S2S PROJECT NO. 3635 MORGUARD PO # KK

Transcription

S2S PROJECT NO. 3635
MORGUARD PO # KK-52360201
REPORT TO
MORGUARD INVESTMENTS LIMITED
ON
PHASE I ENVIRONMENTAL SITE ASSESSMENT
457 HAZELDEAN ROAD
KANATA, ONTARIO
PROPERTY NUMBER 3602
CONDUCTED BY:
1099 KINGSTON ROAD, SUITE 260
PICKERING, ONTARIO
L1V 1B5
TEL: (416) 410-4333
FAX: (416) 410-4088
www.s2se.com
OCTOBER 25, 2012
Phase I Environmental Site Assessment
457 Hazeldean Road, Kanata, Ontario (Morguard Property Number 3602)
Morguard Investments Limited
Project No. 3635
EXECUTIVE SUMMARY
S2S Environmental Inc. (S2S) was retained by Morguard Investments Limited (Morguard) to
conduct a Phase I Environmental Site Assessment (ESA) of the multi-tenant commercial
property known as Market Square, located at 457 Hazeldean Road in Kanata, Ontario
(subject property).
For the purposes of this report, the single-storey single-tenant building located on the
northeast portion of the subject property will be referred to as Building A, the single-storey
multi-tenant building located on the northwest portion of the subject property will be referred
to as Building B, and the single-storey single-tenant building located on the south portion of
the subject property will be referred to as Building C (collectively the subject buildings).
At the time of the site visit, the subject property consisted of three single-storey commercial
buildings (subject buildings) with no basements. The subject buildings were reportedly
constructed in approximately 1997. The complete list of the tenants in the subject buildings
is included in Appendix B of this report. Vehicular access to the subject property was from
two asphalt paved driveways off Hazeldean Road, located on the southeast and southwest
sides of the subject property; and via a shared asphalt paved driveway from the adjacent
property to the west of the subject property. Asphalt paved access driveways and/or surface
parking areas were present on all sides of Buildings A and B, and on north and west sides of
Building C. Landscaped areas existed generally along the property boundaries, and on the
southwest and east portions of the subject property. Subject buildings reportedly had a
combined total leasable floor area of approximately 5,383 m2 (57,943 ft2), and the overall
subject property had a total area of approximately 3.1 hectares (7.6 acres). The subject
property was reportedly owned by Morguard Realty Holdings Inc. (MRHI) and managed by
Morguard, with the exception of Building A (TD Canada Trust) which was managed by
Brookfield LePage Johnson Controls (BLJC).
Based on information gathered and observations made, the Phase I ESA has revealed that no
issues of environmental concern were identified at the subject property that would warrant a
Phase II ESA at this time.
The statements made in this Executive Summary text are subject to the same limitations
included in the Limitations Section 9.0, and are to be read in conjunction with the remainder
of this report.
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Project No. 3635
TABLE OF CONTENTS
Page No.
1.0 INTRODUCTION........................................................................................................... 1 2.0 SCOPE AND METHODOLOGY ................................................................................. 1 2.1 SCOPE OF WORK ...................................................................................................... 1 2.2 METHODOLOGY........................................................................................................ 2 2.2.1 Records Review .................................................................................................... 2 2.2.2 Interviews ............................................................................................................. 3 2.2.3 Site Visit ................................................................................................................ 4 3.0 SITE DESCRIPTION ..................................................................................................... 4 3.1 PROPERTY AND ON-SITE BUILDING INFORMATION ................................................ 4 3.2 SOIL, TOPOGRAPHY AND DRAINAGE ....................................................................... 5 4.0 REVIEW
OF
HISTORICAL
LAND
USE
AND
REGULATORY
INFORMATION .............................................................................................................. 6 4.1 HISTORICAL LAND USE ............................................................................................ 6 4.1.1 Subject Property ................................................................................................... 6 4.1.2 Adjacent Properties .............................................................................................. 7 4.2 REGULATORY INFORMATION................................................................................... 9 5.0 SITE VISIT FINDINGS AND DISCUSSION ............................................................ 11 5.1 FUEL/CHEMICAL HANDLING AND STORAGE ......................................................... 12 5.2 WASTE MATERIALS................................................................................................ 12 5.3 SPILL AND STAIN AREAS ........................................................................................ 13 5.4 WASTEWATER DISCHARGES .................................................................................. 13 5.5 AIR DISCHARGES .................................................................................................... 13 5.6 POLYCHLORINATED BIPHENYLS (PCBS) .............................................................. 14 5.7 ASBESTOS................................................................................................................ 14 5.8 UREA FORMALDEHYDE FOAM INSULATION (UFFI) ............................................. 16 5.9 LEAD ....................................................................................................................... 17 5.10 OZONE DEPLETING SUBSTANCES (ODSS) ............................................................. 17 5.11 RADON .................................................................................................................... 18 © S2S, 2012 • October 25, 2012
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Project No. 3635
5.12 ELECTROMAGNETIC FIELDS (EMF) ...................................................................... 18 5.13 NOISE AND VIBRATION ........................................................................................... 18 5.14 MOULD .................................................................................................................... 19 6.0 ADJACENT PROPERTIES – CURRENT LAND USE ........................................... 19 7.0 CONCLUSIONS ........................................................................................................... 20 8.0 CLOSURE ..................................................................................................................... 20 9.0 LIMITATIONS ............................................................................................................. 21 LIST OF APPENDICES AND TABLES
APPENDICES
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
Appendix H
Appendix I
-
Drawings
Tenant List
Photographs
Resource Information
City Directory Searches
Aerial Photographs
Laboratory Certificate of Analysis
MOE FOI Records
Assessor Qualifications
TABLES
Table 1 - Summary of Property and Building Information....................................................... 4 Table 2 - Historical Land Uses for the Subject Property .......................................................... 6 Table 3 - Historical Land Uses for the Adjacent Properties ..................................................... 7 Table 4 - List of Subject Property and Neighbouring Properties Identified as Generators of
Registerable Wastes ............................................................................................... 11 Table 5 - List of Potential/Reported PCB-Containing Equipment on the Subject Property ... 14 Table 6 - List of Asbestos Containing Material Samples and Results .................................... 15 Table 7 - List of Potential/Reported Ozone Depleting Substances on the Subject Property .. 18 Table 8 - Adjacent Properties – Current Land Use ................................................................. 19 © S2S, 2012 • October 25, 2012
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Project No. 3635
1.0 INTRODUCTION
S2S Environmental Inc. (S2S) was retained by Morguard Investments Limited (Morguard) to
conduct a Phase I Environmental Site Assessment (ESA) of the multi-tenant commercial
property known as Market Square, located at 457 Hazeldean Road in Kanata, Ontario
(subject property).
For the purposes of this report, the single-storey single-tenant building located on the
northeast portion of the subject property will be referred to as Building A, the single-storey
multi-tenant building located on the northwest portion of the subject property will be referred
to as Building B, and the single-storey single-tenant building located on the south portion of
the subject property will be referred to as Building C (collectively the subject buildings).
A site location map, aerial photograph and a site plan are included in Appendix A of this
report as Drawing Nos. 1 to 3, respectively. At the time of the site visit, the subject property
consisted of three single-storey commercial buildings (subject buildings) with no basements.
The subject buildings were reportedly constructed in approximately 1997. The complete list
of the tenants in the subject buildings is included in Appendix B of this report. Vehicular
access to the subject property was from two asphalt paved driveways off Hazeldean Road,
located on the southeast and southwest sides of the subject property; and via a shared asphalt
paved driveway from the adjacent property to the west of the subject property. Asphalt
paved access driveways and/or surface parking areas were present on all sides of Buildings A
and B, and on north and west sides of Building C. Landscaped areas existed generally along
the property boundaries, and on the southwest and east portions of the subject property.
Subject buildings reportedly had a combined total leasable floor area of approximately 5,383
m2 (57,943 ft2), and the overall subject property had a total area of approximately 3.1
hectares (7.6 acres). The subject property was reportedly owned by Morguard Realty
Holdings Inc. (MRHI) and managed by Morguard, with the exception of Building A (TD
Canada Trust) which was managed by Brookfield LePage Johnson Controls (BLJC).
We understand that this Phase I ESA was requested by Morguard for due diligence purposes
only, and that Morguard and MRHI will rely upon the contents of this report for their
purposes in that regard.
The purpose of this Phase I ESA was to identify any potential or actual environmental
contamination associated with the subject property which exists as a result of current or past
activities.
2.0
SCOPE AND METHODOLOGY
2.1
Scope of Work
The Phase I ESA carried out by S2S on this property was generally based on the
requirements of the Canadian Standards Association (CSA) Phase I Environmental Site
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Project No. 3635
Assessment document, Z768-01 (R2012), November 2001, reaffirmed in 2012 (CSA
Standard) and the MSA between S2S and Morguard.
The Phase I ESA consisted of the following:
•
•
•
•
Records review including available city directories from the Toronto Reference
Library and National Archives of Canada, previous environmental reports, selected
topographic and geological maps;
Contact with selected regulatory officials and personnel associated with the subject
property;
A site visit; and
Evaluation of information and preparation of the report provided herein.
A CSA Standard Phase I ESA does not include sampling or testing of air, soil, groundwater,
surface water or building materials. These activities are normally carried out in a Phase II
ESA. For this Phase I ESA, no enhancements were made to the CSA Standard, with the
exception of suspect ACM sampling, as requested by Morguard. The details of the suspect
ACM sampling are included in Section 5.7 of this report. A pre-renovation Hazardous
Substances Survey (HSS) was also completed for commercial retail unit (CRU) 6
concurrently with this Phase I ESA. The results of the HSS are provided under separate
cover. A land title search included in a previous 1996 OMMA Phase I ESA report was
reviewed and the findings are indicated in the Section 4.1.1 of this report. Furthermore, an
assessment roll search was not performed since other mandatory records (as defined by the
above noted CSA Standard) were available for review.
The assessment of the subject property for the potential presence of hazardous building
materials was based on the age of the building(s) and its components, and a non-intrusive
visual review of the subject property. No sampling of materials was conducted with the
exception of suspect ACM samples noted above. A Phase I ESA does not constitute a
Hazardous Materials Survey or Designated Substances Survey.
The professional qualifications of the project team are provided in Appendix I.
2.2
Methodology
2.2.1
Records Review
The applicable search distance for the records review included properties that are
immediately adjacent to the subject property and other properties (as identified by city
directories, aerial photographs and the site visit, up to a maximum of approximately 250 m
radius of the subject property) where the potential for environmental contamination to impact
the subject property was apparent (e.g. petroleum products storage in the immediate area of
the subject property).
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Project No. 3635
S2S requested Morguard to provide all available information for the subject property.
Company records provided by Morguard consisted of the following documents and were
used as a source of background information:
•
•
•
•
•
•
•
•
•
•
“Phase 1 Environmental Site Assessment, Part of East Half Lot 31 & Part of West
Half Lot 32, Concession 12, City of Kanata” report, prepared for Penequity
Management Corp., prepared by Oliver, Mangione, McCalla & Associates Limited
Consulting Engineering, Hydrogeologists & Planners (OMMA), dated June, 1996;
“Preliminary (Phase I) Environmental Site Assessment, Farm Boy Market Square,
456 Hazeldean Road, Kanata, Ontario” report, prepared for Morguard, prepared by
Sendex Environmental Corp. Environmental and Industrial Hygiene Consultants
(Sendex), dated February 18, 1998;
“Site Information, Farm Boy Market Square, 457 Hazeldean Road, Kanata, Ontario”
report, prepared for Cumming Cockburn Limited, prepared by Sendex, dated
February 27, 1998;
“Farmboy/Market Square – Roof Top Exhausted Emissions” report, prepared for
Morguard, prepared by MCW Energy Reduction Services Ltd., dated April 7, 1999;
“Technical Support – Air Emissions, Farm Boy Market Square, 457 Hazeldean Road,
Kanata, Ontario” report, prepared for Morguard, prepared by Sendex, dated May
20,1999;
“Emission Summary and Dispersion Modelling Report, 457 Hazeldean Road, Kanata,
Ontario”, prepared for Morguard, prepared by Sendex, dated September 30,1999;
“Certificate of Approval (Air), Number 1866-4FYM7H” report, prepared for
Morguard, prepared by Ministry of the Environment, dated February 28,2000;
“Phase I Environmental Site Assessment, Vacant Lot East of 457 Hazeldean Road,
Ottawa, Ontario” report, prepared for Morguard, prepared by Jacques Whitford
Environmental Limited, dated December 31, 2002;
“Phase I Environmental Site Assessment Update and Asbestos/Mould
Reconnaissance Survey, 457 Hazeldean Road (Market Square), Kanata, Ontario”
report, prepared for Morguard, prepared by Golder Associates Ltd. (Golder), dated
May 19, 2005; and
“Update Phase I Environmental Site Assessment Property No.3602, 457 Hazeldean
Road (Market Square), Kanata, Ontario” report, prepared for Morguard, prepared by
Golder, dated November, 2008.
A list of pertinent records reviewed is included in Appendix D.
2.2.2
Interviews
Interviews were carried out to obtain or confirm information on the environmental
characteristics of this property. A summary of interviewees and contact information is
presented in Appendix D.
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Project No. 3635
2.2.3 Site Visit
The Phase I ESA site visit was completed by Ms. Trudy Kim of S2S on August 10, 2012.
The weather was rainy and the ambient temperature was approximately 18°C. The S2S
representative was accompanied by Mr. Robert Poulin (Building Operator) of Morguard and
Mr. Carlo Montuoro of BLJC during part of the site visit. Mr. Poulin has reportedly been at
the subject property for approximately 11 years. S2S was permitted to access all areas of the
subject buildings, with the exception of roof sections on Buildings A and C, and the roof
section above LCBO and Farm Boy in Building B. All exterior areas of the property were
also accessible to S2S for inspection.
The subject property and readily visible and publicly accessible portions of adjacent
neighbouring properties were examined for the presence of potential or actual environmental
contamination.
3.0
SITE DESCRIPTION
3.1
Property and On-Site Building Information
The subject property was located on the north side of Hazeldean Road, approximately 200 m
east of Castlefrank Road. A summary of pertinent information on the property and buildings
is presented below in Table 1. An aerial photograph and site plan showing the on-site
buildings and neighbouring land uses are provided as Drawing Nos. 2 and 3, respectively in
Appendix A.
Selected photographs of the subject property are included in Appendix C.
Table 1 - Summary of Property and Building Information
Property
Legal Description
Max Length, Max Width
Area
Services: Sewer, Water,
Natural Gas, Electricity
Part of the East Half of Lot 31, Concessions 12, Parts 1 and 2 5R10756, Part 1
5R8232, as in N515915 Save and Except Part 1 Plan 4R13005, and Part of the
West Half of Lot 32 Concession 12, as in N527790 and N527991 Save and
Except Part 2 Plan 4R13005, Subject to an Easement in Favour of the HydroElectric Commission of Ontario as in GB1-531, Kanata; and Part of Lot 32,
Concession 12, Goulbourn, Part 1 Plan 4R10363, Ottawa.
Approximately 140 m, 155 m
Approximately 3.1 hectares (7.6 acres)
Municipal (for sewers and water), Enbridge (for natural gas), Hydro Ottawa (for
electricity)
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Project No. 3635
Buildings
Number of Buildings
Construction Date
Approximately 1998 (approximately 14 years old in 2012)
Total Floor Area
Approximately 5,383 m2 (57,943 ft2)
Number of Storeys
Foundation
Basement
Roof
Heating, Ventilation and
Air-Conditioning
(HVAC)
3.2
3
1
Poured Concrete
None
Built-up tar and gravel roof (BUR)
Natural gas fired rooftop HVAC units
Soil, Topography and Drainage
Subject buildings occupied approximately 20% of the subject property.
The native surficial soils in the vicinity of the site, based on available surficial geology maps,
were reportedly predominantly comprised of sand and gravel with minor silt and clay. The
characteristic permeability of the underlying native soils is generally high.
The shallow horizontal groundwater flow direction in the area, based on visually apparent
topography, appeared to be southwest towards the Carp River, located approximately 1.2 km
southwest of the subject property. It should be noted that the direction of the shallow
groundwater flow in limited areas can also be influenced by the presence of underground
utility corridors and is not necessarily a reflection of regional or local groundwater flow or a
replica of the subject property or area topography. A site-specific determination of
groundwater flow would be required to obtain groundwater flow direction information for the
subject property.
The ground surface at the subject property visually appeared to be generally flat and surface
water at the subject property apparently drained towards catch basins located on-site, which
reportedly discharged to the municipal storm sewer system, and into the landscaped areas on
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Project No. 3635
the property. It should be noted that the adjacent and neighbouring properties to the north
(across MacNeil Court), east, south (across Hazeldean Road) and west visually appeared to
be at the same elevation as the subject property.
There was no obvious evidence of stressed vegetation (potentially associated with
environmental contaminant impact), pits, monitoring and potable water wells, standing water,
lagoons or watercourses observed on the property.
4.0
REVIEW OF HISTORICAL LAND USE AND REGULATORY
INFORMATION
Historical information describing the subject property was obtained from a variety of sources
as detailed in Appendix D of this report. The city directory searches and aerial photographs
associated with the subject property and adjacent properties are attached as Appendices E
and F, respectively.
4.1
Historical Land Use
4.1.1
Subject Property
A list of historical land uses for the subject property is provided in Table 2 below.
Table 2 - Historical Land Uses for the Subject Property
Period/Date
Land Use
Prior to at least 1947
Undeveloped/Agricultural Purposes
From approximately
1947 to the early
1990s
Agricultural/Residential
From the early 1990s
to approximately 1997
Vacant
From approximately
1997 to the present
Commercial Buildings (including TD Canada
Trust, LCBO, Farm Boy, Colonnade Pizza,
Hazeldean Family Dental Centre)
Sources of Information
Previous Phase I ESA
Reports, Aerial Photographs,
Interviews
City Directories, Interviews
City Directories, Interviews
City Directories,
Geowarehouse Database,
Site Visit, Interviews
The earliest record available for the subject property was a 1947 aerial photograph which
indicated that the subject property was used for residential and agricultural purposes at that
time. The 1996 Oliver Phase I ESA report indicated that the subject property had been used
for residential and agricultural purposes prior to the early 1990s; however, the exact date of
the demolition of the residential properties was unknown. The previous 1996 Phase I ESA
report by OMMA indicated that the subject property was reportedly vacant since the
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Project No. 3635
demolition of the residential properties. The subject property has reportedly been occupied
by commercial buildings since 1997, according to the 1998 Preliminary Phase I ESA report
by Sendex. The nature of operations of the historic tenants at the subject property reportedly
generally included a bank, restaurant, dental clinic and other retail stores.
No Fire Insurance Plans (FIPs) were available for the subject property.
Previous environmental reports did not indicate any environmental concerns with respect to
historical activities on the subject property.
Information received from Enbridge indicated that the natural gas service was first installed
at the subject property on July 7, 1997. Furthermore, no evidence of vent and/or fill pipes
indicating the potential presence of an existing, abandoned or decommissioned underground
storage tank (UST) was observed (where visually accessible) on the subject property.
Based on available information to-date, no significant issues of environmental concern have
been identified from an historical land/tenant use at the subject property.
4.1.2
Adjacent Properties
A list of historical land uses for the adjacent properties is provided in Table 3 below.
Table 3 - Historical Land Uses for the Adjacent Properties
Boundary Side
of Site
North
(across MacNeil
Court)
Comments
Prior to at least the 1990s – Undeveloped/Agricultural
Interviews, Site Visit
From approximately the 1990s to the present –
Residential (Townhouses, Apartment)
Prior to the 1960s – Undeveloped/Agricultural
East
(adjacent)
From approximately the 1960s to approximately the
early-1990s – Agricultural/Residential
From approximately the early-1990s to the present –
Residential (Retirement Home)
South
(adjacent and
across Hazeldean
Road)
mid-1970s – Residential (Single-Family Dwellings)
From approximately the mid-1970s to approximately
the 1990s – Residential (Single-Family Dwellings);
Commercial
© S2S, 2012 • October 25, 2012
City Directories, Interviews,
Site Visit
Site Visit
Page 7
Boundary Side
of Site
Comments
Project No. 3635
From approximately the 1990s to the present –
Multi-Tenant Commercial Buildings (including
Restaurants, Florist, Hair Stylist, Century 21,
Photography Studio, Sherwin-Williams Paints,
Kundstadt Sports, Animal Hospital)
West
(adjacent)
mid-1990s – Agricultural/Residential
From approximately the mid-1990s to the present –
Community (Kanata Baptist Church)
Site Visit
No Fire Insurance Plans (FIPs) had coverage for the neighbouring properties.
Based on our review of the available aerial photograph from 1947, the adjacent/neighbouring
properties on all sides were observed to be either undeveloped or used for agricultural
purposes at that time. A 1976 aerial photograph indicated that the neighbouring properties to
the south (across Hazeldean Road) were observed to be developed as commercial properties
at that time. Based on available city directories, adjacent properties to the east, west and
immediate south of the subject property were reportedly developed in approximately the
1990s. The previous 1998 Sendex Preliminary Phase I ESA report indicated that the
neighbouring properties to the north (across MacNeil Court) were reportedly developed in
the 1990s.
Available city directories indicated that a portion of a neighbouring property located
approximately 70 m to the southwest (in an assumed down-gradient location) was occupied
by Ace Dry Cleaners & Tailors with an on-site dry cleaning facility since approximately
1994. Based on our visual observations and the assumed down-gradient location from the
subject property to this dry cleaner, no significant issues of environmental concern have been
identified at the subject property in association with this neighbouring drycleaner.
The previous Phase I ESA/Update reports did not indicate any other environmental concerns
with respect to historical activities on the neighbouring properties; the most recent report was
dated November 1, 2008.
At the time of the site visit, no evidence of vent and/or fill pipes indicating the potential
presence of existing, abandoned or decommissioned USTs for fuel storage was observed on
the immediate adjacent/neighbouring properties (where accessible/visible).
Based on available information to-date, no new significant issues of environmental concern
have been identified at the subject property in association with the above noted historical
adjacent and neighbouring property uses.
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Page 8
4.2
Project No. 3635
Regulatory Information
The Ontario Ministry of the Environment (MOE) and Technical Standards & Safety
Authority (TSSA) were contacted (via the Freedom of Information process) to determine if
there had been any reported incidents for the property (see Appendix D for sources
contacted). Municipal authorities were not contacted since pertinent environmental
information was available from the provincial level. Information that was requested
included:
i). environmental permits;
ii). past or pending environmental control orders, charges, convictions or
complaints;
iii). outstanding environmental regulatory non-compliance issues, including
reportable spills; and
iv). any other pertinent information they may provide with respect to environmental
search requests.
Technical Standards & Safety Authority
Correspondence with the TSSA on July 31, 2012, indicated that there were no records on file
(from 1990 to present) indicating any historic or present aboveground (for private retail fuel
outlets) or underground fuel oil storage tanks at the subject property.
It should be noted that the Fuels Safety Division of the TSSA did not license or register
private fuel underground/aboveground storage tanks prior to January of 1990 or furnace oil
tanks prior to May 1, 2002. Also note that the Fuels Safety Division does not register waste
oil tanks in apartments, office buildings, residences, etc. or aboveground gasoline or diesel
tanks for non-retail fuel outlets.
Freedom of Information and Privacy Protection Office
A written request has been made to the MOE on August 1, 2012 in regards to the subject
property. A written reply was received from the MOE on September 27, 2012, and following
records were identified:
•
•
•
MOE HWIN generator detail at the subject property under 713949 Ontario Limited
with a Generator Number ON8022311 to generate paint/pigment/coating residue
(145I);
MOE HWIN generator detail at the subject property under Hazeldean Family Dental
Centre with a Generator Number ON8731961 to generate inorganic laboratory
chemicals (148C) and pathological wastes (312P);
Application Summary for the Certificate of Approval of Municipal and Private
Sewage Works, dated July 25, 2003;
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Page 9
•
•
•
Project No. 3635
Amended Certificate of Approval, Municipal and Private Sewage Works, for a
stormwater management system including rooftop storages, parking lot storages at the
catch basins and manholes, network of interconnected pipelines, catch basins and
manholes for collection of runoff, and all other appurtenances essential for proper
operation of the aforementioned sewage works, dated August 8, 2003;
Application for Certificate of Approval (air), dated December 23, 1999; and
Certificate of Approval (air) for the rooftop HVAC units, dated February 15, 2000.
Based on our observations and available information, no significant issues of environmental
concern have been identified at the subject property in association with above noted records.
A copy of the MOE response has been included in Appendix H.
MOE Publications Review
A review of the following publications was carried out as part of this ESA:
1. MOE Inventory of Coal Gasification Plant Waste Sites in Ontario, Vol. I & II, April,
1987;
2. MOE Waste Disposal Site inventory, June, 1991;
3. MOE Ontario Inventory of PCB Storage Sites, April 2003;
4. The MOE Hazardous Waste Information Systems (HWIS), Public Information Data
Set, 1986 to 2009;
5. The MOE on-line Hazardous Waste Information Network (HWIN), Registered
Generator List (October, 2012); and
6. The MOE on-line Brownfields Environmental Site Registry (August, 2012).
The review of the above publications did not indicate the presence of any nearby coal
gasification, PCB storage sites or waste disposal site within 1 km of the subject property.
The subject property and the adjacent/neighbouring properties within 250 m of the subject
property were not listed on the Brownfields Environmental Site Registry in accordance with
the Record of Site Condition (O. Reg. 153/04 as amended) requirements of Part XV.1 of the
Environmental Protection Act.
The subject property was not listed under the MOE Hazardous Waste Information Systems,
Public Information Data Set, for 1986 to 2009. However, Dental Centre in Unit 6 of the
subject property was listed on the current on-line MOE HWIN (August, 2012). Furthermore,
several neighbouring properties were identified as generators of registerable wastes under
these lists, and are listed in Table 4 below.
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Project No. 3635
Table 4 - List of Subject Property and Neighbouring Properties Identified as Generators of
Registerable Wastes
Name of
Generator
Generator
Number
Type of Waste
Generated
Waste
Class
Distance
from the
Subject
Property
Assumed
Groundwater
Gradient
compared to
the Subject
Property
MOE HWIN (August, 2012)
Dental Office
(457 Hazledean
Road, CRU 6)
Kanata Animal
Hospital
(440 Hazeldean
Road)
ON8731961
- Inorganic Laboratory
Chemicals
- Pathological Wastes
- 148 C
- 312 P
Subject
Property
N/A
ON1502500
- Pharmaceuticals
- Pathological Wastes
- 261 A
- 312 P
20 m
Southeast
Cross-gradient
20 m
South
Cross-gradient
MOE HWIS (1986 to 2009)
J.R. Business
Equipment Ltd.
(444 Hazeldean
Road)
1988-1999
ON1054101
- Petroleum distillates
- 213 I
Observations of these subject property and adjacent/neighbouring properties (where
accessible/visible) did not reveal any visual evidence of outside chemical storage or obvious
visual evidence of spills or staining. Based on our observations and the assumed crossgradient locations from the subject property, no significant issues of environmental concern
have been identified for the subject property in association with above noted neighbouring
properties.
Based on the above regulatory searches, our site observations and information available todate, no significant issues of environmental concern have been identified for the subject
property.
5.0
SITE VISIT FINDINGS AND DISCUSSION
The site visit was carried out by Ms. Kim of S2S on August 10, 2012. The weather was rainy
and the ambient temperature was approximately 18°C. The S2S representative was
accompanied by Mr. Poulin (Building Operator) of Morguard and Mr. Montuoro of BLJC
during part of the site visit. Mr. Poulin has reportedly been at the subject property for
approximately 11 years. S2S was permitted to access all areas of the subject buildings, with
the exception of roof section on Buildings A and C, and roof section above LCBO and Farm
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Project No. 3635
Boy in Building B. All exterior areas of the property were also accessible to S2S for
inspection.
5.1
Fuel/Chemical Handling and Storage
No aboveground storage tanks (ASTs) or USTs were observed/reported in the subject
buildings or on the subject property.
A hydraulic loading dock leveller owned by the LCBO tenant was observed in Unit 9
(LCBO) in Building B. No obvious visual evidence of leaks or stains was observed (where
visible and accessible) under the loading dock leveller.
Chemicals located at the subject property primarily consisted of maintenance supplies, and
were stored in containers that were 20 L in size or smaller (or bags that were 25 kg in size or
smaller). No obvious visual evidence of spills, leaks or stains was observed in the vicinity of
the chemical storage areas. Floors were noted to be in good condition and no drains were
observed in these chemical storage areas.
Based on the above observations, no significant issues of environmental concern have been
identified at the subject property in association with chemical handling/storage.
5.2
Waste Materials
Mercury dental amalgam wastes and medical wastes were reportedly produced from Unit 6
(Dental Centre) in Building B; meat trim wastes were reportedly produced from Unit 1 (Farm
Boy) in Building B; and waste cooking oils and greases were reportedly produced from
Building C (Colonnade Pizza). These waste materials were observed to be stored in
designated containers and reportedly removed from the subject property by licensed
contractors on a regular basis.
There was no other evidence of the generation of hazardous waste materials at the subject
property at the time of the site visit. Waste materials generated at the subject property
reportedly consisted of typical commercial wastes (solid, non-hazardous wastes) including
cardboard, plastic and other recyclable materials. The commercial wastes were stored in
metal waste bins located outside at the northwest side of Building B and northeast side of
Building C. The waste materials were reportedly removed from the subject property by
licensed waste haulers on a regular basis.
Based on the above observations, no significant issues of environmental concern have been
identified at the subject property in association with waste materials.
© S2S, 2012 • October 25, 2012
Page 12
5.3
Project No. 3635
Spill and Stain Areas
The interior floors of the subject buildings were observed to be generally vinyl/ceramic tiles
and laminate wood flooring in the tenant spaces; and concrete slab in the electrical room,
sprinkler room and Morguard office/storage. These floor areas were visually noted to be in
good condition.
At the time of the site visit, no obvious visual evidence of significant spills or staining was
observed with the exception of minor localized staining from parked vehicles observed on
the asphalt paved parking areas.
Based on the available information to-date and site observations, no significant issues of
environmental concern have been identified at the subject property in association with
stained areas.
5.4
Wastewater Discharges
As noted in Section 4.2, application summaries for Certificate of Approval of Municipal and
Private Sewage Works and Amended Certificate of Approval for stormwater management
system were received from the MOE. Based on our observations and available information,
no significant issues of environmental concern have been identified at the subject property in
association with above noted records.
Wastewater produced during specific dental procedures was reportedly processed through a
mercury amalgam separator located within Unit 6 (Dental Centre) in Building B before
discharging to the municipal drain. It should be noted that the mercury amalgam separator
was reportedly maintained on a regular basis by Stericycle.
No other process wastewater was reported to be produced as part of the on-site operations.
General wastewater discharge consisted of washroom, kitchenette and kitchen wastewater
which was reportedly discharged to the municipal sanitary system.
Based on the information obtained during the site visit, no significant issues of environmental
concern have been identified at the subject property in association with wastewater
discharges.
5.5
Air Discharges
As noted in Section 4.2, a Certificate of Approval for rooftop HVAC units was received from
the MOE. Based on our observations and available information, no significant issues of
environmental concern have been identified at the subject property in association with above
noted records.
© S2S, 2012 • October 25, 2012
Page 13
Project No. 3635
No other sources of air emissions that are suspected to result in significant residual
contamination to the property were identified to be present on the subject property.
Based on our site observations and information obtained during the site visit, no significant
issues of environmental concern at the subject property have been identified in association
with air emissions.
5.6
Polychlorinated Biphenyls (PCBs)
It was historically common to use PCBs in electrical equipment such as transformers,
fluorescent lamp ballasts, and capacitors. The federal Environmental Contaminants Act,
1976, prohibited the use of PCBs in heat transfer and electrical equipment installed after
September 1, 1977, and in transformers and capacitors installed after July 1, 1980. In
addition, the storage and disposal of PCB waste materials is regulated.
It should be noted that as per PCB Regulations SOR/2008-273, there is a requirement to
phase out the usage of equipment containing greater than 2 parts per million (ppm) of PCB.
The electrical equipment noted in the table below indicates potential/reported PCBcontaining equipment on the subject property. Based on the conversation with Hydro Ottawa
Personnel and the date of construction of the subject property, PCB concentration in the onsite transformers is less than 2 ppm. Furthermore, based on the age of the subject buildings,
it is unlikely that PCBs are present in the fluorescent light ballasts.
Table 5 - List of Potential/Reported PCB-Containing Equipment on the Subject Property
Equipment
Type
Location
Ownership
Installation
Year
PCB Containing
(Yes/No/Suspected)
PCB
Concentration
(ppm)
Pad-mounted
Transformer
Northwest corner of the
subject property
Hydro
Ottawa
1997
No
<2
Fluorescent
light ballasts
Throughout the subject
buildings
Morguard
1997
Not suspected based
on the age of the
subject buildings
N/A
There were no environmental concerns noted with respect to PCBs at the subject property.
5.7
Asbestos
The common use of potential friable (breakable by hand) asbestos-containing materials
(ACMs) (pipe/boiler insulation and fireproofing) in construction generally ceased voluntarily
in the mid 1970s; however, ACMs are known to be present in buildings constructed as late as
1986. Further, asbestos is still utilized in the manufacturing of some vinyl floor tiles and
cement products (i.e. Transite piping and panelling). As of November 1, 2005, an updated
asbestos regulation (O. Reg. 278/05 made under the Occupational Health and Safety Act)
© S2S, 2012 • October 25, 2012
Page 14
Project No. 3635
came into effect. Asbestos surveys undertaken prior to November 1, 2005 that were not
conducted in accordance to O. Reg. 278/05, should be reviewed and reassessed to determine
if they meet the requirements of the new regulation. Materials known or suspected to contain
asbestos should be assessed and, asbestos management plans should be implemented.
Based on the original construction date of the subject buildings (approximately 1997), it is
unlikely that ACMs are present in the building materials. No Transite materials were
observed on the subject property. As requested by Morguard, limited sampling of suspect
ACMs was conducted as part of this Phase I ESA. Samples of drywall joint compound, vinyl
floor tiles, vinyl sheet flooring and acoustic ceiling tiles were collected and submitted for
analyses for asbestos content.
A total of 19 representative suspected asbestos bulk samples were submitted to Scientific
Analytical Institute (SAI) in Greensboro, North Carolina for analysis of asbestos content by
EPA Analysis Methods 600/R-93/116 and 600/M4-82-020. SAI is certified under the
National Voluntary Laboratory Accreditation Program (NVLAP) to perform asbestos
analysis of bulk samples. Where appropriate, these samples were divided into homogeneous
groupings based on visual appearance and location prior to submission for ‘stop-positive’
analysis.
As indicated in the laboratory certificate of analysis (Appendix G), and Table 6 below,
asbestos was not detected in any of the 19 samples analyzed. No building materials tested
were determined to contain asbestos.
Table 6 - List of Asbestos Containing Material Samples and Results
Sample
Location
Electrical
Room
Electrical
Room
Sprinkler
Room
Morguard
Office
Morguard
Storage
Unit 2
(Anytime
Fitness)
Unit 3 (Just
Curious)
Unit 6
(Dental
Centre) Closet
Material Type &
Specific
Description
Drywall Joint
Compound
Drywall Joint
Compound
Drywall Joint
Compound
Drywall Joint
Compound
Drywall Joint
Compound
Approximate
Quantity
Condition
Friable
Good/
Yes/No
Damaged
N/A
Good
No
AS-DJC001a
N/A
Good
No
AS-DJC001b
N/A
Good
No
AS-DJC001c
N/A
Good
No
AS-DJC001d
N/A
Good
No
AS-DJC001e
Drywall Joint
Compound
N/A
Good
No
AS-DJC001f
None
Detected
Drywall Joint
Compound
N/A
Good
No
AS-DJC001g
None
Detected
Drywall Joint
Compound
N/A
Good
No
AS-DJC002a
None
Detected
© S2S, 2012 • October 25, 2012
S2S Field
Sample No.
Analytical
Results
None
Detected
None
Detected
None
Detected
None
Detected
None
Detected
Page 15
Sample
Location
Unit 6
(Dental
Centre) Washroom
Unit 6
(Dental
Centre) –
Staff Closet
Unit 6
(Dental
Centre)
Unit 6
(Dental
Centre)
Unit 6
(Dental
Centre)
Unit 6
(Dental
Centre) –
Staff Closet
Unit 6
(Dental
Centre) –
Staff Closet
Unit 6
(Dental
Centre) –
Staff Closet
Unit 3 (Just
Curious)
Unit 3 (Just
Curious)
Unit 3 (Just
Curious)
Project No. 3635
Material Type &
Specific
Description
Approximate
Quantity
Condition
Friable
Good/
Yes/No
Damaged
Drywall Joint
Compound
N/A
Good
No
AS-DJC002b
None
Detected
Drywall Joint
Compound
N/A
Good
No
AS-DJC002c
None
Detected
130 m2
Good
No
AS-ACT001a
None
Detected
130 m2
Good
No
AS-ACT001b
None
Detected
130 m2
Good
No
AS-ACT001c
None
Detected
Grey Vinyl Sheet
Flooring
2 m2
Good
No
AS-VSF001a
None
Detected
Grey Vinyl Sheet
Flooring
2 m2
Good
No
AS-VSF001b
None
Detected
Grey Vinyl Sheet
Flooring
2 m2
Good
No
AS-VSF001c
None
Detected
12”x12” Blue
Vinyl Floor Tiles
12”x12” Blue
Vinyl Floor Tiles
12”x12” Blue
Vinyl Floor Tiles
10 m2
Good
No
AS-VFT001a
10 m2
Good
No
AS-VFT001b
10 m2
Good
No
AS-VFT001c
2’x 4’ Acoustic
Ceiling Tiles with
Pinholes &
Fissures
2’x 4’ Acoustic
Ceiling Tiles with
Pinholes &
Fissures
2’x 4’ Acoustic
Ceiling Tiles with
Pinholes &
Fissures
S2S Field
Sample No.
Analytical
Results
None
Detected
None
Detected
None
Detected
There were no environmental concerns noted with respect to asbestos at the subject property
in the accessed areas at the time of the site visit.
5.8
Urea Formaldehyde Foam Insulation (UFFI)
The sale and installation of UFFI as thermal insulation began in approximately 1970, and
continued until December 1980 when it was banned under the federal Hazardous Products
Act. UFFI was installed in both new and existing buildings during this period. UFFI can
begin to deteriorate if exposed to water and moisture and this will result in formaldehyde gas
© S2S, 2012 • October 25, 2012
Page 16
Project No. 3635
emission. While small amounts of formaldehyde are harmless, it is an irritating and toxic gas
in significant concentrations.
As the subject buildings were constructed after 1980, it is unlikely that UFFI is present at the
subject property. Furthermore, evidence of UFFI was not observed during the site visit. It
should be noted that the assessment for UFFI was not exhaustive and analyses were not
performed to confirm the absence of UFFI.
There were no environmental concerns noted with respect to UFFI at the subject property.
5.9
Lead
In 2005 and updated on April 8, 2011, the lead content in paint was limited to 0.009% (90
ppm) by weight by the federal Surface Coating Materials Regulations, SOR/2005-109 under
the Hazardous Products Act. Lead is also associated with plumbing solder and old pipes
(pre-1990) as well as other lead-based products such as wall shielding (x-ray rooms).
Based on the original construction date of the subject buildings (approximately 1997), it is
possible that lead is present in paint. Lead shielding for x-ray radiation was observed
through an opening in a drywall wall in Unit 6 (Dental Centre) of Building B. However,
visual observations (where possible) did not indicate peeling of paint.
Prior to any renovations and/or building demolition activities, a lead survey should be
undertaken to determine if any of the paint to be disturbed is lead containing.
5.10 Ozone Depleting Substances (ODSs)
The federal government filed the Ozone-Depleting Substances Regulations (1998 and its
subsequent amendments) to control the import, manufacture, use, sale and export of ODSs.
These ODSs include: halons, carbon tetrachloride, chlorofluorocarbons (CFCs) (often
referred to as Freon), methyl chloroform, hydrobromofluorocarbons (HBFCs), methyl
bromide and hydrochlorofluorocarbons (HCFCs).
The dates for 90%, 99.5% and 100% reduction of HCFCs are January 1, 2015, January 1,
2020 and January 1, 2030, respectively. However, there are no restrictions on the use of
HCFCs as refrigerants in the refrigeration and air-conditioning sectors. Furthermore,
currently, there is no prohibition on the sale of refrigeration or air-conditioning systems that
contain HCFCs. Table 7 below lists the observed/reported ODSs on the subject property.
© S2S, 2012 • October 25, 2012
Page 17
Project No. 3635
Table 7 - List of Potential/Reported Ozone Depleting Substances on the Subject Property
Equipment
Type
Location
Ownership
Age
Refrigerant
Type
ODS
(Yes/No)
Phase
Out Date
Maintenance
Contractor
7 HVAC
Units
Rooftop
Tenant
(Farm Boy,
TD Canada
Trust)
19982004
R-22
Yes
No phase
out date
Unknown
11 HVAC
Units
Rooftop
Morguard
19972005
R-22
Yes
No phase
out date
Breneck
Technical
Services Inc.
There were no other sources of ODSs observed on the subject property at the time of the site
visit, with the exception of minor quantities of refrigerant in the tenant-owned refrigerators.
There were no environmental concerns noted with respect to ODSs at the subject property.
5.11 Radon
Radon gas is a product of the decay series that begins with uranium. Radon is produced
directly from radium, which can be commonly found in bedrock that contains black shale
and/or granite. Radon gas can migrate through the ground and enter buildings through porous
concrete or fractures. Radon tends to accumulate in poorly ventilated basements. However,
there were no basements in the subject buildings.
Based upon information contained on regional geological maps, radon gas products are not
expected to be found in the area of the subject property at levels of concern.
5.12 Electromagnetic Fields (EMF)
Electrical currents cause electromagnetic fields. Common household current is alternating
current, which reverses its direction (its charge) then switches back. This cycle creates
electric and magnetic fields at the same frequency. No scientific data supports definitive
answers to questions about the existence or non-existence of health risks related to
electromagnetic fields.
There were no high-voltage transmission lines or electrical substations, which could generate
significant electromagnetic frequencies, identified on or adjacent to the subject property.
5.13 Noise and Vibration
The effects of noise and vibration on human health vary according to the susceptibility of the
individual exposed, the nature of the noise/vibration and whether exposure occurs in the
working environment or in the home.
© S2S, 2012 • October 25, 2012
Page 18
Project No. 3635
There were no major or persistent sources of noise and/or vibration identified on or adjacent
to the subject property during the site visit.
5.14 Mould
There was no visual evidence of suspect mould growth in the accessed areas of the subject
buildings.
6.0
ADJACENT PROPERTIES – CURRENT LAND USE
Land use of the adjacent properties is identified on Drawing Nos. 2 and 3, included in
Appendix A. A summary of this land use is also presented below in Table 8.
Table 8 - Adjacent Properties – Current Land Use
Boundary Side
of Site
North
(across MacNeil
Court)
East
(adjacent)
South
(immediate
adjacent and
across Hazeldean
Road)
West
(adjacent)
Current Activity
Evident Potential Sources of
Contamination
Residential (Townhouses, Apartment)
None
Residential (Retirement Home)
None
Commercial Buildings (including
Restaurants, Florist, Hair Stylist, Century 21,
Photography Studio, Sherwin-Williams
Paints, Kundstadt Sports, Animal Hospital)
None
Community (Kanata Baptist Church)
None
The subject property was surrounded by residential buildings to the north (across MacNeil
Court) and east; commercial buildings to the south (immediate adjacent and across
Hazeldean Road); and a community building to the west. It should be noted that at the time
of the site visit, no evidence of vent or fill pipes indicating the potential presence of existing,
abandoned or decommissioned USTs were observed on the immediately
adjacent/neighbouring properties on all sides of the subject property (where
accessible/visible). Furthermore, observations of these adjacent/neighbouring properties
(where accessible/visible) did not reveal any obvious visual evidence of outside chemical
storage in ASTs, USTs and drums, and/or spills.
As mentioned in Section 4.1.2 above, a portion of neighbouring property located
approximately 70 m to the southwest (in an assumed down-gradient location) was occupied
by Ace Dry Cleaners & Tailors with an on-site dry cleaning facility since approximately
1994 to the present. Based on our visual observations and the assumed down-gradient
© S2S, 2012 • October 25, 2012
Page 19
Project No. 3635
location from the subject property to this dry cleaner, no significant issues of environmental
concern have been identified at the subject property in association with this neighbouring dry
cleaner.
Based on available information to-date and our site observations, no significant issues of
environmental concern have been identified for the subject property in association with the
above noted adjacent and neighbouring property uses.
7.0
CONCLUSIONS
Based on information gathered and observations made, the Phase I ESA has revealed that no
issues of environmental concern were identified at the subject property that would warrant a
Phase II ESA at this time.
8.0
CLOSURE
We trust the above meets with your current requirements. In the meantime, should you have
any comments, questions, or require additional information, please do not hesitate to contact
this office.
Respectfully Submitted,
S2S ENVIRONMENTAL INC.
Trudy Kim, Hon. B.Sc.
Project Scientist
Riyaz Punjani, P.Eng.
Technical Reviewer
Distribution: (1 PDF Copy) - Ms. Kelly Klassen (Morguard)
© S2S, 2012 • October 25, 2012
Page 20
9.0
Project No. 3635
LIMITATIONS
This report has been prepared for the sole benefit of Morguard Investments Limited
(Morguard) and Morguard Realty Holdings Inc. (MRHI). The report was completed in
accordance with the Master Services Agreement dated August 2, 2012 between Morguard
and S2S Environmental Inc. and the CSA Standard.
The report may not be relied upon by any other person or entity without the express written
consent of S2S Environmental Inc., and Morguard. Any use that a party makes of this report,
or any reliance on decisions made based on it, is the responsibility of such parties. S2S
accepts no responsibility for damages, if any, suffered by any party as a result of decisions
made or actions based on this report.
S2S makes no other representation whatsoever, including those concerning the legal
significance of its findings, or as to the other legal matters addressed incidentally in this
report, including but not limited to, ownership of any property, or the application of any law
to the facts set forth herein. With respect to regulatory compliance issues, regulatory statutes
are subject to interpretation. These interpretations may change over time, thus Morguard and
MRHI should review such issues with appropriate legal counsel.
Some of the information presented in this report was provided through existing documents
and interviews. Although attempts were made, whenever possible, to obtain a minimum of
two confirmatory sources of information, S2S in certain instances has been required to
assume that this information provided is accurate.
The conclusions as presented are based on the visual observations of the accessible property
elements of the site and adjacent properties observed on August 10, 2012, as well as on a
review of historical and regulatory information.
© S2S, 2012 • October 25, 2012
Page 21
APPENDIX A
DRAWINGS
© S2S, 2012 • October 25, 2012
Project No. 3635
APPENDIX B
TENANT LIST
© S2S, 2012 • October 25, 2012
Project No. 3635
CURRENT TENANT INFORMATION FOR THE SUBJECT
PROPERTY
Building
Unit No.
Tenant
A
N/A
TD Canada Trust
B
1
Farm Boy
B
2
Anytime Fitness
B
3
Just Curious
B
4
Pet Valu
B
5
Rudy’s Barber Style
B
6
Dental Centre
B
7
Vacant
B
8
Bulk Barn
B
9
LCBO
C
N/A
Colonnade Pizza
© S2S, 2012 • October 25, 2012
Project No. 3635
APPENDIX C
SITE PHOTOGRAPHS
© S2S, 2012 • October 25, 2012
Project No. 3635
Photo 1: View of the south elevation of Building A,
looking northeast.
Photo 2: View of the north elevation of Building A,
looking southeast.
Photo 3: View of a portion of the south elevation of the
Building B, looking northwest.
Photo 4: View of the west elevation of Building B,
looking northeast.
© S2S, 2012 • October 25, 2012
Project No. 3635
Photo 5: View of the west elevation of Building C,
looking southeast.
Photo 6: View of the south elevation of Building C,
looking northeast.
Photo 7: View of portions of the adjacent residential
properties to the north (across MacNeil Court), looking
northwest from the roof of Building B.
Photo 8: View of the adjacent residential property to the
east of the subject property, looking north from across
Hazeldean Road.
© S2S, 2012 • October 25, 2012
Project No. 3635
Photo 9: View of a portion of the adjacent commercial
property to the south, looking west.
Photo 10: View of a portion of the neighbouring
commercial property to the south (across Hazeldean
Road), looking southeast.
Photo 11: View of a portion of the adjacent community
property to the west, looking southwest.
Photo 12: View of the waste cooking oil and grease bin
outside Building C (Colonnade Pizza).
© S2S, 2012 • October 25, 2012
Project No. 3635
Photo 9: View of the hydraulic loading dock leveller in
Unit 9 (LCBO) of Building B.
Photo 10: View of a portion of the lead shielding behind
the wall in Unit 6 (Dental Centre) of Building B.
Photo 9: View of mercury dental amalgam separator in
Unit 6 (Dental Centre) of Building B.
Photo 10: View of a portion of typical interior view of
Unit 1 (Farm Boy) of Building B.
© S2S, 2012 • October 25, 2012
Project No. 3635
APPENDIX D
RESOURCE INFORMATION
© S2S, 2012 • October 25, 2012
Project No. 3635
HISTORICAL SOURCES, REGULATORY CONTACTS,
BACKGROUND INFORMATION AND PERSONS INTERVIEWED
SOURCE
INFORMATION
RECEIVED/REVIEWED
Mr. Robert Poulin of Morguard;
Mr. Terry Young of Morguard;
Mr. Carlo Montuoro of BLJC; and
Mr. Joe Herbert of Breneck Technical
Services Inc. (Mechanical Contractor for the
Subject Property)
Site access, site current and historical
information
Previous Environmental Reports/Background
Information
-“Phase 1 Environmental Site Assessment,
Part of East Half Lot 31 & Part of West Half
Lot 32, Concession 12, City of Kanata”
report, prepared for Penequity Management
Corp., prepared by Oliver, Mangione,
McCalla & Associates Limited Consulting
Engineering, Hydrogeologists & Planners
(OMMA), dated June, 1996;
-“Preliminary (Phase I) Environmental Site
Assessment, Farm Boy Market Square, 456
Hazeldean Road, Kanata, Ontario” report,
prepared for Morguard, prepared by Sendex
Environmental Corp. Environmental and
Industrial Hygiene Consultants (Sendex),
dated February 18, 1998;
-“Site Information, Farm Boy Market
Square, 457 Hazeldean Road, Kanata,
Ontario” report, prepared for Cumming
Cockburn Limited, prepared by Sendex,
dated February 27, 1998; “Farmboy/Market
Square – Roof Top Exhausted Emissions”
report, prepared for Morguard, prepared by
MCW Energy Reduction Services Ltd.,
dated April 7, 1999;
-“Technical Support – Air Emissions, Farm
Boy Market Square, 457 Hazeldean Road,
Kanata, Ontario” report, prepared for
Morguard, prepared by Sendex, dated May
20,1999;
-“Emission Summary and Dispersion
Modelling Report, 457 Hazeldean Road,
Kanata, Ontario”, prepared for Morguard,
prepared by Sendex, dated September
30,1999;
© S2S, 2012 • October 25, 2012
Project No. 3635
SOURCE
City Directories
- Toronto Reference Library and National
Archives of Canada
Fire Insurance Plans
- Toronto Reference Library
Aerial Photographs
- National Air Photo Library
- Google Earth
Topographic/Ontario Base Maps
- SoftMap Plus Software
Ontario Geological Survey 2010. Surficial
geology of Southern Ontario; Ontario
Geological Survey, Miscellaneous ReleaseData 128-REV
– OGS Earth Mapping Service “Google
Earth”
MOE Inventory of Coal Gasification Plant
Waste Sites in Ontario, Vol. I & II, April,
1987
© S2S, 2012 • October 25, 2012
INFORMATION
RECEIVED/REVIEWED
-“Certificate of Approval (Air), Number
1866-4FYM7H” report, prepared for
Morguard, prepared by Ministry of the
Environment, dated February 28,2000;
-“Phase I Environmental Site Assessment,
Vacant Lot East of 457 Hazeldean Road,
Ottawa, Ontario” report, prepared for
Morguard, prepared by Jacques Whitford
Environmental Limited, dated December 31,
2002;
-“Phase I Environmental Site Assessment
Update
and
Asbestos/Mould
Reconnaissance Survey, 457 Hazeldean
Road (Market Square), Kanata, Ontario”
report, prepared for Morguard, prepared by
Golder Associates Ltd. (Golder), dated May
19, 2005; and
-“Update Phase I Environmental Site
Assessment
Property
No.3602,
457
Hazeldean Road (Market Square), Kanata,
Ontario” report, prepared for Morguard,
prepared by Golder, dated November, 2008.
1991, 1994 and 2000/2001
Subject property and adjacent/neighbouring
properties not covered.
1947, 1976 and 1985
2003, 2004, 2007, 2008 and 2009
Ontario Base Maps Volume 1
Regional geological soil data
Coal Gasification Plant Waste Sites
potentially near subject property
Project No. 3635
INFORMATION
RECEIVED/REVIEWED
MOE Waste Disposal Site Inventory, June,
Waste Disposal Sites potentially near
1991
subject property
MOE Ontario Inventory of PCB Storage Sites, PCB Storage Sites potentially near subject
April, 2003
property
Potential list of historic hazardous waste
MOE Hazardous Waste Information Systems,
generators for the subject property and
Public Information Data Set, 1986 to 2009
neighbouring properties
MOE on-line Hazardous Waste Information
Potential list of current hazardous waste
Network (HWIN), Registered Generator List
generators for the subject property and
(Accessed October, 2012).
neighbouring properties
A list of sites that have voluntarily filed a
The MOE on-line Brownfields Environmental
Records of Site Condition in the accordance
Site Registry (Accessed August, 2012)
with the Environmental Protection Act
Technical Standards and Safety Authority
Review of computer database for possible
(TSSA).
storage of fuels on subject property from
Contact: Sarah Quibell, [email protected]
1990 to present
SOURCE
NOTE: The available historical coverage (i.e. city directories, fire insurance plans and aerial photographs) is not a continuous
record. It is possible that features of interest may have appeared and disappeared between coverage dates, or in some cases may
have predated available coverage. In addition, aerial photograph quality is variable and in some instances site features are difficult
to identify or their purpose may be difficult to establish.
© S2S, 2012 • October 25, 2012
Project No. 3635
APPENDIX E
CITY DIRECTORY SEARCHES
© S2S, 2012 • October 25, 2012
Project No. 3635
City Directory Search
457 Hazeldean Road, Ottawa
V – Vacant NV – Not Verified
Com – Commercial/Retail
ANL – Address Not Listed
NR – No Return
R – Residential
MCom – Multitenant Commercial/Retail
SNL – Street Not Listed
2000/2001 – Most Recent Available C.D.
Lombardo Drive – All
2-24
R
MacNeil Ct – All
9
11-99
Stonewick Heights / R
R
McDermot Ct - All
2-107
R
Shearer Cres – 130 to End
26, 142-160
R
Hazeldean – 436/ before 445 to 473/474
436
440
442
444
455
457
462
471
474
486
486
I-Stat Canada Ltd
Kanata Animal Hospital; Kanata Dog Grooming; Mockett D J; Ringelberg C N
Cafe Rose; Videoflicks; Units – M&M Meat Shops
Alexanian Carpets; Competition Computers; Twonie Pizza; Domenic’s Music Stores; Dominic’s
Academy of Music; Track 7 Recordings; Level 2 Hair
Kanata Nail Studio; Paul’s Pro Korner; Hazeldean Florist; Tony’s Place Hairstylists
Magiccuts; Bulk Barn; Dollar King Hazeldean Ltd; De Gouw K; Simon C; Hazeldean Family
Dental Centre
Harvester House Restaurant; Kunstadt Sports; Tropical Cabanas; Copiexpert Plus Kanata;
Rossen’s Glass & Mirror Co; Master John Unisex Salon; Occasions; Kanata Flooring; Vitimex;
Glen Scottish Pub & Restaurant
Rogers Video; Prodecor; Bank of Nova Scotia; Kanata Vacuum & Sewing Centre; Wine & Beer
Depot; Talisman Flowers; Pet Agree; Act Li Fashions; Computers & More Inc.; Ace Dry Cleaners;
Apex Art Framing
Stereo Plus Kanara; Yarn Forward Inc.; Funkenhauser Carol; Hair by Design; Burger King;
Running Stitch; Issac’s; Dollaroka
Grade Expectations Learning Centres
Moore Chiropractic Health Centre; Moore Jim
Banning Rd – 145 to End
145-191
R
1994 – Ottawa Suburban
Lombardo Drive – All
Street Not Listed
MacNeil Ct – All
Street Not Listed
McDermot Ct - All
- Lombardo Dr
2-108 R / some V or NV
130-160
R
436
440
442
444
445
455
457
462
465
471
486
Van Leeuwen Boomkamp Ltd furn sls; NV; Maheu Corp appliances; NV; I-Stat Canada Ltd med
diagnostics
Kanata Animal Hospital; Kanata Dog Grooming
First Choice Hair Cutters; Mister Mugs Coffee & Donuts; M&M Meat Shop; Broken Cue;
Videoflicks
Pizza Extra; Century 21 John Devries ltd; House of Carpet
R
Kanata Hazeldean Florist; Tony’s Place Hairstylists
ANL
Willy’s Pizza; Palladium Convenience Store; Glen Scottish Pub; Geln’s Cafe; Hong Chow Dining
Lounge; P C Pro Computers; Berrys Pet Food; Occasions; One for One Pizza; Master John
hairstyling ; Harvester House Restaurant
Church
Prodecor Paint & Wallcoverings; Perfect Portion Meat Shop; Kanata Vacuum & Sewing Centre;
Talisman Flowers; Elwin’s Ice Cream & Yogurt; Computers and More Inc.; Ace Dry Cleaners &
Tailors; Dick Paul Hon QC MP Constituency ofc; Strike Bargain; Kanata Hobby Centre; A & B
Sports ; National Trust
Albert Gate Real Estate
145-157
R
158
Ceramic Innovations / R
159
NV
160-166
R
167
Insurance; Martime Life Assurance Co /R
168-191
R
1991 – Ottawa Suburban
Lombardo Drive – Street Not Listed
MacNeil Ct – Street Not Listed
McDermot Ct - All
Street Not Listed
130-160
R / some V or NR
436
440
442
444
445
446
455
457
I-Stat Canada Ltd med device mfg; Aecl Accelerators
Kanata Animal Hospital; Kanata Dog Grooming
First Choice Hair Cutters; Mister Mugs Coffee & Donuts; M&M Meat Shop; Broken Cue;
Videoflicks; Corleone’s Pizzeira
Century 21 John Devries Ltd real estate
Fairfield Manor sr citizen res
V
Hazeldean Florist; Tony’s Place
ANL
462
465
471
486
Willy’s Pizza; macs Convenience Store; Glen Scottish Pub; Nicola Hairstylist; Dining Lounge;
Insurance Brokers Ltd; Berry’s Pet Food; Occasions party supplies; Corporate Printers; Master
John men’s hairstyling; Restaurant
Church
ANL
Albert Gate Real Estate
145-157
R / some NR
158
Ceramic Innovations / R
159
NR
160-191
R / some NR or V
1990 – Only Greater Ottawa C.D.s Available
Lombardo Drive – Street Not Listed
MacNeil Ct – Street Not Listed
McDermot Ct - Street Not Listed
Shearer Cres – Street Not Listed
Hazeldean – Street Not Listed
Banning Rd – Street Not Listed
APPENDIX F
AERIAL PHOTOGRAPHS
© S2S, 2012 • October 25, 2012
Project No. 3635
APPENDIX G
LABORATORY CERTIFICATE OF ANALYSIS
© S2S, 2012 • October 25, 2012
Project No. 3635
Bulk Asbestos Analysis
By Polarized Light Microscopy
EPA Method: 600/R-93/116 and 600/M4-82-020
Customer: S2S Environmental Inc.
1099 Kingston Road Suite 260
Pickering, Ontario L1V 1B5
Lab Order ID:
Attn: Trudy Kim
Mahtab Ghadakpour
Sample ID
Description
Lab Sample ID
Lab Notes
ASACT001a
ACT, pinholes & fissures,
Dental Centre
Asbestos
None Detected
Fibrous
Components
50%
30%
Cellulose
Fiber Glass
Date Received:
8/15/2012
Date Reported:
8/20/2012
Non-Fibrous
Components
20%
Other
Dental Centre
None Detected
50%
30%
Cellulose
Fiber Glass
20%
Other
Dental Centre
None Detected
50%
30%
Cellulose
Fiber Glass
20%
Other
DJC, Electrical Room
100%
Other
None Detected
DJC, Electrical Room
100%
Other
None Detected
DJC, Sprinkler Room
100%
Other
None Detected
DJC, Office
100%
Other
None Detected
White
Non Fibrous
Homogeneous
White
Non Fibrous
Homogeneous
Crushed, Teased
1213449PLM_7
ASDJC001e
White
Non Fibrous
Homogeneous
Crushed, Teased
1213449PLM_6
ASDJC001d
White
Non Fibrous
Homogeneous
Crushed, Teased
1213449PLM_5
ASDJC001c
Gray
Fibrous
Heterogeneous
Crushed, Teased
1213449PLM_4
ASDJC001b
Gray
Fibrous
Heterogeneous
Teased
1213449PLM_3
ASDJC001a
Treatment
Gray
Fibrous
Heterogeneous
Teased
1213449PLM_2
ASACT001c
Attributes
Teased
1213449PLM_1
ASACT001b
1213449PLM
Analysis ID:
Project: PN3602 - Hazeldean
1213449
DJC, Storage
100%
Other
None Detected
White
Non Fibrous
Homogeneous
Crushed, Teased
1213449PLM_8
Disclaimer: Due to the nature of the EPA 600 method, asbestos may not be detected in samples containing low levels of asbestos. We strongly recommended that analysis of floor tiles, vermiculite, and/or
heterogeneous soil samples be conducted by TEM for confirmation of “None Detected” by PLM. This report relates only to the samples tested and may not be reproduced, except in full, without the
written approval of SAI. This report may not be used by the client to claim product endorsement by NVLAP or any other agency of the U.S. government. Estimated MDL is 0.1%.
Bobby Wheatley (19)
Analyst
Scientific Analytical Institute, Inc.
Nathaniel Durham, MS or Approved Signatory
4604 Dundas Dr. Greensboro, NC 27407
(336) 292-3888
Page 1 of 3
EPA Method: 600/R-93/116 and 600/M4-82-020
Lab Order ID:
Attn: Trudy Kim
Mahtab Ghadakpour
Sample ID
Description
Lab Sample ID
Lab Notes
AS-DJC001f
Asbestos
Fibrous
Components
DJC, Anytime Fitness
Date Received:
8/15/2012
Date Reported:
8/20/2012
Non-Fibrous
Components
100%
Other
None Detected
DJC, Just Curious
100%
Other
None Detected
DJC, Dental -Closet
100%
Other
None Detected
DJC, Dental -washroom
100%
Other
None Detected
DJC, Dental -staff closet
100%
Other
None Detected
Grey VST, Dental -Closet
100%
Other
None Detected
100%
Other
None Detected
White
Non Fibrous
Homogeneous
White
Non Fibrous
Homogeneous
Dissolved
1213449PLM_15
ASVSF001c
White
Non Fibrous
Homogeneous
Dissolved
1213449PLM_14
ASVSF001b
White
Non Fibrous
Homogeneous
Crushed, Teased
1213449PLM_13
ASVSF001a
White
Non Fibrous
Homogeneous
Crushed, Teased
1213449PLM_12
ASDJC002c
White
Non Fibrous
Homogeneous
Crushed, Teased
1213449PLM_11
ASDJC002b
Treatment
White
Non Fibrous
Homogeneous
Crushed, Teased
1213449PLM_10
ASDJC002a
Attributes
Crushed, Teased
1213449PLM_9
ASDJC001g
1213449PLM
Analysis ID:
1213449
100%
Other
None Detected
White
Non Fibrous
Homogeneous
Dissolved
1213449PLM_16
Bobby Wheatley (19)
Analyst
(336) 292-3888
Page 2 of 3
EPA Method: 600/R-93/116 and 600/M4-82-020
Lab Order ID:
Attn: Trudy Kim
Mahtab Ghadakpour
Sample ID
Description
Lab Sample ID
Lab Notes
ASVFT001a
Asbestos
Fibrous
Components
Blue VFT, Just curious
Date Received:
8/15/2012
Date Reported:
8/20/2012
Non-Fibrous
Components
100%
Other
None Detected
100%
Other
None Detected
Treatment
Gray
Non Fibrous
Homogeneous
Gray
Non Fibrous
Homogeneous
Dissolved
1213449PLM_18
ASVFT001c
Attributes
Dissolved
1213449PLM_17
ASVFT001b
1213449PLM
Analysis ID:
1213449
100%
Other
None Detected
Gray
Non Fibrous
Homogeneous
Dissolved
1213449PLM_19
Bobby Wheatley (19)
Analyst
(336) 292-3888
Page 3 of 3
APPENDIX H
MOE FOI RECORDS
© S2S, 2012 • October 25, 2012
Project No. 3635
APPENDIX I
ASSESSOR QUALIFICATIONS
© S2S, 2012 • October 25, 2012
Project No. 3635
Name:
Trudy Kim, Hon. B.Sc.
Position:
Project Scientist
Education:
Environmental Protection Technician (Fast-Track Diploma), Centennial
College, Toronto, Ontario, 2010;
Hon. B.Sc., Environmental Science, University of Toronto at Scarborough,
Toronto, Ontario, 2007
Courses:
Applied Hydrology/Spills Management, Centennial College, 2010
Hazardous Waste & Modern Ind. Processes, Centennial College, 2010
Applied Environmental Microbiology, Centennial College, 2009
Engineering Equipment and Processes, Centennial College, 2009
Environmental Legislation and Regulations, Centennial College, 2009
Environmental Toxicology, University of Toronto, 2007
Environmental Hazards, University of Toronto, 2006
Principles of Hydrology, University of Toronto, 2005
Principles of Soil Science, University of Toronto, 2005
Environmental Site Assessments
•
Project Scientist/Site Assessor, Phase I Environmental Site Assessment (ESA) of
commercial, industrial, and residential sites for Morguard Investments Limited, and
other financial and legal clients.
•
Completed Phase I ESAs generally based on current Canadian Standards Association
requirements. Conducted detailed reviews of environmental registries, city directories,
topographic and geological maps, and pertinent historical information. Identified and
assessed potential or actual environmental contamination and presence of hazardous
materials. Developed conclusions and recommendations based on applicable federal,
provincial, and municipal regulations. Prepared technical reports and drawings.
•
Project Scientist, Phase II Environmental Site Assessments of commercial, industrial,
and residential sites for Morguard Investments Limited, and other financial and legal
clients. Prepared technical reports and drawings.
© S2S, 2012 • October 25, 2012
Project No. 3635
Hazardous Materials Surveys
•
Project Scientist/Site Assessor, Hazardous Materials Surveys including Designated
Substances Surveys, Asbestos Containing Materials Surveys, and Visual Mould
Assessments for numerous commercial and residential sites for Morguard Investments
Limited, and other clients.
• Surveys included the identification, collection, and/or documentation of suspected
hazardous materials such as asbestos, lead, mercury, PCBs, mould, etc. Developed
conclusions and recommendations for abatement, containment, and/or disposal strategies
based on federal and provincial regulations. Prepared technical reports and drawings
which included the integration of field notes/documentation, laboratory analysis results
and graphical elements.
Property Condition Assessments
• Project Scientist/Site Assessor, Property Condition Assessments (PCAs) of commercial,
industrial, and residential sites for financial and legal clients.
• Completed PCAs in general accordance with the current ASTM standards. Conducted
visual assessments and identified physical deficiencies of property elements including
the structural frame, building envelope, roofing, mechanical, electrical, and fire
suppression systems, and other material systems, components, and/or equipment.
Recommended replacement, reconstruction, and/or repair strategies. Estimated costs for
immediate repair and replacement reserves based on established company protocol.
Prepared technical reports and drawings.
© S2S, 2012 • October 25, 2012
Project No. 3635
Name:
Riyaz Punjani, P.Eng.
Position:
Project Manager/Senior Consultant
Education/
Courses
B.A.Sc., Civil and Environmental Engineering, University of Toronto,
ON, 1989
Arbitration I and II, University of Toronto, ON, 1995
QMI ISO9001 Quality Management Course, Toronto, ON, 1995
Leaders & Managers Course, JWEL, Markham, ON, 1997-1999
USEPA – AHERA (Asbestos Hazardous Emergency Response Act)
Building Inspector and Management Planner Training Course
Cole & Associates, Seattle, WA, USA, 1999
Confined Space Entry Training, BC Research Inc., Vancouver, BC, 2000
Results-Centred Leadership Program – Executive Management
Catalyst Training Services Inc., Vancouver, BC, 2001
Environmental Site Assessments
•
Senior Project Manager/Lead Auditor/Technical Reviewer, Phase I & II Environmental
Site Assessments and Compliance Audits at over 1000 sites for Manulife Financial,
HSBC, Bank of Montreal, Bank of Nova Scotia, Buetel Goodman Real Estate Group,
Royal Bank, Ontario Pension Board, City of Toronto, Public Works and Government
Services Canada, Transport Canada, CN Real Estate, CN North America, Kelsey Hayes,
ArrowHead Metals, Albright & Wilson, Goodyear, Colgate-Palmolive and numerous
other financial and industrial clients. In addition to Phase I ESAs, scope of work included
conducting shallow vapour surveys, electromagnetic surveys, environmental/compliance
audits, and intrusive investigations for petroleum, solvent and metals contamination.
•
Senior Project Manager/Technical Reviewer, Phase II Environmental Site Assessments at
over 500 petroleum storage and dispensing facilities, for Shell Canada Products Limited,
Petro-Canada, Imperial Oil Limited, Canadian Tire Petroleum, UCO Petroleum Inc.,
Department of National Defence, Canex and industrial/financial institutions.
•
Senior Project Manager, Hazardous Materials and Site Decommissioning studies,
including PCBs, heavy metals, asbestos and environmental soil and groundwater
sampling and analyses, Metro Toronto Housing Authority, General Tire, Goodyear,
Chrysler, Corning, Great-West Life, Albright & Wilson, Kelsey-Hayes and numerous
other industrial clients.
© S2S, 2012 • October 25, 2012
Project No. 3635
Environmental Site Remediation
•
Senior Project Manager, Phase III Environmental Site Remediation (soil and
groundwater) at over 200 petroleum contaminated sites including excavation and
disposal, bio-venting, vapour extraction, bio-slurping, bioremediation (in-situ/ex-situ), air
sparging and soil management, for Shell Canada Products Limited, Petro-Canada,
Imperial Oil Limited, Canadian Tire Petroleum, UCO Petroleum Inc., Department of
National Defence, Transport Canada, Canex and industrial/financial institutions.
•
Senior Project Manager, Total Project Management including preparation of scope of
work, tendering to contractors, costing, regulatory/public liaison, Remedial Action Plan
preparation and presentation, decommissioning of sites (hazardous materials, solvents,
PCBs, asbestos, coal tar, PAHs, heavy metals, etc.), brown field developments of
numerous service stations and industrial properties across Ontario and British Columbia,
for major petroleum clients, Federal and Provincial Governments, industrial clients and
municipalities.
Property Condition Assessments
•
Site Assessor/Project Manager, Building/Property Condition Assessments of residential
and commercial/industrial properties including low and high rise apartment buildings,
town house complexes, strip malls, shopping complexes, office buildings and multitenant spaces. Type of structure exteriors included wood frame, stucco, concrete, metal
and glass cladding and brick finishes. Provided assessment for expected/remaining useful
life of system components and recommendations for repairs, maintenance and
replacement of property elements and building components.
•
Conducted reserve fund studies for condominium corporations as part of their annual
budgets forecasting for maintenance. Determined immediate repairs and developed
maintenance programs for multi-tenanted residential and commercial properties.
•
Technical Reviewer, Building/Property Condition Assessments of residential,
commercial and industrial properties. Provided overall technical advice and report review
on over 50 PCA projects.
© S2S, 2012 • October 25, 2012
Project No. 3635

S2S PROJECT NO. 3635 MORGUARD PO # KK

Transcription

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