Ontario Ministry of the Environment - Record of Site Condition # ON, P2B 3A2

Transcription

1 Ontario Ministry of the Environment - Record of Site Condition # Record of Site Condition Under Part XV.1 of the Environment Protection Act Summary Record of Site Condition Number Date Filed to Environmental Site Registry 2014/07/29 Certification Date 2014/01/28 Current Property Use Commercial Intended Property Use Residential Certificate of Property Use Number No CPU Applicable Site Condition Standards** Full Depth Generic Site Conditions Standard, with Non-potable Ground Water, Coarse Textured Soil, for Residential property use Property Municipal Address 256 NIPISSING STREET, STURGEON FALLS, ON, P2B 3A2 Notice to Readers Concerning Due Diligence This record of site condition has been filed in the Environmental Site Registry to which the public has access and which contains a notice advising users of the Environmental Site Registry who have dealings with any property to consider conducting their own due diligence with respect to the environmental condition of the property, in addition to reviewing information in the Environmental Site Registry. Contents of this Record of Site Condition This record of site condition consists (RSC) of this document which is available to be printed directly from the Environmental Site Registry as well as all supporting documentation indicated in this RSC to have been submitted in electronic format to the Ministry of the Environment. Filed Record of Site Condition # on 2014/07/29 1 of 20

2 PART 1: PROPERTY OWNERSHIP, PROPERTY INFORMATION AND OWNER'S CERTIFICATIONS Information about the owner who is submitting or authorizing the submission of the RSC Owner Name Mailing Address Postal Code PIERRE SÉNÉCAL 45 RIVERFRONT DRIVE, STURGEON FALLS ONTARIO, CANADA P2B 3G1 Phone (705) Fax Address Information about other current owners Owner Name Mailing Address Postal Code STEPHANIE JOSETTE SÉNÉCAL 45 RIVERFRONT DRIVE, STURGEON FALLS ONTARIO, CANADA P2B 3G1 Phone (705) Fax Address Filed Record of Site Condition # on 2014/07/29 2 of 20

3 RSC Property Location Information Municipal Address(es) Municipality Legal Description Assessment Roll Number(s) Property Identifier Number(s) 256 NIPISSING STREET, STURGEON FALLS, ON P2B 3A2 West Nipissing See Attached Lawyer s Letter (LT) RSC Property Geographical References Coordinate System UTM Datum NAD 83 Zone 17 Easting 582, Northing 5,135, RSC Property Use Information The following types of property uses are defined by the Regulation: Agricultural or other use, Commercial use, Community use, Industrial use, Institutional use, Parkland use, and Residential use. Current Property Use Intended Property Use Certificate of Property Use has been issued under section of the EPA Commercial Residential No Filed Record of Site Condition # on 2014/07/29 3 of 20

4 Please See the Signed Statements of Property Owner, or Agent, or Receiver at the End of this RSC The rest of this page has been left intentionally blank Filed Record of Site Condition # on 2014/07/29 4 of 20

5 PART 2: LIST OF REPORTS, SUMMARY OF SITE CONDITIONS AND QUALIFIED PERSON S STATEMENTS AND CERTIFICATIONS Qualified Person's Information Name Type of Licence Under Professional Engineers Act JAKE BERGHAMER Licence Licence Number QP Employer Name Mailing Address LVM MERLEX LTD PROGRESS COURT, NORTH BAY ONTARIO, P1A 0C2 CANADA Phone (705) Fax (705) Address northbay@lvm.ca Municipal Information Local or Single-Tier Municipality West Nipissing Ministry of the Environment District Office District Office District Office Address Sudbury District Office Suite 1201, 199 Larch St., Sudbury ON P3E 5P9 Filed Record of Site Condition # on 2014/07/29 5 of 20

6 Phase One Environmental Site Assessment Report Document used as the phase one environmental site assessment report and updates in submitting the RSC for filing The date the last work on all of the records review, interviews and site reconnaissance components of the phase one environmental site assessment was done (refer to clause 28(1)(a) of O. Reg. 153/04) (YYYY/MM/DD) 2014/01/28 Type of Report Report Title Date of Report (YYYY/MM/DD) Author of Report Name of Consulting Company P1 ESA Commercial Lot, 256 Nipissing Street, Sturgeon Falls, Ontario, Phase I Environmental Site Assessment Report - 13/10/ /01/28 Jake Berghamer LVM MERLEX LTD. Reports and Other Documents Related to the Phase One Environmental Site Assessment Reports and other documents relied upon in certifying the information set out in section 10 of Schedule A or otherwise used in conducting the phase one environmental site assessment Report Title Standard Guide for Developing Conceptual Site Models for Contaminated Sites Designation E CSA Standard z (Reaffirmed 2006) - Phase I Environmental Site Assessment Date of Report (YYYY/MM/DD) Author of Report 2008/01/01 American Society for Testing Materials 2001/02/01 Canadian Standards Association (CSA) Maps of the National Topographic System - Map 31-L/5 (Sturgeon Falls) 1986/01/01 Energy, Mines and Resources Canada Northern Ontario Engineering Geology Terrain Study Data Base Map - North Bay, Map 5041 Geological Highway Map Southern Ontario: Ontario Geological Survey, Map /01/01 Ministry of Natural Resources 1979/01/01 Ontario Ministry of Northern Devleopment and Mines Waste Disposal Site Inventory 1991/06/01 Ontario Ministry of the Environment (MOE) Ontario Inventory of PCB Storage Sites 2003/01/01 Ontario Ministry of the Environment (MOE) Inventory of Coal Gasification Plant Waste Sites in Ontario 1987/04/01 Ontario Ministry of the Environment (MOE) Inventory of Industrial Sites using Coal Tars and Related Tars in Ontario 1988/11/01 Ontario Ministry of the Environment (MOE) Occupational Health and Safety Act, Bill /04/01 Ontario Government Name of Consulting Company Government of Ontario Government of Ontario Government of Ontario Government of Ontario Government of Ontario Government of Ontario Government of Ontario Gasoline Handling Act RSO /01/01 Ontario Government of Ontario Filed Record of Site Condition # on 2014/07/29 6 of 20

7 Gasoline Handling Act RSO /01/01 Ontario Government Energy Act, Fuel Oil Code, Regulation /06/28 Ontario Goverment Ontario Environment Protection Act, RSO /01/01 Ontario Government Government of Ontario Government of Ontario Government of Ontario Filed Record of Site Condition # on 2014/07/29 7 of 20

8 Phase Two Environmental Site Assessment Report Document used as the phase two environmental site assessment report and updates in submitting the RSC for filing The date the last work on all of the planning of the site investigation and conducting the site investigation components of the phase two environmental site assessment was done (refer to clause 33.5(1)(a) of O. Reg. 153/04) (YYYY/MM/DD) 2014/04/21 Type of Report Report Title Date of Report (YYYY/MM/DD) Author of Report Name of Consulting Company P2 ESA Commercial Lot 256 Nipissing Street, Sturgeon Falls, Ontario, Phase Two Environmental Site Assessment Report - 13/10/ /04/21 Jake Berghamer LVM MERLEX LTD. Reports and Other Documents Related to the Phase Two Environmental Site Assessment Reports and other documents relied upon in making any certifications in the RSC for the purposes of Part IV of Schedule A or otherwise used in conducting the phase two environmental site assessment Report Title Guidance Manual on Sampling, Analysi, and Data Management for Contaminated Sites - Volume I: Main Report Guidance Manual on Sampling, Analysis, and Data Management for Contaminated Sites - Volume II: Analytical Method Summaries Date of Report (YYYY/MM/DD) Author of Report 1993/12/01 Canadian Council of Ministers of the Environment (CCME) 1993/12/01 Canadian Council of Ministers of the Environment (CCME) Subsurface Assessment Handbook for Contaminated Sites 1994/03/01 Canadian Council of Ministers of the Environment (CCME) CSA Standard Z Phase II Environmental Site Assessment 2004/01/01 Canadian Standards Association (CSA) Maps of the National Topographic System Map 31 L/6 (North Bay) 1986/01/01 Energy, Mines and Resources Canada Records of Site Condition - Part XV.1 of the Act 2004/01/01 Government of Ontario Ontario Environmental Protection Act 1990/01/01 Government of Ontario Phase I Environmental Site Assessment, Commerical Lot, 256 Nipissing Street, Sturgeon Falls, Ontario 2014/01/28 Jake Berghamer Name of Consulting Company Ontario Government Ontario Government LVM Merlex Ltd. Environmental Sampling and Analysis for Technicians 1994/01/01 Maria Csuros Lewis Publishers Guidance on Sampling and Analytical Methods for Use at Contaminated Sites in Ontario 1996/12/01 Ontario Ministry of Environment and Energy (MOEE) Ontario Government Filed Record of Site Condition # on 2014/07/29 8 of 20

9 (MOEE) Guidance for Use at Contaminated Sites in Ontario 1997/01/01 Ontario Ministry of Environment and Energy (MOEE) Protocol for Analytical Methods Used in the Assessment of Properties under Part XV.1 of the Environmental Protection Act Soil, Groundwater, and Sediment Standards for Use under part XV.1 of the Environmental Protection Act Northern Ontario Engineering Geology Terrain Study Data Base Map - North Bay, Map /07/01 Ontario Ministry of the Environment (MOE) 2011/04/15 Ontario Ministry of the Environment (MOE) 1979/01/01 Ontario Ministry of Natural Resources Ontario Government Ontario Government Ontario Government Ontario Government Filed Record of Site Condition # on 2014/07/29 9 of 20

10 Environmental Condition Section 41 applies? Section 43.1 applies? No No Site Condition Information Certification date (YYYY/MM/DD) 2014/01/28 Total area of RSC property (in hectares) Number of any previously filed RSC that applies to any part of the RSC property Number of any previously filed Transition Notice that applies to any part of the RSC property Soil Texture Assessment/Restoration Approach Site investigation includes the investigation, sampling and analysis of ground water? Is there soil present that is sufficient to investigate, sample and analyze soil on, in or under the property in accordance with s. 6, Schedule E of O.Reg. 153/04? Site investigation includes the investigation, sampling and analysis of soil on, in or under the property which is used in the RSC? Name of the laboratory used to analyze any samples collected of soil, ground water or sediment Coarse Full Depth Generic Yes Yes Yes AGAT LABORATORIES, PARACEL LABORATORIES Ground water condition (potable, non-potable) Non-potable Applicable Site Condition Standard TABLE 3 Local or single-tier municipality non-potable written notification date 2014/04/09 Filed Record of Site Condition # on 2014/07/29 10 of 20

11 Table 1 Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards Measured Concentration for Contaminants in Soil Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 1 Petroleum Hydrocarbons F1**** < 5 55 µg/g 2 Petroleum Hydrocarbons F2 < µg/g 3 Petroleum Hydrocarbons F3 < µg/g 4 Petroleum Hydrocarbons F4 < µg/g 5 Benzene < µg/g 6 Ethylbenzene < µg/g 7 Toluene < µg/g 8 Xylene Mixture < µg/g 9 Dichlorodifluoromethane < µg/g 10 Vinyl Chloride < µg/g 11 Bromomethane < µg/g 12 Trichlorofluoromethane < µg/g 13 Acetone < µg/g 14 Dichloroethylene, 1,1- < µg/g 15 Methylene Chloride < µg/g 16 Dichloroethylene, 1,2-trans- < µg/g 17 Methyl tert-butyl Ether (MTBE) < µg/g 18 Dichloroethane, 1,1- < µg/g 19 Methyl Ethyl Ketone < µg/g 20 Dichloroethylene, 1,2-cis- < µg/g 21 Chloroform < µg/g 22 Dichloroethane, 1,2- < µg/g 23 Trichloroethane, 1,1,1- < µg/g 24 Carbon Tetrachloride < µg/g 25 Dichloropropane, 1,2- < µg/g 26 Trichloroethylene < µg/g 27 Bromodichloromethane < µg/g 28 Methyl Isobutyl Ketone < µg/g 29 Trichloroethane, 1,1,2- < µg/g 30 Dibromochloromethane < µg/g 31 Ethylene dibromide < µg/g 32 Tetrachloroethylene < µg/g 33 Tetrachloroethane, 1,1,1,2- < µg/g 34 Chlorobenzene < µg/g 35 Bromoform < µg/g 36 Styrene < µg/g 37 Tetrachloroethane, 1,1,2,2- < µg/g 38 Dichlorobenzene, 1,3- < µg/g 39 Dichlorobenzene, 1,4- < µg/g Filed Record of Site Condition # on 2014/07/29 11 of 20

12 39 Dichlorobenzene, 1,4- < µg/g 40 Dichlorobenzene, 1,2- < µg/g 41 Dichloropropene,1,3- < µg/g 42 Hexane (n) < µg/g 43 Acenaphthene < µg/g 44 Acenaphthylene < µg/g 45 Benz[a]anthracene < µg/g 46 Benzo[a]pyrene < µg/g 47 Benzo[b]fluoranthene < µg/g 48 Benzo[ghi]perylene < µg/g 49 Benzo[k]fluoranthene < µg/g 50 Chrysene < µg/g 51 Dibenz[a h]anthracene < µg/g 52 Fluoranthene < µg/g 53 Fluorene < µg/g 54 Indeno[1 2 3-cd]pyrene < µg/g 55 Naphthalene < µg/g 56 Phenanthrene < µg/g 57 Pyrene < µg/g 58 Methlynaphthalene, 2-(1-) *** < µg/g 59 Antimony < µg/g 60 Arsenic 1 18 µg/g 61 Boron (total) < µg/g 62 Barium µg/g 63 Beryllium < µg/g 64 Cadmium < µg/g 65 Chromium Total µg/g 66 Cobalt µg/g 67 Copper µg/g 68 Lead µg/g 69 Molybdenum < µg/g 70 Nickel µg/g 71 Selenium < µg/g 72 Silver < µg/g 73 Thallium < µg/g 74 Uranium µg/g 75 Vanadium µg/g 76 Zinc µg/g 77 Polychlorinated Biphenyls < µg/g Filed Record of Site Condition # on 2014/07/29 12 of 20

13 Table 1 Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued) Ground Water Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 1 Petroleum Hydrocarbons F1**** < µg/l 2 Petroleum Hydrocarbons F2 < µg/l 3 Petroleum Hydrocarbons F3 < µg/l 4 Petroleum Hydrocarbons F4 < µg/l 5 Benzene < µg/l 6 Ethylbenzene < µg/l 7 Toluene < µg/l 8 Xylene Mixture < µg/l 9 Acenaphthylene < µg/l 10 Acenaphthene < µg/l 11 Anthracene < µg/l 12 Benz[a]anthracene < µg/l 13 Benzo[a]pyrene < µg/l 14 Benzo[b]fluoranthene < µg/l 15 Benzo[ghi]perylene < µg/l 16 Benzo[k]fluoranthene < µg/l 17 Chrysene < µg/l 18 Dibenz[a h]anthracene < µg/l 19 Fluoranthene < µg/l 20 Fluorene < µg/l 21 Indeno[1 2 3-cd]pyrene < µg/l 22 Methlynaphthalene, 2-(1-) *** < µg/l 23 Naphthalene < µg/l 24 Phenanthrene < µg/l 25 Pyrene < µg/l 26 Tetrachloroethane, 1,1,1,2- < µg/l 27 Trichloroethane, 1,1,1- < µg/l 28 Tetrachloroethane, 1,1,2,2- < µg/l 29 Trichloroethane, 1,1,2- < µg/l 30 Dichloroethane, 1,1- < µg/l 31 Dichloroethylene, 1,1- < µg/l 32 Dichlorobenzene, 1,2- < µg/l 33 Dichloroethane, 1,2- < µg/l 34 Dichloropropane, 1,2- < µg/l 35 Dichlorobenzene, 1,3- < µg/l 36 Dichloropropene,1,3- < µg/l 37 Dichlorobenzene, 1,4- < µg/l 38 Acetone < µg/l 39 Bromodichloromethane < µg/l Filed Record of Site Condition # on 2014/07/29 13 of 20

14 39 Bromodichloromethane < µg/l 40 Bromoform < µg/l 41 Bromomethane < µg/l 42 Carbon Tetrachloride < µg/l 43 Chlorobenzene < µg/l 44 Chloroform < µg/l 45 Dichloroethylene, 1,2-cis- < µg/l 46 Dibromochloromethane < µg/l 47 Dichlorodifluoromethane < µg/l 48 Ethylene dibromide < µg/l 49 Methyl Ethyl Ketone < µg/l 50 Methyl Isobutyl Ketone < µg/l 51 Methyl tert-butyl Ether (MTBE) < µg/l 52 Methylene Chloride < µg/l 53 Hexane (n) < µg/l 54 Styrene < µg/l 55 Tetrachloroethylene < µg/l 56 Dichloroethylene, 1,2-trans- < µg/l 57 Trichloroethylene < µg/l 58 Trichlorofluoromethane < µg/l 59 Vinyl Chloride < µg/l 60 Antimony < µg/l 61 Arsenic µg/l 62 Barium µg/l 63 Beryllium < µg/l 64 Boron (total) µg/l 65 Cadmium < µg/l 66 Chromium Total µg/l 67 Cobalt µg/l 68 Copper 1 87 µg/l 69 Lead < µg/l 70 Molybdenum < µg/l 71 Nickel µg/l 72 Selenium < 1 63 µg/l 73 Silver < µg/l 74 Thallium < µg/l 75 Uranium < µg/l 76 Vanadium µg/l 77 Zinc < µg/l 78 Polychlorinated Biphenyls < µg/l Filed Record of Site Condition # on 2014/07/29 14 of 20

15 Remedial Action and Mitigation Remediated Soils Estimated quantities of the soil, if any, originating at and remaining on the RSC property that have been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil. Indicate the remediation process or processes used and the estimated amount of soil remediated by each identified process. Soil Remediation Process Estimated Quantity of Soil (in-ground volume in m³) Description of Remediation Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the RSC property. Soil or Sediment Removed and Not Returned Estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property. Estimated Quantity of Soil (in-ground volume in m³) Estimated Quantity of Sediment (in-ground volume in m³) Soil Brought to the Property Estimated quantity of the soil, if any, being brought from another property to and deposited at the RSC property, not including any soil that may have originated at but been remediated off the RSC property and that is identified in section 28 of Schedule A. Estimated Quantity of Soil Brought to the Property (in-ground volume in m³) Filed Record of Site Condition # on 2014/07/29 15 of 20

16 Ground Water Control or Treatment Measures Ground water control or treatment measures that were required for the RSC property prior to the certification date for the purpose of submitting the RSC for filing. Ground water control or treatment measures that are required for the RSC property after the certification date. Estimated volume of ground water, if any, removed from and not returned to the RSC property. Estimated Volume of Ground Water (in litres) Filed Record of Site Condition # on 2014/07/29 16 of 20

17 Other Activities Including Risk Management Measures Constructed works that prior to the certification date for the purpose of submitting the RSC for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property. Constructed works that after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property. Monitoring or Maintenance Soil Management Measures Soil monitoring requirements or any requirements for care, maintenance or replacement or any monitoring or control works for known existing contaminants, if any, on the RSC property, after the certification date. Ground Water Management Measures Ground water monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works or known existing contaminants, if any, on the RSC property, after the certification date. Remediated or Removed Soil, Sediment or Ground Water From Near Property Boundary Has any soil, sediment or ground water at the RSC property that is or was located within 3 metres of the RSC property boundary been remediated or removed for the purpose of remediation? No Filed Record of Site Condition # on 2014/07/29 17 of 20

18 Qualified Person s Statements and Certifications As the qualified person, I certify that: A phase one environmental site assessment of the RSC property, which includes the evaluation of the information gathered from a records review, site reconnaissance, interviews, a report and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. A phase two environmental site assessment of the RSC property, which includes the evaluation of the information gathered from planning and conducting a site investigation, a report, and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. The information represents the site conditions at the sampling points at the time of sampling only and the conditions between and beyond the sampling points may vary. As of 2014/01/28, in my opinion, based on the phase one environmental site assessment and the phase two environmental site assessment, and any confirmatory sampling, there is no evidence of any contaminants in the soil, ground water or sediment on, in or under the RSC property that would interfere with the type of property use to which the RSC property will be put, as specified in the RSC. Ground water sampling has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. I have, within the six months immediately before the submission of this record of site condition, given written notice of intention to apply non-potable ground water site condition standards to the clerk of the local municipality in which the property is located and the clerk of any upper-tier municipality in which the property is located. As of 2014/01/28, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the RSC property meets the applicable full depth generic site condition standards prescribed by section 37 of the regulation for all contaminants prescribed by the regulation in relation to the type of property use for which this RSC is filed, except for those contaminants (if any) specified in this RSC at Table 2, Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment. As of 2014/01/28, the maximum known concentration of each contaminant in soil, sediment and ground water at the RSC property for which sampling and analysis has been performed is specified in this RSC at Table 1, Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards. I am a qualified person and have the qualifications required by section 5 of the regulation. I have in place an insurance policy that satisfies the requirements of section 7 of the regulation. I acknowledge that the RSC will be submitted for filing in the Environmental Site Registry, that records of site condition that are filed in the Registry are available for examination by the public and that the Registry contains a notice advising users of the Registry who have dealings with any property to consider conducting their own due diligence with respect to the environmental condition of the property, in addition to reviewing information in the Registry. The opinions expressed in this RSC are engineering or scientific opinions made in accordance with generally accepted principles and practices as recognized by members of the environmental engineering or science profession or discipline practising at the same time and in the same or similar location. I do not hold and have not held and my employer LVM MERLEX LTD. does not hold and has not held a direct or indirect interest in the RSC property or any property which includes the RSC property and was the subject of a phase one or two environmental site assessment or risk assessment upon which this record of site condition is based To the best of my knowledge, the certifications and statements in this part of the RSC are true as of 2014/01/28. By signing this RSC, I make no express or implied warranties or guarantees. By checking the boxes above, and entering my membership/licence number in this submission, I, JAKE BERGHAMER, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2014/07/21: a) signing this record of site condition submission as a qualified person; and b) making all certifications required as a qualified person for this record of site condition. I Agree Filed Record of Site Condition # on 2014/07/29 18 of 20

19 Additional Documentation Provided by Property Owner or Agent The following documents have been submitted to the Ministry of the Environment as part of the record of site condition Lawyer s letter consisting of a legal description of the property Copy of any deed(s), transfer(s) or other document(s) by which the RSC property was acquired A Current plan of Survey Area(s) of Potential Environmental Concern Table of Current and Past Uses of the Phase One Property Phase 2 Conceptual Site Model Owner or agent certification statements v Filed Record of Site Condition # on 2014/07/29 19 of 20

20 As an owner of the RSC ProPertY: 2. I have conducted reasonable inquiries to obtain all information relevant to this nsd,-inctuoinglnfoimation_from the other current owners of the nsc_ q^r9991!y hlmeo in inii "part of the RSC and I have obtained all information relevant to this RSC of which I am aware' 3. I have disclosed all information referred to in paragraph2 to any qualified person named in this RSC. 4. To mv knowle.dqe, thg statements made in this part of the RSC are true as of 4 5. I have *ensured that access to the entire p-rqperty, including. the phase one propertv, anv prrase two property and the RSC'prgneflv, has been afforded to i6j-duziiridd fie'rson-5no'to-pefsons superviseil by tfie qualified person, for purpdses of c6nducting the site reconnaissance. Name or o*n",.figffeseg CCal Signature Date sisneo -lult/ 33/ AA,4 Filed Record of Site Condition # on 2014/07/29 20 of 20

21 Michel Law Office Avocat - Notaire Barrister - Solicitor ALAIN A. MICHEL B.A. (HONS) L.L.B. 42, Rue Principale Street E., C.P.lBox 310, Verner ON POH 2MO Tel. (705) 594"1212 Fax. (705) April 15, 2014 LVM Merlex Ltd Progress Court North Bay ON P1A OC2 Attention: Victoria Steuernol Dear Mrs. Steuernol, Re: Pierre and Stephanie Senecal 256 Nipissing Street I am the solicitor for Pierre and Stephanie Senecal. I hereby confirm as follows: 1) Legal description: PIN part lot 3 con 1, Springer SRO Part 1, 36R , West Nipissing; District of Nipissing 2) Municipal address: 256 Nipissing Street Sturgeon Falls ON 3) Roll # ) Owners: Pierre Senecal Stephanie Josette Senecal as joint tenants fee simple Yours very tr=.:ulc,u.-. ~ lain A. Michel AAM/ar

22

23

24

25

26 Areas of Potential Environmental Concern AREA OF POTENTIAL ENVIRONMENTAL CONCERN LOCATION OF AREA OF POTENTIAL ENVIRONMENTAL CONCERN ON PHASE ONE PROPERTY POTENTIALLY CONTAMINATING ACTIVITY LOCATION OF PCA CONTAMINANTS OF POTENTIAL CONCERN MEDIA POTENTIALLY IMPACTED APEC 1 North boundary of Site. Rail line (27, 46), fuel storage (28), former fuel storage (28), former oil storage tanks (14), vehicle maintenance (52). Off-Site PHCs F1 F4, BTEX, PAHs, Metals Soil, Groundwater APEC 2 East boundary of the Site. Use of paints and solvents (39), oil storage tank (14). Off-Site PHCs F1 F4, PAHs, VOCs Soil, Groundwater APEC 3 West boundary of the Site. Metal fabricating (34), oil storage tanks (14), PCB storage site (8). Off-Site PHCs F1 F4, PAHs, BTEX, Metals, PCBs Soil, Groundwater APEC 4 West end of Site around construction. Imported fill of unknown quality (30). On-Site PHCs F1 F4, BTEX Soil

27 Current and Past Uses of the Phase Two Property 2013 Present YEAR NAME OF OWNER DESCRIPTION OF PROPERTY USE Pierre Sénécal, Stephanie Josette Sénécal Carl Maurice, Carole Maurice Ranik Inc. / Ontario Inc Nipissing Bus Lines Ltd Gerald St. Jacques, Ivan Lalonde Marathon Realty Company Canadian Pacific Railway Co. PROPERTY USE 1 OTHER OBSERVATIONS FROM AERIAL PHOTOGRAPHS, FIRE INSURANCE PLANS, ETC. Vacant Commercial Currently being redeveloped Satellite image shows Site as supporting a vacant field of vegetation. Vacant Commercial Google Street View shows the Site being used to sell fresh produce. This is reportedly a seasonal, short-period use of Vacant / Possibly Agricultural Possibly mini golf / possibly agricultural Mini golf / agricultural Mini golf / possibly agricultural Vacant / possibly agricultural. Commercial Commercial Commercial Commercial Industrial Pre 1884 Crown Land Vacant Agricultural or other Notes: 1 Regulatory Types as defined in O. Reg. 153/04 the Site. In a 1989 aerial photograph, the building associated with the mini golf appears to have been demolished. The eastern portion of the Site appears to be used for agricultural purposes. Title search records indicate a grant of easement was given to the Town of Sturgeon Falls in 1987 for water main installation and maintenance. A portion of the Property was transferred to Ontario Ltd. (a.k.a. Ranik Inc.in According to local residence, the mini golf operation ended in the early 1980 s. In a 1980 aerial photograph, the mini golf operation on the west end of the Site appears to be functioning and the eastern portion of the Site appears to be used for agricultural purposes. In a 1977 aerial photograph, the mini golf operation appears to be present and the eastern portion of the Site appears as though it may be used for agricultural purposes. First Developed Use. A 1929 aerial photo shows the Site as vacant, likely supporting grasses, with a pedestrian path running diagonally northwest to southeast through the west end. However, the rail line has been constructed to the north of the Subject Site and the property was owned at that time by the Canadian Pacific Railway Co. Therefore, the first developed use was part of the railway corridor even though no structures or buildings were present on the Subject Site itself. Aerial Photos from 1951 and 1970 show that the Subject Site is vacant or possibly used for agricultural purposes. Land not used, no developments.

28 PHASE TWO CONCEPTUAL SITE MODEL Discussion of the Conceptual Site Model (CSM) of the Phase Two Study Area LVM Merlex Ltd. has created several figures to help in understanding the current and historical conditions of the original Phase One and Two Property, the Phase One Study Area, and the RSC Property. These figures make up the Conceptual Site Model (CSM) and are discussed below. The Phase Two CSM is provided and discussed in this section, as required under O. Reg. 153/04, as amended. The CSM is based on recent Phase Two ESA work. The approximate location of the new building as well as the area of imported fill on the Site is outlined in the figures. The figures are included in Appendix 1. I. Potentially Contaminating Activities and Areas of Potential Environmental Concern The Phase One and Two Property (identical boundaries) are located in the Municipality of Sturgeon Falls, Ontario (see Drawing No. 1b, Appendix 1). During the Phase One ESA (LVM Merlex Ltd., 2013/2014, Ref. No. 13/10/13196), three (3) APECs attributable to historical and current PCAs situated within 250 m of the Phase Two Property were identified. One (1) PCA resulting in an APEC was identified on the Site. No other PCAs were identified located within 250 m of the Phase Two Property boundaries. PCAs and APECs are discussed below and illustrated on Drawing No. 4 in Appendix 1. On-Site PCAs resulting in an APEC at the RSC Property One (1) PCA resulting in an APEC was identified on the Site (RSC One Property). The west/southwest end of the Site around the area of the newly constructed building has been backfilled and graded with imported fill of unknown quality (PCA #30). The contaminants of concern potentially associated with excavating the fill from the original source off-site, transporting the fill to the Phase II Property, and grading the fill at the Phase II Property, are PHCs in the F1 F4 range and BTEX compounds. Off-Site PCAs resulting in APECs at the RSC Property Three (3) PCAs were identified on properties adjacent to the Site that resulted in APECs along the boundaries of the RSC Property. PCA 1 is located off-site along the north boundary of the Site and includes a rail line (PCA #46) and the area immediately adjacent to the rail line to the north where there is a fuel storage area (PCA #28) and a vehicle maintenance operation (PCA #27). As these PCAs are adjacent to the site to the north and considered up gradient they result in an APEC along the north boundary of the Site (APEC 1). Contaminants of concern in this area include PHCs F1 F4, BTEX, PAHs, and metals. PCA 2 is located off-site along the east boundary of the Site and includes a sign manufacturer (PCA #8 and #39) with a fuel oil AST (PCA #28) servicing the building. As these PCAs are adjacent to the site to the east and considered up/cross gradient they result in an APEC along the east boundary of the Site (APEC 2). Contaminants of concern in this APEC include PHCs F1 F4, PAHs, and VOCs. 13/10/13196 PHASE TWO ESA - CONCEPTUAL SITE MODEL 256 NIPISSING STREET, STURGEON FALLS, ONTARIO 1

29 PCA 3 was identified off-site along the west boundary of the Property and involved a welding/fabricating shop (PCA #34) opposite Nipissing Street, and the historical and possible ongoing PCB storage site (PCA #8). As these PCAs are adjacent to the Site to the west and considered cross/down gradient they result in an APEC along the west boundary of the Site (APEC 1). Contaminants of concern in this APEC include PHCs F1 F4, PAHs, BTEX, PCBs, and metals. The APECs occurring on the Phase Two Property have been thoroughly investigated for all associated COCs. Contaminants of concern were above the applicable MOE SCS not identified in any APECs on the Subject Site. Contaminants of concern were found to be below the applicable MOE SCS for all identified APECs on and off the Subject Site. AREA OF POTENTIAL ENVIRONMEN TAL CONCERN LOCATION OF AREA OF POTENTIAL ENVIRONMENTAL CONCERN ON PHASE ONE PROPERTY POTENTIALLY CONTAMINATING ACTIVITY* LOCATION OF PCA CONTAMINANTS OF POTENTIAL CONCERN MEDIA POTENTIALLY IMPACTED APEC 1 North boundary of Site. Rail line (46), fuel storage (28), former fuel storage (28), former oil storage tanks (14), vehicle maintenance (52). Off-Site PHCs F1 F4, BTEX, PAHs, Metals Soil, Groundwater APEC 2 East boundary of the Site. Use of paints and solvents (39), oil storage tank (14). Off-Site PHCs F1 F4, PAHs, VOCs Soil, Groundwater APEC 3 West boundary of the Site. Metal fabricating (34), oil storage tanks (14), PCB storage site (8). Off-Site PHCs F1 F4, PAHs, BTEX, Metals, PCBs Soil, Groundwater APEC 4 West end of Site around construction. Imported fill of unknown quality (30). On-Site PHCs F1 F4, BTEX Soil * Refers to Ontario Regulation 153/04, Part 6, Table 2 Potentially Contaminating Activities; O. Reg. 511/09, s.31; O. Reg. 245/10, s.5 (1,2); O. Reg. 179/11, s.7; O. Reg. 269/11, s.2. 13/10/13196 PHASE TWO ESA - CONCEPTUAL SITE MODEL 256 NIPISSING STREET, STURGEON FALLS, ONTARIO 2

30 II. Subsurface Structures and Utilities At the time of this investigation, a municipal drinking water line was known to be present in the subsurface as it was previously associated with Site operations (mini-putt) located on the RSC Property. No other subsurface structures or utilities were identified. Physical Characteristics I. Stratigraphy from ground surface to the deepest aquifer or aquitard investigated Geologic cross sections were constructed to illustrate the stratigraphy at the Site. The cross section locations are shown on Drawing No. 5 and the cross sections A A and B B are illustrated on Drawing No. 6. II. Hydrogeological Characteristics The geodetic elevation of the Site is approximately ±212 m above sea level (Google Earth, 2013). Based upon local geological mapping (Ontario Ministry of Natural Resources, Northern Ontario Engineering Geology Terrain Study Data Base Map North Bay, Map 5041, 1979), the subsurface conditions are comprised of glaciolacustrine plains made up of silty sands as the dominant landform. The topographic variety of the dominant landform is considered to be a plain, or flat. Local relief is considered to be mainly low and drainage is dry with a suspected high water table. Groundwater levels were encountered between 1.55 to 2.06 metres below original ground surface (mbgs), with an inferred flow direction southwesterly, towards the Sturgeon River and eventually Lake Nipissing. The topography of the Site slopes down from northeast to southwest, towards the Sturgeon River, eventually leading to Lake Nipissing. There are no known environmentally sensitive areas in the study area of the Site. The permeability of the main geological units was estimated as follows: Sand fill: 10-1 to 10-5 cm/sec Natural Sands: 10-1 to 10-3 cm/sec Based on the Site-specific geology, the main units investigated during the Phase Two ESA were the fill and the native sand units, and wells were constructed to straddle the encountered groundwater table. Groundwater measurements based upon one sampling event on Site ranged from 1.55 mbgs to 2.06 mbgs and groundwater flow was shown to flow to the southwest. The horizontal gradient across the Site was measured as approximately 3.44 x 10-3 metres per metre (m/m). III. Approximate depth to bedrock The approximate depth to bedrock on Site is unknown as boreholes were advanced to 4.5 mbgs and bedrock was not encountered. 13/10/13196 PHASE TWO ESA - CONCEPTUAL SITE MODEL 256 NIPISSING STREET, STURGEON FALLS, ONTARIO 3

31 Bedrock elevations in the area are known to be highly variable, with significant elevation differences over short horizontal distances. Based upon available records, the estimated depth to bedrock in the area of the Site is 5 to >20 mbgs based on local spot elevations of known bedrock outcrops at surface (Google Earth, 2013), and data from the LVM-Merlex Historical Geotechnical Database. The bedrock surface at Minnehaha Bay, located approximately 500 m to the west-south-west of the Site was encountered at elevations ranging from m to m during a 2009 Geotechnical Investigation (LVM-Merlex, 2009). IV. Approximate depth to water table Groundwater measurements based upon one sampling event on Site ranged from 1.55 mbgs to 2.06 mbgs and groundwater flow was shown to flow to the southwest. The groundwater contours and interpreted groundwater flow direction are presented on Drawing 3 found in Appendix 1. V. Any respect in which section 41 or 43.1 of the Regulation applies to the property In regards to section 41 of O. Reg. 153/04: a) The Property: i. is not situated within an area of natural significance; ii. does not include, nor is it adjacent to, an area of natural significance or part of such an area; iii. does not include land that is within 30 metres of an area of natural significance or part of such an area. b) Soil with ph values outside of the acceptable ranges was not identified on the subject site In regards to section 43.1 of O. Reg. 153/04: a) The Property: i. is not a shallow soil property; ii. does not include all or part of a water body, nor is it adjacent to a water body, and does not include land that is within 30 m of a water body. Sections 41 and 43.1 do not apply to the subject site. VI. Areas where soil has been brought from another property and placed on, in or under the Phase Two Property Granular fill is present in the western portion of the Site for developing the office/residential building now present on Site. It is reported by the builder that the quantity of fill brought to the site was 432 m 3. On March 3 rd, 2014, three (3) soil samples (one for every 160 m 3 of soil brought to the site) plus a duplicate soil sample were obtained from the fill brought to the Site. The samples were analytically tested for contaminants of concern (COCs) that may have come into contact with the soil during removal from the pit, transportation, and grading on the RSC Property. COCs included BTEX and PHCs in F1 to F4 ranges. None of the COCs were present in any of the soil samples at concentrations exceeding applicable MOE SCS. 13/10/13196 PHASE TWO ESA - CONCEPTUAL SITE MODEL 256 NIPISSING STREET, STURGEON FALLS, ONTARIO 4

32 VII. Approximate locations of proposed building or structures A new mixed use commercial/residential building was constructed at the Phase Two Property in the area of the southwest quadrant of the Site. 13/10/13196 PHASE TWO ESA - CONCEPTUAL SITE MODEL 256 NIPISSING STREET, STURGEON FALLS, ONTARIO 5

33 Additional Information Soil Quality Environmental conditions within the soils were characterized based on the analytical results of soil samples obtained during the Phase Two ESA field investigation. Three (3) sampled boreholes (all of which were developed with monitoring wells), and three (3) auger probes, were advanced on the RSC Property. One (1) sampled borehole developed with monitoring well was advanced in each of APECs 1, 2 and 3. COCs were not detected in any of the submitted soil samples obtained from the RSC Property at concentrations that exceed the applicable Site Condition Standards (SCS) (see Certificates of Analysis in Appendix 3). Granular fill is present in the western portion of the Site for developing the office/residential building now present on Site. It is reported by the builder that the quantity of fill brought to the site was 432 m 3. On March 3 rd, 2014, three (3) soil samples (one for every 160 m 3 of soil brought to the site) plus a duplicate soil sample were obtained from the fill brought to the Site. The samples were analytically tested for contaminants of concern (COCs) that may have come into contact with the soil during removal from the pit, transportation, and grading on the RSC Property. COCs included BTEX and PHCs in F1 to F4 ranges. None of the COCs were present in any of the soil samples at concentrations exceeding applicable MOE SCS. For a complete list of results, see Appendix 3 for the Certificate of Analysis provided by AGAT Laboratory. The soil quality investigation concluded that none of the PCAs has resulted in a confirmed area of environmental concern and therefore no additional environmental work was required at the RSC Property. Groundwater Quality Environmental conditions within the groundwater were characterized based on the analytical results of groundwater samples obtained during the Phase II ESA field investigation. Three (3) monitoring wells were constructed on the RSC Property, one in each of APEC 1, 2, and 3. No COCs were detected at concentrations that exceed the applicable site condition standards from any of the groundwater samples obtained from the RSC One Property. For further detail, see the Certificate of Analysis found in Appendix 3 of this report. The combined results of the soil and groundwater samples lead to the conclusion that no additional environmental work was required for the APECs located on the Phase Two Property. Vapour Intrusion Vapour intrusion was not investigated as part of the Phase Two ESA as there was no occupied buildings located on the Phase Two Property at the time of the ESA II field investigation. A new building is currently under construction. Based on the soil and water quality findings, a vapour intrusion investigation does not appear to be warranted. 13/10/13196 PHASE TWO ESA - CONCEPTUAL SITE MODEL 256 NIPISSING STREET, STURGEON FALLS, ONTARIO 6

34 Contaminant Pathways and Receptors Based on the analytical results of the soil and groundwater samples obtained from the ESA Phase II property meeting the applicable MOE SCS, it is LVM Merlex Ltd. s opinion that it is not necessary to carry out a study of the human health and ecological contaminant pathway and receptor models, identifying the source, release mechanisms, transport pathways, human and ecological receptors on, in or under the RSC Property, and types and routes of receptor exposure. See Drawing No. s 6 and 7 in Appendix 1. Proposed Future Land Use The proposed future land use is mixed Commercial and Residential. 13/10/13196 PHASE TWO ESA - CONCEPTUAL SITE MODEL 256 NIPISSING STREET, STURGEON FALLS, ONTARIO 7

35

36

37

38

39 Contaminant Pathways and Receptors Ecological Source Release and Transport Mechanisms Exposure Pathway Potential Receptors Historical Fuel Storage, Vehicle Maintenance and Rail Line, PCB Storage Site, Use of Paints and Solvents, Metal Fabricating, Imported Fill Infiltration through concrete slab Soil PHCs, PAHs, VOCs, BTEX, PCBs, Select Metals Dermal Contact Soil Organisms Ingestion Terrestrial Biota Vapour and Soil Inhalation Birds and Mammals Direct Contact Terrestrial Plants Building removed Leaching Root Uptake Natural recharge Groundwater PHCs, PAHs, VOCs, BTEX, PCBs, Select Metals Dermal Contact Soil Organisms Vapour Inhalation Birds and Mammals Direct Contact Terrestrial Plants Root Uptake Aquatic Biota Legend: Exposure Pathway from COC Negligable Exposure Pathway

40 Contaminant Pathways and Receptors Human Health Source Release and Transport Mechanisms Exposure Pathway Potential Receptors Site Resident Site Visitor Repetitive Shortterm Visitors Construction Worker Historical Fuel Storage, Vehicle Maintenance and Rail Line, PCB Storage Site, Use of Paints and Solvents, Metal Fabricating, Imported Fill Infiltration through concrete slab and soil Soil PAHs, PHCs, VOCs, BTEX, PCBs, Select Metals Ingestion and Dermal Contact Wind Erosion Airborne Particles Inhalation Volatization Outdoor Air Inhaltion and Dermal Contact Volatization Indoor Air Inhaltion and Dermal Contact Leaching Plant Uptake Garden Produce Ingestion Natural recharge Groundwater PAHs, PHCs, VOCs, BTEX, PCBs, Select Metals Ingestion and Dermal Contact Volatization Outdoor Air Inhaltion and Dermal Contact Volatization Indoor Air Inhaltion and Dermal Contact Plant Uptake Garden Produce Ingestion Legend: Exposure Pathway from COC Negligable Exposure Pathway Receptor