in the review of the fire insurance plans are suspected to have impacted the site, based on their distances and/or orientation relative to the site. City of Ottawa Street Directories City directories from 1941 to 2010 were reviewed in approximate 10 year intervals at the national archives as part of the Phase I ESA. The following listings were identified for the subject property in the city directories. Table 1: City Directories Subject Site Listings Site Occupant Years Listed Potential Environmental Concern (Y / N) 319 McRae Avenue Not Listed 1941, 1951, 1961, 1964, 1967, 1970, 1980, 1989, 2000, McRae Avenue Not Listed 2010 N Royal Sales and Leasing Ltd N Not Listed 1941, 1951, 1961, 1964, 1967, 1970, 1980, 1989 N N The subject addresses were not listed in the majority of the researched street directories. The presence of Royal Sales and Leasing Ltd. is not considered to pose a significant environmental concern to the subject property. No concerns were identified with respect to current or past use of the subject site in the street directory research. The majority of the neighbouring properties in the Phase I study area were listed for residential purposes. Fourteen (14) potentially contaminating activities were identified in the directories and are summarized in Table 2 below. March 8, 2013 Page 5

10 Table 2: City Directories Potentially Contaminating Activities in Phase I Study Area Address Listed Activity (years listed) Distance / Orientation from site Potential Environmental Concern for Subject Site (Y / N) 359 McRae Avenue Gifford Auto (1997, 2000) Adjacent to south of site Y 320/330 McRae Avenue Gifford Automotive, Carson s Body Repairs, Willy s Body Shop (1955, 1961,, 1966, 1970, 1975, 1980, 1989, 1997, 2000, 2010) 30 m west Y 1950/1960 Scott Street Ind. Coal and Lumber (1950, 1960, 1970) Adjacent to north of site Y 1960 Scott Street Gervais Motors (1989) 1976 Scott Street J s Gas Bar (1980, 1989) Adjacent to north of site 45 m northwest Y Y 225 Richmond Road 140 Richmond Road 236 Richmond Road Shell Service Station, Otto s Service Centre (1951, 1961, 1970, 1980, 1990, 2000, 2010) Canadian Bank Note Company (1951, 1961, 1970, 1980, 1989, 2000) Nick s Service Centre (1961, 1970, 1980, 1989, 2000, 2010) 115 m south N 100 m east N 175 m south N 245 Richmond Road Also Otto s (1961, 1970, 1980, 1989, 2000) 145 m southwest N 255 Richmond Road Auto Body Lusitania (1951, 1961, 1970, 1980, 1989, 2000) 180 m southwest N 256 Richmond Road Wink s Sunoco (1961, 1970, 1980, 1989) 225 m southwest N 190 Richmond Road R.L. Crain Printers 160 m south N 371 Clifton Road Independant Coal and Lumber (1941, 1951, 1961, 1966, 1971) 110 m southeast N 314 Athlone Avenue Les Auto Body Repairs (1961, 1970, 1980, 1989, 2000) 225 m west N March 8, 2013 Page 6

11 Five of the land uses identified in the city directories research are considered to have had the potential to impact the subject site. The retail fuel outlet formerly approximately 45 m northwest of the site has the potential to have impacted the site given its distance with respect to the subject property. The former use of the property to the north of the site as a lumber and coal yard has the potential to have impacted the subject site. The current and former uses of the adjacent properties to the north and south and the property to the west of McRae Avenue for automotive repair are considered to have the potential to have impacted the subject land. The other properties listed in the city directory review are located a significant distance and/or down- or cross-gradient with respect to the site and are not considered significant concerns to the subject land. Chain of Title Paterson verified the current land title with Read Abstracts Limited. The current land title indicated that as of January 1992, the registered owner of the subject site was Carson Unsworth in trust. According to the Chain of Title dated February 20, 2013, this is the current owner of the subject property. The site was transferred between individuals and private holding companies from 1898 to The property was then registered to various businesses, the municipality of Ottawa-Carleton and holdings companies from 1950 to present. Previous registered owners of the site which are considered to pose potential environmental concerns to the subject land include Thomas G. Fuller (contractor) (1950 to 1970) and Gervais Autobody (1990). A copy of the Chain of Title is provided in Appendix 1. 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 report was prepared for the site and was reviewed as part of this assessment: March 8, 2013 Page 7

12 Phase I-II - Environmental Site Assessment, 319 & 320 McRae Avenue, Ottawa, Ontario prepared by Paterson Group, dated November 2008; At the time of the previous Phase I-II ESA the assessed portion of the site (319 McRae Avenue) was occupied by a commercial (self storage lockers and offices) building. Historical concerns were identified with a former occupant of the site, Gervais Towing, who reportedly used the subject building as a mechanical garage. Four boreholes were advanced on the site at the time of the 2008 subsurface investigation. Petroleum hydrocarbon (PHC) impacted soil was observed in one of the borehole locations (BH1) on the southeast portion of the site. The PHC impacted soil was found to exceed the selected MOE Table 3 commercial land use standards for the site. Groundwater was not assessed on the subject site. A supplemental investigation was recommended to delineate the extent of the soil and groundwater impacts on the subject property, to determine the most appropriate means of remediation. Current Plan of Survey A plan of survey, dated 2013, prepared by Stantec Geomatics Ltd. was provided to Paterson for review. The survey plan is considered to be current as it depicts the lots and subject building which comprise the site in their current configuration. A copy of the provided plan of survey is included in Appendix Environmental Source Information Environment Canada A search of the National Pollutant Release Inventory (NPRI) was conducted electronically on February 19, The subject site and adjacent properties were not listed in the NPRI database for the years 1994 to Records of pollutant releases to air were listed in the data base for two properties within the Phase I study area. The Canadian Bank Note Company at 145 Richmond Road, approximately 240 m east of the site, had records of releases of various substances to air from 2003 to Canadian Broadcast Corporation at 250 Lanark Avenue, approximately 225 m northwest of the site, had a record of a 2004 release of sulphur dioxide to air. The above noted releases of chemicals to air at the aforementioned properties does not pose a significant environmental concern to the subject property. March 8, 2013 Page 8

13 PCB Inventory A search of national PCB waste storage sites was conducted. No PCB waste storage sites are located within the Phase I study area. 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. No MOE instrument reports were identified in the MOE response. A copy of the response letter is included in Appendix 2. 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. No MOE incident reports were identified in the MOE response. A copy of the response letter is included in Appendix 2. MOE Waste Management Records A request was submitted to the MOE Freedom of Information office for information with respect to waste management records are not anticipated to exist within the files maintained by the MOE. Applicable information of current and historical waste storage locations, waste generators and waste receivers pursuant to Regulation 347 of the Revised Regulations of Ontario, 1990 (O. Reg. 347) was considered in this review. No MOE waste management records were identified in the MOE response. A copy of the response letter is included in Appendix 2. March 8, 2013 Page 9

14 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. No MOE submission reports were identified in the MOE response. A copy of the response letter is included in Appendix 2. 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. Two (1) records of site condition (RSCs) were identified within the Phase I study area. The property address 1900 Scott Street, approximately 190 m east of the site, and 309 Athlone Avenue, approximately 140 m west of the site were listed in the site registry. These properties are presumed to be in a crossgradient orientation with respect to the site. Given the orientation and distances of these properties relative to the site, they are not expected to have impacted the subject land. No concerns were identified in the review of the MOE Brownfields database. MOE Waste Disposal Site Inventory The Ontario Ministry of Environment document entitled "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 500 m of the subject property. Areas of Natural and Scientific Interest The Ontario Ministry of Natural Resources (MNR) Biodiversity Explorer geographic information system (GIS) website was consulted for areas of natural significance and features within 250 m of the subject site. According to the MNR s GIS website, no water bodies, provincially significant wetlands (PSWs) or areas of natural and scientific interest (ANSI) are located within the Phase I Study Area. March 8, 2013 Page 10

15 Technical Standards and Safety Authority (TSSA) The TSSA, Fuels Safety Branch in Toronto, was contacted electronically on February 21, 2013 to inquire about current and former underground storage tanks, spills and incidents for the site and neighbouring properties. The response from the TSSA indicated that no records were found in the TSSA database for fuel storage tanks at the searched addresses. A copy of the TSSA correspondence is included in Appendix 2. 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. Based on mapping contained in this report, a former waste disposal site is located on McRae Avenue, between Richmond Road and Scott Street. The document indicates that the footprint of this former waste disposal site was not identified. This former landfill site was active prior to 1940 and was believed to have accepted municipal waste. City of Ottawa Historical Land Use Inventory A requisition form was sent to the City of Ottawa on February 27, 2013 to request information from the City s Historical Land Use Inventory (HLUI 2005) database for the subject property. At the time of writing this report a response had yet to be received from the City of Ottawa. A copy of the response will be forwarded to the client once it has been received. An addendum letter to this report will be prepared in the event that any information with respect to previously unidentified potential environmental concerns to the subject property are indicated in the HLUI response. March 8, 2013 Page 11

16 Former Industrial Sites The report entitled Mapping and Assessment of Former Industrial Sites, City of Ottawa prepared by Intera Technologies Limited, dated July 1988 was also reviewed. Two former industrial sites were identified in the Phase I study area. Crain Printers was listed at 190 Richmond Road, approximately 175 m southeast of the site from the 1940s until at least Canadian Bank Note Co. Ltd. was listed at 145 Richmond Road, approximately 220 m east-southeast of the site from the 1950 s until at least Both of these properties were listed under the following industrial classifications: Printing, Publishing and Allied Industries; Commercial Printing Industries; Platemaking, Typesetting and Bindery Industry; and, Combined Publishing and Printing Industry. 4.3 Physical Setting Sources Aerial Photographs Historical air photos from the National Air Photo Library were reviewed. The review period dates back the earliest available aerial photography up to present site conditions. Based on the review, the following observations have been made: 1928 The subject site is undeveloped and appears to consist of vegetated land with a path running north-south across the site. McRae Avenue is present to the southwest of the site, however, has not been fully constructed to the west of the site. Neighbouring properties also appear to be undeveloped at this time. Residential and industrial development is apparent in the Phase I study area No significant changes appear to have been made to the subject site or neighbouring properties The neighbouring properties to the east of the site have been developed with residential dwellings. No other significant changes appear to have been made to the subject site or neighbouring properties. March 8, 2013 Page 12

17 1953 The property to the south of the site has been developed for what appears to be industrial purposes. McRae Avenue has been constructed to the west of the site. The property to the west of McRae Street appears to have been developed for commercial purposes. No significant changes appear to have been made to the subject site or neighbouring properties to the north or east A structure similar in size and orientation to the present day site building has been constructed on the site. The remainder of the site has been cleared and appears to be used for industrial purposes. A hydro corridor is apparent to the west of the site. No significant changes appear to have been made to the neighbouring properties What appears to be a retail fuel outlet is present at the southwest corner of the Scott Street and McRae Avenue intersection, approximately 50 m northeast of the site. No significant changes appear to have been made to the subject site or neighbouring properties No significant changes appear to have been made to the subject site or neighbouring properties The property to the north of the site appears to be used for storage of large containers. No significant changes appear to have been made to the subject site or to the other neighbouring properties The property to the north of the site appears to have been developed with the present day commercial building. No significant changes appear to have been made to the subject site or to the other neighbouring properties (City of Ottawa website) No significant changes appear to have been made to the subject site or neighbouring properties (City of Ottawa website) The retail fuel outlet to the northwest of the site appears to have been cleared. No significant changes appear to have been made to the subject site or adjacent properties (City of Ottawa Website) No significant changes appear to have been made to the subject site or adjacent properties. March 8, 2013 Page 13

18 Laser copies of some of the aerial photographs reviewed are included in Appendix 1 of this report. Topographic Maps Topographic maps were obtained from Natural Resources Canada The Atlas of Canada Toporama website and from the City of Ottawa website. The topographic mapping indicates the presence of urbanization on the site and in the Phase I study area. The topographic maps indicate that the regional topography in the general area of the site slopes down to the north and to the northwest towards the Ottawa River. According to the mapping, the subject site is located in an area with primarily residential development. Based on the information included in the topographic map, no concerns were identified with the use of the properties in the Phase I study area. An illustration of the referenced topographic map is presented on Figure 2 Topographic Map following the body of this report. Physiographic Maps A Physiographic Map was reviewed from the Natural Resources Canada The Atlas of Canada website. According to this physiographic map, the site is located in the St. Lawrence Lowlands. According to the mapping description provided: The lowlands are plain-like areas that were all affected by the Pleistocene glaciations and are therefore covered by surficial deposits and other features associated with the ice sheets. The subject site is located in the Central St. Lawrence Lowland, which is generally less than 150 m above sea level. 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 the information from Natural Resources Canada (NRCAN), bedrock in the area of the site consists of interbedded limestone and dolomite of the Gull River Formation. Based on the maps, the thickness of overburden ranges from 2 m to 3 m and consists of glacial till. March 8, 2013 Page 14

19 Water Well Records A requisition was made to the MOE to provide water well records for all drilled, bored and dug wells within 500 m of the subject site. The response received by the MOE identified a total of 38 well records in the vicinity of the subject site. Five (5) water well records for potable water wells were identified within 500 m of the subject site. These well records date back to the 1940 s and 1950 s and it is expected that these wells have since been decommissioned due to the presence of urbanization and municipally treated drinking water in the Phase I study area. Groundwater monitoring wells have been placed on several properties located in the Phase I study area for the purpose of what was suspected to be environmental investigatory purposes. Monitoring well clusters were located approximately 60 m west, 200 m south and 210 m south of the site, respectively. Given that the site is situated in a historically urban / commercial area serviced by municipal water, it is not expected that any potable wells are located in the Phase I study area. No monitoring wells were identified on the subject site, or on immediately adjacent properties in the well record search. A copy of the MOE requisition is provided in the Appendix 2. Water Bodies and Areas of Natural Significance No water bodies are present in the Phase I study area. The Ottawa River is the closest water body to the site and is present approximately 930 m northwest. No areas of natural significance are present in the Phase I study area, as the site is present in an area which has been developed for urban uses. Fill Materials Based on the grade of the subject site with respect to McRae Avenue and the adjacent properties, no evidence of soil disturbance and/or fill placement is apparent on the subject site or neighbouring properties. The historical suspected presence of a former waste disposal site in the vicinity of the site has the potential to have impacted the subject land. March 8, 2013 Page 15

20 4.4 Site Operating Records The subject site was vacant, and as such, no site operating records were available at the time of the assessment, with the exception of site servicing records. The following items were considered in a review of potential available site operating records: Regulatory permits and records related to areas of potential environmental concern. Materials Safety Data Sheets. Underground utility drawings. Inventories of chemicals, chemical usage and chemical storage areas. Inventories of aboveground storage tanks and underground storage tanks. Environmental monitoring data, including data created in response to an order or request of the ministry. Waste management records, including current and historical waste storage locations, waste generator and waste receiver information maintained pursuant to O.Reg Process, production and maintenance documents related to all areas of potential environmental concern. Records of spills and records of discharges of contaminants. Emergency response and contingency plans. Environmental audit reports. Areas of production and manufacturing. No regulatory permits are known to exist for the subject site. There are no chemicals stored on the subject property and, as such, no material safety data sheets are expected to exist. No environmental monitoring data has been ordered at the site, nor was any available. Waste management records were not available for registered waste generators previously located on the site. No areas of production or processing are present, or are expected to have been present historically on the subject property. No records of spills or discharge of contaminants exists for the site. Given that no chemicals or fuels are stored on the site, there is not expected to be the necessity for an emergency response or contingency plan. Environmental audit reports have not been completed for the subject site. March 8, 2013 Page 16

21 Two aboveground fuel storage tanks are located on the subject site, which are used to store fuel for snow removal vehicles. Private underground service plans were not available, however, underground utility locates were completed by Paterson Group. The locations of these buried services are discussed in Section 6.2 of this report. 5.0 INTERVIEWS During the previous Phase I Environmental Site Assessment in 2008 Paterson spoke with the then current property owner, Mr. Vince Dellapenna. Mr. Dellapenna indicated that his knowledge of the site was limited, however, he did recall that the entire eastern side of McRae Avenue was taken by the City of Ottawa in the 1960's for use in future light rail projects, prior to that time it was owned by Tom Fuller Construction. The City leased the land to Gervais Towing for many years. The building was used as a mechanical garage by Gervais. The large property, extending from Scott Street to Richmond Road was separated and sold in the 1990's. The subject site including three right of ways to McRae Avenue, has been owned by Mr. Dellapenna since 1995 when it was converted to interior and exterior storage space. Paterson was unable to obtain any additional relevant information from personal interviews at the time of this assessment. March 8, 2013 Page 17

22 6.0 SITE RECONNAISSANCE 6.1 General Requirements The site investigation was conducted between 9:30 AM and 11:30 AM on February 21, Mr. Luke Lopers, Project Manager from the Environmental Department of Paterson Group conducted the site investigation. The weather condition was sunny with temperatures of -15º C. Access was available to the entire site. Occupied individual storage units were not accessed at time of this assessment; however, unoccupied units were visually inspected. At the time of the investigation, the site was occupied by a commercial building and a landscaping/snow removal company. The west portion of the building was occupied by offices for Regional Bailiff Services Ltd. while the east portion of the building was occupied by storage units. The landscaping/snow removal company uses the north portion of the site for fuelling and equipment and materials storage purposes. Storage and parking of vehicles is apparent on the north and south portions of the site. The site building is shown in Photographs 1 and 2. The private fuelling area (aboveground storage tanks) and salt storage shed are shown in Photograph 3. The gated entrance to the northern portion of the subject property is shown in Photograph 4. The equipment and vehicle storage and general site operations are shown in Photographs 4 through 6. The operations on the interior of the subject building, including offices and a self storage facility are shown in Photographs 7 and Specific Observations at Phase I Property Buildings and Structures The central portion of the subject site, addressed 321 McRae Avenue, is occupied by offices for Regional Bailiff Services Ltd in the west portion of the building and by storage units in the east portion of the building. The building had a concrete slab-on-grade foundation and a sloped and shingled roof; the exterior walls consisted of metal siding. A small storage shed is present on the east (central) portion of the site; the shed is used to store smaller equipment. March 8, 2013 Page 18

23 The north portion of the site, is occupied by a landscaping/snow removal company, who uses the site for fuelling of equipment, for material storage (salt for snow melting) and for equipment storage. Additional space on the north and south portions of the site is used for parking and storage of vehicles. Below Ground Structures No below ground structures are known to exist on the subject site. Storage Tanks Two (2) private aboveground storage tanks (ASTs) with pumps were observed on the northwest portion of the site. These ASTs were double wall steel and were used to store fuel (gasoline and diesel) for the landscaping/snow removal company. The gasoline AST was installed in 1999 and was 2,270 L in capacity while the diesel AST was installed in 2002 and was 1,345 L in capacity. The ASTs appeared to be in good condition. The ASTs are shown in Photograph 3. One (1) 20 L plastic gasoline storage container was observed in the vicinity of the fuelling area. No potential concerns were observed with the storage of the aforementioned chemicals in their respective containers. Water Source The source of water at the subject site is municipally treated water. No potable wells were observed on the subject site. March 8, 2013 Page 19

24 Underground Utilities The site is supplied with natural gas and municipal water and sewer services through underground connections. Underground locates were completed in February 2013 as part of a Phase II ESA conducted for the site. Underground natural gas and water and sewer services are located to the north and west of the subject building. Given the standard practices for installation of this type of services, service trenches are expected to be present between 1 m to 1.8 m below surface grade. Given the depth to the groundwater table approximately 3 m below surface grade, and the location of potential sources of contaminants it is not suspected that underground service trenches have created any preferential pathways for the flow of contaminants. Hydro and telecommunications connections are supplied to the site through overhead transmission wires and aboveground connections. Building Entry/Exit Points One (1) bay door was observed on the north side of the subject building. Two (2) man doors, on the north and south side, were observed on the exterior of this building. The location of the aforementioned entry/exit points are labelled on Drawing PE Conceptual Site Model. Heating/Cooling Systems The presence of a natural gas meter on the north side of the subject building indicates that the building is currently heated by natural gas fired equipment. No details of the former heating systems were available at the time of the site assessment. Given that the site was originally developed circa 1958, it is expected that the subject building was formerly heated by heating oil prior to conversion to natural gas. Drains, Pits and Sumps There were no drains, pits or sumps identified in the subject building at the time of the assessment. Unidentified Substances There were no unidentified substances on the interior or exterior of the subject property at the time of this assessment. March 8, 2013 Page 20

25 Interior Floor Condition The interior floors in the subject building consisted primarily of vinyl tiles in the west (office) portion of the building and poured concrete in the east (storage units) portion of the building. The concrete floors were generally found to be in good condition, with no staining and only minor cracking. Ground Surface The ground surface on the subject site was snow covered at the time of this inspection. Based on the previous assessment in 2008, the ground surface consisted of gravel and broken asphalt over the majority of the site. No signs of surficial staining were observed at the time of this site assessment. Groundwater Monitoring Wells No signs of existing groundwater monitoring wells were observed at the time of this assessment. Railway Lines No railway lines were observed on the subject site or within the Phase I study area. A review of aerial photographs and fire insurance plans indicated that a former Canadian Pacific Railway line was present to the north of Scott Street, approximately 90 m north of the site. This former railway was removed and was replaced by the present day OC Tanspo Transit Way circa early 1980 s. The location of this former railway/present day Transit Way is shown on Drawing PE Surrounding Land Use Plan following the text of this report. Potentially Contaminating Activities The presence of a private fuel outlet, with 2 associated ASTs with fuel pumps is considered to represent a potentially contaminating activity on the subject site. Item 28. under O.Reg. 153/04 defines the storage of gasoline and associated products in fixed tanks as a potentially contaminating activity. March 8, 2013 Page 21

26 Building Materials A general description of the interior of the subject building is as follows: The flooring throughout the building was a combination of poured concrete and vinyl tiles. The building walls were concrete block and drywall. The ceilings were a combination of suspended ceiling tiles and steel decking on steel joists. Lighting throughout the building was provided by fluorescent fixtures. Potentially Hazardous Building Products Asbestos-Containing Materials (ACMs) Based on the age of the building (circa 1958), asbestos containing materials may have been used in the building s construction and may still be present within the building. Potential ACMs observed were the drywall joint compound, suspended ceiling tiles and vinyl floor tiles. The above noted potential ACMs were noted to be in fair to good condition at the time of the assessment. Lead-Based Paint Given the age of the building (circa 1958), it is possible that lead based paint was used on the original painted surfaces. All painted surfaced were observed to be in fair to good condition at the time of the assessment. PCBs Fluorescent light ballasts were observed throughout the building. Ballasts installed after 1981 do not contain PCBs. It is considered likely that all of these ballasts have been replaced given that the building has undergone renovations. No other potential sources of PCBs were observed within the building. Urea Formaldehyde Foam Insulation (UFFI) No signs of UFFI were observed however the wall cavities were not inspected to confirm insulation type. March 8, 2013 Page 22

27 Phase I Study Area An inspection of the neighbouring properties and all properties in the Phase I study area (250 m radius) was conducted from publically accessible locations at the time of the site inspection. Land use adjacent to the subject site was as follows: North - East - South - West - Trailhead Paddle Shack (commercial) followed by Scott Street; Residential dwellings followed by Clifton Road; Automotive dealership auxiliary parking followed by commercial businesses; McRae Avenue followed by an automotive service garage and a residential dwelling. Three (3) potentially contaminating activities were observed in the Phase I study area. The aforementioned automotive service garage at 320 McRae Avenue, approximately 30 m west of the site, is an area of potential environmental concern for the subject land. A former retail fuel outlet was identified at 286 Richmond Road, approximately 190 m south of the site. A current retail fuel outlet was identified at 256 Richmond Road, approximately 220 m southsouthwest of the site. These fuel retail outlets are not considered to have had the potential to significantly impact the site, given their distance from the subject land. The current use of the other adjacent properties and remaining land use in the Phase I study area 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 Surrounding Land Use Plan in the Figures section of this report, following the text. March 8, 2013 Page 23

28 7.0 REVIEW AND EVALUATION OF INFORMATION 7.1 Land Use History The following table indicates the current and past uses of the site as well as ownership and other observations dating back to the first known date of ownership of the site. Table 5 - Land Use History 319 McRae Avenue Year Name of Owner Description of Property Use Property Use 1898 to 1950 Lucien Masse Undeveloped Land Other Use 1950 to 1970 Thomas G. Fuller 1970 to to 1981 Metcalfe Realty Company Limited The Regional Municipality of Ottawa-Carleton 1981 to 1985 Ens Bio Logical Inc to 1990 The Regional Municipality of Ottawa-Carleton Extension of Contractor s Yard Vacant Land Mechanical Garage Gervais Towing and Auto body Commercial Use Commercial Use Commercial Use Commercial Use Other Observations from Aerial Photographs, Fire Insurance Plans, Etc. Site is undeveloped / vegetated (aerial photos) Site appears to be used as an extension of contractor s yard to the south of the site (aerial photos, FIP) No uses of the site were documented during this period (Title search) Site is occupied by the present day site building (aerial photos, title search, personal interviews) Site is occupied by the present day site building (aerial photos, title search, personal interviews) March 8, 2013 Page 24

29 Table 5 - Land Use History (continued) Year 1990 to present Name of Owner Rellok Ltd., Scott & McRae Developments Inc., Carson Unsworth in Trust Description of Property Use Commercial office, self storage facility, landscaping/snow removal contractor Property Use Commercial Use Other Observations from Aerial Photographs, Fire Insurance Plans, Etc. Site is occupied by the present day site building (aerial photos, title search, personal interviews, site inspection) Two (2) potentially contaminating activities, former mechanical garage and former commercial autobody, were identified on the subject site. The subject site has been used for commercial purposes since at least 1950, prior to which it consisted of undeveloped land. March 8, 2013 Page 25

30 7.2 Areas of Potential Environmental Concern and Potentially Contaminating Activities Table 6: Areas of Potential Environmental Concern Area of Potential Environmental Concern (APEC) Location of APEC on Phase One Property Potentially Contaminating Activities (PCAs) Location of PCA (on-site / off-site) Contaminants of Potential Concern (CPC) Media Potentially Impacted (Groundwater, Soil and/or Sediment) Former Commercial Autobody and Service Garage (APEC 1) West central portion of site 10. Commercial Autobody shops 27. Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles On-site VOCs / PHCs Soil / Groundwater Private Fuelling Operations in ASTs (APEC 2) West portion of site 28. Gasoline and Associated Products Storage in Fixed Tanks On-site BTEX / PHCs Soil / Groundwater Former Contractor s work yard (APEC 3) South portion of site N/A On-site BTEX / PHCs Soil / Groundwater Former Automotive Service Garage (APEC 4) South of site 27. Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles Off-Site BTEX / PHCs Soil / Groundwater March 8, 2013 Page 26

31 Table 6: Areas of Potential Environmental Concern (continued) Area of Potential Environmental Concern (APEC) Former Automotive Service Garage (APEC 5) Current Commercial Autobody (APEC 6) Former Coal and Lumber Yard (APEC 7) Former retail fuel outlet (APEC 8) Location of APEC on Phase One Property North of site West of site North of site Northwest of site Potentially Contaminating Activities (PCAs) 27. Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles 10. Commercial Autobody shops 59. Wood Treating and Preservative Facility and Bulk Storage of Treated and Preserved Wood Products 28. Gasoline and Associated Products Storage in Fixed Tanks Location of PCA (on-site / off-site) Contaminants of Potential Concern (CPC) Media Potentially Impacted (Groundwater, Soil and/or Sediment) Off-Site BTEX / PHCs Soil / Groundwater Off-Site BTEX / PHCs Groundwater Off-Site BTEX / PHCs Soil / Groundwater Off-site BTEX / PHCs Groundwater Additional potentially contaminating activities were identified both historically and presently in the Phase I study area, however, given their distance and or orientation with respect to the site, they are not considered to pose a significant concern to the subject land. The locations of the areas of potential environmental concern (APECs) are showing on Drawing PE Conceptual Site Model. The locations of all potentially contaminating activities (PCAs) are shown on Drawing PE Surrounding Land Use Plan. March 8, 2013 Page 27

32 7.3 Conceptual Site Model Existing Buildings and Structures The subject site was occupied with a single storey slab-on-grade commercial building, the location of which is shown on Drawing PE Conceptual Site Model. The immediately adjacent properties to the north and south are used for commercial purposes. A hydro corridor followed by McRae Avenue is present to the west of the site, followed by commercial businesses and residential dwellings. Residential dwellings are present immediately east of the site. All of the properties to the north, east and west of the site in the Phase I study area are used for commercial or residential purposes. The uses of each of the properties in the Phase I study area are indicated on the surrounding land use plan, however, the footprint of each individual building was not drawn on this figure. Water Bodies There are no water bodies on the subject site. There are no water bodies located within the Phase I study area. The Ottawa River is the closest water body to the subject site and is located approximately 930 m northwest of the site. Areas of Natural Significance No areas of natural significance were observed on the site or in the Phase I study area. Drinking Water Wells The properties in the Phase I Study area are serviced by municipal water and sewage services. As such, drinking water wells are not expected to be located at the subject site or neighbouring properties within the Phase I study area. Groundwater Monitoring Wells No groundwater monitoring wells were identified on the subject property at the time of this assessment. March 8, 2013 Page 28

33 Neighbouring Land Use Neighbouring land use in the Phase I study area was predominantly commercial and residential. The current use of one of the commercial properties with the potential to have impacted the site (current commercial autobody, located approximately 30 m to the west of the site) was identified in the Phase I study area at the time of this assessment. No other significant environmental concerns with respect to current land use were identified in the Phase I study area. Areas of Potential Environmental Concern and Potentially Contaminating Activities Eight (8) areas of potential environmental concern with the potential to have impacted the site were observed in the Phase I study area. The subject site is a former service garage and commercial autobody shop on the west central portion of the site (APEC1). A private fuelling area with ASTs (APEC 2) is located on the west portion of the site. The south portion of the site is an extension of a former contractor s work yard (APEC3). The presence of former service garages were observed to the north and south of the site (APEC 4 and APEC 5). A current autobody shop is present approximately 30 m west of the site (APEC6). The property adjacent to the north of the site is a former coal and lumber storage yard (APEC 7). A former retail fuel outlet is present approximately 45 m northwest of the site (APEC 8). The locations of the APECs are shown on Drawing PE Conceptual Site Model. The potentially contaminating activities with the potential to have impacted the site are indicated with red outlines on Drawing PE Surrounding Land Use Plan. Ten (10) additional potentially contaminating activities including current/former automotive service garage, retail fuel outlets, a former railway line, former autobodies, former lumber/coal storage and an industrial printers were identified in the Phase I study area, however are not expected to have impacted the subject land given their distances and/or orientations with respect to the site. These properties are also identified on Drawing PE with green outlines. March 8, 2013 Page 29

34 8.0 CONCLUSIONS Assessment The results of the historical research indicated that areas of potential environmental concern are present on the site and are associated with potentially contaminating activities which were formerly and/or currently present in the Phase I study area, including a former service garage and commercial autobody shop on the west central portion of the site and an extension of a former contractor s work yard on the south portion of the site. Additional concerns were identified with the presence of former service garages to the north and south of the site, a current autobody shop approximately 30 m west of the site, a former coal and lumber storage yard to the north of the site and a former retail fuel outlet approximately 45 m northwest of the site. The historical research also identified additional potentially contaminating activities in the Phase I study area, however, these additional PCAs are not expected to have impacted the subject land given their distances and/or orientations with respect to the site. A Phase II Environmental Site Assessment, which consisted of advancing four boreholes, was conducted on the site in 2008 to assess the subsurface condition of soil on the subject site. Petroleum hydrocarbon (PHC) impacted soil was observed in one of the borehole locations on the southeast portion of the site. The PHC impacted soil was found to exceed the selected MOE standards for the site. A supplemental investigation was recommended to delineate the extent of the soil and groundwater impacts on the subject property, to determine the most appropriate means of remediation. Following the historical review a site visit was conducted. A private fuelling area with ASTs was identified on the west portion of the site, and the aforementioned commercial autobody shop was present approximately 30 m west of the site. No other environmental concerns were identified on the subject site or with the neighbouring lands at the time of the inspection. Recommendations It is recommended that a Phase II Environmental Site Assessment be conducted for the site to assess the quality of the soil and groundwater on the site in the locations of the aforementioned areas of potential environmental concern. Delineation of the previously identified petroleum hydrocarbon soil impacts is also recommended. March 8, 2013 Page 30

35 As discussed in Section 6.2 of this report, asbestos may be present in some of the building materials including drywall joint compound, plaster finishes vinyl floor tiles and suspended ceiling tiles. Lead-based paint may be present beneath more recent non-lead based paint products on any remaining original surfaces in the building. It is recommended that a designated substance survey of the building be conducted in accordance with Ontario Regulations 278/05 and 843, under the Occupational Health and Safety Act, prior to demolition. March 8, 2013 Page 31

36 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 general according with O. Reg. 153/04 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 McRae Avenue (Ottawa) Development Inc. Permission and notification from McRae Avenue (Ottawa) Development Inc. and Paterson will be required to release this report to any other party. Paterson Group Inc. Luke Lopers, P. Eng. Mark S. D Arcy, P.Eng. Report Distribution: McRae Avenue (Ottawa) Development Inc. (3 copies and 1 PDF copy) Paterson Group (1 copy) March 8, 2013 Page 32

37 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 and Scientific Interest - Biodiversity Website. MOE Water Well Inventory. Municipal Records The City of Ottawa emap website. Local Information Sources Chain of Title obtained through Read Abstracts, February Current Plan of Survey, prepared by Stantec Geomatics Ltd. Previous Environmental Reports. Personal Interviews. Public Information Sources Google Earth. Google Maps/Street View. March 8, 2013 Page 33

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

39 SITE FIGURE 1 KEY PLAN

40 SITE FIGURE 2 TOPOGRAPHIC MAP

41

42

43 APPENDIX 1 CHAIN OF TITLE PLAN OF SURVEY AERIAL PHOTOGRAPHS SITE PHOTOGRAPHS

44

45

46

47 AERIAL PHOTOGRAPH 1928 SITE

48 SITE AERIAL PHOTOGRAPH 1953

49 SITE AERIAL PHOTOGRAPH 1958

50 SITE AERIAL PHOTOGRAPH 1976

51 SITE AERIAL PHOTOGRAPH 1984

52 AERIAL PHOTOGRAPH 1993 SITE

53 Site Photographs PE McRae Avenue, Ottawa, ON February 21, 2013 Photograph 1: View of the north side of the subject building looking south. Photograph illustrates the entrance (bay door) to the self storage facility. Photograph 2: View of the south side of the subject building looking northwest.

54 Site Photographs PE McRae Avenue, Ottawa, ON February 21, 2013 Photograph 3: View of the private fuelling area (aboveground storage tanks) and salt storage on the west portion of the site. View is looking west. Photograph 4: View of portion of the site and entrance to the north portion of the site. Also depicted is snow removal equipment parked on the site. View is looking east.

55 Site Photographs PE McRae Avenue, Ottawa, ON February 21, 2013 Photograph 5: View of the north portion of the site, looking north. Photograph depicts the retail sporting goods store on the adjacent property to the north. Photograph 6: View of some of the equipment stored on the east portion of the subject site. View is looking south.

56 Site Photographs PE McRae Avenue, Ottawa, ON February 21, 2013 Photograph 7: View of the interior of the office (bailiff) portion of the subject building. View is looking south. Photograph 8: View of the interior of the self storage portion of the building. View is looking south.