Phase I and II Environmental Site Assessment 5026 Bank Street Ottawa, Ontario

Transcription

1 Phase I and II Environmental Site Assessment 5026 Bank Street Ottawa, Ontario Prepared for: MacEwen Petroleum Ltd. Attn.: Ian McLean, Manager Marketing & Site Development 18 Adelaide Street, P.O. Box 100 Maxville, Ontario K0C 1T0 By , Chamberland Street Rockland, Ontario K4K 1M6 LRL File No: October 1, 2009

2 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario i EXECUTIVE SUMMARY 1 MacEwen Petroleum Inc (MPI). has retained the services of Levac Robichaud Leclerc Associates Ltd. to complete a Phase I and II Environmental Site Assessment (ESA) of the property located at 5026 Bank Street in Ottawa, Ontario (herein referred to as the Site). The Site is a formerly a gasoline service station set within a residential and commercial setting. This assessment was conducted in the context of a rezoning and site plan control application. The site is an approximately m 2 commercial lot set within the City of Ottawa. A gas station was present on the site until it was decommissioned in June 2009, however the pump island canopy, concrete slabs for the former kiosk and pump islands, and tanks are still present. The adjacent land uses are residential and commercial. The commercial properties to the east; along Bank Street, consist of a restaurant and automotive sales business. These land uses have been present since at least Based on the information obtained through background and historical records review, interviews and the site visit, our assessment has revealed the potential environmental concerns: The site is a former gasoline service station with four (4) underground storage tanks present; and A Phase II ESA completed by Thompson Rosemount Group in March 2008 revealed that there were groundwater impacts in the area of the tank nest. Therefore the mandate included a Phase II ESA to determine if these potential environmental concerns are present. The purpose of a Phase II ESA is to determine if recognized potential environmental concerns have negatively impacted the quality of the soil and groundwater of the subject site. The contaminants of concern are petroleum based parameters: Benzene, Toluene, Ethylbenzene, Xylenes (BTEX) and Petroleum Hydrocarbons (PHC). The Phase ll ESA involved excavating test pits around the underground storage tanks and former pump island installations. The subsurface soils consist of a layer of topsoil, pavement structure or crushed stone followed by sand or sand fill. Underlying the sand is till followed by bedrock. The bedrock was encountered between 0.1 and 1.34 m deep. Groundwater was not encountered during the excavation activities. Existing monitoring wells were sampled. Olfactory or visual (i.e. staining) evidence of petroleum hydrocarbon impacts were not observed in the soil samples collected except for one sample from TP-8 at 1.2 to 1.4 m deep. CSV concentrations of the soil samples collected were non-detect, except for TP-8 which had CSV readings at 4.6 and 26.1 ppm. No odours, sheens or free product was observed in the purge water from the monitoring wells. Four (4) select soil and three (3) groundwater samples were submitted for analysis to establish if the existing fuel handling facilities have negatively impacted the soil and groundwater conditions. The rationale for selection of the soil and groundwater samples submitted for analysis was based on the results of the sample field screening and visual/olfactory observations. The results of the laboratory analysis were compared against the Ontario Ministry of the Environment s Soil, Groundwater and Sediment Standards for Use Under Part lv.1 of the Environmental Protection Act, March 9, 2004 The applicable site condition standards used were the Table 1 full depth background site condition standards because the site is considered environmentally sensitive. There is less than 2 m of overburden overlying bedrock. For 1 This Executive Summary is to be read in conjunction with the Closure and is subject to the same limitation as the body of the report. Rockland, Ontario

3 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario ii parameter where there are no Table 1 values, the Table 3 full depth site condition standards in a non-potable groundwater condition was applied. Petroleum hydrocarbon parameters were not detected in any of the soil samples except TP-8. PHC F2 levels in TP-2 was 2090 ug/g, above the applicable Table 3 guideline of 1500 ug/g. All other PHC levels met the applicable standards. Petroleum hydrocarbon parameters were not detected in any of the groundwater samples submitted. Based on our observations during the excavation activities complemented with the screening of the samples and laboratory analysis, there is evidence of minor impacts to the soil as a result of the service station. One test pit, at the southeast corner of the tank nest had levels of petroleum hydrocarbon above the provincial standards. The levels in the remaining soil samples met the guidelines. There was no evidence of impacts to the groundwater. It is our understanding that the site will be redeveloped. Therefore it is recommended that during construction activities, this area be investigated further to establish if the extent of the contamination. Any contaminated soil encountered during the redevelopment should be removed and disposed of at a licensed landfill. Rockland, Ontario

4 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario iii TABLE OF CONTENTS 1 INTRODUCTION Purpose Phase I ESA Phase II ESA Scope and Methodology SITE DESCRIPTION Location Physical Characteristics Site Occupancy Site Improvements Buildings Landscaping and Parking Areas Additional Fixtures Utilities ADJACENT PROPERTY USES HISTORICAL RECORDS REVIEW Land Title Search Fire Insurance Plans Property Underwriters Report City Directories Aerial Photographs Previous Environmental Reports REGULATORY AND DATABASE DOCUMENT REVIEW Ontario Ministry of the Environment Freedom of Information Act Waste Disposal Site Inventory Inventory of Coal Tar Industrial Sites in Ontario Technical Standards and Safety Authority INTERVIEWS Owner/Occupants/Others with Site Knowledge SITE VISIT General Interior Observations Exterior Observations Special Attention Items Designated Substances Other Hazardous Building Materials/Items POTENTIAL ENVIRONMENTAL CONCERNS PHASE II ENVIRONMENTAL SITE ASSESSMENT Field Methodology Field Preparation Intrusive Investigation Groundwater Monitoring and Sampling Analysis...12 Rockland, Ontario

5 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario iv 9.2 Results of Field Investigation Subsurface Conditions Field Measurements Applicable Guideline Criteria Data Interpretation and Assessment Soil Groundwater CONCLUSIONS AND RECOMMENDATIONS LIMITATIONS AND USE OF REPORT...15 Figure 1 Site location. Figure 2 Site plan. FIGURES (In order following text) TABLES (In order following figures) Table 1 Summary of groundwater elevations Table 2 Summary of petroleum hydrocarbon analysis of soil samples Table 3 Summary of petroleum hydrocarbon analysis of water from monitoring wells (24-Aug-09) Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F APPENDICES (In order following tables) Land Title Search City Directories Photographs from Site Visit Test Pit Logs Monitoring Well Logs (by others) Laboratory Analysis Reports Rockland, Ontario

6 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 1 of 15 1 INTRODUCTION MacEwen Petroleum Inc (MPI). has retained to complete a Phase I and II Environmental Site Assessment (ESA) of the property located at 5026 Bank Street in Ottawa, Ontario (herein referred to as the Site). A key plan showing its location is provided in Figure 1. The Site is a formerly a gasoline service station set within a residential and commercial setting. This assessment was conducted in the context of a rezoning and site plan control application Purpose Phase I ESA The Phase I ESA identifies the existing environmental conditions and potential environmental liabilities associated with the subject property, focusing on the possible presence of contamination on the property. It includes a review of available information (historical data and aerial photographs) and a visual site inspection to assess potential contamination of past or present activities conducted on the property itself and on adjacent properties. Potential contamination represents the uncontrolled release of foreign substances within the natural environment. Such an event can result in air, soil and groundwater contamination that may represent environmental liabilities towards the site and perhaps towards adjacent properties. The ESA evaluates in a consistent manner, within the time constraints imposed for this report, whether such events have occurred at this site. This level of work is a method of risk reduction and does not eliminate risk for the client Phase II ESA A potential environmental concern was initially identified with the site s former use as a gasoline service station. Therefore the mandate included a Phase II ESA to determine if these potential environmental concerns are present. Other potential environmental concerns, if identified during the Phase I ESA, were to be incorporated into the intrusive investigation. The Phase II ESA will establish the Site s subsurface geology and hydrogeological conditions. Soil and groundwater conditions will be evaluated with respect to the contaminants of concern in the context of the current regulations and guidelines applicable to contaminated sites. The findings and conclusions presented in this report apply only to the recognized environmental conditions assessed. 1.2 Scope and Methodology LRL conducted this work in accordance to the standard Phase I and II ESA procedures, which generally reflect the requirements of the following documents: Phase I Environmental Site Assessment, Z768-01, Canadian Standard Association, 2001; and Guidance on Sampling and Analytical Methods for Use at Contaminated Sites in Ontario, Ontario Ministry of the Environment and Energy, December The scope of work for the assessment consisted of the following: Phase I ESA: o Review reasonably ascertainable records regarding the occupancy of the site and surrounding properties (i.e. business directories, fire insurance plans and aerial photographs); Rockland, Ontario

7 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 2 of 15 o o o Interview current and previous owners and/or tenants and local and provincial authorities; Conduct a site visit that consists of a walk-through visual assessment of the site and adjacent properties (from publicly accessible areas); and Evaluate the information collected. Phase II ESA: o o o o Dig four (4) test pits across the Site, at strategic locations based on potential areas of environmental concern, to allow for soil and groundwater (if encountered) sampling; Sample the existing monitoring wells; Submit representative soil and groundwater samples to an accredited laboratory for analysis of suspected parameters of concern; and Interpret the chemical analysis in relation to current provincial guidelines to determine the subsurface soil and groundwater quality. The following report will present the results of the ESA carried out between the period of April 2 and September 30, SITE DESCRIPTION The Site s location is shown in Figure 1 and the general configuration is shown on the Site Plan in Figure 2. For the purposes of this report Bank Street will be inferred as running in a northsouth direction. Characteristics of the Site outlined below are based on a review of the referenced documents and our site visit carried out on August 24, 2009 (Section 7). 2.1 Location Address: Legal description: Zoning: Frontage: 5026 Bank Street Ottawa, Ontario Part of Lot 25 Concession 4 Rideau Front Parts 1 and 2 of Registered Plan 5R7859 Geographic Township of Gloucester City of Ottawa Commercial (RC) Bank Street. Rockland, Ontario

8 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 3 of Physical Characteristics Approximate Area: m 2 (1.64 acres) Approximate shape: Rectangular: 122 m wide (along Bank Street) by 56 m deep. Approximate elevation: 120 m above mean sea level. Topography: Generally flat with a slight slope south. Surface drainage: South towards Rideau Road. Drainage improvements: Not observed. Receives drainage from adjacent sites: Generalized surficial geology: Generalized bedrock geology: General groundwater flow direction (inferred): Nearest Open Water Body: Possible. Bedrock with areas thinly veneered by unconsolidated sediments up to 1 m thick. 1 Oxford Formation: Dolomite and limestone 2. Local groundwater flow, based on topographic features, is likely south towards the Castor River. Locally, however, groundwater flow may be influenced by underground utilities, building structures and variations in soil type or topography. Castor River approximately 1.74 km to the south. 2.3 Site Occupancy Current owner: MacEwen Petroleum Inc., since March, Current use: Gasoline service station (currently vacant) Current use since: At least Site Improvements Buildings No buildings are currently present on the Site Landscaping and Parking Areas Treed/ Landscaped/ Grassed Area: Around the perimeter of the site. Pavement, roads & driveways: The centre north portion of the Site is covered with crushed stone and the centre south is asphalt where the service station was located. 1 S. H. Richards, Surficial Geology, Ottawa-Hull, Ontario and Québec, Map 1506A, Geological Survey of Canada 1:50 000, J. E. Harrison, Generalized Bedrock Geology, Ottawa-Hull, Ontario and Québec, Map 1508A, Geological Survey of Canada 1: , Rockland, Ontario

9 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 4 of Additional Fixtures Aboveground storage tanks (ASTs): Underground storage tanks (USTs): Floor drains: Sumps: Paint booth: Other: No. Four (4) UST s are on the south portion of the site: 25,000 and 35,000 L installed 20 years ago. No. No. No. No. 2.6 Utilities Potable Water: Wastewater: Storm Sewer: Electricity: Telephone: Natural Gas: Municipal water. Municipal sewers. Municipal storm sewers. Available. Available. Available. 3 ADJACENT PROPERTY USES The current land uses of the adjoining properties were observed from the property limits and publicly accessible locations to assess potential impacts to the site that may arise from off-site operations. The properties surrounding the subject site are as follows: North: South: East: West: Vacant. Residential. Commercial: Restaurant and auto sales. Vacant. 4 HISTORICAL RECORDS REVIEW The historical occupancy of the site and surrounding properties were reviewed through the use of available public information consisting of archived aerial photographs and fire insurance plans. The available historical coverage is not a continuous record. It is possible that features of interest may have appeared and disappeared between coverage dates, or in some instances have predated available coverage. 4.1 Land Title Search Land Titles contain legal title information concerning property ownership, transfer details, and any encumbrances such as mortgages or easements. Each time a new transaction occurs, property records are updated as soon as the instrument is registered. A copy of the Land Title search is included in Appendix A. Rockland, Ontario

10 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 5 of 15 Records search provider: Ecolog ERIS Date of search: April 2, 2009 Pertinent Information: 4.2 Fire Insurance Plans The search covered the period from The site was transferred to Canada Inc from Ontario Ltd in July Fire Insurance Plans (FIP) mapped streets and buildings of urban Canada in great detail and illustrate building construction, occupancy and potential fire hazards. They also provide detailed information regarding storage tanks, transformers, boilers and electrical rooms. The original plans were produced between 1875 and 1923 and continued to be produced and updated until production ceased in No Fire Insurance Plans were found for the subject property. 4.3 Property Underwriters Report Property Underwriters Site Plans and Reports provide detailed information on a site-specific basis and include descriptions of building construction, heating sources, production processes, and the presence of chemicals or materials which may be stored on site. They also indicate the presence of environmental hazards such as electrical rooms, transformers, boilers, and storage tanks. No Property Underwriters Reports were found for the subject property. 4.4 City Directories City directories have been produced for most urban and some rural areas since the late 1800s. These directories are often archived in research and municipal libraries. The directories are generally not comprehensive and may contain gaps in time periods. Where available, city directories were reviewed in a minimum five year increment to determine historical property use of the subject and adjoining properties. A copy of the city directories is included in Appendix B. Years Searched: Relevant Information: 2000 to Present Subject Site: The site is unlisted. Adjacent Land: North The property north of the site (4976 Albion Road) is unlisted. South 3150 Rideau Road was listed as Hanson Brick in East West 4.5 Aerial Photographs 5023 and 5017 Bank Street were listed as commercial with a restaurant The Road House and Creditcure.ca. The property west of the site is unlisted. Select aerial photographs were obtained from the National Air Photo Library in Ottawa, Ontario. The review of the photographs was done to develop a general history of the development of the site and surrounding properties. The aerial photographs may be at a scale that limits a detailed review of the site and surrounding properties. Rockland, Ontario

11 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 6 of 15 Year Photo Number Scale Observation 1945 A : A : A : A : A : Previous Environmental Reports The site is vacant. The surrounding land use appears to be vacant or agricultural. A building has appeared on the southeast corner of the site. The south, east and northwest adjacent properties are developed. The subject site and adjacent lands have not changed relative to the observations made in The quarry is present to the east. The subject site and adjacent lands have not changed relative to the observations made in The subject site and adjacent lands have not changed relative to the observations made in The following report was provided by MacEwen Petroleum Ltd. to review: Phase II ESA Report 5026 Highway #31 (Bank Street), Ottawa, Ontario, The Thompson Rosemount Group Inc., March 7, The investigation was conducted in order to determine if there is any evidence of petroleum hydrocarbons impact on the Site due to the underground storage tanks and pump island installations. Three (3) monitoring wells were installed by Thompson Rosemount Group (TRG). The soil samples collected from all of the boreholes were deemed to be within the applicable standards. Groundwater from these and the previously installed wells were sampled and analysed for BTEX and PHC parameters. One well (MW-99-1), located south of the tank nest exceeded the potable water standards but met the non-potable water standard. 5 REGULATORY AND DATABASE DOCUMENT REVIEW 5.1 Ontario Ministry of the Environment Freedom of Information Act The Ontario Ministry of the Environment (MOE) was contacted under the Freedom of Information Act (FOI) to obtain available information for the site regarding Certificates of Approvals or any permits relating to air emissions (including noise), water taking and discharging, waste disposal sites, septic systems and pesticides storage; spill occurrences; and to identify any environmental concerns that they have had with the site. Rockland, Ontario

12 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 7 of 15 Interview subject: Date: August 4, 2009 Pertinent information: Donna Currie, FOI Coordinator The following branches were searched for records regarding the subject site: Ministry s Eastern Region; Branch; Environmental Monitoring and Reporting Branch; Safe Drinking Water Branch; Sector Compliance Branch; and Spills Action Centre. No records were found regarding the Site. A request has been made for a search of the Environmental Assessment and Approvals Branch. A formal response is expected and will be reviewed by LRL. If the response details any issues of potential environmental concern with respect to the site, a copy will be forwarded to the client so that it can be appended to this report Waste Disposal Site Inventory LRL reviewed the document entitled Waste Disposal Site Inventory, prepared by the Waste Management Branch of the MOE (dated June 1991). No active or closed waste disposal sites are listed as being present within 1.0 km of the Site Inventory of Coal Tar Industrial Sites in Ontario LRL reviewed the document entitled Inventory of Industrial Sites Producing or Using Coal Tar and Related Tars in Ontario, prepared for the MOE (dated November 1988). No coal tar industrial sites are listed as being present within 1.0 km of the Site. 5.2 Technical Standards and Safety Authority Fuel storage at commercial and industrial facilities is regulated by the Technical Standards and Safety Authority (TSSA). Records of aboveground storage tanks are maintained for bulk storage facilities only. Underground storage tanks are required to be registered with the TSSA. There are no requirements to register private underground and aboveground fuel oil storage tanks for heating or waste oil. Records of registered and licensed tanks have been maintained since Interview subject: Date: August 5, 2009 Pertinent information: Ms. Carlien Buist, Customer Service Advisor Ms. Buist has indicated there is record of four (4) underground storage tanks at the Site. A request for detailed information on these tanks as well as inspection reports has been made, and a response is expected. If the response details any issues of potential environmental concern with respect to the site, a copy will be forwarded to the client so it can be appended to this report Rockland, Ontario

13 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 8 of 15 6 INTERVIEWS 6.1 Owner/Occupants/Others with Site Knowledge Interview subject: Date: September 3, 2009 Pertinent information: Darrel Mooney, MacEwen Petroleum Ltd. The site was developed as a Mr. Gas service station at least 20 years ago, after which the site was purchased by a private owner and converted into an Esso. The gas station operations were terminated around January 2009, and the site was decommissioned in June The site contains two (2) L tanks which contained regular and super gasoline and two (2) L tank containing diesel and regular gasoline. Mr. Mooney is not aware of any environmental concerns associated with the site. 7 SITE VISIT The findings documented in this section are based on a combination of observations made by LRL personnel at the time of the site visit as well as information provided by the site representative. Photographs from the site visit are included in Appendix C. 7.1 General Date: August 24, 2009 Representatives conducting site visit: Site observation limitations: General site conditions: Property use: Hazardous materials: Storage tanks: Storage containers: Odours: Air emissions: Other observations: Jessica Arthurs None. The site is a decommissioned gas station with the canopy still erected. Concrete slabs are under the canopy and where the former kiosk used to be are present.. Commercial. Not observed. Four (4) UST s containing gasoline and diesel fuel were located on the southeast corner of the site. Not observed. Not observed. Not observed. No. Rockland, Ontario

14 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 9 of Interior Observations Heating and cooling systems: Staining: Drains and sumps: Mechanical equipment: Other observations: 7.3 Exterior Observations Topographic, Geologic and Hydrogeological Conditions: Structures: Wells: Sewage disposal: Pits and lagoons: Wastewater: Solid waste: Stained material: Distressed vegetation: Fill ports, vent pipes: Fill or previous fill activities: Earth-moving activity: Watercourses, ditches or standing water: Observations of adjacent sites: Other observations: Not applicable. Not applicable. Not applicable. Not applicable. None. Topographic, geological and hydrogeological conditions are described in Section 2.2. A canopy stands in the middle of the south portion of the site. A concrete slab from the convenience store kiosk is located to the west. Not observed. Not observed. Not observed. A septic system is present on the site. Not observed. Not observed. Not observed. Not observed. Not observed. Not observed. Not observed. Surrounding land use is a mixture of residential and commercial land use. None. 7.4 Special Attention Items Eleven chemical contaminants have been identified under the Occupational Health and Safety Act (OHSA) and regulations have been set in place to prohibit, regulate restrict, limit or control workers exposure to these substances. Other hazardous materials not included in the OHSA but under the Environmental Protection Act were also observed. The observations presented herein do not constitute a designated substance/hazardous material survey but are rather for information purposes only. Rockland, Ontario

15 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 10 of Designated Substances Asbestos Containing Material (ACM) Not applicable. Lead Lead may be present in a variety of building materials including paint and water distributions pipes, however lead based paints (LBP) are considered the most significant hazard. According to published information by Health Canada concerning LBP, buildings constructed before 1980 may contain lead based interior and exterior paints. Due to the assumed construction date of the canopy the presence of LBP is possible Mercury Not applicable. Others No other designated substances were identified (i.e. arsenic, ethylene oxide, silica, vinyl chloride, benzene, coke oven emissions, acrylonitrile or iscosyanates) Other Hazardous Building Materials/Items Microbial Contamination and Mould: Not applicable. Ozone-Depleting Substances (ODS): Not applicable. Polychlorinated Biphenyls (PCB): PCBs are possibly present, as PCB containing material in products, equipment, machinery, electrical transformers and capacitors were discontinued in the early 1980 s. No equipment were present on site. Urea Formaldehyde Foam Insulation (UFFI): Not applicable. Radon: Radon gas is a product of the decay series of uranium that is commonly found in geological units that contain black shale, sandstone or granite. Radon can percolate up through the soil water it may accumulate in basement of buildings with cracks or joints in the foundation. Given the geological setting of the site, radon is not suspected to be an issue of concern. Electric and Magnetic Fields: Electromagnetic fields are generally associated with high frequency power lines. No high voltage power lines were noted within 200 m of the site. Noise and Vibration: Noise and vibration is typical of an urban environment (i.e. traffic). Methane: Methane gas is a colourless and odourless gas commonly formed by the decomposition of organic material. The site is not close to any active or closed waste disposal sites, marshes, swamps or peat deposits therefore methane is not a concern. Rockland, Ontario

16 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 11 of 15 8 POTENTIAL ENVIRONMENTAL CONCERNS Based on the information obtained through background and historical records review, interviews and the site visit, our assessment has revealed the potential environmental concerns: The site is a former gasoline service station with four (4) underground storage tanks present; and A Phase II ESA completed by the TRG in March 2008 revealed that there is groundwater impacts in the area of the tank nest. Therefore the mandate included a Phase II ESA to determine if these potential environmental concerns are present. No other potential environmental concerns were identified during the Phase I ESA. The purpose of a Phase II ESA is to determine if recognized potential environmental concerns have negatively impacted the quality of the soil and groundwater of the subject site. The contaminants of concern are petroleum based parameters: Benzene, Toluene, Ethylbenzene, Xylenes (BTEX) and Petroleum Hydrocarbons (PHC). Depending on the nature of the fill material encountered, other parameters of concern may be incorporated into the sampling program. 9 PHASE II ENVIRONMENTAL SITE ASSESSMENT The Phase II Environmental Site assessment was carried out in conjunction with a Hydrogeological and Geotechnical Investigation. 9.1 Field Methodology Field Preparation Subsurface Utility Locates The location of all buried and overhead services were obtained by LRL prior to the initiation of any subsurface investigation QA/QC Protocols Quality assurance/quality control (QA/QC) protocols were followed during the test pit excavations and sampling to ensure that representative samples were obtained. The protocols were generally performed in accordance with the Ontario Ministry of the Environment (MOE) Guidance on Sampling and Analytical Methods for Use at Contaminated Sites in Ontario, revised February Field protocols that were employed include: All field-screening devices such as the combustible gas detector, were calibrated prior to use, to ensure accuracy and reliability of readings; Thorough decontamination of all sampling equipment. The use of dedicated sampling equipment when possible; Soil samples collected were placed in laboratory supplied glass sample jars or food grade containers; Thorough documentation of all field activities and sample handling practices including field notes, chain of custody forms, memos to files, etc.; and Samples were submitted to a laboratory which is certified by the Canadian Association of Environmental Analytical Laboratories (CAEAL). Rockland, Ontario

17 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 12 of 15 Due to the small number of soil and groundwater samples collected for the investigation, the use of field duplicates was not incorporated into the work program. Other QA/QC procedures conducted by LRL are outlined in the methodologies detailed below Intrusive Investigation The intrusive investigation was carried out on August 24, Lacroix Equipment Rentals Ltd. (Ottawa, Ontario) conducted the test pit digging using a backhoe under the supervision of LRL field staff. Twelve (12) test pits (TP) were placed on the Site for hydrogeological, geotechnical and environmental purposes. Four (4) of these were placed where potential negative environmental impacts were identified: TP-7 was placed north of the former pump islands; and TP-8 to TP-10 were placed around the tank nest. The locations of all test pits are shown in the site plan in Figure 2. The test pits were advanced to depths ranging from 1.1 to 1.5 m and were terminated upon bedrock Soil Sampling and Screening A representative soil sample from each soil stratum encountered was collected and transferred immediately into sealed laboratory supplied glass jars and Ziploc freezer bags. The samples were examined for soil type, colour, staining/discoloration and odours. Furthermore, the samples were logged, labelled and stored on site in a cooler at 4 C to prevent the evaporation of potential combustible soil vapours (CSV). The samples stored in bags were screened for the presence of CSV using a MiniRae 2000 Photo Ionization Detector. Details of the test pit excavation and soil sampling are provided in the test pit logs in Appendix D Groundwater Sampling Groundwater was not encountered during the excavation activities Groundwater Monitoring and Sampling Groundwater was sampled on August 24, 2009 from the existing monitoring wells. The wells were installed by TRG on February 20, 2008 and are referred to as MW08-1 through MW08-3. MW99-1, a well installed before TRG s investigation was not found. The monitoring wells were approximately 5.9 to 6.4 m deep and extended into the bedrock. The monitoring well logs are included in Appendix E Headspace vapour measurements for volatile organic compounds (VOC) were measured in each of the monitoring wells immediately after removing the cap, prior to purging and sampling. VOC concentrations were measured by placing the combustible soil vapour nozzle at least 15 cm below the top of the casing and recording the peak VOC reading. The wells were instrumented with dedicated LDPE tubing to facilitate well development, purging and sampling requirements. Prior to the sampling, water levels were taken using an electronic water level meter and reduced to static elevations based on the monitoring well survey data. The groundwater levels are summarized in Table 1. Each well was purged (three well volumes) using the LDPE tubing and foot valve. The purge water was observed for color, sheens or odour. Using a dedicated bailer, the groundwater was transferred into laboratory supplied water jars. The samples were logged, labelled and stored on site in a cooler at 4 C Analysis Representative soil samples collected during the investigation were submitted for laboratory analysis. The samples were submitted to Paracel Laboratories Ltd., Ottawa, ON for the analysis of petroleum based parameters: Benzene, Toluene, Ethylbenzene, Xylenes (BTEX) and Rockland, Ontario

18 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 13 of 15 Petroleum Hydrocarbons (PHC) for Fraction 1 (C6 C10), Fraction 2 (>C11 C16), Fraction 3 (>C16 C34) and Fraction 4 (>C34). The laboratory Certificates of Analysis are included in Appendix F. All remaining samples not analyzed will be kept in storage for a period of one month following submission of this report at which time they shall be disposed of unless a written or verbal notice is received, stating otherwise. 9.2 Results of Field Investigation The test pit logs are included in Appendix D summarize the soil conditions encountered in each test pit and the field observations made including CSV readings Subsurface Conditions The results of the test pit excavation and soil sampling indicate that the subsurface soils consist of a layer of topsoil 0.2 m thick, pavement structure between 0.2 and 0.3 m thick or crushed stone fill between 0.3 and 0.5 m thick. Underneath is sand between 0.2 and 1.0 m thick or sand fill between 0.9 and 1.0 m thick. Underneath the sand is a layer of till between 0.1 and 0.9 m thick followed by bedrock. The fill material was encountered in TP-7 and TP-9. Bedrock was encountered between 0.1 and 1.34 m deep. Groundwater was not encountered during the excavation activities Field Measurements Soils Olfactory or visual (i.e. staining) evidence of petroleum hydrocarbon impacts were not observed in the soil samples collected except for one sample from BH-8 at 1.2 to 1.4 m deep. Free phase petroleum hydrocarbons were not observed in any of the soil samples collected. CSV concentrations of the soil samples collected were non-detect, except for BH-8 which had CSV readings from 4.6 and 26.1 ppm Groundwater The headspace VOC levels in the monitoring wells were not detected. No odours, sheens or free product was observed in the purge water. 9.3 Applicable Guideline Criteria The regulatory requirements for assessing the environmental conditions of a site are established by Ontario Regulation 153/04 Records of Site Conditions, Part XV.1 of the Environmental Protection Act (O. Reg. 153/04). The site condition standards are set out in the MOE s Soil, Ground Water and Sediment Standards for Use Under Part IV.1 of the Environmental Protection Act, March 9, The applicable site condition standards used were the Table 1 full depth background site condition standards because the site is considered environmentally sensitive. There is less than 2 m of overburden overlying bedrock. For parameter where there are no Table 1 values, the Table 3 full depth site condition standards in a non-potable groundwater condition was applied. 9.4 Data Interpretation and Assessment Soil The results of the soil analysis and their respective MOE standard are summarized in Table 2, for petroleum hydrocarbons, respectively. At least one soil sample was submitted from each test pit for chemical analysis to confirm the field observations of petroleum hydrocarbon impacts. These samples are considered worst-case based on field screening and visual/olfactory observations. Petroleum hydrocarbon parameters were not detected in any of Rockland, Ontario

19 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario Page 14 of 15 the samples except TP-8. BTEX parameters of the soil samples submitted were non detect. PHC was detected in TP-8. PHC F2 level of 2090 ug/g, above the applicable Table 3 guideline of 1500 ug/g. All other PHC levels met the applicable standards Groundwater The results of the groundwater analysis and their respective MOE standard are summarized in Table 3. Petroleum hydrocarbon parameters were not detected in any of the groundwater samples submitted. 10 CONCLUSIONS AND RECOMMENDATIONS Based on the information obtained through background and historical records review, interviews and the site visit, our assessment has revealed the following information: The site is an approximately m 2 commercial lot set within the City of Ottawa. A gas station is present on the site that was decommissioned June The pump island canopy and concrete slabs for the former kiosk and pump islands still exists. Four UST also remain on the site. The surrounding land use is residential, commercial and vacant. These land uses have been present since at least The following potential environmental concerns identified with the site were as follows: o o The site is a former gasoline service station; and A Phase II ESA completed by the Thompson Rosemount Group in March 2008 revealed that there were groundwater impacts in the area of the tank nest. A Phase II ESA was conducted on the site to determine if the recognized potential environmental concerns have negatively impacted the quality of the soil. The investigation involved digging a number of test pits around the UST and former pump island installations. The subsurface soils consist of a layer of topsoil, pavement structure or crushed stone followed by sand or sand fill. Underlying the sand is till followed by bedrock. The bedrock was encountered between 0.1 and 1.34 m deep. Olfactory or visual (i.e. staining) evidence of petroleum hydrocarbon impacts were not observed in the soil samples collected except for one sample from TP-8 at 1.2 to 1.4 m deep. CSV concentrations of the soil samples collected were non-detect, except for TP-8 which had CSV readings at 4.6 and 26.1 ppm. Petroleum hydrocarbon parameters were not detected in any of the soil samples except TP- 8. PHC F2 levels in TP-2 was 2090 ug/g, above the applicable Table 3 guideline of 1500 ug/g. All other PHC levels met the applicable standards. Petroleum hydrocarbon parameters were not detected in any of the groundwater samples submitted. Based on our observations during the excavation activities complemented with the screening of the samples and laboratory analysis, there is evidence of minor impacts to the soil as a result of the service station. One test pit, at the southeast corner of the tank nest had levels of petroleum hydrocarbon above the provincial standards. The levels in the remaining soil samples met the guidelines. There was no evidence of impacts to the groundwater. It is our understanding that the site will be redeveloped. Therefore it is recommended that during construction activities, this area be investigated further to establish if the extent of the contamination. Any contaminated soil encountered during the redevelopment should be removed and disposed of at a licensed landfill. Rockland, Ontario

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21 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario FIGURES Rockland, Ontario

22 ANK ANK ANK ANK ANK ST ST ST ST ST D BANK BANK BANK BANK BANK ST ST ST ST ST ALBION ALBION ALBION ALBION ALBION RD RD RD RD RD BANK BANK BANK BANK ST ST ST ST ALBION ALBION ALBION ALBION ALBION RD RD RD RD RD ALBION ALBION ALBION ALBION ALBION BANK ST BANK ST MITCH OWENS RD BANK BANK BANK BANK ST ST ST ST

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25 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario TABLES Rockland, Ontario

26 03/10/2009 Page 1 of 3 Piezometer MW08-1 MW08-2 MW08-3 Table 1 Summary of Groundwater Elevations Phase l & ll Environmental Site Assessment 5026 Bank Street, Ottawa, Ontario LRL File: Reference Elevation 2 Depth To Water Table (m) Groundwater Elevation (m) (m) Reference Point Ground Surface (m) (ppm) < < <0.1 Ground Surface Elevation 1 NOTES 1 Elevations measured from temporary benchmark ( m) established at the top of the hydrant along the east of the site. 2 Reference elevation is top of PVC riser. Headspace VOC Reading W:\FILES 2008\08037\04-Reports\Phase l & ll ESA\TABLES Phase II ESA MacEwens 5026 Bank Street

27 03/10/2009 Page 2 of 3 Table 2 Summary of petroleum hydrocarbon analysis of soil samples Phase l & ll Environmental Site Assessment 5026 Bank Street, Ottawa, Ontario LRL File: O. Reg. 153/04 Standard 1 Sample No. Parameter Units MDL Table 1 2 Table 3 3 TP7-13 TP8-18 TP9-22 TP10-26 Sample Depth m CSV Readings 3 ppm < <0.1 <0.1 Benzene Toluene Ethylbenzene m, p-xylenes ug/g <0.03 <0.03 <0.03 <0.03 ug/g <0.05 <0.05 <0.05 <0.05 ug/g <0.05 <0.05 <0.05 <0.05 ug/g <0.05 <0.05 <0.05 <0.05 o-xylene ug/g <0.05 <0.05 <0.05 <0.05 Total Xylenes ug/g <0.10 <0.10 <0.10 <0.10 PHC F1 (C 6 -C 10 ) ug/g <10 <10 <10 <10 PHC F2 (>C 10 -C 16 ) ug/g < <10 <10 PHC F3 (>C 16 -C 34 ) ug/g < <10 <10 PHC F4 (>C 34 ) ug/g <10 <10 <10 <10 NOTES: 1 MOE "Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the Environmental Protection Act " March 9, Table 1: Full depth background site condition standards, all other property uses (non-agricultural). 3 Table 3: Full depth generic site condition standards, non-potable groundwater condition, commercial property use, fine-textured soil. 4 Combustible soil vapour concentrations measured with a MiniRae 2000 PID MDL Method Detection Limit -- No Value/Not Applicable PHC Petroleum Hydrocarbon BOLD Above Table 3 criteria W:\FILES 2008\08037\04-Reports\Phase l & ll ESA\TABLES Phase II ESA MacEwens 5026 Bank Street

28 03/10/2009 Page 3 of 3 Table 3 Summary of petroleum hydrocarbon analysis of water from piezometers (24-Aug-09) Phase l & ll Environmental Site Assessment 5026 Bank Street, Ottawa, Ontario LRL File: O. Reg. 153/04 Parameter Units MDL Standard 1 Table 1 2 MW08-1 Sample No. MW08-2 MW08-3 Headspace VOC Readings 3 ppm <0.1 <0.1 <0.1 Evidence of free product? No No No Benzene Toluene Ethylbenzene m, p-xylenes o-xylene Total Xylenes PHC F1 (C 6 -C 10 ) PHC F2 (>C 10 -C 16 ) PHC F3 (>C 16 -C 34 ) PHC F4 (>C 34 ) NOTES μg/l <0.5 <0.5 <0.5 μg/l <0.5 <0.5 <0.5 μg/l <0.5 <0.5 <0.5 μg/l <0.5 <0.5 <0.5 μg/l <0.5 <0.5 <0.5 μg/l <0.1 <0.1 <0.1 μg/l <200 <200 <200 μg/l <100 <100 <100 μg/l <100 <100 <100 μg/l <100 <100 <100 1 MOE "Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the Environmental Protection Act" March 9, Table 1: Full depth background site condition standards, all property uses. 3 Volatile organic vapour concentrations measured with a MiniRae 2000 PID 4 To meet the standard there must be no evidence of free product including film or sheen. MDL Method Detection Limit -- No Value/Not Applicable PHC Petroleum Hydrocarbon W:\FILES 2008\08037\04-Reports\Phase l & ll ESA\TABLES Phase II ESA MacEwens 5026 Bank Street

29 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario APPENDIX A LAND TITLE SEARCH Rockland, Ontario

30 PARCEL REGISTER (ABBREVIATED) FOR PROPERTY IDENTIFIER Ministry LAND PAGE 1 OF 2 of Government REGISTRY PREPARED FOR ABoers01 and Consumer OFFICE # (LT) ON 2009/04/02 AT 19:03:21 Services * CERTIFIED BY LAND REGISTRAR IN ACCORDANCE WITH LAND TITLES ACT * SUBJECT TO RESERVATIONS IN CROWN GRANT * PROPERTY DESCRIPTION: PT LT 25 CON 4 RIDEAU FRONT GLOUCESTER PTS 1, 2, 5R7859 ; GLOUCESTER PROPERTY REMARKS: ESTATE/QUALIFIER: FEE SIMPLE LT CONVERSION QUALIFIED RECENTLY: RE-ENTRY FROM PIN CREATION DATE: 1999/10/22 OWNERS' NAMES CAPACITY SHARE CANADA INC. ROWN REG. NUM. DATE INSTRUMENT TYPE AMOUNT PARTIES FROM PARTIES TO CE CH **EFFECTIVE 2000/07/29 THE NOTATION OF THE "BLOCK IMPLEMENTATION DATE" OF 1997/05/26 ON THIS PIN** **WAS REPLACED WITH THE "PIN CREATION DATE" OF 1999/10/22** ** PRINTOUT INCLUDES ALL DOCUMENT TYPES (DELETED INSTRUMENTS NOT INCLUDED) ** **SUBJECT, ON FIRST REGISTRATION UNDER THE LAND TITLES ACT, TO: ** SUBSECTION 44(1) OF THE LAND TITLES ACT, EXCEPT PARAGRAPH 11, PARAGRAPH 14, PROVINCIAL SUCCESSION DUTIES * ** AND ESCHEATS OR FORFEITURE TO THE CROWN. ** THE RIGHTS OF ANY PERSON WHO WOULD, BUT FOR THE LAND TITLES ACT, BE ENTITLED TO THE LAND OR ANY PART OF ** IT THROUGH LENGTH OF ADVERSE POSSESSION, PRESCRIPTION, MISDESCRIPTION OR BOUNDARIES SETTLED BY ** CONVENTION. ** ANY LEASE TO WHICH THE SUBSECTION 70(2) OF THE REGISTRY ACT APPLIES. **DATE OF CONVERSION TO LAND TITLES: 1999/10/25 ** GL /04/06 NOTICE DEPARTMENT OF TRANSPORT REMARKS: SEE LT AND MULTIPLE CORRECTIONS: 'PARTY' CHANGED FROM 'DEPARTMENT OF TRANSPORTATION ZONING REGULATION' TO 'DEPARTMENT OF TRANSPORT' ON 2009/02/09 BY PATRICIA CORKERY. GL /11/12 BYLAW NS /03/26 ORDER IN COUNCIL REMARKS: AMENDMENT NS /03/26 ORDER IN COUNCIL REMARKS: AMENDMENT 5R /03/14 PLAN REFERENCE N /10/01 AGREEMENT THE CORPORATION OF THE CITY OF GLOUCESTER NOTE: ADJOINING PROPERTIES SHOULD BE INVESTIGATED TO ASCERTAIN DESCRIPTIVE INCONSISTENCIES, IF ANY, WITH DESCRIPTION REPRESENTED FOR THIS PROPERTY. NOTE: ENSURE THAT YOUR PRINTOUT STATES THE TOTAL NUMBER OF PAGES AND THAT YOU HAVE PICKED THEM ALL UP.

31 PARCEL REGISTER (ABBREVIATED) FOR PROPERTY IDENTIFIER Ministry LAND PAGE 2 OF 2 of Government REGISTRY PREPARED FOR ABoers01 and Consumer OFFICE # (LT) ON 2009/04/02 AT 19:03:21 Services * CERTIFIED BY LAND REGISTRAR IN ACCORDANCE WITH LAND TITLES ACT * SUBJECT TO RESERVATIONS IN CROWN GRANT * REG. NUM. DATE INSTRUMENT TYPE AMOUNT PARTIES FROM PARTIES TO CE CH N /05/23 AGREEMENT THE CORPORATION OF THE CITY OF GLOUCESTER OC /07/08 TRANSFER $405, ONTARIO LIMITED CANADA INC. REMARKS: PLANNING ACT STATEMENTS NOTE: ADJOINING PROPERTIES SHOULD BE INVESTIGATED TO ASCERTAIN DESCRIPTIVE INCONSISTENCIES, IF ANY, WITH DESCRIPTION REPRESENTED FOR THIS PROPERTY. NOTE: ENSURE THAT YOUR PRINTOUT STATES THE TOTAL NUMBER OF PAGES AND THAT YOU HAVE PICKED THEM ALL UP.

32 metres Apr 2, 2009 Protected by Copyright. May not be reproduced without permission. This map was compiled using plans and documents recorded in the Land Registry System and has been prepared for property indexing purposes only. This is not a Plan of Survey. For actual dimensions of property boundaries, see recorded plans and documents. Teranet Customer Service Centre: (Toronto: )

33 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario APPENDIX B CITY DIRECTORIES Rockland, Ontario

34 PROJECT NUMBER: Site Address: Year: 2009/10 Site Listing: 5026 Bank St, Ottawa ON -Address Not Listed Adjacent Properties: 4991 Bank St -Address Not Listed 4997 Bank St -Address Not Listed 5003 Bank St -Address Not Listed 5017 Bank St -Creditcure.ca 5023 Bank St. -Address Not Listed 4976 Albion Rd. -Address Not Listed 3076 Rideau Rd -Address Not Listed 3150 Rideau Rd. -Address Not Listed PROJECT NUMBER: Site Address: Year: 2005/06 Site Listing: 5026 Bank St, Ottawa ON -Address Not Listed Adjacent Properties: 4991 Bank St -Address Not Listed 4997 Bank St -Address Not Listed 5003 Bank St -Address Not Listed 5017 Bank St -Address Not Listed 5023 Bank St. -The Road House 4976 Albion Rd. -Address Not Listed

35 3076 Rideau Rd -Address Not Listed 3150 Rideau Rd. -Hanson Brick Ltd. PROJECT NUMBER: Site Address: Year: 2000/01 Site Listing: 5026 Bank St, Ottawa ON -Address Not Listed Adjacent Properties: 4991 Bank St -Address Not Listed 4997 Bank St -Address Not Listed 5003 Bank St -Address Not Listed 5017 Bank St -Address Not Listed 5023 Bank St. -Address Not Listed 4976 Albion Rd. -Address Not Listed 3076 Rideau Rd -Address Not Listed 3150 Rideau Rd. -Address Not Listed -All listings for businesses were listed as they are in the city directory. -Listings that are residential are listed as residential with the number of tenants. The name of the residential tenant is not listed in the above city directory.

36 Phase I and II Environmental Site Assessment LRL File: Bank Street October 2009 Ottawa, Ontario APPENDIX C PHOTOGRAPHS FROM SITE VISIT Rockland, Ontario

37 LEVAC ROBICHAUD LECLERC Consulting Engineers/Ingénieurs conseils Rockland Hawkesbury Gatineau Site Visit Photographs File No Client MacEwen Petroleum Inc. Project Phase I & II Environmental Site Assessment Site Location 5026 Bank Street, Ottawa Photograph No. 1 Date August 24, 2009 Description Facing south. Area of former building. Photograph No. 2 Date August 24, 2009 Description Facing south. Southeast corner of propery showing canopy.

38 Site Visit Photographs LRL File No Phase I & II Environmental Site Assessment 5026 Bank Street, Ottawa Page 2 of 4 Photograph No. 3 Date August 24, 2009 Description Facing east. South side of site. Bank Street in background. Photograph No. 4 Date August 24, 2009 Description Facing north. East side of site along Bank Street.

39 Site Visit Photographs LRL File No Phase I & II Environmental Site Assessment 5026 Bank Street, Ottawa Page 3 of 4 Photograph No. 5 Date August 24, 2009 Description Commercial properties east of site, across Bank Street. Photograph No. 6 Date August 24, 2009 Description North portion of site, facing north.

40 Site Visit Photographs LRL File No Phase I & II Environmental Site Assessment 5026 Bank Street, Ottawa Page 4 of 4 Photograph No. 7 Date August 24, 2009 Description Tank nest area at southeast corner of property. Photograph No. 8 Date August 24, 2009 Description Commercial properties to the northeast corner of the site. W:\FILES 2008\08037\04-Reports\Phase l & ll ESA\SITE VISIT PHOTOGRAPHS Phase I & II ESA MacEwen 5026 Bank St..doc