patersongroup Phase I Environmental Site Assessment Vacant Garage and Office Property Comstock Road Ottawa, Ontario Prepared For

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1 Geotechnical Engineering patersongroup 777 Environmental Engineering Hydrogeology Geological Engineering Materials Testing Building Science Phase I Environmental Site Assessment Vacant Garage and Office Property Comstock Road Ottawa, Ontario Archaeological Services Prepared For Ontario Inc. Paterson Group Inc. Consulting Engineers 154 Colonnade Road South Ottawa (Nepean), Ontario Canada K2E 7J5 Tel: (613) Fax: (613) November 19, 2013 Report: PE3131-1

2 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Table of Contents EXECUTIVE SUMMARY...ii 1.0 INTRODUCTION PHASE I PROPERTY INFORMATION SCOPE OF INVESTIGATION RECORDS REVIEW General Environmental Source Information Physical Setting Sources INTERVIEWS SITE RECONNAISSANCE General Requirements Specific Observations at Phase I Property REVIEW AND EVALUATION OF INFORMATION Land Use History Conceptual Site Model CONCLUSIONS STATEMENT OF LIMITATIONS REFERENCES List of Figures Figure 1 - Key Plan Figure 2 - Topographic Map Drawing PE Site Plan Drawing PE Surrounding Land Use Plan List of Appendices Appendix 1 Topographic Plan of Survey Aerial Photographs Site Photographs Appendix 2 MOE Freedom of Information Request and Response TSSA Correspondence Appendix 3 Qualifications of Assessors Report: PE November 19, 2013 Page i

3 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa EXECUTIVE SUMMARY Assessment For the purposes of this report, the site is considered to have been first developed with a garage and office building serving as a bus depot and private fuelling facility circa The property has always been used as such since its first development. The historical use of the subject site as a service garage and a fuelling facility are potentially contaminating activities (PCAs), which are considered to represent areas of potential environmental concern (APEC). Previous Environmental Sites Assessments (ESAs) conducted for the subject site indentified the potential environmental concerns associated with the use of the subject site as a service garage and fuelling station. The previous Phase II-ESAs identified various PHC and/or BTEX concentrations in the soil and groundwater, around the underground storage tanks (USTs) and associated pump island, all of which were in compliance with the selected MOE criteria. The most recent investigative report prepared for the property was a tank and pump equipment decommissioning report, at which time the two USTs and all associated equipment was removed. All of the soil testing conducted as part of this report was in compliance with the current MOE standards. No groundwater testing was carried out as part of the program. The historical research identified several potentially contaminating activities in the Phase I study area, however, none of these properties are considered to present areas of potential environmental concern (APEC) with respect to the subject site. Following the historical review, a site visit was conducted. The site was occupied by an office and garage structure. The garage was unused and vacant at the time of the assessment, however some remnant waste automotive liquids were present in the garage. Various neighbouring properties in the phase I study area were identified as PCAs, but none are considered to be APECs. Recommendations Based on the results of this Phase I Environmental Site Assessment, in our opinion, additional environmental investigation in the form of a Phase II-Environmental Site Assessment will be required for the property. The primary intent of the Phase II-ESA would be to assess the groundwater quality in the vicinity of the former underground storage tank nest and pump island area. It is recommended that all remaining fuels, oils, cleaning solvents and all waste materials in the garage be removed from the site and properly disposed. Report: PE November 19, 2013 Page ii

4 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 1.0 INTRODUCTION At the request of Ontario Inc., Paterson Group (Paterson) conducted a Phase I Environmental Site Assessment (Phase I ESA) of Comstock Road, in the City of Ottawa, Ontario. The purpose of this Phase I ESA was to research the past and current use of the site and study area and to identify any environmental concerns with the potential to have impacted the subject property. Paterson was engaged to conduct this Phase I ESA by Mr. Martin Languedoc of Ontario Inc Ontario Inc. s offices are located at 2550 Blackwell Street, Ottawa, Ontario. Mr. Langeudoc can be reached by telephone at (613) This report has been prepared specifically and solely for the above noted project which is described herein. It contains all of our findings and results of the environmental conditions at this site. This Phase I-ESA report has been prepared in general accordance with the agreed scope-of-work and the requirements of Ontario Regulation 153/04 as amended by O.Reg. 269/11 (Environmental Protection Act), and also complies with the requirements of CSA Z The conclusions presented herein are based on information gathered from a limited historical review and field inspection program. The findings of the Phase I - ESA are based on a review of readily available geological, historical and regulatory information and a cursory review made at the time of the field assessment. The historical research relies on information supplied by others, such as, local, provincial and federal agencies and was limited within the scope-of-work, time and budget of the project herein. Report: PE November 19, 2013 Page 1

5 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 2.0 PHASE I PROPERTY INFORMATION Addresses: The municipal address for the site is Comstock Road, Ottawa, Ontario. Legal Description: Part of Lot 25, Concession 2, Ottawa Front, in the Township of Gloucester (now Ottawa); or Part 1 of Registered Plan 5R-9207, in the City of Ottawa, Ontario. Property Identification Numbers: Location: The site is located on the southwest corner of the intersection of Comstock Road and Algoma Road, in the City of Ottawa, Ontario. The subject site is shown on Figure 1 - Key Plan following the body of this report. Latitude and Longitude: 45 24' 57" N, 75 37' 14" W. Site Description: Configuration: Site Area: Zoning: Current Use: Services: Irregular ha (approximate). IL Light Industrial Zone. The subject site is currently occupied by a vacant eight (8) bay garage and two (2) story office building. The exterior of the subject site is used as a parking lot for school buses and contractor supplies. The subject site is located in a municipally serviced area. Report: PE November 19, 2013 Page 2

6 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 3.0 SCOPE OF INVESTIGATION The scope of work for this Phase I Environmental Site Assessment was as follows: Determine the historical activities on the subject site and study area by conducting a review of readily available records, reports, photographs, plans, mapping, databases and regulatory agencies; Investigate the existing conditions present at the subject site and study area by conducting site reconnaissance; Conduct interviews with persons knowledgeable of current and historic operations on the subject property, and if warranted, neighbouring properties; Present the results of our findings in a comprehensive report in general accordance with the requirements of Ontario Regulation 269/11 amending O.Reg. 153/04 made under the Environmental Protection Act and in compliance with the requirements of CSA Z768-01; Provide a preliminary environmental site evaluation based on our findings; Provide preliminary remediation recommendations and further investigative work if contamination is suspected or encountered. Report: PE November 19, 2013 Page 3

7 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 4.0 RECORDS REVIEW 4.1 General Phase I-ESA Study Area Determination A radius of approximately 250 m was determined to be appropriate as a Phase I ESA study area for this assignment. Properties outside the 250 m radius are not considered to have impacted the subject land, based on their significant distance from the site. First Developed Use Determination Based on the aerial photographs, the subject site appears to have been used as a garage and bus depot as early as Prior to 1986, the subject site appears to have always been agricultural land. Based on observations made during the site visit, the subject site appears to be unchanged from its initial development in Fire Insurance Plans Fire Insurance Plans (FIPs) were not available for the area of the subject site and study area. City of Ottawa Street Directories City directories at the National Archives were reviewed in approximate 10 year intervals from 1940 to 2010 as part of the Phase I ESA. Table 1: City Directories Subject Site Listings Site Occupant 1660 Comstock Road Years Listed Potential Environmental Concern (Y / N) Address Not Listed 1980, 1992, 2000, 2010 N Street Not Listed 1970 N 1670 Comstock Road Stock Transportation 2010 Y The Original Muffler Shop 1992, 2000, 2010 Y M & O Bus Lines (Handicab) Ltd Y O B Transpo 2000 Y Manotick Bus Lines 1992 Y Address Not Listed 1980 N Street Not Listed 1970 N Report: PE November 19, 2013 Page 4

8 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Based on the directories, the first listings for the subject property are Manotick Bus Lines and the Original Muffler Shop, from the 1992 directories, listed for 1670 Comstock Road. Since that date the subject site has been listed as various transportation companies. One (1) potentially contaminating activity (PCA) is associated with the subject property. As per Column A of Table 2, from Ontario Regulation 153/04 as amended by Ontario Regulation 296/11, the PCA is Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles (Item 27). Table 2: City Directories Potentially Contaminating Activities in Phase I Study Area Address 1209 Algoma Road Listed Activity (years listed) Various Trucking/Transportation Companies: Tipet Richardson Ltd., Allied Van Lines (1980, 1992, 2000) 1257 Algoma Road Freight Liners of Ottawa (2000) 1283 Algoma Road Litton Data Images (1992) 1294 Algoma Road 1641 Comstock Road 1645 Comstock Road 1650 Comstock Road 1740 Comstock Road 1495 Michael Street 1490 Star Top Road 1528 Star Top Road Ark Construction; KVR Performance (2010) Avis Canada Inc. Truck Rentals (1980); SRM Auto Repair Dent Remover (2010) Distance / Orientation from site Potential Environmental Concern (Y / N) 30 m north N 40 m northeast 40 m northeast N N 200 m east N 160 m north N Charlebois bus & truck Service Ltd. 160 m north N CDL Truck Centre (2000) 30 m north N Various Trucking/Transportation Companies: Kingsway Transport, TST Overland Express, Transport Thibodeau Inc., Gateway Delivery (2010) Capital City Auto Wreckers (1980, 1992) 25 m south N 200 m west N Nicolini Construction (2010) 200 m east N MW Mobile Workshop Inc. (2000, 2010); Sherwin-Williams Automotive (2010) 200 m east N Report: PE November 19, 2013 Page 5

9 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Various potentially contaminating activities (PCAs) were identified within the Phase I Study Area in the review of the city directories. Based on the distances from the subject site, the inferred groundwater flow direction and the drainage features present around the subject property, none of these properties are considered to pose potential areas of environmental concern (APECs) to the subject site. Locations of the PCAs are illustrated in Drawing PE Surrounding Land Use Plan. Chain of Title A request for a title search was submitted to Read Abstracts Limited of Ottawa (Read Abstracts). At the time of issuance of this report, the title search had not been completed. Based on the available historical data, the chain of title is not expected to return any information that would generate any new concerns with respect to the subject site. If the response identifies any pertinent information regarding the subject site, an addendum to this report shall be produced. Previous Engineering Reports Ontario Inc. provided Paterson with various environmental reports conducted for the subject property. These reports included two (2) Phase I- ESAs, three (3) Phase II-ESAs, a Precision Tank and Line Detection Test, and an Underground Storage Tank Removal Report. The first issued environmental site assessment (ESA) report is a Phase II-ESA, dated July 1999, produced by XCG Consultants Ltd. (XCG). The Phase II-ESA report follows a Phase I-ESA and a Phase II-ESA conducted for O Brien Transportation Inc., in January and March of 1999, respectively. The previous Phase I-ESA concluded that there was the potential for contamination of soil and groundwater on the subject site based on: The existence of underground storage tanks (USTs). The presence of the Ottawa-Carleton Region Snow Dump, on the adjacent property to the west of the subject site. Potential leakage or spillage from the oil/water separator or the floor drainage system. Potential leakage or spillage of chemicals stored on the subject site building. Potential leakage or spillage of batteries stored on the southwest part of the property. Report: PE November 19, 2013 Page 6

10 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa A Phase II-ESA was carried out to identify environmental impacts on the subject site. One (1) groundwater sample (collected from MW3), was reportedly observed to have a fuel odour and a visible sheen. Concentrations of benzene, toluene, ethylbenzene and toluene (BTEX) parameters were detected in the groundwater sample. The sample met the applicable MOE groundwater clean-up criteria at the time of the assessment. Based on the detection of the BTEX parameters, a precision tank and line leak detection test was recommended to assess the potential of leaks in the fuelling system. The Precision Tank and Line Detection report, indicated that the system was in good condition, as a result it was believed that the parameters detected in the groundwater sample were the result of spills during the fuelling process. Additional drilling in the area of the USTs was recommended to further assess the subsurface conditions. The following Phase II-ESA consisted of drilling three (3) boreholes, instrumented with monitoring wells. Three (3) soil samples and three (3) water samples were submitted for laboratory analysis of total petroleum hydrocarbons (TPH) and BTEX parameters. Diesel Range Organics were detected in all of the soil and groundwater samples analysed. The soil samples met the applicable MOE standards. No other parameters were detected in the soil or groundwater samples. Based on the results of the analytical testing and the tank and line detection investigation, it was recommended that a standard operating procedure and various other recommendations be implemented to mitigate future spillage during fuelling activities. In October of 2001, XCG produced a Phase I-ESA and Phase II-ESA for Northstar Passenger Services Ltd. The Phase I-ESA identified the same potential environmental concerns as the Phase I-ESA discussed in the 1999 Phase II-ESA. Based on the identified concerns recommendations were made to investigate: The area of the fuelling station for the presence of TPH and BTEX parameters. The area of the waste oil aboveground storage tank (AST) for volatile organic compounds (VOCs), polychlorinated biphenyls (PCBs) and TPH parameters. The floor drain trench and oil water separator for metals, VOCs, PCBs and TPH parameters. The western boundary of the subject site (nearby the adjacent snow dump property) for anions and cations. Report: PE November 19, 2013 Page 7

11 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa The most recent ESA report, is a Phase II-ESA, dated July 21, The phase II-ESA consisted of collecting samples from the groundwater monitoring wells in the area of the USTs and the waste chemical storage area. Samples recovered from MW3, MW4 and MW5 were submitted for analysis of PHC and BTEX parameters. One (1) groundwater sample recovered from MW2 (adjacent to the waste chemical storage area) was submitted for analysis of metals, VOCs and PHC parameters. The groundwater sample results met the applicable MOE criteria at the time of the assessment. The most recent report completed for the subject site is a UST removal program carried out by CM3 Environmental Inc. (CM3), dated September 20, 2013, for Triangle Pump Services. This program consisted of the removal of the two (2) 25,000 L USTs, fuel pumps and associated piping. During the excavation, 26 soil samples were collected and screened for combustible vapours. Eight (8) of these samples were submitted for laboratory analysis of BTEX and PHC parameters. The laboratory results showed that the concentrations of BTEX and PHC parameters were either non-detectable or below selected standards. Based on the results CM3, made no recommendations for further investigation of the former USTs and pump-island area. It should be noted that no groundwater was tested as part of the tank removal program. A review of previous engineering reports conducted by Paterson in the area of the subject site did not identify any environmental concerns with the potential to impact the subject site. Topographic Plan of Survey A topographic plan of survey of the subject site, prepared by Farley, Smith, Denis Surveying Ltd. was reviewed as part of this assessment. The plan is dated April 18, 2013, and shows the subject site in its current configuration, with the exception of the AST adjacent to the building and the former UST vents and pump island, which have all been removed from the subject site. A copy of the Topographic Plan of Survey is included in Appendix Environmental Source Information Environment Canada A search of the National Pollutant Release Inventory (NPRI) was conducted electronically on August 13, The subject site and adjacent properties were not listed in the NPRI database. No records of pollutant releases were listed in the database for properties located within the Phase I Study Area. PCB Inventory A search of national PCB waste storage sites was conducted. No PCB waste storage sites were identified within the Phase I study area. Report: PE November 19, 2013 Page 8

12 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Ontario Ministry of Environment (MOE) Instruments A request was submitted to the MOE Freedom of Information office for information with respect to certificates of approval, permits to take water, certificates of property use or any other similar MOE issued instruments for the site. The response from the MOE contained an approval for changes to stormwater management facilities, sewers and appurtenances for St. Joseph Print Shop. The print shop is not considered to have been located at the subject site and the submission is considered to have been included erroneously due to the legal description in the submission. No pertinent information with respect to MOE issued instruments was included in the response from the MOE. MOE Coal Gasification Plant Inventory The Ontario Ministry of Environment document titled "Municipal Coal Gasification Plant Site Inventory, 1991" was reviewed to reference the locations of former plants with respect to the site. No coal gasification plants were identified within the Phase I study area. MOE Incident Reports A request was submitted to the MOE Freedom of Information office for information with respect to records concerning environmental incidents, orders, offences, spills, discharges of contaminants or inspections maintained by the MOE for the site or adjacent properties. No information pertaining to incident reports was included in the response from the MOE. MOE Waste Management Records A request was submitted to the MOE Freedom of Information office for information with respect to waste management records. The response from the MOE indicated that subject site was a registered generator of: Table 3: Registered Waste Generation Streams Class Number 212-L 213-I Waste Type Waste Class Examples of Waste Class Organic Wastes: Non- Halogenated Spent Solvents Organic Wastes: Non- Halogenated Spent Solvents Aliphatic solvents and residues Petroleum Distillates 221-I Organic Wastes: Fuels Light Fuels 221-L Organic Wastes: Fuels Light Fuels Acetone, methyethylketone, alcohols, cyclohexane and residues Varsol, white spirits, petroleum distillates and thinners Gasoline, kerosene, diesel, tank drainings, spill clean-up residues Gasoline, kerosene, diesel, tank drainings, spill clean-up residues Report: PE November 19, 2013 Page 9

13 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Table 3: Registered Waste Generation Streams (continued) Class Number 251-L 252-L 252-T Waste Type Waste Class Examples of Waste Class Organic Wastes: Oily Wastes Organic Wastes: Oily Wastes Organic Wastes: Oily Wastes Waste Oils/Sludges (Petroleum Based) Waste Crankcase Oils and Lubricants Waste Crankcase Oils and Lubricants Oil/water separator sludge; dissolved air floatation skimming; heavy oil tank drainage; slop oil and emulsions. Collected service station waste oils; industrial lubricants; bulk waste oils. Collected service station waste oils; industrial lubricants; bulk waste oils. The response included two waste generator registration numbers ON and ON , registered to previous occupants of the subject site, Northstar Passenger Services Ltd. and Stock Transportation Ltd., respectively. The waste class listing indicated that during their occupancy the subject site produced various non-halogenated solvent, fuel and oily waste streams. These streams are considered to be associated with the activities of the on-site garage and former fuel pump station. MOE Submissions A request was submitted to the MOE Freedom of Information office for information with respect to reports related to environmental conditions that have been submitted to the MOE. No submissions related to the environmental conditions of the subject site were included in the response from the MOE. MOE Brownfields Environmental Site Registry A search of the MOE Brownfields Environmental Site Registry was conducted as part of this assessment for the site, neighbouring properties and the general area of the site. One (1) Record of Site Condition (RSC) property was identified at 1170 Algoma Road, approximately 100 m west of the subject site. The RSC indicates that a Phase I-ESA and a Phase I-ESA Update were produced for the RSC site and no remedial work was required. The RSC property is not considered to have had the potential to have impacted the subject site. MOE Waste Disposal Site Inventory The Ontario Ministry of Environment document titled "Waste Disposal Site Inventory in Ontario, 1991" was reviewed as part of the historical research. This document includes all recorded active and closed waste disposal sites, industrial manufactured gas plants and coal tar distillation plants in the Province of Ontario. Report: PE November 19, 2013 Page 10

14 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Based on the available information, no waste disposal sites were identified within the Phase I study area. Areas of Natural Significance A request to search for areas of natural significance and features, within 500 m of the subject site, was sent via to the Ontario Ministry of Natural Resources (MNR) on October 23, The response from MNR indicated that there are no recorded ANSIs within 500 m of the subject site. Technical Standards and Safety Authority (TSSA) The TSSA, Fuels Safety Branch in Toronto was contacted electronically on November 14, 2013 to inquire about current and former underground storage tanks, spills and incidents for the site and neighbouring properties. The response from the TSSA indicated that the subject site and a property addressed 1209 Algoma Road, located approximately 25 m north of the subject site, both have two (2) active USTs. Based on the historical reports provided by Ontario Inc., it is known that both of these properties have had their USTs removed. The TSSA records are considered to be out of date. A copy of the TSSA correspondence is included in Appendix 2. City of Ottawa Landfill Document The document entitled Old Landfill Management Strategy, Phase I Identification of Sites, City of Ottawa, was reviewed. No former waste disposal sites were identified in the Phase I Study area. City of Ottawa Historical Land Use Inventory A requisition form was sent to the City of Ottawa on October 23, 2013 to request information from the City s Historical Land Use Inventory (HLUI 2005) database for the subject property. At the date of issuance of this report, no response from the City of Ottawa had been received. If the response from the City of Ottawa contains pertinent information regarding the subject site, an addendum to this report shall be produced. Former Industrial Sites The report entitled Mapping and Assessment of Former Industrial Sites, City of Ottawa dated July 1988 was also reviewed. The subject site was not listed in the database of former industrial sites. No former industrial site or former landfill sites were identified within the Phase I Study Area. Report: PE November 19, 2013 Page 11

15 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 4.3 Physical Setting Sources Aerial Photographs Historical air photos from the National Air Photo Library were reviewed in approximate ten (10) year intervals. The review period dates back to the first available air photos for the site. Based on the review, the following observations have been made: 1945 The subject site and surrounding lands are occupied by agricultural fields. A drainage ditch is present south of the subject site. A farmstead is present further to the northwest of the subject site. Cyrville Road is present further to the north of the subject site, St. Laurent Boulevard is present further to the west of the subject site, and Innes Road and a railway line are present further to the south of the subject site The subject site and the majority of the surrounding lands are occupied by agricultural fields. A drive-in theatre is present to the northeast of the subject site. Residential dwellings are present to the northwest of the subject site and along Cryville Road to the northeast The subject site and the lands to the north, south, east and west are still agricultural fields. The land to the southeast appears to have been redeveloped as an industrial property. More industrial developments are present further to the west of the subject site The subject site and lands to the east, west and south of the subject site remain vacant. Comstock Road is present to the east of the subject site and Algoma Road is present to the north of the subject site. The property further to the north of the subject site, on the other side of Algoma Road, appears to be occupied by a large industrial building. Increased industrial development is present in the study area The subject site has been developed with the present day building in the northeast corner of the property. The remainder of the subject site appears to be utilized as storage or parking for large vehicles or trailers. Lands to the east and west of the subject site remain vacant. The property further to the south of the subject site appears to be undergoing development. A salvage yard is present further to the west of the subject site. Report: PE November 19, 2013 Page 12

16 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 1999 No apparent changes appear to have been made to the subject site. Yellow school buses appear to be parked/stored on the northwest side of the subject site. The property to the southwest of the subject site appears to be utilized as a snow disposal site. Land to the northwest remains vacant, the property to the south appears to be still undergoing development, all other properties surrounding the subject site appear to be developed industrial properties (City of Ottawa website) The appearance of the subject site remains consistent with that observed in the 1999 aerial photograph. The neighbouring properties further to the south of the subject site appear to be occupied by large stockpiles of unknown material. A retention pond is present to the southwest of the subject site, between the subject site and the snow disposal site. No other significant changes appear to have been made to the neighbouring properties (City of Ottawa website) The appearance of the subject site is generally consistent with that observed in the 1999 and 2002 aerial photographs. The property further to the south of the subject site has been developed with the present day freighter/shipping complex. The properties to the northeast of the subject site have been developed with industrial businesses or are undergoing further development. No other significant changes appear to have been made to the neighbouring properties. Laser copies of selected aerial photographs reviewed are included in Appendix 1. Topographic Maps Topographic maps were obtained from The Atlas of Canada Toporama website. The topographic map indicates that the regional topography in the general area of the site slopes downward to the east. According to the map, there are no bodies of water in the study area. The closest water body is Green s Creek, located approximately 1 km east of the subject site. Several large buildings are located near the subject site, a transformer station further to the north, as well a drainage ditch and a rail line further to the south. An illustration of the referenced topographic map is presented on Figure 2 Topographic Map, appended to this report. Report: PE November 19, 2013 Page 13

17 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Physiographic Maps A Physiographic Map was reviewed from the Natural Resources Canada The Atlas of Canada website. According to this physiographic map, the site is located in the St. Lawrence Lowlands. According to the mapping description provided: The lowlands are plain-like areas that were all affected by the Pleistocene glaciations and are therefore covered by surficial deposits and other features associated with the ice sheets. The subject site is located in the Central St. Lawrence Lowland, which is generally less than 150 m above sea level. Geological Maps The Geological Survey of Canada website on the Urban Geology of the National Capital Area was consulted as part of this assessment. Based on this information, bedrock in the area of the site consists of Shale of the Carlsbad Formation. Overburden consists of glacial till, with a drift thickness on the order of 2 to 5 m. Water Well Records A search was conducted of all water well records within 300 m of the subject site. The search returned 40 pages of 31 groundwater drinking wells (none of which are believe to be within phase I study area) and nine (9) monitoring wells, installed in These wells were all located on the freighter/shipping facility property, addressed 1747 Comstock Road, located approximately 20 m south of the subject site, beyond the drainage ditch. Based on the aerial photographs these wells were installed prior to the redevelopment of the property. The presence of the nine (9) monitoring wells, on the property further to the south of the subject site, is not considered to represent a significant potential environmental concern to the subject property. Due to the availability of City water in the Phase I study area, it is our opinion that there are no drinking water wells remaining within the Phase I Study Area. Water Bodies and Areas of Natural and Scientific Interest No areas of natural and scientific interest (ANSIs) or water bodies are located within the Phase I study area. Fill Materials Crushed stone and asphalt was observed to cover the majority of the subject site. No evidence of recent soil disturbance and/or fill placement was apparent on the subject site or neighbouring properties at the time of the site inspection. Report: PE November 19, 2013 Page 14

18 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 5.0 INTERVIEWS Property Owner Representative Mr. Marin Languedoc, president of Ontario Inc., was contacted via phone to discuss the subject site. Mr. Languedoc stated that his company has owned the property for less than a year. Mr. Languedoc provided Paterson with seven (7) reports for the subject property, that were reviewed prior to conducting this assessment. Mr. Languedoc indicated that the garage is no longer used to service vehicles; however, the previous tenant still utilizes the parking area to store school buses. Mr. Languedoc indicated that his company is currently using the site to store building materials (steel drums of adhesive, foundation insulations, etc.). Mr. Languedoc is unaware of any spills, leaks or other incidences that may have occurred on or nearby the subject site. Mr. Languedoc did not identify any other concerns associated with the subject site or neighbouring properties during discussions. The information obtained from the interview with Mr. Languedoc is consistent with the site information obtained from other sources and is considered to be valid. Report: PE November 19, 2013 Page 15

19 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 6.0 SITE RECONNAISSANCE 6.1 General Requirements The site assessment was conducted on November 14, 2013 between 10:00 AM and 2:00 PM. Weather conditions for the visit were partial cloudy with drizzle and a temperature of approximately 10 C. Mr. Sean Moggridge from the Environmental Department of Paterson Group conducted the site investigation. In addition to the subject site, the uses of neighbouring properties within the Phase I study area were also assessed from publically accessible roadways at the time of the site visit. Access was available to the entire site, including the garage and office building, which was vacant at the time of assessment. Photographs of the buildings and the subject site are presented in Appendix Specific Observations at Phase I Property Buildings and Structures One (1) building is located on the northeast portion of the subject property. The building has been used as a garage and office building since its construction circa At the time of the site visit the subject building was vacant. The building is a slab-on-grade structure that is finished off with sheet metal siding and sloped sheet metal roof. Entrances are located throughout the building, including eight (8) bay garage doors on the south side of the building and a bay garage door on the north side of the building. The building is heated with natural gas fired furnaces and space heaters located throughout the building. Below Ground Structures Two (2) catch basins are present in the parking area north of the building on the subject site. No other below ground structures are known to exist on the subject site. Storage Tanks No storage tanks were observed on the exterior of the subject property. Eighteen (18) 210 L steel drums, containing polyurethane adhesive (used in roofing activities) were observed in the east side of the garage portion of the building. These containers were in good condition and bound on pallets. Water Source Report: PE November 19, 2013 Page 16

20 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa The source of water at the subject site is municipally treated water. Underground Utilities Primary underground utilities (natural gas, water, sewer) are suspected to be located along Algoma Road or Comstock Road and lead directly into the building. No privately owned utilities are suspected to be present on the subject property. Building Entry/Exit Points The subject building has four (4) man doors and nine (9) garage doors. The location of the aforementioned entry/exit points are labelled on Drawing PE Site Plan. Heating/Cooling Systems The office area is heated by a natural gas furnace. The garage area is heated by eight (8) natural gas fuelled space heaters. Drains, Pits and Sumps The garage portion of the building is equipped with a floor drain trench that runs along the south side of the building. The floor drain eventually leads to an oil/water separator located at the northeast corner of the garage portion of the building. At the time of the assessment the oil/water separator had been emptied and the floor drain appeared dry. Unidentified Substances There were no unidentified substances on the interior or exterior of the subject property at the time of this assessment. Interior Floor Condition The floor within the office portion of the building consisted of vinyl floor tiles, carpet, laminate and concrete. No staining or potential environmental concerns were identified with respect to the office floor condition. The interior floor of the garage consisted of poured concrete. Minor cracking was observed in the concrete in select areas throughout the building. The floor had slight staining throughout, with more apparent staining near the west inside wall of the building. The staining was localized around the remnant fuels and chemicals from the previous garage activities. The stain did not extend to the nearby floor drain trench. Only minor cracking was observed in the floor slab in the area of the stain. The location of the aforementioned staining is illustrated in Drawing PE Site Plan. Report: PE November 19, 2013 Page 17

21 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Groundwater Monitoring Wells Four (4) groundwater monitoring wells were observed on the subject property at the time of the assessment. These wells are believed to be MW2, MW3, MW4 and MW5 from the previous XCG work. Sewage Works The site is connected to the City of Ottawa sanitary sewer system. Given the urban setting, no private sewage systems are suspected to exist on the subject site or in the Phase I study area. Site Features The majority of the subject site is occupied by asphaltic concrete or crushed stone parking areas, with some grassed and sparsely treed areas around the office parking. The site topography appears to slope towards the south of the site, towards the drainage ditch to the south of the property. Regionally, the topography slopes towards the southeast. No significant areas of stained pavement or stressed vegetation were observed on-site. No potable water wells or private sewage systems were observed on the subject property, nor are any expected to be present, as the site is located in a municipally-serviced area. No evidence of current or former railway or spur lines was observed on the subject property at the time of the site inspection. There were no unidentified substances observed on the subject site. Potentially Contaminating Activities No potentially contaminating activities (PCAs) are associated with the current use of the subject property. Building Materials Assessment A general description of the interior of the building is as follows: Floors consist of a combination of poured concrete, carpet, vinly floor tiles and laminated flooring. The walls consist of a combination of drywall and steel siding. The ceilings consist of drywall, suspended ceiling tiles, ceiling stipple and steel decking. Lighting throughout the building is provided by fluorescent, incandescent and halogen fixtures. Based on the reported building construction date of , no asbestos containing materials are expected to be present in materials in this building. Report: PE November 19, 2013 Page 18

22 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa Neighbouring Properties An inspection of the neighbouring properties was conducted from publicly accessible roadways at the time of the site inspection. Land use adjacent to the subject site was as follows: North - Algoma Road, followed by Iron Mountain; South - Drainage ditch, followed by Transforce (freighter/shipping facility); West - Retention pond, followed by City of Ottawa snow disposal facility; East - Comstock Road, followed by Boone Plumbing and Heating Supply. Properties within the study area that are considered to be associated with potentially contaminating activities include: Three (3) garage properties: SRM Auto Repair Dent Remover, located at 1641 Comstock Road (160 m north); KVR Performance, located at 1294 Algoma Road (200 m east); MW Mobile Workshop Inc., located at 1528 Star Top Road, (200 m east). One (1) freighter/shipping facility: Transforce, located at 1740 Comstock Road (25 m south). All of these properties are considered to be a significant distance from the subject site either down-gradient from the subject site or separated by a significant drainage ditch. Current land use in the Phase I Study area is illustrated on Drawing PE Surrounding Land Use Plan. Report: PE November 19, 2013 Page 19

23 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 7.0 REVIEW AND EVALUATION OF INFORMATION 7.1 Land Use History At the time of issuance of this report, the title search and the City of Ottawa Historic Land Use Inventory search had not been received. Based on the available historical data, the subject site appears to have always been agricultural land up until the mid 1980 s when it was first developed. The responses from the title search are not expected to reveal any environmental concerns with respect to the subject site or the study area. Areas of Potential Environmental Concern Two (2) Areas of Potential Environmental Concern (APEC) were identified in this Phase I-ESA. The first is the former USTs and pump island location, where indications from previous assessments along with a recent investigation of nearby monitoring wells indicate potential groundwater impacts. The second is the garage area of the subject building. None of the off-site potentially contaminating activities are considered to represent APECs with respect to the subject site. Contaminants of Potential Concern In the first APEC, the Contaminants of Potential Concern (CPCs) are BTEX and PHCs. In the second APEC, the CPCs are PHCs and VOCs. These are associated with the use of fuels, oils and solvents used on the property, and neighbouring properties. 7.2 Conceptual Site Model Geological and Hydrogeological Setting The Phase I property is located in an area of relatively shallow overburden soils, with bedrock between 0 to 5 m below existing ground surface, and more specifically (0.5 m to 1.5 m below ground surface) based on previous environmental assessments. Based on the previous environmental assessments the groundwater is interpreted to be moving in a north-easterly direction. Contaminants of Potential Concern As indicated in Section 7.1 of this report, contaminants of potential concern include volatile organic compounds and petroleum hydrocarbons. Existing Buildings and Structures Report: PE November 19, 2013 Page 20

24 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa One (1) office and garage building is located on the subject site. The building was vacant at the time of the assessment. Water Bodies No water bodies are located within the Phase I-ESA study area. Areas of Natural and Scientific Interest No areas of natural and scientific interest were identified on the site or in the Phase I study area. Drinking Water Wells Currently, no drinking water wells are located on the subject site. It is not likely that drinking water wells are currently in use on adjacent properties given that the area is serviced with municipal water. Neighbouring Land Use Neighbouring land use in the Phase I study area is primarily light industrial with some commercial properties located throughout. Some of these properties are considered to carry-out PCAs, however, none of these sites are considered to present an APEC with respect to the subject site. Areas of Potentially Contaminating Activities and Potential Environmental Concerns As per Section 7.1 of this report, areas of potentially contaminating activities were encountered both during the site visit, and during a review of historical information. These include a former service garage and former fuelling station on-site. Assessment of Uncertainty and/or Absence of Information The information available for review as part of the preparation of this Phase I ESA is considered to be sufficient to conclude that there were potential contaminating activities on the subject site which have had the potential to have impacted the subject site. The existence of potentially contaminating activities was confirmed by a variety of independent sources, including, in some cases, observations made during the Phase I site visit. As such, the conclusions of this report are not affected by uncertainty which may be present with respect to the individual sources. Report: PE November 19, 2013 Page 21

25 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 8.0 CONCLUSIONS Assessment For the purposes of this report, the site is considered to have been first developed with a garage and office building serving as a bus depot and private fuelling facility circa The property has always been used as such since its first development. The historical use of the subject site as a service garage and a fuelling facility are potentially contaminating activities (PCAs), which are considered to represent areas of potential environmental concern (APEC). Previous Environmental Sites Assessments (ESAs) conducted for the subject site indentified the potential environmental concerns associated with the use of the subject site as a service garage and fuelling station. The previous Phase II- ESAs identified various PHC and/or BTEX concentrations in the soil and groundwater, around the underground storage tanks (USTs) and associated pump island, all of which were in compliance with the selected MOE criteria. The most recent investigative report prepared for the property was a tank and pump equipment decommissioning report, at which time the two USTs and all associated equipment was removed. All of the soil testing conducted as part of this report was in compliance with the current MOE standards. No groundwater testing was carried out as part of the program. The historical research identified several potentially contaminating activities in the Phase I study area, however, none of these properties are considered to present areas of potential environmental concern (APEC) with respect to the subject site. Following the historical review, a site visit was conducted. The site was occupied by an office and garage structure. The garage was unused and vacant at the time of the assessment, however some remnant waste automotive liquids were present in the garage. Various neighbouring properties in the phase I study area were identified as PCAs, but none are considered to be APECs. Recommendations Based on the results of this Phase I Environmental Site Assessment, in our opinion, additional environmental investigation in the form of a Phase II- Environmental Site Assessment will be required for the property. The primary intent of the Phase II-ESA would be to assess the groundwater quality in the vicinity of the former underground storage tank nest and pump island area. It is recommended that all remaining fuels, oils, cleaning solvents and all waste materials in the garage be removed from the site and properly disposed. Report: PE November 19, 2013 Page 22

26 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 9.0 STATEMENT OF LIMITATIONS This Phase I - Environmental Site Assessment report has been prepared in general accordance with the agreed scope-of-work, in compliance with O.Reg. 153/04 as amended by O.Reg. 269/11, and meets the requirements of CSA Z The conclusions presented herein are based on information gathered from a limited historical review and field inspection program. The findings of the Phase I - ESA are based on a review of readily available geological, historical and regulatory information and a cursory review made at the time of the field assessment. The historical research relies on information supplied by others, such as, local, provincial and federal agencies and was limited within the scopeof-work, time and budget of the project herein. Should any conditions be encountered at the subject site and/or historical information that differ from our findings, we request that we be notified immediately in order to allow for a reassessment. This report was prepared for the sole use of Ontario Inc. Permission and notification from Ontario Inc. and Paterson will be required to release this report to any other party. Paterson Group Inc. Sean Moggridge, B.Eng. Mark S. D Arcy, P.Eng. Report Distribution: Ontario Inc. (7 copies) Paterson Group (1 copy) Report: PE November 19, 2013 Page 23

27 patersongroup Phase I Environmental Site Assessment Ottawa Kingston North Bay Vacant Garage and Office Property Comstock Road - Ottawa 10.0 REFERENCES Federal Records Air photos at the Energy Mines and Resources Air Photo Library. National Archives. Maps and photographs (Geological Survey of Canada surficial and subsurface mapping). Natural Resources Canada The Atlas of Canada. Environment Canada, National Pollutant Release Inventory. PCB Waste Storage Site Inventory. Provincial Records MOE Freedom of Information and Privacy Office. MOE Municipal Coal Gasification Plant Site Inventory, MOE document titled Waste Disposal Site Inventory in Ontario. MOE Brownfields Environmental Site Registry. Office of Technical Standards and Safety Authority, Fuels Safety Branch. MNR Areas of Natural Significance. MOE Water Well Inventory. Chapman, L.J., and Putnam, D.F., 1984: The Physiography of Southern Ontario, Third Edition, Ontario Geological Survey Special Volume 2. Municipal Records City of Ottawa Document Old Landfill Management Strategy, Phase I - Identification of Sites., prepared by Golder Associates, Intera Technologies Limited Report Mapping and Assessment of Former Industrial Sites, City of Ottawa, The City of Ottawa geoottawa Mapping website. Local Information Sources Chain of Title obtained through Read Abstracts Limited, September Personal Interviews. Public Information Sources Google Earth. Google Maps/Street View. Report: PE November 19, 2013 Page 24

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

29 FIGURE 1 KEY PLAN SITE

30 SITE FIGURE 2 TOPOGRAPHIC MAP

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33 APPENDIX 1 TOPOGRAPHIC PLAN OF SURVEY AERIAL PHOTOGRAPHS SITE PHOTOGRAPHS

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35 SITE AERIAL PHOTOGRAPH 1945

36 SITE AERIAL PHOTOGRAPH 1958

37 SITE AERIAL PHOTOGRAPH 1968

38 SITE AERIAL PHOTOGRAPH 1981

39 SITE AERIAL PHOTOGRAPH 1986

40 SITE AERIAL PHOTOGRAPH 1999

41 Site Photographs PE Comstock Road, Ottawa, ON November 14, 2013 Photograph 1: View of the subject building, looking northeast across the site from the west property line. Photograph illustrates garage portion of the building. Photograph 2: View of the subject southwest portion of the subject site from south of the office portion of the subject building. Photograph depicts current use of the site (storage or vehicles and materials).

42 Site Photographs PE Comstock Road, Ottawa, ON November 14, 2013 Photograph 3: View of the remnant fuels and chemicals on the west side of garage portion of the subject site. Photograph illustrates orientation and quantity of remnant materials. Photograph 4: View of the stained floor in the area of some of the open oil and lubricant containers.

43 APPENDIX 2 MOE FREEDOM OF INFORMATION REQUEST AND RESPONSE TSSA CORRESPONDENCE

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