MMM Group Limited. Phase I Enviromental Site Assessment, City of Winnipeg Ambulance Station No. 2, 2325 Grant Avenue, Winnipeg, Manitoba

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1 MMM Group Limited Phase I Enviromental Site Assessment, City of Winnipeg Ambulance Station No. 2, 2325 Grant Avenue, Winnipeg, Manitoba Prepared for: City of Winnipeg Submitted by: COMMUNITIES TRANSPORTATION BUILDINGS INFRASTRUCTURE August

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3 PHASE I ENVIRONMENTAL SITE ASSESSMENT CIT OF WINNIPEG AMBULANCE STATION NO GRANT AVENUE, WINNIPEG, MB Legal Location Project # Prepared for: City of Winnipeg Prepared by: MMM Group Limited August 211 Prepared by: Reviewed by: Landice estrau, B.Env.Sc. Darren Keam, M.Sc., P.Ag. Environmental Scientist Senior Soil Scientist Dated: August 9, 211 Dated: August 9, 211 Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 MMM Group Limited August

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5 EXECUTIVE SUMMAR MMM Group Limited (MMM) conducted a Phase I Environmental Site Assessment (Phase I ESA) of a municipal yard property owned by the City of Winnipeg, located 2325 Grant Avenue, Winnipeg, Manitoba, herein referred to as the "Site". The Phase I ESA was conducted for the City of Winnipeg in support of due diligence of the Site. The purpose of the Phase I ESA was to evaluate the current and historical conditions of the Site and neighbouring properties to identify potential or actual environmental contamination that may exist in connection with the Site. Environmental Database/Records Review Based on the historical information gathered during the Phase I ESA, the Site was developed since early 194s with storage warehouse. The Site was occupied by the University of Manitoba (1919), then Tuxedo Holding Company Limited (1932) and then the Town of Tuxedo (1948) until inception into the City of Winnipeg. The site is currently owned by the City of Winnipeg and is currently occupied by ambulance station (No.2) and a municipal maintenance yard for the storage of gravel, soil, steel and concrete culverts and other municipal equipment. Site Visit/Interviews The following environmental concerns were noted during the site visit: Based on the age of the Public Works warehouse, 1941, ACMs may be present. The insulation from the ceiling and walls had eventually fallen to the floor of the building. The pipe wrap insulation on some of the pipes throughout the building is in poor condition and may also be ACMs. Three samples of pipe insulation and one sample of drywall were taken by AMEC Earth & Environmental from various locations in the Public Works warehouse. The samples were analyzed by EMC Labs, Inc. and all four samples were reported to contain asbestos (EMC Labs, Inc., 211), the certificate of analysis is attached in Appendix D. Based on the age of the ambulance station, 199, ACMs may not be present. Based on the age of the ambulance station, 199, PCBs may not be present. Based on the age of the Public Works warehouse, 1941, PCBs may be present. There were no light fixtures observed in the warehouse, however, there is heavy debris covering much of the floor where old light fixtures may have fallen and covered. The painted surfaces inside the Public Works warehouse were in poor condition with noticeable peeling and cracking observed. Due to the construction date of the building, 1941, it is possible that paint observed may contain lead. Based on the age of the ambulance station, 199, lead based paint may not be present. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 MMM Group Limited August i

6 Based on the age of the Public Works warehouse, 1941, it is possible that UFFI may be present on the Site. There were no visual observations of UFFI on the Site. Based on the age of the ambulance station, 199, lead based paint may not be present. Water staining or water damage was noted on the ceiling and walls in the Public Works warehouse. The building is in very poor condition and is not well protected against wet/moist conditions. No mould was directly observed, however, given the condition of the building, there may be active mould growth in between the wall and drywall, or on the ceiling. Other potential sources of mould were not identified at the time of the site visit. No interior surface stains were identified in the ambulance station building. In the Public Works warehouse there were no surface stains observed, however, there was heavy debris covering much of the floor where stains may be present and covered. Conclusions The Phase I ESA has revealed evidence of potential environmental concerns associated with the Site. The following environmental concerns were identified: Current and Former On-site Potential Environmental Concerns Based on the age of the Public Works warehouse, 1941, ACMs may be present. The insulation from the ceiling and walls had eventually fallen to the floor of the building. The pipe wrap insulation on some of the pipes throughout the building is in poor condition and may also be ACMs. Three samples of pipe insulation and one sample of drywall were taken by AMEC Earth & Environmental from various locations in the Public Works warehouse. The samples were analyzed by EMC Labs, Inc. and all four samples were reported to contain asbestos (EMC Labs, Inc., 211), the certificate of analysis is attached in Appendix D. Based on the age of the ambulance station, 199, ACMs may not be present. Based on the age of the ambulance station, 199, PCBs may not be present. Based on the age of the Public Works warehouse, 1941, PCBs may be present. There were no light fixtures observed in the warehouse, however, there is heavy debris covering much of the floor where old light fixtures may have fallen and covered. The painted surfaces inside the Public Works warehouse were in poor condition with noticeable peeling and cracking observed. Due to the construction date of the building, 1941, it is possible that paint observed may contain lead. Based on the age of the ambulance station, 199, lead based paint may not be present. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 MMM Group Limited August ii

7 Based on the age of the Public Works warehouse, 1941, it is possible that UFFI may be present on the Site. There were no visual observations of UFFI on the Site. Based on the age of the ambulance station, 199, lead based paint may not be present. Water staining or water damage was noted on the ceiling and walls in the Public Works warehouse. The building is in very poor condition and is not well protected against wet/moist conditions. No mould was directly observed, however, given the condition of the building, there may be active mould growth in between the wall and drywall, or on the ceiling. Other potential sources of mould were not identified at the time of the site visit. No interior surface stains were identified in the ambulance station building. In the Public Works warehouse there were no surface stains observed, however, there was heavy debris covering much of the floor where stains may be present and covered. Recommendations Based on the findings of the Phase I ESA evidence of potential environmental concerns associated with the site exist, MMM recommends the following: A Hazardous materials survey is completed prior to redevelopment or demolition of any building structure present on site. A request has been made to Manitoba Conservation, on June 23, 211, for a search of their database for any reported environmental concerns pertaining to the Site. The results of this request are pending. Upon receipt of the search results, any pertinent information that may change the conclusions or recommendations found in this report will be forwarded to City of Winnipeg. The statements made in this Executive Summary are subject to MMM Group Limited s Standard Conditions and Limitations found in Appendix E and this report and should be read in entirety with the remainder of this report. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 MMM Group Limited August iii

8 TABLE OF CONTENTS 1. GENERAL INFORMATION INTRODUCTION REGULATOR FRAMEWORK SITE DESCRIPTION Physical Setting Soil and Surficial Geology Surface Water Drainage Topography and Regional Drainage Bedrock Geology SUMMAR OF RECORDS REVIEWED SITE VISIT FINDINGS Aerial Photographs City Directories Land Titles Waste Generation and Storage Domestic Waste Drains and Sumps Air Discharges and Odours Fuel and Chemical Storage Underground Storage Tanks (USTs) Above Ground Storage Tanks (ASTs) Other Storage Containers Building Structure, Systems and Equipment Exterior/Interior Structure Heating and Cooling Systems Hydraulic Equipment Exterior Site Observations Stressed or Stained Vegetation Surface Stains Fill Materials Wells Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 MMM Group Limited August iv

9 6.6.5 Pits and Lagoons Watercourses, Ditches or Standing Water Roads, Parking Facilities and Railway Rights of Way Hazardous Building Materials Asbestos-Containing Materials (ACMs) Polychlorinated Biphenyls (PCBs) Lead-Based Materials Urea Formaldehyde Foam Insulation (UFFI) Ozone Depleting Substances (ODSs) Special Attention Items Radon Gas Microbial Contamination (Mould) and Indoor Air Quality Electromagnetic Fields (EMFs) Noise and Vibration Interior Surface Stains Adjoining Property Information Client Specific Requests CONCLUSIONS AND RECOMMENDATIONS STANDARD TERMS AND CONDITIONS APPENDIX A Site Plans APPENDIX B Photographs APPENDIX C Assessor Qualifications APPENDIX D Supporting Documentation APPENDIX E Standard Conditions and Limitations for Phase I ESA Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 MMM Group Limited August v

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11 1. GENERAL INFORMATION Site Location 2325 Grant Avenue, Winnipeg, MB PT RLS 2/1 ST. Charles Lying between two lines drawn west of parallel with and perpendicularly distant 897 and 197 feet respectively from west limit University boulevard, east as shown on a plan filed in the Winnipeg lnad titles office as No and bounded on the south by the northern limit of University place as shown on site plan and on the north by a line drawn north of parallel with and perpendicularly distant 765 feet from the said north limit. Site Representative Lucas Tober, C.E.T. Technician 1 Planning, Property & Development Department Municipal Accommodations Division Project Services Branch City of Winnipeg Client City of Winnipeg Planning, Property & Development Department Civic Accommodations Division3rd Floor, 65 Garry Street Winnipeg, MB R3C 4K4 Consultant MMM Group Limited Lombard Avenue Winnipeg MB R3B 3B1 Phone: (24) Fax: (24) Site Visit Date: June 23, 211 Report Date: August 8, INTRODUCTION 2.1 Objectives MMM Group Limited (MMM) conducted a Phase I Environmental Site Assessment (Phase I ESA) of a municipal yard property owned by the City of Winnipeg, located 2325 Grant Avenue, Winnipeg, Manitoba, herein referred to as the "Site". The Phase I ESA was conducted for the City of Winnipeg in support of due diligence of the Site. The purpose of the Phase I ESA was to evaluate the current and historical conditions of the Site and neighbouring properties to identify potential or actual environmental contamination that may exist in connection with the Site. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 1 MMM Group Limited August

12 A site plan is included in Appendix A and selected photographs of the Site are included in Appendix B. 2.2 Scope of Work The Phase I ESA carried out at the Site by MMM was conducted in general accordance with MMM's proposal no. 9811IE and with the Canadian Standards Association's (CSA) Phase I Environmental Site Assessment Standard Z768-1 (R26) and included the following: Review of previous environmental site assessments conducted for the Site, if made available. Records review including but not limited to, publicly available city directories and land titles, aerial photographs, geological and topographic maps, fire insurance plans. Provincial government regulatory search. Interviews with personnel associated with the Site. Review of available environmental databases and records. A site visit. Evaluation of information and preparation of the report provided herein. A Phase I ESA does not typically include sampling or testing of air, soil, groundwater, surface water, or building materials. The assessment for the potential presence of hazardous building materials of the Site was based on a non-intrusive visual review as well as the age of the buildings and associated components. An intrusive sampling investigation was not conducted. For this Phase I ESA, no additions to the CSA standard were made. A Phase I ESA does not comprise a Hazardous Materials Survey or Designated Substances Survey, nor does it include a review or audit of operational environmental compliance issues, or of any environmental management systems, which may exist for the Site. The moisture damage and microbial contamination assessment was conducted during the walk through of the site buildings. This assessment was visual only and only readily accessible areas were inspected. The site visit was conducted by Landice estrau, Environmental Scientist, with MMM on June 23, 211. The Site and readily visible and publicly accessible portions of adjoining and neighboring properties were observed for the presence of potential sources of environmental contamination. During the site visit, MMM was escorted by Lucas Tober for the City of Winnipeg. Lucas Tober was interviewed during the course of the site visit to obtain information on the current and historic activities on the Site. The project team professional qualifications are provided in Appendix C. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 2 MMM Group Limited August

13 3. REGULATOR FRAMEWORK During a Phase I ESA air, soil, groundwater, surface water, or building materials samples are not collected. However, if previous sample information is available, the results are compared to applicable current federal and provincial regulations and guidelines. A Phase I ESA investigation involves the evaluation and reporting of existing information for the Site property and associated buildings collected through records review, a site visit and interviews with person(s) knowledgeable of the current and former site activities. This includes an assessment for the potential presence of hazardous materials associated with Site activities and/or building structure. Federal or provincial regulations, guidelines or codes of practice exist for hazardous materials and where applicable, are taken into account during the Phase I ESA investigation to determine appropriate conclusions and recommendations. The management and investigation of contaminated sites in Manitoba is regulated under the Contaminated Sites Remediation Act, and its accompanying regulations provide regulatory authority to designate and manage sites that have been exposed to environmental impacts. The Act also addresses issues of liability and remediation of these sites. The key principles upon which the Act is based are: polluter pays, fairness, openness, accessibility and public participation in site remediation. Guidelines and criteria for the assessment of contaminants of concern in soil, water, and sediment are not established in Manitoba. For assessing contaminant concentrations in soil, groundwater and sediment in Manitoba, the Canadian Council of Ministers of the Environment Canadian Environmental Quality Guidelines are referenced. 4. SITE DESCRIPTION 4.1 Property Information The Site is located at 2325 Grant Avenue, Winnipeg, MB. The Site consists of approximately 1.4 hectares and is currently unoccupied and was previously occupied by the City of Winnipeg as an ambulance station and maintenance yard site. The ground surface at the Site is relatively flat. Groundcover consists primarily of gravel fill, asphalt, and grass and other vegetation. The Site can be accessed from an entrance and driveway to the south off of Grant Avenue. The Site is zoned as Parks & Recreation. The area surrounding the Site is primarily parkland, a golf course, and a university campus. A site plan is presented in Appendix A. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 3 MMM Group Limited August

14 4.2 On-Site Building and Structures The Site currently has three buildings (ambulance station, small pump house, and large warehouse). Descriptions of the on-site building and structures are provided in Table 4.1. Type of Building: Ambulance station Municipal Water Supply Station Table 4.1 Details of On-Site Buildings and Structures Building Use: Office space and garage Potable water pumping station Basement: (yes or no) Area: (m 2 ) ear Constructed: # of Levels: General Building Structure: es Wood frame, stucco exterior (residential house-like) No 1 Wood and metal frame, and walls. Warehouse Storage No Wood frame and walls, concrete floor 4.3 Physical Setting Soil and Surficial Geology The Site consists of soils developed on fine textured, calcareous materials of the Fort Garry Clay soil series, clay over sandy to silty clay subsoil. The topography is described as generally flat. Drainage is intermediately drained. Native vegetation in the area consists of woodland, native grasses and shrubs Surface Water Drainage Runoff from the Site follows the contours of the property, moving to the ditches bordering the east and west sides of the Site. Water then runs through the ditch and culvert system, and is presumed to eventually drain into the City of Winnipeg municipal sewer system Topography and Regional Drainage The surface topography at the Site is generally flat. Review of the topographic map for the Site area indicates a regional down gradient flow (anticipated shallow groundwater flow direction) to the north toward the Assiniboine River, approximately 1.7km north of the Site. Based on these observations, anticipated groundwater flow is to the north. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 4 MMM Group Limited August

15 It is important to note that local shallow groundwater flow direction can be affected by the presence of underground utility corridors and fill materials and may not necessarily reflect the regional or local groundwater flow or area topography Bedrock Geology According to the Geological Engineering Report for Urban Development of Winnipeg obtained through the University of Manitoba, bedrock geology generally consists of the Fort Garry Member of the Red River Formation. This formation of the Ordovician period consists of dolomitic and glaciolacutrine fine sediments. 5. SUMMAR OF RECORDS REVIEWED The records review included a search of information sources outlined below in Table 5.1 that pertained to the Site, immediately adjoining properties and other neighbouring properties whose observed activities may result in the development of potential sources of environmental contamination. Table 5.1 Summary of Historical Records Resources Parameter Reference Aerial Photographs Canada Map Sales (dates: 1959, 1968, 1977, 1988, 1997) Google Earth image (date: 21) Land Titles ECOLOG ERIS Environmental Database Search Fire Insurance Plans City Directories Previous Environmental Reports Town of Tuxedo, Title , 1948, Town of Tuxedo (currently City of Winnipeg). Tuxedo Holding Company Limited Title No 46468, 1932 The University of Manitoba, Title no , Ecolog Environmental Risk Information Services Ltd. (ERIS) Database Search Request order number , received June 27, 211. None available. Polk s Winnipeg, Manitoba City Directories (dates: 196, 1964, 197, 1975, 1979, 1985, 199, 1995, 2) None available. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 5 MMM Group Limited August

16 Parameter Reference Company Records Geological and Geotechnical Reports None available. 1. Ehrlich, W. A., Poyser, E. A., Pratt, L. E., Ellis, J. H. Reconnaissance Soil Survey of Winnipeg and Morris Map Sheet Areas. Manitoba Soil Survey. Manitoba Department of Agriculture. October Kjartanson, B. Geological Engineering Report for Urban Development of Winnipeg. Department of Geological Engineering, The University of Manitoba. February, Environmental Infractions and Orders Reportable Spill/Release Occurrences Contaminated Sites Environmental Approvals, Licences, Registrations, and Permits Landfill Records Underground & Aboveground Storage Tanks Water Well Records Other Available Information Manitoba Conservation File Search request on June 23, 211. Manitoba Conservation File Search request on June 23, 211. Manitoba Conservation File Search request on June 23, 211. None available. None available. Ecolog Environmental Risk Information Services Ltd. (ERIS) Database Search Request order number , received June 27, 211. Ecolog Environmental Risk Information Services Ltd. (ERIS) Database Search Request order number , received June 27, 211. None available. 6. SITE VISIT FINDINGS 6.1 Current Site Operations The Site is currently owned by the City of Winnipeg and is currently occupied by an ambulance station (No. 2) and a municipal maintenance yard for the storage of gravel, soil, steel and concrete culverts and other municipal equipment. Hazardous substances are currently not being used or generated. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 6 MMM Group Limited August

17 6.2 Historical Land Use Historical land use of the Site was identified from a variety of historical information sources detailed in Appendix D, including, Polk s Winnipeg, Manitoba Directories, aerial photographs, ERIS Ecolog report, and Winnipeg Land Titles Aerial Photographs Selected aerial photographs obtained from Canada Map Sales and dating from 1959, 1968, 1977, 1988, and 1997 were reviewed to determine former land use at the Site. The most recent Google Earth image dated 21, was also reviewed. A descriptive summary of the aerial photography for the Site is as follows: In 1959, there is a long rectangular building at the north end of the Site. It seems to be affiliated with the adjacent property to the east, where there are several long rectangular structures along the entire length. The remainder of the Site is undeveloped. There is a large building and several smaller structures on a neighboring property to the east. There is a golf course to the north. There is a small building on a neighboring property to the southeast. Properties are undeveloped to the south and southwest. In 1968, a few small structures have been added to the Site. Affiliation with the adjacent property is still apparent. The golf course has expanded to the west of the Site. All other features remained the same. In 1977, all structures have been removed from the Site, except for the long rectangular building at the north end of the Site. All of the cylindrical structures along the length of the adjacent property to the east have been removed. The golf course and structures on the neighboring property to the east remain the same. Properties to the south also remain the same. In 1988, there is an additional small structure added to the Site. The adjacent and neighboring properties remain the same. In 1997, there is an additional building on the southwest corner of the Site. There are more buildings and development on the neighboring property to the southeast. Other adjacent and neighboring properties remain the same. In 21, the Site and adjacent and neighboring properties are the same as in City Directories Polk s Winnipeg, Manitoba City Directories show that the Site and adjacent properties did not have addresses listed for 196 and In the 197, 1975, and 1979 directories, residential property was listed at 45, 55, and 521 Shaftesbury Boulevard, The Canadian Mennonite Bible Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 7 MMM Group Limited August

18 College was listed at 6 Shaftesbury Boulevard, and the Site was not listed. The Conference of Mennonites in Canada was listed at 6 Shaftesbury in addition to The Canadian Mennonite Bible College in the 1985 and 199 directories. The other adjacent properties remained the same and the Site remained unlisted in these years. In the 1995 directory, the Site was listed as the Winnipeg Ambulance Service and all adjacent properties remained the same. In the 2 directory, all listings remained the same as 1995, with the exception that 6 Shaftesbury had The Canadian Mennonite Bible College, Life & Faith Communications, and Camps Assiniboia, Koimonia, Moose Lake listed Fire Insurance Plans No fire insurance plans were reviewed ERIS Ecolog Database Search An ERIS Ecolog database search (Appendix D) of the Site and surrounding properties (.25 km) revealed that the Site currently is not registered on any of the databases, and adjacent properties registered on the following Databases: Underground Fuel Storage Tanks (2) 2317 Grant Ave. owned by the City of Winnipeg, removed in Waste Generators Summary 4 Shaftesbury Blvd. registered for the Tuxedo Golf and Teaching Centre Land Titles Land title documents dating from 1919 to the current title were obtained from The Winnipeg Land Titles Office. Land title documents are summarized below and copies of titles can be found in Appendix D. In 1919, the Site was owned by The University of Manitoba. In 1932, the Site was owned by the Tuxedo Holding Company Limited. In 1948, the Site was owned by The Town of Tuxedo. The Site is currently owned by the City of Winnipeg. The historical use of the property is unclear from these titles. Based on the information reviewed, it appears that the historical review has not identified evidence of recognized environmental conditions in connection with the Site. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 8 MMM Group Limited August

19 6.3 Waste Generation and Storage Solid Waste Solid waste generated on-site is removed on a weekly basis from the Site by the City of Winnipeg s licensed waste-hauling service Domestic Waste Liquid domestic waste generated on-site is disposed of through the City of Winnipeg sanitary sewer system Drains and Sumps There are three pipes that drain through the basement floor in the ambulance station. There is one large catchment in the garage portion of the ambulance station presumably used for water runoff when washing vehicles and snow melt. There were no drains or sumps observed in the Public Works warehouse, however, the floor was covered in heavy debris and a complete observation for floor drains or sumps could not be made Air Discharges and Odours Air discharges were not detected during the site visit. Strong, pungent or noxious odours were not detected during the site visit. 6.4 Fuel and Chemical Storage Underground Storage Tanks (USTs) No evidence of the existence of underground storage tanks was observed by the presence of vent pipes, fill pipes or access ways on-site at the time of the site visit Above Ground Storage Tanks (ASTs) No evidence of above ground storage tanks was observed on-site at the time of the site visit Other Storage Containers The ambulance station contained various cleaning chemicals and substances related to paramedic activities at the station. Further details regarding the chemicals observed on-site are outlined in Table 6.1. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 9 MMM Group Limited August

20 Table 6.1 Storage Container Information Content Container Type Approximat e Volume Number of Containers Storage Location Oxivir Plastic jug 1L 5 Ambulance station garage storage space Orange Plusdegreaser Grime Eater soap Un-Germ disinfectant Accel disinfectant EnviroPlus cleaner Sparkle glass cleaner Aerosol air fresheners Plastic jug 4L 3 Ambulance station garage storage space Plastic jug 2.5L 1 Ambulance station garage storage space Plastic jug 4L 3 Ambulance station garage storage space Plastic jug 2L 1 Ambulance station garage storage space Plastic jug 4L 4 Ambulance station garage storage space Plastic jug 4L 1 Ambulance station garage storage space Can 4g 5 Around ambulance station Use Cleaning product used daily for paramedic activities Cleaning product used daily for paramedic activities Cleaning product used daily for paramedic activities Cleaning product used daily for paramedic activities Cleaning product used daily for paramedic activities Cleaning product used daily for paramedic activities Used daily around the station. 6.5 Building Structure, Systems and Equipment Exterior/Interior Structure The ambulance station is in very good condition. There were no structural faults observed. The Public Works warehouse at the northern part of the Site was in poor condition. Most of the ceiling had become cracked and fallen onto the floor. Holes and cracks were visible in the walls. All windows were broken and boarded or caged. The wood walls and frame were old, discoloured and weathered. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No. 2 1 MMM Group Limited August

21 6.5.2 Heating and Cooling Systems Heating and cooling systems associated with the on-site buildings included the following: A natural gas forced air furnace and air conditioner was present in the basement of the ambulance station. The ambulance station garage contained a ceiling mounted gas furnace. The Public Works warehouse contained an old, John Wood Ltd. gas furnace that was no longer in use, nor connected with an energy source. The warehouse also has four ceiling mounted gas furnaces, not in use Hydraulic Equipment No hydraulic equipment (hoists, elevators, carts) was observed on-site during the site visit. 6.6 Exterior Site Observations Stressed or Stained Vegetation No evidence of stressed vegetation was observed during the site visit Surface Stains No evidence of surface stains to the soil, gravel, or asphalt were observed on the site property during the site visit Fill Materials The surfaces of the Site consist of rough vegetation (1 per cent), asphalt (1 per cent), and gravel fill (6 per cent). As the Site is higher in elevation than properties to the north, east, and west, it is uncertain whether imported fill materials were utilized on-site to bring the Site to grade. Gravel, soil, concrete and steel culverts are stockpiled on site; clean stockpiles do not represent an environmental concern Wells Abandoned or existing water wells were not observed at the time of the site visit. A water well database search was conducted through the EcoLog ERIS for the Site and properties within a 2. km radius. No registered water well(s) were identified on the Site and 13 water wells were identified within a 2. km radius of the Site. The presence of groundwater wells in the vicinity of the Site indicates that groundwater is present within the area and may be sensitive to impacts Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No MMM Group Limited August

22 from the activities on the Site. A copy of the water well inventory for the Site and surrounding area can be found in Appendix D Pits and Lagoons No artificial pits or lagoons utilized for wastewater disposal and/or treatment were observed onsite or on adjacent properties at the time of the site visit Watercourses, Ditches or Standing Water Ditches are located adjacent to the Site, to the west and east sides. A series of on-site culverts drain surface water to these ditches. It is anticipated that these ditches then drain into the City of Winnipeg s municipal sewer system Roads, Parking Facilities and Railway Rights of Way An asphalt and gravel driveway gives access to the entire site along the eastern border of the property. An asphalt driveway opening to Grant Avenue gives south access to the ambulance station, pump house and east bordering driveway. A small parking area is located on the south portion of the Site, just outside of the ambulance station. Grant Avenue runs parallel to the southern property line of the Site. 6.7 Hazardous Building Materials Asbestos-Containing Materials (ACMs) Asbestos is a commercial term given to six naturally occurring minerals that are incombustible and separable into fibers. The fibers are strong, durable and resistant to heat and fire and are long, thin and flexible enabling them to be woven into cloth. These qualities have resulted in the wide use of asbestos in commercial, industrial, automotive and building materials. Common asbestos-containing materials (ACMs) include pipe-covering, insulating cement, insulating block, refractory and boiler insulation materials, transite board, fireproofing spray, joint compound, vinyl floor tile, ceiling tile, mastics, roofing products, and duct insulation for HVAC applications. Although the common use of friable (hand pressure crumbles the material easily) asbestoscontaining materials (ACMs) in construction generally ceased voluntarily in the mid-197s it was not until the mid to late 198s that ACMs use was banned through legislation. Inhalation of asbestos fibers can result in deleterious health effects. Based on the age of the ambulance station, 199, ACMs may not be present. Based on the age of the Public Works warehouse, 1941, ACMs may be present. The insulation from the ceiling and walls had eventually fallen to the floor of the building. The pipe wrap insulation on some of the pipes throughout the building is in poor condition and may also be ACMs. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No MMM Group Limited August

23 Three samples of pipe insulation and one sample of drywall were taken by AMEC Earth & Environmental from various locations in the Public Works warehouse. The samples were analyzed by EMC Labs, Inc. and all four samples were reported to contain asbestos (EMC Labs, Inc., 211), the certificate of analysis is attached in Appendix D Polychlorinated Biphenyls (PCBs) PCBs were widely used as coolants and lubricants for electrical equipment from the 193s to the 197s. Historically, PCBs were used in transformers and capacitors, and in such industrial materials as sealing and caulking compounds, inks and additives of paint. The only remaining uses of PCBs in Canada are in electrical transformers and capacitors existing in Canada before July 1, 198, and in certain other "closed-use equipment" (specifically heat transfer equipment, hydraulic equipment and vapour diffusion pumps) that were in Canada before September 1, PCB containing equipment must now be taken out of service prior to regulatory deadlines. Based on the age of the ambulance station, 199, PCBs may not be present. Based on the age of the Public Works warehouse, 1941, PCBs may be present. There were no light fixtures observed in the warehouse, however, there is heavy debris covering much of the floor where old light fixtures may have fallen and covered Lead-Based Materials Sources of lead in buildings include lead paint that was used during building construction prior to 1976 and lead-based water pipes and lead-solder joints on copper pipes that were primarily utilized in building construction between 193 and Lead from paint, chips and dust can pose health hazards, especially in young children. The painted surfaces inside the Public Works warehouse were in poor condition with noticeable peeling and cracking observed. Due to the construction date of the building, 1941, it is possible that paint observed may contain lead. Based on the age of the ambulance station, 199, lead based paint may not be present Urea Formaldehyde Foam Insulation (UFFI) Urea Formaldehyde Foam Insulation (UFFI) use was banned in Canada in 198. Prior to the ban, UFFI was utilized as an insulation product in houses from the mid to late 197s. It should be noted that UFFI commercial and industrial buildings do not commonly contain UFFI. Based on the age of the Public Works warehouse, 1941, it is possible that UFFI may be present on the Site. There were no visual observations of UFFI on the Site. Based on the age of the ambulance station, 199, UFFI may not be present. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No MMM Group Limited August

24 6.7.5 Ozone Depleting Substances (ODSs) Ozone-depleting substances (ODS) were commonly found in refrigeration and air conditioning equipment manufactured prior to A potential source(s) of ODS on-site is the air conditioner located in the basement of the ambulance station. Other potential sources of ODSs were not identified at the time of the site visit. 6.8 Special Attention Items Radon Gas Radon is a colourless, odorless, radioactive gas that occurs naturally in the environment from the natural breakdown of uranium in bedrock that contains black shale and/or granite. In well ventilated or open areas, the amount of radon gas is very small and does not pose a health risk. However, radon can migrate through the ground and enter basements and crawl spaces of buildings through porous concrete, fractures, sumps and drains. Radon levels can accumulate in these poorly ventilated areas. Exposure to high levels of radon has been associated with an increased risk of lung cancer. None of the site buildings investigated are built on Red River clay, nor contained unventilated basements or crawl spaces and it is therefore unlikely that radon gas would accumulate in the on-site buildings. However, no samples were taken as part of this study to confirm the presence of radon gas Microbial Contamination (Mould) and Indoor Air Quality Moisture problems associated with building design, construction and aging can lead to the growth of mould in indoor environments. Water staining and water damage are often indicators of the potential for mould growth that can lead to adverse health issues. Elimination of mould and mould spores is very difficult; the best way to control mould is through moisture control. Only readily accessible areas were assessed for mould issues. Water staining or water damage was noted on the ceiling and walls in the Public Works warehouse. The building is in very poor condition and is not well protected against wet/moist conditions. No mould was directly observed, however, given the condition of the building, there may be active mould growth in between the wall and drywall, or on the ceiling. Other potential sources of mould were not identified at the time of the site visit. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No MMM Group Limited August

25 6.8.3 Electromagnetic Fields (EMFs) Power transmission lines and electrical substations are common sources of EMFs. Currently, human health risks associated with exposure to EMFs are being investigated by Health Canada. Currently, Canada does not have any national, territorial or provincial standards or guidelines related to EMFs. No high-voltage transmission lines or electrical substations, that could generate significant electromagnetic fields, were identified on or adjacent to the Site Noise and Vibration Human health effects from noise and vibration are varied and are based on the characteristics of the noise/vibration, length of exposure and the susceptibility of the exposed individual. No significant noise or vibrations were detected during the site visit as the site is currently not in operation Interior Surface Stains No interior surface stains were identified in the ambulance station building. In the Public Works warehouse there were no surface stains observed, however, there was heavy debris covering much of the floor where stains may be present and covered. 6.9 Adjoining Property Information A summary of the current and historic activities conducted on neighboring properties is presented below. Information regarding adjoining properties was collected from observations completed during the site visit and from a historical records review. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No MMM Group Limited August

26 Address: Property 1 Direction From Site: Relation to Property: Occupant Name and Current Activities: Table 6.2 Current Historic Activities 4 Shaftesbury Boulevard North, West Adjacent Golf course Description Historical Activities: Undeveloped until it became a golf course Potential Environmental Concerns: Activities associated with golf courses may include the use of pesticides and waste generation. The nature of these activities is such that the property is unlikely to represent a potential environmental concern to the Site. Property 2 Description Address: Grant Avenue Direction From Site: South Relation to Property: Neighboring across Grant Avenue Occupant Name and Assiniboine Forest Current Activities: Historical Activities: Undeveloped until designated as parkland Potential Environmental Concerns: Given the historical parkland land uses of the property, it is unlikely to represent a potential environmental concern to the Site. Property 3 Description Address: 6 Shaftesbury Boulevard Direction From Site: Southeast Relation to Property: Neighboring across Grant Avenue Occupant Name and Canadian Mennonite University Current Activities: Historical Activities: Undeveloped until use as university campus Potential Environmental Concerns: Given the historical land use of the property, it is unlikely to represent a potential environmental concern to the Site. ` Description Address: 5 Shaftesbury Boulevard Direction From Site: East Relation to Property: Adjacent Occupant Name and Canadian Mennonite University Current Activities: Historical Activities: Undeveloped until use as university campus Potential Environmental Concerns: Given the historical land use of the property, it is unlikely to represent a potential environmental concern to the Site. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No MMM Group Limited August

27 6.1 Client Specific Requests No client specific items were requested for this Phase I ESA. 7. CONCLUSIONS AND RECOMMENDATIONS MMM was retained by the City of Winnipeg to conduct a Phase I Environmental Site Assessment (Phase I ESA) of a municipal yard site owned by the City of Winnipeg located at 2325 Grant Avenue, Winnipeg, Manitoba (Site). The Phase I ESA was conducted for the City of Winnipeg in support of due diligence of the Site. The Phase I ESA was conducted to assess current and historic Site conditions and identify any potential environmental concerns associated with the Site and surrounding properties. A request has been made (June 23, 211) to Manitoba Conservation for a search of their database for any reported environmental concerns pertaining to the Site. The results of this request are pending. Upon receipt of the search results, any pertinent information that may change the conclusions or recommendations found in this report will be forwarded to the City of Winnipeg. The Phase I ESA has revealed evidence of potential environmental concerns associated with the site. The following environmental concerns were identified: Based on the age of the Public Works warehouse, 1941, ACMs may be present. The insulation from the ceiling and walls had eventually fallen to the floor of the building. The pipe wrap insulation on some of the pipes throughout the building is in poor condition and may also be ACMs. Three samples of pipe insulation and one sample of drywall were taken by AMEC Earth & Environmental from various locations in the Public Works warehouse. The samples were analyzed by EMC Labs, Inc. and all four samples were reported to contain asbestos (EMC Labs, Inc., 211), the certificate of analysis is attached in Appendix D. Based on the age of the ambulance station, 199, ACMs may not be present. Based on the age of the ambulance station, 199, PCBs may not be present. Based on the age of the Public Works warehouse, 1941, PCBs may be present. There were no light fixtures observed in the warehouse, however, there is heavy debris covering much of the floor where old light fixtures may have fallen and covered. The painted surfaces inside the Public Works warehouse were in poor condition with noticeable peeling and cracking observed. Due to the construction date of the building, 1941, it is possible that paint observed may contain lead. Based on the age of the ambulance station, 199, lead based paint may not be present. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No MMM Group Limited August

28 Based on the age of the Public Works warehouse, 1941, it is possible that UFFI may be present on the Site. There were no visual observations of UFFI on the Site. Based on the age of the ambulance station, 199, UFFI may not be present. Water staining or water damage was noted on the ceiling and walls in the Public Works warehouse. The building is in very poor condition and is not well protected against wet/moist conditions. No mould was directly observed, however, given the condition of the building, there may be active mould growth in between the wall and drywall, or on the ceiling. Other potential sources of mould were not identified at the time of the site visit. No interior surface stains were identified in the ambulance station building. In the Public Works warehouse there were no surface stains observed, however, there was heavy debris covering much of the floor where stains may be present and covered. Recommendations Based on the findings of the Phase I ESA evidence of potential environmental concerns associated with the site exist, MMM recommends the following: A Hazardous materials survey is completed prior to redevelopment or demolition of any building structure present on site. 8. STANDARD TERMS AND CONDITIONS This report has been prepared for use by Number TEN Architectural Group of Winnipeg, Manitoba and the City of Winnipeg in accordance with generally accepted environmental investigation practices at the time of the assessment within the scope suggested by Canadian Standard Association s Phase I Environmental Site Assessment document (CSA Z768-1). The Standard Conditions and Limitations pertaining to the use of this report are presented in Appendix E. Report Phase I Environmental Site Assessment City of Winnipeg Ambulance Station No MMM Group Limited August

29 APPENDIX A Site Plans

30

31 Storage Warehouse Canadian Mennonite University UV 11 UV 1 UV 15 WINNIPEG UV 1 UV 59 UV 2 UV City Of Win nipeg Legend Land Parcel Tuxedo Golf Club File Location: U:\Projects\ SK-2_CityOfWinnipeg\MXD\Figure2_Phase1EnvironmentalSiteAssesment.mxd City of Winnipeg Ambulance Station Grant Ave. Grant Av On-Site Municipal Water Supply Station Coordinate System: NAD 83, UTM Zone 14 N Data Source: Bing Maps, Prov MB, MMM Group Date Created: July 26, 211 Revision Date: July 26, Metres Feet ± Figure 2: Phase 1 Environmental Assessment 2325 Grant Avenue Winnipeg, MB

32 City of Winnipeg 553 UV 11 UV 1 UV WINNIPEG UV 1 UV 59 UV 2 UV City Of Win nipeg Site Anticipated Groundwater Flow Direction (at Site) 2325 Grant Ave. File Location: U:\Projects\ SK-2_CityOfWinnipeg\MXD\Figure1_Phase1EnvironmentalSiteAssesment.mxd Assiniboine Forest Coordinate System: NAD 83, UTM Zone 14 N Data Source: Bing Maps, Prov MB, MMM Group Date Created: July 26, 211 Revision Date: July 26, Metres Feet ± Figure 1: Phase 1 Environmental Assessment 2325 Grant Avenue Winnipeg, MB

33 APPENDIX B Photographs

34

35 Photo 1. Outside of Ambulance Station No. 2. Photo 2. Municipal maintenance yard for storage of gravel, steel, culverts, and concrete.

36 Photo 3. Outside of Public Works warehouse. Photo 4. Poor condition of interior of Public Works warehouse.

37 Photo 5. Pipe wrap where asbestos-containing materials were suspected. Photo 6. Garbage and drum collected in the Public Works warehouse.

38

39 APPENDIX C Assessor Qualifications

40

41 LANDICE ESTRAU, B.Env.Sci. Environmental Scientist PROFESSIONAL EXPERIENCE Landice estrau recently joined MMM Group Limited s (MMM) Winnipeg office as an Environmental Scientist specializing in soil science and ecotoxicology. Her background includes experience in soil classification, chemistry and mineralogy, ecotoxicology, and environmental site assessment and remediation. She is currently responsible for assisting with the coordination and implementation of environmental site assessments and soil and groundwater remediation projects for a variety of private and public clients. PROJECT EXPERIENCE Environmental Site Assessment and Remediation Studies Environmental Scientist, Phase I Environmental Site Assessment (ESA), Lombard Avenue, Winnipeg, MB (211): Responsible for the completion of a Phase I ESA for a property located in downtown Winnipeg including conducting a site visit, historic background research for the site and preparation of a report summarizing findings. Environmental Scientist, Phase II Environmental Site Assessment (ESA), Public Markets, Winnipeg, MB (211): Assisted with a Phase II subsurface intrusive investigation for groundwater and soil contamination of the Public Markets site in Winnipeg for Canad Inns Corporation. This involved assisting with soil borehole, test pit and monitoring well development, collection and laboratory submission of soil and groundwater samples, organizing, interpreting and tabling analytical results. EDUCATION: 211 B.Env.Sci., Environmental Science, University of Manitoba, Winnipeg, Manitoba TRAINING: 211 St. John s First Aid and CPR Certified in WHIMIS Construction Safety Training System Ground Disturbance for Supervisors Mould Awareness Roadway Worker s Safety Asbestos Awareness Soil Assessments COMMUNITIES TRANSPORTATION BUILDINGS NSERC Undergraduate Student Research Award, University of Manitoba, Soil Science Department, Winnipeg, MB (29-211): Assisted with sediment fingerprinting research project in South Tobacco Creek Watershed, MB, headed by Dr. David Lobb. Field duties included sediment, soil, and rock sampling, conducting vegetative surveys (developing methods, plant identification, and writing reports), establishing and defining transects and sample sites, and assisting with various maintenance activities in the field (GPS point entry, sediment trap upkeep). Also developed methodology for rapid geomorphic assessment specific to South Tobacco Creek Watershed from several case studies. Office duties include literary review and composing summary reports, data entry, obtaining aerial photos, and various housekeeping duties (ordering equipment/products, organizing equipment, cataloguing samples, etc.). Teaching Assistant, (SOIL 36: Soils and Landscapes in Our Environment), University of Manitoba, Soil Science Department, Winnipeg, MB (21): Conducted 5 wet labs for 2 students. Responsibilities included lab setup with necessary equipment, preparation and presentation of mini-lectures on relevant course information for the start of each lab, and providing instruction and assistance to students wherever necessary. Also responsible for organization of the course field trip to introduce students to soil sampling techniques and the analytical process. Assisted with teaching soil sampling methods, using sampling equipment, and transect sampling procedure as well as marketing and providing feedback on lab reports and midterm exams. INFRASTRUCTURE L. estrau General May 211 p. 1

42 PROFESSIONAL BACKGROUND Present l MMM Group Limited Environmental Scientist l University of Manitoba Soil Science Project and Laboratory Assistant COMMUNITIES TRANSPORTATION BUILDINGS INFRASTRUCTURE L. estrau General May 211 p. 2

43 DARREN KEAM, M.Sc., P.Ag. Senior Soil Scientist, Environmental PROFESSIONAL EXPERIENCE Darren Keam is a Senior Soil Scientist and Professional Agrologist with MMM Group Limited. Mr. Keam has over 15 years of experience in agro-environmental management with a wide variety of experience in soil science, nutrient management, agronomy, and environmental site assessment and remediation (ESAR). Darren has a diversified skill set in environmental site assessment and remediation programs. Darren s experience in ESAR work includes Phase I and II planning, site assessments and investigations, data analysis, reporting and senior reviewing for projects in Manitoba, Saskatchewan, Alberta and British Columbia. Past ESAR projects are wide in variety including retail, commercial and industrial sites, gas stations and livestock facilities. Darren is the corporate client manager for Cargill Ltd. where he oversees environmental assessments, remediation and environmental management for the organization. Darren s experience has been working in Brownfield site assessments and remedial management. He has also project managed several Environmental Act Licences for the land application of biosolids and sludges in Manitoba (R.M of Springfield and Riding Mountain National Park, City of Dauphin, Steinbach, Neepawa, and the Villages of Holland and Glenboro). Darren has his B.Sc. in Agriculture from the University of Manitoba and M.Sc. in Environment and Management from Royal Roads University, Victoria, BC. Darren enjoys many activities including sport fishing, wood working and gardening. PROJECT EXPERIENCE Phase I Environmental Site Assessment - Project Manager, Assessor, Report Writer: Darren has completed over 75 Phase I Environmental Site Assessments (ESA) of commercial, Ag-Retail facilities (feed mills, hog barns, grain elevators, fertilizer plants and pesticide warehouses) and numerous other properties for the purposes of due diligence in the acquisition and disposition of properties by various clients. Phase II and III Environmental Site Assessment and Remediation - Project Manager, Designer, Assessor, Report Writer, Senior Reviewer: Darren has been responsible for the submission of over 35 proposals, designs, and investigation plans for intrusive site investigations, as well as execution, reporting and result interpretation. These Phase II ESAs have been completed for several key clients on various properties throughout Manitoba, Saskatchewan, Alberta and British Columbia. Remedial Action Plans, Project Manager, Designer, Assessor, Report Writer, Senior Reviewer: Darren has been responsible for the submittal of over a dozen Remedial Action Plan (RAP) proposals, designs and investigations and their subsequent submission to Manitoba Conservation (the responsible regulatory agency). Darren has achieved closure for several sites through RAP development over the past six years. PROFESSIONAL AFFILIATIONS Member of Manitoba Institute of Agrology, Professional Agrologist Canadian Water Resources Association EDUCATION 21 M. Sc. - Environment and Management Royal Roads University, Victoria, British Columbia 1998 B.Sc. - Agriculture, University of Manitoba, Winnipeg, Manitoba PUBLICATIONS Keam, Darren, 21. The Sustainability of Municipal Wastewater Irrigation in the Interlake Region of Manitoba as a Mean of Nitrogen and Phosphorous Abatement for Lake Winnipeg. M.Sc. Thesis, Royal Roads University, Victoria, BC. Keam, Darren and Jim Hicks, 27. An Agro-Environmental Assessment of an Effluent Irrigation Program in Carberry, Manitoba, Manitoba Soil Science Society (27). Keam, Darren, In-Field Electrical Conductivity Mapping Technology, Manitoba, Manitoba Soil Science Society (27). COMMUNITIES TRANSPORTATION BUILDINGS INFRASTRUCTURE D. Keam General February 211 p. 1

44 Urgent Spill Response Program - Cargill Ltd.: Darren was a lead manager for Urgent Spill Response Program for Cargill Ltd. across Western Canada. On behalf of this key client, Darren was responsible for coordinating and advising on quick response remedial action programs across Western Canada. This has included the initial design, organization and management of the remedial action program. These projects also require the submittal of remedial plans and investigation reports to the client and regulatory agency. Soil Science and Nutrient Management Effluent Irrigation Project, McCain Foods Canada: Darren was the project manager, lead agronomist and nutrient manager for a large-scale effluent irrigation program conducted in south western Manitoba. Darren also was the lead nutrient manager for the effluent irrigation program, balancing producer inputs, effluent nutrient values and crop removal in an area which is environmentally sensitive due to an unconfined aquifer. Darren s role was also to interact between the client, regulators and local producer residents. Darren has also been the project manager and lead agronomist for a large-scale effluent irrigation program conducted in Southern Alberta. Manure Management Planner, Manitoba: Darren has completed the Manure Management Planner course required by Manitoba Conservation s Livestock Program, and is a member in good standing with the Manitoba Institute of Agrologists. This requires maintaining important relationships with key producers who own land surrounding hog barn sites, and applying an understanding of nutrient management and regulatory requirements. Darren has also managed several emergency MMP requests for both private companies and Manitoba Conservation. Environment Act Proposals for Biosolids and Sludge Land Application Manitoba: Darren has completed several Environment Act Proposals (EAP) for the application of biosolids and sludges to agriculture lands. The EAPs have been completed for several rural municipalities and towns in Manitoba including Steinbach, Neepawa, Headingley, Glenboro, Holland, Dauphin, Rural Municipality of Springfield and Riding Mountain National Park. As project manager and agronomist for these projects, the objective has been to apply an agriculturally based program that is sustainable for both the community and land owners. PROFESSIONAL BACKGROUND 21 Present MMM Group Senior Soil Scientist Stantec Consulting Ltd. Soil Scientist Note: Stantec acquired Jacques Whitford Ltd., in Monsanto Canada Ltd. Research Agronomist University of Manitoba Soil Technician COMMUNITIES TRANSPORTATION BUILDINGS INFRASTRUCTURE D. Keam General February 211 p. 2

45 APPENDIX D Supporting Documentation

46

47 Project Site: Client: Phase I Grant Ave Grant Avenue Winnipeg, MB Robyn Hol MMM Group Ltd Lombard Ave Winnipeg, MB R3B3B1 ERIS Project No: Report Type: Prepared By: Standard Report.25km Search Radius Daniela Nigro dnigro@eris.ca Date: June 3, 211 DISCLAIMER AND COPRIGHT NOTICE The information contained in this report has been produced by EcoLog ERIS Ltd. using various sources of information, including information provided by Federal and Provincial government departments. Although EcoLog ERIS Ltd. has endeavoured to present you with information that is accurate, EcoLog ERIS Ltd. disclaims, except as set out below, any and all liability for any errors, omissions, or inaccuracies in such information and data, whether attributable to inadvertence or otherwise, and for any consequences arising therefrom. Liability on the part of EcoLog ERIS Ltd. is limited to the monetary value paid for this report. The report applies only to the address specified on the cover of this report, and any alterations or deviation from this description will require a new report. This report and the data contained herein does not purport to be and does not constitute a guarantee of the accuracy of the information contained herein and does not constitute a legal opinion nor medical advice. This report is solely intended to be used to focus further investigation and is not intended to replace a full Phase 1 Environmental Site Assessment. No page of this report should be used without this cover page, this disclaimer and the project property identifier. The contents of this Service are protected by copyright. Copyright in the Service is owned by EcoLog ERIS Ltd. Copyright in data obtained from private sources is owned by EcoLog ERIS Ltd. or its licensors. The Service and its contents may not be copied or reproduced in whole or in any substantial part without prior written consent of EcoLog ERIS Ltd.

48 Table of Contents Order Number: Site Name: Site Address: Report Type: Phase I Grant Ave Grant Avenue Winnipeg, MB Standard Report,.25 km Search Radius Report Summary This outlines the number of records from each database that fall on the site, and within various distances from the site. Site Diagram The records that were found within a specified distance from the project property (the primary search radius) have been plotted on a diagram to provide you with a visual representation of the information available. Sites will be plotted on the diagram if there is sufficient information from the database source to determine accurate geographic coordinates. Each plotted site is marked with an acronym identifying the database in which the record was found (i.e., WDS for Waste Disposal Sites). These are referred to as "Map Keys". A variety of problems are inherent when attempting to associate various government or private source records with locations. EcoLog ERIS has attempted to make the best fit possible between the available data and their positions on the site diagram. Section i ii Site Profile This table describes the records that relate directly to the property that is being researched. Detail Report This section represents information, by database, for the records found within the primary search radius. Listed at the end of each database are the sites that could not be plotted on the locator diagram because of insufficient address information. These records will not have map keys. They have been included because they may be found to be relevant during a more detailed investigation. Fuel Storage Tanks Waste Generators Summary iii iv Page 1 2 Appendix: Database Descriptions Environmental Risk Information Services Ltd.

49 Report Summary Order Number: Site Name: Site Address: Report Type: Phase I Grant Ave Grant Avenue Winnipeg, MB Standard Report,.25 km Search Radius Number of Mappable Records Surrounding the Site Database Selected On-site Within.25.25km to 2.km Total AUWR Automobile Wrecking & Supplies CA Certificates of Approval CHEM Chemical Register CONV Enforcement Actions CS Contaminated/Impacted Sites 7 7 DRL Drill Holes EEM Environmental Effects Monitoring EHS ERIS Historical Searches 6 6 EIIS Environmental Issues Information System FCON Federal Convictions FCS Contaminated Sites on Federal Land 1 1 FST Fuel Storage Tanks FUEL Bulk Fuel Distributors 7 7 GEN Waste Generators Summary IAFT Indian & Northern Affairs Fuel Tanks MAST Manure Storage Facilities MINE Canadian Mine Locations MNR Mineral Occurrences MOGW Manitoba Oil and Gas Wells NATE National Analysis of Trends in Emergencies System (NATES) NDFT National Defence & Canadian Forces Fuel Storage Tanks NDSP National Defence & Canadian Forces Spills NDWD National Defence & Canadian Forces Waste Disposal Sites NEES National Environmental Emergencies System (NEES) NPCB National PCB Inventory 1 1 NPRI National Pollutant Release Inventory OGW Oil and Gas Wells PAP Canadian Pulp and Paper 1 1 PCB Inventory of PCB Storage Sites PCFT Parks Canada Fuel Storage Tanks PITS Manitoba Pits and Quarries REC Waste Receivers Summary RST Retail Fuel Storage Tanks SCT Scott's Manufacturing Directory TCFT Transport Canada Fuel Storage Tanks WDS Waste Disposal Site Inventory WWIS Water Well Inventory TOTAL The databases chosen by the client as per the submitted order form are denoted in the 'Selected' column in the above table. Counts have been provided outside the primary buffer area for cursory examination only. These records have not been examined or verified, therefore, they are subject to change. Environmental Risk Information Services Ltd. Section i

50 SITE DIAGRAM.92 Kilometers 12 Concorde Pl, Suite 8 North ork, ON M3C 4J Project Property: Phase I Grant Ave Grant Avenue Winnipeg, MB ERIS Project #: GEN 1 to 2 Project Property Database Location Points of Interest Chimney Silo Date: JUN LEGEND Landuse Classifications Open Area Residential Commercial Resource and Industrial Government and Institutional FST-1 SHAFTESBUR BLVD Pipe & Transmission Lines Pipeline Transmission Line Transmission Tower Transformer Station Parks and Recreational Waterbody Recreation Golf Course/Driving Range Park/Sports Field GRANT AVE Rail Railway - Main Railway - Sidetrack Railway - Abandoned Bridge Other Recreation Area Sports/Race Track Cemetery Campground Tunnel Transportation - Other Vegetation Wooded Area Embankment Orchard Trail Vineyard Runway Hydrographic Features Permanent Waterway Industrial Resources Conveyor Crane: Moveable Intermittent Waterway Ü Crane: Stationary Open Reservoir Tank Dyke/Levee Rock Cut Dam Auto Wrecker Breakwall Lumber ard Wetland This diagram is to be used solely for relative street location purposes. It may not accurately portray street or site positions. Pit Section ii

51 Site Report Order Number: Site Name: Site Address: Report Type: Phase I Grant Ave Grant Avenue Winnipeg, MB Standard Report,.25 km Search Radius FOR COMPLETE INFORMATION, REFER TO DETAIL REPORT A search has been conducted for this site (address) and company name. No records were found, within the database(s) selected, that meet either of these criteria. Environmental Risk Information Services Ltd. Section iii

52 Detail Report Order Number: Site Name: Site Address: Report Type: Phase I Grant Ave Grant Avenue Winnipeg MB Standard Report,.25 km Search Radius If information is required for sites located beyond the selected address, please contact your ERIS representative. Fuel Storage Tanks Waste Generators Summary Environmental Risk Information Services Ltd. Section iv

53 Provincial Source Database Fuel Storage Tanks Map Key Company Address Site ID Site Status Outlet Type Inventory Owner Category FST-1 Central Operations Branch 2317 Grant Ave. Winnipeg Dismantled Fleet Owner: Winnipeg, City of Operator: Mailing Address: 19 Tecumseh St. Mailing City: Winnipeg MB NA Municipal Status Date # of Tanks Capacity(L) Position Status Spill Protection 1-Jan Underground Installed Unprotected 1-Jul Underground Removed Unprotected Page 1 of Fuel Storage Tanks Page 1 Environmental Risk Information Services Ltd. of Detail Report

54 Provincial Source Database Waste Generators Summary Map Key Company Address Registration # GEN-1 TUXEDO GOLF AND TEACHING CENTRE 4 SHAFTESBUR BLVD Winnipeg R3P M1 MBG4455 s GEN-2 TUXEDO GOLF AND TEACHING CENTRE SHAFTESBUR BLVD., 4 WINNIPEG MBG4455 s Page 1 of Waste Generators Summary Page 2 Environmental Risk Information Services Ltd. of Detail Report

55 Appendix: Manitoba Database Descriptions EcoLog Environmental Risk Information Services Ltd can search the following databases. The extent of historical information varies with each database and current information is determined by what is publicly available to EcoLog ERIS at the time of update. Note: Databases denoted with * indicates that the database will no longer be updated. See the individual database descriptions for more information. Provincial Government Source Databases: Certificates of Approval 1988-May 29 CA This database contains all approvals issued since July 1988 within the following categories: Approvals for Air or Effluent and Orders, Permits and/or Regulated Sites designations for Air, Effluent, Refuse or Storage. The information available within this database pertains to client information, general location, class type, operation type, license # and the issue date of the CA. Please note that no specific site address information is available. Enforcement Actions April 1994-March 28 CONV This database summarizes enforcement activities (Convictions, Warnings, Director s Order s, EO Order s, MOH Order s, Offence Notice s, and Permit Suspensions) where companies/individual have been found guilty of environmental offenses under Manitoba s Environmental Protection Legislation. Please note that enforcement actions resulting from activities regulated under the Livestock Manure & Mortalities Mgmt Regulation MR 42/98 are also included. Contaminated/Impacted Sites 198-Nov 29 CS Manitoba's Contaminated Sites Remediation Act (CSRA) defines a site as contaminated if, "having regard to any current, permitted or foreseeable use of a site, that the site is contaminated at a level which poses or may pose a threat to human health or safety or to the environment". Manitoba s Conservation department collects information on sites that have been investigated by the ministry due to environmental concerns. Drill Holes 19-Mar 29 DRL The Open File Drill Holes database contains information on more than 1, drill holes in the province of Manitoba. The database provides information in regard to drill hole location (place, latitude and longitude), depth and overburden of hole, exploration company and assessment report year. Fuel Storage Tanks 195-Feb 23* FST The Petroleum Storage Tank database, which is maintained by Manitoba s Petroleum Storage Program, contains information in regard to company name, location, status, outlet type (retail, used oil, bulk/used ), number of tanks, tank capacity and tank status. This database will not be updated as this information is no longer collected in this format. For current information regarding bulk fuel distributors, please see the FUEL database. Bulk Fuel Distributors 26-Oct 21 FUEL The Manitoba Petroleum Storage Program maintains an inventory of Bulk Fuel Distributors. This inventory contains valid operating permit numbers within the Province of Manitoba. Fields such as name, location, expiry date, type of facility and permit # are included.

56 Waste Generators Summary 1985-Sept 21 GEN Within Manitoba, a waste generator is defined as any site, equipment and/or operation involved in the production, collection, handling and/or storage of regulated wastes. A generator of regulated waste is required to register the waste generation site and each waste produced, collected, handled or stored at the site. This database contains the licensing/registration number (MB1 #), company name and address of registered generators. At present, access to the type of hazardous waste generated and the form of treatment used in the handling of the waste is only available by directly calling Manitoba s Hazardous Waste Program. Manure Storage Facilities July 1994-Apr 21 MAST Under the Livestock Manure and Mortalities Management Regulation (MR 42/98), permits are issued for the construction, modification or expansion of manure storage facilities. Once issued, the Environmental Livestock Program is responsible for the enforcement of regulations on the management of manure and mortalities. Please note that the MAST database only provides information on permit number, operation name, RM and permit issue date. All other information must be obtained from MB Conservation. Mineral Occurrences 1961-Mar 29 MNR For over 25 years, Manitoba has been compiling Mineral Inventory Cards on mineral deposits in the province. This database was obtained from Manitoba Industry, Trade and Mines, and contains information on over 65 mineral occurrences in the province. Data is provided on the Mineral Inventory File No., Mineral Deposit Name, Product, Associated Minerals or Products of Value, NTS area, Name of Property Owner or Operator and Address, location, and geographical coordinates. Oil and Gas Wells 1951-May 22* MOGW The Manitoba Oil and Gas Wells database was collected through the assistance of The Land Systems Company. Information is provided regarding licence number and location for over 4,8 wells. Please note that this database will not be updated, information on wells drilled after May 22 can be found in the Oil and Gas Wells (OGW) database under the Private Source Database section. Inventory of PCB Storage Sites * PCB Manitoba s Hazardous Waste Program maintains a listing of all active PCB storage facilities. Inactive PCB storage equipment and/or disposal sites are not required to remain as part of the PCB inventory database for the province. Please note that some of the sites have no wastes in storage at present, but are retained should they be required for future acceptance of PCB equipment as it comes out of service. The records within this database only provide information on facility name and location. Information pertaining to the inventory of stored wastes and waste quantities at a designated site is only available by directly contacting the Hazardous Waste Program. Please note that this database will not be updated, information after 1999 can be found in the National PCB Inventory (NPCB) database. Manitoba Pits and Quarries 1994-May 29 PITS The Manitoba Pits and Quarries database is comprised of 3 different types of permits. 1.Quarry Lease and Exploration Permits, which have a ten year term with exclusive rights for crown minerals. Quarry Exploration permits have a three year term with exclusive rights. 2. Private Pits and Quarry Permits require annual registration of private aggregate operations in the province and 3. Casual Permits which are for annual permits of Crown materials. Waste Receivers Summary 1998-Nov 21 REC Disposal of regulated waste is maintained through an operating waste management system or a waste disposal site operated or used pursuant to the terms and conditions of a Certificate of Approval or a Provisional Certificate of Approval. A waste receiving location is any site or facility to which waste is transferred through a waste carrier. A receiver of regulated waste is required to register the waste receiving facility. This database represents registered receivers of regulated wastes, identified by company name and address

57 Waste Disposal Site Inventory 1998* WDS Manitoba Conservation retains a separate inventory of all known active and inactive regulated waste disposal grounds and waste transfer facilities for each of the five regions in the province. Registered companies may hold a permit or certificate for release of the following waste types: Effluent, Refuse, Air and Special Waste Storage. Water Well Inventory 188-July 21 WWIS The GWDrill database compiled by the Manitoba Water Stewardship and Groundwater Management Section provides information on water wells across the province. Information such as location, owner, driller, well name, well use, water use and date completed are reported on. Most wells within the inventory are georeferenced by DLS coordinates. Federal Government Source Databases: Environmental Effects Monitoring * Diagram Identifier: EEM The Environmental Effects Monitoring program assesses the effects of effluent from industrial or other sources on fish, fish habitat and human usage of fisheries resources. Since 1992, pulp and paper mills have been required to conduct EEM studies under the Pulp and Paper Effluent Regulations. This database provides information on the mill name, geographical location and sub-lethal toxicity data. Environmental Issues Inventory System * EIIS The Environmental Issues Inventory System was developed through the implementation of the Environmental Issues and Remediation Plan. This plan was established to determine the location and severity of contaminated sites on inhabited First Nation reserves, and where necessary, to remediate those that posed a risk to health and safety; and to prevent future environmental problems. The EIIS provides information on the reserve under investigation, inventory number, name of site, environmental issue, site action (Remediation, Site Assessment), and date investigation completed. Federal Convictions 1988-Jun 27 FCON Environment Canada maintains a database referred to as the Environmental Registry that details prosecutions under the Canadian Environmental Protection Act (CEPA) and the Fisheries Act (FA). Information is provided on the company name, location, charge date, offence and penalty. Contaminated Sites on Federal Land June 2-May 211 FCS The Treasury Board of Canada Secretariat maintains an inventory of all known contaminated sites held by various Federal departments and agencies. This inventory does not include properties owned by Crown corporations, but does contain nonfederal sites for which the Government of Canada has accepted some or all financial responsibility. All sites have been classified through a system developed by the Canadian Council of Ministers of the Environment. The database provides information on company name, location, site ID #, property use, classification, current status, contaminant type and plan of action for site remediation. Indian & Northern Affairs Fuel Tanks 195-Aug 23 IAFT The Department of Indian & Northern Affairs Canada (INAC) maintains an inventory of all aboveground & underground fuel storage tanks located on both federal and crown land. Our inventory provides information on the reserve name, location, facility type, site/facility name, tank type, material & ID number, tank contents & capacity, and date of tank installation. National Analysis of Trends in Emergencies System (NATES) * NATE In 1974 Environment Canada established the National Analysis of Trends in Emergencies System (NATES) database, for the voluntary reporting of significant spill incidents. The data was to be used to assist in directing the work of the emergencies program. NATES ran from 1974 to Extensive information is available within this database including company names, place where the spill occurred, date of spill, cause, reason and source of spill, damage incurred, and amount, concentration, and volume of materials released

58 National Defence & Canadian Forces Fuel Tanks Up to May 21* NDFT The Department of National Defence and the Canadian Forces maintains an inventory of all aboveground & underground fuel storage tanks located on DND lands. Our inventory provides information on the base name, location, tank type & capacity, tank contents, tank class, date of tank installation, date tank last used, and status of tank as of May 21. This database will no longer be updated due to the new National Security protocols which have prohibited any release of this database. National Defence & Canadian Forces Spills Mar 1999-Aug 21 NDSP The Department of National Defence and the Canadian Forces maintains an inventory of spills to land and water. All spill sites have been classified under the Transportation of Dangerous Goods Act Our inventory provides information on the facility name, location, spill ID #, spill date, type of spill, as well as the quantity of substance spilled & recovered. National Defence & Canadian Forces Waste Disposal Sites 21-April 27 NDWD The Department of National Defence and the Canadian Forces maintains an inventory of waste disposal sites located on DND lands. Where available, our inventory provides information on the base name, location, type of waste received, area of site, depth of site, year site opened/closed and status. National Environmental Emergencies System (NEES) NEES In 2, the Emergencies program implemented NEES, a reporting system for spills of hazardous substances. For the most part, this system only captured data from the Atlantic Provinces, some from Quebec and Ontario and a portion from British Columbia. Data for Alberta, Saskatchewan, Manitoba and the Territories was not captured. However, NEES is also a repository for all previous Environment Canada spill datasets. NEES is composed of the historic datasets or Trends which dates from approximately 1974 to present. NEES Trends is a compilation of historic databases, which were merged and includes data from NATES (National Analysis of Trends in Emergencies System), ARTS (Atlantic Regional Trends System), and NEES. In 21, the Emergencies Program determined that variations in reporting regimes and requirements between federal and provincial agencies made national spill reporting and trend analysis difficult to achieve. As a consequence, the department has focused efforts on capturing data on spills of substances which fall under its legislative authority only (CEPA and FA). As such, the NEES database will be decommissioned in December 24. National PCB Inventory NPCB Environment Canada s National PCB inventory includes information on in-use PCB containing equipment in Canada including federal, provincial and private facilities. All federal out-of-service PCB containing equipment and all PCB waste owned by the federal government or by federally regulated industries such as airlines, railway companies, broadcasting companies, telephone and telecommunications companies, pipeline companies, etc. are also listed. Although it is not Environment Canada s mandate to collect data on non-federal PCB waste, the National PCB inventory includes some information on provincial and private PCB waste and storage sites. National Pollutant Release Inventory NPRI Environment Canada has defined the National Pollutant Release Inventory ( NPRI ) as a federal government initiative designed to collect comprehensive national data regarding releases to air, water, or land, and waste transfers for recycling for more than 3 listed substances. Parks Canada Fuel Storage Tanks 192-Jan 25 PCFT Canadian Heritage maintains an inventory of all known fuel storage tanks operated by Parks Canada, in both National Parks and at National Historic Sites. The database details information on site name, location, tank install/removal date, capacity, fuel type, facility type, tank design and owner/operator. Transport Canada Fuel Storage Tanks 197-March 27 TCFT Within the provinces of BC, MB, NB, NF, ON, PE, and QC; Transport Canada currently owns and operates 9 fuel storage tanks. Our inventory provides information on the site name, location, tank age, capacity and fuel type

59 Private Source Databases: Automobile Wrecking & Supplies 21-Jun 21 AUWR This database provides an inventory of all known locations that are involved in the scrap metal, automobile wrecking/recycling, and automobile parts & supplies industry. Information is provided on the company name, location and business type. Chemical Register 1997-Jun 21 CHEM The Manitoba Industry, Trade and Tourism department maintains a chemical register of all known active manufacturers of chemicals, fertilizers and pesticides within the province. Inactive chemical manufacturers are not required to remain in the database. Information available within this register pertains to company name, location and the product line. Information from a private source regarding the locations of chemical manufacturers and distributors is also included in this database. ERIS Historical Searches 1999-Apr 211 EHS EcoLog ERIS has compiled a database of all environmental risk reports completed since March Available fields for this database include: site location, date of report, type of report, and search radius. As per all other databases, the ERIS database can be referenced on both the map and Statistical Profile page Canadian Mine Locations MINE This information is collected from the Canadian & American Mines Handbook. The Mines database is a national database that provides over 29 listings on mines (listed as public companies) dealing primarily with precious metals and hard rocks. Listed are mines that are currently in operation, closed, suspended, or are still being developed (advanced projects). Their locations are provided as geographic coordinates (x, y and/or longitude, latitude). As of 22, data pertaining to Canadian smelters and refineries has been appended to this database. Oil and Gas Wells 1988-Mar 211 OGW The Nickle s Energy Group (publisher of the Daily Oil Bulletin) collects information on drilling activity including operator and well statistics. The well information database includes name, location, class, status and depth. The main Nickles database is updated on a daily basis, however, this database is updated on a monthly basis. More information is available at Canadian Pulp and Paper 1999, 22, 24, 25, 29 PAP This information is part of the Pulp and Paper Canada Directory. The Directory provides a comprehensive listing of the locations of pulp and paper mills and the products that they produce. Retail Fuel Storage Tanks 21-Jun 21 RST This database includes an inventory of retail fuel outlet locations (including marinas) that have on their property gasoline, oil, waste oil, natural gas and / or propane storage tanks. Information is provided on company name, location and type of business. Scott s Manufacturing Directory 1999-Mar 211 SCT Scott s Directories is a data bank containing information on over 45 manufacturers in Manitoba. Even though Scott s listings are voluntary, it is the most comprehensive database of Manitoba manufacturers available. Information concerning a company s address, plant size, and main products are included within this database

60 12 Concorde Pl, Ste 8 Toronto, ON M3C 4J2 Phone: Fax: City Directory Information Source Polk s Winnipeg, Manitoba City Directory PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 2 Site Listing: -Winnipeg Ambulance Service Adjacent Properties: 45 Shaftesbury -Res (2 tenant) 55 Shaftesbury -Res (1 tenant) 521 Shaftesbury -Res (2 tenant) 6 Shaftesbury -Canadian Mennonite Bible College -Life & Faith Communications -Camps Assiniboia, Koimonia, Moose Lake PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 1995 Site Listing: -Winnipeg Ambulance Service Adjacent Properties: 45 Shaftesbury -Res (4 tenant) 55 Shaftesbury -Res (2 tenant)

61 12 Concorde Pl, Ste 8 Toronto, ON M3C 4J2 Phone: Fax: Shaftesbury -Res (2 tenant) 6 Shaftesbury -Canadian Mennonite Bible College -Conference of Mennonites in Canada PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 199 Site Listing: -Address Not Listed Adjacent Properties: 45 Shaftesbury -Res (4 tenant) 55 Shaftesbury -Res (2 tenant) 521 Shaftesbury -Res (2 tenant) 6 Shaftesbury -Canadian Mennonite Bible College -Conference of Mennonites in Canada PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 1985 Site Listing: -Address Not Listed Adjacent Properties: 45 Shaftesbury -Res (4 tenant) 55 Shaftesbury -Res (2 tenant)

62 12 Concorde Pl, Ste 8 Toronto, ON M3C 4J2 Phone: Fax: Shaftesbury -Res (2 tenant) 6 Shaftesbury -Canadian Mennonite Bible College -Conference of Mennonites in Canada PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 1979 Site Listing: -Address Not Listed Adjacent Properties: 45 Shaftesbury -Res (4 tenant) 55 Shaftesbury -Res (2 tenant) 521 Shaftesbury -Res (2 tenant) 6 Shaftesbury -Canadian Mennonite Bible College PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 1975 Site Listing: -Address Not Listed Adjacent Properties: 45 Shaftesbury -Res (4 tenant) 55 Shaftesbury -Res (2 tenant)

63 12 Concorde Pl, Ste 8 Toronto, ON M3C 4J2 Phone: Fax: Shaftesbury -Res (2 tenant) 6 Shaftesbury -Canadian Mennonite Bible College PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 197 Site Listing: -Address Not Listed Adjacent Properties: 45 Shaftesbury -Res (4 tenant) 55 Shaftesbury -Res (2 tenant) 521 Shaftesbury -Res (2 tenant) 6 Shaftesbury -Canadian Mennonite Bible College PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 1964 Site Listing: -Address Not Listed Adjacent Properties: 45 Shaftesbury -Address Not Listed 55 Shaftesbury -Address Not Listed

64 12 Concorde Pl, Ste 8 Toronto, ON M3C 4J2 Phone: Fax: Shaftesbury -Address Not Listed 6 Shaftesbury -Address Not Listed PROJECT NUMBER: Site Address: 2325 Grant Ave. Winnipeg, Manitoba ear: 196 Site Listing: -Address Not Listed Adjacent Properties: 45 Shaftesbury -Address Not Listed 55 Shaftesbury -Address Not Listed 521 Shaftesbury -Address Not Listed 6 Shaftesbury -Address Not Listed -All listings for businesses were listed as they are in the city directory. -Listings that are residential are listed as residential with the number of tenants. The name of the residential tenant is not listed in the above city directory

65 EMC LABS, INC. 983 S. 51st Street, Suite B19, Phoenix, AZ 8544 Phone: or Fax: (48) Bulk Asbestos Analysis by Polarized Light Microscopy NVLAP# Laboratory Report 1251 Client: Address: Lab ID Client ID AMEC EARTH & ENVIRONMENTAL 44 DOVERCOURT DRIVE WINNIPEG, MANITOBA R31N4 Collected: 7/13/211 Project Name/ 2325 GRANT AVE Address: Sample Location Layer Name / Sample Description Job# / P.O. #: WX Date Received: 7/14/211 Date Analyzed: 7/14/211 Date Reported: 7/14/211 EPA Method: Submitted By: Collected By: Asbestos Detected Asbestos Type (%) EPA 6/M CHRISTIE CHALE Non-Asbestos Constituents WX OFFICE AREA SAMPLE #1 LAER 1 Corrugated Pipe Insulation, Gray/ Off White es Chrysotile 85% Gypsum Carbonates Binder/Filler 15% LAER 2 Pipe Insulation, Gray/ Off White es Chrysotile 8% Carbonates Binder/Filler 2% LAER 3 Pipe Insulation Wrap, Beige No Cellulose Fiber 85% Gypsum Glass Flakes Binder/Filler 15% LAER 4 Pipe Insulation Wrap/Coating, White/ Green/Off White Note: Difficult to separate adjacent layers No Cellulose Fiber 2% Carbonates Binder/Filler 98% BACK RM SAMPLE #2 LAER 1 Drywall, White/ Gray No Cellulose Fiber 1% Gypsum Carbonates Mica 9% LAER 2 Joint Compound, White/ Gray es Chrysotile 3% Cellulose Fiber 1% Carbonates Mica Quartz Binder/Filler 96% GARAGE AREA SAMPLE #3 LAER 1 Corrugated Pipe Insulation, Gray/ Off White es Chrysotile 8% Carbonates Binder/Filler 2% LAER 2 Pipe Insulation, Gray/ Off White es Chrysotile 85% Carbonates Gypsum Binder/Filler 15% LAER 3 Pipe Insulation Wrap, White No Cellulose Fiber 9% Carbonates Binder/Filler 1% Page 1 of 2

66 EMC LABS, INC. 983 S. 51st Street, Suite B19, Phoenix, AZ 8544 Phone: or Fax: (48) Bulk Asbestos Analysis by Polarized Light Microscopy NVLAP# Laboratory Report 1251 Client: Address: Lab ID Client ID AMEC EARTH & ENVIRONMENTAL 44 DOVERCOURT DRIVE WINNIPEG, MANITOBA R31N4 Collected: 7/13/211 Project Name/ 2325 GRANT AVE Address: Sample Location Layer Name / Sample Description Job# / P.O. #: WX Date Received: 7/14/211 Date Analyzed: 7/14/211 Date Reported: 7/14/211 EPA Method: Submitted By: Collected By: Asbestos Detected Asbestos Type (%) EPA 6/M CHRISTIE CHALE Non-Asbestos Constituents WX GARAGE AREA SAMPLE #4 LAER 1 Pipe Elbow Insulation, Gray/ Black Specks No Mineral Wool 99% Carbonates 1% LAER 2 Pipe Insulation Wrap, White No Cellulose Fiber 9% Carbonates Binder/Filler 1% LAER 3 Pipe Elbow Mud, Gray/ Off White es Chrysotile 7% Carbonates Gypsum Binder/Filler 3% LAER 4 Pipe Elbow Mud Wrap, Off White/ Gray No Cellulose Fiber 8% Carbonates Binder/Filler 2% Analyst - Kenneth Scheske Signatory - Lab Director - Kurt Kettler Distinctly stratified, easily separable layers of samples are analyzed as subsamples of the whole and are reported separately for each discernable layer. All analyses are derived from calibrated visual estimate and measured in weight percent unless otherwise noted. The report applies to the standards or procedures identified and to the sample(s) tested. The test results are not necessarily indicated or representative of the qualities of the lot from which the sample was taken or of apparently identical or similar products, nor do they represent an ongoing quality assurance program unless so noted. These reports are for the exclusive use of the addressed client and that they will not be reproduced wholly or in part for advertising or other purposes over our signature or in connection with our name without special written permission. The report shall not be reproduced except in full, without written approval by our laboratory. The samples not destroyed in testing are retained a maximum of thirty days. The laboratory measurement of uncertainty for the test method is approximately <1% by weight. Accredited by the National Institute of Standards and Technology, Voluntary Laboratory Accreditation Program for selected test method for asbestos. The accreditation or any reports generated by this laboratory in no way constitutes or implies product certification, approval, or endorsement by the National Institute of Standards and Technology. The report must not be used by any entity to claim product endorsement by NVLAP or any agency of the U.S. Government. Polarized Light Microscopy may not be consistently reliable in detecting asbestos in floor coverings and similar non-friable organically bound materials. Page 2 of 2