Record of Site Condition # 212927 Record of Site Condition Under

Ontario Ministry of the Environment - Record of Site Condition # 212927

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.

Record of Site Condition Number 212927Date Filed to Environmental Site Registry 2014/04/02Certification Date 2013/07/05Current Property Use CommercialIntended Property Use ResidentialCertificate of Property Use Number No CPUApplicable Site Condition Standards** ESA Phase 1Property Municipal Address 995 LANSDOWNE AVENUE, TORONTO, ON,

M6H 3Z5

1 of 10Filed Record of Site Condition # 212927 on 2014/04/02

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 HM INVESTMENTS INC.

Authorized Person MANUEL PEREIRA

Mailing Address 681 COLDSTREAM AVENUE, TORONTOONTARIO, CANADA

Postal Code M6B 2L6

Phone (416) 271-1987

Fax

Email Address

Information about other current owners Owner Name EULALIA PEREIRA

Mailing Address 681 COLDSTREAM AVENUE, TORONTOONTARIO, CANADA

Postal Code M6B 2L6

Phone (416) 271-1987

Fax

Email Address


RSC Property Location Information

Municipal Address(es) 995 LANSDOWNE AVENUE, TORONTO, ON M6H 3Z5

Municipality Toronto

Legal Description See Attached Lawyer’s Letter

Assessment Roll Number(s)

1904031-51001700

Property Identifier Number(s)

21312-0127 (LT)

RSC Property Geographical References

Coordinate System UTM

Datum NAD 83

Zone 17

Easting 625,293.09

Northing 4,835,986.37

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 GERARD VAN ITERSON

Type of Licence Under Professional Engineers Act

Licence

Licence Number 47745013

QP Employer Name BAE & ASSOCIATES ENVIRONMENTAL INC.

Mailing Address 18 PARKVIEW AVENUE, ORO MEDONTEONTARIO, L0L 2E0 CANADA

Phone (705) 715-1881

Fax (705) 487-5600

Email Address [email protected]

Municipal Information

Local or Single-Tier Municipality

Toronto

Ministry of the Environment District Office

District Office Toronto District Office

District Office Address 5775 Yonge St., 8th floor, North York ON M2M 4J1


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)

2013/07/05

Type of Report

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

Author of Report

Name of ConsultingCompany

P1 ESA Phase I Environmental site Assessment, 995-997 Lansdowne Avenue, Toronto, Ontario

2013/07/05 G.J. Van Iterson, P.Eng.

BAE & ASSOCIATES ENVIRONMENTAL INC.

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) 2013/07/05

Total area of RSC property (in hectares) 0.02800

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 2013/07/05, 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 2013/07/05, 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 BAE & ASSOCIATES ENVIRONMENTAL INC.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 2013/07/05.

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, GERARD VAN ITERSON, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2014/03/26:

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 as part of the record of site condition

Certificate of Status or equivalent for the owner

Lawyer’s letter consisting of a legal description of the property

Copy of any deed(s), transfer(s) or other document(s) by which the RSC property was acquired

A Current plan of Survey

Table of Current and Past Uses of the Phase One Property

Phase 1 Conceptual Site Model

Owner or agent certification statements

v 3.20.3



RSC Property and

Phase I ESA Property

"TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY" (Refer to clause 16(2)(b), Schedule D, O.Reg. 153/04)

995 Lansdowne Avenue, Toronto, Ontario

Year

Name of Owner

Description of Property Use

Property Use

Other Observations from Aerial Photographs, Fire Insurance Plans, Etc

Early 1800s to 1903

No available data

Undeveloped Agricultural or other use

Map: Undeveloped FIP from 1903 shows no building on property

1903 to 1909

George Ford

Undeveloped Agricultural or other use

Map: Undeveloped FIP from 1903 shows no building on property

1909 to 1910

Henry Latham

Developed with two buildings Residential

Residential FIP from 1913 shows the property with the two buildings on it.

1910 to 1914

Frederick Elliott

Developed with two buildings Residential

Residential FIP from 1913 shows the property with the two buildings on it.

1914 to 1918

Luigi Luchini Developed with two buildings Restaurant/ residential

Residential FIP show the property remains unchanged, as the surrounding properties are slowing growing and becoming a mix of commercial/retail and residential.

1918 to 1924

Sam Bluestein

Developed with two buildings Retail/ residential

Residential FIP from 1924 indicates the buildings remain the same since construction in 1909. The FIPs also show The Standard Sanitary Manufacturing Co. located west of the subject property. Most of these industrial businesses were closed by the mid century.

1924 to 1929

Tahir Said Developed with two buildings Retail/ residential

Residential FIP from 1924 indicates the buildings remain the same since construction in 1909.

1929 to 1933

Geo O’Reff Developed with two buildings Restaurant/ residential

Residential FIP show the property remains unchanged, with area properties slowing growing and becoming a mix of commercial/retail

and residential.

1933 to 1938

Kole Karofiloff

Developed with two buildings Restaurant/ residential

Residential FIPs and directories show the property remains unchanged

1938 to 1947

Geo Akeff Developed with two buildings Restaurant/ residential

Residential Aerial Photographs from 1947 indicate the property as mostly the same since construction. A few minor modifications were done, such as a garage in the rear of the property. The lot directly to the north of the property is a vacant lot, used for a TTC turnaround and stop. The 1950s survey shows the subject property with the two separate buildings, with garages, or storage sheds in the rear of the property.

1947 to 1978

Peter Nickoloff

Developed with two buildings Restaurant/ residential

Residential Aerial Photographs from 1960 show the property, as the original two separate buildings, with a garage in the rear, and the property to the north is still a turnaround.

1978 to 1981

Sheila’s Restaurant

Two buildings Restaurant/ residential

Commercial The Standard Sanitary Manufacturing company has been closed

1981 to 2011

Speros Mamais

Developed with two buildings Retail/ residential

Commercial Aerial Photographs from 1992 show the lot directly to the north as a turnaround stile, according to interviewee, the property was converted to a high rise apartment building around 2000.

2011 to Current

HM Investments Inc., Eulalia Pereira

Under Redevelopment

Commercial

Record of Site Condition – Phase One Conceptual Site Model 995 Lansdowne Avenue, Toronto, Ontario With respect to the Phase One ESA Conceptual Site Model (“CSM”), the following key Site features (as required by O. Reg. 153/04) are present in Figures 1 through 4, where applicable:

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;

Location of identified potentially contaminating activities (“PCAs”) in the Phase One Study Area (including any storage tanks); and.

Location of identified areas of potential environmental concern (“APECs”) on the Phase One Property.

The following describes the Phase One ESA CSM for the Phase One Property based on the information obtained and reviewed as part of the Phase One ESA of the Site:

The Site consists of a 0.029 hectare (0.75 acre) parcel of land occupied by one, three-storey building;

Lake Ontario is located approximately 2.5km to the south of the property. The Humber River, which flows into Lake Ontario, is located approximately 2.5 km to the west. The localised groundwater flow was estimated to be south toward Lake Ontario.

No areas of natural significance (“ANSI”) were identified in the Phase One Study Area;

Potable water in the vicinity of the Phase One Property is provided by the City of Toronto and is obtained from Lake Ontario. No potable water wells were identified on the Phase One Property;

At the time of this Phase One ESA, the Site was being redeveloped with a three-storey building for multi-unit residential purposes, all of which were vacant at the time of the Site reconnaissance. Areas surrounding the Phase One Property building were primarily asphalt-paved laneways with residential beyond these. To the north is a laneway then commercial units on the main floor with high density residential above with Dupont Street beyond and high density residential beyond Dupont. To the south is a residential apartment building with mixed high density and low density residential beyond this. To the east is a laneway with residential beyond this. To the west is Lansdowne Avenue with residential directly across the street with parks and more residential further beyond.

Based on the information obtained and reviewed as part of this Phase One ESA, the Phase One Property at 995 Lansdowne had been owned by private individuals from 1909 to 2011, during which time it was used for residential purposes. In 2011, HM Investments Inc. took ownership of the

Phase One Property and it has been vacant since that time. There were no indications that the Phase One Property was used for an industrial use or any of the following commercial uses: vehicle garage, bulk liquid dispensing facility, or dry cleaning facility. A summary of the historical Phase One Property building occupancy, based on the city directories reviewed, is presented in the table below.

995 Lansdowne Avenue

Year Occupant

1900 No municipal address, no buildings on property

1910 Dafeld Kikola

1915 Agustino Delasturo

1920 Agustino Delasturo

1925 Attilis Tersonelli

1930 Giovanni Florelli

1935 Guerino Florelli

1940 Guerina Florelli

1945 Guerina Florelli

1950 Lesia Florelli

1955 Alex Gentilli

1960 Alex Gentilli Fortuno/Volturno Paolini

1970 Pamela Gentilli, Louie Gentilli

1980 Pamelina & Luigi Gentilli

1981 Speios Mamais/ Louis Regakos

2011 HM Investments Inc.

No potentially contaminating activities were identified for the Phase One Property.

At the time of the site reconnaissance, the surrounding properties within the Phase One Study Area consisted predominantly of residential land uses, with mixed residential/commercial land uses along Dupont Street located north and northeast of the Phase One Property. The former presence of the Standard Sanitary Manufacturing Company located 50m west across Lansdowne Avenue, which has been converted into high density residential units, the former presence of the General Electric Plant located 200m northwest across Lansdowne Avenue and Dupont Street, which are being converted into high density residential units, and a gas station located 230m northeast represent potentially contaminating activities within the Phase One Study Area. However, these features are inferred to be cross-gradient with respect to inferred groundwater flow at the Phase One Property and therefore are unlikely to have resulted in on-Site impacts. No APECs were identified for the Phase One Property;

Utility locator drawings indicate that the electrical wires are overhead and two gas lines (disconnected) running east from Lansdowne Avenue to the center of the Phase One Property building. No other underground utilities are known to be present at the Phase One Property. The presence of subsurface utilities at the Phase One Property are not anticipated to affect the distribution and transport of contaminants, as no APECs were identified in, on or under the Phase One Property;

Based on information reviewed as part of the Phase One ESA, surficial soils in the Phase One Study Area generally comprised of glacial deposits of clayey silt to silty clay, overlain by sand. According to the Ontario Geological Survey Geology and Principle Minerals Map, the underlying soil and bedrock in the area is classified as Ordovician Sedimentary. Ordovician strata are widespread in southern Ontario, occurring at or near surface throughout eastern and south-central Ontario and in the subsurface of south western Ontario, and the subject site falls in an area known as the Lake Iroquois Plain. The old shoreline of the glacial Lake Iroquois lies approximately 2.5 to the north, along Davenport Road. In this urbanized area of Toronto, the bedrock lies approximately 15m below the surface. The areas geology has been shaped by glacial activity. The borehole logs from surrounding Ecologs indicate the presence of lacustrine soils which would be typical of the area. Lacustrine soils are typically found where lakes and rivers flow and the material is deposited along the edges of the flow. Lacustrine soils are well sorted and fine textured, having finer silts and clays, which coincide with information, gathered in the borehole records in the surrounding properties Ecologs.

The terrain of the subject property is relatively flat with a slight slope toward the south. This information coincides with information taken from topographic map 31D5, Toporama, Atlas of Canada by Natural Resources Canada, which indicates that the topography and hence the groundwater flows in the same direction (southeast) toward Lake Ontario. The regional groundwater table is estimated to be between 3 to 9m below existing grade with variations due to service trenches and years of construction and excavation.

The localised groundwater flow was estimated to be south toward Lake Ontario, located approximately 2.5km to the south; and

No significant uncertainties or information gaps were identified.

0 600m

BAE & Associates

Environmental Inc.

SITE LOCATION PLAN

995 Lansdowne Avenue, Toronto

Figure 1

Scale As Shown July 5, 2013

Subject Property Location

N

N

Legend Phase I Study Area Inferred Groundwater Flow Direction Off-Site Locations of Potentially Contaminating Activities Not Identified as *APECs 1. Former General Electric 2. Former Standard Sanitary Manufacturing 3. Shell Gas Station NOTE *APEC = Area of Potential Environmental Concern

0 180m

BAE & Associates

Environmental Inc.

PHASE I ESA CONCEPTUAL SITE MODEL


Figure 2


PCA #1

General Electric (to 1985)

Phase I ESA and

RSC Property

N PCA #2

Standard Sanitary Manufacturing

Company (to 1981)

PCA #3

Gas Station

BAE & Associates

Environmental Inc. SITE and SURROUNDING

PROPERTY LAYOUT 995 Lansdowne Avenue, Toronto,

Ontario

Figure 3


Phase I ESA Property

high density Residential

Residential


Donut shop

Residential

Commercial on main level and high density Residential above


Residential

Residential

Residential

Residential

Residential

t

0 500m

BAE & Associates

Environmental Inc.

Topographical Mapping of Area


Figure 4

Scale As Shown September 7, 2012

RSC Property