Ontario Ministry of the Environment - Record of Site Condition # Record of Site Condition Under Part XV.1 of the Environment Protection Act

Transcription

1 Ontario Ministry of the Environment - 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 09/05/2013 Certification Date 06/07/2012 Current Property Use Industrial Intended Property Use Commercial Certificate of Property Use Number Applicable Site Condition Standards** Property Municipal Address No CPU Full Depth Generic Site Conditions Standard, with Potable Ground Water, Medium and Fine Textured Soil, for Commercial property use 585 Ontario Street N5A 3J6 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.

2 RSC Information Each field marked by an asterisk (* ) must be completed. Is the property used, or has it ever been used, in whole or in part for an industrial use or as a garage; a bulk liquid dispensing facility, including a gasoline outlet; or for the operation of dry cleaning equipment? Yes * No Is the property being used or has the property ever been used, in whole or in part (a) for quarrying to excavate consolidated or unconsolidated aggregate; or (b) for that aspect of the production of oil and gas consisting of the presence of an oil well or gas well on, in or under the property? Yes * No Is the property currently used for an agricultural or other use, or a community use, an institutional use, a parkland use or a residential use? Yes * No Select Type of RSC * Phase 1 and 2 RSC Phase 1 and 2 RSC with RA

3 Owner Information Owners' General Information Submitting Owner's Information RSC Property Information Environmental Condition ESA Information QP Profile Information Owner's Information Owners' General Information Is the submitting owner(s) a Receiver for the Property? * Yes No Is the submitting owner(s) represented by an Agent? * Yes No Certification Statement Supporting Documents

4 Owner Information Owners' General Information Submitting Owner's Information RSC Property Information Environmental Condition ESA Information QP Profile Information Certification Statement Supporting Documents Owner's Information Submitting Owner's Information Type of Owner * Owner Name * Firm, Corporation or Partnership Ontario Inc. Street Number 25 * Street Name Box * Apt No. /RR No. City, Town or Village * Province * Postal Code * Country Shakespeare Ontario N0B 2P0 Canada Submitting Owner's Contact Information Contact First Name * Contact Last Name * Kim Kneitl-Jantzi Phone Number * (including area code) Fax Number (including area code) Address (519) jjantzi@netflash.net

5 Owner Information RSC Property Information Property Address Municipality Information RSC Property Information Property Address Does the Property have a Municipal Address? Yes No * Property Reference Number Geographical Reference/Area of RSC Property Is the property administered by MNR under the Public Lands Act? Yes No * Previously Filed RSC(s) and TN(s) Environmental Condition Street Number * Street Name * 585 Ontario Street Apt No. /RR No. ESA Information City, Town or Village * Stratford Province * Ontario Postal Code * N5A 3J6 QP Profile Information Certification Statement Supporting Documents

6 Owner Information RSC Property Information Property Address Municipality Information Property Reference Number Geographical Reference/Area of RSC Property Previously Filed RSC(s) and TN(s) Environmental Condition Municipality & Property Address Information Municipality Information Lower or Single Tier Municipality * Stratford Click here to view the list of municipalities Tier of Municipality Single Tier The District Office of MOE * London District Office Address of District Office of MOE 733 Exeter Road, London ON N6E 1L3 ESA Information QP Profile Information Certification Statement Supporting Documents

7 Owner Information RSC Property Information Property Address Municipality Information Property Reference Number Geographical Reference/Area of RSC Property Municipality & Property Address Information Property Reference Number Assessment Roll Number Property Identifier Number (PIN #) LT Previously Filed RSC(s) and TN(s) Environmental Condition ESA Information QP Profile Information Certification Statement Supporting Documents

8 Owner Information RSC Property Information Property Address Municipality Information Property Reference Number Geographical Reference/Area of RSC Property Previously Filed RSC(s) and TN(s) Environmental Condition ESA Information QP Profile Information Geo Reference & Other Properties Details Geographical References UTM Coordinates Datum NAD 83 Zone * 17 Easting * 503, Northing * 4,802, Area of RSC Property Total Area of RSC Property in Hectares * 0.12 Certification Statement Supporting Documents

9 Owner Information RSC Property Information Previous Submission Information Previously Filed Record of Site Condition Number: Property Address Municipality Information Property Reference Number Previously Filed Transition Notice Number: Geographical Reference/Area of RSC Property Previously Filed RSC(s) and TN(s) Environmental Condition ESA Information QP Profile Information Certification Statement Supporting Documents

10 Owner Information RSC Property Information Environmental Condition Other Site Condition Information Site Conditions for 2011 Generic Standards Risk Assessment Information Property Use and Certification Date Remedial Action and Mitigation Details Area(s) of Potential Environmental Concern Table of Current/Past Property Uses of Phase One Property ESA Information QP Profile Information Certification Statement Supporting Documents Environmental Condition Site Condition Information Other Site Condition Information Is the RSC being submitted using the transition provision under Section 21.1 of the Regulation? Yes No *

11 Owner Information RSC Property Information Environmental Condition Other Site Condition Information Site Conditions for 2011 Generic Standards Risk Assessment Information Property Use and Certification Date Remedial Action and Mitigation Details Area(s) of Potential Environmental Concern Table of Current/Past Property Uses of Phase One Property ESA Information QP Profile Information Certification Statement Supporting Documents Environmental Condition Site Condition Information Site Conditions for 2011 Generic Standards Is Property: (i) Within an area of natural significance? or Does Property: (ii) Include or is adjacent to an area of natural significance or part of such an area? or (ii) Include land that is within 30 m of an area of natural significance or part of such an area. Yes No Soil at the property has: (i) a ph value for Surface Soil less than 5 or greater than 9 or (ii) a ph value for Subsurface Soil less than 5 or greater than 11. Yes No Is qualified person of the opinion that, given the characteristics of the property and the certifications the qualified person would be required to make in a record of site condition in relation to the property as specified in Schedule A, it is appropriate to apply this section to the property? * Yes No What is the intended use of the property? * Commercial Is the property a shallow soil property? Yes * * * No Does the property include or is the property adjacent to a water body or does it include land that is within 30 metres of a water body? * Yes No What is the Assessment/Restoration approach? Background * Full Depth Generic Stratified What is the ground water condition for the property? Potable * Non-potable What is the texture of the soil? Coarse * Medium and Fine Applicable 2011 Generic Standard Table Number : TABLE 2

12 Owner Information RSC Property Information Environmental Condition Other Site Condition Information Risk Assessment Information Has a Certificate of Property Use (CPU) been issued under section of the Act for the RSC property? Yes No Site Conditions for 2011 Generic Standards Risk Assessment Information Property Use and Certification Date Remedial Action and Mitigation Details Area(s) of Potential Environmental Concern Table of Current/Past Property Uses of Phase One Property ESA Information QP Profile Information Certification Statement Supporting Documents

13 Owner Information RSC Property Information Environmental Condition Other Site Condition Information Site Conditions for 2011 Generic Standards Property Use and Certification Date Current Property Use and Certification Date What is the current use of the property? * Industrial Certification Date * 2012/07/06 Risk Assessment Information Property Use and Certification Date Remedial Action and Mitigation Details Area(s) of Potential Environmental Concern Table of Current/Past Property Uses of Phase One Property ESA Information QP Profile Information Certification Statement Supporting Documents

14 Owner Information RSC Property Information Environmental Condition Other Site Condition Information Site Conditions for 2011 Generic Standards Environmental Condition Remedial Action & Mitigation Soil Control or Treatment Measures Identify the estimated quantities of the soil, if any, originating at and remaining on the RSC property that have been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil as measured in, or equivalent to, in-ground volume in cubic metres, and indicate the remediation process or processes used and the estimated amount of soil remediated by each identified process. Risk Assessment Information Property Use and Certification Data Remedial Action and Mitigation Details Identify the estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property as measured in, or equivalent to, the in-ground volume in cubic metres Area(s) of Potential Environmental Concern Table of Current/Past Property Uses of Phase One Property ESA Information QP Profile Information Certification Statement Supporting Documents Identify the estimated quantity of the soil, if any, being brought from another property to and deposited at the RSC property, not including any soil that may have originated at but been remediated off the RSC property not including any soil that may have been remediated off the property and brought back to the property as measured in, or equivalent to, the in-ground volume in cubic metres Indicate if any soil, sediment or ground water at the RSC property that is or was located within 3 metres of the RSC property boundary has been remediated or removed for the purpose of remediation. yes

15 Owner Information RSC Property Information Environmental Condition Other Site Condition Information Site Conditions for 2011 Generic Standards Environmental Condition Remedial Action & Mitigation Ground Water Control or Treatment Measures Identify and describe any ground water control or treatment measures that were required for the RSC property prior to the certification date for the purpose of submitting the RSC for filing; or are or will be required for the RSC property after the certification date. Risk Assessment Information Property Use and Certification Data Remedial Action and Mitigation Details Identify the estimated volume in litres of ground water, if any, removed from and not returned to the RSC property. 41,918 Area(s) of Potential Environmental Concern Table of Current/Past Property Uses of Phase One Property ESA Information QP Profile Information Other Treatment Measures Other than the activities identified in the in the Soil or Ground Water Control or Treatment Measures above, identify any constructed works that, prior to the certification date for the purpose of submitting the RSC for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property; or after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property. Certification Statement Supporting Documents Indicate whether there are any monitoring requirements or any requirements for care, maintenance or replacement of any monitoring or control works for known existing contaminants, if any, on the RSC property, after the certification date, and whether any monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works are ground water management measures or soil management measures.

16 Owner Information RSC Property Information Environmental Condition Other Site Condition Information Site Conditions for 2011 Generic Standards Risk Assessment Information Property Use and Certification Data Remedial Action and Mitigation Details Environmental Condition Potential Environmental Concern Area(s) of Potential Environmental Concern Are there areas of potential environmental concern? * Yes No Click here for Area(s) of Potential Environmental Concern Form Current and Past Property Use Table of Current and Past Uses of the Phase One Property Click here for Table of Current and Past Property Use Form Area(s) of Potential Environmental Concern Table of Current/Past Property Use of Phase One Property ESA Information QP Profile Information Certification Statement Supporting Documents

17 Owner Information RSC Property Information Environmental Condition Contaminants Measured in SOIL Contaminants Measured in GROUND WATER Contaminants Measured in SEDIMENTS ESA Information QP Profile Information Certification Statement Supporting Documents Contaminants Measured in SOIL General Information Related to Soil Media Is there no soil on, in or under the property? * (Note there is no soil if either there is no soil on, in or under the property OR the soil present is not sufficient to investigate, sample and analyze in a manner which will meet the requirements and objectives of a phase two environmental site assessment) Yes No Has any investigation, sampling and analysis of soil on, in or under the property taken place already? Yes No Does this previous investigation fit the requirements to be used as part of the phase two environmental site assessment? * Yes No Does this previous investigation meet the requirements and objectives of a phase two environmental site assessment with respect to soil? * Yes * No

18 Owner Information RSC Property Information Environmental Condition Contaminants Measured in SOIL Contaminants Measured in GROUND WATER Contaminants Measured in SEDIMENTS ESA Information QP Profile Information Certification Statement Supporting Documents Contaminants Measured in SOIL Measured Concentration for Contaminants in Soil Contaminant 1-30 * Type of Measurement * Measured * Applicable Concentration Standard Unit Of Measure Benzene Measured µg/g Toluene Minimum Detectable µg/g Ethylbenzene Measured µg/g Xylene Mixture Minimum Detectable µg/g Petroleum Hydrocarbons F1**** Minimum Detectable µg/g Petroleum Hydrocarbons F2 Measured µg/g Petroleum Hydrocarbons F3 Measured µg/g Petroleum Hydrocarbons F4 Minimum Detectable µg/g Antimony Minimum Detectable µg/g Arsenic Measured 2 18 µg/g Barium Measured µg/g Beryllium Measured µg/g Cadmium Minimum Detectable µg/g Chromium Total Measured µg/g Chromium VI Minimum Detectable µg/g Cobalt Measured µg/g Copper Measured µg/g Lead Measured µg/g Molybdenum Minimum Detectable µg/g Nickel Measured µg/g Selenium Minimum Detectable µg/g Silver Minimum Detectable µg/g Thallium Measured µg/g Vanadium Measured µg/g Zinc Measured µg/g Acetone Minimum Detectable µg/g Bromodichloromethane Minimum Detectable µg/g Bromoform Minimum Detectable µg/g Bromomethane Minimum Detectable µg/g Carbon Tetrachloride Minimum Detectable µg/g Total # of Contaminants 59

19 Owner Information RSC Property Information Environmental Condition Contaminants Measured in SOIL Contaminants Measured in GROUND WATER Contaminants Measured in SEDIMENTS ESA Information QP Profile Information Certification Statement Supporting Documents Contaminants Measured in SOIL Measured Concentration for Contaminants in Soil Contaminant * Type of Measurement * Measured * Applicable Concentration Standard Unit Of Measure Chlorobenzene Minimum Detectable µg/g Chloroform Minimum Detectable µg/g Dibromochloromethane Minimum Detectable µg/g Dichlorobenzene, 1,2- Minimum Detectable µg/g Dichlorobenzene, 1,3- Minimum Detectable µg/g Dichlorobenzene, 1,4- Minimum Detectable µg/g Dichlorodifluoromethane Minimum Detectable µg/g Dichloroethane, 1,1- Minimum Detectable µg/g Dichloroethane, 1,2- Minimum Detectable µg/g Dichloroethylene, 1,1- Minimum Detectable µg/g Dichloroethylene, 1,2-cis- Minimum Detectable µg/g Dichloroethylene, 1,2-trans- Minimum Detectable µg/g Dichloropropane, 1,2- Minimum Detectable µg/g Dichloropropene,1,3- Minimum Detectable µg/g Ethylene dibromide Minimum Detectable µg/g Hexane (n) Minimum Detectable µg/g Methyl Ethyl Ketone Minimum Detectable µg/g Methyl Isobutyl Ketone Minimum Detectable µg/g Methyl tert-butyl Ether (MTBE) Minimum Detectable µg/g Methylene Chloride Minimum Detectable µg/g Styrene Minimum Detectable µg/g Tetrachloroethane, 1,1,1,2- Minimum Detectable µg/g Tetrachloroethane, 1,1,2,2- Minimum Detectable µg/g Tetrachloroethylene Minimum Detectable µg/g Trichloroethane, 1,1,1- Minimum Detectable µg/g Trichloroethane, 1,1,2- Minimum Detectable µg/g Trichloroethylene Minimum Detectable µg/g Trichlorofluoromethane Minimum Detectable µg/g Vinyl Chloride Minimum Detectable µg/g Total # of Contaminants 59

20 Owner Information RSC Property Information Environmental Condition Contaminants Measured in SOIL Contaminants Measured in GROUND WATER Contaminants Measured in SEDIMENTS ESA Information QP Profile Information Certification Statement Supporting Documents Contaminants Measured in Ground Water Measured Concentration for Contaminants in Ground Water Contaminant 1-30 * Type of Measurement * Measured * Applicable Concentration Standard Unit Of Measure Benzene Measured µg/l Ethylbenzene Measured µg/l Toluene Measured µg/l Xylene Mixture Measured µg/l Petroleum Hydrocarbons F1**** Measured µg/l Petroleum Hydrocarbons F2 Minimum Detectable µg/l Petroleum Hydrocarbons F3 Minimum Detectable µg/l Petroleum Hydrocarbons F4 Minimum Detectable µg/l Antimony Measured µg/l Arsenic Measured µg/l Barium Measured µg/l Beryllium Minimum Detectable µg/l Boron (total) Measured µg/l Cadmium Minimum Detectable µg/l Chromium Total Measured 5 50 µg/l Cobalt Minimum Detectable µg/l Copper Measured µg/l Lead Minimum Detectable µg/l Molybdenum Measured µg/l Nickel Measured µg/l Selenium Measured 1 10 µg/l Silver Minimum Detectable µg/l Sodium Measured µg/l Thallium Minimum Detectable µg/l Uranium Measured µg/l Vanadium Measured µg/l Zinc Measured µg/l Acetone Minimum Detectable µg/l Bromodichloromethane Minimum Detectable µg/l Bromomethane Minimum Detectable µg/l Total # of Contaminants 61

21 Owner Information RSC Property Information Environmental Condition Contaminants Measured in SOIL Contaminants Measured in GROUND WATER Contaminants Measured in SEDIMENTS ESA Information QP Profile Information Certification Statement Supporting Documents Contaminants Measured in Ground Water Measured Concentration for Contaminants in Ground Water Contaminant * Type of Measurement * Measured * Applicable Concentration Standard Unit Of Measure Bromoform Minimum Detectable µg/l Carbon Tetrachloride Minimum Detectable µg/l Chlorobenzene Minimum Detectable µg/l Chloroform Minimum Detectable µg/l Dibromochloromethane Minimum Detectable µg/l Dichlorobenzene, 1,2- Minimum Detectable µg/l Dichlorobenzene, 1,3- Minimum Detectable µg/l Dichlorobenzene, 1,4- Minimum Detectable µg/l Dichlorodifluoromethane Minimum Detectable µg/l Dichloroethane, 1,1- Minimum Detectable µg/l Dichloroethane, 1,2- Minimum Detectable µg/l Dichloroethylene, 1,1- Minimum Detectable µg/l Dichloroethylene, 1,2-cis- Minimum Detectable µg/l Dichloroethylene, 1,2-trans- Minimum Detectable µg/l Dichloropropane, 1,2- Minimum Detectable µg/l Dichloropropene,1,3- Minimum Detectable µg/l Ethylene dibromide Minimum Detectable µg/l Hexane (n) Minimum Detectable µg/l Methyl Ethyl Ketone Minimum Detectable µg/l Methyl Isobutyl Ketone Minimum Detectable µg/l Methyl tert-butyl Ether (MTBE) Minimum Detectable µg/l Methylene Chloride Minimum Detectable 2 50 µg/l Styrene Minimum Detectable µg/l Tetrachloroethane, 1,1,1,2- Minimum Detectable µg/l Tetrachloroethane, 1,1,2,2- Minimum Detectable µg/l Tetrachloroethylene Minimum Detectable µg/l Trichloroethane, 1,1,1- Minimum Detectable µg/l Trichloroethane, 1,1,2- Minimum Detectable µg/l Trichloroethylene Minimum Detectable µg/l Trichlorofluoromethane Minimum Detectable µg/l Total # of Contaminants 61

22 Owner Information RSC Property Information Environmental Condition Contaminants Measured in SOIL Contaminants Measured in GROUND WATER Contaminants Measured in SEDIMENTS ESA Information QP Profile Information Certification Statement Supporting Documents Contaminants Measured in Ground Water Measured Concentration for Contaminants in Ground Water Contaminant * Type of Measurement * Measured * Applicable Concentration Standard Unit Of Measure Vinyl Chloride Minimum Detectable µg/l Total # of Contaminants 61

23 Owner Information RSC Property Information Environmental Condition Contaminants Measured in SOIL Contaminants Measured in GROUND WATER Contaminants Measured in SEDIMENTS ESA Information QP Profile Information Certification Statement Supporting Documents Contaminants Measured in Sediments Has sediment sampling been conducted at the property? Yes No *

24 Owner Information RSC Property Information Environmental Condition Contaminants Measured in SOIL Contaminants Measured in GROUND WATER Contaminants Measured in SEDIMENTS ESA Information QP Profile Information Certification Statement Supporting Documents Laboratory Information Laboratory Name * Maxxam Analytics Inc.

25 Owner Information RSC Property Information Environmental Condition ESA Information Phase One ESA Reports Phase Two ESA Reports Phase One Reports and Other Documents ESA Information ESA Reports Phase One ESA Reports The date the last work on the records review, interviews and site reconnaissance components of the phase one environmental site assessment was done. 2012/07/04 * Type of Report * Report Title * Date of Report* Author of Report * Name of Consulting Organization Phase One ESA Phase I Environm 2012/07/05 Jeff Stevenson Terrapex Environmenta Phase Two Reports and Other Documents QP Profile Information Certification Statement Supporting Documents

26 Owner Information RSC Property Information Environmental Condition ESA Information Phase One ESA Reports Phase Two ESA Reports Phase One Reports and Other Documents ESA Information ESA Reports Phase Two ESA Reports The date the last work on the planning of the site investigation and conducting the site investigation components of the phase two environmental site assessment was done. 2012/07/06 * Type of Report * Report Title * Date of Report* Author of Report * Name of Consulting Organization Phase Two ESA Phase II Environ 2012/08/13 Jeff Stevenson Terrapex Environmenta Phase Two Reports and Other Documents QP Profile Information Certification Statement Supporting Documents

27 Owner Information RSC Property Information Environmental Condition ESA Information Phase One ESA Reports ESA Information Reports and Other Documents Phase 1 Reports and Other Documents List the Reports/Documents other than the document(s) used as your Phase 1 ESA relied on in certifying the information set out in Section 10 of Schedule A or otherwise used in conducting the Phase 1 ESA Report Title Date of Report Author of Report Name of Consulting Organization for Report Phase Two ESA Reports Phase One Reports and Other Documents Phase Two Reports and Other Documents QP Profile Information Certification Statement Supporting Documents

28 Owner Information RSC Property Information Environmental Condition ESA Information Phase One ESA Reports ESA Information Reports and Other Documents Phase 2 Reports and Other Documents List the Reports/Documents other than the document(s) used as your Phase 2 ESA relied on in making any certifications in the RSC in relation to the Phase 2 ESA or otherwise used in conducting the Phase 2 ESA Report Title Date of Report Author of Report Name of Consulting Organization for Report Phase Two ESA Reports Phase One Reports and Other Documents Phase Two Reports and Other Documents QP Profile Information Certification Statement Supporting Documents

29 Owner Information RSC Property Information Environmental Condition QP Information First Name * Middle Name Paul Jeffrey Last Name * Stevenson Which one of the following licences under the Professional Engineers Act do you hold? * ESA Information None QP Profile Information QP Information Which one of the following memberships under the Professional Geoscientists Act do you hold? * Practising Member Membership Number 1153 * Certification Statement Supporting Documents Is the QP Employed? * Employer Name * Yes Terrapex Environmental Ltd. No QP Contact Information Phone Number * Fax Number * * (905) (905) j.stevenson@terrapex.com QP Mailing Address Information Street Number * Street Name * Apt No. / RR No. 920 Brant Street Unit 16 City, Town or Village * Province * Postal Code * Burlington Ontario L7R 4J1

30 Owner Information RSC Property Information Environmental Condition ESA Information QP Profile Information Certification Statement QP Certification Statement Owner Certification Statement Supporting Documents QP Certification Statement C As the qualified person, I certify that: * A phase one environmental site assessment of the RSC 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 RSC 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 2012/07/06, 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 RSC property that would interfere with the type of property use to which the RSC property will be put, as specified in the RSC. 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. As of 2012/07/06, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the RSC property meets the applicable full depth generic site condition standards prescribed by section 36 of the regulation for all contaminants prescribed by the regulation in relation to the type of property use for which this RSC is filed, except for those contaminants (if any) specified in this RSC at Table 2, Maximum Compared to Standards Specified in a Risk Assessment. As of 2012/07/06, the maximum known concentration of each contaminant in soil, sediment and ground water at the RSC property for which sampling and analysis has been performed is specified in this RSC at Table 1, Maximum Compared to Applicable 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 RSC 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 RSC 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 a direct or indirect interest in the RSC property or any property which includes the RSC property and was the subject of a phase one or two 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 RSC are true as of 2012/07/06. By signing this RSC, I make no express or implied warranties or guarantees. I, the qualified person named below, on the date stated below, make all of the stated certifications applicable to the qualified person in this Part of the record of site condition. Paul Jeffrey Stevenson 2013/05/01

31 Owner Information RSC Property Information Environmental Condition Owner Certification Statement Click here to download Firm, Corp, Other Form ESA Information QP Profile Information Certification Statement QP Certification Statement Owner Certification Statement Supporting Documents

32 Owner Information RSC Property Information Environmental Condition Supporting Documents Please note, only PDF attachments will be accepted with the exception of the Property Specific Standard, which must be an Excel document. Certificate of Status or equivalent Certificate of Status_April_13.pdf * ESA Information Lawyer s letter consisting of a legal description of the property * QP Profile Information Certification Statement Supporting Documents Supporting Documents lawyer letter.pdf Copy of any deed(s), transfer(s) or other document(s) deed1.pdf A Current plan of Survey * survey.pdf * Area(s) of Potential Environmental Concern * Table of APECs.pdf Table of Current and Past Uses of the Phase One Property * TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY. pdf Phase 2 Conceptual Site Model PHASE II CSM.pdf * Owner Certification Statement * stratford_signing.pdf

33

34 Request ID: Province of Ontario Date Report Produced: 2013/04/11 Demande n : Province de l'ontario Document produit le : Transaction ID: Ministry of Government Services Time Report Produced: 13:51:27 Transaction n : Ministère des Services gouvernementaux Imprimé à : Category ID: CT Catégorie : CERTIFICATE OF STATUS ATTESTATION DU STATUT JURIDIQUE This is to certify that according to the records of the Ministry of Government Services D'après les dossiers du Ministère des Services gouvernementaux, nous attestons que la société O N T A R I O I N C. Ontario Corporation Number Numéro matricule de la société (Ontario) is a corporation incorporated, amalgamated or continued under the laws of the Province of Ontario. The corporation came into existence on est une société constituée, prorogée ou née d'une fusion aux termes des lois de la Province de l'ontario. La société a été fondée le A P R I L 2 6 A V R I L, and has not been dissolved. et n'est pas dissoute. Dated Fait le A P R I L 1 1 A V R I L, Director Directrice The issuance of this certifcate in electronic form is authorized by the Ministry of Government Services. La délivrance du présent certificat sous forme électronique est autorisée par le Ministère des Services gouvernementaux.

35

36

37

38

39

40 TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN AREA OF POTENTIAL ENVIRONMENTAL CONCERN LOCATION OF AREA OF POTENTIAL ENVIRONMENTAL CONCERN ON PHASE ONE PROPERTY POTENTIALLY CONTAMINATING ACTIVITY LOCATION OF PCA (ON-SITE OR OFF- SITE) CONTAMINANTS OF POTENTIAL CONCERN MEDIA POTENTIALLY IMPACTED (GROUNDWATER, SOIL, AND/OR SEDIMENT) APEC 1 Centre of the Site - 28 Gasoline and Associated Products Storage in Fixed Tanks - On-site - PCA 1 - BTEX - PHCs - Soil - Groundwater APEC 2 Northwest portion of the Site - 30 Backfill Material of Unknown Quality - On-site - PCA 2 - BTEX - PHCs - Inorganics - VOCs - Soil - Groundwater APEC 3 North portion of the Site - 28 Gasoline and Associated Products Storage in Fixed Tanks - Off-site - PCA 3 - BTEX - PHCs - Soil - Groundwater APEC 4 Northwest portion of the Site - 2 Adhesives and Resins Manufacturing, Processing and Bulk Storage - 39 Paint Manufacturing, Processing and Bulk Storage - 51 Solvent Manufacturing, Processing and Bulk Storage - 54 Textile Manufacturing or Processing - Off-site - PCA 4 - BTEX - PHCs - VOCs - Soil - Groundwater APEC 5 East portion of the Site - 52 Storage, maintenance, fuelling and repair of equipment, vehicles, and material used to maintain transportation systems - Off-site - PCA 5 - PHCs - BTEX - Soil - Groundwater BTEX: benzene, toluene, ethylbenzene, xylenes PCBs: polychlorinated biphenyls PHCs: petroleum hydrocarbons (Fractions F1 to F4) VOCs: volatile organic compounds

41 CURRENT AND PAST USES OF THE PHASE I PROPERTY YEAR NAME OF OWNER DESCRIPTION OF PROPERTY USE PROPERTY USE OTHER OBSERVATIONS FROM AERIAL PHOTOGRAPHS, FIRE INSURANCE PLANS, ETC Canada Company Land development Agricultural Title Search: - Crown land prior to Alexander McDonald Estate land and farming 1853 Donald McDonald Estate land and farming John Arnold, James L. Robinson 1857 Christopher Robinson Estate land and farming Estate land and farming William Burdhall Estate land and farming George Foreman Estate land and farming 1874 John Dow Estate land and farming John Maiden Estate land and farming Mary Ann McLaren Estate land and farming Margaret Clark Estate land and farming 1896 John Forbes, Robert Forbes Estate land and farming Robert Renwick Estate land and farming (lot 41 only) (lot 41 only) (lot 41 only) Agricultural Agricultural Agricultural Agricultural Agricultural Agricultural Agricultural Agricultural Agricultural Agricultural Agricultural Agricultural Louisa Turnbull Estate land Residential James Dickson, Rebecca Dickson Clayton Hartwig, Luella Hartwig Estate land Estate land Residential Residential

42 (lot 40 only) (both lots) McColl Frontenac Oil Company Limited Automobile repair and retail fuel handling Industrial 1946 Aerial Photograph: - the Site appears to be developed with a single structure at the southern end - immediately surrounding areas are generally developed, with Ontario Street and Romeo Street visible to the north and west - a large industrial building is visible to the northwest of the Site 1949 Fire Insurance Plan: - the Site is occupied by a gasoline service station with residential properties to the south, west, and east - two automotive service garages and Kroehler Manufacturing Company Ltd. are visible to the north and northwest of the Site 1963 Aerial Photograph: - the Site has two buildings (one an apparent garage), as well as two fuel dispensing pumps located at the north end of the Site - land to the east, south, and west have been fully developed as residential properties - the large industrial building to the northwest of the Site is still present and has railroad tracks running north-south along the western side of the building - directly north of the Site appears to be another retail fuel outlet City Directory: - Texaco Service Centre listed on Site between at least 1965 and Property Underwriter Report: - the Site is occupied by Parkdale Texaco Service Station and was utilized for auto service and repairs - housekeep and maintenance at the Site was rated as average - the building was estimated to be built in 1968, and was heated by a ceiling suspended oil heater - the Site is listed in a neighbourhood of mixed commercial and residential occupancy 1984 Property Underwriter Reports: - the Site is insured by Parkdale Texaco and Parkdale Automotive and was described as being utilized as a self-serve gas cashier, supervised coin-operated car wash, car repair and maintenance - the building is the same as in the 1978 report, however, it was estimated to be built in the building was heated by a forced air oil heater Canada Limited Automobile repair and retail fuel handling Industrial

43 Golden Triangle Oils Limited Suncor Energy Products Inc present Retail fuel handling and car wash Retail fuel handling and car wash Industrial Industrial Ontario Inc. Currently vacant Industrial City Directory: - Petrosmarts Car Wash and Gas Bar listed on Site in Sunoco Car Wash and Gas Bar listed on Site in Aerial Photograph: - kiosk and canopy are visible on Site - the large industrial building to the northwest appears to be in the process of demolition - the gas station mentioned in the 1963 photograph appears to have been removed - surrounding residential development appears consistent to the 1963 aerial photograph City Directory: - Sunoco Car Wash and Gas Bar listed on Site in Residential (1 tenant) listed on Site in Satellite Imagery: - a canopy is visible in the north of the Site and the kiosk is visible in the middle of the Site, now connected to a car wash located at the north end of the Site - the surrounding area is similar to the 1995 photograph

44 PHASE TWO CONCEPTUAL SITE MODEL 585 ONTARIO STREET, STRATFORD, ONTARIO A preliminary conceptual site model was developed as part of the Phase I ESA. Following the completion of the Phase II ESA field program, the CSM has been updated to present the current Site characteristics and identify actual or potential sources of contamination, pathways, release mechanisms, receptors, and exposure routes. Site Overview: The Site is located at 585 Ontario Street in Stratford, and is situated at the southeast corner of the intersection of Ontario Street and Romeo Street. The square-shaped property comprises an area of approximately 0.12 ha and used to be occupied by a GTO retail gasoline station with four pump islands, a convenience store, and a carwash. The topography of the Site is relatively flat, with little slope. The Site was covered by asphalt, and there are trees present along the south and east property lines. The Site does not include, is not adjacent to, or within 30 m of a water body, as defined in O. Reg. 153/04. The nearest water body to the Site is the Avon River, located approximately 600 m to the north. Assessment Criteria: The generic MOE Site Condition Standards which are currently applicable to the Site are those for industrial/commercial/community land use, fine to mediumtextured soil, in a potable groundwater situation (MOE Table 2 SCS). The Site is not environmentally sensitive as currently defined by O. Reg. 153/04. Section 1 PCAs and APECs Potentially Contaminating Activities (PCAs) During the Phase I ESA, 13 Potentially Contaminating Activities (PCAs) were identified within the Phase I Study Area. Of these PCAs, five of them were identified as being located either upgradient of on the site. The PCAs are shown on Figure 3 and summarized below in the following table.

45 PCA ADDRESS AND PROXIMITY TO SITE COMPANY AND DESCRIPTION POTENTIAL ENVIRONMENTAL CONCERN DATA SOURCE POTENTIALLY CONTAMINATING ACTIVITY (as set out in Column A of Table 2 in Schedule D of O. Reg. 153/04) UNCERTAINTY LIKELIHOOD TO AFFECT THE SITE PCA Ontario Street The Site (former tenants) GTO, Texaco Retail bulk fuel dispensing and car wash - Historical use of the Site for retail fuel dispensing and storage - Handling and storage of petroleum hydrocarbons - City directory - Interviews - Site reconnaissance - TSSA - EcoLog ERIS report (PRT, FST) - HEIRS report - Title search - 28 Gasoline and Associated Products Storage in Fixed Tanks - PHC impacts are likely located in the ares of the former distribution facilities and storage areas PCA 2 Golden Triangle Oils Ltd. then Suncor Energy Products Partnership - Unknown fill used when tanks moved from north end of site to middle of site - HEIRS report - Site reconnaissance Importation of Fill - Limited available information - Exact location of previous USTs not known - Potential impacts to soil and groundwater are likely located in the fill areas due to its unknown origin UST removal PCA Ontario Street North of the Site, beyond Ontario Street Sunoco Service Station Retail bulk fuel dispensing - Historical use of the Site for retail fuel dispensing and storage - Handling and storage of petroleum hydrocarbons - City directory - HEIRS report Gasoline and Associated Products Storage in Fixed Tanks - Maintenance practices unknown - Low potential impact to soil and groundwater due to distance from site PCA Ontario Street Approximately 60 m northwest of the Site, beyond Ontario and Romeo Street Kroehler Furniture Manufacturing Company Ltd. Furniture manufacturing - Historical use of the property for furniture manufacturing including use of paint, varnish and adhesives - City Directory - Site reconnaissance - HEIRS report - 2 Adhesives and Resins Manufacturing, Processing and Bulk Storage Paint Manufacturing, Processing and Bulk Storage - 51 Solvent Manufacturing, Processing and Bulk Storage - 54 Textile Manufacturing or Processing - Limited available information - Previous chemical handling/stora ge practices are unknown - Previous maintenance practices are unknown - Low potential impact to soil and groundwater due to distance from site PCA Ontario Street Approximately 50 m east of the Site FAG Bearing Storage and Warehousing - Historical and Current use of a surrounding property for waste generation - EcoLog ERIS report (GEN) - 52 Storage, maintanence, fuelling and repair of equipment, vehicles, and material used to maintain transportation systems - Surrounding property not investigated - Limited available information - Low potential impact to soil and groundwater due to distance from site

46 As indicated in the preceding table, two on-site PCAs (PCA 1 and PCA2) and three off-site PCAs (PCA 3, 4, and 10) were considered to potentially influence conditions on-site, resulting in Areas of Potential Environmental Concern discussed in the following section of the Conceptual Site Model (CSM). Areas of Potential Environmental Concern (APECs) As shown in Figure 3, and the following table, the on-site PCAs (PCA 1 and 2) were considered a potential concern at the site and were the basis of APECs 1 and 2. APEC 1 was located in the area of the historic fuel storage and distribution area. APEC 2, was located on the northwestern portion of the site in the area where unknown backfill was reported. PCAs 3, 4, and 10 were located off-site, but were considered to have potential to affect parts of the subject property. Therefore these PCAs were the basis of APEC 3, 4 and 5, located on the north, northwest and east portions of the site respectively. AREA OF POTENTIAL ENVIRONMENTAL CONCERN LOCATION APEC ON PHASE ONE PROPERTY POTENTIALLY CONTAMINATING ACTIVITY LOCATION OF PCA (ON- SITE OR OFF- SITE) CONTAMINANTS OF POTENTIAL CONCERN MEDIA POTENTIALLY IMPACTED (GROUNDWATER, SOIL, AND/OR SEDIMENT) APEC 1 Centre of the Site - 28 Gasoline and Associated Products Storage in Fixed Tanks - On-site - PCA 1 - BTEX - PHCs - Soil - Groundwater APEC 2 Northwest portion of the Site - 30 Backfill Material of Unknown Quality - On-site - PCA 2 - BTEX - PHCs - Inorganics - VOCs - Soil - Groundwater APEC 3 North portion of the Site - 28 Gasoline and Associated Products Storage in Fixed Tanks - Off-site - PCA 3 - BTEX - PHCs - Soil - Groundwater APEC 4 Northwest portion of the Site - 2 Adhesives and Resins Manufacturing, Processing and Bulk Storage - 39 Paint Manufacturing, Processing and Bulk Storage - 51 Solvent Manufacturing, Processing and Bulk Storage - 54 Textile Manufacturing or Processing - Off-site - PCA 4 - BTEX - PHCs - VOCs - Soil - Groundwater

47 APEC 5 East portion of the Site - 52 Storage, maintenance, fuelling and repair of equipment, vehicles, and material used to maintain transportation systems - Off-site - PCA 5 - PHCs - BTEX - Soil - Groundwater Subsurface Structures and Utilities Affecting Contaminant Distribution and Transport A site plan for the Site which was originally prepared by J and B Engineering Inc. as well as underground utility locates which were ordered by Terrapex for the initial Phase II investigation. Based on the provided site plan, three tanks were located just north of the carwash on the western side of the property, and three catch basins are apparent on the property. The utility locates show gas and electrical conduit run along the site parallel to Ontario Street and Romeo Street. The water line enters the site from the west and connects to the utility room just north of the car wash portion of the building. The phone line enters the site from the southeast corner of the site toward the utility room in the centre of the building. Public sanitary sewer plant is apparent in the northwest corner of the site. Locate records show electrical services the former pump islands and tank nest. The storm sewer services appear to connect to the catch basin in the southwest corner of the site which then connects to the municipal storm sewer in the intersection to the southwest of the site. It is expected that the presence of on-site utilities and underground fuel storage and distribution services such as tanks or piping, or associated granular materials may have influenced migration of contaminants from on-site PCAs. Any impacts from off-site would have potentially resulted through diffusion through native soils or migration with natural groundwater movement. The location of the subsurface structures are shown in Figures 4A through 5C. Section 2 Physical Setting of the Phase II ESA Property Based on the environmental source information reviewed, the subsurface conditions at the Site consist of approximately 0.3 m of sand and gravel fill underlain by approximately 4 m of silt and clay which is underlain by silt with trace sand. Bedrock was not encountered during the Phase II ESA. Boreholes were extended to approximately 5 metres below grade. Local bedrock would consist of limestone, dolostone and shale of the Detroit River Group, Onondaga Formation and is not considered an environmental risk to the site.

48 Figures 8A and 8B are the cross sections showing the stratigraphy of the subject property to the deepest area investigated at 7.7 m. The orientations of the cross sections are shown in Figure 7. Hydrogeology According to the Terrapex Phase II ESA, the static water level in the water wells previously installed on the property was reported at depths between 0.95 mbg and 3.99 mbg. Saturated conditions were encountered at 2.0 mbg during the drilling program. Figure 6 is a groundwater elevation map. Although the general shallow groundwater flow is assumed to be north towards the Avon River, the general groundwater flow was observed to flow east and south. However, it should be noted that shallow groundwater flow can be locally influenced by topography, variable stratigraphy, underground trenches and conduits generally associated with buried utilities, and/or subsurface structures. The Phase II ESA indicated no impacts exceeding the Table 2 SCS, with regards to VOCs, PHCs F1 to F4 fractions, and metals. The water table is located within the screened intervals of the monitoring wells. Based on the measured groundwater elevations, the average horizontal gradient over the area assessed was calculated as approximately m/m. The maximum gradient was observed between MW105 and MW101 as 0.091m/m. The minimum gradient was calculated between MW105 and MW106 as m/m. The vertical hydraulic gradient varies between to m/m down across the site. This is likely due to the varying layers of silt and clay on site. Depth to Bedrock Bedrock was not encountered during assessment activities conducted at the site (within 7.7 m of surface). Source data from the Phase I ESA indicated that bedrock was not encountered during borings or well installations at the site or within the Phase I ESA study area with 7.6 m of ground surface. The proximity of bedrock is not expect to have relevance to this investigation based on the nature and relatively shallow distribution of contaminants at the site. Approximate Depth to Water Table According to the Terrapex Phase II ESA, the static water level in the water wells previously installed on the property was reported at depths between 0.95 mbg and 3.99 mbg. With Respect to Section 41 or 43.1 of O.Reg 153 O.Reg 153/04 describes conditions, which when present, can constitute an environmentally sensitive site. They include the presence of areas of natural significance (such as wetlands, provincial parks, nature reserves and valuable animal habitats) within 30 m of the site, and sites where soil ph lies outside the range of 5 to 9.

49 The Phase II site does not contain any areas of natural significance, nor are there any within 30 m of site. The ph of the soil is between 7.47 and 7.71, which is within the acceptable range. The site does not display any conditions of an environmentally sensitive site. O.Reg. 153/04 also specifies SCS for properties that have more than one-third of the area has not more than 2m of soil. Overburden depths at the site were greater than 2 m for the entire site and therefore the site is not considered a shallow soil property. O.Reg 153/04 also specifies SCS for properties where there is a water body within 30 m of the site. There is no water body within 30 m of the site and therefore is not a site within 30 m of a water body. With Respect to Section 48.3 of O.Reg.153 There are no sodium or chloride impacts in the groundwater at the site and therefore no need to use Section 48.3 of O.Reg 153/04. Fill Areas Subsurface investigations conducted by Terrapex revealed that the on-site fill beneath the surficial asphalt comprised sand and gravel from 0.2 m to 0.6 m below grade, on average. The northwest portion of the site contained an area of fill of unknown quality (APEC 2), which comprised sand, gravel, and pea stone. The entire site was investigated during the Phase II ESA and all fill areas were investigated in the area of APEC 2. Proposed Structures At present, there are no structures proposed to be built on the site. Section 3 Contamination Areas of Contamination on the Phase II Property Analytical results were compared to O.Reg 153/04 Table 2 SCS for industrial/ commercial/community use for fine/medium textured soils. As APEC 1 comprised the centre of the site, APECs 2, 3, and 4 were on the northern side of the Site, and APEC 5 was on the eastern side of the site. The Phase II investigative scope was designed to provide full site coverage using boreholes, monitoring wells, and test pits (and subsequently, remedial excavations). Phase II ESA sampling locations are shown on Figures 4A to 4D and 5A.

50 While several Contaminants of Concern (COCs) were identified in association with the PCAs and APECs for the site, only petroleum hydrocarbons (benzene, toluene ethlybenzene, xylenes (cumulatively BTEX) and petroleum hydrocarbons (PHC) F1 to F4 fractions) in soil were actually found to be present at concentrations exceeding the applicable Table 2 SCS. As shown in Figures 4A through 5C, one petroleum hydrocarbon impacted zone was identified at the site. The horizontal extent of the petroleum impacted area corresponds roughly to the former location of the pump islands continuing eastward towards the eastern extent of the property, following the direction of local groundwater flow. Prior to the remedial activities, impacts were observed in the groundwater for benzene, ethylbenzene, and PHCs F2, which exceeded the applicable Table 2 SCS at a single location in the vicinity of the historic underground fuel storage tanks. Sampling locations are shown on Figure 5A and Groundwater flow shown on Figure 6. All groundwater samples collected post remedial activities had concentrations of all analysed parameters less than the applicable MOE Table 2 SCS. The inorganic parameter vanadium was initially greater than the applicable Table 2 SCS for the groundwater analysed from a monitoring well located in the central western portion of the site. However, following a thorough purging of the well with a vac truck, subsequent samples for vanadium at this location were below the applicable Table 2 SCS. Following subsequent remedial activities at the site, no contaminants exceeding the applicable SCS remained. Contaminants of Concern Contaminants of Concern within soil at the Site comprised of VOCs, inorganics, and petroleum related parameters as follows: $ general VOCs with particular emphasis on benzene, toluene, ethylbenzene, and xylenes (BTEX); $ petroleum hydrocarbons (PHCs) Fractions F1 to F4; and, $ inorganics. Petroleum hydrocarbon impacts on the site were identified in environmental investigations completed in Due to the site previously being a retail fuel outlet, the Contaminants of Concern within soil and groundwater at the Site comprised BTEX and PHCs (F1 to F4). All COCs mentioned are typical impacts associated with backfill of unknown quality, which was present at the site. The potential COCs associated with off-site sources of PCAs included: petroleum-related parameters, BTEX, PHC (F1-F4), and VOCs (due to former and/or current commercial/industrial

51 activities on neighbouring properties within the Phase I area such as furniture manufacturing and painting). As discussed above, only petroleum hydrocarbons (BTEX and PHC) were found to actually be present in soils at the site at concentrations exceeding the applicable SCS, as well as a vanadium exceedence in the groundwater. Please note that following subsequent remedial activities, no contaminants in soil or groundwater at the site exceeding the applicable SCS remained at the site. Media of Concern Based on the findings of the previous DSS, Site Decommissioning, and Phase II ESA work programs by Terrapex, the Phase II ESA work program documented herein included investigation of the environmental quality of both native soil and groundwater at the Site as well as imported fill from previous excavations and the current remedial excavation. The environmental quality of sediment was not investigated as sediment is not present at the Site. Details of Contaminated Areas The petroleum impacted area shown in the central western portion of the site, (as shown on Figure 7) was estimated to cover approximately 288 m 2 and extend from surface to 2.5 m below grade. Approximately 752 m 3 of soil was anticipated to be impacted. Impacted groundwater was present in the area of the area of the historic tank nest. The impacted groundwater was expected to be contained to the excavation fill, an area of approximately 83.1 m 2. Approximately 24,930 L of groundwater was anticipated to be impacted. Vertical representations of the contaminated areas are also shown in the cross-sections in Figures 8A and 8B. Distribution of Contaminants The concentrations of contaminants at sampling points within each of the contaminated areas are shown on Figures 4A through 5C, as well as on the cross-sections in Figures 8A and 8B. The estimated volume of media impacted is discussed in the previous section. Origin of Contaminants Based on the investigative programs conducted at the site (and further during the subsequent

52 remedial activities), it is apparent that the petroleum hydrocarbon impacts in the soil on the west side of the site and petroleum hydrocarbon impacts in the groundwater on the central east side of the site, originated solely from on-site PCAs, namely, the storage and distribution of petroleum fuels. It is expected that these impacts were a result of point source fuel releases due to equipment malfunction or spills over several years of site operation as a retail fuel outlet, historic leaks in equipment, and/or housekeeping practices within the former service facility. The data collected during the Phase II ESA did not suggest any actual contaminants resulting from any of the off-site PCAs identified in the Phase I ESA. Migration of Contaminants Based on the aerial and vertical distribution of contaminants shown during the Phase II ESA (and subsequently the remedial activities) it is apparent that primary migration/dispersion mechanism for contaminants at the site was through shallow groundwater flow. While shallow granular fill materials may have influenced migration of impacts in these zones, contaminated areas were generally found to be situated deeper than the shallow granular fill. Near surface historic infrastructure was not present in the vicinity of the impacted soil. Therefore, the affect of shallow granular fill and near surface historic infrastructure is expected to have been negligible. Climatic or Meteorological Impacts on Contaminant Migration While slight fluctuations in water table elevation have undoubtedly occurred over time due to climatic or meteorological changes, it is expected that these fluctuations would have been regional in nature. It is not expected that climatic changes would have significantly impacted migration of contaminants at the site. Soil Vapour Intrusion of Contaminants Into Buildings The car wash and store remaining onsite is a potential receptor for vapour intrusion, however, this is not anticipated due to the slab on grade construction. All soil on the Site has been remediated and therefore, COCs have been removed from the Site. Therefore, there is no concern for soil vapour intrusion into buildings. Section 4 Cross Sections Lateral and Vertical Distribution of Contaminants As shown on Figures 4A through 5C, one petroleum hydrocarbon impacted zone was found to be present at the site. This area corresponded roughly to the former location of the pump island and the area directly east of the former pump island.

53 The petroleum contaminated area (as shown on Figure 8B) was estimated to cover approximately 288 m 2 and extend from surface to m below grade. Approximately 752 m 3 of soil was anticipated to be impacted. The petroleum impacted area extends from test pits TP112, TP107, and monitoring well MW102 to the north, TP102 to the south, and TP111 and TP112 to the west. No non-impacted test pits were advanced along the east extent of the impacts, however, a non-impacted east wall of the remedial excavation was found after removing all impacted test pits along the eastern property line. Soil samples delineating the vertical extent of the impacts were as follows: TP102-3 (1.9 m) impacted; TP102-5 (3.8 m) below the SCS; TP103-1 (0.9 m) impacted; TP103-2 (1.2 m) below the SCS; TP109-2 (1.2 m) impacted; TP109-3 (1.8 m) below the SCS; TP110-2 (1.2 m) impacted; TP110-3 (1.8 m) below the SCS; BH107-3 ( m) impacted; BH107-4 ( m) below the SCS; Vertical representations of the contaminated areas are also shown in the cross-sections in Figures 8A and 8B. Depth to Water in Contaminated Areas According to the Terrapex Phase II ESA, the static water level in the water wells previously installed on the property was reported at depths between 0.95 mbg and 3.99 mbg. In the contaminated areas the depth to water was consistently situated between 0.95 to 1.48 m below grade as shown on the cross sections in Figures 8A. Stratigraphy in Contaminated Areas Subsurface investigations at the Site show the stratigraphy consists of asphalt covered sand and gravel fill material ranging from between 0.2 and 0.7 metres below grade. This is generally underlain by silt and clay with varying amounts of sand to approximately 2.1 to 2.6 metres below grade, coarse sand and silt to approximately 2.2 to 4.5 metres below grade, silt and clay to approximately 2.6 to 4.6 metres below grade, and silt with some sand to the maximum investigated depth of 5.2 m below grade. Subsurface Structures and Utilities in Contaminated Areas Distribution lines and tanks were all removed from the site between the drilling and test pitting

54 programs. The storm water sewer is located to the north of the impacted area, and hydro and telecom are located to the south on the impacted area. No subsurface utilities were present in the impacted area during the remedial activities. Section 5 Risk Analysis Release Mechanisms Based on the investigative programs conducted at the site (and further during the subsequent remedial activities), it is apparent that the petroleum hydrocarbon impacts characterized at the site originated solely from on-site PCAs, namely, the storage and distribution of petroleum fuels. It is expected that these impacts were a result of point source fuel releases due to equipment malfunction or spills over several years of site operation as a retail fuel outlet, historic leaks in equipment, and/or housekeeping practices at the site. The data collected during the Phase II ESA did not suggest any actual contaminants resulting from any of the off-site PCAs identified in the Phase I ESA. The contaminant sources (the historic underground fuel storage tanks, the former service station building, and the former pump islands), are shown in Figures 4A through 5C. Contaminant Transport Pathways Based on the aerial and vertical distribution of contaminants shown during the Phase II ESA (and subsequently the remedial activities) it is apparent that primary migration/dispersion mechanism for contaminants at the site was through shallow groundwater flow. In general, potential preferential migration pathways for sub-surface contaminants at a site comprise buried utilities, naturally occurring sand seams, or other subsurface areas of increased permeability. As a result, the sanitary sewer lines traversing the Site at the west portion of the Phase II ESA property, the storm sewer traversing the north portion of the property, the water, hydro, and telecom traversing the south portion of the property, near the on-site building, as well as the backfilled remedial excavation located at the central and southwest portions of the Phase II ESA property would normally be considered as potential migration pathways. However, as the COCs confirmed at the site during the previous Phase II ESA and test pitting programs were removed from the site as part of the remedial excavation activities and confirmatory soil samples collected from the completed excavation indicate that the soil conditions at the Site are less than the applicable MOE Table 2 SCS, the migration pathways are not considered to be of concern. With respect to receptor transport pathways, these are conceptually represented in Figures 11

55 and 12, and may potentially include: ingestion of contaminated soil dermal contact of contaminated soil skin contact with contaminated soil inhalation of contaminant vapours from contaminated soil Human and Ecological Receptors As shown conceptually on Figure 11, human receptors could potentially include: recreational users as they go past the site future workers at the site (assuming landscape or maintenance worker) construction/excavation workers at the site (short term) As shown in Figure 11, all of the potential receptors are considered applicable for this site, assuming and intended commercial land use. As shown conceptually on Figure 12, ecological receptors could potentially include: birds, mammals, and reptiles amphibians fish soil invertebrates benthic invertebrates terrestrial plants aquatic plants As shown on Figure 12, all of these potential receptors may be considered applicable to the site, with the exception of fish, benthic invertebrates and aquatic plants as there are no water bodies on or adjacent to the site. Receptor Exposure Points Human receptor exposure points may potentially include: direct interaction with in-situ soils and wind-borne particulates vapour from soils through exposure to outdoor air As shown in Figure 11, while all of these receptor exposure points are potentially valid for various human receptors potentially associated with the site, the lack of use of the groundwater as a potable resource significantly influence the likelihood of exposure for most receptors.

56 Ecological receptor exposure points typically include: direct interaction with in-situ soils and wind-borne particulates vapour from soils through exposure outdoor air direct interaction with groundwater vapour from groundwater through exposure to outdoor air direct interaction with surface water direct interaction with sediment ingestion of terrestrial biota as food or prey As shown on Figure 12, while some of these receptor exposure points are potentially valid for various ecological receptors potentially associated with the site, the lack of surface water bodies or sediment represent incomplete or negligible exposure points. Groundwater was initially impacted at the site, but was shown to be non-impacted during the latest sampling events, therefore removing multiple receptors as well. Routes of Exposure Exposure pathways for humans typically include: dermal contact ingestion inhalation As shown on Figure 11, all of these potential pathways potentially exist at this site for at least one receptor type. Typical exposure pathways for ecological receptors include: dermal contact ingestion inhalation stem, foliar, or root uptake ingestion of food or prey As shown in Figure 12, the pathways exist with birds, mammals, reptiles, amphibians, soil invertebrates and deep rooted terrestrial plants are considered to have direct or inhalation based exposures, since the impacts extend from surface to 2.5 metres below grade. Surface dwelling animals may have limited exposure due to ingestion of food or prey which may have been exposed to subsurface contamination.

57 Please note that Generic Site Condition Standards developed by the Ministry of Environment were considered applicable for assessment of this site and its subsequent remediation, and were selected based on procedures outlined in Ontario Regulation 153/04 and its amendments. The MOE generic standards were created on risk-based models which supersede the previous qualitative risk analysis. Subsequent Remedial Activities and Current Site Conditions The preceding CSM has been prepared to reflect investigations and site conditions that were conducted prior to remediation of impacts at the site. Following Phase II investigations remediation activities were conducted (2011 through 2012) to remove from the site all contamination which was characterized in the preceding CSM. The extent of the remedial program and scope of confirmatory sampling during the remediation are shown on Figures 9 and 10. Upon completion of the remediation program, conditions at the site met the applicable site condition standards for the property for the intended commercial land use. Data from the remediation program was used to support the Record of Site Conditions for the property.

58 CLIENT SITE LOCATION Ontario Inc. 585 ONTARIO STREET STRATFORD, ONTARIO SITE PROJECT # DATE DRAWN NOTE: MAP IMAGE TAKEN FROM MAPART WESTERN ONTARIO ATLAS, 2008 EDITION PAGE 125. CB NOVEMBER 2010 PBR CHECKED DRAWING # FIGURE 1

59 CLIENT CONCEPTUAL SITE MODEL - SURROUNDING LAND USE Ontario Inc. 585 ONTARIO STREET STRATFORD, ONTARIO PHASE I STUDY AREA PHASE I PROPERTY (THE SITE) PROJECT # SCALE LEGEND COMMERCIAL DATE RESIDENTIAL DRAWN INDUSTRIAL PARKS AND RECREATIONAL G:\Burlington_Projects_Open\CB463_02 Suncor Stratford 511 remed\phase 1\Drawings\CB PH I FIG 03 Study Area.cdr 0 125m 250m SOURCE: FIRST BASE SOLUTIONS 2006 IMAGERY; TERANET 2009 PROPERTY; ECOLOG ERIS PROJECT # CB AS SHOWN JANUARY 2013 RN CHECKED JTW DRAWING # FIGURE 2

60 CLIENT PHASE I CONCEPTUAL SITE MODEL Ontario Inc. 585 ONTARIO STREET STRATFORD, ONTARIO PHASE I STUDY AREA PCA5 PCA4 PCA3 PCA12 APEC4 APEC2 PCA1 PCA2 APEC3 PCA10 PCA13 APEC5 PCA11 APEC1 PCA6 PHASE I PROPERTY (THE SITE) PCA9 PCA8 PCA7 PROJECT # LEGEND SCALE DATE POTENTIALLY CONTAMINATING ACTIVITIES (PCA) DRAWN AREAS OF POTENTIAL ENVIRONMENTAL CONCERN (APEC) G:\Burlington_Projects_Open\CB463_02 Suncor Stratford 511 remed\phase 1\Drawings\CB PH I FIG 04 CSM.cdr NOTE: PCA AND APEC LOCATIONS SHOWN ARE FOR ILLUSTRATION PURPOSES, THESE ARE APPROXIMATE LOCATIONS AND DO NOT REPRESENT AREA OF STORAGE / OPERATIONS m 250m SOURCE: FIRST BASE SOLUTIONS 2006 IMAGERY; TERANET 2009 PROPERTY; ECOLOG ERIS PROJECT # CB AS SHOWN FEBRUARY 2013 RN/SF CHECKED JTW DRAWING # FIGURE 3