P:ENVIRONMENTALPE22xxPE2231 - Phase I ESA - 203 Catherine

GeotechnicalEngineering

EnvironmentalEngineering

Hydrogeology

GeologicalEngineering

Materials Testing

Building Science

Paterson Group Inc.Consulting Engineers28 Concourse Gate - Unit 1Ottawa (Nepean), OntarioCanada K2E 7T7

Tel: (613) 226-7381Fax: (613) 226-6344www.patersongroup.ca

patersongroup

Phase I - Environmental Site Assessment

203 Catherine Street

Ottawa, Ontario

Prepared For

Lamb Developments

February 24, 2011

Report: PE2231-1

paterson Phase I - Environmental Site AssessmentOttawa Kingston North Bay 203 Catherine Street

Ottawa, Ontario

Report: PE2231-1February 24, 2011 Page i

TABLE OF CONTENTS

PAGE

EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii

1.0 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.0 SITE INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

3.0 SCOPE OF WORK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

4.0 METHOD OF INVESTIGATION

4.1 Historical Research . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

4.2 Field Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

5.0 FINDINGS OF THE ENVIRONMENTAL ASSESSMENT

5.1 Historical Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

5.2 Exterior Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

5.3 Interior Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

5.4 Adjacent Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

6.0 ASSESSMENT AND RECOMMENDATIONS

6.1 Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

6.2 Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

7.0 STATEMENT OF LIMITATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

APPENDIX

Aerial Photographs

MOE Freedom of Information Request Form

Figure 1 - Key Plan

Drawing PE2231-1 - Site Plan


Ottawa, Ontario

Report: PE2231-1February 24, 2011 Page ii

Executive Summary

Assessment

A Phase I - Environmental Site Assessment was carried out for the property located at 203

Catherine Street, in the City of Ottawa, Ontario. The purpose of this environmental site

assessment was to research the past and current use of the site and adjacent properties and

identify any environmental concerns with the potential to have impacted the subject property.

The historical research indicated that the subject site was originally developed with the current

building in the early 1950s. The site served as a school in the 1950s to 1970s until being

converted to offices and studios. Neighbouring lands have been used for a variety of

commercial and industrial uses since the late 1800s. Land uses at neighbouring sites include

drug and chemical manufacture to the west, electrical equipment sales and service to the

east, and vehicle repairs and fuelling to the south across Catherine Street. These sites have

mostly been redeveloped (the property to the west retains its original building) and are not

anticipated to pose a current environmental concern.

A Supplemental Phase II ESA prepared by Pinchin for the subject site was reviewed. The

Supplemental Phase II ESA indicated that petroleum hydrocarbon (PHC) concentrations in

excess of the impending MOE Table 3 standards were present in the soil and groundwater

on-site.

Following the historical review, a site visit was conducted. During the site inspection, several

of the boreholes advanced by Pinchin were observed. No evidence of fuel or chemical

storage was observed on-site, although a chimney clean-out and the presence of hydrocarbon

impacts in the site soil and groundwater suggest the historical presence of a fuel oil storage

tank. An interior inspection of the building revealed potential asbestos-containing materials

(ACMs) and lead painted surfaces. No other concerns were identified during the site

assesment.

During a geotechnical investigation completed at the site, olfactory evidence of hydrocarbon

contamination in soil was encountered in two of the three boreholes, between approximately

2.3 and 3.7 m below ground surface.


Ottawa, Ontario

Report: PE2231-1February 24, 2011 Page iii

Based on the results of this assessment and the geotechnical drilling program, it is our opinion

that there is significant soil and groundwater contamination present at the subject site.

Recommendations

Soil and Groundwater Remediation

Based on the analytical testing of soil and groundwater at the site completed by Pinchin, there

are sufficient data indicating that soil and groundwater at the site exceed applicable MOE

Table 3 standards. Results which exceed Table 3 standards will also exceed the more

stringent Table 1 standards, which apply to any excavated material which will be transported

off-site. The Table 1 standards are being considered applicable in this case, since site

redevelopment will likely require the transport of excavated material off-site.

The remediation of contaminated soil and groundwater at the subject site may be completed

concurrently with site redevelopment, which would be much more economical, since the

existing building would presumably be removed.

Hazardous Building Materials

As discussed in Subsection 5.3 of this report, asbestos may be present within the vinyl floor

tiles, stick-on and suspended ceiling tiles, plaster, drywall, and concrete parging within the

subject building. These materials were generally in good condition. It is recommended that

an asbestos survey of the building be conducted in accordance with Ontario Regulation

278/05, under the Occupational Health and Safety Act. This will be required prior to

demolition of the building for site redevelopment.

Lead-based paint may be present beneath more recent non-lead based paint products on any

remaining original surfaces. It is recommended that original paint be tested for lead content

prior to its disturbance. Major work involving lead based paint or other lead containing

products must be done in accordance with Ontario Regulation 843, under the Occupational

Health and Safety Act.


Ottawa, Ontario

Report: PE2231-1February 24, 2011 Page 1

1.0 INTRODUCTION

At the request of Lamb Developments, Paterson Group (Paterson) conducted a Phase

I - Environmental Site Assessment (ESA) of the property located at 203 Catherine

Street, in the City of Ottawa, Ontario.

This report has been prepared specifically and solely for the above noted project which

is described herein. It contains all of our findings and results of the environmental

conditions at this site.

2.0 SITE INFORMATION

Address: 203 Catherine Street, Ottawa, Ontario.

Location: The site is located on the north side of Catherine Street,

between Bank Street and O’Connor Street, in the City of

Ottawa, Ontario. Refer to Figure 1 - Key Plan in the

appendix for the site location.

Latitude and Longitude: 45° 24' 35" N, 75° 41' 26" W

Legal Description: Lots 15 and 16 North of Catherine Street, Plan 30, in the

City of Ottawa.

Site Description:

Configuration: Rectangular.

Zoning: GM3 F(3.0) H(19) - General Mixed Use Zone.

Current Use: The subject site is occupied by a three (3) storey office

building. A paved asphalt parking lot is present to the rear

of the building.

Services: The subject site is located in a municipally serviced area.


Ottawa, Ontario


3.0 SCOPE OF WORK

The scope of work for this Phase I - Environmental Site Assessment was as follows:

‘ Investigate the existing conditions present at the subject site by carrying out a

field study and historical review in general accordance with CSA Z768-01.

‘ Present the results of our findings in a comprehensive report.

‘ Provide a preliminary environmental site evaluation based on our findings.

‘ Provide preliminary remediation recommendations and further investigative work

if contamination is encountered or suspected.


Ottawa, Ontario


4.0 METHOD OF INVESTIGATION

4.1 Historical Research

The methodology for the Phase I - Environmental Site Assessment program was

carried out in two segments. The first consisted of a historical review which included

a brief research of the past use of the site. This portion of the program was carried out

by Paterson personnel from the Environmental Division. The following is a list of the

key information sources reviewed by our firm.

Federal Records

‘ Air photos at the Energy Mines and Resources Air Photo Library.

‘ National Archives.

‘ Maps and photographs (Geological Survey of Canada surficial and subsurface

mapping).

‘ PCB Waste Storage Site Inventory.

Provincial Records

‘ MOE document titled “Waste Disposal Site Inventory in Ontario”.

‘ MOE Brownfields Environmental Site Registry.

‘ Office of Technical Standards and Safety Authority, Fuels Safety Branch.

Municipal Records

‘ The Corporation of the City of Ottawa.

‘ Intera Technologies Limited Report “Mapping and Assessment of Former

Industrial Sites, City of Ottawa”.

‘ City of Ottawa document entitled “Old Landfill Management Strategy; Phase 1 -

Identification of Sites, City of Ottawa, Ontario”; finalised October 2004.

Local Information Sources

‘ Previous Environmental Reports.

‘ Geotechnical Investigation.

‘ Personal Interviews.


Ottawa, Ontario


4.2 Field Assessment

The second segment of the Phase I - ESA consisted of a site visit which included a

cursory assessment of the environmental conditions of the subject property. The field

assessment was carried out on February 14, 2011 by personnel from the

Environmental Division.

As part of the field assessment, the site was inspected for signs of the following:

‘ Evidence of previous or existing fuel storage tanks.

‘ On-site use or storage of hazardous materials.

‘ On-site handling or disposal of liquid or solid waste materials.

‘ Above-ground piping systems, including pumps, valves and joints.

‘ Truck or rail loading or unloading areas.

‘ Electrical conduits, abandoned pipelines or pumping stations.

‘ Remnants of old buildings.

‘ Signs of surficial contamination (ie. staining, distressed vegetation).

‘ Unnaturally discoloured, ponded or flowing waters.

‘ Surficial drainage, wetlands, natural waterways or watercourses through the

properties (i.e. ditches, creeks, ponds, poor drainage).

‘ Any evidence of potable water supply wells or groundwater monitoring wells

(such as leak detection monitoring wells for underground storage tank systems,

or abandoned systems).

‘ Any abnormal odours associated with the site, whether from on-site or off-site

sources.

‘ The presence of any recent soil disturbances such as soil removal, filling, tilling,

grading, etc.

‘ Asbestos containing materials (ACMs).

‘ Urea formaldehyde foam insulation (UFFI).

‘ PCB containing products.

‘ Ozone depleting substances (ODS).

‘ Lead-containing materials.

‘ Current use of neighbouring properties.


Ottawa, Ontario


5.0 FINDINGS OF THE ENVIRONMENTAL ASSESSMENT

5.1 Historical Review

Air Photo Research

Historical air photos from the National Air Photo Library were reviewed. Based on the

review, the following observations have been made:

1928 The subject site is vacant. Residential dwellings and commercial

buildings have been constructed along Bank Street west of the site.

Residential dwellings are also present to the north and east. The lands

south of Catherine Street are occupied by a large industrial building,

lumber piles, and railway yards.

1950 The subject site does not appear to be occupied. Commercial buildings

have been constructed to the east and west. The large industrial building

to the south is still present, although the site is no longer occupied by

lumber piles.

1963 The current building has been constructed on the subject site. The

Queensway is under construction to the south of the site in the former

railway right-of-way, although the large industrial building remains.

1971 The Queensway has been constructed to the south of the subject site.

No other significant changes were made to the subject site or adjacent

properties.

1978 No significant changes were made to the subject site or adjacent

properties.

1986 No significant changes were made to the subject site. The building which

formerly occupied the lot to the east of the subject site has been

demolished and replaced by the current structure. The large industrial

building to the south of Catherine Street has been demolished and

replaced with the office building that currently occupies this site.

1993 No significant changes were made to the subject site or adjacent

properties.


Ottawa, Ontario


2002 (City of Ottawa website) No significant changes were made to the subject

site or adjacent properties.

2008 (City of Ottawa website) No significant changes were made to the subject

site or adjacent properties.

Laser copies of selected aerial photographs reviewed are included in the appendix.

National Archives

The 1956 Fire Insurance Plans (FIPs) and Ottawa city directories from 1880 to 2000

were reviewed at ten year intervals for the area of the subject site.

The 1956 FIPs depict the present-day building on site, although the site was addressed

at that time as 195 Catherine Street. The site is shown on the FIPs as a school, prior

to the site building being converted to office space. The lot to the west of the subject

site is occupied by its present-day structure, listed as the National Drug and Chemical

Company. The lot to the east is occupied by the warehouse and showrooms of the

Northern Electric Company. The present-day buildings at 511 and 519 Bank Street

(further to the west) are shown as a restaurant and apartment buildings respectively,

and the adjacent properties to the north of the subject site are occupied by residential

buildings and a church. To the south of the subject site, a large industrial building is

present (listed as the Department of National Defence garage), as well as a gasoline

service station.

Based on the directories, the subject site has been occupied by offices since the early

1990s. The site was not listed in the early 1980s, and was occupied by Christ-Roi

Catholic School from the mid-1950s until the 1970s. Prior to the 1950s, the subject site

was vacant, with surrounding properties generally listed as residential dwellings.

The properties to the east and west of the subject site were first listed in the 1951

directory. Prior to being developed with its current office building, 141 Catherine Street

(east) was occupied by Northern Electric from the early 1950s to the mid-1970s. The

property at 205 Catherine Street (west) was occupied by the National Drug and

Chemical Company in the 1950s and 1960s, and has been occupied by various offices

since then. Prior to 1931, all properties to the north side of Catherine Street were listed

as residential. No listings north of Catherine Street were found prior to the 1891

directory.


Ottawa, Ontario


From 1891 until 1921, the property to the south of Catherine Street, opposite the site,

is listed as Capital Planing Mills. The property is listed as Beach Motors from 1931

until the 1940s, at which time it was listed as the Department of National Defence until

the 1970s. The property has been listed as offices since the early 1990s. A gas

station was listed at 136 Catherine Street (now 138 Catherine Street) in the 1950s and

1960s

A series of gas stations and automotive repair shops have been present to the

southwest and northwest of Bank and Catherine since the early 1930s. The property

at 511 Bank Street has been listed as a restaurant from 1941 to the present day, prior

to which it was listed as an undertaker.

Based on review of the city directories and FIPs, properties with historical land uses of

potential environmental concern include 141 Catherine (Northern Electric), 205

Catherine (National Drug and Chemical Company), and138 and 200 Catherine Street

(former garages and/or gas stations).

Natural Resources Canada (NRCAN)

The Geological Survey of Canada website on the Urban Geology of the National

Capital Area was consulted as part of this assessment. Based on the information from

NRCAN, bedrock in the area of the site consists of shale of the Billings Formation.

Based on the maps, the thickness of overburden ranges from 15 to 25 m and consists

of offshore marine silts and clays.

PCB Inventory

A search of national PCB waste storage sites was conducted. The Ottawa Board of

Education PCB storage site located at Bronson Avenue and Highway 417 is located

approximately 1 km to the west of the subject site, and is not anticipated to pose an

environmental concern to the subject site. No other PCB waste storage sites are

located within 1 km of the subject property.

Technical Standards and Safety Authority (TSSA)

The TSSA, Fuels Safety Branch in Toronto, was contacted on January 31, 2011 to

inquire about current and former underground storage tanks, spills and incidents for the

subject site and neighbouring properties. There are no underground storage tanks

(USTs) recorded in the TSSA registry for the subject property. No neighbouring

properties are registered with the TSSA.


Ottawa, Ontario


Ontario Ministry of Environment (MOE)

The Ontario Ministry of Environment document entitled “Waste Disposal Site Inventory

in Ontario, 1991" was reviewed as part of the historical research. This document

includes all recorded active and closed waste disposal sites, industrial manufactured

gas plants and coal tar distillation plants in the Province of Ontario. No active or closed

waste disposal sites were identified in the vicinity of the subject site.

A search of the MOE Brownfields environmental site registry was conducted as part of

this assessment. The subject site and adjacent properties were not listed in the site

registry. A record of site condition (RSC) was filed for a property at 100 Isabella Street,

approximately 200 m to the south of the subject site, on the other side of Highway 417.

Several other RSCs were present at greater distances within 1 km. Due to separation

distance, none of these sites are suspected to have impacted the subject site.

An MOE Freedom of Information Request form was submitted for the subject property,

to determine the presence of any historical environmental concerns, spills, orders,

investigations/prosecutions, or certificates of approval issued to current or past owners

of the site. A response had not been received prior to the issuance of this report. A

copy of MOE’s response will be forwarded to the client, should it reveal any

environmental concerns with respect to the subject land.


Ottawa, Ontario


City of Ottawa Old Landfill Document

The document prepared by Golder Associates, entitled “Old Landfill Management

Strategy, Phase I - Identification of Sites, City of Ottawa”, was reviewed. Two former

landfill sites were located within 1 km of the subject site. Both of these sites were

located to the south of Highway 417 and are not considered to pose an environmental

concern to the subject site.

Former Industrial Sites

The report titled “Mapping and Assessment of Former Industrial Sites, City of Ottawa”

prepared by Intera Engineering, was reviewed. Fourteen (14) former industrial sites

were identified in the vicinity of the subject property and are summarized in Table 1

below.

Table 1

Former Industrial Site Summary

Site Location Owner Type of Operation Time

Period

Approx.

Distance

33 West side of

Bank Street at

Isabella

Samuel Rogers

Oil Company

-Bulk oil and gasoline

storage

- 0.1 km

36 SW corner of

Catherine and

Bank

Standard Paving -Refined petroleum and

coal products

-Other petroleum and

coal products

1920s-? 0.1 km

37 474 Bank Street Beach Motors -Electrical and

electronics products

(including batteries)

1930s 0.1 km

32 NW corner of

Bank and

Chamberlain

Queen City Oil

Company

-Bulk oil and gasoline

storage

- 0.2 km

34 104-118

Catherine Street

Grand Trunk/

CNR Railway

Shops

-Transport equipment

-Railroad rolling stock

1920s-

1930s

0.2 km

35 439-443

O’Connor Street

National Printers -Printing, publishing, and

allied industries

1920s-

1956

0.2 km

38 45 Flora Street Flora Printers

and Bookshop

-Printing, publishing, and

allied industries

1922-

1950s

0.2 km


Ottawa, Ontario


Table 1 (continued)

Former Industrial Site Summary

Site Location Owner Type of Operation Time

Period

Approx.

Distance

30, 31 SW corner of

Metcalfe and

Isabella

Dominion Loose

Leaf/Ottawa

Porcelain and

Carbon

Refined petroleum and

coal products


coal products


allied industries

1890s-

1920s

0.4 km

39 430 Gladstone

Avenue

Progressive

Printers


allied industries

1927-

1950s

0.4 km

29 Elgin at Isabella Bannerman and

Findlater

-Fabricated metal

products

-Power boilers and heat

exchangers

1890-1910 0.5 km

28 Lyon at

Chamberlain

City Asphalt

Plant

-Refined petroleum and

coal products


coal products

1920s-

1950s

0.5 km

43 South side of

Catherine

between Bay &

Lyon

National

Manufacturing

Limited

-Fabricated metal

products

-Stamped, pressed, and

coated metal products

-Custom coating of

metal products

1920s 0.5 km

135 SW corner of

Argyle and Cartier

Canadian

Atlantic Railway

Engineers’ Shop

-Railway workshops and

roundhouses

- 0.7 km

The majority of these sites are not considered to pose environmental concerns to the

subject property based on a combination of their distance from the subject site and the

expected groundwater flow direction. The sites with the greatest likelihood to pose

environmental concerns to the subject site are Sites 33, 36, and 37. All three of these

sites have since been redeveloped from their original uses, and are separated from the

subject site by Highway 417, Bank Street, and Catherine Street respectively, and as

such, are anticipated to be of low environmental concern.


Ottawa, Ontario


Personal Interviews

The building manager and assistant building manager for the site and a representativefrom District Realty were present during the site inspection on February 14, 2011. Thebuilding manager indicated that a subsurface investigation had been completed at thesite in the summer of 2010 by Pinchin Environmental, which consisted of the drilling ofseveral boreholes and the installation of monitoring wells. This was confirmed by theartist occupying the studio in the southeast corner of the building, in whose studio twoof the monitoring wells had been drilled.

The building manager indicated that the purpose of Pinchin’s investigation wassuspected hydrocarbon contamination, and that groundwater and soil impacts werepresent. The building manager indicated that contaminant levels were highest beneaththe building footprint, and that results were cleaner towards the north end of theproperty. The presence of eight (8) monitoring wells were confirmed during the fieldinspection, with one or more additional monitoring wells possibly present in the backparking area, although covered with snow or cars.

The building manager also indicated that there were several monitoring wells along theCatherine Street right-of-way, potentially associated with contamination originating fromthe former DND garage at 200 Catherine Street.

Previous Environmental Reports

Paterson has conducted various environmental assessments in the vicinity of the

subject property. A review of our files did not indicate any environmental concerns with

respect to the subject land.

The report entitled ‘Supplemental Phase II Environmental Site Assessment, 203

Catherine Street, Ottawa, Ontario’, prepared by Pinchin Environmental and dated

September 30, 2010, was reviewed as a part of this investigation. The above report

was prepared following a previous Phase II Environmental Site Investigation by

Pinchin, during which six (6) boreholes were advanced at the subject site. An

additional seven (7) boreholes were advanced during the Supplemental Phase II ESA,

for a total of 13. Monitoring wells were installed in all boreholes. The locations of

these boreholes are shown on Drawing PE2231-1, Site Plan, appended to this report.


Ottawa, Ontario


The Supplemental Phase II ESA indicated that site soils generally consisted of a layer

of sand and gravel fill over brown to grey sandy clay. Groundwater was encountered

between 1.93 and 2.87 m below ground surface. Visual and olfactory evidence of

hydrocarbon contamination was encountered in several boreholes between 2.5 and 3.7

m below ground surface. Soil and groundwater samples from several of the boreholes

exceeded incoming MOE Table 3 standards (non-potable groundwater condition,

coarse-grained soils, industrial/institutional/commercial land use) for petroleum

hydrocarbons (PHCs) fractions 1 to 4.

Geotechnical Investigation

A geotechnical investigation was conducted on the subject site by Paterson in

conjunction with this Phase I-ESA. A total of three (3) boreholes were advanced on the

property to a maximum depth of 22.7 m. Overburden soils consisted of light brown silty

sand over grey silty clay. The locations of the boreholes are shown on Drawing

PE2231-1, Site Plan, appended to this report.

In BH1 and BH2, olfactory evidence of contamination was noted between 2.3 m and

3.7 m below ground surface. A slight hydrocarbon odour was noted in BH1, and a

strong hydrocarbon odour was noted in BH2. No visual or olfactory evidence of

contamination was observed in BH3, at the southwest corner of the property.


Ottawa, Ontario


5.2 Exterior Assessment

The site inspection was conducted on February 14, 2011.

Buildings

The subject site is occupied by one (1) office/studio building, formerly a school. The

building is three (3) storeys with the first storey partially below ground surface. The

building construction is steel frame, with some wood framing present in an addition on

the rear of the building. The roof is flat tar and gravel style, and the building is finished

with red brick and aluminium siding on the rear addition. The building is currently

heated with a natural gas fired boiler, and individual air conditioning units are present

in the windows of some office and studio units. Building tenants include artists’ studios,

a dance/fitness studio, and offices.

Site

Asphalt laneways are present along the east and west sides of the subject building,

leading to a paved asphalt parking lot to the rear of the building. The subject site is

relatively flat, and approximately level with respect to adjacent properties. Regional

topography is relatively flat, sloping gently downwards to the west towards the grade

separation at Bank Street and Highway 417.

Potential Environmental Concerns

‘ Fuels and Chemical Storage

No apparent signs of underground storage tanks (USTs) or aboveground

storage tanks (ASTs) were observed at the time of the assessment. No fuels

or chemicals were observed on the exterior of the property. The property

manager indicated that a 55-gallon drum containing potentially contaminated

cuttings had been stored on-site since the summer 2010 drilling program by

Pinchin, and had recently been removed.

‘ Waste Management

Domestic waste and recycling is stored in bins and is collected on a weekly

basis by the City of Ottawa waste collection services.


Ottawa, Ontario


‘ Polychlorinated Biphenyls (PCBs)

A pole-mounted transformer was identified along the north side of Catherine

Street adjacent to the subject property. A pad-mounted transformer was

observed to the rear of the building, at the northwest corner of the subject site.

No leakage was observed from these units.

‘ Monitoring Wells

A total of six (6) monitoring wells with steel flush-mount casings were observed

around the subject site (in addition to two monitoring wells within the building

footprint, discussed below). Monitoring wells were present to the north, south,

and west of the building. The Supplemental Phase II ESA by Pinchin had not

been reviewed at the time of the site visit, and the remaining five (5) monitoring

wells were not located due to ice and snow cover and parked cars.

The building manager indicated that there were also several monitoring wells

within the Catherine Street right-of-way, which he believed to be associated with

historical contamination at 200 Catherine Street (former DND garage located to

the south of Catherine Street). These wells were not observed at the time of

this site inspection due to ice and snow cover and traffic conditions on Catherine

Street.


Ottawa, Ontario


5.3 Interior Assessment

A general description of the interior of the building is as follows:

‘ Floors consist of a combination of terrazzo, vinyl tile, ceramic tile, carpet, and

rubber floor covering in studio areas.

‘ The walls consist of a combination of plaster and drywall in hallways and offices,

with concrete block walls present in the boiler room and basement studios.

‘ The ceilings consist of suspended or stick-on ceiling tiles in office and studio

areas, and concrete parging in the boiler room.

‘ Lighting throughout the building is provided by fluorescent or incandescent

fixtures.

Potentially Hazardous Building Products

‘ Asbestos Containing Materials (ACMs)

The potential asbestos-containing materials observed in the building include the

vinyl floor tiles, plaster finishes, stick-on ceiling tiles, and suspended ceiling

tiles. In general, these materials were in good condition.

‘ Lead-Based Paint

Based on the age of the building, lead-based paint may be present beneath

more recent paints, on any original or older painted surfaces. Painted surfaces

were generally observed to be in good condition at the time of the site

inspection.

‘ PCBs

There were no concerns with respect to PCBs identified at the time of the site

inspection.

‘ Urea Formaldehyde Foam Insulation (UFFI)

UFFI was not identified during the site visit, however wall cavities were not

inspected for insulation type.


Ottawa, Ontario


Other Potential Environmental Concerns

‘ Fuels and Chemical Storage

No apparent signs of fuel storage tanks within the building were observed at the

time of the assessment. However, it is expected that the building was once

heated with oil. A chimney clean-out cover was observed in the boiler room,

and the gas furnace appeared to have been installed more recently than the

age of the building. Based on the results of the Pinchin investigation and the

discovery of hydrocarbon impacted soil and groundwater beneath the footprint

of the building, it is expected that an oil tank was present at one time, and that

leakage from this tank may have been the cause of the impacts.

‘ Wastewater Discharges

The liquid discharged from the building includes the sewage and washwater

from the building. The subject site discharges into the City of Ottawa sewer

system.

‘ Monitoring Wells

A total of two (2) monitoring wells were observed within the building footprint,

in addition to the six (6) wells observed outside. These wells were located in

the floor of the studio in the southeast corner of the building, and consisted of

steel flush-mount casings beneath removable floor panels. Conversations with

the building manager and the artist occupying the studio indicated that impacted

soil and/or groundwater were encountered at these monitoring wells.

A borehole was present within the furnace room. This borehole was advanced

approximately 20 cm into the concrete floor slab and then terminated. The

reason for the termination of this borehole is unknown.


Ottawa, Ontario


5.4 Adjacent Properties

Land use adjacent to the subject site was as follows:

‘ North - Residential dwellings;

‘ East - Ottawa Police Association building (office);

‘ South - Catherine Street, followed by an office building and parking;

‘ West - Office/studio building.

The current use of the immediately adjacent properties and neighbouring properties

is not considered to pose a concern to the subject site. Current land use adjacent to

the subject property is illustrated on Drawing No. PE2231-1 - Site Plan in the appendix.


Ottawa, Ontario


6.0 ASSESSMENT AND RECOMMENDATIONS

6.1 Assessment

A Phase I - Environmental Site Assessment was carried out for the property located

at 203 Catherine Street, in the City of Ottawa, Ontario. The purpose of this

environmental site assessment was to research the past and current use of the site

and adjacent properties and identify any environmental concerns with the potential to

have impacted the subject property.

The historical research indicated that the subject site was originally developed with the

current building in the early 1950s. The site served as a school in the 1950s to 1970s

until being converted to offices and studios. Neighbouring lands have been used for

a variety of commercial and industrial uses since the late 1800s. Land uses at

neighbouring sites include drug and chemical manufacture to the west, electrical

equipment sales and service to the east, and vehicle repairs and fuelling to the south

across Catherine Street. These sites have mostly been redeveloped (the property to

the west retains its original building) and are not anticipated to pose a current

environmental concern.

A Supplemental Phase II ESA prepared by Pinchin for the subject site was reviewed.

The Supplemental Phase II ESA indicated that petroleum hydrocarbon (PHC)

concentrations in excess of the impending MOE Table 3 standards were present in the

soil and groundwater on-site.

Following the historical review, a site visit was conducted. During the site inspection,

several of the boreholes advanced by Pinchin were observed. No evidence of fuel or

chemical storage was observed on-site, although a chimney clean-out and the

presence of hydrocarbon impacts in the site soil and groundwater suggest the

historical presence of a fuel oil storage tank. An interior inspection of the building

revealed potential asbestos-containing materials (ACMs) and lead painted surfaces.

No other concerns were identified during the site assesment.

During a geotechnical investigation completed at the site, olfactory evidence of

hydrocarbon contamination in soil was encountered in two of the three boreholes,

between approximately 2.3 and 3.7 m below ground surface.


Ottawa, Ontario


Based on the results of this assessment and the geotechnical drilling program, it is our

opinion that there is significant soil and groundwater contamination present at the

subject site.

6.2 Recommendations

Soil and Groundwater Remediation

Based on the analytical testing of soil and groundwater at the site completed by

Pinchin, there are sufficient data indicating that soil and groundwater at the site exceed

applicable MOE Table 3 standards. Results which exceed Table 3 standards will also

exceed the more stringent Table 1 standards, which apply to any excavated material

which will be transported off-site. The Table 1 standards are being considered

applicable in this case, since site redevelopment will likely require the transport of

excavated material off-site.

The remediation of contaminated soil and groundwater at the subject site may be

completed concurrently with site redevelopment, which would be much more

economical, since the existing building would presumably be removed.

Hazardous Building Materials

As discussed in Subsection 5.3 of this report, asbestos may be present within the vinyl

floor tiles, stick-on and suspended ceiling tiles, plaster, drywall, and concrete parging

within the subject building. These materials were generally in good condition. It is

recommended that an asbestos survey of the building be conducted in accordance

with Ontario Regulation 278/05, under the Occupational Health and Safety Act. This

will be required prior to demolition of the building for site redevelopment.

Lead-based paint may be present beneath more recent non-lead based paint products

on any remaining original surfaces. It is recommended that original paint be tested for

lead content prior to its disturbance. Major work involving lead based paint or other

lead containing products must be done in accordance with Ontario Regulation 843,

under the Occupational Health and Safety Act.


Ottawa, Ontario


7.0 STATEMENT OF LIMITATIONS

This Phase I - Environmental Site Assessment report has been prepared in general

accordance with the agreed scope-of-work and the requirements of CSA Z768-01.

The conclusions presented herein are based on information gathered from a limited

historical review and field inspection program. The findings of the Phase I - ESA are

based on a review of readily available geological, historical and regulatory information

and a cursory review made at the time of the field assessment. The historical research

relies on information supplied by others, such as, local, provincial and federal agencies

and was limited within the scope-of-work, time and budget of the project herein.

Should any conditions be encountered at the subject site and/or historical information

that differ from our findings, we request that we be notified immediately in order to

allow for a reassessment.

This report was prepared for the sole use of Lamb Developments. Permission and

notification from Lamb Developments and Paterson will be required to release this

report to any other party.

Paterson Group Inc.

Daniel J. Arnott, EIT

Mark D’Arcy, P.Eng

Report Distribution:

‘ Lamb Developments (3 copies)

‘ Paterson Group (1 copy)

APPENDIX

AERIAL PHOTOGRAPHS

MOE FREEDOM OF INFORMATION REQUEST FORM

FIGURE 1 - KEY PLAN

DRAWING PE2231-1 - SITE PLAN

AERIAL PHOTOGRAPH

1928

SITE

AERIAL PHOTOGRAPH

1950

SITE

AERIAL PHOTOGRAPH

1963

SITE

AERIAL PHOTOGRAPH

1971

SITE

AERIAL PHOTOGRAPH

1978

SITE

AERIAL PHOTOGRAPH

1986

SITE

AERIAL PHOTOGRAPH

1993

SITE

Ministry of Environmentand Energy

Freedom of Information Request

0026 (05/02) Page 1 of 1

This form is for requesting documents which are in the Ministry's files on environmental concerns related to properties. Please refer to the guide on

completion and use of this form. Our fax no. is (416) 314-4285.

Requester Data For Ministry Use Only Name, Company Name, Mailing Address and Email Address of Requester

Dan Arnott

Paterson Group Inc.

28 Concourse Gate, Unit #1

Ottawa, Ontario

K2E 7T7

Email address:

FOI Request No.

Date Request Received

Fee Paid

~ ACCT ~ CHQ ~ VISA/MC ~ CASH

Telephone/Fax Nos.

Tel. 613 226-7381

Fax 613 226-6344

Your Project/Reference No.

PE2231

Signature/Print /Name of Requester

Dan Arnott~ CNR ~ ER ~ NOR ~ SWR ~ WCR

~ SAC ~ IEB ~ EAA ~ EMR ~ SWA

Request ParametersMunicipal Address / Lot, Concession, Geographic Township (Municipal address essential for cities, towns or regions)

203 Catherine Street, Ottawa, Ontario, Canada.

Present Property Owner(s) and Date(s) of Ownership

Huntington Properties (?)

Previous Property Owner(s) and Date(s) of Ownership

Present/Previous Tenant(s),(if applicable)

Christ-Roi School, Media Arts Building, Mediaplus Advertising, CCI Impressions

Search ParametersFiles older than 2 years may require $60.00 retrieval cost. There is no guarantee that records responsive to your request will be located.

Specify Year(s) Requested

Environmental concerns (General correspondence, occurrence reports, abatement) all

Orders all

Spills all

Investigations/prosecutions ' Owner AND tenant information must be provided all

Waste Generator number/classes all

Certificates of Approval ' Proponent information must be provided

1985 and prior records are searched manually. Search fees in excess of $300.00 could be incurred, depending on the types and years to be searched. Specify

Certificates of Approval number(s) (if known). If supporting documents are also required, mark SD box and specify type e.g. maps, plans, reports, etc.

SD Specify Year(s) Requested

air - emissions

water - mains, treatment, ground level, standpipes & elevated storage, pumping stations (local & booster)

sewage - sanitary, storm, treatment, stormwater, leachate & leachate treatment & sewage pump stations

waste water - industrial discharges

waste sites - disposal, landfill sites, transfer stations, processing sites, incinerator sites

waste systems - PCB destruction, mobile waste processing units, haulers: sewage, non-hazardous & hazardous waste

pesticides - licensesA $5.00 non-refundable application fee, payable to the Minister of Finance, is mandatory. The cost of locating on-site and/or preparing any record is$30.00/hour and 20 cents/page for photocopying and you will be contacted for approval for fees in excess of $30.00.

FIGURE 1

KEY PLAN

SITE

Documents

P:ENVIRONMENTALPE22xxPE2231 - Phase I ESA - 203 Catherine