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Ontario Ministry of the Environment - Record of Site Condition # 213646

Record of Site Condition

Under Part XV.1 of the Environment Protection Act

Summary

Notice to Readers Concerning Due Diligence

This record of site condition has been filed in the Environmental Site Registry to which the public has

access and which contains a notice advising users of the Environmental Site Registry who have dealings

with any property to consider conducting their own due diligence with respect to the environmental

condition of the property, in addition to reviewing information in the Environmental Site Registry.

Contents of this Record of Site Condition

This record of site condition consists (RSC) of this document which is available to be printed directly from

the Environmental Site Registry as well as all supporting documentation indicated in this RSC to have been

submitted in electronic format to the Ministry of the Environment.

Record of Site Condition Number 213646Date Filed to Environmental Site Registry 2014/06/18Certification Date 2014/03/06Current Property Use CommercialIntended Property Use ResidentialCertificate of Property Use Number No CPUApplicable Site Condition Standards** Full Depth Generic Site Conditions Standard,

with Potable Ground Water, Medium and FineTextured Soil, for Residential property use

Property Municipal Address 635 PRINCE CHARLES DRIVE NORTH,WELLAND, ON, L3C 2T8

1 of 16Filed Record of Site Condition # 213646 on 2014/06/18

PART 1: PROPERTY OWNERSHIP, PROPERTY INFORMATION AND OWNER'S CERTIFICATIONS

Information about the owner who is submitting or authorizing the submission of the RSC

Owner Name 859530 ONTARIO INC.

Authorized Person DAVID JARLETTE

Mailing Address 5 BECK BOULEVARD, PENETANGUISHENEONTARIO, CANADA

Postal Code L9M 1C1

Phone (705) 355-6650

Fax (705) 549-2461

Email Address [email protected]


RSC Property Location Information

Municipal Address(es) 635 PRINCE CHARLES DRIVE NORTH, WELLAND, ON L3C 2T8

Municipality Welland

Legal Description See Attached Lawyer’s Letter

Assessment Roll Number(s)

2719020014082040000

Property Identifier Number(s)

64092-0586 (LT)

RSC Property Geographical References

Coordinate System UTM

Datum NAD 83

Zone 17

Easting 641,119.00

Northing 4,762,233.00

RSC Property Use Information

The following types of property uses are defined by the Regulation: Agricultural or other use, Commercial use, Community use, Industrial use, Institutional use, Parkland use, and Residential use.

Current Property Use Commercial

Intended Property Use Residential

Certificate of Property Use has been issued under section 168.6 of the EPA

No


Please See the Signed Statements of Property Owner, or Agent, or Receiver at the End of this RSC

The rest of this page has been left intentionally blank


PART 2: LIST OF REPORTS, SUMMARY OF SITE CONDITIONS AND QUALIFIED PERSON’S STATEMENTS AND CERTIFICATIONSQualified Person's Information

Name PAUL JAMES BLUNT

Type of Licence Under Professional Engineers Act

Licence

Licence Number 90227018

QP Employer Name COFFEY GEOTECHNICS INC.

Mailing Address 20 METEOR DRIVE, TORONTOONTARIO, M9W 1A4 CANADA

Phone (416) 213-1255

Fax (416) 213-1260

Email Address [email protected]

Municipal Information

Local or Single-Tier Municipality

Welland

Upper-Tier Municipality Niagara

Ministry of the Environment District Office

District Office Niagara District Office

District Office Address 9th floor, 301 St. Paul St., St. Catharines ON L2R 3M8


Phase One Environmental Site Assessment ReportDocument used as the phase one environmental site assessment report and updates in submitting the RSC for filing

The date the last work on all of the records review, interviews and site reconnaissance components of the phase one environmental site assessment was done (refer to clause 28(1)(a) of O. Reg. 153/04)

(YYYY/MM/DD)

2013/08/07

Type of Report

Report Title Date of Report (YYYY/MM/DD)

Author of Report

Name of ConsultingCompany

P1 ESA Phase One Environmental Site Assessment, 635 Prince Charles Drive North, Welland, Ontario

2013/09/12 Paul Blunt, P.Eng.; Monique Smart, B.E.S., C.Tech.

COFFEY GEOTECHNICS INC.

Reports and Other Documents Related to the Phase One Environmental Site AssessmentReports and other documents relied upon in certifying the information set out in section 10 of Schedule A or otherwise used in conducting the phase one environmental site assessment


Author of Report


N/A


Phase Two Environmental Site Assessment ReportDocument used as the phase two environmental site assessment report and updates in submitting the RSC for filing

The date the last work on all of the planning of the site investigation and conducting the site investigation components of the phase two environmental site assessment was done (refer to clause 33.5(1)(a) of O. Reg. 153/04)

(YYYY/MM/DD)

2014/03/06

Type of Report


Author of Report


P2 ESA Phase Two Environmental Site Assessment, 635 Prince Charles Drive North, Welland, Ontario

2014/03/31 Paul Blunt, P.Eng.; Monique Smart, B.E.S., C.Tech.

COFFEY GEOTECHNICS INC.

Reports and Other Documents Related to the Phase Two Environmental Site AssessmentReports and other documents relied upon in making any certifications in the RSC for the purposes of Part IV of Schedule A or otherwise used in conducting the phase two environmental site assessment

Report Title Date of Report (YYYY/MM/DD).

Author of Report


N/A


Environmental ConditionSection 41 applies? No

Section 43.1 applies? No

Site Condition InformationCertification date (YYYY/MM/DD) 2014/03/06

Total area of RSC property (in hectares) 1.50000

Number of any previously filed RSC that applies to any part of the RSC property

Number of any previously filed Transition Notice that applies to any part of the RSC property

Soil Texture Medium and Fine

Assessment/Restoration Approach Full Depth Generic

Site investigation includes the investigation, sampling and analysis of ground water? Yes

Is there soil present that is sufficient to investigate, sample and analyze soil on, in or under the property in accordance with s. 6, Schedule E of O.Reg. 153/04?

Yes

Site investigation includes the investigation, sampling and analysis of soil on, in or under the property which is used in the RSC?

Yes

Name of the laboratory used to analyze any samples collected of soil, ground water or sediment

AGAT LABORATORIES

Ground water condition (potable, non-potable) Potable

Applicable Site Condition Standard TABLE 2


Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards

Measured Concentration for Contaminants in Soil

ContaminantName

Maximum Concentration

Applicable Site Condition Standard

Unit of Measure

1 Antimony < 0.8 7.5 µg/g

2 Arsenic 7 18 µg/g

3 Barium 116 390 µg/g

4 Beryllium 1.1 5 µg/g

5 Boron (total) 11 120 µg/g

6 Boron (Hot Water Soluble)* 0.19 1.5 µg/g

7 Cadmium < 0.5 1.2 µg/g

8 Chromium Total 26 160 µg/g

9 Cobalt 15.3 22 µg/g

10 Copper 29 180 µg/g

11 Lead 10 120 µg/g

12 Molybdenum 0.9 6.9 µg/g

13 Nickel 32 130 µg/g

14 Selenium < 0.4 2.4 µg/g

15 Silver < 0.2 25 µg/g

16 Thallium < 0.4 1 µg/g

17 Uranium 1 23 µg/g

18 Vanadium 35 86 µg/g

19 Zinc 66 340 µg/g

20 Chromium VI < 0.2 10 µg/g

21 Cyanide (CN-) < 0.04 0.051 µg/g

22 Mercury < 0.1 1.8 µg/g

23 Electrical Conductivity 0.669 0.7 mS/cm

24 Sodium Adsorption Ratio 2.67 5


Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued)

Ground Water

ContaminantName

Maximum Concentration

Applicable Site Condition Standard

Unit of Measure

1 Antimony 1.3 6 µg/L

2 Arsenic 2.2 25 µg/L

3 Barium 135 1000 µg/L

4 Beryllium < 0.5 4 µg/L

5 Boron (total) 428 5000 µg/L

6 Cadmium < 0.2 2.7 µg/L

7 Chromium Total 2.8 50 µg/L

8 Cobalt < 0.5 3.8 µg/L

9 Copper 4.3 87 µg/L

10 Lead < 0.5 10 µg/L

11 Molybdenum 51.2 70 µg/L

12 Nickel 1.9 100 µg/L

13 Selenium < 1 10 µg/L

14 Silver < 0.2 1.5 µg/L

15 Thallium < 0.3 2 µg/L

16 Uranium 4.8 20 µg/L

17 Vanadium 2.1 6.2 µg/L

18 Zinc 580 1100 µg/L

19 Mercury < 0.02 1 µg/L

20 Chromium VI < 5 25 µg/L

21 Cyanide (CN-) < 2 66 µg/L

22 Sodium 88,500 490000 µg/L

23 Chloride 16,500 790000 µg/L


Remedial Action and Mitigation

Remediated Soils

Estimated quantities of the soil, if any, originating at and remaining on the RSC property that have been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil. Indicate the remediation process or processes used and the estimated amount of soil remediated by each identified process.

Soil Remediation Process Estimated Quantity of Soil (in-ground volume in m³)

0.0

Description of Remediation

Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the RSC property.

Soil or Sediment Removed and Not Returned

Estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property.

Estimated Quantity of Soil (in-ground volume in m³) 0.0

Estimated Quantity of Sediment (in-ground volume in m³) 0.0

Soil Brought to the Property

Estimated quantity of the soil, if any, being brought from another property to and deposited at the RSC property, not including any soil that may have originated at but been remediated off the RSC property and that is identified in section 28 of Schedule A.

Estimated Quantity of Soil Brought to the Property(in-ground volume in m³)

0.0


Ground Water Control or Treatment Measures

Ground water control or treatment measures that were required for the RSC property prior to the certification date for the purpose of submitting the RSC for filing.

There are no groundwater control or treatment measures

Ground water control or treatment measures that are required for the RSC property after the certification date.

There are no groundwater control or treatment measures

Estimated volume of ground water, if any, removed from and not returned to the RSC property.

Estimated Volume of Ground Water (in litres) 0.0


Other Activities Including Risk Management Measures

Constructed works that prior to the certification date for the purpose of submitting the RSC for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property.

There are no other works required.

Constructed works that after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property.

There are no other works required.

Monitoring or Maintenance

Soil Management Measures

Soil monitoring requirements or any requirements for care, maintenance or replacement or any monitoring or control works for known existing contaminants, if any, on the RSC property, after the certification date.

There are no monitoring requirements

Ground Water Management Measures

Ground water monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works or known existing contaminants, if any, on the RSC property, after the certification date.

There are no monitoring requirements

Remediated or Removed Soil, Sediment or Ground Water From Near Property Boundary

Has any soil, sediment or ground water at the RSC property that is or was located within 3 metres of the RSC property boundary been remediated or removed for the purpose of remediation?

No


Qualified Person’s Statements and CertificationsAs the qualified person, I certify that:

A phase one environmental site assessment of the RSC property, which includes the evaluation of the information gathered from a records review, site reconnaissance, interviews, a report and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation.

A phase two environmental site assessment of the RSC property, which includes the evaluation of the information gathered from planning and conducting a site investigation, a report, and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation.

The information represents the site conditions at the sampling points at the time of sampling only and the conditions between and beyond the sampling points may vary.

As of 2014/03/06, in my opinion, based on the phase one environmental site assessment and the phase two environmental site assessment, and any confirmatory sampling, there is no evidence of any contaminants in the soil, ground water or sediment on, in or under the RSC property that would interfere with the type of property use to which the RSC property will be put, as specified in the RSC.

Ground water sampling has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation.

As of 2014/03/06, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the RSC property meets the applicable full depth generic site condition standards prescribed by section 36 of the regulation for all contaminants prescribed by the regulation in relation to the type of property use for which this RSC is filed, except for those contaminants (if any) specified in this RSC at Table 2, Maximum Contaminant Concentrations Compared to Standards Specified in a Risk Assessment.

As of 2014/03/06, the maximum known concentration of each contaminant in soil, sediment and ground water at the RSC property for which sampling and analysis has been performed is specified in this RSC at Table 1, Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards.

I am a qualified person and have the qualifications required by section 5 of the regulation.

I have in place an insurance policy that satisfies the requirements of section 7 of the regulation.

I acknowledge that the RSC will be submitted for filing in the Environmental Site Registry, that records of site condition that are filed in the Registry are available for examination by the public and that the Registry contains a notice advising users of the Registry who have dealings with any property to consider conducting their own due diligence with respect to the environmental condition of the property, in addition to reviewing information in the Registry.

The opinions expressed in this RSC are engineering or scientific opinions made in accordance with generally accepted principles and practices as recognized by members of the environmental engineering or science profession or discipline practising at the same time and in the same or similar location.

I do not hold and have not held and my employer COFFEY GEOTECHNICS INC.does not hold and has not held a direct or indirect interest in the RSC property or any property which includes the RSC property and was the subject of a phase one or two environmental site assessmentor risk assessment upon which this record of site condition is based

To the best of my knowledge, the certifications and statements in this part of the RSC are true as of 2014/03/06.

By signing this RSC, I make no express or implied warranties or guarantees.

By checking the boxes above, and entering my membership/licence number in this submission, I, PAUL JAMES BLUNT, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2014/06/02:

a) signing this record of site condition submission as a qualified person; and b) making all certifications required as a qualified person for this record of site condition.

I Agree


Additional Documentation Provided by Property Owner or AgentThe following documents have been submitted to the Ministry of the Environment as part of the record of site condition

Certificate of Status or equivalent for the owner

Lawyer’s letter consisting of a legal description of the property

Copy of any deed(s), transfer(s) or other document(s) by which the RSC property was acquired

A Current plan of Survey

Area(s) of Potential Environmental Concern

Table of Current and Past Uses of the Phase One Property

Phase 2 Conceptual Site Model

Owner or agent certification statements

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Phase One Property Phase Two Property RSC Property

“TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN” (Refer to clause 16(2)(a), Schedule D, O.Reg. 153/04)

Area of Potential Environmental

Concern1

Location of Area of Potential Environmental Concern on

Phase One Property

Potentially Containing

Activity2

Location of PCA (on-site or off-

site) Contaminants of

Potential Concern3

Media Potentially Impacted (Ground water, soil and/or

sediment) APEC 1 1. Southern portion of Phase One Property

On-site parking lot

De-icing Activities On-site Electrical Conductivity, SAR

Soil Groundwater

Notes: 1 – Area of Potential Environmental Concern means the area on, in or under a phase one property where one or more contaminants are potentially present, as determined through the phase one environmental site assessment, including through, (a) identification of past or present uses on, in or under the phase one property, and (b) identification of potentially contaminating activity. 2 – Potentially Contaminating Activity means a use or activity set out in Column A of Table 2 of Schedule D that is occurring or has occurred in a phase one study area 3 – when completing this column, identify all contaminates of potential concern using the Method Groups as identified in the “Protocol for in the Assessment of Properties under Part XV.1 of the Environmental Protection Act, March 9, 2004, amended as of July 1, 2011, as specified below: ABNs PCBs Metals Electrical Conductivity SAR CPs PAHs As, Sb, Se Cr(VI) 1,4-Dioxane THMs Na Hg Dioxins/Furans, PCDDs/PCDFs VOCs B-HWS Methyl Mercury OCs BTEX CI- high pH PHCs Ca, Mg CN- low pH 4 – when submitting a record of site condition for filing, a copy of this table must be attached **Cette publication hautement specialise n’est disponible qu’en Anglais en vertu du règlement 671/92, qui en exempte I’application de la Loi sur les services en français. Pour obtenir de l’aide en francais, veuillez communiquer avec le ministère de l’Environnement au 1-800-461-6290

“TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY”

(Refer to clause 16(2)(b), Schedule D, O.Reg. 153/04)

Year Name of Owner Description of Property Use

Property Use1 Other Observations from Aerial Photographs, Fire Insurance Plans etc.

May 1798 ‐ July 1801

John Camp AgriculturalPart Lot 251

Agriculture or other use

Crown Patent – Lot 251

July 1801 ‐ Dec 1857

Thomas Bald AgriculturalPart Lot 251


Dec 1857 ‐ Apr 1905

David Bald AgriculturalPart Lot 251


Apr 1905 ‐ May 1941

James C. Bald AgriculturalPart Lot 251


May 1941 ‐ Feb 1956

James A. Bald AgriculturalPart Lot 251


1934 aerial ‐ Agricultural

Feb 1956 ‐ Feb 1957

Edgewood Acres Ltd.

AgriculturalPart Lot 251


1955 aerial ‐ Agricultural

Feb 1957 ‐ Mar 1960

St. Catharines Investments Ltd. and D. B. Abbey

AgriculturalPart Lot 251


Mar 1960 ‐ Jun 1961

Principal Investments Ltd.

VacantPart Lot 251


1959 aerial ‐ vacant agricultural property

Jun 1961 ‐ Dec 1962

D. Bruce Abbey ½ int.

VacantPart Lot 251


Jun 1961 ‐ Apr 1976

H. M. Thomson & C. Thomson ½ int.

Dec 1962 ‐ Apr 1976

D. Bruce Abbey Ltd.

VacantPart Lot 251



Apr 1976 ‐ Apr 1976

Belion Holdings Limited

VacantPart Lot 251



Apr 1976 ‐ Dec 2011

Canadian Tire Corporation Ltd.

VacantPart Lot 251


1980 aerial – Phase One Property is vacant agricultural property 1988 & 2010 aerial – southern portion is paved, northern portion is landscaped

Dec 2011 – Nov 2013

The Corporation of the City of Welland

CommercialPart Lot 251

Commercial use

Site reconnaissance – southern portion of property is paved, northern landscaped

Nov 2013 – present

859530 Ontario Inc.

CommercialPart Lot 251

Commercial use

Notes:

1 – for each owner, specify one of the following types of property uses (as defined in O.Reg. 153/04) that applies:


Commercial use

Community use

Industrial use

Institutional use

Parkland use

Residential use

2 – when submitting a record of site condition for filing, a copy of this table must be attached

Phase Two Conceptual Site Model

The Phase Two Conceptual Site Model (CSM) has been prepared based on information and data collected to date as part of Coffey’s Phase One ESA and Phase Two ESA conducted at the Phase Two Property.

The CSM is based on the results of twelve (12) soil chemical results as well as results from four (4) monitoring wells which were analyzed for metals & inorganics, including potential contaminants of concern identified in Coffey’s Phase One ESA. The potential contaminants of concern were electrical conductivity (EC) and sodium adsorption ration (SAR) as a result of on-site de-icing activities.

The Phase Two Property is assessed in comparison to the Full Depth Generic Site Condition Standards in a Potable Ground Water Condition for residential/parkland/institutional (RPI) property uses contained in Table 2 of the MOE publication “Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the Environmental Protection Act”, dated April 15, 2011.

The Phase Two Conceptual Site Model consists of this text and associated text and Figures as outlined below.

CSM Requirement

i. Provide a description and assessment of,

Phase Two Property

635 Prince Charles Drive North, Welland, ON – Figure 1

A. areas where potentially contaminating activity have occurred,

Phase Two Property: EC/SAR throughout southern half of property (on-site parking lot) – Figure 2

Phase One Study Area: none

B. areas of potential environmental concern, and

Area 1: Southern half of Phase Two Property – Figure 3

C. any subsurface structures and utilities on, in or under the phase two property that may affect contaminant distribution and transport,

See Utility Locations – Figure 4

Two unmaintained catch basins observed along southern portion of asphalt parking area

Storm sewers likely connect catch basins within asphalted parking areas, direction of travel for storm sewers is unknown

Culverts were observed traveling from the property to a ditch that runs parallel to the eastern property boundary

A water control valve was observed at the northern boundary of the parking area, water main locations are unknown

Free standing lamps were observed throughout the parking area on the property, underground electrical cables likely supply these lamps with electricity

A telephone cable and conduit run parallel to the north, west and southwest property boundaries

The exact depths of underground utilities are unknown. If underground utilities are present below 2 m, it is possible that contaminants may migrate along the more permeable utility trenches.

ii. a description of and, as appropriate, figures illustrating, the physical

setting of the phase two property and any areas under it including,

Irregular shaped parcel of land devoid of structures occupied in part by a paved parking lot and in part by a landscaped area approximately 1.5 hectares (3.7 acres) in area. See Figure 2 and Plan of Survey.

A. stratigraphy from ground surface to the deepest aquifer or aquitard investigated,

See Cross Sections – Figures 6A-6B

In general, the boreholes were either advanced through topsoil approximately 150 mm in depth or through asphaltic concrete and pavement granular approximately 1 m in depth. Underlying soil generally consisted of clayey silt to silty clay to a maximum depth of 30.5 m bgs. A sand layer, approximately 0.2 m in width was observed at a depth of approximately 30.5 m bgs. Shale was observed underlying the sand layer at an approximate depth of 30.7 m bgs.

B. hydrogeological characteristics, including aquifers, aquitards and, in each hydrostratigraphic unit where one or more contaminants is present at concentrations above the applicable site condition standards, lateral and vertical gradients,

Groundwater flow towards the north (see Figure 5). Average hydraulic gradient of 0.065 based on March 19, 2014 water level observations.

C. approximate depth to bedrock, Bedrock was encountered at an approximate depth of 30.7 m bgs.

D. approximate depth to water table, Approximately 6.02 m bgs (geodetic elev. 175.96) to 10.00 m bgs (geodetic elev. 172.75) based on March 19, 2014 observations.

E. any respect in which section 41 or 43.1 of the regulation applies to the property,

These sections of the regulation do not apply to the Phase Two Property.

F. areas where soil has been brought from another property and placed on, in or under the phase two property, and

Minimal to nil fill material observed at Phase Two Property.

G. approximate locations, if known, of any proposed buildings and other structures

Proposed Welland Long Term Care Centre and Retirement Lodge.

iii. where a contaminant is present on, in or under the phase two property at a concentration greater than the applicable site condition standard, identification of,

None

A. each area where a contaminant is present on, in or under the Phase Two property at a concentration greater than the applicable site condition standard,

No contaminants are present throughout entire Phase Two Property.

B. the contaminants associated with each of the areas referred to in subparagraph A.

None

C. each medium in which a contaminant associated with an area referred to in subparagraph is present,

Soil and groundwater at the Phase Two Property not impacted. Sediment sampling was not required as part of this Phase Two ESA.

D. a description and assessment of what is known about each of the areas referred to in subparagraph A,

Not applicable

E. the distribution, in each of the areas referred to in subparagraph A, of each contaminant present in the area at a concentration greater than the applicable site condition standard, for each medium in which the contaminant is present, together with figures showing the distribution,

Not applicable

F. anything known about the reason for the discharge of the contaminants present on, in or under the phase two property at a concentration greater than the applicable site condition standard into the natural environment.,

Not applicable

G. anything known about migration of the contaminants present on, in or under the phase two property at a concentration greater than the applicable site condition standard away from any area of potential environmental concern, including the identification of any preferential pathways,

No impacts identified in the soil or groundwater.

H. Climatic or meteorological conditions that may have influenced distribution and migration of the contaminants, such as temporal fluctuations in ground water levels,

Not applicable

I. If applicable, information concerning soil vapour intrusion of the contaminants into building,

Not applicable, no buildings on site.

1. Relevant construction features of a building, such as a basement or crawl space

Not applicable, no buildings on site

2. Building heating, ventilating and air conditioning design and operation, and

Not applicable, no buildings on site

3. Subsurface utilities,

iv. Where contaminants on, in or under the phase two property are present at concentrations greater than the applicable site condition standard, one or more cross-sections showing:

A. The lateral and vertical distribution of a contaminant in each area where the contamination is present at concentrations greater than the applicable site condition standard

B. Approximate depth to the water table

C. Stratigraphy from the ground surface

D. Any subsurface structures and utilities that may affect contaminant distribution.

Not applicable

3.Subsurface utilities,

v. For each area where a contaminant is present on, in or under the property at a concentration greater than the applicable site condition standard for the contaminant, a diagram identifying:

A. the release mechanisms

B. contaminant transport pathway

C. the human and ecological receptors located on, in or under the phase two property

D. receptor exposure points, and

E. routes of exposure.

Not applicable, See Figures 7 & 8

Summary of Figures

Figure 1: Site Location Map Figure 1 shows the aerial image of the Phase Two Property and properties within the Phase One Study Area.

Figure 2: Borehole and Monitoring Well Location Plan

Figure 2 shows the locations of boreholes and monitoring wells advanced during the Phase Two ESA and summarizes the findings of the Phase One ESA and identifies features noted during the background review and site reconnaissance conducted as part of the Phase One ESA.

Figure 3: Phase Two Property -APECs

Figure 3 shows the locations of the Areas of Potential Environmental Concern identified in the Phase One ESA.

Figure 4: Current and Former Utilities

The approximate locations of the existing and/or former services are shown on Figure 4.

Figure 5: Groundwater Contours and Inferred Flow Direction

The groundwater elevations based on the water level observations of March 19, 2014 are provided on Figure 5.

Figures 6A and 6B: Cross-Sections

Figure 6A shows cross-section A-A’ and Figure 6B shows cross-section B-B’.

Figures 7 and 8: Human Health and Ecological Receptors

Figure 7 shows no human health receptors and Figure 8 shows no ecological health receptors

The Phase Two Property is an approximately 1.5 hectares (3.66 acres) parcel of land devoid of structures that is occupied in part by a paved parking area and in part by a landscaped area. The Phase Two Property is currently owned by 859530 Ontario Inc. and is located on the west side of Prince Charles Drive North approximately 400 m south of Thorold Road in Welland, Ontario. The property was first developed as an extension of Canadian Tire Acceptance Ltd. in the 1980s as a parking lot and landscaped area (similar configuration to present day) and prior to, was agricultural fields. No structures had been formerly developed on the property.

Historical and current property uses and activities on the adjoining properties and within the Phase One Study Area consist of residential dwellings, in addition to a commercial property at the south adjoining property. The residential dwellings were constructed progressively between 1955 and the 1980s. The commercial property was constructed in 1977. No potentially contaminating activities that may result in areas of potential environmental concern at the Phase Two Property were identified on the adjoining properties or properties within the Phase One Study Area.

The Phase One ESA identified one area of potential environmental concern (APEC) as surface and subsurface soil and groundwater throughout the southern half of Phase Two Property. This specifically includes soil and groundwater within the paved parking lot located within the southern half of the Phase Two Property. It is likely that de-icing salts would have been applied to this area. As a result, electrical conductivity (EC) and sodium adsorption ratio (SAR) impacts may be present in the subsurface soils and groundwater within this area of the Phase Two Property.

A total of eighteen (18) boreholes were advanced on the Phase Two Property between February 18, 2014 and March 6, 2014. Four (4) of the boreholes were converted into groundwater monitoring wells. The boreholes were advanced on the Phase Two Property for environmental and geotechnical purposes in the Area of Potential Environmental Concern (APEC) identified in the Phase One ESA (within the on-site paved parking area) and for general site coverage (within the landscaped area). The boreholes were advanced to a minimum depth of 3.7 m and a maximum depth of 30.9 m below the ground surface. The monitoring wells were installed at a depth of 12.1 m bgs with 3 m screens. Within APEC 1 (as defined in the Phase One ESA, see Figure 3) a total of eleven (11) of the above mentioned boreholes were advanced and three (3) of the above mentioned monitoring wells were installed. The remaining boreholes and monitoring wells were installed within the landscaped area.

Within the Phase Two Property the stratigraphy generally consists of clayey silt to silty clay. In general, the boreholes were either advanced through topsoil (landscaped area) approximately 150 mm in depth or through asphaltic concrete and pavement granular (parking area) approximately 1 m in depth. Underlying soil generally consisted of clayey silt to silty clay to a maximum depth of 30.5 m bgs. A sand layer, approximately 0.2 m in width was observed at a depth of approximately 30.5 m bgs. Shale was observed underlying the sand layer at an approximate depth of 30.7 m bgs. Bedrock was encountered at an approximate depth of 30.7 m bgs.

Groundwater was encountered at the Phase Two Property on March 5 and 19, 2014. Based on the March 19, 2014 water level readings, groundwater was observed at a depth of between 6.02 m bgs (geodetic elevation 175.96) to 10.00 m bgs (geodetic elevation 172.75). Based on the March 19, 2014 groundwater observations, the inferred groundwater flow across the Phase Two Property is towards the north.

Underground utility services are present within the subsurface soils at the Phase Two Property. Two unmaintained catch basins were observed along the southern portion of asphalt parking area. Storm sewers likely connected to the catch basins were observed within the asphalted parking areas (direction of travel for storm sewers is unknown). Culverts were observed traveling from the property to a ditch that runs parallel to the eastern property boundary. A water control valve was observed at the northern boundary of the parking area (water main locations are unknown). Free standing lamps were observed throughout the parking area on the property (underground electrical cables likely supply these lamps with electricity). A telephone cable and conduit run parallel to the north, west and southwest property boundaries. The exact depths of underground utilities are unknown. If underground utilities are present below 2 m, it is possible that contaminants may migrate along the more permeable utility trenches.

Soil and groundwater samples were examined in the field for lithology as well as for aesthetic evidence of impacts (i.e. debris, staining and odours). No aesthetic evidence of impacts were encountered within the soil material and no unusual odours, suspended particles or sheens were observed in the groundwater.

The Phase Two Property was assessed using the MOE Full Depth Generic Site Condition Standards in a Potable Groundwater Condition for medium and fine textured soil contained in Table 2 of the Standards for residential/parkland/institutional property uses contained in the “Soil, Ground Water and Sediment Standards for Use under Part XV.1 of the Environmental Protection Act”, dated April 2011.

A total of sixteen (16) chemical analyses were conducted for site soil and groundwater characterization purposes. The analyses included those for metals and inorganic parameters including electrical conductivity (EC) and sodium adsorption ratio (SAR).

Borehole Sample ID Approximate Depth (m)

Date Sampled

Chemical Analysis

Metals & Inorganics EC

Soil

BH1 SS1 0-0.6 6-Mar-14 BH3 SS2 0.6-1.2 6-Mar-14 BH4 SS2 0.6-1.2 19-Feb-14 BH6 SS2 0.6-1.2 6-Mar-14 BH6 SS3 1.2-1.8 6-Mar-14

BH6 SS4 1.8-2.4 6-Mar-14

BH6 SS5 2.4-3.0 6-Mar-14

BH7 SS2 0.6-1.2 20-Feb-14 BH12 SS3 1.2-1.8 19-Feb-14 BH13 SS1 0-0.6 21-Feb-14 BH14 SS2 0.6-1.2 6-Mar-14 BH16 SS2 0.6-1.2 6-Mar-14

QAQC BH16 SS2 BH16 SS2 6-Mar-14

Soil samples analyzed met the MOE Table 2 RPI Standards for medium and fine textured soil for the parameters analyzed.

Monitoring Wells Date Sampled Date submitted Chemical Analysis

Metals & Inorganics

Groundwater

BH4 5-Mar-14 10-Mar-14

BH5 5-Mar-14 10-Mar-14

BH13 5-Mar-14 10-Mar-14

BH17 5-Mar-14 10-Mar-14

All groundwater samples analysed met the 2011 MOE Table 2 Standards.

During groundwater purging and sampling, no evidence of a sheen or unusual odour were noted and groundwater level measurements with an interface probe did not indicate the presence of non-aqueous phase liquids.

In summary, within the Phase Two Property (with the MOE Table 2 applicable Standards), there are no contaminants of concern in the soil or groundwater. As there are no contaminants of concern at the Phase Two Property, no human health receptors or ecological receptors are present, chemical and biological transformations will not occur and soil will not serve as a source of contaminant mass contributing to groundwater impacts at the Phase Two Property.

Based on the results of the soil and groundwater sampling at the Phase Two Property, Coffey concludes that this Phase Two ESA can be used to support the filing of a Record of Site Condition for the Phase Two Property.

Tabloid

AS SHOWN

MAR. 2014

drawn

approved

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scale

original

size

drawing no:project no:

project:

title:

client:LEGEND

PJB

MFS/MV

GEOTETOB22380AB

WELLAND LONG TERM CARE INC. c/o JARLETTE HEALTH SERVICES

PHASE TWO ENVIRONMENTAL SITE ASSESSMENT

635 PRINCE CHARLES DRIVE NORTH

WELLAND, ONTARIO

\\etobfs02\data$\GEOT\Admin\PROJECT SET UP - Vision\22000 - 22499\22300\GEOT\22380 - GEOTETOB22380AB (GEOTETOB23041AA) - Jarlette\Working Project Folder\Phase Two ESA\Drawings\GE22380AA_Ph Two_Welland_Mar_2014.dwg

Phase Two Property Boundary

Limit of Area 250m from Phase Two

Property Boundary

LEGEND

Notes:

1. Drawing should be read in conjunction with associated report.

2. Phase Two Property boundary adapted from survey prepared by

CHAMBERS AND ASSOCIATES SURVEYING LTD., Registered

Plan 59R-14614, File No.: 07-12-4, deposited January 25, 2012 .

3. Satellite image: 2011 Google and 2012 Digital Globe.

4. Bar scale applies only to Phase Two Property boundary. All other

features are not necessarily to scale.

c c

1

PHASE TWO CONCEPTUAL SITE MODEL

(SITE LOCATION MAP)

METRES

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635 Prince Charles Drive North

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Former Parking Lot for Medical Offices

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LEGEND

2


(BOREHOLE AND MONITORING WELL LOCATION PLAN)

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PJB

MFS/MV

GEOTETOB22380AB




WELLAND, ONTARIO

9

Catch Basin

Adjoining and Neighbouring Property Boundary


Approximate Fence Line


Approximate Location of Culvert

Free Standing Lamp

Natural Gas Well

Borehole by Coffey, February - March 2014

Monitoring Well by Coffey, March 2014

BH1

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Phase Two Property


Asphalt Parking Lot

Asphalt Parking Lot

Phase Two Property


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Tabloid

AS SHOWN

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drawn

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size


project:

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PJB

MFS/MV

GEOTETOB22380AB




WELLAND, ONTARIO


Notes:







4. For detailed description of Areas of Potential Environmental Concern

refer to Table of APECs (Section 4.iii) of report.

LEGEND

3


(PHASE TWO PROPERTY - APECS)

Catch Basin






Free Standing Lamp

Natural Gas Well



BH1

BH4

APEC 1 (See Note 4)

Natural Gas Well

Phase Two Property


Asphalt Parking Lot

Asphalt Parking Lot

Phase Two Property





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232 Willson Road

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Notes:




Plan 59R-14614, File No.: 07-12-4, deposited January 25, 2012 ;

telephone cable and conduit locations from RVS Contractors,

Request # 2013343519-658888, dated August 26, 2013.



LEGEND

4


(CURRENT AND FORMER UTILITIES)

Tabloid

AS SHOWN

MAR. 2014

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project:

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client:LEGEND

PJB

MFS/MV

GEOTETOB22380AB




WELLAND, ONTARIO

Telephone Cable

Conduit

9

Catch Basin Adjoining and Neighbouring Property Boundary

Phase Two Property BoundaryApproximate Fence Line



Free Standing Lamp

Natural Gas Well



BH1

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Phase Two Property


Asphalt Parking Lot

Asphalt Parking Lot

Phase Two Property





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Notes:







LEGEND

5


(GROUNDWATER CONTOURS AND INFERRED FLOW DIRECTION)

Tabloid

AS SHOWN

MAR. 2014

drawn

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date

scale

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project:

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client:LEGEND

PJB

MFS/MV

GEOTETOB22380AB




WELLAND, ONTARIO

9



Free Standing Lamp

Natural Gas Well



BH1

BH4

175.96 mGroundwater Elevation (m) - March 19, 2014

175.5 m

Approximate Groundwater Elevation Isoline -

(geodetic - m)

Inferred Groundwater Flow Direction

Subsurface Cross Section

(For Cross Sections See Drawings 6A-6B)

A'A

Catch Basin




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ClSl

Asphalt ConcPavemt Gran

SiCl/ClSi


Fill

SiCl/ClSi


Asphalt ConcPavemt GranFill

ClSi

SiCl


ClSi

SiCl

ClSi

SiCl

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SiCl/ClSi

Elevation (geodetic - m

)

SnShale Sn

152

151

152

151

Tabloid

AS SHOWN

MAR. 2014

drawn

approved

date

scale

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project:

title:

client:LEGEND

PJB

MFS/MV

GEOTETOB22380AB




WELLAND, ONTARIO


LEGEND

6A


(CROSS SECTION A-A')


Natural Gas Well



BH1

BH4

Groundwater Elevation - (March 19, 2014)

Screen

Monitoring Well Location

Approximate Location of Cross SectionB-B'

A

Northwest

A'

Horizontal Scale (m)

Southeast

0 10 20 30 40 50 60 70 80 10090 110 120 130 140 150 160 170 180 190

Notes:





181

183

Elevation (geodetic - m

)

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175

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173

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B

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A-A'


SiCl/ClSi


SiCl/ClSi

Topsoil

Fill

ClSi

ClSi

SiCl

Topsoil

Fill

SiCl/ClSi

TopsoilFill

SiCl/ClSi

BH

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BH

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BH

8

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BH

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BH

13

Tabloid

AS SHOWN

MAR. 2014

drawn

approved

date

scale

original

size


project:

title:

client:LEGEND

PJB

MFS/MV

GEOTETOB22380AB




WELLAND, ONTARIO


Notes:





LEGEND

6B


(CROSS SECTION B-B')

9

Phase Two Property BoundaryBorehole by Coffey, February - March 2014


BH1

BH4

Groundwater Elevation - (March 19, 2014)


Screen

Monitoring Well Location

Approximate Location of Cross SectionB-B'

Horizontal Scale (m)

0 10 20 30 40 50 60 70 80 10090 110 120 130 140 150 160 170 180 190

Phase Two Environmental Site Assessment635 Prince Charles Drive North, Welland, ON

Human Health Receptors - Conceptual Site Model

on-site off-site on-site off-site on-site off-site on-site off-site

X X X X X X X XX X X X X X X X

Contaminants in Soil X X X X X X X Xor Groundwater:

X X X X X X X XN1

X X X X X X X X

X X X X X X X XX X X X X X X X

Exposure Route Pathways Legend:Pathway 1: Ingestion of Soil Receptor Pathway √ ReceptorPathway 2: Dermal contact with soil Negligible Receptor Pathway X Negligible receptorPathway 3: Inhalation of airborne soil particlesPathway 4: Inhalation of volatile substances Notes:Pathway 5: Inhalation of airborne soil, ciliary clearance and subsequent ingestion N1: No soil or groundwater impacts are present at the Phase Two Property (for MOE Table 2 Standards). Pathway 6: Exposure to specific agricultural and other land usePathway 7: Soil leaching and groundwater migrationPathway 8: Ingestion of groundwater as drinking waterPathway 9: Incidental ingestion of groundwaterPathway 10: Inhalation or dermal exposure from showeringPathway 11: Groundwater to surface waterPathway 12: Inhalation in a trench

Contaminant of Concern

Exposure Route Pathways Receptor Characterization

Residents Indoor Workers Outdoor Workers Subsurface Workers

Soil

Groundwater Surface Water N3

Soil Vapor N4

Vapour

Pathway 1, 2, 3

Pathway 5, 6

Pathway 7

Pathway 4

Pathway 12

Pathway 8, 9, 10

Pathway 11

Pathway 4, 12

March 2014Figure 7

Phase Two Environmental Site Assessment635 Prince Charles Drive North, Welland, ON

Ecological Receptors - Conceptual Site Model

Ingestion

IngestionContaminants in Soilor Groundwater: Immersion/Ingestion

NONE Immersion/Ingestion

Migration

Legend:Exposure Pathway from COCNegligible Exposure Pathway

Contaminant of Concern

Exposure Route Pathways Receptor Characterization

Secondary Exposure Pathways

Mammals

Birds

Terrestrial/ Invertebrates

Plants

Aquatic

March 2014Figure 8