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

Transcription

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 2015/05/07 Certification Date 2014/04/21 Current Property Use Industrial Intended Property Use Commercial Certificate of Property Use Number P7G94 Applicable Site Condition Standards** Full Depth Generic Site Conditions Standard, with Non-potable Ground Water, Coarse Textured Soil, for Commercial property use, with RA Property Municipal Address 209 WICKSTEED AVENUE, TORONTO, ON, M4G 2C1 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 2015/05/07 1 of 22

2 PART 1: PROPERTY OWNERSHIP, PROPERTY INFORMATION AND OWNER'S CERTIFICATIONS Information about the owner who is submitting or authorizing the submission of the RSC Owner Name Authorized Person Mailing Address Postal Code WICKSTEED BUSINESS PARK INC. JACK WINBERG 170 THE DON WAY, SUITE 307, TORONTO ONTARIO, CANADA M3C 2G3 Phone (416) Fax (416) Address Filed Record of Site Condition # on 2015/05/07 2 of 22

3 RSC Property Location Information Municipal Address(es) Municipality Legal Description Assessment Roll Number(s) Property Identifier Number(s) 209 WICKSTEED AVENUE, TORONTO, ON M4G 2C1 Toronto See Attached Lawyer s Letter (LT) RSC Property Geographical References Coordinate System UTM Datum NAD 83 Zone 17 Easting 632, Northing 4,841, RSC 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 EPA Certificate of Property Use Number Industrial Commercial Yes P7G94 Filed Record of Site Condition # on 2015/05/07 3 of 22

4 Please See the Signed Statements of Property Owner, or Agent, or Receiver at the End of this RSC The rest of this page has been left intentionally blank Filed Record of Site Condition # on 2015/05/07 4 of 22

5 PART 2: LIST OF REPORTS, SUMMARY OF SITE CONDITIONS AND QUALIFIED PERSON S STATEMENTS AND CERTIFICATIONS Qualified Person's Information Name Type of Membership Under the Professional Geoscientists Act ROBERT W TOSSELL Limited Member Membership Number 2222 QP Employer Name Mailing Address PINCHIN LTD MILLTOWER COURT, MISSISSAUGA ONTARIO, L5N 7W5 CANADA Phone (905) Fax (905) Address rtossell@pinchin.com Municipal Information Local or Single-Tier Municipality Toronto Ministry of the Environment and Climate Change District Office District Office District Office Address Toronto District Office 5775 Yonge St., 8th floor, North York ON M2M 4J1 Filed Record of Site Condition # on 2015/05/07 5 of 22

6 Phase One Environmental Site Assessment Report Document used as the phase one environmental site assessment report and updates in submitting the RSC 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 Report Title Date of Report (YYYY/MM/DD) Author of Report Name of Consulting Company P1 ESA Phase One Environmental Site Assessment, 209 Wicksteed Avenue, Toronto, Ontario Rachael Colgan & Vico Paloschi PINCHIN ENVIRONMENTAL LTD. P1 ESA Update Phase One Environmental Site Assessment Update, 209 Wicksteed Avenue, Toronto, Ontario Heather McLennan & Robert Tossell PINCHIN LTD. 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 Investigations, Commercial Property, 209 Wicksteed Avenue, Toronto, Ontario Date of Report (YYYY/MM/DD) Author of Report Bernard Chen & Rene de Vries Name of Consulting Company CPG-Franz Environmental Inc. Site Remediation, 209 Wicksteed Avenue, Toronto, Ontario Eleni Girma Toronto Inspection Ltd. Phase I Environmental Site Assessment of 209 Wicksteed Avenue, Toronto, Ontario Phase II Environmental Site Assessment of 209 Wicksteed Avenue, Toronto, Ontario Jenise Lee & Derek J. Maat Jenise Lee & Derek J. Maat Maat Environmental Engineering Corp. Maat Environmental Engineering Corp. Impact Delineation, 209 Wicksteed Avenue, Toronto, Ontario Derek Maat Maat Environmental Engineering Corp. Soil Sampling Program, 209 Wicksteed Avenue, Toronto, Ontario Sarah Ferguson, Mark Cormack & Robert Tossell Remedial Excavation and Verification Soil Sampling, 209 Wicksteed Avenue, Toronto, Ontario Supplemental Phase II Environmental Site Assessment, 209 Wicksteed Avenue, Toronto, Ontario Phase II Environmental Site Assessment, 209 Wicksteed Avenue, Toronto, Ontario Phase Two Environmental Site Assessment, Part 1 of 209 Wicksteed Avenue, Toronto, Ontario Lindsay Bell, Stephen Spooner & Robert Tossell Christine Kirchner & Robert Tossell Corinne Poisson & Robert MacKenzie Corinne Poisson, Stephen Spooner, Robert Tossell & Vico Paloschi Pinchin Environmental Ltd. Pinchin Environmental Ltd. Pinchin Environmental Ltd. Pinchin Environmental Ltd. Pinchin Environmental Ltd. Filed Record of Site Condition # on 2015/05/07 6 of 22

7 Phase Two Environmental Site Assessment Report Document used as the phase two environmental site assessment report and updates in submitting the RSC 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 Report Title Date of Report (YYYY/MM/DD) Author of Report Name of Consulting Company P2 ESA Phase Two Environmental Site Assessment, 209 Wicksteed Avenue, Toronto, Ontario Rachael Colgan, Stephen Spooner & Robert MacKenzie PINCHIN ENVIRONMENTAL LTD. P2 ESA Update Phase Two Environmental Site Assessment Update, 209 Wicksteed Avenue, Toronto, Ontario Heather McLennan & Robert Tossell PINCHIN LTD. Reports and Other Documents Related to the Phase Two Environmental Site Assessment Reports and other documents relied upon in making any certifications in the RSC for the purposes of Part IV of Schedule A or otherwise used in conducting the phase two environmental site assessment Report Title Date of Report (YYYY/MM/DD) Author of Report Name of Consulting Company Site Remediation, 209 Wicksteed Avenue, Toronto, Ontario Eleni Girma Toronto Inspection Ltd. Phase II Environmental Site Assessment of 209 Wicksteed Avenue, Toronto, Ontario Jenise Lee & Derek J. Maat Maat Environmental Engineering Corp. Impact Delineation, 209 Wicksteed Avenue, Toronto, Ontario Derek J. Maat Maat Environmental Engineering Corp. Soil Sampling Program, 209 Wicksteed Avenue, Toronto, Ontario Sarah Ferguson, Mark Cormack & Robert Tossell Remedial Excavation and Verification Soil Sampling, 209 Wicksteed Avenue,Toronto, Ontario Supplemental Phase II Environmental Site Assessment, 209 Wicksteed Avenue, Toronto, Ontario Lindsay Bell, Stephen Spooner & Robert Tossell Christine Kirchner & Robert Tossell Phase II Environmental Site Assessment Corinne Poisson & Robert Mackenzie Phase Two Environmental Site Assessment, Part 1 of 209 Wicksteed Avenue, Toronto, Ontario Corinne Poisson, Stephen Spooner, Robert Tossell & Vico Paloschi Pinchin Environmental Ltd. Pinchin Environmental Ltd. Pinchin Environmental Ltd. Pinchin Environmental Ltd. Pinchin Environmental Ltd. Filed Record of Site Condition # on 2015/05/07 7 of 22

8 Environmental Condition Section 41 applies? Section 43.1 applies? No No Site Condition Information Certification date (YYYY/MM/DD) 2014/04/21 Total area of RSC property (in hectares) Number of any previously filed RSC that applies to any part of the RSC property Number of any previously filed Transition Notice that applies to any part of the RSC 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 RSC? Name of the laboratory used to analyze any samples collected of soil, ground water or sediment Ground water condition (potable, non-potable) Coarse Full Depth Generic Yes Yes Yes MAXXAM ANALYTICS INC. Non-potable Applicable Site Condition Standard TABLE 3 Local or single-tier municipality non-potable written notification date 2015/02/03 Risk Assessment Information A risk assessment has been prepared and accepted by the Director in support of this RSC? Risk assessment identification number Risk assessment was a site specific risk assessment completed and approved in accordance with the Cleanup Guideline 1996? Yes LE2 Yes Filed Record of Site Condition # on 2015/05/07 8 of 22

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 Standard Unit of Measure 1 Boron (Hot Water Soluble)* µg/g 2 Chromium VI < µg/g 3 Cyanide (CN-) µg/g 4 Electrical Conductivity ms/cm 5 Mercury < µg/g 6 Sodium Adsorption Ratio Acetone < µg/g 8 Bromomethane < µg/g 9 Carbon Tetrachloride < µg/g 10 Chlorobenzene < µg/g 11 Chloroform < µg/g 12 Dichlorobenzene, 1,2- < µg/g 13 Dichlorobenzene, 1,3- < µg/g 14 Dichlorobenzene, 1,4- < µg/g 15 Dichlorodifluoromethane < µg/g 16 Dichloroethane, 1,1- < µg/g 17 Dichloroethane, 1,2- < µg/g 18 Dichloroethylene, 1,1- < µg/g 19 Dichloroethylene, 1,2-cis- < µg/g 20 Dichloroethylene, 1,2-trans- < µg/g 21 Dichloropropane, 1,2- < µg/g 22 Dichloropropene,1,3- < µg/g 23 Ethylene dibromide < µg/g 24 Hexane (n) < µg/g 25 Methyl Ethyl Ketone < µg/g 26 Methyl Isobutyl Ketone < µg/g 27 Methyl tert-butyl Ether (MTBE) < µg/g 28 Methylene Chloride µg/g 29 Styrene < µg/g 30 Tetrachloroethane, 1,1,1,2- < µg/g 31 Tetrachloroethane, 1,1,2,2- < µg/g 32 Tetrachloroethylene µg/g 33 Trichloroethane, 1,1,1- < µg/g 34 Trichloroethane, 1,1,2- < µg/g 35 Trichloroethylene µg/g...continued on next page Filed Record of Site Condition # on 2015/05/07 9 of 22

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 Standard Unit of Measure 36 Trichlorofluoromethane < µg/g 37 Vinyl Chloride < µg/g 38 Bromodichloromethane < µg/g 39 Bromoform < µg/g 40 Dibromochloromethane < µg/g 41 Petroleum Hydrocarbons F1**** < µg/g 42 Petroleum Hydrocarbons F2 < µg/g 43 Petroleum Hydrocarbons F3 < µg/g 44 Petroleum Hydrocarbons F4 < µg/g 45 Acenaphthene < µg/g 46 Acenaphthylene < µg/g 47 Anthracene µg/g 48 Benz[a]anthracene < µg/g 49 Benzo[a]pyrene µg/g 50 Benzo[b]fluoranthene µg/g 51 Benzo[ghi]perylene < µg/g 52 Benzo[k]fluoranthene µg/g 53 Chrysene µg/g 54 Dibenz[a h]anthracene < µg/g 55 Fluoranthene µg/g 56 Fluorene < µg/g 57 Indeno[1 2 3-cd]pyrene < µg/g 58 Methlynaphthalene, 2-(1-) *** µg/g 59 Naphthalene µg/g 60 Phenanthrene µg/g 61 Pyrene µg/g 62 Arsenic 3 18 µg/g 63 Selenium < µg/g 64 Barium µg/g 65 Beryllium µg/g 66 Boron (total) µg/g 67 Chromium Total µg/g 68 Cobalt µg/g 69 Molybdenum < µg/g 70 Nickel µg/g...continued on next page Filed Record of Site Condition # on 2015/05/07 10 of 22

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 Standard Unit of Measure 71 Silver µg/g 72 Thallium µg/g 73 Uranium µg/g 74 Vanadium µg/g 75 Benzene < µg/g 76 Ethylbenzene < µg/g 77 Toluene < µg/g 78 Xylene Mixture < µg/g Filed Record of Site Condition # on 2015/05/07 11 of 22

12 Table 1 Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued) Ground Water Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 1 Chloride 120, µg/l 2 Chromium VI < µg/l 3 Cyanide (CN-) < 2 66 µg/l 4 Mercury < µg/l 5 Acetone µg/l 6 Bromomethane < µg/l 7 Carbon Tetrachloride < µg/l 8 Chlorobenzene < µg/l 9 Chloroform < µg/l 10 Dichlorobenzene, 1,2- < µg/l 11 Dichlorobenzene, 1,3- < µg/l 12 Dichlorobenzene, 1,4- < µg/l 13 Dichlorodifluoromethane < µg/l 14 Dichloroethane, 1,1- < µg/l 15 Dichloroethane, 1,2- < µg/l 16 Dichloroethylene, 1,1- < µg/l 17 Dichloroethylene, 1,2-cis- < µg/l 18 Dichloroethylene, 1,2-trans- < µg/l 19 Dichloropropane, 1,2- < µg/l 20 Dichloropropene,1,3- < µg/l 21 Ethylene dibromide < µg/l 22 Hexane (n) < 1 51 µg/l 23 Methyl Ethyl Ketone < µg/l 24 Methyl Isobutyl Ketone < µg/l 25 Methyl tert-butyl Ether (MTBE) < µg/l 26 Methylene Chloride < µg/l 27 Styrene < µg/l 28 Tetrachloroethane, 1,1,1,2- < µg/l 29 Tetrachloroethane, 1,1,2,2- < µg/l 30 Trichloroethane, 1,1,1- < µg/l 31 Trichloroethane, 1,1,2- < µg/l 32 Trichlorofluoromethane µg/l 33 Vinyl Chloride < µg/l 34 Bromodichloromethane < µg/l 35 Bromoform < µg/l...continued on next page Filed Record of Site Condition # on 2015/05/07 12 of 22

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 Standard Unit of Measure 36 Dibromochloromethane < µg/l 37 Petroleum Hydrocarbons F1**** < µg/l 38 Petroleum Hydrocarbons F2 < µg/l 39 Petroleum Hydrocarbons F3 < µg/l 40 Petroleum Hydrocarbons F4 < µg/l 41 Acenaphthene < µg/l 42 Acenaphthylene < µg/l 43 Anthracene < µg/l 44 Benz[a]anthracene < µg/l 45 Benzo[a]pyrene µg/l 46 Benzo[b]fluoranthene < µg/l 47 Benzo[ghi]perylene < µg/l 48 Benzo[k]fluoranthene < µg/l 49 Chrysene < µg/l 50 Dibenz[a h]anthracene < µg/l 51 Fluoranthene < µg/l 52 Fluorene < µg/l 53 Indeno[1 2 3-cd]pyrene < µg/l 54 Methlynaphthalene, 2-(1-) *** < µg/l 55 Naphthalene µg/l 56 Phenanthrene µg/l 57 Pyrene < µg/l 58 Sodium 60, µg/l 59 Antimony µg/l 60 Arsenic µg/l 61 Selenium µg/l 62 Barium µg/l 63 Beryllium < µg/l 64 Boron (total) 2, µg/l 65 Cadmium < µg/l 66 Chromium Total < µg/l 67 Cobalt µg/l 68 Copper µg/l 69 Lead < µg/l 70 Molybdenum µg/l...continued on next page Filed Record of Site Condition # on 2015/05/07 13 of 22

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 Standard Unit of Measure 71 Nickel µg/l 72 Silver < µg/l 73 Thallium µg/l 74 Uranium µg/l 75 Vanadium µg/l 76 Zinc µg/l 77 Benzene µg/l 78 Ethylbenzene < µg/l 79 Toluene µg/l 80 Xylene Mixture µg/l Filed Record of Site Condition # on 2015/05/07 14 of 22

15 See the attached Table 2, Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment for standards specified in a risk assessment and comparison to maximum concentrations measured on, in or under the RSC property. The rest of this page has been left intentionally blank Filed Record of Site Condition # on 2015/05/07 15 of 22

16 Remedial Action and Mitigation Remediated Soils 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. 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-ground volume in m³) Description of Remediation Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the RSC property. Soil or Sediment Removed and Not Returned Estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property. Estimated Quantity of Soil (in-ground volume in m³) 0.0 Estimated Quantity of Sediment (in-ground volume in m³) 0.0 Soil Brought to the Property 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 and that is identified in section 28 of Schedule A. Estimated Quantity of Soil Brought to the Property (in-ground volume in m³) 0.0 Filed Record of Site Condition # on 2015/05/07 16 of 22

17 Ground Water Control or Treatment Measures 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. Ground water control or treatment measures that are required for the RSC property after the certification date. Estimated volume of ground water, if any, removed from and not returned to the RSC property. Estimated Volume of Ground Water (in litres) Filed Record of Site Condition # on 2015/05/07 17 of 22

18 Other Activities Including Risk Management Measures 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. 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 RSC property. Installation of a hard cap or fill/soil cap barrier 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 RSC property, after the certification date. Monitor and maintain hard cap barrier as per CPU 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 RSC property, after the certification date. Not applicable Remediated or Removed Soil, Sediment or Ground Water From Near Property Boundary Has any soil, sediment or ground water at the RSC property that is or was located within 3 metres of the RSC property boundary been remediated or removed for the purpose of remediation? No Filed Record of Site Condition # on 2015/05/07 18 of 22

19 Qualified Person s Statements and Certifications 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 2014/04/21, 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. 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 2014/04/21, 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 37 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 Contaminant Concentrations Compared to Standards Specified in a Risk Assessment. As of 2014/04/21, 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 Contaminant Concentrations Compared to Applicable Site Condition Standards. In relation to any contaminant excepted from the certification mentioned above as specified in the RSC at Table 2, Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment, or in relation to any other contaminant that in my opinion is likely to cause an adverse effect: A risk assessment was prepared for the contaminant with respect to the property for which the phase two environmental site assessment was conducted. The Director has accepted the risk assessment under clause (1) (a) of the Act. As of 2014/04/21, the property for which the phase two environmental site assessment was conducted meets the standards specified in the risk assessment for the contaminant. 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 and my employer PINCHIN LTD. does not hold and has 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 2014/04/21. By signing this RSC, I make no express or implied warranties or guarantees. By checking the boxes above, and entering my membership/licence number in this submission, I, ROBERT W TOSSELL, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2015/04/30: Filed Record of Site Condition # on 2015/05/07 19 of 22

20 By checking the boxes above, and entering my membership/licence number in this submission, I, ROBERT W TOSSELL, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2015/04/30: 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 2015/05/07 20 of 22

21 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 Certificate of Status or equivalent for the owner 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 RSC property was acquired A Current plan of Survey Property Specific Standards 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 2015/05/07 21 of 22

22 Filed Record of Site Condition # on 2015/05/07 22 of 22

23 Request ID: Province of Ontario Date Report Produced: 2015/04/30 Demande n : Province de l'ontario Document produit le : Transaction ID: Ministry of Government Services Time Report Produced: 11:17:37 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 W I C K S T E E D B U S I N E S S P A R K 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 M A Y 0 8 M A I, and has not been dissolved. et n'est pas dissoute. Dated Fait le A P R I L 3 0 A V R I L, Director Directeur 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.

24 April 28, 2015 Ministry of the Environment and Climate Change Operations Division Central Region 5775 Yonge Street Toronto, Ontario M2M 4J1 Michael J. Baum Direct Line: (416) Law Clerk: Atiya Bourke Direct Line: (416) File No.: Dear Sirs: Re: Wicksteed Business Park Inc. - Record of Site Condition We are the solicitors for Wicksteed Business Park Inc. in the above-referenced matter. We further wish to confirm as follows: 1. Wicksteed Business Park Inc. is the registered owner, in fee simple and the developer of the lands which are the subject of the Record of Site Condition. 2. The legal description of the lands which are the subject of the Record of Site Condition is as follows: Part of West Half of Lot 9, Concession 3, From the Bay, Twp. Of York, and Part of Lot 10, Concession 3, From the Bay, Twp. Of York, designated as Part 1 on Plan 66R-26854, City of Toronto, being Part of PIN (LT). 3. The municipal address of the lands is as follows: 209 Wicksteed Avenue, Toronto, Ontario M4G 2C1.

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30 Table 2: Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment Risk Assessment Number: RA Table 2: Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment Risk Assessment Number RA Applicable Site Condition Standard Table 3 Measured Concentration for Contaminants in Soil Contaminant Measurement type Measured Concentration Standard Specified in Risk Assessment Unit of Measurement Antimony Measured ug/g Cadmium Measured ug/g Copper Measured ug/g Lead Measured ug/g Zinc Measured ug/g Measured Concentration for Contaminants in Ground Water Contaminant Measurement type Measured Concentration Standard Specified in Risk Assessment Unit of Measurement Tetrachloroethylene Measured ug/l Trichloroethylene Measured ug/l Vinyl Chloride < MDL Value of ug/l Measured Concentration for Contaminants in Sediment Contaminant Measurement type Measured Concentration Standard Specified in Risk Assessment Unit of Measurement <none> 1 of 1

31 TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN PART 1 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 (Ground water, soil and/or sediment) APEC #1 (Rail Line) Western Portion of Phase One Property Item 46 Rail Yards, Tracks and Spurs On-Site Metals and Inorganics PHCs PAHs Soil and Groundwater APEC #2 (Poor-quality Fill Material) Entire Phase One Property Item 30 Importation of Fill Material of Unknown Quality On-Site Metals and Inorganics PHCs PAHs Soil and Groundwater APEC #3 (Historical Fire) Majority of Phase One Property Fire at Former Site Building On-Site PAHs Soil and Groundwater APEC #4 (VOC-impacted Groundwater in Part 1 of 209 Wicksteed) West-central Portion of Phase One Property Adjacent to Part 1 of 209 Wicksteed Avenue Not Applicable (spill identified by previous consultant) On-Site VOCs Groundwater

32 TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY Year Name of Owner Description of Property Use Property Use Other Observations from Aerial Photographs, Fire Insurance Plans, etc. Lot William W. Baldwin Assumed agricultural Agricultural or other use James Taylor Assumed agricultural Agricultural or other use Thomas B. Taylor Assumed agricultural Agricultural or other use Henrietta V. Taylor Assumed agricultural Agricultural or other use Robert Davies Assumed agricultural Agricultural or other use Canadian Northern Ontario Railway Company No documented land use / Assumed Agricultural or 1939 aerial photograph indicates vacant undeveloped land that (Part of Lot 9) to be vacant undeveloped land. other use appears to be traversed by a roadway Canadian Northern Ontario Railway Company No documented land use / Assumed Agricultural or (Part of Lot 9) to be vacant undeveloped land. other use 1942 Thorndale Securities Company Limited (Part of No documented land use / Assumed Agricultural or Lot 9) to be vacant undeveloped land. other use Trustees of John Curry (Part of Lot 9) No documented land use / Assumed Agricultural or 1947 aerial photograph indicates vacant undeveloped land with an to be vacant undeveloped land. other use apparent roadway located on western portion of the Phase One property Joseph Tanenbaum, Max Tanenbaum & No documented land use / Assumed Agricultural or Runnymede Iron and Steel Company (Part of Lot 9) to be vacant undeveloped land. other use Lot 10 Prior to 1843 Crown Assumed agricultural Agricultural or other use John Peter Carey Assumed agricultural Agricultural or other use 1844 Thomas Elliott Assumed agricultural Agricultural or other use William Hill Assumed agricultural Agricultural or other use Jacob Snider Assumed agricultural Agricultural or other use Charles Snider Assumed agricultural Agricultural or other use John Taylor, Thomas Taylor and George Taylor Assumed agricultural Agricultural or other use John H. Taylor Assumed agricultural Agricultural or other use Matilda M. E. Taylor Assumed agricultural Agricultural or other use Frederick Grundy Assumed agricultural Agricultural or other use Sterling Trust Corporation Assumed agricultural Agricultural or other use 1920 Matilda M. E. Taylor Assumed agricultural Agricultural or other use George D. Forbes (Part of Lot 10) Assumed agricultural Agricultural or other use Treuhaft Manufacturing Limited (Part of Lot No documented land use / Assumed Agricultural or 10) to be vacant undeveloped land. other use George D. Forbes (Part of Lot 10) Assumed agricultural Agricultural or Dominion of Canada Expropriation Plan 3080 No documented land use / Assumed Agricultural or Department of Munitions & Supply (Part of Lot to be vacant undeveloped land. other use 10) 1939 aerial photograph indicates vacant undeveloped land that appears to be traversed by a roadway James R. Thompson (Part of Lot 10) No documented land use / Assumed Agricultural or 1947 aerial photograph indicates vacant undeveloped land with an to be vacant undeveloped land. other use apparent roadway located on western portion of the Phase One property James W. Carrick and Thomas M. Weatherhead No documented land use / Assumed Agricultural or (Part of Lot 10) to be vacant undeveloped land. other use Malvern Construction Company Limited (Part No documented land use / Assumed Agricultural or of Lot 10) to be vacant undeveloped land. other use Pilkey-Noble Construction Company Limited No documented land use / Assumed Agricultural or (Part of Lot 10) to be vacant undeveloped land. other use

33 TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY Year Name of Owner Description of Property Use Property Use Other Observations from Aerial Photographs, Fire Insurance Plans, etc. Lots 9 and Pilkey Noble Construction Company Limited No documented land use / Assumed to be vacant undeveloped land. Agricultural or other use Lake Simcoe Ice & Fuel Limited Frozen food storage and warehousing Lake Simcoe Ice & Frozen food storage and Enterprises Limited warehousing Lake Simcoe Frozen food storage and Enterprises Limited warehousing Industrial Industrial Industrial The roadway observed in the 1947 aerial photograph is not apparent in an aerial photograph dated A rail line located on the western portion of the Phase One property (APEC #1) is visible in aerial photographs dated 1957 and Phase One property occupied by Lake Simcoe Ice & Enterprises Ltd. and Singer s Foods Ltd. ca based on street directories. Phase One property occupied by Lake Simcoe Ice & Enterprises Ltd. and Agincourt Foods Inc. ca based on street directories Ontario Inc. Frozen food storage and warehousing Industrial Phase One property occupied by Lake Simcoe Enterprises Ltd., Agincourt Foods Inc., Excel Cleaning & Sup Serv. Ltd. and Laurada Industries Inc. ca based on street directories. A 2002 aerial photograph indicates the rail line (APEC #1) had been removed Ontario Inc. Frozen food storage and Industrial Site Building demolished following fire in 2007 (APEC #3). warehousing to 2007 / Vacant land from 2007 to R. E. Real Estate Ltd. Vacant land Industrial Present Wicksteed Business Vacant land Park II Inc. Wicksteed BusinessVacant land Park Inc. Industrial Industrial

34 Phase Two Conceptual Site Model The updated Phase One Conceptual Site Model (CSM) included in this letter provided a detailed visualization of the APECs which could occur on, in, under, or affecting the Phase Two property. The Phase One CSM also presented the potential contaminants of concern (PCOCs), descriptions of underground utilities, and available site-specific hydrogeological information. Furthermore, the Phase One CSM illustrated the potential exposure pathways and receptors that Pinchin had identified to potentially exist on the Phase One property. The Phase One CSM is summarized in Figures 3 through 6. The following sections expand on the Phase One CSM with information collected during the completion of the 2013 Phase Two ESA and 2013 Phase II ESA. The Phase Two property is currently undeveloped, vacant land zoned for commercial land use and is located within the City of Toronto on the south side of Wicksteed Avenue, east of Leslie Street (see Figure 1). The Phase Two CSM is described in the following sections and illustrated in the attached Figures 1 to 16. Potentially Contaminating Activities Two potentially contaminating activities (PCAs) as defined by Ontario Regulation (O.Reg.) 153/04 have been documented to have occurred on the Phase Two property as follows: Item 30 Importation of Fill Material of Unknown Origin: Sand, with occasional topsoil inclusions and brick and woodchip debris, is present to a maximum depth of approximately 1.5 mbgs. The origin of this fill material is unknown. Item 46 Rail Yards, Tracks and Spurs: An historical railway spur (based on historical information) oriented generally north-south was located on the western portion of the Phase Two property from between 1950 and 1959 to between 1992 and No evidence of the railway spur was noted at the time of the Phase One ESA. In addition, a fire that resulted in the demolition of the former Site Building was considered a PCA for the Phase Two property. The presence of volatile organic compound (VOC) impacted groundwater was considered to represent an on-site PCA MILLTOWER COURT, MISSISSAUGA, ONTARIO L5N 7W5 PHONE: (905) FAX: (905) ENVIRONMENTAL HEALTH & SAFETY MANAGEMENT SERVICES FROM OFFICES ACROSS CANADA

35 Update Conceptual Site Model 209 Wicksteed Avenue, Toronto, Ontario March 24, 2015 Wicksteed Business Park Inc. Pinchin File: Areas of Potential Environmental Concern The following table summarizes the areas of potential environmental concern (APECs), and corresponding PCAs and PCOCs, which were identified at the Phase Two property. APEC APEC #1 (Rail Line) APEC #2 (Fill Material) APEC #3 (Historical Fire) APEC #4 (VOC- Impacted Groundwater) Location of APEC on Phase Two Property Western Portion of Phase Two Property Entire Phase Two Property Majority of Phase Two Property Entire Phase Two Property PCA Item 46 Rail Yards, Tracks and Spurs Item 30 Importation of Fill Material of Unknown Quality Notes: PHCs Petroleum Hydrocarbons Fractions F1-F4 PAHs Polycyclic Aromatic Hydrocarbons VOCs Volatile Organic Compounds Fire at Former Site Building VOC- Impacted Groundwate r Location of PCA (On- Site or Off- Site) On-Site On-Site On-Site PCOCs Metals and Inorganics PHCs PAHs Metals and Inorganics PHCs PAHs PAHs Media Potentially Impacted (Groundwater, Soil and/or Sediment) Soil Soil Soil OnSite VOCs Groundwater Figure 4 shows the locations of APECs and PCAs located on the Phase Two property and within the Phase One study area. Subsurface Structures and Utilities There are no active subsurface utilities located at the Phase Two property as they have been capped at Wicksteed Avenue according to the Phase Two property owner. Information on the depths and locations of these utilities is not available. Temporal fluctuations in groundwater levels are unlikely to have any effect on the distribution and migration of the metal and VOC impacts in the subsurface of the Phase Two property. The north elevation of the former Site Building was located approximately 7 to 15 m south of Wicksteed Avenue. Given the likelihood that any subsurface utilities entered the Site from Wicksteed Avenue and entered the former Site Building on the north elevation, the former subsurface utilities were likely located a minimum of 60 m north of the Phase Two property. Preferential pathways were not identified during the Phase Two activities Pinchin Ltd. Page 2

36 Update Conceptual Site Model 209 Wicksteed Avenue, Toronto, Ontario March 24, 2015 Wicksteed Business Park Inc. Pinchin File: Physical Setting The following provides a summary of the physical setting of the Phase Two property: The Phase Two property is currently undeveloped, vacant land located within the City of Toronto that is zoned for commercial land use; The observed stratigraphy (at the drilling locations) generally consisted of sand fill of unknown origin, with occasional topsoil inclusions and cinder-like inclusions, to a maximum depth of approximately 2.29 mbgs, followed by sand unit that extended to a maximum depth of approximately 4.27 mbgs. A silty clay till was present below the sand and gravel unit that extended to the maximum investigation depth of approximately 9.14 mbgs. Cross-sections summarizing the subsurface geological conditions have been provided as Figures 8A and 8B; The sand/sand and gravel unit within the upper 1.52 to 2.29 metres at the Phase Two property may be fill material. The origin of this possible fill material is unknown. To Pinchin s knowledge soil has not been brought from another property and placed on, in or under the Phase Two property; Based on the grain size analysis of representative soil samples collected during the 2012 Pinchin Phase Two ESA and the observed stratigraphy at the borehole locations, Pinchin concluded that over one-third of the overburden at the Phase Two property is coarsetextured as defined by O. Reg. 153/04 and Site Condition Standards for fine-medium textured soil were not applied; The upper water table at the Phase Two property is located within the sand/sand and gravel unit at depths ranging from approximately 2.72 to 3.19 mbgs. As indicated on Figure 9, groundwater flow is interpreted to be to the northeast; There are no open water bodies located at the Phase Two property and the nearest water body is a tributary of the Don River West Branch located approximately 240 metres south of the Phase Two property; The hydraulic conductivity measured in the sand/sand and gravel aquifer was 3.33 x 10-6 metres/second, and based on the groundwater gradient, groundwater flow velocity is estimated to be approximately 0.82 metres/year. The hydraulic conductivity measurements were conducted during the 2013 Pinchin Phase Two ESA; Based on measurements completed as part of the 2013 Pinchin Phase Two ESA the horizontal hydraulic gradient of the water table is approximately 0.002; 2015 Pinchin Ltd. Page 3

37 Update Conceptual Site Model 209 Wicksteed Avenue, Toronto, Ontario March 24, 2015 Wicksteed Business Park Inc. Pinchin File: Based on measurements completed as part of the 2013 Pinchin Phase Two ESA the vertical hydraulic gradient of the water table is approximately 1.09 in a downward direction; The silty clay unit below the sand/sand and gravel unit is considered to represent an aquitard. No additional aquitards or aquifers were encountered during the borehole drilling program for the 2013 Pinchin Phase Two ESA, 2013 Pinchin Phase II ESA or supplemental drilling conducted in 2014; Bedrock was not encountered at any of the borehole locations up to the maximum depth drilled of approximately 9.14 mbgs and the Phase Two property is not a shallow soil property, as defined by Section 43.1 of O. Reg. 153/04. Pinchin notes that based on a review of the water well record for Well ID Number , located approximately 400 m north of the Phase Two property, bedrock is located approximately 25 mbgs; The ph values measured in the submitted soil samples were within the limits for nonsensitive sites. The Phase Two property is also not an area of natural significance and it is not adjacent to, nor does it contain land within 30 metres of, an area of natural significance. As such, the Phase Two property is not an environmentally sensitive area as defined by Section 41 of O. Reg. 153/04; and The surrounding area is supplied by municipal services, with Lake Ontario serving as the water source. The Phase Two property is not located within an area that utilizes groundwater wells for potable water use. Applicable Site Condition Standards Based on the information summarized in the preceding section, the appropriate Site Condition Standards for the Phase Two property are: Table 3: Full Depth Generic Site Condition Standards for Use in a Non-Potable Ground Water Condition, provided in the MOE document entitled, Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the Environmental Protection Act dated April 15, 2011 ( Table 3 Standards ) for: Coarse-textured soils; and Industrial/commercial/community property use Pinchin Ltd. Page 4

38 Update Conceptual Site Model 209 Wicksteed Avenue, Toronto, Ontario March 24, 2015 Wicksteed Business Park Inc. Pinchin File: Buildings and Structures The Phase Two property is currently vacant, undeveloped land. The future use of the Phase Two property is understood by Pinchin to be the operation of a self-storage facility, which will include the construction of storage buildings across the majority of the Phase Two property. Previous Remedial Activities In 2006, Toronto Inspection Limited monitored the removal and disposal of impacted soils that had been identified by an investigation completed by CPG-Franz Environmental Inc. in Remedial activities included the removal of metals-impacted soils from Area A, located along the west property boundary of the Phase Two property. Verification soil samples were collected from within the excavated areas and tested for copper only. Based on Pinchin s review of the analytical data for these soil samples, the reported concentrations of copper were below the Table 3 Standards. The location of Area A and the reported concentrations in the remediated soil are summarized on Figure 10. Contaminants Exceeding Applicable Site Condition Standards in Soil The 2013 Phase Two ESA and previous investigations identified the presence of soil within the upper 2.3 metres of the Phase Two property with concentrations of metals parameters greater than the Table 3 Standards (see Figure 10). The specific origin of the metals parameters in the soil at the Phase Two property is unknown, but may be related to historical uses of the Phase Two property and/or from the historical importation of fill material. Based on the delineation activities completed for the 2013 Pinchin Phase Two ESA and the results of previous investigations of the Phase Two property, the approximate horizontal extent of metals-impacted soil has been outlined on Figure 11. Figure 12 and the cross-sections provided as Figures 15A and 15B demonstrate the vertical extent of the metals -impacted soil. Given the resistance of metals to leaching from soil to groundwater in neutral ph environments, as well as the depth to groundwater versus the identified depth of the metal impacts, the metal impacts are likely to persist in soil rather than leaching to groundwater. Additionally, metal impacts were not identified groundwater samples collected from groundwater monitoring wells located at the Phase Two property, indicating that metal impacts are not leaching from soil to groundwater. No preferential pathways were identified on the Phase Two property. Climatic or meteorological conditions are unlikely to influence the distribution and migration of metal concentrations within the soil Pinchin Ltd. Page 5

39 Update Conceptual Site Model 209 Wicksteed Avenue, Toronto, Ontario March 24, 2015 Wicksteed Business Park Inc. Pinchin File: Contaminants Exceeding Applicable Site Condition Standards in Groundwater Based on the results of the 2013 Pinchin Phase II ESA and the 2013 Pinchin Phase Two ESA, groundwater with concentrations of tetrachloroethylene (PCE) and trichloroethylene (TCE) exceeding the Table 3 Standards was identified on the Phase Two property. The specific origin of the VOC parameters in groundwater at the Phase Two property is unknown, but may be related to historical uses of the Phase Two property. Based on the delineation activities completed as part of the 2013 Phase II ESA, as well as previous investigations, the approximate horizontal extent of VOC-impacted groundwater has been outlined on Figure 13. As indicated in Figure 13, concentrations of PCE at MW302 and MW303 (located on Part 2 of 209 Wicksteed Avenue), were observed to be below the corresponding Table 3 Standards. Figure 14 and the cross-sections provided as Figures 15A and 15B show the vertical extent of the VOC-impacted groundwater. As indicated in Figures 13, 14 and the cross-sections, concentrations of PCE at monitoring wells MW501, MW601 and MW602 were observed to be below the laboratory RDL and corresponding Table 3 Standards. Therefore, these impacts appear to be limited to the upper unconfined aquifer. A number of factors can govern the transport and fate of PCE and TCE in groundwater, including dilution, adsorption, advection and dispersion, volatilization, geochemical dynamics, and chemical or biological attenuation (microbial attenuation). The concentrations of PCE and TCE are expected to decrease over time. The maximum lateral migration of these contaminants in groundwater, based on the estimated groundwater flow velocity, is approximately 0.82 m/yr. However, it should be noted that retardation factors, such as soil adsorption, would likely significantly limit the rate of linear migration. In considering natural attenuation factors, retardation factors and the relatively low concentrations of PCE and TCE, the lateral migration of these compounds in groundwater is expected to be limited. Excessive infiltration of precipitation may potentially dilute concentrations of VOCs; however, climatic or meteorological conditions are not expected to significantly affect concentrations of VOCs in groundwater. Contaminant Exposure Assessment Pinchin evaluated the potential exposure pathways and receptors which could potentially affect the Phase Two property based on the identified APECs and related PCOCs. The exposure pathways and potential receptors identified for the Phase Two property were illustrated in the Phase One CSM summarized in Figures 5 and 6. The exposure pathways and receptors which Pinchin had considered were as follows: Exposure Pathways GW1 The protection of drinking water component; GW2 The protection of indoor air from vapours originating from groundwater component; 2015 Pinchin Ltd. Page 6

40 Update Conceptual Site Model 209 Wicksteed Avenue, Toronto, Ontario March 24, 2015 Wicksteed Business Park Inc. Pinchin File: GW3 The protection of the aquatic environment component; S1 High-frequency, high-intensity, human health exposure scenario equivalent to that of a surface soil at a residential/parkland/institutional or agricultural/other site (children and pregnant women are present); S2 Lower-frequency and lower-intensity, human health exposure scenario without children present and is used at commercial/industrial/community sites or at depth at residential/parkland/institutional or agricultural/other sites; S3 Low-frequency, high-intensity, human health exposure scenario without children present that is protective of a worker digging in the soil. It is used for subsurface soils at commercial/industrial/community sites; S-IA Soil to indoor air, for vapour intrusion into a building; S-OA Soil to outdoor air, a volatilization model combined with atmospheric mixing which is protective of outdoor air quality; S-Odour Soil concentrations that will not result in unacceptable odours from direct sniffing of the soil; S-GW1 Soil to potable groundwater, soil values protective of GW1 values; and S-GW3 Soil to groundwater to surface water, soil values protective of aquatic life and GW3 values. Human Health Receptors H1 Indoor workers; H2 Outdoor workers; and H3 Construction workers. Ecological Receptors E1 Mammals and birds; and E2 Plants and soil invertebrates Pinchin Ltd. Page 7

41 Update Conceptual Site Model 209 Wicksteed Avenue, Toronto, Ontario March 24, 2015 Wicksteed Business Park Inc. Pinchin File: Based on the above and in considering the future development activities (i.e., digging, construction, etc.) and intended use (i.e., commercial), the GW2, S2, S3, S-IA, S-OA and S-Odour pathways were considered potentially applicable to the Phase Two property as per the Phase One CSM. The S1 pathway was not considered a concern given that the future land use will be commercial. The GW1 and S-GW1 pathways were not considered a concern as the groundwater in Toronto is not used as a drinking water source. The GW3 and S-GW3 pathways were considered applicable due to contaminant migration potential; however, it is noted that the nearest surface water body is approximately 240 metres from the Phase Two property and the generic standards are considered overly conservative in the protection of these pathways. Based on the results of the 2013 Pinchin Phase Two ESA and 2013 Pinchin Phase II ESA, the following is an update with respect to the exposure pathways noted in the Phase One ESA Update: The analytical results for the soil samples submitted as part of the 2013 Phase Two ESA and for other investigations of the Phase Two property indicated that no concentrations of volatile parameters in soil exceeding the corresponding Table 3 Standards are present at the Phase Two property. As such, the S-IA, S-OA and S-Odour pathways are no longer considered applicable to the Phase Two property; The analytical results for soil samples submitted from the surficial fill materials at the Phase Two property identified fill with metals parameter concentrations exceeding the Table 3 Standards in the Phase Two property. Therefore, the S2, S3 and S-GW3 pathways are considered to remain applicable to the Phase Two property; The groundwater analytical results indicated that the metals impacts identified at the Phase Two property are not adversely impacting the groundwater quality at the Phase Two property given that the metals concentrations in the groundwater at the Phase Two property meet the Table 3 Standards; and The analytical results for groundwater identified volatile parameter concentrations exceeding the Table 3 Standards in the unconfined aquifer at the Phase Two Property. Therefore, the GW2 and GW3 pathways remain applicable to the Site. In summary, the exposure pathways that are considered to remain valid with respect to the Phase Two property given the results of the 2013 Pinchin Phase Two ESA and 2013 Pinchin Phase II ESA include S2, S3, GW2, GW3 and S-GW Pinchin Ltd. Page 8

42 Update Conceptual Site Model 209 Wicksteed Avenue, Toronto, Ontario March 24, 2015 Wicksteed Business Park Inc. Pinchin File: The release mechanisms and contaminant transport pathways for metal contaminants in the soil at the Phase Two property are considered to be direct contact, ingestion or the inhalation of particles from soil at the surface of the Phase Two property, or soil brought to the surface of the Phase Two property through excavation. Given the proposed future land use of the Phase Two property as a self-storage facility, the receptors that are considered to remain valid with respect to the Phase Two property based on the results of the Phase Two ESA include E1, E2, H1, H2 and H3. Figure 16 summarizes the applicable exposure pathways and receptors. Risk Assessment Subsequent to the completion of the Phase Two ESA, Pinchin completed a risk assessment (Streamlined Tier III Risk Assessment) to develop Property Specific Standards (PSS) for the Phase Two Property for VOCs, PHCs, and metals parameters that did not meet the Table 3 Standards. Based on the soil and groundwater samples collected as part of the Phase Two ESA and other investigations, and the findings of the risk assessment, the concentrations of the PCOCs in soil and groundwater at the Phase Two Property meet the Table 3 Standards and/or the PSS _CSM_209 Wicksteed Avenue, Toronto, ON_Part 1_Mar. 24, 2015.docx 2015 Pinchin Ltd. Page 9

43 FIGURES

44 SGA LTD. PROJECT NAME CLIENT NAME PROJECT LOCATION PHASE TWO ENVIRONMENTAL SITE ASSESSMENT WICKSTEED BUSINESS PARK INC. PART 1 OF 209 WICKSTEED AVENUE, TORONTO, ONTARIO FIGURE NAME FIGURE NO. KEY MAP SCALE PROJECT NO. DATE: 1 AS SHOWN MARCH 2015

45

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54 MW102 S2 Table 3 14/01/2011 Std Antimony Cadmium Copper Lead Zinc Table 3 10/10/2002 HA6A Std Copper Table 3 10/10/2002 HA8A Std Copper Table 3 10/10/2002 HA9A Std Copper Table 3 01/02/2012 BH203 S3 Std Cadmium Table 3 11/03/2010 TP02 Std Cadmium

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56 BH207 S2 Table 3 2/2/2012 Std Antimony Cadmium Copper Lead Zinc BH203 S6 Table 3 01/02/2012 Std Antimony 40 <0.20 Cadmium 1.9 <0.10 Copper Lead Zinc S 4 Table 3 22/02/2010 Std 0.2 Antimony Cadmium Copper Lead Zinc

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