Ontario Ministry of the Environment and Climate Change ... 217690.pdf · p1 esa phase 1...

Ontario Ministry of the Environment and Climate Change - Record of Site Condition # 217690

Record of Site Condition

Under Part XV.1 of the Environment Protection Act

Summary

Notice to Readers Concerning Due Diligence

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

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

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

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

Contents of this Record of Site Condition

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

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

submitted in electronic format to the Ministry of the Environment and Climate Change.

Record of Site Condition Number 217690Date Filed to Environmental Site Registry 2015/04/23Certification Date 2014/06/16Current Property Use IndustrialIntended Property Use ResidentialCertificate of Property Use Number No CPUApplicable Site Condition Standards** Stratified Site Conditions Standard, with Non-

potable Ground Water, Medium and FineTextured Soil, for Residential property use

Property Municipal Address 181 QUEEN STREET SOUTH, THOROLD, ON,L1V 3P4

1 of 23Filed Record of Site Condition # 217690 on 2015/04/23

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 THOROLD PARK REDEVELOPMENT INC.

Authorized Person TONY DIFRUSCIO

Mailing Address 39 QUEEN STREET, SUITE 201, ST. CATHARINESONTARIO, CANADA

Postal Code L2R 5G6

Phone (905) 688-8158

Fax (905) 684-4171

Email Address [email protected]


RSC Property Location Information

Municipal Address(es) 181 QUEEN STREET SOUTH, THOROLD, ON L1V 3P4

Municipality Thorold

Legal Description See Attached Lawyer’s Letter

Assessment Roll Number(s)

273100001905400

Property Identifier Number(s)

64450-0028 (LT)

RSC Property Geographical References

Coordinate System UTM

Datum NAD 83

Zone 17

Easting 645,919.93

Northing 4,775,008.92

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


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

The rest of this page has been left intentionally blank


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

Name KEVIN WARREN CHRISTIAN

Type of Membership Under the Professional Geoscientists Act

Practising Member

Membership Number 0387

QP Employer Name HALLEX ENVIRONMENTAL LTD.

Mailing Address 4999 VICTORIA AVENUE, NIAGARA FALLSONTARIO, L2E 4C9 CANADA

Phone (905) 988-8030

Fax (905) 353-1105

Email Address [email protected]

Municipal Information

Local or Single-Tier Municipality

Thorold

Upper-Tier Municipality Niagara

Ministry of the Environment and Climate Change District Office

District Office Niagara District Office

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


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

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

(YYYY/MM/DD)

2014-06-11

Type of Report

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

Author of Report

Name of ConsultingCompany

P1 ESA PHASE 1 ENVIRONMENTAL SITE ASSESSMENT - REF PLAN #59R-14992 181 QUEEN STREET SOUTH, THOROLD, ON

2013-05-23 KEVIN CHRISTIAN

HALLEX ENVIRONMENTAL LTD.

P1 ESA Update

PHASE 1 ENVIRONMENTAL SITE ASSESSMENT - REF PLAN #59R-14992 181 QUEEN STREET SOUTH, THOROLD, ON - ADDENDUM #1



P1 ESA Update

PHASE 1 ENVIRONMENTAL SITE ASSESSMENT - REF PLAN #59R-14992 181 QUEEN STREET SOUTH, THOROLD, ON - ADDENDUM #2



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


Author of Report


PHASE 1 ENVIRONMENTAL SITE ASSESSMENT: THOROLD PARK REDEVELOPMENT INC. LANDS (VACANT FORMER EXOLON/EXOLON-ESK/WASHINGTON MILLS PROPERTY), THOROLD, ON

2005-03-04 DR. A.W. PANKO

BROWNFIELD REVOLUTION INC.

PHASE 1 ENVIRONMENTAL SITE ASSESSMENT: FORMER EXOLON-ESK THOROLD FACILITY, 181 QUEEN STREET SOUTH, THOROLD, ON

2006-04-07 MR. GEORGE J. KOSZTYO

TERRAPEX ENVIRONMENTAL LTD.


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

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

(YYYY/MM/DD)

2014-06-16

Type of Report


Author of Report


P2 ESA PHASE 2 ENVIRONMENTAL SITE ASSESSMENT REF PLAN #59R-14992 181 QUEEN STREET SOUTH, THOROLD, ON



P2 ESA Update

PHASE 2 ENVIRONMENTAL SITE ASSESSMENT REF PLAN #59R-14992 181 QUEEN STREET SOUTH, THOROLD, ON - UPDATE ADDENDUM #1



P2 ESA Update

PHASE 2 ENVIRONMENTAL SITE ASSESSMENT REF PLAN #59r-14992 181 QUEEN STREET SOUTH, THOROLD, ON - UPDATE ADDENDUM #2



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

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

Author of Report


FINAL REPORT, PHASE 2 ENVIRONMENTAL SITE ASSESSMENT, FORMER EXOLON-ESK THOROLD FACILTY, 181 QUEEN STREET SOUTH, THOROLD, ON

2006-07-25 MR. GEORGE J. KOSZTYO

TERRAPEX ENVIRONMENTAL LTD.


Environmental ConditionSection 41 applies? No

Section 43.1 applies? No

Site Condition InformationCertification date (YYYY/MM/DD) 2014/06/16

Total area of RSC property (in hectares) 0.49400

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

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

Soil Texture Medium and Fine

Assessment/Restoration Approach Stratified

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

PARACEL LABORATORIES LTD.

Ground water condition (potable, non-potable) Non-potable

Applicable Site Condition Standard TABLE 5

Local or single-tier municipality non-potable written notification date 2015/01/08

Upper-tier municipality non-potable written notification date 2015/01/08


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

Measured Concentration for Contaminants in Surface Soil

ContaminantName

Maximum Concentration

Applicable Site Condition Standard

Unit of Measure

1 Benzene < 0.02 0.17 µg/g

2 Ethylbenzene < 0.05 15 µg/g

3 Toluene < 0.05 6 µg/g

4 Xylene Mixture < 0.05 25 µg/g

5 Petroleum Hydrocarbons F1**** < 7 65 µg/g

6 Petroleum Hydrocarbons F2 < 4 150 µg/g



9 Acenaphthene < 0.02 58 µg/g

10 Acenaphthylene < 0.02 0.17 µg/g

11 Anthracene < 0.02 0.74 µg/g

12 Benz[a]anthracene < 0.02 0.63 µg/g

13 Benzo[a]pyrene < 0.02 0.3 µg/g

14 Benzo[b]fluoranthene < 0.02 0.78 µg/g

15 Benzo[ghi]perylene < 0.02 7.8 µg/g

16 Benzo[k]fluoranthene < 0.02 0.78 µg/g

17 Chrysene < 0.02 7.8 µg/g

18 Dibenz[a h]anthracene < 0.02 0.1 µg/g

19 Fluoranthene < 0.02 0.69 µg/g

20 Fluorene < 0.02 69 µg/g

21 Indeno[1 2 3-cd]pyrene < 0.02 0.48 µg/g

22 Methlynaphthalene, 2-(1-) *** < 0.04 3.4 µg/g

23 Naphthalene < 0.01 0.75 µg/g

24 Phenanthrene < 0.02 7.8 µg/g

25 Pyrene < 0.02 78 µg/g

26 Acetone < 0.5 28 µg/g

27 Bromomethane < 0.05 0.05 µg/g

28 Carbon Tetrachloride < 0.05 0.12 µg/g

29 Chlorobenzene < 0.05 2.7 µg/g

30 Chloroform < 0.05 0.18 µg/g

31 Dichlorobenzene, 1,2- < 0.05 4.3 µg/g

32 Dichlorobenzene, 1,3- < 0.05 6 µg/g


34 Dichlorodifluoromethane < 0.05 25 µg/g

35 Dichloroethane, 1,1- < 0.05 11 µg/g

...Continued on next page




Continued from previous page....

ContaminantName



Unit of Measure

36 Dichloroethane, 1,2- < 0.05 0.05 µg/g

37 Dichloroethylene, 1,1- < 0.05 0.05 µg/g

38 Dichloroethylene, 1,2-cis- < 0.05 30 µg/g

39 Dichloroethylene, 1,2-trans- < 0.05 0.75 µg/g

40 Dichloropropane, 1,2- < 0.05 0.085 µg/g

41 Dichloropropene,1,3- < 0.05 0.083 µg/g

42 Ethylene dibromide < 0.05 0.05 µg/g

43 Hexane (n) < 0.05 34 µg/g

44 Methyl Ethyl Ketone < 0.5 44 µg/g

45 Methyl Isobutyl Ketone < 0.5 4.3 µg/g

46 Methyl tert-Butyl Ether (MTBE) < 0.05 1.4 µg/g

47 Methylene Chloride < 0.05 0.96 µg/g

48 Styrene < 0.05 2.2 µg/g

49 Tetrachloroethane, 1,1,1,2- < 0.05 0.05 µg/g


51 Tetrachloroethylene < 0.05 2.3 µg/g

52 Trichloroethane, 1,1,1- < 0.05 3.4 µg/g


54 Trichloroethylene < 0.05 0.52 µg/g

55 Trichlorofluoromethane < 0.05 5.8 µg/g

56 Vinyl Chloride < 0.02 0.022 µg/g

57 Antimony < 1 7.5 µg/g

58 Arsenic 6.5 18 µg/g

59 Selenium < 1 2.4 µg/g

60 Barium 115 390 µg/g

61 Beryllium < 1 5 µg/g

62 Cadmium < 0.5 1.2 µg/g

63 Chromium Total 19.3 160 µg/g

64 Cobalt 11.1 22 µg/g

65 Copper 21.6 180 µg/g

66 Lead 10.4 120 µg/g

67 Molybdenum < 1 6.9 µg/g

68 Nickel 23.7 130 µg/g

69 Silver < 0.5 25 µg/g

70 Thallium < 1 1 µg/g






ContaminantName



Unit of Measure

71 Uranium < 1 23 µg/g

72 Vanadium < 27 86 µg/g

73 Zinc 59 340 µg/g

74 Electrical Conductivity 0.628 0.7 mS/cm

75 Sodium Adsorption Ratio 3.56 5


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

Subsurface Soil

ContaminantName



Unit of Measure

1 Benzene < 0.02 0.17 µg/g

2 Ethylbenzene < 0.05 16 µg/g

3 Toluene < 0.05 50 µg/g

4 Xylene Mixture < 0.05 25 µg/g

5 Petroleum Hydrocarbons F1**** < 7 65 µg/g




9 Acenaphthene < 0.02 58 µg/g

10 Acenaphthylene < 0.02 0.17 µg/g

11 Anthracene < 0.02 0.74 µg/g

12 Benz[a]anthracene < 0.02 0.96 µg/g

13 Benzo[a]pyrene < 0.02 0.3 µg/g

14 Benzo[b]fluoranthene < 0.02 0.96 µg/g

15 Benzo[ghi]perylene < 0.02 9.6 µg/g

16 Benzo[k]fluoranthene < 0.02 0.96 µg/g

17 Chrysene < 0.02 9.6 µg/g

18 Dibenz[a h]anthracene < 0.02 0.1 µg/g

19 Fluoranthene < 0.02 9.6 µg/g

20 Fluorene < 0.02 69 µg/g

21 Indeno[1 2 3-cd]pyrene < 0.02 0.96 µg/g

22 Methlynaphthalene, 2-(1-) *** < 0.04 85 µg/g

23 Naphthalene < 0.01 4.6 µg/g

24 Phenanthrene < 0.02 300 µg/g

25 Pyrene < 0.02 96 µg/g

26 Antimony 1.1 63 µg/g

27 Arsenic 5.1 18 µg/g

28 Selenium < 1 1200 µg/g

29 Acetone < 0.5 28 µg/g

30 Bromomethane < 0.05 0.05 µg/g

31 Carbon Tetrachloride < 0.05 0.12 µg/g

32 Chlorobenzene < 0.05 2.7 µg/g

33 Chloroform < 0.05 0.18 µg/g






Subsurface Soil


ContaminantName



Unit of Measure


37 Dichlorodifluoromethane < 0.05 25 µg/g

38 Dichloroethane, 1,1- < 0.05 31 µg/g

39 Dichloroethane, 1,2- < 0.05 0.05 µg/g

40 Dichloroethylene, 1,1- < 0.05 0.05 µg/g

41 Dichloroethylene, 1,2-cis- < 0.05 30 µg/g

42 Dichloroethylene, 1,2-trans- < 0.05 0.75 µg/g

43 Dichloropropane, 1,2- < 0.05 0.085 µg/g

44 Dichloropropene,1,3- < 0.05 0.083 µg/g

45 Ethylene dibromide < 0.05 0.05 µg/g

46 Hexane (n) < 0.05 34 µg/g

47 Methyl Ethyl Ketone < 0.5 180 µg/g

48 Methyl Isobutyl Ketone < 0.5 66 µg/g

49 Methyl tert-Butyl Ether (MTBE) < 0.05 1.4 µg/g

50 Methylene Chloride < 0.05 0.96 µg/g

51 Styrene < 0.05 19 µg/g



54 Tetrachloroethylene < 0.05 2.3 µg/g



57 Trichloroethylene < 0.05 0.52 µg/g

58 Trichlorofluoromethane < 0.05 5.8 µg/g

59 Vinyl Chloride < 0.02 0.022 µg/g

60 Barium 90.4 8600 µg/g

61 Beryllium < 1 60 µg/g

62 Boron (total) 7.1 7900 µg/g

63 Cadmium < 0.5 7.9 µg/g

64 Chromium Total 16.5 18000 µg/g

65 Cobalt 11.3 250 µg/g

66 Copper 19.9 5600 µg/g

67 Lead 8 1000 µg/g

68 Molybdenum < 1 1200 µg/g

69 Nickel 23.1 510 µg/g

70 Silver < 0.5 490 µg/g




Subsurface Soil


ContaminantName



Unit of Measure

71 Thallium < 1 3.3 µg/g

72 Uranium < 1 300 µg/g

73 Vanadium 22.8 160 µg/g

74 Zinc 53.6 24000 µg/g



Ground Water

ContaminantName



Unit of Measure

1 Benzene < 0.5 430 µg/L

2 Ethylbenzene < 0.5 2300 µg/L

3 Toluene 0.6 18000 µg/L

4 Xylene Mixture < 0.5 4200 µg/L

5 Petroleum Hydrocarbons F1**** < 25 750 µg/L

6 Petroleum Hydrocarbons F2 < 100 150 µg/L

7 Petroleum Hydrocarbons F3 444 500 µg/L

8 Petroleum Hydrocarbons F4 130 500 µg/L

9 Acenaphthene < 0.05 1700 µg/L

10 Acenaphthylene < 0.05 1.8 µg/L

11 Anthracene < 0.01 2.4 µg/L

12 Benz[a]anthracene < 0.01 4.7 µg/L

13 Benzo[a]pyrene < 0.01 0.81 µg/L

14 Benzo[b]fluoranthene < 0.05 0.75 µg/L

15 Benzo[ghi]perylene < 0.05 0.2 µg/L

16 Benzo[k]fluoranthene < 0.05 0.4 µg/L

17 Chrysene < 0.05 1 µg/L

18 Dibenz[a h]anthracene < 0.05 0.52 µg/L

19 Fluoranthene < 0.01 130 µg/L

20 Fluorene < 0.05 400 µg/L

21 Indeno[1 2 3-cd]pyrene < 0.05 0.2 µg/L

22 Methlynaphthalene, 2-(1-) *** < 0.1 1800 µg/L

23 Naphthalene < 0.05 6400 µg/L

24 Phenanthrene < 0.05 580 µg/L

25 Pyrene < 0.01 68 µg/L

26 Barium 115 29000 µg/L

27 Beryllium < 0.5 67 µg/L

28 Boron (total) 57 45000 µg/L

29 Cadmium < 0.1 2.7 µg/L

30 Chromium Total 4 810 µg/L

31 Cobalt 1.2 66 µg/L

32 Copper 2.9 87 µg/L

33 Lead < 0.1 25 µg/L

34 Molybdenum 1.4 9200 µg/L

35 Nickel 7 490 µg/L




Ground Water


ContaminantName



Unit of Measure

36 Silver < 0.1 1.5 µg/L

37 Thallium < 0.1 510 µg/L

38 Uranium 7.5 420 µg/L

39 Vanadium 0.9 250 µg/L

40 Zinc 26 1100 µg/L

41 Acetone 162 130000 µg/L

42 Bromomethane < 0.5 56 µg/L

43 Carbon Tetrachloride < 0.2 8.4 µg/L

44 Chlorobenzene < 0.5 630 µg/L

45 Chloroform < 0.5 22 µg/L

46 Dichlorobenzene, 1,2- < 0.5 9600 µg/L



49 Dichlorodifluoromethane < 1 4400 µg/L

50 Dichloroethane, 1,1- < 0.5 3100 µg/L

51 Dichloroethane, 1,2- < 0.5 12 µg/L

52 Dichloroethylene, 1,1- < 0.5 17 µg/L

53 Dichloroethylene, 1,2-cis- < 0.5 17 µg/L

54 Dichloroethylene, 1,2-trans- < 0.5 17 µg/L

55 Dichloropropane, 1,2- < 0.5 140 µg/L

56 Dichloropropene,1,3- < 0.5 45 µg/L

57 Ethylene dibromide < 0.2 0.83 µg/L

58 Hexane (n) < 1 520 µg/L

59 Methyl Ethyl Ketone < 5 1500000 µg/L

60 Methyl Isobutyl Ketone < 5 580000 µg/L

61 Methyl tert-Butyl Ether (MTBE) < 2 1400 µg/L

62 Methylene Chloride < 5 5500 µg/L

63 Styrene < 0.5 9100 µg/L

64 Tetrachloroethane, 1,1,1,2- < 0.5 28 µg/L

65 Tetrachloroethane, 1,1,2,2- < 0.5 15 µg/L

66 Tetrachloroethylene < 0.5 17 µg/L

67 Trichloroethane, 1,1,1- < 0.5 6700 µg/L

68 Trichloroethane, 1,1,2- < 0.5 30 µg/L

69 Trichloroethylene < 0.5 17 µg/L

70 Trichlorofluoromethane < 1 2500 µg/L




Ground Water


ContaminantName



Unit of Measure

71 Vinyl Chloride < 0.5 1.7 µg/L

72 Antimony 0.8 20000 µg/L

73 Arsenic < 1 1900 µg/L

74 Selenium < 1 63 µg/L


Remedial Action and Mitigation

Remediated Soils

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

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

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) 3,945.0

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)

3,945.0


Ground Water Control or Treatment Measures

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

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)


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?

Yes


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

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

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

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

As of 2014/06/16, 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.

I have, within the six months immediately before the submission of this record of site condition, given written notice of intention to apply non-potable ground water site condition standards to the clerk of the local municipality in which the property is located and the clerk of any upper-tier municipality in which the property is located.

As of 2014/06/16, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the RSC property meets the applicable stratified site condition standards prescribed by section 39 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 2014/06/16, 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 whohave 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 HALLEX ENVIRONMENTAL 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 assessmentor risk assessment upon which this record of site condition is based

To the best of my knowledge, the certifications and statements in this part of the RSC are true as of 2014/06/16.

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, KEVIN WARREN CHRISTIAN, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2015/04/10:

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

I Agree


Additional Documentation Provided by Property Owner or AgentThe following documents have been submitted to the Ministry of the Environment and Climate Changeas 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



Request ID: 017470031 Province of Ontario Date Report Produced: 2015/03/27Demande n° : Province de l'Ontario Document produit le :Transaction ID: 57163444 Ministry of Government Services Time Report Produced: 13:23:04Transaction n° : Ministère des Services gouvernementaux Imprimé à :Category ID: CTCatégorie :

CERTIFICATE OF STATUSATTESTATION DU STATUT JURIDIQUE

This is to certify that according to the D'après les dossiers du Ministère desrecords of the Ministry of Government Services gouvernementaux, nous attestonsServices que la société

T H O R O L D P A R K R E D E V E L O P M E N T I N C .

Ontario Corporation Number Numéro matricule de la société (Ontario)

0 0 1 6 2 4 7 9 2

is a corporation incorporated, est une société constituée, prorogée ou néeamalgamated or continued under d'une fusion aux termes des lois de lathe laws of the Province of Ontario. Province de l'Ontario.

The corporation came into existence on La société a été fondée le

N O V E M B E R 1 2 N O V E M B R E , 2 0 0 4

and has not been dissolved. et n'est pas dissoute.

Dated Fait le

M A R C H 2 7 M A R S , 2 0 1 5

DirectorDirecteur

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.

LRO # 59 Transfer Registered as SN127907 on 2006 07 12 at 12:37

The applicant(s) hereby applies to the Land Registrar. yyyy mm dd Page 1 of 3

Properties

PIN 64450 − 0028 LT Interest/Estate Fee SimpleDescription PT TWP LT 32 THD , AS IN BB37791 (PCLS 8 & 9) ; PT TWP LT 31 THD , (AS

AMENDED BY ORDER TH11076), AS IN BB37791 (PCL 3) ; PT BLK A, PL 654 , AS INBB37791 (PCL 2) ; PT LT A, PL 663 , (AS AMENDED BY ORDER TH15101), AS INBB37791 (PCL 4) ; PT RUSSELL ST, PL 663 , (AS CLOSED BY ORDER BB42968), ASIN BB53369 ; LTS 190 & 191, PL 663 , EXCEPT 59R3294 ; LT 192, PL 663 ; LTS 279 &280, PL 663 , EXCEPT 59R3294 ; PT ONTARIO ST, PL 663 , (AS CLOSED BY BYLAWBB2031), AS IN BB37791 (PARCEL 7) ; LT 282, PL 663 , EXCEPT 59R3294 ; LT 283, PL663 ; PT KALMUS ST, PL 663 , (AS CLOSED BY BYLAW BL106), AS IN TH19335EXCEPT AA11387 ; PT LTS 442, 444, 484 & 486, PL 663 , PART 2 , 59R2631 ; LTS 443& 485, PL 663 , PART 2 , 59R2631 ; PT KALMUS ST, PL 663 , PART 2 , 59R2631 , (ASCLOSED BY BYLAW BL106) ; S/T RO408374 ; THOROLD

Address THOROLD

Consideration

Consideration $1,100,000.00

Transferor(s)

The transferor(s) hereby transfers the land to the transferee(s).

Name THE THOROLD LAND COMPANY LTD.

Address for Service 92 Berczy Street, Box 4Aurora, OntarioL4G 3H1

I, Victor Priestly, have the authority to bind the corporation.

This document is not authorized under Power of Attorney by this party.

Transferee(s) Capacity Share

Name THOROLD PARK REDEVELOPMENT INC. Registered Owner

Address for Service 80 King Street Suite, 903ASt. Catharines, OntarioL7R 7G1

STATEMENT OF THE TRANSFEROR (S): The transferor(s) verifies that to the best of the transferor’s knowledge and belief, this transferdoes 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 Ihave made inquiries of the transferor(s) to determine that this transfer does not contravene that Act and based on the information suppliedby the transferor(s), to the best of my knowledge and belief, this transfer does not contravene that Act. I am an Ontario solicitor in goodstanding.

STATEMENT OF THE SOLICITOR FOR THE TRANSFEREE (S): I have investigated the title to this land and to abutting land whererelevant and I am satisfied that the title records reveal no contravention as set out in the Planning Act, and to the best of my knowledgeand belief this transfer does not contravene the Planning Act. I act independently of the solicitor for the transferor(s) and I am an Ontariosolicitor in good standing.

Signed By

Joseph Walter Jacques Laurion 41 Wellington Street EastAurora L4G 1H6

acting for Transferor(s) Signed 2006 07 12

Tel 9058412222

Fax 9058413388

Victor Francis Muratori 40 Queen St., PO Box 1360St. Catharines L2R 6Z2

acting for Transferee(s) Signed 2006 07 12

Tel 905−688−6655

Fax 9056885814

Submitted By

SULLIVAN MAHONEY 40 Queen St., PO Box 1360St. Catharines L2R 6Z2

2006 07 12

Tel 905−688−6655

LRO # 59 Transfer Registered as SN127907 on 2006 07 12 at 12:37

The applicant(s) hereby applies to the Land Registrar. yyyy mm dd Page 2 of 3

Submitted By

Fax 9056885814

Fees/Taxes/Payment

Statutory Registration Fee $60.00

Land Transfer Tax $19,100.00

Total Paid $19,160.00

LAND TRANSFER TAX STATEMENTSIn the matter of the conveyance of: 64450 − 0028 PT TWP LT 32 THD , AS IN BB37791 (PCLS 8 & 9) ; PT TWP LT 31 THD ,

(AS AMENDED BY ORDER TH11076), AS IN BB37791 (PCL 3) ; PT BLKA, PL 654 , AS IN BB37791 (PCL 2) ; PT LT A, PL 663 , (AS AMENDED BYORDER TH15101), AS IN BB37791 (PCL 4) ; PT RUSSELL ST, PL 663 ,(AS CLOSED BY ORDER BB42968), AS IN BB53369 ; LTS 190 & 191, PL663 , EXCEPT 59R3294 ; LT 192, PL 663 ; LTS 279 & 280, PL 663 ,EXCEPT 59R3294 ; PT ONTARIO ST, PL 663 , (AS CLOSED BY BYLAWBB2031), AS IN BB37791 (PARCEL 7) ; LT 282, PL 663 , EXCEPT 59R3294; LT 283, PL 663 ; PT KALMUS ST, PL 663 , (AS CLOSED BY BYLAWBL106), AS IN TH19335 EXCEPT AA11387 ; PT LTS 442, 444, 484 & 486,PL 663 , PART 2 , 59R2631 ; LTS 443 & 485, PL 663 , PART 2 , 59R2631 ;PT KALMUS ST, PL 663 , PART 2 , 59R2631 , (AS CLOSED BY BYLAWBL106) ; S/T RO408374 ; THOROLD

BY: THE THOROLD LAND COMPANY LTD.

TO: THOROLD PARK REDEVELOPMENT INC. Registered Owner

1. TONY DIFRUSCIO

I am

(a) A person in trust for whom the land conveyed in the above−described conveyance is being conveyed;

(b) A trustee named in the above−described conveyance to whom the land is being conveyed;

(c) A transferee named in the above−described conveyance;

(d) The authorized agent or solicitor acting in this transaction for _____ described in paragraph(s) (_) above.

(e) The President, Vice−President, Manager, Secretary, Director, or Treasurer authorized to act for THOROLDPARK REDEVELOPMENT INC. described in paragraph(s) (c) above.

(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 hereindeposed 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 conveyedherein:

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 1,375,000.00

(b) Mortgages (i) assumed (show principal and interest to be credited against purchase price) 0.00

(ii) Given Back to Vendor 0.00

(c) Property transferred in exchange (detail below) 0.00

(d) Fair market value of the land(s) 0.00

(e) Liens, legacies, annuities and maintenance charges to which transfer is subject 0.00

(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)) 1,375,000.00

(h) VALUE OF ALL CHATTELS −items of tangible personal property 0.00

(i) Other considerations for transaction not included in (g) or (h) above 0.00

(j) Total consideration 1,375,000.00

PROPERTY Information Record

A. Nature of Instrument: Transfer

LRO 59 Registration No. SN127907 Date: 2006/07/12

B. Property(s): PIN 64450 − 0028 Address THOROLD AssessmentRoll No

2731000 − 01905400

C. Address for Service: 80 King Street Suite, 903ASt. Catharines, OntarioL7R 7G1

D. (i) Last Conveyance(s): PIN 64450 − 0028 Registration No. SN58258

(ii) Legal Description for Property Conveyed: Same as in last conveyance? Yes No Not known

E. Tax Statements Prepared By: Victor Francis Muratori

40 Queen St., PO Box 1360St. Catharines L2R 6Z2

TABLE OF AREAS OF POTENTIAL ENVIRONMENTAL CONCERN Ref Plan# 59R-14992

Areas of Potential

Environmental Concern

Location of Area of Potential

Environmental Concern on Phase

One Property

Potentially Contaminating

Activity

Location of PCA (on-site or off-

site)

Contaminants of Potential Concern

Media Potentially Impacted (Ground

water, soil and/or

sediment) APEC-1 Area of former AST location

Central to Western RSC property boundary

28. Gasoline and Associated Products Storage in Fixed Tanks Three (3) ASTs located adjacent to former Old Wash House/ Garage building, removed during building demolition after 2006.

Off-site Metals, As, Se, Sb BTEX, VOC’s, PAH’s, PHC’s, EC, SAR, pH

Groundwater & Soil

APEC-2 Area of roadways & parking

Entire RSC Property 30. Importation of Fill Material of unknown quality

On-site Metals, PAH’s Groundwater & Soil

Notes: 1 – Areas 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 SAR CPs PAHs As, Sb, Se Cr (VI) 1,4 Dioxane THMs Na Hg Dioxins/Furans, PCDDs/PCDFs

VOCs B-HWS Methyl Mercury

OCs BTEX CI High pH PHCs Ca, g CN Low pH

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

TABLE OF CURRENT AND PAST USES OF THE PHASE ONE, PHASE TWO & RECORD OF SITE CONDITION PROPERTY – Ref Plan #59R-14992

Year Name of Owner(s)

Description of Property Use Property Use

Other Observation from Aerial Photographs, Fire Insurance

Plans, etc. 1897-1914

William J. MacCartney

Vacant Agricultural n/a

1914-2004

Exolon-ESK Canada Inc.

Industrial company involved in the manufacturing and selling of products that were used for abrasive, refractory and metallurgical applications

Industrial/ Commercial

Buildings were visible on site in aerial photos dated 1921 and remained on site until the majority of the buildings and structures were demolished in 2006. The surrounding areas were primarily agricultural with a few residences located to the east and south of the study site. The east surrounding area was further developed for residential purposes beginning in the mid-late 1950’s. Small industrial operations to the west and southwest of the study site are evident on aerial photos beginning in the 1950’s and continue to remain at these locations.

2004-2006

The Thorold Land Company Ltd.

Former industrial company Exolon-ESK Canada Inc., land not in use.


Aerial photos during this timeframe reflect the decommissioning of the former Exolon-ESK Canada Inc’s buildings.

2006-2015

Thorold Park Redevelopment Inc.

Recycling Fe Al Materials


The recycling process of materials (Ferrous Aluminum) is evident in the air photos 2009 and 2012.

Notes: 1 – for each owner, specify one of the following types of property use (as defined in O.Reg. 153/04) that applies: Agriculture or other use Commercial use Community use Industrial use Institutional use Parkland use Residential use 2 – when submitting a record of site condition for filing, a copy of this table must be attached.

PHASE 2 ENVIRONMENTAL SITE ASSESSMENT CONCEPTUAL SITE MODEL – Update Addendum 2

of

Ref Plan #59R-14992 181 Queen Street South, Thorold, ON

For: Thorold Park Redevelopment Inc. 39 Queen St. Suite 201 St. Catharines, ON L2R 3H5

March 10th, 2015 Project: E-13-23-2

4999 Victoria Avenue

Niagara Falls, ON L2E 4C9 Tel: (905) 357-4015 Fax: (905) 353-1105

Phase 2 ESA- Conceptual Site Model- Addendum #2 Ref Plan #59R-14992 E-13-23-2

1

Table of Contents

1.0 REPORT PURPOSE ................................................................................................................. 3

1.1 CURRENT SITE DESCRIPTION .................................................................................................... 3 1.2 SITE HISTORY .......................................................................................................................... 3 1.3 ENVIRONMENTAL SITE ASSESSMENT/INVESTIGATIVE WORK .................................................... 3 1.4 DEMOLITION/DECOMMISSIONING WORK .................................................................................. 4 1.5 SOIL AND GROUNDWATER ASSESSMENT WORK ....................................................................... 5 1.6 NON-POTABLE GROUND WATER STANDARDS .......................................................................... 5

2.0 REPORT ORGANIZATION .................................................................................................... 7

3.0 CURRENT CONDITION OF THE PROPERTY OR, THE CONDITION BEFORE THE ... 8

REMEDIAL ACTIONS WERE UNDERTAKEN .................. ............................................................. 8

4.0 CSM FORMAT .......................................................................................................................... 9

5.0 AREAS OF POTENTIAL ENVIRONMENTAL CONCERN .......... ..................................... 10

5.1 DESCRIPTION OF EACH AREA ................................................................................................. 10

6.0 PHYSICAL SETTING ............................................................................................................ 12

6.1 TOPOGRAPHY ......................................................................................................................... 12 6.2 HYDROGEOLOGICAL CHARACTERISTICS ................................................................................. 12 6.3 GEOLOGY ............................................................................................................................... 12 6.4 APPROXIMATE DEPTH TO BEDROCK ....................................................................................... 12 6.5 APPROXIMATE DEPTH TO WATER TABLE ............................................................................... 12 6.6 ANY RESPECT IN WHICH SECTION 41 OR 43.1 OF THE REGULATION APPLY.............................. 12 6.7 AREAS WHERE SOIL HAS BEEN BROUGHT FROM ANOTHER PROPERTY AND PLACED ON, IN OR

UNDER THE PHASE TWO PROPERTY ..................................................................................................... 13 6.8 APPROXIMATE LOCATIONS, IF KNOWN, OF ANY PROPOSED BUILDINGS AND OTHER STRUCTURES

13

7.0 CONTAMINANTS .................................................................................................................. 14

7.1 EACH AREA WHERE CONTAMINANTS EXCEEDED APPLICABLE SITE CONDITION STANDARDS .... 14 7.2 THE CONTAMINANTS ASSOCIATED WITH EACH OF THE AREAS ................................................. 14 7.3 EACH MEDIUM IN WHICH A CONTAMINANT ASSOCIATED WITH AN AREA ABOVE IS PRESENT .... 14

8.0 AREAS WHERE THERE ARE CONTAMINANTS ............................................................. 15

8.1 WHAT IS KNOWN ABOUT EACH AREA WHERE THERE ARE CONTAMINANTS .............................. 15 8.2 DISTRIBUTION OF CONTAMINANTS IN EACH AREA .................................................................. 15

8.2.1 Discharge to the Natural Environment ............................................................................... 15 8.3 MIGRATION OF CONTAMINANTS FROM EACH AREA WITH CONTAMINANTS .............................. 15 8.4 CLIMACTIC OR METEOROLOGICAL CONDITIONS THAT MAY INFLUENCE CONTAMINANT

DISTRIBUTION AND MIGRATION .......................................................................................................... 15 8.5 VAPOUR INTRUSION OF CONTAMINANTS INTO BUILDINGS ....................................................... 15

9.0 DISTRIBUTION AND TRANSPORT OF CONTAMINANTS ........ ..................................... 16


2

9.1 LATERAL AND VERTICAL DISTRIBUTION OF CONTAMINANTS ................................................. 16 9.2 DEPTH TO WATER TABLE IN EACH AREA WITH CONTAMINANTS ............................................ 16 9.3 STRATIGRAPHY AT EACH AREA WITH CONTAMINANTS .......................................................... 16 9.4 SUBSURFACE STRUCTURE OR UTILITIES THAT MAY AFFECT CONTAMINANT DISTRIBUTION AND

TRANSPORT ....................................................................................................................................... 16

10.0 RECEPTOR EXPOSURE TO CONTAMINANTS ................................................................ 17

10.1 RELEASE MECHANISM FOR EACH CONTAMINANT .................................................................. 17 10.2 CONTAMINANT TRANSPORT PATHWAYS................................................................................. 17 10.3 HUMAN AND ECOLOGICAL RECEPTORS ON THE PROPERTY ..................................................... 17 10.4 RECEPTOR EXPOSURE POINTS AND ROUTES OF EXPOSURE ..................................................... 17

11.0 REMEDIATION ...................................................................................................................... 20

11.1 REMEDIAL OPTIONS ............................................................................................................... 20 11.2 SOIL REMEDIATION VERIFICATION PROCEDURES ................................................................... 20 11.3 SOIL LABORATORY ANALYSES ............................................................................................... 20 11.4 SOIL REMEDIATION VERIFICATION ANALYTICAL RESULTS ..................................................... 20 11.5 SOIL BROUGHT TO THE PROPERTY .......................................................................................... 21

12.0 CONCLUSION ........................................................................................................................ 22

FIGURES

Figure 1: Site Location Figure 2: Reference Plan Figure 3: Borehole, Test pit and Monitoring Well Locations Figure 4: Topographic and Groundwater Flow Direction Figure 5: Soil Impact Areas Figure 6: Regional Topographic North to South Figure 6A: Cross Section A-A’ –North to South Figure 7: Preliminary Subdivision Plan Figure 8: Soil EC Remediation Verification Sample Location


3

1.0 REPORT PURPOSE

The RSC property identified on Ref Plan #59R-14992 is a portion of municipal property 181 Queen

Street South, Thorold, ON and was part of the former Exolon Company lands. Phase 2 ESA work across

181 Queen Street South, Thorold, ON, revealed an area with exceedances for Electrical Conductivity

(EC). The decision was made to split the property into two RSC Ref Plans in order to address the EC

exceedance. This RSC property Ref Plan #59R-14992 was subsequently evaluated and remediated using

Stratified Site Condition Standards in a Non Potable Groundwater Condition. This conceptual site model

report thus provides a representative characterization of soil and groundwater conditions for the RSC

property (Ref Plan #59R-14992) as a prelude to residential site development. The RSC property location

and reference plan are located on Figures 1 and 2.

1.1 Current Site Description

The site use observed as of May – June 2013, was industrial, in use for recycling Ferrous/Aluminum

Abrasives material for sale offsite to the concrete industry. The study site occupies an area of 0.494

hectares (4940 m2) as determined from the study site survey plan. The proposed future use of the

property includes the development of a residential subdivision, and as such and according to Section

168.3.1 of the Act, it requires the filing of a Record of Site Condition to change from a less sensitive land

use (industrial) to a more sensitive land use (residential).

1.2 Site History

The Exolon Company was founded in 1914 in Thorold, ON and operated for 89 years prior to closing

completely in 2003. The company occupied approximately 16 hectares of land and had a 300,000 square

foot facility. Exolon Company, later called Exolon-ESK Company Inc. was involved in the

manufacturing and selling of products that were used for abrasive, refractory and metallurgical

applications. Products primarily included fused aluminum oxide and silicon carbide, with raw materials

including abrasive grade bauxite, petroleum coke, silica sand and cast iron borings. During its peak

manufacturing period (1960’s), the company employed 500 employees.

1.3 Environmental Site Assessment/Investigative Work

Previous Environmental Site Assessment and Investigative reports were provided to Hallex for review.

Report summaries are included below.

1. CERTI Environmental Consultants Inc. Phase II ESA of the Exolon-ESK Property, 181 Queen Street South, Thorold, ON (April 2004).

CERTI’s phase 2 ESA work program consisted of drilling thirty-five (35) boreholes (BH1 – BH35) across

the property in 2004, with monitoring wells installed into eight of the boreholes for the purpose of

identifying any contaminants of concern. Results indicated the presence of fill material in every borehole

with the exception of BH/MW33. It was noted that the fill material ranged in depth from 1.0 m to 3.25 m


4

below grade and exhibited evidence of coke, iron, and bauxite (raw materials utilized by Exolon in their

production process) in addition to slag, metal, concrete and wood in some locations.

2. Terrapex Environmental Ltd, Phase 1 ESA, Former Exolon-ESK Thorold Facility, 181 Queen Street South, Thorold, ON (April 2006)

Environmental concerns documented in the Terrapex report pertinent to the RSC property included:

• Presence of fill composed of site process materials across the subject site

• Presence of staining observed on the concrete and ground surface in the vicinity of the three

AST’s (off-site to Ref Plan #59R-14992)

3. Terrapex Environmental Ltd, Final Report, Phase 2 ESA, Former Exolon-ESK Thorold Facility, 181 Queen Street South, Thorold, On (July 2006)

A soil and groundwater program was initiated in January 2006 to evaluate the soil and groundwater

quality. At the time, nineteen (19) boreholes, twelve (12) test pits and nine (9) monitoring wells were

advanced across the site pertaining to areas of concern identified in their Phase 1 ESA. Hallex’s review

of Terrapex (2006) soil and groundwater data did not indicate any exceedances of the 2011 Site Condition

Standards – Table 5 Residential criteria.

1.4 Demolition/Decommissioning Work

Thorold Park Redevelopment Inc. (the client) purchased the site in 2006, for development purposes, and

proceeded with updating previous Environmental Site Assessment work, and completing the

demolishment of buildings and utilities. The focus then shifted to determining the extent and volume of

potential recyclable material located on site, as is evidenced from the multiple post-2006

borehole/monitoring well locations throughout the site. Through a provincial research and development

grant, recycling and reuse alternatives for an estimated 300,000 tonnes of various mixed aluminum, iron,

and silicon carbide compounds distributed across the site as surface cover material (fill material reported

across the site CERTI 2004 and Terrapex 2006) were identified. Additional borehole and monitoring well

locations associated with Thorold Park Redevelopment Ltd. reflect this resource delineation process. The

research and development efforts resulted in the advance of successful methods for separating ferrous and

non-ferrous industrial minerals, and the establishment of end-user purchasers. On-site commercial-

industrial mineral separation and recycling began following the completion of the research program. All

of the former recyclable fill material was removed from the site as processed product. Some of this

product remains stockpiled on an adjacent site awaiting shipping. This material is not leachable as it is

composed of a very hard (MOHS hardness = 9+) Corundum mineral.

The overall project was given a 2013 Canadian Urban Institute “Brownie” Award for “Sustainable

Remediation Technologies and Technological Innovation”. A project summary from the 2013 Canadian

Brownfields Conference is included below:


5

“The Thorold Park Redevelopment project area, centrally located in Thorold, Ontario, consists of a former factory, two industrial landfills, chemical plant and rail sidings, and an adjacent wetland area. Studies of the site revealed that 300,000T of off-specification fill materials covering most of the site and in an on-site licensed landfill would have to be removed prior to any residential development occurring. Through a $1 million dollar ‘Places to Grow’ Brownfield grant, it was determined that virtually all of the fill materials could be processed and recycled. The remediation techniques developed for this project included demolition and salvage or reuse of on-site structures, ongoing groundwater monitoring, as well as an innovative on-site screening/recycling operation, which was tested and developed specifically for this project through a grant from the Ontario Ministry of Economic Development (MED). These techniques resulted in virtually 100% re-use of the factory and its waste products down to the original 1914 ground surface. This project will result in the remediation and redevelopment of 60 acres of industrial land to residential, injecting an estimated $550 million into the local economy and completing the missing link of the Fonthill Spur Trail to the Welland Canal Trail. The project also will protect the Marlatts pond area, the headwaters for the Twelve Mile Creek, a water source for the Region of Niagara while restoring valuable riparian wildlife habitat. With the recycling part of the project winding down, the first of a total of 540 homes will be built on the site commencing in 2014”.

1.5 Soil and Groundwater Assessment Work

As the recyclable material was being removed from site, identifying the conditions of the remaining soil

and groundwater became essential. Following the reviews of previous Phase 1 and 2 ESA reports and

data by others, Hallex compiled a data gap analysis, and devised a soil and groundwater sampling plan to

assess the current soil and groundwater conditions. From May-June 2013 thirteen (13) boreholes, one (1)

new monitoring well and twelve (12) existing monitoring wells were utilized to collect soil and

groundwater samples. As stated above in Section 1.0, data review, and soil/groundwater sampling and

analysis by Hallex, indicated site soil conditions surrounding sample area HBH-9 in the RSC property

exceeded O.Reg 153/04 (2011) Table 3 Residential Site Condition Standards (SCS) for EC. These

findings resulted in the need to segregate this RSC Ref Plan#59R-14992 from adjacent RSC Ref Plan

#59R-15035 to be addressed under a separate RSC process due to the requirement to apply a stratified

approach for the remediation of electrical conductivity (EC) present in soil. Excavation and offsite

disposal of the EC contaminated material was followed by verification sampling and analysis of the

excavated area sidewalls prior to backfilling with soil, sampled by Hallex, that satisfied Table 1

Residential criteria for method groups Metals, PAH’s, VOC’s, BTEX, PHC (F1-F4), SAR, pH and EC,

completed in June 2014. Figure 3 provides borehole and monitoring well locations that comprised

Hallex’s Phase 2 ESA soil and groundwater data sources.

1.6 Non-Potable Ground Water Standards

The City of Thorold and the Regional Municipality of Niagara were re-notified on January 8th, 2015 of

the intent to apply non-potable ground water standards to the RSC property. As of the date of this RSC

filing, no notice of objection has been received from either municipality. The original request to utilize


6

non-potable groundwater standards to both the City of Thorold and Regional Municipality of Niagara

were previously accepted.


7

2.0 REPORT ORGANIZATION

The phase 2 conceptual site model (CSM) is organized to follow the requirements as set out in O.Reg

153/04 Part IV, Schedule E section 43(2) to 43(9), as amended by O.Reg 511/09. The CSM is compiled

as per the Table of Contents.


8

3.0 CURRENT CONDITION OF THE PROPERTY OR, THE CONDITION BEFORE THE

REMEDIAL ACTIONS WERE UNDERTAKEN

Property Condition Before the Remedial Actions were Undertaken

Hallex soil investigation at the RSC property indicated Table 5 surface soil criteria exceedance for

Electrical Conductivity over an area of 2630 m2 within the RSC property.


9

4.0 CSM FORMAT

As required, the conceptual site model consists of diagrams, cross-sections and figures as well as text and

tables presenting site history, environmental site assessment activities, remediation efforts and results.

The information contained herein is taken from the most recently prepared Phase Two Environmental Site

Assessment Report – Update Addendum #2, Hallex Environmental Ltd. March 10th, 2015.


10

5.0 AREAS OF POTENTIAL ENVIRONMENTAL CONCERN

5.1 Description of Each Area

As documented in the Phase 1 Environmental Site Assessment Ref Plan #59R-14992 181 Queen Street

South, Thorold, ON, Hallex Environmental Ltd, May 23rd, 2013 (Update Addendum #1 March 10th, 2014,

Update Addendum #2 March 10th, 2015) the following table summarizes the Areas of Potential

Environmental Concern (APEC), with an additional description following.

Areas of Potential

Environmental Concern

Location of Area of Potential

Environmental Concern on Phase

One Property

Potentially Contaminating

Activity

Location of PCA (on-site or off-

site)

Contaminants of Potential Concern

Media Potentially Impacted (Ground

water, soil and/or

sediment) APEC-1 Area of former AST location

Central to Western RSC property boundary

28. Gasoline and Associated Products Storage in Fixed Tanks Three (3) ASTs located adjacent to former Old Wash House/ Garage building, removed during building demolition after 2006.

Off-site Metals, As, Se, Sb BTEX, VOC’s, PAH’s, PHC’s, EC, SAR, pH

Groundwater & Soil

APEC-2 Area of roadways & parking

Entire RSC Property 30. Importation of Fill Material of unknown quality

On-site Metals, PAH’s Groundwater & Soil

The PCA/APEC locations are highlighted in Figure 3.

1. PCA: Gasoline and Associated Products Storage in Fixed Tanks – Three (3) above ground storage

tanks were formerly located off-site adjacent to the southeast side of the former wash house/garage

building (since demolished). The historic use of these tanks for storage of fuel during the

manufacturing years presented a potentially contaminating activity having had potential to impact the

soil and groundwater (APEC-1). Hallex HBH-8 and HMW-1 (Ref Plan #59R-15035) located down-

gradient from the former AST locations and within the QP defined APEC boundary did not indicate

exceedances for PHC’s, BTEX or EC in soil or groundwater. Additionally previous investigations

including: Certi (2004) boreholes BH-7 and BH-8 reported no exceedances of PHC’s and Terrapex

(2006) BH104 & BH103 (adjacent to the AST locations) drilled to depths of 5.9 m each did not state

any presence of PHC staining nor odours nor combustible vapours in their field logs nor soil


11

analytical data. Hallex HBH-9 located within the QP defined APEC boundary indicated an

exceedance for EC in soil.

2. PCA: Importation of Fill Material of unknown quality – The potentially contaminating activity

(PCA-2) is the recyclable fill material comprised of furnace waste products, composed of ferrous-

silicon and aluminum oxide from the former industrial process discussed in sections 1.4 and 3.0. This

material was historically placed throughout the RSC site to build up and maintain roadways and

parking areas and thus presented APEC-2 within these former locations. The recyclable fill materials

were excavated by the current owner then separated by size and magnetic properties, with oversized

materials being crushed. All processed materials were recycled for sale and use off-site as concrete

additives or for nickel smelting processes. Soil and groundwater sampling results from previous

investigative work, along with Hallex Environmental’s Phase 2 ESA work, included six (6) boreholes

and/or test-pits and six (6) monitoring wells which did not reveal soil or groundwater exceedances for

any contaminants of concern (Metals and PAH’s) potentially affiliated with the fill material. The fill

extended over the entire RSC property and no industrial activities took place on the RSC property.


12

6.0 PHYSICAL SETTING

6.1 Topography

Review of topographic map # 30M/3 and 30M/6, Google Earth data, and site survey information

indicated the site slope is south-southeast with slopes of 0.5 to 1.5% from high elevation in the north of

approximately 181 masl to low elevation in the south of approximately 176 masl. Figure 4 details

topographic contours of the study site.

6.2 Hydrogeological Characteristics

No areas of natural significance or water bodies were located within 30 m of the subject site. Surface

water drainage on-site was via overland flow to perimeter swales, and infiltration. Figure 4 details the

groundwater flow direction at the study site locally as south-southeast.

6.3 Geology

Review of map: Quaternary Geology of Niagara-Welland (Ontario Geological Survey Map 2556), and

borehole observations, indicated that the native overburden underlying the subject site was:

glaciolacustrine silt and clay underlain by glacial till to approximate depth of 7.5 metres. The overburden

is underlain by Dolomite of the Guelph Formation (OGS Map 2544 Bedrock Geology of Ontario). Depth

to unconfined groundwater is approximately 6 metres below ground surface (bgs). Figures 6 and 6A

provide cross sections of the study site, as was confirmed through the sampling and analysis investigation.

6.4 Approximate Depth to Bedrock

As noted in the borehole logs bedrock was not encountered by Hallex during field investigations,

however, during the Phase 1 ESA process, review of Phase 2 ESA data by others indicated the depth to

bedrock at the RSC property ranges from 6.0 m to 8.5 m below grade. Additional borehole data records

indicated the depth to bedrock at approximately 8.5 m below grade within 0.5 km north and east of the

RSC property, and 11.5 m below grade at 0.5 to 0.75 km south of the RSC property as shown on Figures

6 and 6A.

6.5 Approximate Depth to Water Table

Site specific: Depth to unconfined groundwater at the RSC study area is approximately 5.61 mbgs.

Groundwater elevation survey indicated flow direction at RSC study site as southeast with hydraulic

gradient of 0.017. Hydraulic conductivity via rising head tests ranged from 2 x 10-7 to 7 x 10-6 cm/s.

6.6 Any Respect in which section 41 or 43.1 of the Regulation Apply

The RSC property is not located within what O.Reg 153/04 section 41 and 43.1 constitute as an

environmentally sensitive area ie: “within an area of natural significance, includes or is adjacent to an

area of natural significance or part of such an area, or includes land that is within 30 metres of an area of

natural significance or part of such an area”. Additionally, the soil pH at the property fell within the

acceptable range of 5 to 9, with Hallex’s samples ranging from 7.1 to 7.95. The overburden at the RSC


13

property is greater than 2.0 m in depth and therefore does not constitute what is called a “shallow soil

property”. There is no water body within 30 m of the RSC property. Hallex confirmed there were no

ANSI’s on or adjacent to the site via communication with Sarah Mastroianni of the Niagara Peninsula

Conservation Authority. (see email reply below)

“ As per our discussion, I have attached a screenshot of the property in question. The NPCA confirms that this area as shown on the attached mapping is not impacted by any ANSI’s on our mapping. If you have any questions, please let us know”. Sarah Mastroianni, Planning Approvals Analyst, Niagara Peninsula Conservation Authority

6.7 Areas Where Soil has been brought from another property and placed on, in or under the

phase two property

Following removal of surface soil from the RSC property that exceeded Table 5 EC criteria, the

excavation was backfilled with clean fill investigated by Hallex prior to use and that satisfied Table 1

criteria for contaminants of concern including method groups: Metals, PAH’s, BTEX, VOC’s PHC (F1-

F4), SAR, pH and EC . The backfilled area was subsequently surveyed by an Ontario Land Surveyor to

verify original grade elevations had been re-established.

6.8 Approximate locations, if known, of any proposed buildings and other structures

Figure 7 details the proposed preliminary subdivision plan for the RSC property including the locations of

planned residential development land and associated streets.


14

7.0 CONTAMINANTS

7.1 Each area where contaminants exceeded applicable site condition standards

The original soil conditions prior to remedial excavation were such that EC exceeded the applicable

standards to depths below 1.5 m. The stratified approach was then implemented however, there is no

value for EC in subsurface soil Table 5.

Soil samples were initially compared to O.Reg 511/09 Table 3 SCS Residential, fine texture, with

subsequent application of Table 5 Stratified SCS in a Non-Potable Ground Water Condition upon the

decision to use a Stratified remediation approach for EC contaminants located in the soil. The area of EC

exceedance measured approximately 2630 m2 as depicted in Figure 5.

7.2 The contaminants associated with each of the areas

The contaminant located in this area was Electrical Conductivity (EC).

7.3 Each medium in which a contaminant associated with an area above is present

Soil was the only media on the property that was impacted by EC.


15

8.0 AREAS WHERE THERE ARE CONTAMINANTS

8.1 What is known about each area where there are contaminants

Although the exact source of the electrical conductivity is inconclusive, Hallex has theorized that material

stored historically on the RSC property may have been an original source imparting substances that

elevated EC in the localized soil.

8.2 Distribution of Contaminants in each area

The RSC site area is approximately 4940 m2 and the identified contaminant (EC) was confined to an area

of approximately 2630 m2 adjacent to the eastern edge of the site. Figure 8 provides a diagram of the soil

electrical conductivity exceedance location. The contaminant EC was located throughout the central and

east portion of the RSC site (53%) extending close to the northeast and south RSC property boundaries.

8.2.1 Discharge to the Natural Environment

There was no indication of discharge to the natural environment as the extent of contaminants was limited

to former parking/road area constituting the RSC property.

8.3 Migration of contaminants from each area with contaminants

As the results from the Phase 2 sampling and analysis program portrayed, the contaminants did not appear

to have migrated from this localized area with all other soil and groundwater conditions satisfying O.Reg

153/04 (2011) Table 5 Residential SCS for PHC, VOC, Metals, PAH, SAR, pH and EC.

8.4 Climactic or meteorological conditions that may influence contaminant distribution and

migration

Precipitation and infiltration is suspected of being responsible for the downward migration of the

compounds responsible for the elevated electrical conductivity levels.

8.5 Vapour intrusion of contaminants into buildings

No buildings are currently located on site. The soil and groundwater data review and current Hallex soil

and groundwater data did not reveal PHCs or VOCs on-site in exceedance of the applicable SCS.

Therefore the potential for vapour intrusion into existing and planned structures is negligible.


16

9.0 DISTRIBUTION AND TRANSPORT OF CONTAMINANTS

9.1 Lateral and Vertical Distribution of Contaminants

Documented electrical conductivity exceedances occupied an area of approximately 2630 m2 and depth

exceeding 1.5 m.

9.2 Depth to Water Table in Each Area with Contaminants

As measured from monitoring wells MW13-3, HMW-2 & HMW-3 (within the RSC area) the depth to the

water table is approximately 5.611 mbgs.

9.3 Stratigraphy at Each Area with Contaminants

The stratigraphy for the area of contaminants is as follows:

Depth Description

0 m- 2.7 m Reddish brown SILT & CLAY. Moist. Reworked. Grey within fractures.

2.7 m- 4.2 m Brown SILT & CLAY. Moist. Reddish brown Silt Laminae.

4.2 m- 5.1 m Greyish Brown SILT & CLAY. Wet.

5.1 m- 5.3 m Greyish Brown SILT. Wet.

5.3 m- 6.0 m Grey Silty CLAY. Wet. Soft.

Fine medium texture of soil was determined in the field using “ribbon” and “pat” tests and verified by

laboratory grain-size analyses.

9.4 Subsurface Structure or Utilities that may affect Contaminant Distribution and Transport

Subsurface structures and utilities located on the RSC property were disconnected and demolished from

2006 onward. Any subsurface structures or utilities are normally limited to depths ranging between 1.0 m

and 2.0 m. Soil investigation revealed the impacted area at a depth of 1.5 m. Although subsurface

structures or utilities may have contributed to contamination distribution, no discernible linear patterns

were observed during field investigations.


17

10.0 RECEPTOR EXPOSURE TO CONTAMINANTS

10.1 Release Mechanism for Each Contaminant

Suspected electrical conductivity release mechanisms would be solubilization and infiltration resulting

from byproducts stored in AST’s or immediate vicinity.

10.2 Contaminant Transport Pathways

Based on the distribution pattern of the electrical conductivity exceedances, downward vertical migration

from the surface is suspected.

10.3 Human and Ecological Receptors on the Property

Electrical conductivity, as a contaminant of concern, is available to ecological receptors only ie. plants,

see Ecological Conceptual Site Model below. Chloride in groundwater was not considered a contaminant

of concern as depth to groundwater at the RSC property is approximately 5.6 m bgs, and surface water

aquatic/ecological receptors are not present, nor are routes of exposure, and groundwater is non-potable.

10.4 Receptor Exposure Points and Routes of Exposure

The plant receptor exposure points are limited to plant root depth. Routes of exposure to EC by plants

would be immediately localized contact.

SourceRelease

MechanismTransportation

PathwayRoute of Exposure

PathwayComplete?

Comments

Foliar Uptake by Plants

Into Soil Vapour

Into Outdoor Air Foliar Uptake by Plants or Inhalation by Plants

and Animals

Inhalation by Animals that Spend Time

Outdoors

Deposition of Surfaces

Airborne Transport of

Particles

Volatilization and Migration

of Vapours

Food Web Considerations

Ingestion of Plants or Invertebrates by Birds or

Mammals

Ingestion of Micro-organisms or Plants by

Invertebrates

Soil

COPC is EC

Ingestion by Birds and Mammals

Root Uptake by Plants

By Micro-organisms and Invertebrates

Dermal Contact by Birds or Mammals

Direct Contact

No

No

No

No

No

No

Yes

No

No

Ecological Conceptual Site Model

Inhalation of Indoor

Vapours

Ingestion of Irrigated

Crops & Livestock

Inhalation of Outdoor

Vapours

Ingestion


Vapours

Dermal Contact

Contact with Surface

Water

S-OA

GW2

Volatilization

& Migration of

Vapours

Direct

Contact

Flow into a

Surface

Water

Feature

Use as an

Agricultural

Water

Supply

Source Release Mechanism Transportation Pathway Route of ExposurePathway

Complete?Comments


Particles or Dermal

Contact with Dust

Ingestion

Dermal Contact

Inhalation of Outdoor

Vapours


Vapours

S1, S2, S3, S-OA

S-IAAirborne

Transport of

Particles

Direct Contact

Volatilization

and Migration

of Vapours

Soil

Inhalation of Particles

Groundwater

Human Health Conceptual Site Model

Ingestion of Aquatic

Organisms

S1, S2, S3, S-OA

S-IA

S1, S2, S3, S-OA

S-IA

GW2

GW1, S-GW1

GW1

GW1

GW3

S-GW3

No

No

No

No

No

No

No

No

No

No

No

No

No

No


20

11.0 REMEDIATION

The area of impacted soil, as shown on Figure 5, are summarized below regarding the estimated area and

volume of material impacted by contaminants Electrical Conductivity at concentrations exceeding the

applicable criteria of the MOE Site Condition Standards (2011)

Estimated Area 2,630 m2

Depth 1.5 m

Volume 3,945 m3

Mass 7,890 MT

11.1 Remedial Options

The stratified remediation approach in a non-potable groundwater situation was applied. Excavation of

the contaminated material to 1.5 m depth occurred from September 17th – November 13th, 2013. All

excavated material was relocated to adjacent industrial site storage for later re-use as fill beneath planned

roadways or parking areas. The excavation extended to the east RSC property line as shown in Figure 8.

11.2 Soil Remediation Verification Procedures

Upon complete excavation of the EC impacted area a final verification survey of the excavated area was

conducted to ensure that all final samples of the remaining upper 1.5 m of the excavation walls were

within the limits of the Ontario Ministry of the Environment Site Condition Standards (2011) Table 5:

Stratified Site Condition Standards for Residential Land Use in a Non-Potable Ground Water situation

surface soil. A diagram of the sampling locations is shown in Figure 8. All soil sampling methods and

analysis were consistent with previous sampling techniques used on site. Twenty-one (21) samples (EV-1

to EV-21) in total were taken from the walls of the excavated site on October 29th, 2013.

11.3 Soil Laboratory Analyses

The soil verification samples were submitted to Paracel Laboratories Ltd. on October 29th, 2013 and

analysed for EC.

11.4 Soil Remediation Verification Analytical Results

Soil laboratory analytical data sample locations were compared with the Ontario Ministry of the

Environment Site Condition Standards (2011) Table 5: Stratified Site Condition Standards for Residential

Land Use in a Non-Potable Ground Water situation. Two sample locations EV-13 and EV-16 continued

to indicate EC exceedances and as such additional soil was excavated from these areas and further

resampling was conducted on November 5th, 2013. Sample results indicated no remaining electrical

conductivity exceedances for the study site.


21

11.5 Soil brought to the Property

An estimated 3,945 m3 of Table 1 soil was brought to the property from off-site to backfill the excavated

EC area. Sampling and analysis of the backfill material was conducted by Hallex prior to backfilling. All

samples met MOE SCS Table 1 Residential soil criteria. The material was deposited at the site during

August 2014. A topographic survey of the excavated area was completed in September 2014, attached

following Figure 8, confirming original grade elevations were achieved.


22

12.0 CONCLUSION

Soil

The borehole drilling, soil sampling and laboratory analyses program revealed that soil conditions within

the RSC property exceeded applicable soil criteria from the Ministry of the Environment Site Condition

Standards (2011) Table 5: Stratified Site Condition Standards for Residential Land Use in a Non-Potable

Ground Water Situation, fine texture soil for Electrical Conductivity. The EC impacted area was

excavated with approximately 7,890 MT being removed and disposed of off-site. Verification sampling

and analysis of the excavated area walls to MOE Table 5 surface standards, and backfill soil brought to

the property to Table 1 Residential standards was conducted prior to backfilling. The excavation was

subsequently backfilled to original grade and surveyed.

Hallex therefore concludes that the soil and groundwater conditions at Ref Plan # 59R-14992 satisfy

O.Reg. 153/04 (as amended by O.Reg 511/09) Table 5 Residential soil and groundwater criteria. Hallex

Environmental Ltd. considers the subject site suitable for a change to residential land use, within the

definitions of O.Reg 153/04 and 511/09. No further Environmental Site Assessment work is considered

necessary and the site conditions justify filing a Record of Site Condition for Residential Land Use.

Project

Legend

Scale

Date

Project

Client

Figure

Figure Name

Queen S

treet S

outh

Highway 58

Beaverdams R

oad

Site Location

E-13-23-2

not to scale

Phase 1, 2 & RSC property

1Sept 13 2013

Phase 2 ESA Ref Plan #59R-14992181 Queen Street S.Thorold, ON


0 m 100 m

Study Area (within 250 m of property boundary)

SITE

KEY MAP

Project

Legend

Scale

Date

Project

Client

Figure

Figure Name

Reference Plan

E-13-23-2

Sept 10 2013

not to scale2


Phase 2 ESA Ref Plan #59R-14992181 Queen Street S.Thorold, ON

Phase 1, 2 & RSC Property

Phase 1, 2 & RSC Property

60 m0 m

Project

Legend

Scale

Date

Project

Client

Figure

Figure Name

Preliminary Subdivision Plan

Phase 2 ESA Ref Plan#59R-14992181 Queen Street S.Thorold, ON

E-13-23-2

Nov. 15 2013

not to scale


7

Phase 1, 2 & RSCProperty

0 m 100 m

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