Ontario Ministry of the Environment and Climate Change ... 220316.pdfMailing Address UNIT 3, 261 MARTINDALE ROAD, ST. CATHARINES ONTARIO, L2W 1A2 CANADA Phone (905) 682-0510 Fax (905)

Ontario Ministry of the Environment and Climate Change - Record of Site Condition # 220316

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 220316Date Filed to Environmental Site Registry 2015/11/25Certification Date 2015/08/21Current Property Use CommercialIntended Property Use ResidentialCertificate of Property Use Number No CPUApplicable Site Condition Standards** ESA Phase 1Property Municipal Address 20 FRONT STREET SOUTH, THOROLD, ON,

L2V 1W9

1 of 10Filed Record of Site Condition # 220316 on 2015/11/25

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 1568384 ONTARIO INC.

Authorized Person PAUL ANGELO DE DIVITIIS

Mailing Address 54 FRONT STREET, THOROLDONTARIO, CANADA

Postal Code L2V 1X1

Phone (905) 329-6684

Fax

Email Address [email protected]

Information about the agent

Agent Name JASON BERGSMA

Mailing Address UNIT 3, 261 MARTINDALE ROAD, ST. CATHARINESONTARIO, CANADA

Postal Code L2W 1A2

Phone (905) 682-0510

Fax



RSC Property Location Information

Municipal Address(es) 20 FRONT STREET SOUTH , THOROLD, ON L2V 1W9

Municipality Thorold

Legal Description See Attached Lawyer’s Letter

Assessment Roll Number(s)

27-31-000-005-11100-0000

Property Identifier Number(s)

64452-0096 (LT)

RSC Property Geographical References

Coordinate System UTM

Datum NAD 83

Zone 17

Easting 646,384.95

Northing 4,776,198.84

RSC Property Use Information

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

Current Property Use Commercial

Intended Property Use Residential

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

No


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

The rest of this page has been left intentionally blank


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

Name JASON BERGSMA

Type of Licence Under Professional Engineers Act

Licence

Licence Number 100168613

QP Employer Name GHD LIMITED

Mailing Address UNIT 3, 261 MARTINDALE ROAD, ST. CATHARINESONTARIO, L2W 1A2 CANADA

Phone (905) 682-0510

Fax (905) 682-8818


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)

2015-08-21

Type of Report

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

Author of Report

Name of ConsultingCompany

P1 ESA Phase One Environmental Site Assessment 2015-11-18 Jason Bergsma and Marc Gaudet

GHD

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

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

Author of Report

Name of ConsultingCompany

N/A


Site Condition InformationCertification date (YYYY/MM/DD) 2015/08/21

Total area of RSC property (in hectares) 0.01150

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 brought from another property to this RSC property to remain there following the filing of the RSC?

No


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

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

As of 2015/08/21, no phase two environmental site assessment is required by the regulation for the RSC property and based on the phase one environmental site assessment for the RSC property, in my opinion, it is not necessary for any other reason to conduct a phase two environmental site assessment for the RSC property.

As of 2015/08/21, in my opinion, based on the phase one environmental site assessment, there is no evidence of any contaminants in the soil, ground water or sediment on, in or under the RSC property that, if the RSC property were put to any of the types of property uses listed in subsection 1 (2) of the regulation, are likely to interfere with any of those types of property uses.

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

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

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

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

I do not hold and have not held and my employer GHD LIMITEDdoes 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 2015/08/21.

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, JASON BERGSMA, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2015/11/18:

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

Authorization for Agent to submit RSC for filing

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

Table of Current and Past Uses of the Phase One Property

Phase 1 Conceptual Site Model

Owner or agent certification statements

6.1.2



October 19, 2015 Brownfields Filing and Review Environmental Assessments and Approval Branch Ontario Ministry of the Environment 2 St. Clair Avenue West, Floor 12A Toronto, Ontario M4V 1L5 Dear Sir/Madam: Re: Record of Site Condition Authorization of an Agent by Owner of RSC Property 20 Front Street South in Thorold, Ontario

I am the owner of the above noted property. I hereby authorize Mr. Jason Bergsma, P.Eng. of GHD

Limited to make statements required under Subsection 6(1) Schedule A of O. Reg. 153/04 and sign the

Record of Site Condition on my behalf.

Sincerely,

1568384 Ontario Inc.

Paul Angelo De Divitiis

GHD | Report for 1568384 Ontario Inc. - Phase One ESA | 11103630 (1) | 15

7. Review and Evaluation of Information

7.1 Current and Past Uses

A summary of the current and past uses of the Site is included below:

Year Name of Owner Description of Property Use

Property Use

Other Observations from Aerial Photographs, Fire

Insurance Plans, etc.

Unknown - 1913

Baruch Tucker Tin Smith and Retail Store

Commercial use

The 1893 FIP indicates that the property was used as a store and a portion of the

property was occupied by a tin smith.

1913 - 1926

James Dougherty/ Estate

Retail Store and Offices with Meeting Hall

Commercial use

Second storey shown on 1914 FIP. The tin smith no

longer occupies the property.

1926 - 1938

John Henry Dougherty

Retail Store, Offices, and Meeting Hall

Commercial use

Third storey shown on 1929 FIP.

Review of aerial imagery from 1934 shows that the

Site and surrounding properties on Front Street

were densely developed in a manner similar to the current conditions, with contiguous

buildings and flat roofs. 1938

- 1947 Alice Ethel Dougherty

No Records Commercial use

None

1947 - 1983

Harold Dougherty/ Estate

Steadman’s Department Store

Commercial use

No changes to the property visible on the 1948 aerial. Fire in 1962 forced rebuild

1983 - 1988

Eunice Myrtle Dougherty

Steadman’s Department Store

Commercial use

No changes to the property visible on the 1983 aerial.

1988 - 2015

Central Hardware (Thorold) Limited

Home Hardware Commercial use

No changes to the property visible on recent aerial

photos. 2015 -

Present 1568384 Ontario Inc.

Vacant Commericial use

No changes to the property visible on aerial photos

As shown in the above table, the FIPs indicate that a tin smith and retail store shared the building located at the Site in 1893. Metal fabrication (34) is a PCA that would result in an APEC if identified at the Property. Metal fabrication is the action or process of manufacturing metal, and though the origins of the word ‘manufacture’ predate the industrial revolution to refer to something made by hand, in a modern sense the term ‘metal fabrication’ requires large scale production using machinery. Tinsmiths used hand tools to cold work tin to produce finished wares for commercial sale. This practice predates the industrial revolution and, as such, this operation does not meet the modern definition of ‘manufacturing’. Therefore, tin smithing conducted in 1893 is not metal fabrication and is not a PCA.


7.3 Phase One Conceptual Site Model

The Site is located in an urban area of the City of Thorold with more than 120 years of commercial use. Based on a review of historical documentation, the Site was first developed for commercial land use prior to 1893.

The Property is legally described as Part of Lot 9, on the east side of Front Street, Plan 889, on reference plan 59R-15438, City of Thorold. The Property Identification Number (PIN) for the Site was 64452-0096 (LT) until it was consolidated with PINs 64452-0097 (LT) and 64452-0105 (LT) to form PIN 64452-0349 (LT) upon purchase of the properties by 1568384 Ontario Inc. on June 19, 2015.

The topography of the Site and surrounding area is shown on Figure 1. The Site is flat. Local topography is relatively flat. The elevation of the Site is approximately 170 metres AMSL. Overburden at the Site consists primarily of clay and silt. Bedrock in the area of the Site is Lockport dolomite, and is approximately 20 metres below ground surface.

No water bodies are located on the Site. The Welland Canal is located approximately 500 metres east of the Site at its closest point. No water wells were identified at the Site.

GHD reviewed the Ontario Ministry of Natural Resources' – "Natural Heritage Information Centre" database to identify areas registered as ANSIs. GHD also consulted the ERIS ANSI database. No ANSIs or SEAs were identified for properties located within the Phase One Study Area.

The Phase One Study has been densely developed. The locations of buildings and structures are shown on Figures 2 and 3 (aerial photos). Underground utilities are not present at the Site, as the Site is occupied entirely by a building. There are no PCAs identified at or adjacent to the Site. Therefore, underground utilities are not expected to affect contaminant distribution and contamination at the Site.

It is not anticipated that historical operations at the Site or historical off-Site operations have impacted soil or groundwater quality at the Site. The current and past uses of the Site are summarized in tabular format in Section 7.1.

As shown in Section 7.1, the FIPs indicate that a tin smith and retail store shared the building located at the Site in 1893. Metal fabrication (34) is a PCA that would result in an APEC if identified at the Property. Metal fabrication is the action or process of manufacturing metal, and though the origins of the word ‘manufacture’ predate the industrial revolution to refer to something made by hand, in a modern sense the term ‘metal fabrication’ requires large scale production using machinery. Tinsmiths used hand tools to cold work tin to produce finished wares for commercial sale. This practice predates the industrial revolution and, as such, this operation does not meet the modern definition of ‘manufacturing’. Therefore, tin smithing conducted in 1893 is not metal fabrication and is not a PCA.


Off-Site Potentially Contaminating Activities

A list of PCAs is provided in Schedule D of O.Reg. 153/04. No PCAs were identified on, in, or under the Phase One Property. As discussed in Section 4, the following PCAs were identified at properties within the Phase One Study Area; however, none were identified as contributing to an APEC for the Site:

• Former pulp and cement mills are identified approximately 100 m south of the Site at Clairmont Street along the former alignment of the Welland Canal in the 1893 FIP. Given the low permeable soil in the area, any releases to the environment at the former mills are not likely to affect Site groundwater. Therefore, although concrete, cement, and lime manufacturing (12) and pulp, paper, and paperboard manufacturing and processing (45) are PCAs, PCAs at these properties do not result in an APEC at the Site. As a result, there are no contaminants of potential concern associated with this PCA.

• A gas station is located 125 m southeast of the Site (17 Clairmont Street) and is assumed to be downgradient of the direction of groundwater flow at the Site. Therefore, any releases to the environment at the gas station property are not likely to affect Site groundwater. Therefore, although gasoline and associated products storage in fixed tanks is a PCA (28), PCAs at these properties do not result in an APEC at the Site. As a result, there are no contaminants of potential concern associated with this PCA.

• A former service station is located approximately 200 m northwest of the Site on the opposite side of the former canal (18 Albert Street) and, as such, there are subsurface concrete walls between the former service station and the Site. Given the low permeable soil in the area and the presence of subsurface concrete structures, any releases to the environment at the former service station are not likely to affect Site groundwater. Therefore, although gasoline and associated products storage in fixed tanks is a PCA (28), PCAs at these properties do not result in an APEC at the Site. As a result, there are no contaminants of potential concern associated with this PCA.

• The former Thorold City Dump was located at the corner of Towpath and Albert Streets approximately 100 m west of the Site for municipal waste disposal in the 1950s. Given that this was operated on the opposite side of the former Welland Canal, which has long since been infilled and developed upon, historical disposal of municipal waste at this location are not likely to affect Site groundwater. Therefore, although waste disposal and waste management is a PCA (58), this PCA does not represent an APEC at the Site. As a result, there are no contaminants of potential concern associated with this PCA.

The Phase One Conceptual Site Model is presented on Figure 3.

Uncertainty or Absence of Information

The Phase One Conceptual Site Model is based on the information obtained and evaluated as part of this Phase One ESA. While all reasonable inquiry has been made in accordance with O. Reg. 153/04, the accuracy and completeness of all information obtained as part of the Phase One ESA cannot be confirmed. The Phase One Conceptual Site Model evaluated PCAs for the Phase One Study Area based on diligent professional effort and assessment of the information from the various resources available. Given the inherent limitations of some of the information obtained


as part of the Phase One ESA, the Phase One Conceptual Site Model may not represent actual conditions and should only be used by Qualified Persons.

150

160

170

170

180

180

180

170

180

170

180

Collier Rd N

West St N

Westm

ount

Ave

W hyt eAv eN

Mcmann Dr

Albert St E

Broderick Ave

Pine St N

Saint Davids Rd

Chapel St N

Pine St S

Towpath St

Water St

Ann St

Lyndon St E

Collier Rd S

Sullivan Ave

King St

Delaw

are Av

e

Albert St W

Regent St

Colborne St

Queen St S

Mcdonald Ave

Townline Rd W

Front St SWhyt eAve S

C a priC

ir

Mcnamara St

Rose Ave

Portland St

Stewart Ave

Saint Davids Rd W

Saint Davids Rd E

Clairmont St

Ekins Pl

Leeson St

Court StRyerson St

Elgin St

York StVine St

All anburg Rd S

Carleton St N

Ormond St N

Old Thorold Stone Rd

Sydenham St

Michigan Ave

Lyndon St W

Garden St

Thompson Ave

Kaywill Dr Hag a r St

Welland St N

Leslie St

Cunningham St

Maitland St

Foley Cres

Metcalfe St

Carleton St S

West St S

Michael Ave

Munro St

Hoover St

Wella

nd C

anals

Pky

Saint Charles Dr

Pa rk d al e

DrChapel St S

Via Dell Monte

Seaw

ayHa

ulage

Rd

Winslow CresCleveland St

Valencia Dr

Ridge Point Dr

Welland St S

Queen St N

Ormond St S

Wellington St N

Boundary Lane

0 100 200 300

Meters

FIGURE 1

11103630 Nov 18, 2015

GIS File: Q:\GIS\PROJECTS\11103000s\11103630\Layouts\001\11103630-00(001)GIS-OT001.mxd

SITE LOCATION MAP

LegendApproximate Site BoundaryPhase One Study Area

Coordinate System:NAD 1983 UTM Zone 17N

Source: MNRF NRVIS, 2015. Produced by GHD under licence from Ontario Ministry of Natural Resources and Forestry, © Queen's Printer 2015

1568384 ONTARIO INC.20 FRONT STREET SOUTH, THOROLD, ONTARIOPHASE ONE ENVIRONMENTAL SITE ASSESSMENT

SITE

COMMERCIAL

MIXED COMMERCIAL/RESIDENTIAL

PARKING

MIXED COMMERCIAL/RESIDENTIAL

FIRE STATION BAKER

CHURCH

RESIDENTIAL

RESIDENTIALGASSTATIONCOMMERCIAL

MIXEDCOMMERCIAL/RESIDENTIAL

FORMER SERVICESTATION

Pine St S

Albert St W

Sullivan Ave

Towpath St

Towpath Loop

Clairmont St

Albert St E

Ormond St S

Carleton St S

Mcarthur Lane

Ekins Pl

Front St S

0 20 40 60

Meters

FIGURE 2

11103630 Aug 21, 2015


SITE PLAN

LegendApproximate Site Boundary


Source: ESRI Basemap Imagery, Acquisition Date 4/13/2008, Accessed 2015





RESIDENTIALPARKING

SERVICESTATION(PCA 28)

FORMERTHOROLD

CITY DUMP(PCA 58)

SITE BUILDING

FORMER PULPAND CEMENT MILES

(PCA 12, 45)GAS STATION(PCA 28)

Queen St S

Pine St S

Albert St E

Chapel St SChapel St N

Towpath St

Sullivan Ave

Albert St W

York St

Clairmont St

Ekins Pl

Welland St NVine St

Carleton St N

Ormond St S

Welland St S

Boundary Lane

Front St S

Towpath Loop

0 35 70 105

Meters

FIGURE 3

11103630 Nov 18, 2015


PHASE ONE CONCEPTUAL SITE MODEL

LegendApproximate Site BoundaryPhase One Study Area


Source: ESRI Basemap Imagery, DigitalGlobe 4/13/2008
