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

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1 Ontario Ministry of the Environment and Climate Change - Record of Site Condition # Record of Site Condition Under Part XV.1 of the Environment Protection Act Summary Record of Site Condition Number Date Filed to Environmental Site Registry 2016/03/14 Certification Date 2015/05/19 Current Property Use Industrial Intended Property Use Commercial Certificate of Property Use Number No CPU Applicable Site Condition Standards** Full Depth Generic Site Conditions Standard, with Non-potable Ground Water, Medium and Fine Textured Soil, for Commercial property use Property Municipal Address 8940 JANE STREET, VAUGHAN, ON, L4K 2M9 Notice to Readers Concerning Due Diligence This record of site condition has been filed in the Environmental Site Registry to which the public has access and which contains a notice advising users of the Environmental Site Registry who have dealings with any property to consider conducting their own due diligence with respect to the environmental condition of the property, in addition to reviewing information in the Environmental Site Registry. Contents of this Record of Site Condition This record of site condition consists (RSC) of this document which is available to be printed directly from the Environmental Site Registry as well as all supporting documentation indicated in this RSC to have been submitted in electronic format to the Ministry of the Environment and Climate Change. Filed Record of Site Condition # on 2016/03/14 1 of 21

2 Part 1: Property Ownership, Property Information and Owner s Certifications Information about the owner who is submitting or authorizing the submission of the record of site condition Owner name Mailing address SANDRA FRANCES MAMMONE 8940 JANE STREET, VAUGHAN Ontario, Canada Postal Code L4K 2M9 Phone (905) Fax address Filed Record of Site Condition # on 2016/03/14 2 of 21

3 Record of site condition property location information Municipal address(es) Municipality Legal description Assessment roll number(s) Property identifier number(s) 8940 JANE STREET, VAUGHAN, ON L4K 2M9 Vaughan See attached Lawyer s letter (LT) Record of site condition property geographical references Coordinate system UTM Datum NAD 83 Zone 17 Easting 618, Northing 4,853, Record of site condition property use information The following types of property uses are defined by the Regulation: Agricultural or other use, Commercial use, Community use, Industrial use, Institutional use, Parkland use, and Residential use. Current property use Intended property use Certificate of property use has been issued under section of the Environmental Protection Act Industrial Commercial No Filed Record of Site Condition # on 2016/03/14 3 of 21

4 Please see the signed statements of property owner, or agent, or receiver at the end of this record of site condition The rest of this page has been left intentionally blank Filed Record of Site Condition # on 2016/03/14 4 of 21

5 Part 2: List of reports, summary of site conditions and qualified person s statements and certifications Qualified person's information Name Type of licence under Professional Engineers Act THIAM CHUAN TAN Licence Licence number Quallified person's employer name Mailing address EXP SERVICES INC. 500, 220 COMMERCE VALLEY DRIVE WEST, MARKHAM Ontario, L3T 0A8 Canada Phone (905) Fax (905) address travis.tan@exp.com Municipal information Local or single-tier municipality Upper-tier municipality Vaughan York Ministry of the Environment and Climate Change District Office District office District office address York-Durham District Office 230 Westney Rd. S., 5th floor, Ajax ON L1S 7J5 Filed Record of Site Condition # on 2016/03/14 5 of 21

6 Phase one environmental site assessment report Document used as the phase one environmental site assessment report and updates in submitting the record of site condition for filing The date the last work on all of the records review, interviews and site reconnaissance components of the phase one environmental site assessment was done (refer to clause 28(1) (a) of O. Reg. 153/04) (yyyy/mm/dd) Type of report Phase one environmental site assessment Report title Phase One Environmental Site Assessment, 8940 Jane Street, Vaughan, Ontario Date of report (yyyy/mm/dd) Author of report Carla Reynolds, P. Ag., P.Biol., P.Geo (Limited) Name of consulting company EXP SERVICES INC. Reports and other documents related to the phase one environmental site assessment Reports and other documents relied upon in certifying the information set out in section 10 of Schedule A or otherwise used in conducting the phase one environmental site assessment Report title Environmental Site Assessment, Phases 1 and 2, Proposed Road Development, 8940 Jane Street, City of Vaughan Phase I Update and Phase II Environmental Assessment, 8940 Jane Street, Vaughan, Ontario Due Diligence Phase I Environmental Assessment, 8940 Jane Street, Vaughan, Ontario Date of report (yyyy/mm/dd) Author of report Victor S. Chan, P.Eng Jim Phimister, P. Eng Carla Reynolds, P. Ag., P.Biol., P.Geo. (LimiteD) Name of consulting company SOIL ENG LIMITED BARENCO INC. EXP SERVICES INC. Filed Record of Site Condition # on 2016/03/14 6 of 21

7 Phase two environmental site assessment report Document used as the phase two environmental site assessment report and updates in submitting the record of site condition for filing The date the last work on all of the planning of the site investigation and conducting the site investigation components of the phase two environmental site assessment was done (refer to clause 33.5(1)(a) of O. Reg. 153/04) (yyyy/mm/dd) Type of report Phase two environmental site assessment Report title Phase Two Environmental Site Assessment, South Parcel, 8940 Jane Street, Vaughan, Ontario Date of report (yyyy/mm/dd) Author of report Carla Reynolds, P. Ag., P.Biol., P.Geo. (Limited) Name of consulting company EXP SERVICES INC. Reports and other documents related to the phase two environmental site assessment Reports and other documents relied upon in making any certifications in the record of site condition for the purposes of Part IV of Schedule A or otherwise used in conducting the phase two environmental site assessment Report title Phase I Update and Phase II Environmental Assessment, 8940 Jane Street, Vaughan, Ontario Phase II Environmental Assessment, 8940 Jane Street, Vaughan, Ontario Phase II Environmental Site Assessment, 8940 Jane Street, Vaughan, Ontario Due Diligence Phase II Environmental Assessment, 8940 Jane Street, Vaughan, Ontario Date of report (yyyy/mm/dd) Author of report Jim Phimister, P. Eng Jim Phimister, P. Eng Carolyn I. Adams, P. Eng Carla Reynolds, P. Ag., P.Biol., P.Geo. (Limited) Name of consulting company BARENCO INC. BARENCO INC. MMM GROUP LIMITED EXP SERVICES INC. Filed Record of Site Condition # on 2016/03/14 7 of 21

8 Environmental condition Section 41 applies? Section 43.1 applies? No No Site condition information Certification date (yyyy/mm/dd) 2015/05/19 Total area of record of site condition property (in hectares) Number of any previously filed record of site condition that applies to any part of the record of site condition property Number of any previously filed transition notice that applies to any part of the record of site condition property Soil texture Assessment/restoration approach Site investigation includes the investigation, sampling and analysis of ground water? Is there soil present that is sufficient to investigate, sample and analyze soil on, in or under the property in accordance with s. 6, Schedule E of O.Reg. 153/04? Site investigation includes the investigation, sampling and analysis of soil on, in or under the property which is used in the record of site condition? Name of the laboratory used to analyze any samples collected of soil, ground water or sediment Ground water condition (potable, non-potable) Medium and fine Full depth generic Yes Yes Yes AGAT LABORATORIES Non-potable Applicable site condition standard TABLE 3 Local or single-tier municipality non-potable written notification date 2016/01/28 Upper-tier municipality non-potable written notification date 2015/09/14 Filed Record of Site Condition # on 2016/03/14 8 of 21

9 Table 1 Maximum contaminant concentrations compared to applicable site condition standards Measured concentration for contaminants in soil Contaminant name Maximum concentration Applicable site condition 1 Polychlorinated Biphenyls < µg/g 2 Acetone < µg/g 3 Bromomethane < µg/g 4 Carbon Tetrachloride < µg/g 5 Chlorobenzene < µg/g 6 Chloroform < µg/g 7 Dichlorobenzene, 1,2- < µg/g 8 Dichlorobenzene, 1,3- < µg/g 9 Dichlorobenzene, 1,4- < µg/g 10 Dichlorodifluoromethane < µg/g 11 Dichloroethane, 1,1- < µg/g 12 Dichloroethane, 1,2- < µg/g 13 Dichloroethylene, 1,1- < µg/g 14 Dichloroethylene, 1,2-cis- < µg/g 15 Dichloroethylene, 1,2-trans- < µg/g 16 Dichloropropane, 1,2- < µg/g 17 Dichloropropene,1,3- < µg/g 18 Ethylene dibromide < µg/g 19 Hexane (n) < µg/g 20 Methyl Ethyl Ketone < µg/g 21 Methyl Isobutyl Ketone < µg/g 22 Methyl tert-butyl Ether (MTBE) < µg/g 23 Methylene Chloride < µg/g 24 Styrene < µg/g 25 Tetrachloroethane, 1,1,1,2- < µg/g 26 Tetrachloroethane, 1,1,2,2- < µg/g 27 Tetrachloroethylene < µg/g 28 Trichloroethane, 1,1,1- < µg/g 29 Trichloroethane, 1,1,2- < µg/g 30 Trichloroethylene < µg/g 31 Trichlorofluoromethane < µg/g 32 Vinyl Chloride < µg/g 33 Barium µg/g 34 Beryllium µg/g 35 Boron (total) µg/g Unit of measure...continued on next page Filed Record of Site Condition # on 2016/03/14 9 of 21

10 Table 1 Maximum contaminant concentrations compared to applicable site condition standards Measured concentration for contaminants in soil Continued from previous page... Contaminant name Maximum concentration Applicable site condition 36 Cadmium < µg/g 37 Chromium Total µg/g 38 Cobalt µg/g 39 Copper µg/g 40 Lead µg/g 41 Molybdenum < µg/g 42 Nickel µg/g 43 Silver µg/g 44 Thallium < µg/g 45 Uranium µg/g 46 Vanadium µg/g 47 Zinc µg/g 48 Benzene < µg/g 49 Ethylbenzene < µg/g 50 Toluene < µg/g 51 Xylene Mixture < µg/g 52 Petroleum Hydrocarbons F1**** < 5 65 µg/g 53 Petroleum Hydrocarbons F2 < µg/g 54 Petroleum Hydrocarbons F3 < µg/g 55 Petroleum Hydrocarbons F4 < µg/g 56 Antimony < 1 50 µg/g 57 Arsenic µg/g 58 Selenium < µg/g 59 Boron (Hot Water Soluble)* µg/g 60 Chromium VI < µg/g 61 Cyanide (CN-) < µg/g Unit of measure 62 Electrical Conductivity < ms/cm 63 Mercury < µg/g 64 Sodium Adsorption Ratio < Acenaphthene < µg/g 66 Acenaphthylene < µg/g 67 Anthracene µg/g 68 Benz[a]anthracene µg/g 69 Benzo[a]pyrene µg/g 70 Benzo[b]fluoranthene µg/g...continued on next page Filed Record of Site Condition # on 2016/03/14 10 of 21

11 Table 1 Maximum contaminant concentrations compared to applicable site condition standards Measured concentration for contaminants in soil Continued from previous page... Contaminant name Maximum concentration Applicable site condition 71 Benzo[ghi]perylene < µg/g 72 Benzo[k]fluoranthene µg/g 73 Chrysene µg/g 74 Dibenz[a h]anthracene < µg/g 75 Fluoranthene µg/g 76 Fluorene < µg/g 77 Indeno[1 2 3-cd]pyrene < µg/g 78 Methlynaphthalene, 2-(1-) *** < µg/g 79 Naphthalene < µg/g 80 Phenanthrene µg/g 81 Pyrene µg/g 82 Bromodichloromethane < µg/g 83 Bromoform < µg/g 84 Dibromochloromethane < µg/g Unit of measure Filed Record of Site Condition # on 2016/03/14 11 of 21

12 Table 1 Maximum contaminant concentrations compared to applicable site condition standards (Continued) Ground water Contaminant name Maximum concentration Applicable site condition 1 Benzene µg/l 2 Ethylbenzene µg/l 3 Toluene µg/l 4 Xylene Mixture µg/l 5 Petroleum Hydrocarbons F1**** < µg/l 6 Petroleum Hydrocarbons F2 < µg/l 7 Petroleum Hydrocarbons F3 < µg/l 8 Petroleum Hydrocarbons F4 < µg/l 9 Acetone µg/l 10 Bromomethane < µg/l 11 Carbon Tetrachloride < µg/l 12 Chlorobenzene < µg/l 13 Chloroform < µg/l 14 Dichlorobenzene, 1,2- < µg/l 15 Dichlorobenzene, 1,3- < µg/l 16 Dichlorobenzene, 1, µg/l 17 Dichlorodifluoromethane < µg/l 18 Dichloroethane, 1,1- < µg/l 19 Dichloroethane, 1,2- < µg/l 20 Dichloroethylene, 1,1- < µg/l 21 Dichloroethylene, 1,2-cis- < µg/l 22 Dichloroethylene, 1,2-trans- < µg/l 23 Dichloropropane, 1,2- < µg/l 24 Dichloropropene,1,3- < µg/l 25 Ethylene dibromide < µg/l 26 Hexane (n) µg/l 27 Methyl Ethyl Ketone µg/l 28 Methyl Isobutyl Ketone < µg/l 29 Methyl tert-butyl Ether (MTBE) < µg/l 30 Methylene Chloride < µg/l 31 Styrene µg/l 32 Tetrachloroethane, 1,1,1,2- < µg/l 33 Tetrachloroethane, 1,1,2,2- < µg/l 34 Tetrachloroethylene µg/l 35 Trichloroethane, 1,1,1- < µg/l Unit of measure...continued on next page Filed Record of Site Condition # on 2016/03/14 12 of 21

13 Table 1 Maximum contaminant concentrations compared to applicable site condition standards (Continued) Ground water Continued from previous page... Contaminant name Maximum concentration Applicable site condition 36 Trichloroethane, 1,1,2- < µg/l 37 Trichloroethylene < µg/l 38 Trichlorofluoromethane < µg/l 39 Vinyl Chloride < µg/l 40 Bromodichloromethane < µg/l 41 Bromoform < µg/l 42 Dibromochloromethane < µg/l 43 Polychlorinated Biphenyls < µg/l 44 Acenaphthene < µg/l 45 Acenaphthylene < µg/l 46 Anthracene < µg/l 47 Benz[a]anthracene < µg/l 48 Benzo[a]pyrene µg/l 49 Benzo[b]fluoranthene < µg/l 50 Benzo[ghi]perylene < µg/l 51 Benzo[k]fluoranthene < µg/l 52 Chrysene < µg/l 53 Dibenz[a h]anthracene < µg/l 54 Fluoranthene < µg/l 55 Fluorene < µg/l 56 Indeno[1 2 3-cd]pyrene < µg/l 57 Methlynaphthalene, 2-(1-) *** µg/l 58 Naphthalene µg/l 59 Phenanthrene µg/l 60 Pyrene < µg/l 61 Barium µg/l 62 Beryllium < µg/l 63 Boron (total) µg/l 64 Cadmium < µg/l 65 Chromium Total µg/l 66 Cobalt µg/l 67 Copper µg/l 68 Lead < µg/l 69 Molybdenum µg/l 70 Nickel µg/l Unit of measure...continued on next page Filed Record of Site Condition # on 2016/03/14 13 of 21

14 Table 1 Maximum contaminant concentrations compared to applicable site condition standards (Continued) Ground water Continued from previous page... Contaminant name Maximum concentration Applicable site condition 71 Silver < µg/l 72 Thallium < µg/l 73 Uranium µg/l 74 Vanadium µg/l 75 Zinc µg/l 76 Antimony < µg/l 77 Arsenic < µg/l 78 Selenium µg/l 79 Chloride 302, µg/l 80 Chromium VI < µg/l 81 Cyanide (CN-) < 2 66 µg/l 82 Mercury < µg/l 83 Sodium 106, µg/l Unit of measure Filed Record of Site Condition # on 2016/03/14 14 of 21

15 Remedial action and mitigation Remediated soils Estimated quantities of the soil, if any, originating at and remaining on the record of site condition property that have been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil. Indicate the remediation process or processes used and the estimated amount of soil remediated by each identified process. Soil remediation process Estimated quantity of soil (in groundvolume in cubic metres) None 0.0 Description of remediation Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the record of site condition property. None Soil or sediment removed and not returned Estimated quantities of soil or sediment, if any, removed from and not returned to the record of site condition property. Estimated quantity of soil (in ground-volume in cubic metres) 0.0 Estimated quantity of sediment (in ground-volume in cubic metres) 0.0 Soil brought to the property Estimated quantity of the soil, if any, being brought from another property to and deposited at the record of site condition property, not including any soil that may have originated at but been remediated off the record of site condition property and that is identified in section 28 of Schedule A. Estimated quantity of soil brought to the property (in ground-volume in cubic metres) 0.0 Filed Record of Site Condition # on 2016/03/14 15 of 21

16 Ground water control or treatment measures Ground water control or treatment measures that were required for the record of site condition property prior to the certification date for the purpose of submitting the record of site condition for filing. None Ground water control or treatment measures that are required for the record of site condition property after the certification date. None Estimated volume of ground water, if any, removed from and not returned to the record of site condition property. Estimated volume of ground water (in litres) 0.0 Filed Record of Site Condition # on 2016/03/14 16 of 21

17 Other activities including risk management measures Constructed works that prior to the certification date for the purpose of submitting the record of site condition for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the record of site condition property. None Constructed works that after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the record of site condition property. None Monitoring or Maintenance Soil Management Measures Soil monitoring requirements or any requirements for care, maintenance or replacement or any monitoring or control works for known existing contaminants, if any, on the record of site condition property, after the certification date. None Ground water management measures Ground water monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works or known existing contaminants, if any, on the record of site condition property, after the certification date. None Remediated or removed soil, sediment or ground water from near property boundary Has any soil, sediment or ground water at the record of site condition property that is or was located within 3 metres of the record of site condition property boundary been remediated or removed for the purpose of remediation? No Filed Record of Site Condition # on 2016/03/14 17 of 21

18 D Qualified person s statements and certifications As the qualified person, I certify that: A phase one environmental site assessment of the record of site condition property, which includes the evaluation of the information gathered from a records review, site reconnaissance, interviews, a report and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. A phase two environmental site assessment of the record of site condition property, which includes the evaluation of the information gathered from planning and conducting a site investigation, a report, and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. The information represents the site conditions at the sampling points at the time of sampling only and the conditions between and beyond the sampling points may vary. As of 2015/05/19, in my opinion, based on the phase one environmental site assessment and the phase two environmental site assessment, and any confirmatory sampling, there is no evidence of any contaminants in the soil, ground water or sediment on, in or under the record of site condition property that would interfere with the type of property use to which the record of site condition property will be put, as specified in the record of site condition. Ground water sampling has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. I have, within the six months immediately before the submission of this record of site condition, given written notice of intention to apply non-potable ground water site condition standards to the clerk of the local municipality in which the property is located and the clerk of any upper-tier municipality in which the property is located. As of 2015/05/19, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the record of site condition property meets the applicable full depth generic site condition standards prescribed by section 37 of the regulation for all contaminants prescribed by the regulation in relation to the type of property use for which this record of site condition is filed, except for those contaminants (if any) specified in this record of site condition at Table 2, maximum contaminant concentrations compared to standards specified in a risk assessment. As of 2015/05/19, the maximum known concentration of each contaminant in soil, sediment and ground water at the record of site condition property for which sampling and analysis has been performed is specified in this record of site condition at Table 1, maximum contaminant concentrations compared to applicable full depth generic site condition standards. I am a qualified person and have the qualifications required by section 5 of the regulation. I have in place an insurance policy that satisfies the requirements of section 7 of the regulation. I acknowledge that the record of site condition will be submitted for filing in the Environmental Site Registry, that records of site condition that are filed in the Registry are available for examination by the public and that the Registry contains a notice advising users of the Registry who have dealings with any property to consider conducting their own due diligence with respect to the environmental condition of the property, in addition to reviewing information in the Registry. The opinions expressed in this record of site condition are engineering or scientific opinions made in accordance with generally accepted principles and practices as recognized by members of the environmental engineering or science profession or discipline practising at the same time and in the same or similar location. I do not hold and have not held and my employer EXP SERVICES INC. does not hold and has not held a direct or indirect interest in the record of site condition property or any property which includes the record of site condition property and was the subject of a phase one or environmental site assessment or risk assessment upon which this record of site condition is based. To the best of my knowledge, the certifications and statements in this part of the record of site condition are true as of 2015/05/19. By signing this record of site condition, I make no express or implied warranties or guarantees. By checking the boxes above, and entering my membership/licence number in this submission, I, THIAM CHUAN Filed Record of Site Condition # on 2016/03/14 18 of 21

19 By checking the boxes above, and entering my membership/licence number in this submission, I, THIAM CHUAN TAN, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2016/02/25: a) signing this record of site condition submission as a qualified person; and b) making all certifications required as a qualified person for this record of site condition. I agree Filed Record of Site Condition # on 2016/03/14 19 of 21

20 Additional documentation provided by property owner or agent The following documents have been submitted to the Ministry of the Environment and Climate Change as part of the record of site condition Lawyer's letter consisting of a legal description of the property Copy of any deed(s), transfer(s) or other document(s) by which the record of site condition property was acquired A Current plan of survey A copy of no objection statement from municipality Area(s) of potential environmental concern Table of current and past uses of the phase one property Phase 2 conceptual site model Owner or agent certification statements Filed Record of Site Condition # on 2016/03/14 20 of 21

21 Filed Record of Site Condition # on 2016/03/14 21 of 21

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26 February 2, 2016 Exp Services Inc. 220 Commerce Valley Drive West Suite 500, Markham, L3T 0A8 VIA Attention: Mr. Travis Tan; Ms. Tara Tait Dear Mr. Tan and Ms. Tait, Re: 8940 Jane Street, City of Vaughan Notification of Use of Non-Potable Ground Water Standards The City received your letter dated January 28, 2016 requesting permission to use non-potable ground water standards, as defined under Ontario Regulation (O. Reg.) 153/04 (as amended) for the above noted Subject Lands. Previous non-objection correspondence was provided by the City in our letter dated July 31, Based on a review of our files, the City maintains no reason to object to the application of nonpotable site condition standards. However, you are reminded that formal acceptance from York Region will be required in accordance with O. Reg. 153/04 (as amended). In the absence of York Region s acceptance, the City will object to the use of Table 3 non-potable ground water conditions. Yours truly, Andy Lee, P. Eng. Environmental Engineer Development Engineering and Infrastructure Planning Services Department City of Vaughan Cc: Tanya Kampherm Martin, The Regional Municipality of York (Tanya.KamphermMartin@york.ca)

27 South Parcel 8940 Jane Street, Vaughan, Ontario Project # MRK A0 Areas of Potential Environmental Concern APEC Location of APEC on Phase One Property PCA Location of PCA (onsite or offsite) Contaminants of Potential Environmental Concern Media Potentially Impacted (Ground water, soil, and/or sediment) A Entire site (30) Importation of fill material of unknown quality (S1) On-site Soil: PAHs, PHCs, PCBs, metals Ground Water: PAHs, PHCs, metals Soil and ground water B Entire site (58) Waste Disposal and Waste Management, including thermal treatment, landfilling and transfer of waste, other than use of biosoils as soil conditioners (S7) On-site PHCs, VOCs, PAHs and metals Soil and ground water C North-central portion of site (28) Gasoline and associated products storage in fixed tanks (S2) On-site BTEX, PHCs Soil and ground water D South-central portion of site (28) Gasoline and associated products storage in fixed tanks (S3) On-site BTEX, PHCs Soil and ground water PHCs- petroleum hydrocarbons; PAHs polycyclic aromatic hydrocarbons; PCBs polychlorinated biphenyls; BTEX benzene, toluene, ethylbenzene, xylenes.

28 South Parcel 8940 Jane Street, Vaughan, Ontario Project # MRK A0 Current and Past Uses of the Phase One Property From To Name of Owner Description of Property Use Property Use Other Observations from Aerial Photographs, Fire Insurance Plans etc. Pre Henry Dickhout Jacob Miller Peter Dickhout Henry Dickhout John A. Kinnee Wiliam P.D. Kinnee Frank Foster Agricultural or Other Use Agricultural or Other Use No PCAs or APECs were identified from the sources researched; based on aerial photographs, previous environmental reports and interviews, the Site and surrounding properties were not developed and were used as agricultural land Minister of Highways for Ontario Harry Fierheller and Mabel Fierheller Ralph Greenstein and Louis Fenkell Edward Duda

29 South Parcel 8940 Jane Street, Vaughan, Ontario Project # MRK A0 From To Name of Owner Description of Property Use Property Use Other Observations from Aerial Photographs, Fire Insurance Plans etc Frank Mammone Waste Transfer Facilty Frank Mammone Vacant 2014 Present Sandra Frances Mammone Vacant Industrial Use Based on aerial photographs, previous environmental reports and interviews, the following PCAs were identified at the RSC Property: importation of fill material of unknown quality; gasoline and associated products storage in fixed tanks; and waste disposal and waste management, including thermal treatment, landfilling and transfer of waste, other than use of biosoils as soil conditioners. APECs were identified throughout the RSC Property.

30 Phase Two Conceptual Site Model The RSC property (site) is located on the southeast portion of the property municipally addressed as 8940 Jane Street, in Vaughan, Ontario. The site is legally described as: Legal Description: PT LT 14 CON 5 VAUGHAN PTS 3 & 18, 65R17098, VAUGHAN PIN: (LT). The site measures approximately 0.41 hectares (1.0 acre) in area. At the time of the investigation, the site was vacant. A Conceptual Site Model (CSM) was developed based on the potentially contaminating activities (PCA) identified within the Phase One Study Area, as well as using information collected during the Phase Two Environmental Site Assessment. The CSM is a simplification of reality, which aims to identify the areas of concern, contaminant transport and exposure pathways and receptors. All of the soil and ground water samples analyzed were within the Ontario Regulation (O.Reg. 153/04) Table 3 Generic Site Condition Standards for use for a residential/parkland/institutional land use with medium/fine textured soil for all potential contaminants of concern (COCs). The location of the site is shown on Figure 1. A site plan showing the configuration of the site is provided as Figure 2. The Phase One CSM is provided as Figure 3. The site is part of the 8940 Jane Street property that was first developed as a waste transfer and recycling facility in 1977 and operated as such until the early 2010s. Prior to that, the site was used for agricultural purposes. During its operation, the facility reportedly accepted solid non-hazardous wastes from industrial, commercial and institutional generators (MMM, 2013). Most recently, the site was rented out to a trucking company for truck and mobile trailer storage, however at the time of the most recent investigation, the site was vacant. It is intended that a portion of the site will be conveyed to the City of Vaughan for a roadway extension. The remaining portion of the RSC property will be used for commercial purposes. 1.0 Potentially Contaminating Activities Following a review of the historical documentation and site reconnaissance conducted as part of the Phase One investigation, eight PCAs were identified within the Phase One Study Area (Figure 3). Of these eight PCAs, four were considered to result in an area of potential environmental concern (APEC) on-site. The PCAs that may result in APECs on the site include: Imported fill material of unknown quality across the site and the entire 8940 Jane Street property(s1); One former AST of unknown content located in the central portion along the northern boundary of the site (S2); One former AST for the storage of waste oil located centrally along the southern property boundary of the site (S3); The use of site and the entire 8940 Jane Street property as a waste transfer facility and recycling plant (S7). 1

31 The former ASTs to the north and northwest of the former garage (PCA S2 and S4) were noted to be in poor condition during the site visit conducted by Soil-Eng Limited in Staining was present around these ASTs, which is likely due to historic leakage or spills. No information pertaining to the condition of the former AST located to the southeast of the former garage (PCA S3) was provided by Soil-Eng Limited (2001). The former AST located to the north of the former garage (PCA S4) was assessed as part of previous subsurface investigations conducted on the entire property municipally addressed as 8940 Jane Street. This PCA was assessed through the advancement of BH5 (Barenco, 2004), TH2 (Barenco, 2008) and TH23 (exp, 2014). A worst-case soil sample was collected from a depth of 1.2 to 2.1 mbgs, from BH5 on February 27, 2004, and analyzed for total petroleum hydrocarbons (TPH) (gas/diesel) and TPH (heavy oils). Both parameters were within the applicable MOE 1997 Table B Standards. TH2 was advanced by Barenco on July 27, A worst-case soil sample was collected from a depth of 0.8 to 1.4 mbgs and analyzed for BTEX. All parameters were within the 2004 and current (2011) Table 3 Standards. TH23 was advanced by exp on February 3, One worst-case soil sample, collected from a depth 3.8 to 4.6 mbgs, was analyzed for BTEX and PHC fractions F1 to F4. Additionally, a ground water sample was also collected from this monitor and analyzed for BTEX and PHC fractions F1 to F4. All parameters in soil and ground water were within the Table 3 Standards. Given that no exceedances were identified in the location of this former AST, this PCA was not considered to result in an APEC on the RSC property. A former maintenance garage, which was reportedly demolished in 2011, was historically used for storage purposes and for storage of vehicles. Minor repair work of the disposal trucks associated with the waste transfer facility were performed occasionally within the garage. It was also reported that at some point prior to demolition, the building was also used as a greenhouse and for storage of fruits and vegetables. It was reported that no underground hoists or oil/water separators were present within the former garage (MMM, 2013). During demolition of the building, the foundation of the building was removed and no petroleum odours or staining were detected during the excavation. It was reported that the construction materials from the demolition were removed from the site and the excavation was backfilled with regraded site soil. Based on the reported activities within the former maintenance garage and observations made during building demolition, the former maintenance garage was not identified as a PCA. As discussed, the 8940 Jane Street property operated as a waste transfer and recycling facility between 1977 and the early 2010s. The facility reportedly accepted solid non-hazardous wastes from industrial, commercial and institutional generators (MMM, 2013). Based on the configuration of the 8940 Jane Street property (Figure 2), the waste transfer and recycling activities (PCA S7) appear to have been conducted on the western portion of the property, separated from the RSC property by a fence. However, to be conservative, this was considered a PCA contributing to an APEC on-site. Petroleum hydrocarbon (PHC) fractions F1 to F4, benzene, toluene, ethylbenzene and xylenes (BTEX), volatile organic compounds (VOCs), polycyclic aromatic hydrocarbons (PAHs), metals and inorganics and polychlorinated biphenyls (PCBs) were identified as potential COCs in soil and ground water. Two ASTs, located to the west of the site were also identified as PCAs (S5 and S6). Additionally, the old machinery storage area (S8) located to the north of the site was also 2

32 identified as a PCA. However given the trans- and downgradient location these PCAs based on the ground water flow direction to the southwest, these PCAs were considered de minimis. It should be noted that the former pond area, located to the northwest of the site, was likely backfilled with imported material of unknown quality, and was therefore considered to be part of PCA S1. Additionally, during the 2008 subsurface investigation conducted by Barenco, a pile of wooden debris was noted to be present on the 8940 Jane Street property, located to the northwest of the site. Barenco reported that there was no evidence of potential environmental impact associated with the wooden debris, however it was conservatively considered part of PCA S1. No PCAs outside of the 8940 Jane Street property were identified that could result in an APEC on the site during the Phase One investigation. The PCAs are shown on Figure Areas of Potential Environmental Concern The APECs identified based on the PCAs in the Phase One Study Area are summarized in the table below. APECs are shown on Figure 3. Areas of Potential Environmental Concern APEC Location of APEC on Phase One Property PCA Location of PCA (onsite or offsite) Contaminants of Potential Environmental Concern Media Potentially Impacted (Ground water, soil, and/or sediment) A Entire site (30) Importation of fill material of unknown quality (S1) On-site PAHs, PHCs, PCBs, metals Soil and ground water B Entire Site (58) Waste Disposal and Waste Management, including thermal treatment, landfilling and transfer of waste, other than use of biosoils as soil conditioners (S7) On-site PHCs, VOCs, PAHs and metals Soil and ground water C North-central portion of site (28) Gasoline and associated products storage in fixed tanks (S2) On-site BTEX, PHCs Soil and ground water D South-central portion of site (28) Gasoline and associated products storage in fixed tanks (S3) On-site BTEX, PHCs Soil and ground water Areas where Contaminants are Present No soil or ground water exceedances of the MOECC Table 3 SCS were found. Cross Sectional Diagrams have been created to illustrate site stratigraphy and location where soil and ground water samples were collected. The Cross Section Plan is presented as Figure 4 while the Cross Sections are presented as Figures 5A and 5B. 3

33 Proposed Buildings or Other Structures It is intended that a portion of the RSC property will be conveyed to the City of Vaughan for a roadway extension. The remaining portion of the property will remain as commercial land. Exp is unaware of any proposed buildings for the RSC property. Vapour Intrusion No contamination was found present in soil or ground water, therefore vapour intrusion is not a concern at the RSC property. Utilities and Preferential Contaminant Migration Pathways The site is serviced by a natural gas line is located along the south and west property boundaries, extending from Jane Street to a warehouse located at 8940 Jane Street. The site is currently supplied by municipal water; the source of municipal water is Lake Ontario. No utility drawings are available for the site based on communication with York Region on July 29, However, as no soil or ground water contamination is present at the RSC property, preferential contaminant migration pathways are not of concern at the RSC property. Areas where soil has been brought from another property Based on the test hole logs, fill material was identified on the RSC property to a maximum depth of 2.3 metres below ground surface (mbgs); the importation of fill of unknown quality was identified as a PCA on the RSC property. 2.0 Physical Setting The RSC property is located in the physiographic region known as the Peel Plain. The native soils typically contain calcareous silt deposits over limestone (Chapman and Putman, 1984). According to the Ontario Geological Survey s Map 2204, Quaternary Geology of Toronto and Surrounding Area (Sharpe, 1980), surficial soils are classified as young tills consisting of clayey silt till of glacial ice deposits. The site stratigraphy was determined to be sand and gravel fill to a maximum depth of 2.3 mbgs, underlain by silty sand to a depth greater than 7.6 mbgs. Bedrock was not encountered during the Phase Two investigation. According to the Geological Survey of Canada map of the area (Southern Ontario, 1:1,000,000 Scale, Sheet SSS, Map 2544), the underlying geology comprises the Georgian Bay Formation, Blue Mountain Formation, Billings Formation, Collingwood Member, Halton Till and Eastview Member. Bedrock at the site consists of Upper Ordovician shale, limestone, siltstone, and dolostone (Bedrock Geology of Ontario Southern Sheet, Map 2544, Ministry of Northern Development and Mines). According to the Ontario Geological Survey map of Toronto and the Surrounding Area (Sharpe, D.R., 1980), the bedrock elevation below the subject property is at 150 metres above sea level (masl), approximately 68 mbgs. 4

34 The topography in the vicinity of the subject property is relatively flat. An Ontario Base Map Series topographic map was reviewed (Ministry of Natural Resources, 2010). Locally, the land slopes down to the southwest, towards the Humber River and southeast towards a tributary of the Don River. Regionally, the land slopes southward towards Lake Ontario. The measured depth to the ground water table ranged from 4.36 (TH102) to 5.42 (TH101) mbgs. The calculated ground water elevations ranged from 94.47(TH102) to (TH104) metres relative to recoverable datum (mrrd). A homogeneous isotropic unconfined aquifer is assumed, given the uniform ground water table elevations, grain size distribution of the native sandy silt/silty sand, and soil stratigraphy at the site. There are no water bodies on-site. The nearest surface water body to the site is a tributary of the West Don River located approximately 800 metres to the northeast of the site. A tributary of the Humber River is located approximately 1.8 kilometres to the west of the site. Both the West Don River and the Humber River flow south to Lake Ontario. Taking into consideration surface water features in the surrounding area and surface topography, regional ground water flow direction is inferred to be westerly to southwesterly towards the Humber River. Localized flow conditions across the site indicate a local ground water flow to the southwest; the ground water contour plan is shown in Figure 6. Note that ground water elevations from monitors located on 8940 Jane Street, but not on the site, were also considered to obtain a data set with a better spatial distribution in the preparation of the ground water contour plan. Results of ground water monitoring activities indicate a localized on-site hydraulic gradient of m/m to the southwest. Hydraulic conductivity testing was performed on-site at TH22 and off-site at MW2 (exp, 2014). Given that MW2 is located about 10 metres west of the site boundary, and the monitor is screened in similar geology, the measured hydraulic conductivity was considered to be consistent with that of the site. Measured hydraulic conductivities at MW2 and TH22 were 2.33 x 10-5 cm/s and 3.74 x 10-4 cm/s, respectively. The average hydraulic conductivity was calculated to be 1.99 x10-4 cm/s. These values are consistent with the typical hydraulic conductivity of the native sandy silt/silty sand (Groundwater, Freeze and Cherry, 1979). Based on a horizontal hydraulic gradient of m/m, a hydraulic conductivity of 1.99 x10-4 cm/s, and a porosity of 0.35 (McWorter and Sunada, 1977), Darcy s Law was used to calculate a ground water flow velocity through the native sandy silt/silty sand, at a rate of approximately 6.1 metres per year. The subject property is not on, or adjacent to, any environmentally significant areas, wetlands, wildlife corridors or flood plain areas. 2.1 Appropriate Standards Selection As part of the RSC process, exp determined the appropriate soil and ground water Standards for the screening of the COCs on the RSC property. The Standards were determined per O. 5

35 Reg. 153/04 (rationale provided below). All chemicals analysed met the appropriate Standards in soil and/or ground water. With respect to Section 41 of O. Reg.153/04, the subject property is not considered to be environmentally sensitive for the following reasons: There are no areas of natural significance on or immediately adjacent or within 30 metres to the site (according to the Ministry of Natural Resources and Forestry s Make a Map: Natural Heritage Areas website); and, The soil at the property is within the ph range prescribed by the O. Reg.153/04 ph range for surface and sub-surface soil according to the Phase Two Environmental Site Assessment results. With respect to Section 43.1 of O. Reg.153/04, the subject property is not considered to be a shallow soil property given that the average depth to bedrock across the site is greater than 2.0 mbgs (as observed during the Phase Two Environmental Site Assessment) and the subject property is not located within 30 metres of a water body. As discussed in Section 2.0, the nearest surface water body to the site is a tributary of the West Don River located approximately 800 metres to the northeast of the site A soil sample, representative of the native sandy silt/silty sand found across the entire site, was collected for grain size analysis and sent to AGAT. The sample contained more than 50% of particles less than 75 microns. As part of a previous investigation (exp, 2014), three representive soil samples were collected across the 8940 Jane Street property for grain size analysis and sent to AGAT. The samples contained more than 50% of particles less than 75 microns. As a result, soil at the site is classified to be medium/fine textured. Although the future property use is considered community and therefore a change to a more sensitive land use will not occur as per O. Reg. 153/04, the City of Vaughan has requested that an RSC be filed for this property. The RSC is to be filed for a residential/parkland/institutional land use, at the request of the property owner. The site and surrounding areas are currently supplied by municipal water; the source of municipal water is Lake Ontario. There is no potable water use in the vicinity of the site. The City of Vaughan (City) and York Region (Region) were notified in a letter dated January 28, 2016 and September 14, 2015, respectively, of exp s intention to apply non-potable ground water SCS to the site. A response from the City, dated February 2, 2016, and from the Region, dated September 17, 2015 indicated no objection to the use of non-potable Standards to the site. Based on the above information, the appropriate generic clean-up Standards for the RSC property were determined to be Table 3 Generic Site Condition Standards (SCS) for a residential/parkland/institutional land use with medium/fine textured soil. 3.0 Current Site Status 3.1 Soil For the preparation of the Phase Two CSM, results of soil samples collected on-site during the 2004 and 2006 sampling events by Barenco, the 2013 sampling event by MMM Group Limited 6

36 and the 2014 sampling event by exp were considered in addition to the soil sampling results from the current Phase Two ESA. With the exception of VOC analysis at TH3 in 2006, the sampling and analysis methodologies were in compliance with the current O. Reg. 153/04, and were therefore considered for the assessment of the APECs on the site. All VOC parameters analyzed at TH3 in 2006 were below detection. Four additional soil samples have been collected from the RSC property for analysis of VOCs using sampling and analysis methodologies in compliance with the current O. Reg. 153/04; all VOC parameters were below detection. Therefore, the use of the soil VOC data from TH3 was considered for the assessment of APECs on the site. In total, sixteen soil samples from depths ranging from grade to 6.1 mbgs, plus five field duplicate samples, were collected from TH101 to TH103, TH3, BH7, TH22, TH24 and TP2. Soil samples were analysed for the potential COCs including PHC fractions F1 to F4, PAHs, VOCs, PCBs and/or metals and inorganics. All soil samples met the Table 3 Standards for all parameters analysed. 3.2 Ground Water Two ground water samples, plus one field duplicate sample, were collected from depths ranging from 3.0 to 6.0 and 4.0 to 7.0 mbgs at TH101 and TH102 during the Phase Two ESA. In addition two ground water samples taken from TH22 and TH24, collected from a depth ranging from 4.0 to 7.0 mbgs and 4.5 to 7.5 mbgs, during the 2014 Phase Two ESA by exp, and one ground water sample, taken from a depth ranging from 0.8 to 3.8 mbgs from TH3, during the 2006 sampling event by Barenco were also considered in the preparation of the Phase Two CSM. The ground water samples were analysed for all potential COCs including PHC fractions F1 to F4, PAHs, PCBs, VOCs, and/or metals and inorganics. All ground water samples met the Table 3 Standards for all parameters analysed. 4.0 Contaminant Pathways and Receptors As no soil or ground water COCs were identified on the RSC property, all potential pathways through which receptors may be exposed to COCs in soil and ground water are considered incomplete. 5.0 Future Land Use It is intended that a portion of the site will be conveyed to the City of Vaughan for a roadway extension. The remaining portion of the property will remain as commercial land. 6.0 Conclusion Data used in this Phase Two CSM includes both historical data collected by Barenco in 2004 and 2006, by MMM Group Limited in 2013 and by exp in 2014 and It has been concluded that the collected data from the environmental assessments adequately characterizes the RSC property and can support the filing of an RSC. As discussed above and documented in the Phase Two ESA (exp, 2015) all soil and ground water concentrations at the 7

37 RSC property are within the MOECC Table 3 Standards for residential land use and medium to fine textured soil, as of the certification date, May 19, References 1. Barenco Inc., Phase II Environmental Assessment Report, 8940 Jane Street, Vaughan, Ontario, January Barenco Inc., Phase I Update and Phase II Environmental Assessment, 8940 Jane Street, Vaughan, Ontario, March Chapman, L.J. and D.F. Putnam, The Physiography of Southern Ontario, Third Edition, Ontario Ministry of Natural Resources, exp Services Inc., Due Diligence Phase I Environmental Assessment, February exp Services Inc., Due Diligence Phase II Environmental Assessment, February exp Services Inc., Phase One Environmental Site Assessment, August, Freeze, R.A. and J.A. Cherry, Groundwater, Prentice-Hall of Canada Ltd., McWhorter, D.B. and D.K. Sunada Ground-Water Hydrology and Hydraulics. Water Resources Publications, Colorado. 9. MMM Group Limited, Phase II Environmental Site Assessment, 8940 Jane Street, Vaughan, Ontario, March, Ontario Geological Survey, Bedrock Geology of Ontario, Southern Sheet, Ontario Geological Survey Map 2544, scale 1:1,000,000, Ontario Ministry of Natural Resources and Forestry, Heritage Areas Map, 2014 ( html). 12. Sharpe, D.R., Quaternary Geology of Toronto and Surrounding Area, Ontario Geological Survey Preliminary Map P. 2204, Geological Series, scale 1:100,000, Soil Eng Limited, Environmental Site Assessment, Phases 1 and 2, Proposed Road Development, 8940 Jane Street, City of Vaughan, June

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