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Record of Site Condition # 217588 Record of Site
Ontario Ministry of the Environment and Climate Change - Record of Site Condition # 217588 Record of Site Condition Under Part XV.1 of the Environment Protection Act Summary Record of Site Condition Number Date Filed to Environmental Site Registry Certification Date Current Property Use Intended Property Use Certificate of Property Use Number Applicable Site Condition Standards** Property Municipal Address 217588 2015/04/10 2014/04/07 Industrial Residential No CPU Full Depth Generic Site Conditions Standard, with Potable Ground Water, Coarse Textured Soil, for Residential property use 2833 16TH AVENUE, MARKHAM, ON, L3R 0P8, 350 ALLSTATE PARKWAY, MARKHAM, ON, L3R 1K8 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 and Climate Change. Filed Record of Site Condition # 217588 on 2015/04/10 1 of 20 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 ARMADALE CO. LIMITED Authorized Person PAUL MCVEIGH Mailing Address 180 RENFREW DRIVE, MARKHAM ONTARIO, CANADA Postal Code L3R 9Z2 Phone (905) 477-8000 Fax (905) 477-6897 Email Address [email protected] Information about other current owners Owner Name CF/OT BUTTONVILLE PROPERTIES INC. Authorized Person WAYNE BARWISE Mailing Address 20 QUEEN STREET WEST, TORONTO ONTARIO, CANADA Postal Code M5H 3R4 Phone (416) 598-8200 Fax Email Address Filed Record of Site Condition # 217588 on 2015/04/10 2 of 20 RSC Property Location Information Municipal Address(es) 2833 16TH AVENUE, MARKHAM, ON L3R 0P8 350 ALLSTATE PARKWAY, MARKHAM, ON L3R 1K8 Municipality Markham Legal Description See Attached Lawyer’s Letter Assessment Roll Number(s) 1936020133863000000 1936020132270100000 19360201338671000000 Property Identifier Number(s) 03046-0044 (LT) 03046-0055 (LT) 03046-0230 (LT) 03046-0231 (LT) RSC Property Geographical References Coordinate System UTM Datum NAD 83 Zone 17 Easting 631,123.70 Northing 4,857,655.00 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 Industrial Intended Property Use Residential Certificate of Property Use has been issued under section 168.6 of the EPA No Filed Record of Site Condition # 217588 on 2015/04/10 3 of 20 Please See the Signed Statements of Property Owner, or Agent, or Receiver at the End of this RSC The rest of this page has been left intentionally blank Filed Record of Site Condition # 217588 on 2015/04/10 4 of 20 PART 2: LIST OF REPORTS, SUMMARY OF SITE CONDITIONS AND QUALIFIED PERSON’S STATEMENTS AND CERTIFICATIONS Qualified Person's Information Name ROBERT MACKENZIE Type of Membership Under the Professional Geoscientists Act Practising Member Membership Number 1211 QP Employer Name PINCHIN LTD. Mailing Address 2470 MILLTOWER COURT, MISSISSAUGA ONTARIO, L5N 7W5 CANADA Phone (905) 363-1337 Fax (905) 363-0681 Email Address [email protected] Municipal Information Local or Single-Tier Municipality Markham Upper-Tier Municipality York Ministry of the Environment and Climate Change District Office District Office York-Durham District Office District Office Address 230 Westney Rd. S., 5th floor, Ajax ON L1S 7J5 Filed Record of Site Condition # 217588 on 2015/04/10 5 of 20 Phase One Environmental Site Assessment Report Document used as the phase one environmental site assessment report and updates in submitting the RSC for filing The date the last work on all of the records review, interviews and site reconnaissance components of the phase one environmental site assessment was done (refer to clause 28(1)(a) of O. Reg. 153/04) (YYYY/MM/DD) Type of Report Name of Consulting Company Report Title Date of Report (YYYY/MM/DD) Author of Report 2014-04-07 P1 ESA Phase One Environmental Site Assessment, Toronto Buttonville Municipal Airport - Southern Portion, Markham, Ontario 2012-07-05 Heather McLennan, Min Song and Steven Roberts PINCHIN ENVIRONMENTAL LTD. P1 ESA Update Phase One Environmental Site Assessment Update, Toronto Buttonville Municipal Airport - Southern Portion 2014-05-30 Corinne Field and Robert MacKenzie PINCHIN ENVIRONMENTAL LTD. Reports and Other Documents Related to the Phase One Environmental Site Assessment Reports and other documents relied upon in certifying the information set out in section 10 of Schedule A or otherwise used in conducting the phase one environmental site assessment Report Title Date of Report (YYYY/MM/DD) Author of Report Name of Consulting Company Phase I Environmental Site Assessment, Lot 6, Registered Plan 65M2695, Town of Markham, Ontario 2005-03-08 Vicky Poon, Simon Lan and Peter Chan Trow Associates Inc. Phase I Environmental Site Assessment, 20 Renfrew Drive, Part of Lots 5 and 6, Lot 7, Plan 65M-2355, Town of Markham, Ontario 2005-03-09 Vicky Poon, Simon Lan and Peter Chan Trow Associates Inc. Phase I Environmental Site Assessment, Toronto Buttonville Municipal Airport, Markham, Ontario 2010-02-16 Kelly Klassen and Andy Vanin Pinchin Environmental Ltd. Phase II Environmental Site Assessment, Toronto Buttonville Municipal Airport, Markham, Ontario 2010-05-05 Min Song, Kelly Klassen and Robert Tossell Pinchin Environmental Ltd. Supplemental Phase II Environmental Site Assessment, Toronto Buttonville Municipal Airport, Markham, Ontario 2010-08-30 Min Song, Kelly Klassen and Robert Tossell Pinchin Environmental Ltd. Filed Record of Site Condition # 217588 on 2015/04/10 6 of 20 Phase Two Environmental Site Assessment Report Document used as the phase two environmental site assessment report and updates in submitting the RSC for filing The date the last work on all of the planning of the site investigation and conducting the site investigation components of the phase two environmental site assessment was done (refer to clause 33.5(1)(a) of O. Reg. 153/04) Type of Report Report Title Date of Report (YYYY/MM/DD) Author of Report (YYYY/MM/DD) 2014-06-02 Name of Consulting Company P2 ESA Phase II Environmental Site Assessment, Toronto Buttonville Municipal Airport - Southern Portion, Markham, Ontario 2012-07-06 Heather McLennan, Min Song, Robert Tossell and Robert MacKenzie PINCHIN ENVIRONMENTAL LTD. P2 ESA Update Phase Two Environmental Site Assessment Update, Toronto Buttonville Municipal Airport - Southern Portion 2014-06-02 Corinne Field and Robert MacKenzie PINCHIN ENVIRONMENTAL LTD. Reports and Other Documents Related to the Phase Two Environmental Site Assessment Reports and other documents relied upon in making any certifications in the RSC for the purposes of Part IV of Schedule A or otherwise used in conducting the phase two environmental site assessment Report Title Date of Report (YYYY/MM/DD) . Author of Report Name of Consulting Company N/A Filed Record of Site Condition # 217588 on 2015/04/10 7 of 20 Environmental Condition Section 41 applies? No Section 43.1 applies? No Site Condition Information Certification date (YYYY/MM/DD) 2014/04/07 Total area of RSC property (in hectares) 54.30000 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 Coarse 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 MAXXAM ANALYTICS Ground water condition (potable, non-potable) Potable Applicable Site Condition Standard TABLE 2 Filed Record of Site Condition # 217588 on 2015/04/10 8 of 20 Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards Measured Concentration for Contaminants in Soil Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 1 Acenaphthene < 0.005 7.9 µg/g 2 Acenaphthylene < 0.005 0.15 µg/g 3 Anthracene < 0.005 0.67 µg/g 4 Benz[a]anthracene < 0.005 0.5 µg/g 5 Benzo[a]pyrene < 0.005 0.3 µg/g 6 Benzo[b]fluoranthene < 0.005 0.78 µg/g 7 Benzo[ghi]perylene < 0.005 6.6 µg/g 8 Benzo[k]fluoranthene < 0.005 0.78 µg/g 9 Chrysene < 0.005 7 µg/g 10 Dibenz[a h]anthracene < 0.005 0.1 µg/g 11 Fluoranthene < 0.005 0.69 µg/g 12 Fluorene < 0.005 62 µg/g 13 Indeno[1 2 3-cd]pyrene < 0.005 0.38 µg/g 14 Methlynaphthalene, 2-(1-) *** < 0.0071 0.99 µg/g 15 Naphthalene < 0.005 0.6 µg/g 16 Phenanthrene < 0.005 6.2 µg/g 17 Pyrene < 0.005 78 µg/g 18 Boron (Hot Water Soluble)* 1.5 µg/g 19 Chromium VI < 0.2 8 µg/g 20 Mercury < 0.05 0.27 µg/g 21 Antimony < 0.2 7.5 µg/g 22 Arsenic 18 µg/g 23 Selenium 0.5 2.4 µg/g 24 Barium 110 390 µg/g 25 Beryllium 0.7 4 µg/g 26 Boron (total) 6 120 µg/g 27 Cadmium 0.1 1.2 µg/g 28 Chromium Total 20 160 µg/g 29 Cobalt 7.9 22 µg/g 30 Copper 32 140 µg/g 31 Lead 8 120 µg/g 32 Molybdenum 0.5 6.9 µg/g 33 Nickel 19 100 µg/g 34 Silver 20 µg/g 35 Thallium 1 µg/g 0.09 2 < < < < 0.2 0.16 ...Continued on next page Filed Record of Site Condition # 217588 on 2015/04/10 9 of 20 Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards Measured Concentration for Contaminants in Soil Continued from previous page.... Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 36 Uranium 0.48 23 µg/g 37 Vanadium 27 86 µg/g 38 Zinc 46 340 µg/g 39 Acetone < 0.5 16 µg/g 40 Bromomethane < 0.05 0.05 µg/g 41 Carbon Tetrachloride < 0.05 0.05 µg/g 42 Chlorobenzene < 0.05 2.4 µg/g 43 Chloroform < 0.05 0.05 µg/g 44 Dichlorobenzene, 1,2- < 0.05 1.2 µg/g 45 Dichlorobenzene, 1,3- < 0.05 4.8 µg/g 46 Dichlorobenzene, 1,4- < 0.05 0.083 µg/g 47 Dichlorodifluoromethane < 0.05 16 µg/g 48 Dichloroethane, 1,1- < 0.05 0.47 µg/g 49 Dichloroethane, 1,2- < 0.05 0.05 µg/g 50 Dichloroethylene, 1,1- < 0.05 0.05 µg/g 51 Dichloroethylene, 1,2-cis- < 0.05 1.9 µg/g 52 Dichloroethylene, 1,2-trans- < 0.05 0.084 µg/g 53 Dichloropropane, 1,2- < 0.05 0.05 µg/g 54 Dichloropropene,1,3- < 0.04 0.05 µg/g 55 Ethylene dibromide < 0.05 0.05 µg/g 56 Hexane (n) < 0.05 2.8 µg/g 57 Methyl Ethyl Ketone < 0.5 16 µg/g 58 Methyl Isobutyl Ketone < 0.5 1.7 µg/g 59 Methyl tert-Butyl Ether (MTBE) < 0.05 0.75 µg/g 60 Methylene Chloride < 0.05 0.1 µg/g 61 Styrene < 0.05 0.7 µg/g 62 Tetrachloroethane, 1,1,1,2- < 0.05 0.058 µg/g 63 Tetrachloroethane, 1,1,2,2- < 0.05 0.05 µg/g 64 Tetrachloroethylene < 0.05 0.28 µg/g 65 Trichloroethane, 1,1,1- < 0.05 0.38 µg/g 66 Trichloroethane, 1,1,2- < 0.05 0.05 µg/g 67 Trichloroethylene < 0.05 0.061 µg/g 68 Trichlorofluoromethane < 0.05 4 µg/g 69 Vinyl Chloride < 0.02 0.02 µg/g 70 Benzene < 0.02 0.21 µg/g ...Continued on next page Filed Record of Site Condition # 217588 on 2015/04/10 10 of 20 Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards Measured Concentration for Contaminants in Soil Continued from previous page.... Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 71 Ethylbenzene < 0.02 1.1 µg/g 72 Toluene < 0.02 2.3 µg/g 73 Xylene Mixture < 0.02 3.1 µg/g 74 Petroleum Hydrocarbons F1**** < 10 55 µg/g 75 Petroleum Hydrocarbons F2 < 10 98 µg/g 76 Petroleum Hydrocarbons F3 < 10 300 µg/g 77 Petroleum Hydrocarbons F4 < 10 2800 µg/g Filed Record of Site Condition # 217588 on 2015/04/10 11 of 20 Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued) Ground Water Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 1 Acenaphthene < 0.05 4.1 µg/L 2 Acenaphthylene < 0.05 1 µg/L 3 Anthracene < 0.05 2.4 µg/L 4 Benz[a]anthracene < 0.05 1 µg/L 5 Benzo[a]pyrene < 0.01 0.01 µg/L 6 Benzo[b]fluoranthene < 0.05 0.1 µg/L 7 Benzo[ghi]perylene < 0.05 0.2 µg/L 8 Benzo[k]fluoranthene < 0.05 0.1 µg/L 9 Chrysene < 0.05 0.1 µg/L 10 Dibenz[a h]anthracene < 0.05 0.2 µg/L 11 Fluoranthene < 0.05 0.41 µg/L 12 Fluorene < 0.05 120 µg/L 13 Indeno[1 2 3-cd]pyrene < 0.05 0.2 µg/L 14 Methlynaphthalene, 2-(1-) *** < 0.071 3.2 µg/L 15 Naphthalene < 0.05 11 µg/L 16 Phenanthrene < 0.03 1 µg/L 17 Pyrene < 0.05 4.1 µg/L 18 Chromium VI < 5 25 µg/L 19 Mercury < 0.1 0.29 µg/L 20 Sodium 490000 µg/L 21 Antimony 6 µg/L 22 Arsenic 4 25 µg/L 23 Selenium 4 10 µg/L 24 Barium 1000 µg/L 25 Beryllium 4 µg/L 26 Boron (total) 36 5000 µg/L 27 Cadmium 0.1 2.7 µg/L 28 Chromium Total 9.3 50 µg/L 29 Cobalt 1.3 3.8 µg/L 30 Copper 3.1 87 µg/L 31 Lead 1.1 10 µg/L 32 Molybdenum 1.4 70 µg/L 33 Nickel < 2 100 µg/L 34 Silver < 0.1 1.5 µg/L 35 Thallium < 0.05 2 µg/L 330,000 < < 0.5 220 < 0.5 ...Continued on next page Filed Record of Site Condition # 217588 on 2015/04/10 12 of 20 Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued) Ground Water Continued from previous page.... Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 36 Uranium 2.5 20 µg/L 37 Vanadium 1.1 6.2 µg/L 38 Zinc 14 1100 µg/L 39 Bromodichloromethane < 0.5 16 µg/L 40 Bromoform < 1 25 µg/L 41 Dibromochloromethane < 0.5 25 µg/L 42 Acetone < 10 2700 µg/L 43 Bromomethane < 0.5 0.89 µg/L 44 Carbon Tetrachloride < 0.2 0.79 µg/L 45 Chlorobenzene < 0.2 30 µg/L 46 Chloroform < 0.2 2.4 µg/L 47 Dichlorobenzene, 1,2- < 0.5 3 µg/L 48 Dichlorobenzene, 1,3- < 0.5 59 µg/L 49 Dichlorobenzene, 1,4- < 0.5 1 µg/L 50 Dichlorodifluoromethane < 1 590 µg/L 51 Dichloroethane, 1,1- < 0.2 5 µg/L 52 Dichloroethane, 1,2- < 0.5 1.6 µg/L 53 Dichloroethylene, 1,1- < 0.2 1.6 µg/L 54 Dichloroethylene, 1,2-cis- < 0.5 1.6 µg/L 55 Dichloroethylene, 1,2-trans- < 0.5 1.6 µg/L 56 Dichloropropane, 1,2- < 0.2 5 µg/L 57 Dichloropropene,1,3- < 0.5 0.5 µg/L 58 Ethylene dibromide < 0.2 0.2 µg/L 59 Hexane (n) < 1 51 µg/L 60 Methyl Ethyl Ketone < 10 1800 µg/L 61 Methyl Isobutyl Ketone < 5 640 µg/L 62 Methyl tert-Butyl Ether (MTBE) < 0.5 15 µg/L 63 Methylene Chloride < 2 50 µg/L 64 Styrene < 0.5 5.4 µg/L 65 Tetrachloroethane, 1,1,1,2- < 0.5 1.1 µg/L 66 Tetrachloroethane, 1,1,2,2- < 0.5 1 µg/L 67 Tetrachloroethylene < 0.2 1.6 µg/L 68 Trichloroethane, 1,1,1- 200 µg/L 69 Trichloroethane, 1,1,2- < 0.5 4.7 µg/L 70 Trichloroethylene < 0.2 1.6 µg/L 0.22 ...Continued on next page Filed Record of Site Condition # 217588 on 2015/04/10 13 of 20 Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued) Ground Water Continued from previous page.... Contaminant Name Maximum Concentration Applicable Site Condition Standard Unit of Measure 71 Trichlorofluoromethane < 0.5 150 µg/L 72 Vinyl Chloride < 0.2 0.5 µg/L 73 Benzene < 0.2 5 µg/L 74 Ethylbenzene < 0.2 2.4 µg/L 75 Toluene 0.5 24 µg/L 76 Xylene Mixture 0.34 300 µg/L 77 Petroleum Hydrocarbons F1**** < 25 750 µg/L 78 Petroleum Hydrocarbons F2 < 100 150 µg/L 79 Petroleum Hydrocarbons F3 < 100 500 µg/L 80 Petroleum Hydrocarbons F4 < 100 500 µg/L Filed Record of Site Condition # 217588 on 2015/04/10 14 of 20 Remedial Action and Mitigation Remediated Soils Estimated quantities of the soil, if any, originating at and remaining on the RSC property that have been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil. Indicate the remediation process or processes used and the estimated amount of soil remediated by each identified process. Soil Remediation Process Estimated Quantity of Soil (in-ground volume in m³) Description of Remediation Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the RSC property. Soil or Sediment Removed and Not Returned Estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property. Estimated Quantity of Soil (in-ground volume in m³) Estimated Quantity of Sediment (in-ground volume in m³) Soil Brought to the Property Estimated quantity of the soil, if any, being brought from another property to and deposited at the RSC property, not including any soil that may have originated at but been remediated off the RSC property and that is identified in section 28 of Schedule A. Estimated Quantity of Soil Brought to the Property (in-ground volume in m³) Filed Record of Site Condition # 217588 on 2015/04/10 15 of 20 Ground Water Control or Treatment Measures Ground water control or treatment measures that were required for the RSC property prior to the certification date for the purpose of submitting the RSC for filing. Ground water control or treatment measures that are required for the RSC property after the certification date. Estimated volume of ground water, if any, removed from and not returned to the RSC property. Estimated Volume of Ground Water (in litres) Filed Record of Site Condition # 217588 on 2015/04/10 16 of 20 Other Activities Including Risk Management Measures Constructed works that prior to the certification date for the purpose of submitting the RSC for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property. Constructed works that after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property. Monitoring or Maintenance Soil Management Measures Soil monitoring requirements or any requirements for care, maintenance or replacement or any monitoring or control works for known existing contaminants, if any, on the RSC property, after the certification date. Ground Water Management Measures Ground water monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works or known existing contaminants, if any, on the RSC property, after the certification date. Remediated or Removed Soil, Sediment or Ground Water From Near Property Boundary Has any soil, sediment or ground water at the RSC property that is or was located within 3 metres of the RSC property boundary been remediated or removed for the purpose of remediation? Filed Record of Site Condition # 217588 on 2015/04/10 No 17 of 20 Qualified Person’s Statements and Certifications As the qualified person, I certify that: A phase one environmental site assessment of the RSC property, which includes the evaluation of the information gathered from a records review, site reconnaissance, interviews, a report and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. A phase two environmental site assessment of the RSC property, which includes the evaluation of the information gathered from planning and conducting a site investigation, a report, and any updates required, has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation. The information represents the site conditions at the sampling points at the time of sampling only and the conditions between and beyond the sampling points may vary. As of 2014/04/07, 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 2014/04/07, 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 2014/04/07, 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 PINCHIN LTD. does not hold and has not held a direct or indirect interest in the RSC property or any property which includes the RSC property and was the subject of a phase one or two environmental site assessment or risk assessment upon which this record of site condition is based To the best of my knowledge, the certifications and statements in this part of the RSC are true as of 2014/04/07. 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, ROBERT MACKENZIE, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2015/04/02: 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 Filed Record of Site Condition # 217588 on 2015/04/10 18 of 20 Additional Documentation Provided by Property Owner or Agent The following documents have been submitted to the Ministry of the Environment and Climate Change 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 6.1.2 Filed Record of Site Condition # 217588 on 2015/04/10 19 of 20 Filed Record of Site Condition # 217588 on 2015/04/10 20 of 20 Request ID: 017402256 Demande n° : Transaction ID: 56972231 Transaction n° : Category ID: CT Catégorie : Province of Ontario Province de l'Ontario Ministry of Government Services Ministère des Services gouvernementaux Date Report Produced: 2015/03/09 Document produit le : Time Report Produced: 15:35:22 Imprimé à : CERTIFICATE OF STATUS ATTESTATION DU STATUT JURIDIQUE This is to certify that according to the records of the Ministry of Government Services D'après les dossiers du Ministère des Services gouvernementaux, nous attestons que la société ARMADALE CO. LIMITED Ontario Corporation Number Numéro matricule de la société (Ontario) 001922950 is a corporation incorporated, amalgamated or continued under the laws of the Province of Ontario. est une société constituée, prorogée ou née d'une fusion aux termes des lois de la Province de l'Ontario. The corporation came into existence on La société a été fondée le OCTOBER 01 OCTOBRE, 2014 and has not been dissolved. et n'est pas dissoute. Dated Fait le MARCH 09 MARS, 2015 Director Directeur The issuance of this certifcate in electronic form is authorized by the Ministry of Government Services. La délivrance du présent certificat sous forme électronique est autorisée par le Ministère des Services gouvernementaux. 155 Wellington Street West Toronto ON M5V3J7 dwpv.com Donald Stanbury T 416.863.5525 [email protected] January 29, 2015 File No. 236567 Robert Tossell Pinchin Environmental Ltd. 2470 Milltower Court Mississauga, ON L5N 7W5 Dear Mr. Tossell: Record of Site Condition for the portion of Buttonville Airport more particularly described in Schedule A attached hereto and included in the land shown on the Plan of Survey attached hereto as Schedule B (the "RSC Property") In support of the Record of Site Condition for the RSC Property, the following is a brief summary of certain information associated with the RSC Property. Legal Descriptions Property Identifier No. 03046-0055(LT) PCL 4-1 SEC 65M2695; LT 4 PL 65M2695; T/W PT LT 13 CON 3, PT 3 65R7701 AS IN R326300; T/W PT LT 13 CON 3 PT 4 65R7701 AS IN R326310; T/W PT LT 13 CON 3 PTS 5, 6 & 7 65R7701 AS IN R280470; S/T LT565946; MARKHAM. Property Identifier No. 03046-0230(1:1) PCL BLOCK 1-1 SEC M2029; PT BLK 1 PL M2029; PT 7 65R32652; MARKHAM. Part of Property Identifier No. 03 046-0231(LT) PT LTS 13, 14 & 15 CON 3 as fourthly described in Schedule A to this letter. Property Identifier No. 03046-0044(LT) PLC 1-6 SEC 65M2355; PT LTS 5, 6 AND ALL OF LT 7, PL 65M2355; PT 2 65R12355; T/W OVER PT LT 13 CON 3, PT 3 65R7701 AS IN R326300; T/W Tor#: 3170894.3 DAVIES WARD PHILLIPS & VINEBERG LLP Page 2 OVER PT LT 13 CON 3, PT 4 65R7701 AS IN R326310; T/W OVER PT LT 13 CON 3, PTS 5,6 & 7 65R7701 AS IN R280470; MARKHAM. [Note: PT 2 on Plan 65R12355 is the same land that is PT 6 on Plan 65R32652.] Ownership The current registered ownership of the RSC Property is as follows; Armadale Co. Limited as to a 50% interest ' CF/OT Buttonville Properties Inc. as to a 50% interest. Transfers Armadale Co. Limited acquired its 50% interest in the portion of the RSC Property described in PIN 03046-0044(LT) by a Deed registered on March 15, 1993 as Instrument No. LT 901288. Toronto Airways Limited (a predecessor corporation to Armadale Co. Limited) acquired its 50% interest in the portion of the RSC Property described in (i) PIN 03046-0055(LT) by a Deed registered on October 31, 1968 as Instrument No. R66849; (ii) PIN 03046-0230(LT) by a Deed registered on September 18, 1981 as Instrument No. LT 59668; (iii) PIN 03046-0231(LT) by Deeds registered on February 11,1963 as Instrument No. R49617, registered on April 1, 1063 as Instrument No. R49853 and on October 31, 1968 as Instrument No. R66849. Pursuant to the Certificate and Articles of Amalgamation effective October 1, 2014, Toronto Airways Limited and Armadale Co. Limited amalgamated and were continued as Armadale Co. Limited. An application was made to the Land Registrar on October 1, 2014 to change the name of the ownership of these PINs to Armadale Co. Limited. CF/OT Buttonville Properties Inc. acquired a 25% interest in the RSC Property by Transfers registered on October 7, 2010 as Instruments No. YR1559057 and YR1559058 from Toronto Airways Limited and Armadale Co, Limited respectively and acquired an additional 25% interest in the RSC Property by Transfer registered on October 6, 2014 as Instrument No. YR2197497 from Armadale Co. Limited. 3170894 DAVIES WARD PHILLIPS &VINEBERG UP Page 3 Assessment Roll Numbers and Municipal Addresses for the RSC Property The assessment roll number for the portion of the RSC Property described in PIN 03046-0055 is 1936020133863000000 and has a municipal address of 350 Allstate Parkway. The assessment roll number for the portion of the RSC Property described in PIN 03046-0044 is 1936020132270100000 and is located on the west side of Renfrew Drive but no number has been assigned to this property. ' The assessment roll number for the portions of the RSC Property described in PINs 03046-0230 and 03046-0231 is 19360201338671000000 and has a municipal address of 2833 16th Avenue. Yours very truly, Donald Stanbury 3170894 DAVIES WARD PHILLIPS &VINEBERG UP ouneuuie /* ) ]. D.BARNES L I M I T E D •* L A N D I N F O R M A T I O N S P E C I A L I S T S Legal Description For Record of Site Condition J.D. Barnes Limited Ref No,;ll-21-276-04 In the City of Markham, in the Regional Municipality of York, being composed of the following: FIRSTLY: All of Lot 4, Registered Plan 65M-2695, designated as Parts 9, 10, 11 and 12, Plan 65R-32652, being all of PIN 03046-0055 (LT). SECONDLY: Part of Block 1, Registered Plan M-2029, designated as Part 7, Plan 65R-32652, being all of PIN 03046-0230(LT). THIRDLY: All of Lot 7, Registered Plan 65M-2355, and Part of Lots 5 and 6, Registered Plan 65M-2355, designated as Part 6, Plan 65R-32652, being all of PIN 03046-0044(LT), FOURTHLY: Part of Lots 13, 14 and 15, Concession 3, Geographic Township of Markham, described as follows; COMMENCING in the Northwest comer of Lot 1, Registered Plan 65M-2361; THENCE North 76 Degrees 40 Minutes 10 Seconds East, along the Northerly limit of said Lot 1, a distance of 162.51 metres, more or less, to the Northeasterly corner thereof; THENCE North 31 Degrees 41 Minutes 00 Seconds West, along the Westerly limit of Block 9, Registered Plan 65M-2409, a distance of 185,11 metres to a point; THENCE North 5 Degrees 19 Minutes 00 Seconds West, along the Westerly limit of said Block 9, Registered Plan 65M-2409, a distance of 58.19 metres, to a point; THENCE North 62 Degrees 05 Minutes 30 Seconds West, a distance of 590,12 metres to a point; THENCE North 17 Degrees 05 Minutes 50 Seconds West, a distance of 62.35 metres, more or less, to the Southerly limit of the Road Allowance between Lots 15 and 16, known as 16lh Avenue; • Surveying | Planning } Mapping J G1S !vc || Smite IOO | a f k ft a tim I OintairS® || 683 T ; 1 9 0 5 1 4 7 7 - 3 6 0 0 § Fs 1 9 0 5 1 4 7 7 - 3 8 8 2 www., |d6.»rfl«s.co«» •» y J.D.BARNES ™ ™ ^ ^ L A N D ^ L I M I T E D I N F O R M A T I O N S P E C I A L I S T S THENCE South 71 Degrees 35 Minutes 50 Seconds West, a distance of 177.48 metres along the Southerly limit of the said Road Allowance between Lots 15 and 16, to the Easterly limit of The King's Highway 404 as shown on Highway Plan 6137; THENCE South 11 Degrees 27 Minutes 20 Seconds East, along the Easterly limit of The King's Highway 404, a distance of 892.38 metres to a point; THENCE South 12 Degrees 08 Minutes 20 Seconds East, along the Easterly limit of The King's Highway 404, a distance of 56.32 metres to a point; THENCE South 34 Degrees 50 Minutes 20 Seconds East, a distance of 33.30 metres to a point; THENCE South 11 Degrees 05 Minutes 00 Seconds East, a distance of 47.01 metres to the Westerly angle of Lot 2, Registered Plan 65M-2695; THENCE North 15 Degrees 28 Minutes 40 Seconds East, a distance of 261.34 metres along the Westerly limit of Lot 2, Lot 3, and Lot 4, Registered Plan 65M-2695, to a point; . THENCE North 21 Degrees 11 Minutes 20 Seconds East, a distance of 273.64 metres along the Westerly limit Lot 4, Registered Plan 65M-2695, to the northerly limit of Said Lot; THENCE South 38 Degrees 38 Minutes 40 Seconds East, a distance of 645.38 metres along the Easterly limit Lot 4, Lot 5 and Lot 6, Registered Plan 65M-2695, to a point; THENCE North 71 Degrees 17 Minutes 10 Seconds East, a distance of 142,09 metres to the south-westerly corner of Lot 7, Registered Plan 65M-2355; THENCE North 1 Degrees 18 Minutes 50 Seconds East, a distance of 85,40 metres to a point; . THENCE North 38 Degrees 37 Minutes 20 Seconds West, a distance of 430.77 metres, more or less, to the point of commencement, being part of PIN 03046-0231(LT); Dated: January 28,2015 J. D. BARNES LIMITED / £/Greg G. Robinson ONTARIO LAND SURVEYOR 0;\Invoices\Diyision 21\201J CorrespondenceU 127604, Toronto Airways, Plan of Survey for RSC\Legal Description for Record of Sile Condition Limit (Jan28-15).doc Surveying j Planning | Mapping j CIS ( 4 0 R e n f r e w D r i v e | S u i t e ( 0 0 I M a r k h a m J O n t a r i o J 1351 6 B 3 T ; J 9 0 5 J 4 7 7 - 3 6 0 O "S fr. 19051477-3882 . w M ' W j d o . a i r n e r s . .c o w i SCHEDULEiB" PLRM OF SU^tf£Y Of PART OF LOTS 13,14 AND 15 CONCESSION 3 PART OF BLOCK 1 REGBTEREO PLAN M-2Q29 ANO LOTS 4 AND 6 REGSTeREO PLAN 65M-2685 MO LOT 7 AND PART OF LOTS 5 AND 6 REGBTEREO PLAN 65U-23S5 C1TV OF MARKHAM RECIONW. MtJNKtPW.lTY OF YORK LRO # 65 Transfer Receipted as YR2197497 on 2014 10 06 The applicant(s) hereby applies to the Land Registrar. at 14:05 yyyy mm dd Page 1 of 2 Properties PIN 03046 0230 LT Interest/Estate Fee Simple Description PCL BLOCK 11 SEC M2029; PT BLK 1 PL M2029; PT 7, 65R32652;; TOWN OF MARKHAM Address MARKHAM PIN 03046 0231 LT interest/Estate Fee Simple Description PCL 136 SEC MAS; PTS LTS 13 14 & 15 CON 3 PTS 1, 13, 14 AND 15 65R32652; T/W PT LT 13 CON 3 PT 3 65R7701 AS IN R326300; T/W PT LT 13 CON 3 PTS 4 65R7701 AS IN R326310; T/W PT LT 13 CON 3 PTS 5 6 & 7 65R7701 AS IN R280470 ; S/T LT565946;; TOWN OF MARKHAM Address MARKHAM PIN 03046 0055 LT r interest/Estate Fee Simple Description PCL 41 SEC 65M2695; LT 4 PL 65M2695; T/W PT LT 13 CON 3, PT 3 65R7701 AS IN R326300; T/W PT LT 13 CON 3 PT 4 65R7701 AS IN R326310; T/W PT LT 13 CON 3 PTS 5, 6 & 7 65R7701 AS IN R280470 ; S/T LT565946 MARKHAM Address MARKHAM PIN 03046 0044 LT Interest/Estate Fee Simple Description PCL 16 SEC 65M2355; PT LTS 5,6 & ALL OF LT 7, PL 65M2355, PT 2 65R12355; T/W OVER PT LT13 CON 3, PT 3 65R7701 AS IN R326300; T/W OVER PT LT 13 CON 3, PT 465R7701 AS IN R326310; T/W OVER PT LT 13, CON 3, PTS 5, 6 &7, 65R7701 AS IN R280470 ; MARKHAM (AMENDED 98/06/09 AT 12:47. S. HOULAHAN) Address MARKHAM Consideration Consideration $ 17,875,154.62 Transferor(s) The transferor(s) hereby transfers the land to the transferee(s). Name ARMADALE CO. LIMITED Address for Service 180 Renfrew Drive Suite 100 Markham, ON L3R 9Z2 I, Michael Sifton, Vice President and I, Paul McVeigh, Secretary, have the authority to bind the corporation. This document is not authorized under Power of Attorney by this party. This transaction deals with 25% interest in the property Transferee(s) Capacity Name CF/OT BUTTONVILLE PROPERTIES INC. Address for Service 20 Queen Street West 5th Floor Toronto, ON M5H 3R4 Share STATEMENT OF THE TRANSFEROR (S): The transferor(s) verifies that to the best of the transferor's knowledge and belief, this transfer does not contravene the Planning Act. STATEMENT OF THE SOLICITOR FOR THE TRANSFEROR (S): I have explained the effect of the Planning Act to the transferor(s) and I have made inquiries of the transferor(s) to determine that this transfer does not contravene that Act and based on the information supplied by the transferor(s), to the best of my knowledge and belief, this transfer does not contravene that Act. I am an Ontario solicitor in good standing. STATEMENT OF THE SOLICITOR FOR THE TRANSFEREE (S): I have investigated the title to this land and to abutting land where relevant and I am satisfied that the title records reveal no contravention as set out in the Planning Act, and to the best of my knowledge and belief this transfer does not contravene the Planning Act. I act independently of the solicitor for the transferor(s) and I am an Ontario solicitor in good standing. LRO#65 Transfer Receipted as YR2197497 on 2014 10 06 The applicant(s) hereby applies to the Land Registrar. yyyy mm dd at 14:05 Page 2 of 2 Signed By Donald Charles Stanbury Tel 4168630900 Fax 4168630871 155 Wellington Street West Toronto^ M5V 3J7 acting for Transferor(s) Signed 2014 10 06 Signed 2014 10 06 I am the solicitor for the transferor(s) and I am not one and the same as the solicitor for the transferee(s). I have the authority to sign and register the document on behalf of the Transferor(s). Gabriella Lombard! Tel 4168630900 Fax 4168630871 155 Wellington Street West Toronto M5V 3J7 acting for Transferee(s) I am the solicitor for the transferee(s) and I am not one and the same as the solicitor for the transferor(s). I have the authority to sign and register the document on behalf of the Transferee(s). Submitted By . DAVIES WARD PHILLIPS & VINEBERG LLP Tel 4168630900 Fax 4168630871 Fees/Taxes/Payment Statutory Registration Fee $60.00 Provincial Land Transfer Tax $266,602.32 Total Paid $266,662.32 File Number Transferor Client File Number: 219848 155 Wellington Street West Toronto M5V 3J7 2014 10 06 LAND TRANSFER TAX STATEMENTS In the matter of the conveyance of: 03046 0230 PCL BLOCK 11 SEC M2029; FT BLK 1 PL M2029; PT 7, 65R32652;; TOWN OF MARKHAM 030460231 PCL 136 SEC MAS; PTS LTS 13 14 & 15 CON 3 PTS 1, 13, 14 AND 15 65R32652; T/W PT LT 13 CON 3 PT 3 65R7701 AS IN R326300; T/W PT LT 13 CON 3 PTS 4 65R7701 AS IN R326310; T/W PT LT 13 CON 3 PTS 5 6 & 7 65R7701 AS IN R280470 ; S/T LT565946;; TOWN OF MARKHAM 03046 0055 PCL 41 SEC 65M2695; LT 4 PL 65M2695; TA/V PT LT 13 CON 3, PT 3 65R7701 AS IN R326300; T/W PT LT 13 CON 3 PT 4 65R7701 AS IN R326310; T/W PT LT 13 CON 3 PTS 5, 6 & 7 65R7701 AS IN R280470 ; S/T LT565946 MARKHAM 03046 0044 PCL 16 SEC 65M2355; PT LTS 5,6 & ALL OF LT 7, PL 65M2355, PT 2 65R12355; T/W OVER PT LT13 CON 3, PT 3 65R7701 AS IN R326300; T/W OVER PT LT 13 CON 3, PT 465R7701 AS IN R326310; T/W OVER PT LT 13, CON 3, PTS 5, 6 &7, 65R7701 AS IN R280470 ; MARKHAM (AMENDED 98/06/09 AT 12:47. S. HOULAHAN) BY: ARMADALE CO. LIMITED TO: CF/OT BUTTONVILLE PROPERTIES INC. %(all PINs) 1. LOIS MILES AND AND SANDRA HARDY I am I I (a) A person in trust for whom the land conveyed in the abovedescribed conveyance is being conveyed; I I (b) A trustee named in the abovedescribed conveyance to whom the land is being conveyed; | | (c) A transferee named in the abovedescribed conveyance; I described in paragraph(s) (J above. | (d) The authorized agent or solicitor acting in this transaction for 0 (e) The President, VicePresident, Manager, Secretary, Director, or Treasurer authorized to act for CF/OT BUTTONVILLE PROPERTIES INC. described in paragraph(s) (c) above. Q (f) A transferee described in paragraph () and am making these statements on my own behalf and on behalf of who is my spouse described in paragraph (_) and as such, I have personal knowledge of the facts herein deposed to. 2. I have read and considered the definition of "single family residence" set out in subsection 1 (1) of the Act. The land being conveyed herein: does not contain a single family residence or contains more than two single family residences. 3. The total consideration for this transaction is allocated as follows: (a) Monies paid or to be paid in cash (b) Mortgages (i) assumed (show principal and interest to be credited against purchase price) (ii) Given Back to Vendor (c) Property transferred in exchange (detail below) 17,875,154.62 0.00 0.00 0.00 (d) Fair market value of the land(s) 0.00 (e) Liens, legacies, annuities and maintenance charges to which transfer is subject (f) Other valuable consideration subject to land transfer tax (detail below) 0.00 (g) Value of land, building, fixtures and goodwill subject to land transfer tax (total of (a) to (f)) 0.00 17,875,154.62 0.00 (h) VALUE OF ALL CHATTELS items of tangible personal property (i) Other considerations for transaction not included in (g) or (h) above 0.00 17,875,154.62 G) Total consideration PROPERTY Information Record A. Nature of Instrument: Transfer LRO 65 B. Property(s): Registration No. YR2197497 Date: 2014/10/06 PIN 030460230 Address MARKHAM PIN 030460231 Address MARKHAM Assessment Roll No MARKHAM Assessment Roll No MARKHAM Assessment Roll No PIN 030460055 Address PIN 030460044 Address C. Address for Service: Assessment Roll No 20 Queen Street West 5th Floor Toronto, ON M5H 3R4 D. (i) Last Conveyance(s): PIN 03046 0230 Registration No. YR1559057 PIN 03046 0231 Registration No. YR1559057 PIN 03046 • 0055 Registration No. YR1559057 PIN 03046 0044 Registration No. YR1559058 (ii) Legal Description for Property Conveyed : Same as in last conveyance? Yes 0 No Q Not known Q LAND TRANSFER TAX STATEMENTS E. Tax Statements Prepared By: Gabriella Lombard] 155 Wellington Street West Toronto M5V 3J7 RECORD OF SITE CONDITION PROPERTY PHASE ONE AND TWO PROPERTY "TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN" (Refer to clause 16(2)(a), Schedule D, O. Reg. 153/04) Area of Potential 1 Environmental Concern Location of Area of Potential Environmental Concern on Phase One Property Potentially Contaminating 2 Activity Location of PCA (on-site or off-site) Contaminants of Potential 3 Concern Media Potentially Impacted (Ground water, soil and/or sediment) APEC #1 (Maintenance of aviation vehicles /Historical fire training) Northeast portion of the Phase One Property (Septic bed area to the north of Hangar 12, west of Hangar 18) Item 24 – Fire Training On-Site VOCs, PHCs and Item 27 – Garages and (Northeast portion of the PAHs Maintenance and Phase One Property) Repair of Railcars, Marine Vehicles and Aviation Vehicles Soil and ground water APEC #2 (Maintenance of aviation vehicles) Northwest portion of the Phase One Property (Septic bed area to the west of Hangar 9) Item 27 – Garages and On-Site VOCs and PHCs Maintenance and (Northwest portion of the Repair of Railcars, Phase One Property) Marine Vehicles and Aviation Vehicles Soil and ground water 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 contaminants 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 CPs PAHs As, Sb, Se Cr (VI) 1,4-Dioxane Dioxins/Furans, PCDDs/PCDFs THMs VOCs Hg Methyl Mercury OCs BTEX Na B-HWS Cl - CN PHCs Ca, Mg 4 - when submitting a record of site condition for filing, a copy of this table must be attached high pH low pH SAR TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY Year Name of Owner Description of Property Use Property Use Unknown Unknown Prior to 1803 Crown 1803 – 1820 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): John Ulsen Assumed agricultural Agriculture or other use 1820 – 1853 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): Benjamin Steinhoff Assumed agricultural Agriculture or other use 1853 - 1867 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): William Nichols Assumed agricultural Agriculture or other use 1856 - 1868 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): John Button Assumed agricultural Agriculture or other use 1867 – 1872 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): Joseph Wilmott Assumed agricultural Agriculture or other use 1868 – 1903 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): William M. Buttion Assumed agricultural Agriculture or other use 1872 - 1884 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): Francis Wilmott Assumed agricultural Agriculture or other use 1884 - 1898 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): Mary Wilmott Assumed agricultural Agriculture or other use 1884 – 1940 Part of PIN 03046-0055 (LT) and Part of PIN 03046-0231 (LT): William T. Hood Assumed agricultural Agriculture or other use 1898 – 1903 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): William Button Assumed agricultural Agriculture or other use 1903 – 1947 PIN 03046-0044 (LT), Part of PIN 030460055 (LT) and Part of PIN 03046-231 (LT): Henry Hooper Assumed agricultural Agriculture or other use 1919 - 1944 PIN 03046-0230 (LT): William G.W. Boynton Assumed agricultural Agriculture or other use 1940 - 1963 Part of PIN 03046-0055 (LT) and Part of PIN 03046-0231 (LT): Douglas E. Hood Airport / agricultural Industrial / Agriculture or other use 1944 - 1948 PIN 03046-0230 (LT): Frank Hands Assumed agricultural Agriculture or other use 1947 - 1968 PIN 03046-0044 (LT) : Charles H. Hooper Airport / agricultural Industrial / Agriculture or other use 1948 - 1956 PIN 03046-0230 (LT): Frank Hands & Joseph B. Hands Airport / agricultural Industrial / Agriculture or other use 1956 - 1958 PIN 03046-0230 (LT): Sam Pearl, in trust Airport / agricultural Industrial / Agriculture or other use Other Observations from Aerial Photographs, Fire Insurance Plans, etc. First developed use as an airfield in 1953. Airport / agricultural Industrial / Agriculture or other use The 1970 aerial photograph shows that Hangar 9 (APEC #2) was constructed by this time. Aircraft maintenance activities (PCA Item 27 – Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles) are inferred to have occurred in Hangar 9 from at least 1970 to the present. 1963 - 1968 PIN 03046-0055 (LT) and PIN 03046-0231 (LT): Toronto Airways Limited Airport / agricultural Industrial / Agriculture or other use The 1960 aerial photograph shows two runways, runway 15-33 oriented northeast to southwest and runway 21-03 oriented northwest to southeast. The area to the south of runway 15-03 appears to be agricultural land. 1968 – 1972 PIN 03046-0044 (LT): Jonquil Limited – name changed to Toronto Airways Limited Airport / agricultural Industrial / Agriculture or other use 1968 - 2010 PIN 03046-0055 (LT) and PIN 03046-0231 Airport / agricultural to ca. (LT): Jonquil Limited – name changed to 1974 Toronto Airways Limited 1958 - 1974 PIN 03046-0230 (LT): Turel Investment Ltd. Industrial / Agriculture or other use TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY Year 1972 - 1981 Name of Owner Description of Property Use Property Use PIN 03046-0044 (LT): Charles Hooper and Airport / agricultural to ca. Industrial / Agriculture or other Sons Limited 1974 use 1974 - 1978 PIN 03046-0230 (LT): J.D.S. Investments Limited Airport Industrial 1978 - 1981 PIN 03046-0230 (LT): 387004 Ontario Limited, Trustee Airport Industrial 1981 -2010 PIN 03046-0230 (LT): Jonquil Limited – name changed to Toronto Airways Limited Airport Industrial Airport Industrial Airport Industrial Airport Industrial Airport Industrial 1981 - 1983 1983 - 1985 1985 - 1993 1993 - 2000 PIN 03046-0044 (LT): Cheddar Investments Limited (75%) and Cardico Development (Steeles) Limited (25%) PIN 03046-0044 (LT): Toronto Airways Limited PIN 03046-0044 (LT): Phoenix Leasing Limited – name changed to Armadale Properties Limited PIN 03046-0044 (LT): Armadale Enterprises Inc. 2000 - 2010 PIN 03046-0044 (LT): Armadale Co. Limited Airport Industrial 2010 - 2014 PIN 03046-0055 (LT), PIN 03046-0230 (LT) and PIN 03046-0231 (LT): Toronto Airways Limited (75%) and CF/OT Buttonville Properties Inc. (25%) Airport Industrial 2010 - 2014 PIN 03046-0044 (LT): Armadale Co. Limited (75%) and CF/OT Buttonville Properties Inc. (25%) Airport Industrial PIN 03046-0044 (LT), PIN 03046-0055 (LT), PIN 03046-0230 (LT) and PIN 030460231 (LT): ): Armadale Co. Limited (50%) and CF/OT Buttonville Properties Inc. (50%) Airport Industrial 2014 - Present Other Observations from Aerial Photographs, Fire Insurance Plans, etc. Hangar 12 (APEC #1), Hangar 15 and Hangar 16 were present on the property as shown in the 1974 aerial photograph. Aircraft maintenance activities (PCA Item 27 – Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles) are inferred to have occurred in Hangar 12 from at least 1974 to the present. The available historical records do not confirm when fire training activities (PCA Item 24 – Fire Training) occurred adjacent to Hangar 12 but these are inferred to have occurred during the period 1974 to the present. Hangar 14 and Hangar 17 were present on the property, as shown in the 1981 aerial photograph. 1.1 Phase Two Conceptual Site Model The Phase Two Property comprises the southern portion of the Toronto Buttonville Municipal Airport in Markham, Ontario. The Phase Two Property is bounded by Highway 404 to the west, Sixteenth Avenue and the north portion of the Toronto Buttonville Municipal Airport to the north, Airport Road, Renfrew Drive and properties located along Renfrew Drive to the east, and Valleywood Drive and properties located along Valleywood Drive and Allstate Parkway to the south. A key map showing the Phase Two Property location is provided as Figure 1. The Pinchin Phase One Environmental Site Assessment (“ESA”) identified the following areas of potential environmental concern (“APECs”) and corresponding contaminants of potential concern (“PCOCs”) which could potentially affect the environmental condition of the subsurface media on, in or under the Phase Two Property: APEC No. APEC #1 APEC #2 APEC Maintenance of aviation vehicles /Historical fire training Maintenance of aviation vehicles Location of APEC on Site Northeast portion of the Phase Two Property (Septic bed area to the north of Hangar 12, west of Hangar 18) Northwest portion of the Phase Two Property (Septic bed area to the west of Hangar 9) Potential Contaminating Activity Item 24 – Fire Training Item 27– Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles Item 27 – Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles Location of Potential Contaminating Activity (OnSite or OffSite) PCOCs On-Site (Northeast portion of the Phase Two Property) VOCs, PHCs and PAHs On-Site (Northwest portion of the Phase Two Property) VOCs and PHCs Media Potentially Impacted (Groundwater, Soil and/or Sediment Soil and Groundwater Soil and Groundwater VOCs – Volatile Organic Compounds PHCs – Petroleum Hydrocarbons PAHs – Polycyclic Aromatic Hydrocarbons A figure showing the locations of the APECs located within the Phase One study area, as well as subsurface utility locations and drainage features, is attached as Figure 2. The Phase Two ESA included an assessment of soil and groundwater quality within the APECs. A Phase One Conceptual Site Model (“CSM”) was created during the Pinchin Phase One ESA in order to provide a detailed visualization of the APECs which could occur on, in, under, or affecting the Phase Two Property. The Phase One CSM also presented the PCOCs, the locations and descriptions of underground utilities, and available site-specific hydrogeological information. Furthermore, the Phase One CSM illustrated the potential exposure pathways and receptors, which Pinchin had identified to potentially exist on the Phase Two Property. The following sections expand on the Phase One CSM with the information collected during the completion of the Phase Two ESA. 1.1.1 Physical Setting Based on the work completed as part of this Phase Two ESA, the following provides a summary of the physical setting of the Phase Two Property: • • • • • • The observed stratigraphy at the borehole locations completed for the Phase Two ESA generally consisted of topsoil, followed by fill (reworked topsoil and silty clay), an upper silty clay unit, a silt/silty sand/sand unit and a lower silty clay unit. The borehole locations are shown on Figure 3. Cross-sections summarizing the subsurface geological conditions have been provided as Figures 4A and 4B. The water table at the Phase Two Property is located primarily within the silt/silty sand/sand unit located beneath the upper silty clay unit and represents a shallow unconfined aquifer. The depth to the water table across the Phase Two Property ranges from approximately 1 to 6 metres below ground surface (“mbgs”). The groundwater flow direction is inferred to be towards the south, relative to true north (see Figure 5). The hydraulic conductivity of the unconfined aquifer at the Phase Two Property (i.e., the silt/silty sand/sand unit) ranges from 9.2 x 10-7 metres/second to 3.4 x 10-6 metres/second, and groundwater flow velocity is estimated to be approximately 0.8 to 2.9 metres/year. A silty clay unit was identified at a number of borehole locations below the unconfined aquifer, which is interpreted to be continuous across the Phase Two Property and represents an aquitard. No additional aquitards or aquifers were encountered during the borehole drilling program for the Phase Two ESA. Based on the grain size analysis of representative soil samples collected during the Phase Two ESA and the observed stratigraphy at the borehole locations, Pinchin concluded that over one-third of the overburden at the Phase Two Property is coarse-textured as defined by Ontario Regulation 153/04 (as amended) and Site Condition Standards for finemedium textured soil were not applied. Bedrock was not encountered at any of the borehole locations up to the maximum depth drilled of approximately 6.71 mbgs. As such, the Phase Two Property is not a shallow soil property, as defined by Section 43.1 of Ontario Regulation 153/04 (as amended). The pH values measured in the submitted soil samples were within the limits for nonsensitive sites. The Phase Two Property is also not an area of natural significance and it is not adjacent to, nor does it contain land within 30 metres of, an area of natural significance. As such, the Phase Two Property is not an environmentally sensitive area as defined by Section 41 of Ontario Regulation 153/04 (as amended). • • • • Limited fill material was observed at the boreholes completed at the Phase Two Property, which appears to be reworked native soil originating from the Phase Two Property. Granular subgrade material brought to the Phase Two Property during construction of the Airport is likely present beneath the runways, although no information is available to confirm this. Pinchin understands that the future use of the Phase Two Property will be for a residential development that is still in the planning stages and the configuration of the Phase Two Property, including proposed building locations, has yet to be confirmed. The nearest water bodies to the Phase Two Property are the Rouge River, which is located approximately 150 metres east of the Phase Two Property and flows to the southeast, and Beaver Creek, which is located approximately 150 metres southwest of the Phase Two Property and flows to the southeast where it joins the Rouge River at a confluence point approximately 2 kilometres southeast of the Phase Two Property. Drinking water for the surrounding area is supplied by York Region, with Lake Ontario serving as the water source. There are no known active water supply wells within 250 metres of the Phase Two Property. The Phase Two Property is not located within an area designated as a well-head protection area or in an area designated for groundwater protection. As per Section 35 of Ontario Regulation 153/04 (as amended), Pinchin submitted a notification letter to the Town Clerk for the Town of Markham and the Regional Clerk for the Regional Municipality of York (“York Region”) regarding the intention to apply non-potable standards in assessing soil and groundwater quality at the Phase Two Property. The Town of Markham did not object to the use of non-potable standards; however, Pinchin received a response from York Region indicating that a formal application process is required to approve the use of non-potable standards. The application process has not been completed and Pinchin defaulted to the more conservative potable standards (“Table 2 Standards”) for assessing soil and groundwater quality at the Phase Two Property. 1.1.2 Subsurface Utilities and Construction Features Underground utilities which are known or inferred to be present at the Phase Two Property include natural gas lines located along the east and south portions of the Phase Two Property in the vicinity of the Hangars, buried telecommunications lines located along the east and south portions of the Phase Two Property in the vicinity of the Hangars, septic beds located to the west of Hangar 9 and to the north of Hangar 12, drains underneath the paved runways and apron surfaces, water mains located along the northeast portion of the Phase Two Property, sanitary and storm sewers located along the south portion of the Phase Two Property, and electrical lines. Interaction of the groundwater at the Phase Two Property with buried utilities is possible given that the water table is some areas of the Phase Two Property is located at approximate depths of between 1 and 2 mbgs. However, the depths of the utilities at the Phase Two Property are unknown and the possible migration of groundwater along utility lines cannot be confirmed. However, given that no groundwater impacts were identified at the Phase Two Property, preferential migration of contaminants along utilities is not considered to be a concern. Drains are situated beneath the paved runway and apron surfaces that allow storm water that has seeped underneath the paved surfaces to be redirected overland to drainage ditches (vegetated swales) which eventually discharge into Beaver Creek. 1.1.3 Existing Site Buildings The existing site buildings comprise aviation hangars located primarily in the east-central portion of the Phase Two Property that are of slab-on-grade construction and are used for aviation vehicle maintenance (see Figure 2). 1.1.4 Areas of Potential Environmental Concern During the Phase One ESA completed by Pinchin, the following APECs and corresponding Potentially Contaminating Activities (“PCAs”) were identified that could give rise to potential APECs on the Phase Two Property. APEC #1 A septic bed is located to the north of Hangar 12, west of Hangar 18. Historical aviation vehicle (aircraft) maintenance has been conducted in these Hangars since the 1960s or 1970s. In addition, fire training by the local fire department is also known to have occurred at the septic bed location. The historical aviation vehicle maintenance and fire training were identified as PCAs in the septic bed area. The subsurface investigation of APEC #1 completed by Pinchin as part of the Phase Two ESA indicated that soil and groundwater within APEC #1 was in compliance with the applicable Table 2 Standards. APEC #2 A septic bed is located to the west of Hangar 9. Historical aviation vehicle (aircraft) maintenance has been conducted in this Hangar since the 1960s or 1970s. The historical aviation vehicle maintenance was identified as a PCA in the septic bed area. The subsurface investigation of APEC #2 completed by Pinchin as part of the Phase Two ESA indicated that soil and groundwater within APEC #2 was in compliance with the applicable Table 2 Standards. The findings of the Phase Two ESA completed by Pinchin are summarized in the following table. APEC PCA APEC #1 Item 24 – Fire Training Maintenance of aviation vehicles /Historical fire training APEC #2 Maintenance of aviation vehicles 1.1.5 Item 27– Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles Item 27– Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles APEC Location Findings Media of Concern Recommendations On-Site (Northeast portion of the Phase Two Property) No subsurface impacts were identified during the Phase Two ESA. Soil and Groundwater None. On-Site (Northwest portion of the Phase Two Property) No subsurface impacts were identified during the Phase Two ESA. Soil and Groundwater None. Contaminants Exceeding Applicable Site Condition Standards in Soil All soil samples collected during the Phase Two ESA met the applicable Table 2 Standards for the parameters analyzed. 1.1.6 Contaminants Exceeding Applicable Site Condition Standards in Groundwater All groundwater samples collected during the Phase Two ESA met the applicable Table 2 Standards for the parameters analyzed. 1.1.7 Contaminant Exposure Assessment Pinchin evaluated the potential exposure pathways and receptors which could potentially affect the Phase Two Property based on the APECs and related PCOCs identified, and information available during the completion of the Phase One ESA. The exposure pathways and potential receptors identified for the Phase Two Property are illustrated on Figure 6. The exposure pathways and receptors which Pinchin had considered were as follows: Exposure Pathways • • • GW1 – The protection of drinking water component; GW2 – The protection of indoor air from vapours originating from the groundwater component; GW3 – The protection of the aquatic environment component; • • • • • • • • S1 – High-frequency, high-intensity, human health exposure scenario equivalent to that of surface soil at a residential/parkland/institutional or agricultural/other site (children and pregnant women are present); S2 – Lower-frequency and lower-intensity, human health exposure scenario without children present and used at commercial/industrial/community sites or at depth at residential/parkland/institutional or agricultural/other sites; S3 – Low-frequency, high-intensity, human health exposure scenario without children present that is protective of a worker digging in the soil. It is used for subsurface soils at commercial/industrial/community sites; S-1A – Soil to indoor air, for vapour intrusion into a building; S-OA – Soil to outdoor air, a volatilization model combined with atmospheric mixing which is protective of outdoor air quality; S-Odour – Soil concentrations that will not result in unacceptable odours from direct sniffing of the soil; S-GW1 – Soil to potable groundwater, soil values protective of GW1 values; and S-GW3 – Soil to groundwater to surface water, soil values protective of aquatic life and GW3 values. Receptors • • Human residents and workers; and Mammals, birds, plants and soil invertebrates. Based on the results of this Phase Two ESA, given that all soil and groundwater samples met the applicable Table 2 Standards, it is Pinchin’s opinion that exposure to potential subsurface impacts via the above mentioned pathways are unlikely.
