PHASE ONE ENVIRONMENTAL SITE ASSESSMENT 100 INLET PRIVATE OTTAWA, ONTARIO

PHASE ONE ENVIRONMENTAL SITE ASSESSMENT 100 INLET PRIVATE OTTAWA, ONTARIO Prepared for: Brigil 98 Lois Street Gatineau, QC J8Y 3R7 SPL Project No.:10000024-720 January 27, 2014

ii TABLE OF CONTENTS 1. EXECUTIVE SUMMARY...1 2. INTRODUCTION...3 2.A. PHASE ONE PROPERTY INFORMATION 3 3. SCOPE OF INVESTIGATION...4 4. RECORDS REVIEW...4 4.A. GENERAL 4 4.a.i. Phase One Study Area Determination 4 4.a.ii. First Developed Use Determination 4 4.a.iii. Fire Insurance Plans 5 4.a.iv. City Directory 5 4.a.v. Environmental Reports 5 4.B. ENVIRONMENTAL SOURCE INFORMATION 5 4.C. PHYSICAL STETTING SOURCES 9 4.c.i. Aerial Photographs 9 4.c.ii. Topography, Hydrology, Geology 10 4.c.iii. Fill Materials 10 4.c.iv. Water Bodies and Areas of Natural Significance 10 4.c.v. Well Records 10 4.D. SITE OPERATING RECORDS 11 5. INTERVIEWS... 11 6. SITE RECONNAISSANCE... 12 6.A. GENERAL REQUIREMENTS 12 6.B. SPECIFIC OBSERVATIONS AT PHASE ONE PROPERTY 12 6.b.i. Enhanced Investigation Property 15 6.C. WRITTEN DESCRIPTION OF INVESTIGATION 15 7. REVIEW AND EVALUATION OF INFORMATION... 15 7.a.i. Current and Past Uses 15 7.a.ii. Potentially Contaminating Activity 16 7.a.iii. Areas of Potential Environmental Concern 17 7.a.iv. Phase One Conceptual Site Model 17 8. CONCLUSIONS... 17 8.a.i. Requirement for Phase Two Environmental Site Assessment before RSC 17 8.a.ii. Record of Site Condition Based on Phase One Environmental Assessment Alone 18 8.a.iii. Signatures 19 9. LIMITATIONS... 19 10. REFERENCES... 19

iii TABLES TABLE 1: SUMMARY OF CURRENT OWNERS AND PROPERTY USE TABLE 2: SUMMARY OF AERIAL PHOTOGRAPHS TABLE3: SUMMARY OF O.REG. 347 WASTE MANAGEMENT RECORDS TABLE 4: WELL RECORDS LOCATED WITHIN THE PHASE ONE STUDY AREA TABLE 5: SITE RECONNAISSANCE GENERAL REQUIREMENTS TABLE 6: CURRENT AND PAST USES OF THE PHASE ONE PROPERTY DRAWINGS DRAWING 1: DRAWING 2: SITE LOCATION PLAN PHASE ONE CONCEPTUAL SITE MODEL APPENDICES APPENDIX A: APPENDIX B: APPENDIX C: APPENDIX D: APPENDIX E LEGAL SURVEY REGULATORY INQUIRIES AERIAL PHOTOGRAPHS TOPOGRAPHIC MAP SITE PHOTOGRAPHS

1 Project: 10000024-210 January 27, 2014 Brigil 98 Lois Street Gatineau, QC J8Y 3R7 Attention: Mr. Michel Gagnon Phase One Environmental Site Assessment 100 Inlet Private Ottawa, Ontario 1. EXECUTIVE SUMMARY SPL Consultants Limited (SPL) was retained by Mr. Michel Gagnon on behalf of Brigil to conduct a Phase One Environmental Site Assessment (ESA) at the above noted property. It is our understanding that this assessment has been requested for due diligence purposes prior to further residential development of the Phase One Property. We are pleased to enclose a summary of the findings of this Phase One Environmental Site Assessment (ESA): 1. The area under assessment, the Phase One Property, is an irregular, 18.26 hectare (45.13 acre) parcel of land located on Inlet Private, west of Trim Road in the City of Ottawa. The current municipal address assigned to the property is 100 Inlet Private, Ottawa, Ontario. 2. Currently, the Phase One Property is occupied by one (1) high-rise condominium building, the remaining portions of the property are undeveloped and proposed for future residential development. The first developed use of the property is believed to be agricultural based on the 1880 County Atlas for Russell County and aerial photographs from 1926, 1955 and 1989. No records of the Phase One Property were found in the city directories. An environmental impact related to the current and historical land use of the property is not anticipated. 3. The topography of the Phase One Property slopes north towards the Ottawa River. According to Mr. Michel Gagnon, of Brigil, no fill material was used during the residential development of the Phase One Property. It should be noted that observations were restricted as the majority of the Phase One Property was snow-covered at the time of the investigation. 4. The Phase One Property includes parking areas and laneways which may have been subject to de-icing activities. De-icing impacts may be present as a result of these activities to varying degrees in the vicinity of the roadways and parking area. An environmental impact on the Phase One Property due to de-icing activities is expected to be low. 6221 Highway 7 West, Unit 16, Vaughan, ON, L4H 0K8 Tel: 905.856.0065 Fax: 905.856.0025 www.splconsultants.ca Email: office@splconsultants.ca

2 5. The TSSA indicated that there were no records of any historical fuel tanks on the Phase One Property or within the Phase One Study Area. However, an aboveground fuel oil tank was observed during the site reconnaissance next to the generator in the basement of the condominium building. No staining was observed within the area of the tank and the tank appeared to be in good condition. An environmental impact on the Phase One Property based on fuel storage is not anticipated. 6. An adjoining property, west of the Phase One Property, located at 1125 Trim Road, Ottawa was listed in the MOE Hazardous Waste Information System (HWIS) database for the generation, use and/or storage of hazardous wastes from years 1999 to 2011. The Phase One Property is anticipated to be located cross-gradient to the municipal yard and an environmental impact on the Phase One Property is not anticipated. 7. Based on available aerial photographs, historically the adjacent and neighbouring properties to the south, east and west were generally used for rural residential and agricultural purposes. An environmental impact on the Phase One Property as a result of historical occupants on adjacent and neighbouring properties is expected to be low. Based on the findings of the Phase One ESA, no further work is warranted at this time. It should be noted however that the majority of the Phase One Property was snow covered at the time of the site reconnaissance. An additional site inspection consisting of site observations without snow cover is recommended when weather permits. Due to the age of the current building on the Phase One Property, it is unlikely that asbestos containing materials (ACMs) are present in building materials. It should be noted that general environmental management and housekeeping practices were reviewed as part of this assessment with respect to their impact on the environmental condition of the property; however, a detailed review of regulatory compliance issues was beyond the scope of our investigation. This Phase One ESA does not constitute an audit of environmental management practices, indicate geotechnical conditions or identify geologic hazards. Freedom of Information records requests have been forwarded to the Ministry of Environment. The client will be made aware of any records identified by the file search requests, when a response is received. Information used in this report was reviewed based on proximity of potentially contaminating activities to the Phase One Property as well as based on anticipated direction of local groundwater flow which is anticipated to be north to northeast towards the Ottawa River.

3 2. INTRODUCTION SPL Consultants Limited (SPL) was retained by Mr. Michel Gagnon on behalf of Brigil to conduct a Phase One Environmental Site Assessment (ESA) at the above noted property. It is our understanding that this investigation has been requested for due diligence prior to further residential development of the Phase One Property. The municipal address associated with the Phase One Property is 100 Inlet Private, Ottawa, Ontario. Information used to prepare this report was gathered from the following sources: SPL s site visit; previous reports; available regulatory information; maps; geological publications, and information provided to SPL by the client. The scope of this Phase One ESA conforms to the requirements outlined in O. Reg. 153/04, as amended. The purpose of this Phase One ESA was to identify presence or absence of potentially contaminating activities within the Phase One Study Area and based on this information assess the requirements for additional investigation in the form of a Phase Two Environmental Site Assessment. This Phase One ESA does not include physical sampling or testing, and is based solely on visual observations and a review of available or supplied factual data. 2.a. PHASE ONE PROPERTY INFORMATION The area under assessment, the Phase One Property, is an irregular shaped, 18.26 hectare (45.13 acre) parcel of land located on the east side of Trim Road, northwest of Hwy 174 (Queensway) in the City of Ottawa. The current municipal address assigned to the property is 100 Inlet Private, Ottawa, Ontario. A site location plan is presented in Drawing 1. A copy of the survey plan for the Phase One Property was provided to SPL by Mr. Michel Gagnon of Brigil and has been included in Appendix A. The Legal description and Property Identifier Number (PIN) for the Phase One Property are as follows; 100 Inlet Private: Legal Description: PIN: PART OF LOTS 28 & 29 CONCESSION 1, TOWNSHIP OF CUMBERLAND, CITY OF OTTAWA 14538-0070 (LT) The table below lists the current owners and the contact information of the persons interviewed as part of this investigation. TABLE 1: SUMMARY OF CURRENT OWNERS AND PROPERTY USE Property Current Owner Property Use 100 Inlet Private Brigil Contacts: Michel Gagnon, Development Manager Telephone: 819 243-7392 Colin Henderson, Condo Board President. Telephone: 613-837-0147 Residential

4 SPL was retained by Mr. Michel Gagnon on behalf of Brigil, who can be contacted via telephone at 819 243-7392. It is our understanding that this investigation has been requested for due diligence purposes, prior to further residential development of the Phase One Property. 3. SCOPE OF INVESTIGATION The scope of the assessment included: (i) A site reconnaissance on January 10, 2014; (ii) (iii) (iv) (v) (vi) (vii) A review of municipal directories and Fire Insurance Plans (FIPs) to determine previous occupants of the Phase One Property and adjoining properties and to determine the first developed use of the Phase One Property; Search available databases to determine potentially contaminating activates that may have taken place within the study area; Interpretation of available aerial photographs; Interpretation of available topographic and geological maps; A search of MOE well records from the Environmental Monitoring and Reporting Branch of the MOE; An interview with representatives from the Phase One Property; (viii) 4. RECORDS REVIEW Conclusions based on information obtained during the investigation regarding the need for a Phase Two Environmental Soil and Groundwater Investigation. 4.a. GENERAL 4.a.i. Phase One Study Area Determination The study area was determined by a 250 m offset from the property boundaries, in accordance with O.Reg. 153/04, as amended. The study area was kept at a 250 m radius from the Phase One Property boundary as no heavy industrial properties are currently located within 500 m of the Phase One Property. Properties within the 250 m radius currently consist mainly of undeveloped land and residential use. Southwest of the Phase One Property is a municipal storage yard. As such, the need to extend the boundary of the study area is not warranted. The properties within the Phase One Study Area were a part of the site investigation and our historical review. Potentially contaminating activities identified during our review are discussed within our report. A conceptual site model is provided in Drawing 2. 4.a.ii. First Developed Use Determination Based on aerial photographs and the 1880 Russell County Atlas, the first developed use of the Phase One Property is anticipated to have been rural residential and agricultural. Adjoining and neighbouring properties also appear to have been rural residential and agricultural land.

5 4.a.iii. Fire Insurance Plans A review of the Catalogue of Canadian Fire Insurance Plans (FIPs) 1875-1975 indicated several maps were created for the City of Ottawa; however none covered the area of the Phase One Property. As the Phase One Study Area was recently a rural area, it is not expected that fire insurance plans are available for this area. 4.a.iv. City Directory A search of the city directories available for review at the Toronto Reference Library was undertaken in order to determine historical occupants of the study area to first property use in absence of a chain of title search. This search was conducted based on municipal addresses located within the study area. Directories published in the following years were reviewed: 1990, 1993 and 1994, in order to give a detailed overview of the occupants of the study area. The Phase One Property and adjoining and neighbouring properties were not listed in the City of Ottawa directories. 4.a.v. Environmental Reports The following report was provided to SPL for review at the time of this investigation: Phase I Environmental Site Assessment. Part 5, Lot 29 First Concession from the Ottawa River, Cumberland, Ontario. Prepared for D.W. Kennedy Consulting Limited., by John D. Paterson and Associates Limited Consulting Engineering., dated April 23, 1993. The Phase I ESA conducted on the subject site by John D. Paterson and Associates Limited in 1993 indicated the following: No potential environmental concerns were identified during the assessment; at the time of the investigation. The Phase One Property was undeveloped, and had recently been used for agricultural purposes. Adjacent and neighbouring properties were not considered to have had the potential to impact the Phase One Property. Based on the findings of the Phase I ESA, John D. Paterson and Associates concluded that a Phase II ESA was not required for the property as the current and historical use of the Phase One Property and adjoining and neighbouring properties were not determined to have had a potential impact on the Phase One Property 4.b. ENVIRONMENTAL SOURCE INFORMATION National Pollutant Release Inventory Environment Canada (1993-2010) A search of the National Pollutant Release Inventory, published by Environment Canada, indicated that the Phase One Property and properties within the Phase One Study Area were not registered in the National Pollutant Release Inventory database. Ontario Inventory of PCB Storage Sites Ontario MOE (1999, 2003) A review of the Ontario MOE Inventory of PCB Storage Sites in Ontario (1999, 2003) indicated that the Phase One Property was not registered as a PCB storage site.

6 Certificates of Approval Ontario MOE A search for certificates of approval indicated that the Phase One Property and the Phase One Study Area were not registered with Certificates of Approval. An environmental impact on the Phase One Property as a result of Certificates of Approval within the study area is not anticipated. Inventory of Industrial Sites Producing or Using Coal Tar and Related Tars in Ontario - Ontario MOE A review of a Waste Disposal Site Inventory published by the MOE lists former coal gasification plants and industrial sites producing and using coal tar and related tars. Given that none of these sites were located in the expected up-gradient direction from the Phase One Study Area, and all sites were located outside of the study area; an environmental impact from these sites on the Phase One Property is not anticipated. Dangerous Goods Accident Information System (DGAIS) Database 1988-2002 A review of the DGAIS Database indicated several incidents in which a spill occurred on the railway tracks located within the municipal boundaries of the City of Ottawa. As the nearest railway is approximately 3.1 km northwest of the Phase One Property, an environmental impact on the Phase One Property is not anticipated. MOE Hazardous Waste Information System (HWIS) 1994, 1999, 2001, 2003, 2005, 2007, 2008 and 2009, 2010, 2011 The MOE HWIS database was searched for the years of 1994, 1999, 2001, 2003, 2005, 2007, 2008, 2009, 2010 and 2011. A summary of the findings can be found in the table below. Address 1125 Trim Road City of Ottawa TABLE3: SUMMARY OF O.REG. 347 WASTE MANAGEMENT RECORDS Generator Number ON0303129 Direction from Phase One Property Southwest Adjoining Waste Class Waste Description 112 Acid Waste - Heavy Metals 122 Alkaline Wastes - Other Metals 145 Paint/pigment/coating residues 148 Inorganic Laboratory Chemicals 212 Aliphatic Solvents 213 Petroleum Distillates 221 Light Fuels 222 Heavy Fuels 241 Halogenated Solvents 242 Halogenated Pesticides 252 Waste oils & Lubricants 261 Pharmaceuticals 263 Organic Laboratory Chemicals Years 1999, 2001

7 Address TABLE3: SUMMARY OF O.REG. 347 WASTE MANAGEMENT RECORDS Generator Number Direction from Phase One Property Waste Class Waste Description 269 Non-Halogenated Pesticides 312 Pathological Wastes 331 Waste Compressed Gases ON8840559 251 Oil Skimming & Sludges Years 2005, 2006, 2007, 2008, 2010, 2011 ON7981777 133 Brines, Chlor-alkali Wastes 2009, 2010 A review of the MOE HWIS database indicated that the Phase One Property was not registered with the MOE for the use, generation and/or storage of hazardous wastes. However, one adjoining property, west of the Phase One Property was registered in the database for the use, generation and/or storage of hazardous wastes. 1125 Trim Road was registered under the City of Ottawa for the generation, use, and/or storage of various wastes including acid and alkaline wastes, paint/pigment/coating residues, inorganic laboratory chemicals, halogenated and aliphatic solvents, petroleum distillates, light and heavy fuels and waste oils and lubricants. An environmental impact on the Phase One Property as a result of the generation, use, and/or storage of hazardous wastes on the southwest adjoining property, which is located crossgradient of the Phase One Property, is anticipated to be low. Ministry of Environment (MOE) Freedom of Information Request A request was submitted to the MOE Freedom of Information and Protection of Privacy Office (Appendix B) to determine if there were any environmental incidents or violations associated with the subject property; whether any Control Orders have been issued; whether there have been any other environmental concerns associated with the property such as complaints, inspections, etc.; whether any environmental investigations have been carried out regarding the subject property; and, to determine if the Ministry's Spills Action Centre's (SAC s) files contain any reported spills that had occurred in the site vicinity. Note that the SAC's database dates back only to 1988 and many of the occurrences on file have only been reported voluntarily. In addition, the MOE was requested to search their files (all years) regarding the following parameters: air emissions, water, sewage, wastewater and pesticides. Files pertinent to this investigation would include, though are not limited to: regulatory permits, records; material safety data sheets; underground utility drawings; inventories of chemicals, chemical usage and chemical storage areas; inventory of aboveground storage tanks and underground storage tanks; monitoring data, including that done at the request of the MOE; historical and current waste management, receiver and generator records; process, production and maintenance documents related to areas of potential environmental concern; spills/discharge records; emergency and contingency plans; environmental audit reports; site plan of facility showing areas of production and manufacturing.

8 A response has not yet been received by the MOE. The client will be made aware of any records identified by the MOE file search, when a response is received from the Ministry. Additional fees may be charged if a large volume of records is found. Brownfields Environmental Site Registry (RSC) A search of this database indicated that neither the Phase One Property nor any properties within the Phase One Study Area were listed in this database. Technical Standards and Safety Authority (TSSA) The Technical Standards and Safety Authority (TSSA) was requested to review their computer database for the Phase One Property and adjoining properties with regard to registered underground storage tanks (USTs) and above ground storage tanks (ASTs) containing petroleum products. A TSSA representative reported via email that there are no records of any USTs or ASTs located on the Phase One Property or within the Phase One Study Area. It should be noted that the TSSA database only lists registered municipal addresses and those records updated between 1987 and present. One (1) above ground storage tank (AST) containing fuel oil was observed during the site reconnaissance, located on the Phase One Property in the basement of the condominium building. The fuel oil AST is used as a lubricant for the elevator system located in the building and the back-up generator also present in the basement. It is SPL s understanding that the AST was installed during the development of the condominium building in 2009. The AST appeared to be in good condition and no leaks or staining in the area of the tank was observed during the site reconnaissance. Environmental Registry Government of Ontario A search of this database indicated that the Phase One Property and the Phase One Study Area were not listed in this database. An environmental impact on the Phase One Property as a result of information provided in the environmental registry database is not anticipated. Areas of Natural Significance The following databases were reviewed to determine if any Areas of Natural Significance are present on the Phase One Property or within the Phase One Study Area Provincial Park Regulated from the Ministry of Natural Resources Areas of Natural and Scientific Interest (ANSI) from the Ministry of Natural Resources Wetland from the Ministry of Natural Resources City of Ottawa Official Plan (2010) Niagara Escarpment Plan Provincially tracked species, plant communities and wildlife concentration areas data from the Natural Heritage Information System Oak Ridges Moraine Conservation Act Wilderness Areas from the Ministry of Natural Resources A review of these databases indicates that no areas of natural significance are located on the Phase One Property or within the Phase One Study Area.

9 Oak Ridges Moraine Conservation Plan Land Use Designation Map (2002) A review of this map indicated that the Phase One Property and remaining study areas are not located within a natural core area or a natural linkage area of the Oak Ridges Moraine. Niagara Escarpment Plan Maps (2005) A review of these maps indicated that the Phase One Property and remaining study areas are not located within an area designated as an escarpment natural area or an escarpment protection area of the Niagara Escarpment. Waste Disposal Site Inventory - Ontario MOE (1991) A review of a Waste Disposal Site Inventory published by the MOE indicated that the Phase One Property is not listed as an active or former waste disposal site and is not located within a 1 km radius of an active or former landfill. 4.c. PHYSICAL STETTING SOURCES 4.c.i. Aerial Photographs Aerial photographs for the years 1926, 1955 and 1989 were obtained from the National Archives Collection. The Google Earth mapping system was utilized to obtain a more recent satellite image from 2012. Copies of these aerial photographs are presented in Appendix C. TABLE 2: SUMMARY OF AERIAL PHOTOGRAPHS Aerial Photos Phase One Property Adjoining Properties Phase One Study Area 1926 Aerial Photographs - The Phase One Property appears to be used for agricultural purposes - Agricultural properties (north, south, east, and west). - Agricultural properties (north, south, east, and west). 1955 Aerial Photograph The Phase One Property appears to be used for agricultural purposes Agricultural properties (south, east, and west). Agricultural properties (south, east, and west). 1989 Aerial Photograph - The Phase One Property still appears to be used for agricultural purposes - Agricultural and residential properties (south, east and west). The west adjoining property appears to have structures; however due to image quality, the use of the structures on the property could not be determined. - Agricultural and residential properties (west, east, and south). 2012 Satellite Image - The Phase One Property is occupied by one high-rise condominium building and is occupied by a large parking - Undeveloped and industrial properties (west, east and south). - Undeveloped, commercial and Industrial properties (west, east, and south). A municipal storage

10 TABLE 2: SUMMARY OF AERIAL PHOTOGRAPHS Aerial Photos Phase One Property Adjoining Properties Phase One Study Area area. The remaining area appears to be undeveloped yard is visible southwest of the Phase One Property 4.c.ii. Topography, Hydrology, Geology According to Ontario Base Map Topographic Map website, published by Natural Resources Canada, the Phase One Property varies in elevation and slopes towards the Ottawa River. Surface elevations range between 45 to 55 meters above sea level (masl). The Ottawa River is located approximately 0.12 km north and northwest of the Phase One Property. A copy of the topographic map can be found in Appendix D. According to bedrock maps provided by the OGS Earth website, published by the Ontario Ministry of Northern Development, Mines and Forestry, bedrock in the area of the Phase One Property is of the Shadow Lake Formation, and consists of limestone, dolostone, shale, arkose and sandstone. According to surficial geology maps provided by the OGS Earth website, published by the Ontario Ministry of Northern Development, Mines and Forestry, surficial soils on the Phase One Property consist of silt and clay, minor sand and gravel on a fine-textured glaciomarine deposit. According to physiography maps provided by the OGS Earth website, published by the Ontario Ministry of Northern Development, Mines and Forestry, the Phase One Property is situated within the clay plains. According to the Greenbelt Plan 2005 provided by Ontario Ministry of Municipal Affairs and Housing the Phase One Property is not located within the Oak Ridges Moraine Conservation Plan area, the Niagara Escarpment area or the Ontario Green Belt area. 4.c.iii. Fill Materials The topography of the Phase One Property slopes toward the Ottawa River. According to Mr. Michel Gagnon, of Brigil, no fill material was used during the residential development of the Phase One Property. 4.c.iv. Water Bodies and Areas of Natural Significance According to Ontario Base Map Topographic Map website, published by Natural Resources Canada, the Ottawa River is located approximately 0.12 km north to northwest of the Phase One Property and tributaries of Cardinal Creek are located approximately 0.09 km east of the Phase One Property. Groundwater is expected to flow in a north westerly direction towards the Ottawa River. A review of several databases indicated that no areas of natural significance are located on the Phase One Property or within the Phase One Study Area.

11 4.c.v. Well Records As part of this assessment, well records maintained by the Ministry of the Environment (MOE) were reviewed. A search of these records indicates that seven (7) water wells have been installed within 250 m of the Phase One Property. Four (4) of the seven (7) water wells were registered with the same well ID (7146926). Information regarding the depth, date of drilling, use and materials encountered can be found in Table 4 below. The location of the water wells can be found on Drawing 2. The water table and depth to bedrock were identified in the borehole/well information. TABLE 4: WELL RECORDS LOCATED WITHIN THE PHASE ONE STUDY AREA Well ID Depth (m) Date Drilled Use Material Color Material A Material B Material C Depth (m) 7146926 N/A 05/18/ 2010 Monitoring N/A N/A N/A N/A N/A 1513141 25.3 07/31/1954 Livestock 1513142 29.9 06/27/ 1955 Domestic 1513158 32.0 09/23/1961 Domestic Loam Sand 1.5 Blue Clay 12.2 Sand Gravel 24.4 Gravel 25.3 Clay Loam 0.3 Brown Clay 2.4 Blue Clay 26.5 Grey Limestone 29.9 Blue Clay 31.1 Gravel 32.0 4.d. SITE OPERATING RECORDS To be classified as an enhanced investigation property, the Phase One Property must be used or have been used in whole or in part for any of the following uses: any industrial use, as a garage, as a bulk liquid dispensing facility, including a gasoline outlet, or for the operation of dry cleaning equipment As the property was not historically used for any of the aforementioned purposes it is not considered as an enhanced investigation property. 5. INTERVIEWS An interview was conducted on January 10, 2014 in person with Colin Henderson, President of the Condo Board for the existing building on the Phase One Property. Information provided during the interview was generally concurrent with information obtained during the records review completed as

12 part of this report. Additional details can be found below within the information provided in the site reconnaissance. 6. SITE RECONNAISSANCE 6.a. GENERAL REQUIREMENTS TABLE 5: SITE RECONNAISSANCE GENERAL REQUIREMENTS Date and Time of Investigation Weather Conditions Length of time of the investigation January 10, 2014 Overcast, -10 degrees Celsius The Phase One Property Exterior and Phase One Study Area: - 1 hours Inspection of the Phase One Property Structures: - 1.5 hours Facility Operating During Site Reconnaissance One condominium building which was reported to have been constructed in 2009. Qualifications of the Person Conducting Investigations Principal Site Investigators: Omer Eissa, P. Eng, Qualified Person: David Lewis, P.Eng. Photographs documenting the Phase One Property and study area taken on the day of the site reconnaissance, along with written descriptions can be found in Appendix F. 6.b. SPECIFIC OBSERVATIONS AT PHASE ONE PROPERTY Description of Improvements The area under assessment, the Phase One Property, is an irregular shaped, 18.26 hectare (45.13 acre) parcel of land located on Inlet Private, west of Trim Road in the City of Ottawa. The current municipal address assigned to the property is, 100 Inlet Private, Ottawa, Ontario. The Phase One Property is currently occupied by one (1) high-rise condominium building; and the remaining portions of the property are undeveloped and proposed for future residential development. The condominium building currently present on the Phase One Property is a fifteen (15) storey brick façade building. The building is heated via a glycol heating system fueled by heating oil. Interior finishes observed included drywall, carpet and ceramic tiled floors throughout the buildings and within the units. Concrete was observed in the basement of the condominium. A conceptual site model is shown in Drawings 2 Storage Tanks One (1) above ground storage tank, containing fuel for use as a lubricant and emergency back-up generator was observed in the basement of the condominium building. It is SPL s understanding that the tank was installed during the development of the condominium building in 2009. The tank appeared

13 to be in good condition and no staining was observed in the area of the tank during the site reconnaissance. Rail Spurs No indication of former rail spurs on the Phase One Property were identified during the site investigation. Water Sources The Phase One Property is serviced for municipal water. Sewage Works The Phase One Property is serviced for municipal waste water. Underground Utilities The following underground utilities were identified on/within the vicinity of the Phase One Property: Fire hydrants servicing Inlet Private were observed. Electrical lines servicing the overhead street lights appear to run underground. The exact location of these lines is unknown. Municipal water and waste servicing the condominium building. Floor drains were also observed throughout the buildings located on the Phase One Property. It is expected that the drainage system connects to a municipal water server system heated by natural gas fired boilers. Heating and Cooling Systems The building on the Phase One Property is heated via a glycol/heating system. Asbestos Containing Materials (ACM) The building on the Phase One Property was constructed in 2009. ACM are not expected to be present in the building materials. Polychlorinated Biphenyls (PCBs) Fluorescent lights were observed throughout the Phase One Property. Installation and production of PCB-containing electrical equipment was banned in 1980. Since the buildings on the Phase One Property were constructed subsequent to 1980 it is unlikely that fluorescent fixtures have PCB-containing ballasts. Occupational Health and Safety Act - Designated Substances A brief review of the site was conducted to assess the potential for designated substances identified in the Occupational Health and Safety Act, Article 18(a). Asbestos and PCB containing materials were addressed in Section 4.b. and Section 6.b., respectively. The following comments related to the potential for the presence of other designated substances on the property are offered:

14 acrylonitrile arsenic benzene coke oven emissions ethylene oxide isocyanates lead mercury silica vinyl chloride UFFI potential not observed potential not observed not anticipated potential not observed potential not observed potential not observed not anticipated not anticipated any cementations materials could contain silica; analysis required to establish type. could be present within plastic components of the plumbing system, vinyl flooring and countertops, etc. Urea Formaldehyde foam insulation known as UFFI was applied primarily to residential buildings during the 1970s, most extensively from 1975 to 1978. Its use was banned in December 1980, which was before the building present on site was constructed Drains Pits & Sumps It is anticipated that the drains present in the basement of the current building are connected to the municipal sanitary server line. Staining No staining was observed on the Phase One Property at the time of the site reconnaissance; however the majority of the Phase One Property was snow covered at the time of the investigation. Substance Containers No substance containers were observed on the Phase One Property, or on adjoining and neighbouring properties (from public access points) within the Phase One Study Area during the site reconnaissance. Vegetation No stressed vegetation was observed on the Phase One Property at the time of the site investigation; however the majority of the Phase One Property was snow covered at the time of the investigation. Fill Material According to Mr. Michel Gagnon, of Brigil, no fill material was used during the residential development of the Phase One Property.

15 Waste Management Wastes generated on the Phase One Property are collected by the municipality of Ottawa on a weekly basis. Sodium Adsorption Ratio (SAR) and Electrical Conductivity (EC) The Phase One Property includes asphalt covered parking areas and laneways throughout the property. It is possible that these areas have been subjected to de-icing activities. Potentially Contaminating Activities No potentially contaminating activities were observed on the Phase One Property at the time of the site investigation. 6.b.i. Enhanced Investigation Property To be classified as an enhanced investigation property, the Phase One Property must be used or have been used in whole or in part for any of the following uses: any industrial use, as a garage, as a bulk liquid dispensing facility, including a gasoline outlet, or for the operation of dry cleaning equipment As the property was not historically used for any of the aforementioned purposes it is not classified as an enhanced investigation property. 6.c. WRITTEN DESCRIPTION OF INVESTIGATION A site reconnaissance was conducted on January 10, 2014 by Omer Eissa, P.Eng. from SPL Consultants Limited in overcast conditions. Based on the site investigation, no potentially contaminating activities or areas of potential environmental concern were noted on the Phase One Property or within the Phase One Study Area. 7. REVIEW AND EVALUATION OF INFORMATION 7.a.i. Current and Past Uses A summary of the current and past uses of the Phase One Property and properties within the Phase One Study Area are shown below. The current property uses were observed during the site reconnaissance from the Phase One Property and public access ways. The historical occupants were obtained from aerial photographs unless otherwise noted (e.g. FIPs and County Atlas).

16 TABLE 6: CURRENT AND PAST USES OF THE PHASE ONE PROPERTY (Refer to Clause 16 (2)(b), Schedule D, O. Reg. 153/04, as amended) Phase One Property Year Name of Tenants Property Use Other Observations from Aerial Photographs, Fire Insurance Plans, etc. 100 Inlet Private 1125 Trim Road (Southwest Adjoining Property) Prior to 2004 2004 - present Present Marlin Developments Inc. 6383009 Canada Inc. City of Ottawa Future Residential Development Under development for residential use Municipal salt storage yard Previous report and aerial photos indicate undeveloped/agricultural land use Based on current observations and information provided by current owner Aerial photos and information provided from previous reports. A review of aerial photographs indicated that the Phase One Property was used for agricultural purposes or was undeveloped until 2004, when it changed to residential development. It is anticipated that the remaining portions of the Phase One Property will be developed for residential use. An environmental impact on the Phase One Property as a result of the historical and current land use is not anticipated. 7.a.ii. Potentially Contaminating Activity Potentially contaminating activities as defined in Table 2 of O.Reg. 153/04, as amended that may be contributing to an area of potential environmental concern on the Phase One Property are as follows; Phase One Property De-icing activities in the parking areas and laneways (low environmental concern) An above ground fuel tank located in the basement of the condominium building (low environmental concern) Remaining Study Area Use, storage and/or generation of hazardous waste at the southwest adjoining property located at 1125 Trim Road (low environmental concern). Municipal salt storage yard located on the southwest adjoining property located at 1125 Trim Road (low environmental concern). An environmental impact based on the potentially contaminating activities outlined above is not anticipated as a result of the following:

17 No leaks or staining was observed near the fuel oil AST during the site reconnaissance. It is SPL s understanding that the AST was installed during the development of the condominium building in 2009 and the tank appeared to be in good condition. The southwest adjoining property listed in the MOE HWIS database, and occupied by a municipal salt storage yard, is located cross-gradient from the Phase One Property. 7.a.iii. Areas of Potential Environmental Concern As outlined above, potentially contaminating activities identified on and in the vicinity of the Phase One Property are not expected to result in an area of potential environmental concern (APEC) on the Phase One Property. Information obtained through historical records and databases reviewed as part of this investigation are subject to the nature and accuracy of the records provided to SPL. As a result of changes or additional details within these records or databases, the conclusions of this Phase One ESA maybe affected. Information used in this report was evaluated based on proximity to the Phase One Property, anticipated direction of local groundwater flow, and the potential environmental impact on the Phase One Property as a result of or the use or activity. 7.a.iv. Phase One Conceptual Site Model As a result of this investigation, areas of potential concern were not determined to exist on the Phase One Property. Based on available geological and topographical information, the groundwater flow direction is expected to be in a north to northwesterly direction towards the Ottawa River. Groundwater levels may be influenced by the presence of subsurface utilities. Groundwater flow direction can only be confirmed with longer term monitoring. Information used in this report was evaluated based on proximity to the Phase One Property, anticipated direction of local groundwater flow, and the potential environmental impact on the Phase One Property as a result of or the use or activity. 8. CONCLUSIONS 8.a.i. Requirement for Phase Two Environmental Site Assessment before RSC Based on the findings of this Phase One ESA, a Phase Two ESA is not warranted at this time. It should be noted however that the majority of the Phase One Property was snow covered at the time of the site reconnaissance. An additional investigation consisting of site observations without snow cover is recommended when weather permits. Freedom of Information records requests have been forwarded to the Ministry of Environment. The client will be made aware of any records identified by the file search requests, when a response is received. It should be noted that general environmental management and housekeeping practices were reviewed as part of this assessment with respect to their impact on the environmental condition of the property;

18 however, a detailed review of regulatory compliance issues was beyond the scope of our investigation. This Phase One ESA does not constitute an audit of environmental management practices, indicate geotechnical conditions or identify geologic hazards. Information used in this report was reviewed based on proximity to the Phase One Property as well as based on anticipated direction of local groundwater flow. 8.a.ii. Record of Site Condition Based on Phase One Environmental Assessment Alone Based on the findings of this investigation, a Record of Site Condition (RSC) under O.Reg. 153/04, as amended cannot be filed based solely on the Phase One Environmental Site Assessment alone. Given that the majority of the Phase One Property was snow covered at the time of the site reconnaissance, an additional inspection consisting of site observations, without snow cover, when weather permits will be required to fully document the condition of the Phase One Property and support a RSC filing, if required.

19 8.a.iii. Signatures This report was conducted under the supervision of David Lewis who is considered a Qualified Person with the MOE as defined under O.Reg. 153/04, as amended. The company SPL Consultants Limited (SPL) was incorporated in Ontario in April 2009. The firm consists of Engineers, Professional Geoscientists, Hydrogeologists, and Technicians in 4 offices located in Vaughan, Cambridge, Markham and Ottawa. The principals and the team members bring many years of experience in geotechnical, pavement and environmental fields. Leslie Chamberlain is an Environmental Officer with SPL. Leslie has a Bachelors of Arts in Environmental Studies from Wilfrid Laurier University and a post-graduate diploma in Environmental Engineering Applications from Conestoga College and has conducted Phase One and Two Environmental Site Assessments since 2012. Melissa Clement is a Project Manager with SPL. Melissa has a Bachelors of Science in Environmental Science from the University of Guelph and a post-graduate diploma in Environmental Engineering Applications from Conestoga College and has conducted Phase One and Two Environmental Site Assessments since 2010. David Lewis is a Principal Engineer with SPL and has a Bachelors Degree in Engineering and is a recognized Professional Engineer in Ontario. David has conducted and managed hundreds of environmental investigations including Phase One ESAs, Phase Two ESAs and Remediation work with the Federal Government at various sites across Ontario. David is a Qualified Person (QP ESA ) with the Ministry of Environment as defined under O. Reg. 153/04. The findings and conclusions of this report have been verified by Mr. David Lewis, P.Eng., QP (ESA). SPL Consultants Limited Prepared by: Leslie Chamberlain Environmental Officer Reviewed by: Melissa Clement, B.Sc. (Env) Project Manager David Lewis, P.Eng. Principal Engineer LC/MC;dl

20 9. LIMITATIONS SPL has performed this site assessment in accordance with local generally accepted professional practices and procedures at the time of the assessment within the scope of Phase One Environmental Site Assessments under O. Reg 153/04 as amended. As such, the assessment update does not include any sampling or testing for potential contaminants such as asbestos, PCBs, radon gas, or airborne pollutants, etc. Occupancy use, codes, rules, and procedures change rapidly with time in the environmental engineering field and the reader is advised to update the findings and recommendations on a regular basis. The report herein comprises a statement of professional opinion based on visual observation only and the reader is advised that visual observation is not effective in determining all conditions that affect environmental compliance. These services are not subject to any express or implied warranties and none should be inferred. This report was prepared for Mr. Michel Gagnon on behalf of Brigil. The material in this report reflects SPL s judgment in light of the information available to it at the time of preparation. Any use, which a Third Party not noted above makes of this report, or any reliance on decisions to be made based on it, are the responsibility of such Third Parties. SPL Consultants Limited accepts no responsibility for damages, if any, suffered by any Third Party as a result of decisions made or actions based on this report. 10. REFERENCES 1. Topographic Maps - Ontario Base Map Series 2. Library and Archives Canada 3. Dangerous Goods Accident Information System 4. Google Earth 5. Government of Ontario Environmental Registry 6. Metropolitan Toronto City Directories 7. Ministry of Natural Resources Biodiversity Explorer 8. MOE Certificates of Approval Database 9. MOE Environmental Monitoring and Reporting Branch Well Records 10. MOE Hazardous Waste Information System 1994, 1999, 2001, 2003, 2005, 2006, 2007, 2008, and 2009 11. MOE PCB Database 1999, 2003 12. National Pollutant Release Inventory (NPRI) 13. Niagara Escarpment Plan Maps 14. Oak Ridges Moraine Conservation Plan Land Use Designation Map 15. Occupational Health and Safety Act 16. O.Reg. 153/04, as amended 17. Technical Standards and Safety Authority 18. Waste Disposal Site Inventory

DRAWINGS

Approximate Location of Phase One Property Google Maps 6221 Highway 7, Unit 16 Toronto, ON L4H 0K8 T: 905-856-0065 F: 905-856-0025 SITE LOCATION Scale: 1:12,300 PHASE ONE ENVIRONMENTAL SITE Date: January 2014 Project: 10000024-720 ASSESSMENT 100 INLET PRIVATE, OTTAWA, ON Prepared For: Brigil Prepared By: LC Reviewed By: WDL Drawing No. 1

1516401 1514535 7146926 7146926 1513141 1513142 7146926 7146926 1513158 7146926 7146926 0 35 70 140 210 280 1534786 Copyright: 2013 Esri, DeLorme, NAVTEQ, TomTom, Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, Meters swisstopo, 1516925 and the GIS User Community LEGEND: 250m Study Area Phase One Site!> MOE Water W ell ^_ HWIS Note: This drawing should be read in conjunction with the accompanying report. Client: Drawn: Date: RA January 2014 Brigil Approved: DL Scale: As Shown Project No.: Title: Project: Drawing No.: 10000024-720 2 CONCEPTUAL SITE MODEL PHASE ONE ENVIRONMENTAL SITE ASSESSMENT 100 INLET PRIVATE, OTTAWA, ONTARIO Source: Golden Horseshoe GIS Database 2002 Origional Size: Tabloid Rev: 0

APPENDIX A LEGAL SURVEY

APPENDIX B REGULATORY INQUIRIES

APPENDIX C AERIAL PHOTOGRAPHS

Approximate Location of Phase One Property National Archives 6221 Highway 7, Unit 16 Toronto, ON L4H 0K8 T: 905-856-0065 F: 905-856-0025 AERIAL PHOTOGRAPH: 1926 Scale: 1:12,900 PHASE ONE ENVIRONMENTAL SITE Date: January 2014 Project: 10000024-720 ASSESSMENT 100 INLET PRIVATE, OTTAWA, ON Prepared For: Brigil Prepared By: LC Reviewed By: WDL Drawing No. C-1

Approximate Location of Phase One Property National Archives 6221 Highway 7, Unit 16 Toronto, ON L4H 0K8 T: 905-856-0065 F: 905-856-0025 AERIAL PHOTOGRAPH: 1955 Scale: 1:15,700 PHASE ONE ENVIRONMENTAL SITE Date: January 2014 Project: 10000024-720 ASSESSMENT 100 INLET PRIVATE, OTTAWA, ON Prepared For: Brigil Prepared By: LC Reviewed By: WDL Drawing No. C-2

Approximate Location of Phase One Property National Archives 6221 Highway 7, Unit 16 Toronto, ON L4H 0K8 T: 905-856-0065 F: 905-856-0025 AERIAL PHOTOGRAPH: 1989 Scale: 1:14,000 PHASE ONE ENVIRONMENTAL SITE Date: January 2014 Project: 10000024-720 ASSESSMENT 100 INLET PRIVATE, OTTAWA, ON Prepared For: Brigil Prepared By: LC Reviewed By: WDL Drawing No. C-3

Phase One Property Google Earth 6221 Highway 7, Unit 16 Toronto, ON L4H 0K8 T: 905-856-0065 F: 905-856-0025 SATELLITE IMAGE: 2012 Scale: 1:16,000 PHASE ONE ENVIRONMENTAL SITE Date: January 2014 Project: 10000024-720 ASSESSMENT 100 INLET PRIVATE, OTTAWA, ON Prepared For: Brigil Prepared By: LC Reviewed By: WDL Drawing No. C-4

APPENDIX D TOPOGRAPHIC MAP

55 50 55 75 65 60 45 70 50 Trim Rd. 45 50 Hwy 17 0 35 70 140 210 280 Meters LEGEND: 250m Study Area Note: This drawing should be read in conjunction with the accompanying report. Client: Brigil Project No.: Drawing No.: 10000024-720 D Phase One Site Contour Line Drawn: RA Approved: DL Title: TOPOGRAPHIC MAP Roads River Date: January 2014 Scale: As Shown Project: PHASE ONE ENVIRONMENTAL SITE ASSESSMENT 100 INLET PRIVATE, OTTAWA, ONTARIO Origional Size: Rev: Source: Golden Horseshoe GIS Database 2002 Tabloid 0

APPENDIX E SITE PHOTOGRAPHS

1. View of the occupied condominium building on Phase One Property, facing north. 2. View of southwest portion of the Phase One Property, facing southwest. 3. View of northeast portion of the Phase One Property, facing northeast. 4. View of northwest portion of the Phase One Property, facing northwest. 5. View of southwest portion of the Phase One Property, facing southwest. 6. View of underground parking garage in condominium building, on the Phase One Property. Phase One Environmental Site Assessment- 100 Inlet Private, Ottawa, Ontario 10000024-720 January 2014

7. View of glycol supply in basement of condominium building, on the Phase One Property. 8. View of backup generator and fuel tank located in basement of condominium building, on the Phase One Property. 9. View of fuel oil pipe located in basement of condominium building, on the Phase One Property. 10. View of waste storage container located in underground parking lot, on the Phase One Property. 11. View of fluorescent lights observed throughout condominium, on the Phase One Property. 12. View of fuel oil AST located in the basement on the Phase One Property. Phase One Environmental Site Assessment- 100 Inlet Private, Ottawa, Ontario 10000024-720 January 2014