report - simcoe county esa_sp-t-1703.pdf · gordon thompson and ruth thompson april 17, 1963 to...

March 2017

Phase One Environmental Site Assessment Sarjeant Lands Hillsdale, Ontario

REPO

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Report Number: 07-1170-0010

Distribution: 1 copy (.pdf) - GCSJ Hillsdale Development Inc. 1 copy - Golder Associates Ltd.

Submitted to: GCSJ Hillsdale Development Inc. Attention: Mr. Michael Harte 3190 Steeles Avenue East, Suite 300 Markham, ON L3R 1G9

PHASE ONE ENVIRONMENTAL SITE ASSESSMENT, SARJEANT LANDS, HILLSDALE, ONTARIO

Table of Contents

1.0 EXECUTIVE SUMMARY ....................................................................................................................................... 1

2.0 INTRODUCTION .................................................................................................................................................... 1

2.1 Phase One Property Information .............................................................................................................. 1

3.0 SCOPE OF INVESTIGATION ................................................................................................................................ 2

4.0 RECORDS REVIEW .............................................................................................................................................. 2

4.1 General ..................................................................................................................................................... 2

4.1.1 Phase One Study Area Determination ................................................................................................ 2

4.1.2 First Developed Use Determination .................................................................................................... 3

4.1.3 Fire Insurance Plans ........................................................................................................................... 3

4.1.4 Chain of Title ....................................................................................................................................... 3

4.1.5 City Directories .................................................................................................................................... 3

4.1.6 Environmental Reports ........................................................................................................................ 4

4.2 Environmental Source Information ............................................................................................................ 4

4.2.1 Ministry of the Environment ................................................................................................................. 6

4.2.2 Technical Standards and Safety Authority, Fuel Safety Division Records .......................................... 6

4.3 Physical Setting Sources .......................................................................................................................... 6

4.3.1 Aerial Photographs.............................................................................................................................. 6

4.3.2 Topography, Hydrology and Geology.................................................................................................. 7

4.3.3 Fill Materials ........................................................................................................................................ 7

4.3.4 Water Bodies and Areas of Natural Significance ................................................................................ 7

4.3.5 Well Records ....................................................................................................................................... 8

4.4 Site Operating Records ............................................................................................................................ 8

5.0 INTERVIEWS ....................................................................................................................................................... 10

6.0 SITE RECONNAISSANCE .................................................................................................................................. 10

6.1 General Requirements ............................................................................................................................ 10

6.2 Specific Observations at Phase One Property ........................................................................................ 11

6.2.1 Enhanced Investigation Property ...................................................................................................... 12

6.3 Surrounding Land Use ............................................................................................................................ 13

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6.4 Written Description of Investigation ........................................................................................................ 13

7.0 REVIEW AND EVALUATION OF INFORMATION .............................................................................................. 14

7.1 Current and Past Uses of the Site .......................................................................................................... 14

7.2 Potentially Contaminating Activity ........................................................................................................... 14

7.3 Areas of Potential Environmental Concern ............................................................................................. 14

7.4 Conceptual Site Model ............................................................................................................................ 14

7.4.1 Uncertainty and Absence of Information ........................................................................................... 15

8.0 CONCLUSIONS ................................................................................................................................................... 15

8.1 Need for a Phase Two ESA .................................................................................................................... 15

8.2 Record of Site Condition Based on Phase One Environmental Site Assessment Alone ........................ 15

9.0 REFERENCES ..................................................................................................................................................... 16

10.0 LIMITATIONS AND USE OF REPORT ............................................................................................................... 16

11.0 CLOSURE ............................................................................................................................................................ 17

FIGURES Figure 1: Phase One Property and Study Area

APPENDICES APPENDIX A Draft Plan of Subdivision

APPENDIX B Regulatory Responses

APPENDIX C EcoLog ERIS Report

APPENDIX D Site Photographs

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1.0 EXECUTIVE SUMMARY Golder Associates Ltd. (“Golder”) was retained by GCSJ Hillsdale Development Inc. (“GCSJ”) to conduct a Phase One Environmental Site Assessment (“Phase One ESA”) in the Hillsdale area known herein as the “Sarjeant Lands”, “Site” or “Phase One Property”. The Sarjeant Lands are located on the east side of Highway 93 in the community of Hillsdale on the North Half of Lot 57, PR1E.

At the time of the Site reconnaissance, conducted on December 14, 2016, the Site consisted of a 30.85 hectare parcel of undeveloped land. No buildings or structures were noted on the Phase One Property.

It is understood that 14.5 hectares of the 30.85 hectare Phase One Property are proposed for the development of 114 single family residential units. The remaining 16.33 ha will be left undeveloped as a nutrient attenuation zone. The Site is currently owned by The Sarjeant Company Limited.

The date of first developed use of the Phase One Property was determined based on review of the chain of title information, aerial photographs, city directories, and EcoLog ERIS Report. From the aerial photographs, the western portion of the Site appears to be developed with a building in the 1930s. Based on the chain of title information, there is no indication that this building was used for purposes other than residential or agricultural as no company or business names are listed prior to 2006. The building appears to have been removed by the 1960s. The remainder of the Site has been used for agricultural purposes since 1930s and has remained undeveloped since the 1960s.

The Phase One ESA was completed in accordance with Ontario Regulation (“O.Reg.”) 153/04 and included a review of available current and historical information on the Site and surrounding properties, a Site walkover, interviews, evaluation of readily available information, and reporting, subject to the limitations outlined in Section 9.0 of this report. The Site is not considered an enhanced investigation property as defined by O.Reg. 153/04.

Based on the information obtained and reviewed as part of this Phase One ESA, no Potentially Contaminating Activities (“PCAs”) or Areas of Potential Environmental Concern (“APECs”) were identified.

Based on the above, a Phase Two ESA is not required to support submission of a Record of Site Condition (“RSC”) for the Site. However, it is Golder’s understanding that the filing of a RSC is not anticipated to be required for the property.

Responses to Golder’s request for information from the Ministry of the Environment and Climate Change, Ministry of Natural Resources, and the Township of Springwater were not available at the time of report preparation. If a response is issued from any of these agencies with information that would affect the conclusion of this report, Golder will issue GCSJ with an amendment to this ESA Phase One report.

2.0 INTRODUCTION 2.1 Phase One Property Information Golder Associates Ltd. (“Golder”) was retained by GCSJ Hillsdale Developments Inc. (“GCSJ”) to conduct a Phase One Environmental Site Assessment (“Phase One ESA”) of the following property:

Municipal Address 206 Scarlett Line, Springwater, Ontario Property Identification Number 58372-0032 (LT)

Legal Description PT N1/2 LT 57 CON 1 MEDONTE AS IN RO1025551 EXCEPT PT 1,2 & 3, 51R27010; SPRINGWATER

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The Site location and Site plan are provided on Figure 1. A draft plan of subdivision for the Site is provided in Appendix A. A signed Plan of Survey would be required if submission of a Record of Site Condition (“RSC”) was undertaken.

Authorization to proceed with this investigation was received from Mr. Michael Harte of GCSJ Hillsdale Developments Inc. on December 7, 2016. The contact information for the Phase One Property is:

Site Client Address Contact Information

Client: GCSJ Hillsdale Developments Inc.

3190 Steeles Avenue East, Suite 300, Markham, Ontario, L3R 1G9

Mr. Michael Harte, Office: (905) 477-1177 x 269 Email: [email protected]

3.0 SCOPE OF INVESTIGATION A Phase One ESA is a preliminary qualitative assessment of the environmental condition of a property, based on a review of current activities and historical information for the Site and a review of relevant and readily available environmental information for the surrounding properties located within a 250 metre (“m”) radius of the boundary of the Site (collectively referred to as the “Phase One Study Area”). The boundary of the Phase One Study Area is presented in Figure 1.

According to Ontario Regulation (“O.Reg.”) 153/04 Records of Site Condition, the objectives of a Phase One ESA are to:

1) Develop a preliminary determination of the likelihood that one or more contaminants have affected any land or water on, in or under the Site;

2) Determine the need for a Phase Two Environment Site Assessment (“ESA”);

3) Provide a basis for carrying out a Phase Two ESA;

4) Provide adequate preliminary information about environmental conditions in the land or water on, in or under the Site for the conduct of a risk assessment following completion of a Phase Two ESA; and,

5) Identify and report on evidence of actual and/or potential contamination on the Site from current and historical activities at the Site or from adjacent properties, and identify Potentially Contaminating Activities (“PCAs”) or Areas of Potential Environmental Concern (“APECs”).

4.0 RECORDS REVIEW 4.1 General 4.1.1 Phase One Study Area Determination For the purpose of this Phase One ESA, the Phase One Study Area is the area within a 250 m radius of the boundary of the Site. Based on Golder’s review of the historical and current information compiled as part of this Phase One ESA for the area surrounding the Site and observations of neighbouring properties made during the Site visit, it was concluded that an assessment of information pertaining to properties within 250 m of the boundary of the Site was sufficient to achieve the objectives of the Phase One ESA.

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mailto:[email protected]


4.1.2 First Developed Use Determination The date of first developed use of the Phase One Property was determined based on review of the chain of title information, aerial photographs, city directories, and EcoLog ERIS Report. From the aerial photographs, the western portion of the Site appears to have been developed with a building in the 1930s. Based on the chain of title information, there is no indication that this building was used for purposes other than residential or agricultural as no company or business names are listed prior to 2006. The building appears to have been removed by the 1960s. The remainder of the Site has been used for agricultural purposes since 1930s and has remained undeveloped since the 1960s.

4.1.3 Fire Insurance Plans Opta Information Intelligence (“Opta”) was contacted by Golder and requested to review their records for any information (i.e., fire insurance plans or reports) relating to the Site. Golder was informed by Opta on December 14, 2016 that no records were found pertaining to the Site.

4.1.4 Chain of Title Chain of title information for the Phase One Property was obtained from Service Ontario. Previous owners of the Site are listed below.

Owner’s Name Dates of Ownership Crown Prior to May 2, 1839 Catharine MacDonald May 2, 1839 to July 25, 1851 Alexander MacDonald July 25, 1851 to November 27, 1865 John MacDonald November 27, 1865 to October 16, 1867 Tomlinson Hill October 16, 1867 to September 15, 1906 Francis E. Ward September 15, 1906 to February 11, 1909 George Thompson February 11, 1909 to April 17, 1963 Gordon Thompson and Ruth Thompson April 17, 1963 to November 20, 1963 Frank Playford and Mary Playford November 20, 1963 to July 17, 1967 Frederick J. Reynolds and Eileen Reynolds July 17, 1967 to May 16, 1969 James Hadaway and Allan Hadaway May 16, 1969 to April 8, 1987 Ruth Elaine Hadaway April 8, 1987 to November 17, 1987 Grace Marie Dunn November 17, 1987 to October 3, 1988 Maria Catharina Squire and Jacoba Petronella Sisson October 3, 1988 to July 31, 2006 The Sarjeant Company Limited Since July 31, 2006

4.1.5 City Directories A review of historical city directories for the years 1998 and 1999 was completed by LGI Copy Services Canada (“LGI”) for the Phase One Property and surrounding properties (within 250 m) along Highway 93 (Penetanguishene Road) and Davenport Drive.

Based on Golder’s review of the city directory information, the Site and surroundings were not listed in the city directories.

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4.1.6 Environmental Reports The following environmental reports related to the Site were obtained by Golder:

“Hydrogeological Study and Site Development Assessment”, Golder Associates Ltd. December 14, 2016. Report – Sarjeant Lands Hillsdale, prepared for GCSJ Hillsdale Development Inc.

Based on Golder’s review of the Hydrogeological Study and Site Development Assessment, the following are of note for the Site:

The Site was reportedly cleared for farming approximately 20 years ago and is currently overgrown with small trees. The Site generally slopes gently (approximately 1% surface grade) to the east towards the Sturgeon River. The groundwater flow direction is to the east and northeast, with a lateral gradient of approximately 0.01 m/m,

Hillsdale is currently serviced from two wells located on Scarlett Line directly across the Sturgeon River from the Site. Wells 2 and 3 are constructed in the Regional A2 aquifer, a confined sand and gravel aquifer, and have a combined yield of 13.3 L/sec. Well 2 has been in operation since 1995 and Well 3 has been in operation since 2003. Both wells continue to provide potable water without any issues at their original design pumping rates. The Scarlet Line wells are currently permitted to operate at 13.3 L/sec under PTTW No. 1855-9JQQBZ. Well 2 has an operating rate of 7.6 L/sec and Well 3 operates at 5.7 L/sec. These wells are operating without compliance or technical issues.

Subsurface conditions consisted of topsoil over gravelly sand underlain by non-cohesive silty sand to sand. It was reported that the southern portion of the Site consisted of topsoil over sand underlain by silty clay to clayey silt.

The groundwater elevation ranged from 240.47 to 249.21 m above sea level.

4.2 Environmental Source Information Golder contracted EcoLog Environmental Risk Information Services Ltd. (“EcoLog ERIS”) to conduct a search of environmental sources, including federal, provincial and private sector databases, for information on the Phase One Property and Study Area. The EcoLog ERIS report is provided in Appendix C. In addition, EcoLog ERIS provided Golder with the following six reference maps: Bedrock Geology of Ontario; Ontario Base Mapping (“OBM”) Data; Physiography of Southern Ontario; Soil Survey Complex; The Surficial Geology of Southern Ontario; and Areas of Natural and Scientific Interest (“ANSI”). These maps are provided in Appendix C.

The databases searches included the following databases:

Anderson’s Waste Disposal Sites; Certificates of Approval; Environmental Registry; TSSA Commercial Fuel Oil Tanks; Coal Gasification Plants; TSSA Fuel Storage Tanks; National Defence & Canadian Forces Fuel Storage Tanks, Spills, and Waste Disposal Sites; National PCB Inventory; National Pollutant Release Inventory; Ontario Inventory of PCB Storage Sites; Ontario Regulation 347 Waste Receivers Summary; Record of Site Condition; Retail Fuel Storage Tanks; Private and Retail Fuel Storage Tanks; Ontario Spills; Anderson’s Storage Tanks; Waste Disposal Sites – MOE CA Inventory; Waste Disposal Sites – MOE 1991 Historical Approval Inventory; Water Well Information Systems, Databases; Boreholes; and the Ontario Regulation 347 Waste Generators Summary.

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Noteworthy records reported for the Phase One Property included the following:

Two water wells were reported to be advanced at the Site in 1958 and 1995 to depths of 46.3 and 61.6 m below ground surface (“mbgs”). One was reported for domestic and one was reported for municipal water supply purposes. The stratigraphy of the wells was generally reported as medium sand and quick sand, underlain with silt and stones. Depth to bedrock and static water level were not reported.

Noteworthy records reported for the Phase One ESA Study Area (excluding the Phase One Property) included the following:

It was reported that two water wells were advanced north of the Phase One Property in 1988 and 1989 for domestic purposes to a depth of 21.3 and 27.1 mbgs. Stratigraphy of the wells comprised of sand and topsoil over clay and medium sand to gravel. Depth to bedrock was not described. Depths to groundwater were 20.7 and 26.8 mbgs.

It was reported that one water well was advanced southwest of the Phase One Property in 2008 for monitoring purposes to a depth of 6 mbgs. Stratigraphy of the well comprised of topsoil over sand, silt, and clay. Depth to bedrock and groundwater were not described.

It was reported that one water well was advanced south of the Phase One Property in 2003 for water supply purposes to a depth of 30.8 mbgs. Stratigraphy of the well comprised of topsoil underlain by clay. Depth to bedrock was not described. Depth to groundwater was 23.2 mbgs.

It was reported that four water wells were advanced south of the Phase One Property. Two of the water wells were advanced in 1988 and 1994, while the other two water wells were advanced in 1989. The water wells were advanced for water supply purposes, with the exception of the well advanced in 1994 which is no longer used. The wells were advanced to depths of 17.7, 29.3, 18.3, and 29.0 mbgs, respectively. Stratigraphy of the wells comprised of sand and topsoil over clay underlain by sand. Depth to bedrock was not described. Depth to groundwater was not described for the 1994 well. Depths to groundwater for the wells advanced in 1988 and 1989 were 10.7, 17.7, and 24.4 mbgs, respectively.

It was reported from Scott’s Manufacturing Directory that a sign manufacturer called “Black Signs” was established in June 2002 at 70 Davenport Drive.

It was reported that two Technical Standards and Safety Authority (“TSSA”) incidents occurred at 77 Davenport Drive and 40 Davenport Drive. The descriptions of the incidents were “carbon monoxide (“CO”) from blocked furnace vent” and “exhaust gas entering home” respectively. Both incidents were described as CO releases. Dates for the incidents were not described.

An Ontario Regulation 347 Waste Generators Summary was reported for the Simcoe County District School Board for the Hillsdale Elementary School located at 16 Albert Street East. The status of the location is reported as ‘Registered’ with a Generator Number ON0358146. The waste descriptions and codes of the generated wastes include; Organic Laboratory Chemicals (263), Paint/Pigment/Coating Residues (145), Inorganic Laboratory Chemicals (148), and Waste Compressed Gases (331). More specifically, the waste descriptions and codes include; wastes from the use of pigments, coatings, and paints (145 L and 145 I), miscellaneous waste organic chemicals (263 I), and waste compressed gases including cylinders (331 I).

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4.2.1 Ministry of the Environment A Freedom of Information request was sent to the Ministry of the Environment and Climate Change (“MOECC”).

At the time of preparation of this report, the MOECC had not issued a response to Golder.

4.2.2 Technical Standards and Safety Authority, Fuel Safety Division Records The Technical Standards and Safety Authority (“TSSA”) maintains records related to registered underground storage tanks (“USTs”) for petroleum-related products. The TSSA was contacted to establish the status of the Site and to identify outstanding instructions, incident reports, fuel oil spills or contamination records. On January 4, 2017, TSSA reported via e-mail that there were no records on file pertaining to the Site.

4.3 Physical Setting Sources 4.3.1 Aerial Photographs Aerial photographs of the Site and neighbouring properties obtained from LGI for the years 1930, 1968, 1976, 1981 and 1995, as well as Google Earth images from 2006 and 2016, were reviewed by Golder. Representative photographs were selected for review based on an approximate ten year interval. The information obtained from the aerial photographs was limited by the quality and scale of the available aerial photographs. The earliest aerial photograph available was from 1930.

Information obtained from the review of the aerial photographs is summarized in the following table.

Year Site Surrounding Area

1930 (1:15,000) The Site is comprised of agricultural fields and one building present on the southwest portion of the Site.

North: Agricultural fields. East: Agricultural fields; river along eastern boundary South: Agricultural fields. West: Agricultural fields.

1968 (1:40,000) As per the 1930 aerial photograph; the building appears to be removed As per the 1930 aerial photograph.

1976 (1:50,000) The Site appears to be vacant. As per the 1968 aerial photograph; residential houses west and east of Site 1981 (1:50,000) As per the 1976 aerial photograph. As per the 1976 aerial photograph.

1995 (1:50,000) As per the 1981 aerial photograph, trees have grown in eastern and western portions of the Site

As per the 1981 aerial photograph; property to the North appears vacant with trees

2006, 2009, 2011 (Google Earth Image)

As per the 1995 aerial photograph. As per the 1995 aerial photograph; residential subdivision west of the Site; residential dwellings to northwest

2013 - 2016 (Google Earth Image)

As per the 2006, 2009, 2011 Google Earth Image; dirt track in the central portion of the site

As per the 2006, 2009, 2011 Google Earth Images;

Based on the aerial photographs, the Phase One Property appears to have included agricultural fields since at least 1930 to 1976. The surrounding properties primarily included agricultural fields and associated structures, undeveloped land, and residential properties. There was no indication that fill was imported to the Site; however, the Site has been disturbed locally for dirt bike activities.

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4.3.2 Topography, Hydrology and Geology The following records were reviewed to identify topographic, geologic and hydrogeological conditions at the Site. Additional information on Site features, as observed at the time of the Site visit, is provided in Section 6.

Topic Conditions Comment / Source Topography of Site and Surrounding Area

The topography of the Site and surrounding areas was generally flat.

Site and surrounding area observations

Overburden Soils Coarse-textured glaciolacustrine deposits and foreshore and basinal deposit comprising of sand, gravel, minor silt and clay

Surficial Geology of Southern Ontario

Type of Bedrock Upper Ordovician shale, limestone, dolostone, and siltstone. Bedrock Geology of Ontario Map provided to Golder by EcoLog ERIS.

Depth to Bedrock Not identified. EcoLog ERIS Report

Inferred Near Surface Groundwater Flow

Local groundwater is anticipated to flow in an east to northeast direction towards the Sturgeon River.

Hydrogeological Study and Site Development Assessment

Site Grade Relative to the Adjoining Properties

The Site generally slopes gently (approximately 1% surface grade) to the east towards the Sturgeon River.

Site observations, Hydrogeological Study and Site Development Assessment

Depth to Groundwater Not identified. EcoLog ERIS Report

4.3.3 Fill Materials Topic Conditions Comment / Source

Fill Materials Small mounds of soil were observed in the central portion of the Site and are likely associated with a dirt track for motorized vehicles (i.e. dirt bikes).

Site observations

4.3.4 Water Bodies and Areas of Natural Significance Topic Conditions Comment / Source

Nearest Open Water Body

The Sturgeon River flows along the eastern boundary of the Site

Site observations, Hydrogeological Study and Site Development Assessment

Areas of Natural Significance (“ANSI”) None identified within the Phase One Study Area.

Areas of Natural & Scientific Interest Map, Ontario Natural Heritage Areas Map

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4.3.5 Well Records

Topic Conditions Comment / Source

Water Wells on Site (location, stratigraphy of the overburden, from ground surface to bedrock, depth to bedrock, depth to water table, drilling date, use)

None reported or observed. No wells were identified on the Site that are used or intended for use as a source of water. Five observation wells were installed in April 2016 by Golder for the purpose of a hydrogeological study and site development assessment. The depths of the wells range from 6.55 to 9.60 mbgs. Stratigraphy of the wells consist of topsoil over silty sand to sand, underlain by sandy silt. Depths to groundwater ranged from 1.26 to 5.3 mbgs in April 2016.

EcoLog ERIS Report and Site observations

Water Wells on the Neighbouring Properties (location, stratigraphy of the overburden, from ground surface to bedrock, depth to bedrock, depth to water table, drilling rate, use)

Hydrogeological Study and Site Development Assessment reported that Hillsdale is currently serviced from two wells located on Scarlett Line, directly across the Sturgeon River from the Site. Wells 2 and 3 are constructed in the Regional A2 aquifer, a confined sand and gravel aquifer and have a combined yield of 13.3 L/sec. Well 2 has been in operation since 1995 and Well 3 has been in operation since 2003. Both wells continue to provide potable water without any issues at their original design pumping rates. The Scarlet Line wells are currently permitted to operate at 13.3 L/sec under PTTW No. 1855-9JQQBZ. Well 2 has an operating rate of 7.6 L/sec and Well 3 operates at 5.7 L/sec. These wells are operating without compliance or technical issues. EcoLog ERIS reported eight wells within the Phase One Study Area. Two of the eight wells were reported for domestic purposes, one well was reported for monitoring purposes, one well is no longer used, and three wells, located south of the Site, are used for water supply purposes. The domestic wells were advanced to a depth of 21.3 and 27.1 mbgs. Stratigraphy of the wells comprised of sand and topsoil over clay and medium sand to gravel. Depth to bedrock was not described. Depths to groundwater were 20.7 and 26.8 mbgs. The three water supply wells were advanced to depths ranging from 18.3 to 30.8 mbgs. Stratigraphy of the wells comprised of topsoil underlain by clay and sand. Depth to bedrock was not described. Depths to groundwater ranged from 17.7 to 24.4 mbgs.

EcoLog ERIS Report, Site observations, Hydrogeological Study and Site Development Assessment

4.4 Site Operating Records At the time of the Site visit, the Phase One Property was undeveloped. No Site operating records were provided to Golder for review.

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Topic Title of the information or document Information Relevant to the Phase One ESA

Regulatory Permits and Records Not available None

Materials Safety Data Sheets (MSDS) Not available None

Underground utility drawings Not available None

Inventory of Aboveground Storage Tanks (“ASTs”) and Underground Storage Tanks (“USTs”)

Not available None

Environmental monitoring data, including data created in response to an order or request of the MOECC

Not available None

Waste management records, including current and historical waste storage location and waste receiver information maintained by the MOECC

Not available None

Process, production and maintenance documents related to APECs

Not available None

Records of spills and records of discharges of contaminants, including records of spills and records of discharges of contaminants of which notice is required to be given to the Ministry under the Act and records of such spills and discharges required to be kept pursuant to O.Reg. 675/98

Not available None

Emergency response and contingency plans, including spill prevention and contingency plans prepared pursuant to section 91.1 of the Act, and O.Reg. 224/07

Not available None

Environmental audit reports Not available None A Site plan of the facility Not available None

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5.0 INTERVIEWS No interviews or environmental questionnaires were conducted during the Site visit on December 14, 2016.

6.0 SITE RECONNAISSANCE 6.1 General Requirements Ms. Amanda Mailloux (Environmental Field Technician) of Golder visited the Site for two hours on December 14, 2016 at 8:00 a.m. Ms. Mailloux has a BA (Honours Geography) from Wilfrid Laurier University and has over one a half years of consulting experience. The Site visit consisted of a walk-around the Site along with a cursory inspection of surrounding properties from the Site and publicly accessible areas. The weather conditions were sunny and the temperature was approximately 5°C. There was approximately 0.3 m of snow on the ground. The Site was undeveloped at the time of the Site visit.

Photographs of relevant features noted during the Site visit are provided in Appendix D.

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6.2 Specific Observations at Phase One Property The specific observations made during the Site visit are presented in the following sections.

Topic Observations Source Structures Number and Age of Buildings on the Site

No buildings or structures were present at the Site. Site observations

General Descriptions of Each Building (including improvements


Building Areas No buildings or structures were present at the Site. Site observations

Number of Floors (include all levels, whether above or below ground)


Number, Age, and Depth of Levels Below Ground Level


Number and Details of all ASTs

No ASTs were observed or reported on the Phase One Property. Site observations

Number and Details of all USTs

No USTs were observed or reported on the Phase One Property. Site observations

Underground Utilities Potable and Non-Potable Water Sources

No active water source was reported at the Site. Site observations

Utility Lines Present (i.e. Electrical, Natural Gas, other)

No utility drawings are available for the Site. Site observations

Sanitary/Process Wastewater Receptor None identified.

Site observations

Sanitary Sewer Connection None identified. Site observations Septic Systems None identified. Site observations Storm Water Flow Infiltration. Site observations Storm Sewer Connection None identified. Site observations Interior of Structures Entry and Exit Points for Site Buildings


Existing and Former Heating System(s) (include fuel type / source)

As no buildings or structures were present at the Site there were no existing heating systems observed or reported.

Site observations

Existing and Former Cooling System(s) (include fuel type / source)

As no buildings or structures were present at the Site there were no existing cooling systems observed or reported.

Site observations

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Topic Observations Source Drains, Pits, and Sumps (include current use, if any, and former use)

As no buildings or structures were present at the Site there were no drains, pits, or sumps observed or reported.

Site observations

Unidentified Substances None identified. Site observations Floor Stains or Corrosion Located near a Potential Discharge Location

None identified. Site observations

Miscellaneous Exterior Location of any Current and Former Wells

None identified. Site observations

Ground Cover (i.e. grass, gravel, soil, or pavement, etc.)

The majority of the Phase One Property was covered with vegetation (trees, shrubs, grasses), however, due to the presence of snow cover on the ground during the Site visit, the ground cover visual assessment was limited and undetermined.

Site observations

Current or Former Railway Lines or Spurs None observed or reported. Site observations.

Presence of Stained Soil, Vegetation, or Pavement None observed. Site observations

Presence of Stressed Vegetation None observed. Site observations

Areas Where Fill and/or Debris Materials Appear to Have Been Placed

Small mounds of soil were observed in the central portion of the Site and are likely associated with a dirt track for motorized vehicles (i.e. dirt bikes).

Site observations

Potentially Contaminating Activity None identified. Site observations

Unidentified Substances None identified. Site observations

6.2.1 Enhanced Investigation Property The Site is not considered to be an enhanced investigation property; however, the investigation was conducted in a manner consistent with the requirements for enhanced investigation properties as described in subsection 13(3) of O.Reg. 153/04. Relevant information is reported in the following table:

Topic Observations Source Operations at the property, including processing or manufacturing None observed or reported. Site observations

Hazardous materials used or stored at the Phase one property None observed or reported. Site observations

Products manufactured at the Phase one property; None observed or reported. Site observations

By-products and wastes at the Phase one property None observed or reported. Site observations

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Topic Observations Source Raw materials handling and storage locations at the Phase one property None observed or reported. Site observations

Location and contents of drums, totes and bins at the Phase one property None observed or reported. Site observations

The location, installation date, source of incoming liquid and effluent discharge location for all oil-water separators

None observed or reported. Site observations

All vehicle and equipment maintenance areas, including the locations of maintenance, fluid storage, and waste storage areas


Details of all spills including the dates, locations, materials involved, and volumes of material spilled;


Details of liquid discharge points such as water and French drains, including their locations


Details of all hydraulic lift equipment at the property, including elevators, in-ground hoists and loading docks


6.3 Surrounding Land Use During the Site visit, a visual reconnaissance of the outdoor operations in the Phase One Study Area was carried out from the Site and publicly accessible areas.

The surrounding properties include vacant, residential and agricultural land uses, as illustrated on Figure 1.

North (downgradient): The area north of the Site was vacant, forested land with a residential property north of the northwest corner of the Site.

East (cross-gradient): Sturgeon River and residential dwellings with vacant forests. The Hillsdale Pump House is located directly across the Sturgeon River, east of the Site.

West (cross gradient): Highway 93, residential dwellings, and vacant forests.

South (upgradient): Agricultural fields and residential dwellings. Hillsdale Elementary School is located just over 250 m south of the Site.

6.4 Written Description of Investigation At the time of the Site reconnaissance, conducted on December 14, 2016, the Site consisted of a 30.85 hectare parcel of undeveloped land. No buildings or structures were noted on the Phase One Property. The surrounding properties within the Phase One Study Area included vacant, residential and agricultural land uses. The Hillsdale Pump House was located directly across the Sturgeon River, east of the Site.

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There were no findings from the Site and area reconnaissance that indicate a PCA on-Site or off-Site. No additional information was obtained relevant to APECs on-Site.

7.0 REVIEW AND EVALUATION OF INFORMATION 7.1 Current and Past Uses of the Site According to aerial photographs, the Site was previously used for agricultural purposes between 1930 and the 1968. No aerial photographs or other information were available before 1930. From 1976, the Phase One ESA Property appears to remain vacant with no buildings or structures. In 2013, an informal dirt track appears in the central portion of the Site, likely for dirt bike use, and the track was observed during the Site visit on December 14, 2016.

7.2 Potentially Contaminating Activity Any PCA on the Phase One Property or in the Phase One Study Area may require the identification of an area of potential environmental concern and trigger the need for a Phase Two ESA to support the filing of a Record of Site Condition. No PCAs were identified on the Phase One Property or in the Phase One Study Area.

7.3 Areas of Potential Environmental Concern No APECs were identified at the Phase One Property.

7.4 Conceptual Site Model The following key Site features (as required by O.Reg. 153/04) are presented in Figure 1:

Existing buildings and structures;

Water bodies and areas of natural significance located in the Phase One Study Area;

Drinking water wells on the Phase One Property;

Roads (including names) within the Phase One Study Area;

Uses of properties adjacent to the Phase One Property; and,

Location of identified PCAs in the Phase One Study Area (including any storage tanks). The following describes the Phase One ESA CSM for the Site based on the information obtained and reviewed as part of this Phase One ESA:

The Site consisted of one parcel of land that is 30.85 hectares in area. No buildings were present;

The Sturgeon River flows along the eastern Site boundary. No areas of natural significance were identified on or within 30 m of the Phase One ESA Study Area;

Potable water in the vicinity of the Site is provided by two wells located on Scarlett Line directly across the Sturgeon River from the Site. Wells #2 and #3 are constructed in the Regional A2 aquifer (Golder, 2004), a confined sand and gravel aquifer and have a combined yield of 13.3 L/sec. Well #2 has been in operation since 1995 and Well #3 has been in operation since 2003. No potable water wells were identified on the Phase One Property; however, five observation wells were installed in April 2016 by Golder for the purpose

March 2017 Report No. 07-1170-0010 14


of a hydrogeological study and site development assessment. Two active domestic wells were reported east of the Phase One Property. One active monitoring well was located southwest of the Phase One Property, and four active water supply wells were located south of the Phase One Property;

At the time of the Phase One ESA Property, the Site was vacant and undeveloped. Historically, the Site has been used for agricultural purposes. There was no indication that the Phase One ESA Property was used for an industrial use or any of the following commercial uses: vehicle garage, bulk liquid dispensing facility, or dry cleaning facility;

At the time of the Phase One ESA Site visit, the neighbouring properties within the Phase One ESA Study Area consisted of vacant, residential and agricultural land uses. The Hillsdale Pump House was located directly across the Sturgeon River, east of the Site. There was no indication that neighbouring properties in the Phase One ESA Study Area were used for an industrial use or any of the following commercial uses: vehicle garage, bulk liquid dispensing facility, or dry cleaning facility;

No PCAs were identified on the Phase One ESA Property or in the Phase One ESA Study Area;

No underground utilities are known to be present at the Phase One ESA Property;

Soil at the Site is primarily of coarse-textured glaciolacustrine, comprising of sand, gravel, minor silt and clay; and,

Local groundwater is anticipated to flow in an east to northeast direction towards the Sturgeon River, which flows along the eastern property boundary.

7.4.1 Uncertainty and Absence of Information Responses to Golder’s requests for information from the MOECC, MNR, and Town were not available at the time of writing this report.

There were no material deviations to the Phase One ESA requirements set out in O.Reg. 153/04 that would cause uncertainty or absence of information that would affect the validity of the Phase One ESA Conceptual Site Model or the findings of this Phase One ESA.

8.0 CONCLUSIONS 8.1 Need for a Phase Two ESA Based on the information obtained and reviewed as part of this Phase One ESA, no APECs were identified in association with the Site. Accordingly, a Phase Two ESA is not required to support the submission of a RSC for this Site.

8.2 Record of Site Condition Based on Phase One Environmental Site Assessment Alone

As indicated above, no APECs were identified in association with the Site. There are no indications that the Phase One Property or neighbouring properties in the Phase One Study Area were used for an industrial use or any of the following commercial uses: vehicle garage, bulk liquid dispensing facility, or dry cleaning facility. Accordingly the Phase One Property is suitable for any of the property uses listed in subsection 1(2) of the regulation.

March 2017 Report No. 07-1170-0010 15


9.0 REFERENCES The following documents and/or data were cited in this report:

Source Date Hydrogeological Study and Site Development Assessment – Golder Associates Ltd. December 14, 2016 Ontario Base Mapping (“OBM”), Ontario Ministry of Natural Resources – obtained by EcoLog ERIS December 14, 2016

Bedrock Geology of Ontario, Ontario Geological Survey 2011 – obtained by EcoLog ERIS December 14, 2016

The Surficial Geology of Southern Ontario, Ontario Geological Survey 2010 – obtained by EcoLog ERIS December 14, 2016

Physiography of Southern Ontario, Ontario Geological Survey – obtained by EcoLog ERIS December 14, 2016

Soil Survey Complex (ON Soils), Ontario Ministry of Natural Resources – obtained by EcoLog ERIS December 14, 2016

Area of Natural & Scientific Interest (ANSI), Ontario Ministry of Natural Resources – obtained by EcoLog ERIS December 14, 2016

Aerial Photographs 1930, 1968, 1976, 1981, and 1995 Google Earth Images, reviewed online. 2006 to 2016

Fire Insurance Plan, Property Underwriters’ Plans and Reports, obtained by Opta on behalf of Golder.

FIP – none PURs – none PUPs – none

City Directories, obtained by LGI on behalf of Golder. 1998, 1999 EcoLog Environmental Risk Information Services December 14, 2016

10.0 LIMITATIONS AND USE OF REPORT This report (the “Report”) was prepared for the exclusive use of GCSJ Hillsdale Development Inc. (“GCSJ”) for the express purpose of providing advice with respect to the environmental condition of the Site. In evaluating the Site, Golder Associates Ltd. (“Golder”) has relied in good faith on information provided by others as noted in the Report. We have assumed that the information provided is factual and accurate. We accept no responsibility for any deficiency, misstatement or inaccuracy contained in this Report as a result of omissions, misinterpretations or fraudulent acts of persons interviewed or contacted, or incomplete or inaccurate historical information from the various agencies. Any use which a third party makes of this Report, or any reliance on or decisions to be made based on it, is the sole responsibility of such third party. If a third party requires reliance on this Report, prior written authorization from Golder is required. Golder disclaims any responsibility of consequential financial effects on transactions or property values, or requirements for follow-up actions and costs.

The scope and the period of Golder’s assessment are described in this Report, and are subject to restrictions, assumptions and limitations. Except as noted herein, the work was conducted in accordance with the scope of work and terms and conditions of Golder’s proposal. Golder did not perform a complete assessment of all possible conditions or circumstances that may exist at the Site referenced in the Report. Conditions may therefore exist which were not detected given the limited nature of the assessment Golder was retained to undertake with respect

March 2017 Report No. 07-1170-0010 16


to the Site and additional environmental studies and actions may be required. In addition, it is recognized that the passage of time affects the information provided in the Report. Golder’s opinions are based upon information that existed at the time of the writing of the Report. It is understood that the services provided for in the scope of work allowed Golder to form no more than an opinion of the actual conditions at the Site at the time the Site was visited, and cannot be used to assess the effect of any subsequent changes in any laws, regulations, the environmental quality of the Site or its surroundings. Asbestos and mould surveys were not performed. If a service is not expressly indicated, do not assume it has been provided.

The results of an assessment of this nature should in no way be construed as a warranty that the Site is free from any and all contamination from past or current practices.

11.0 CLOSURE The Qualified Person confirms that the Phase One ESA was conducted and/or supervised by the Qualified Person and that all findings and conclusions of the Phase One ESA are included in the report.

We trust that the information presented in this report meets your current requirements. Should you have any questions or concerns, please do not hesitate to contact the undersigned.

March 2017 Report No. 07-1170-0010 17


Report Signature Page

GOLDER ASSOCIATES LTD.

Amanda Mailloux David Smyth, M.Sc., P.Geo. Environmental Technician Principal

AM/BM/CLG/DS/plc

Golder, Golder Associates and the GA globe design are trademarks of Golder Associates Corporation.

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PHASE ONE ENVIRONMENTAL SITE ASSESSMENT

206 SCARLETT LINE, SPRINGWATER, ONTARIO

GCSJ HILLSDALE DEVELOPMENT INC. ELLIOT LANDS

02

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Control Figure

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2017-01-09

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PHASE ONE PROPERTY AND STUDY AREA

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LEGEND

KEY MAP

BASE DATA - MNR LIO, OBTAINED 2017

PRODUCED BY GOLDER ASSOCIATES LTD UNDER LICENCE FROM ONTARIO MINISTRY OF

PROJECTION: TRANSVERSE MERCATOR DATUM: NAD 83 COORDINATE SYSTEM: UTM ZONE 17N

NOTE(S)

1. ALL LOCATIONS ARE APPROXIMATE


APPENDIX A Draft Plan of Subdivision

March 2017 Report No. 07-1170-0010


APPENDIX B Regulatory Responses

March 2017 Report No. 07-1170-0010

Hillsdale ON Canada

31689

lena zdanowskiGolder Assocaites Ltd

12/14/2016 10:25:02 AMSunita

Page: 2Project Name: xxxxxxx Search Area: Hillsdale ON Canada

OPTA INFORMATION INTELLIGENCE

ENVIROSCAN Report

Requested by:lena zdanowski

Date Completed: December 14, 2016 02:25:2

Opta Historical Environmental Services Enviroscan TM

Terms and Conditions

Report

The documents (hereinafter referred to as the "Documents") to be released as part of the report (hereinafter referred toas the "Report") to be delivered to the purchaser as set out above are documents in Opta’s records relating to thedescribed property (hereinafter referred to as the "Property"). Opta makes no representations or warranties respectingthe Documents whatsoever, including, without limitation, with respect to the completeness, accuracy or usefulness ofthe Documents, and does not represent or warrant that these are the only plans and reports prepared in associationwith the Property or in Opta’s possession at the time of Report delivery to the purchaser. The Documents are currentas of the date(s) indicated on them. Interpretation of the Documents, if any, is by inference based upon the informationwhich is apparent and obvious on the face of the Documents only. Opta does not represent, warrant or guarantee thatinterpretations other than those referred to do not exist from other sources. The Report will be prepared for use by thepurchaser of the services as shown above hereof only.

Disclaimer

Opta disclaims responsibility for any losses or damages of any kind whatsoever, whether consequential or other,however caused, incurred or suffered, arising directly or indirectly as a result of the services (which services include, butare not limited to, the preparation of the Report provided hereunder), including but not limited to, any losses or damagesarising directly or indirectly from any breach of contract, fundamental or otherwise, from reliance on Opta Reports orfrom any tortious acts or omissions of Opta's agents, employees or representatives.

Entire Agreement

The parties hereto acknowledge and agree to be bound by the terms and conditions hereof. The request formconstitutes the entire agreement between the parties pertaining to the subject matter hereof and supersedes all priorand contemporaneous agreements, negotiations and discussions, whether oral or written, and there are norepresentations or warranties, or other agreements between the parties in connection with the subject matter hereofexcept as specifically set forth herein. No supplement, modification, waiver, or termination of the request shall bebinding, unless confirmed in writing by the parties hereto.

Governing Document

In the event of any conflicts or inconsistencies between the provisions hereof and the Reports, the rights andobligations of the parties shall be deemed to be governed by the request form, which shall be the paramount document.

Law

This agreement shall be governed by and construed in accordance with the laws of the Province of Ontario and thelaws of Canada applicable therein.

Page: 3Opta Historical Environmental Services EnviroscanTerms and Conditions

OPTA INFORMATION INTELLIGENCE

ENVIROSCAN Report

Requested by:lena zdanowski

Date Completed: December 14, 2016 10:25:02

175 Commerce Valley Drive W

Markham, Ontario

L3T 7Z3

T: 905.882.6300

Toll Free: 905.882.6300

F: 905.882.6300

An SCM Company

www.optaintel.ca

Project Name: xxxxxxx

1

Groves, Christi

From: Ruchi Chohan on behalf of Public Information Services

Sent: January-04-17 2:41 PMTo: Zdanowski, LenaSubject: RE: Database Search

Hello Lena,

Thank you for your inquiry.

We have no record in our database of any fuel storage tanks at the subject address (addresses).

For a further search in our archives please submit your request in writing to Public Information Services via e-mail ([email protected]) or through mail along with a fee of $56.50 (including HST) per location. The fee is payable with credit card (Visa or MasterCard) or with a Cheque made payable to TSSA.

Although TSSA believes the information provided pursuant to your request is accurate, please note that TSSA does not warrant this information in any way whatsoever.

Thank you and have a good day!

Ruchi

From: Zdanowski, Lena [mailto:[email protected]]Sent:Wednesday, January 04, 2017 12:00 PMTo: Public Information Services Subject: Database Search

Hello,

Could you please perform a TSSA database record search for any underground storage tanks, registered fuel tanks, outstanding instructions, incident reports, fuel oil spills or contaminations records for the following location. We found additional information that lead us to this address:

Lot 57, Concession 1, Township of Springwater, County of Simcoe

Ruchi Chohan | Public Information Agent Facilities and Business Services 345 Carlingview Drive Toronto, Ontario M9W 6N9 Tel: +1-416-734-3417 | Fax: +1-416-231-4903 | E-Mail: [email protected]

2

Thanks,Lena

Lena Zdanowski EPt. | Environmental Technician | Golder Associates Ltd. 100 Scotia Court, Whitby, Ontario, Canada L1N 8Y6 T: +1 (905) 723 2727 | D: +1 (905) 723 5491 Ext. 6621 | C: +1 (416) 697 9043 | F: +1 (905) 723 2182 | E: [email protected] | www.golder.com

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City Directory Information Source

Polk’s Barrie, Collingwood & Area, Ontario Criss Cross Directory

PROJECT NUMBER: Golder

Site Address: Highway 93 (Penetanguishene Road), Hillsdale, Ontario

Year: 1999

Site Listing: No Civic Address

Adjacent Properties:

Highway 93 (Penetanguishene Road) (4770 4895) No Listings Within Radius

Davenport Drive (All) Street Not Listed

PROJECT NUMBER: Golder

Site Address: Highway 93 (Penetanguishene Road), Hillsdale, Ontario

Year: 1998

Site Listing: No Civic Address

Adjacent Properties:

Highway 93 (Penetanguishene Road) (4770 4895) No Listings Within Radius

Davenport Drive (All) Street Not Listed

**Hillsdale, Ontario Is Listed From 1998 To 1999 Within the City Directory Archives**

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