Ontario Ministry of the Environment - Record of Site Condition # Record of Site Condition Under Part XV.1 of the Environment Protection Act

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1 Ontario Ministry of the Environment - Record of Site Condition # Record of Site Condition Under Part XV.1 of the Environment Protection Act Summary Record of Site Condition Number Date Filed to Environmental Site Registry 07/11/2013 Certification Date 28/08/2013 Current Property Use Commercial Intended Property Use Residential Certificate of Property Use Number No CPU Applicable Site Condition Standards** ESA Phase 1 Property Municipal Address Yonge Street L4G 6H8 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.

2 RSC Information Each field marked by an asterisk (* ) must be completed. Is the property used, or has it ever been used, in whole or in part for an industrial use or as a garage; a bulk liquid dispensing facility, including a gasoline outlet; or for the operation of dry cleaning equipment? Yes No * During a phase one environmental site assessment of the property, was a potentially contaminating activity identified on, in or under the property? Yes * No Select Type of RSC * Phase 1 RSC Phase 1 and 2 RSC Phase 1 and 2 RSC with RA

3 Owners' General Information Submitting Owner's Information Owner's Agent Information Owner's Information Owners' General Information Is the submitting owner(s) a Receiver for the Property? * Yes No Is the submitting owner(s) represented by an Agent? * Yes No

4 Owners' General Information Submitting Owner's Information Owner's Agent Information Owner's Information Submitting Owner's Information Type of Owner * Owner Name * Firm, Corporation or Partnership NVS Holdings Limited Street Number * Street Name * Apt No. /RR No. 44 Eden Valley Drive City, Town or Village * Province * Postal Code * Country Etobicoke Ontario M9A 4Z7 Canada Submitting Owner's Contact Information Contact First Name * Contact Last Name * Manohar Joshi Phone Number * (including area code) Fax Number (including area code) Address (416) (416) mjoshi35@hotmail.com

5 Owners' General Information Submitting Owner's Information Owner's Agent Information Owner's Agent Information Owner's Agent Information Agent First Name * Agent Middle Name Agent Last Name * Paul McVeigh Street Number * Street Name * 180 Renfrew Drive City, Town or Village * Province * Postal Code * Apt No. /RR No. Markham Ontario L3R 9Z2 Owner's Agent Contact Information Phone Number * (including area code) Fax Number (including area code) (905) (905) Address paul.mcveigh@armadale.on.ca

6 Property Address Municipality Information Property Address Does the Property have a Municipal Address? Yes No * Property Reference Number Geographical Reference/Area of RSC Property Is the property administered by MNR under the Public Lands Act? Yes No * Previously Filed RSC(s) and TN(s) Street Number * Street Name * Yonge Street Apt No. /RR No. City, Town or Village * Aurora Province * Ontario Postal Code * L4G 6H8

7 Property Address Municipality Information Property Reference Number Geographical Reference/Area of RSC Property Previously Filed RSC(s) and TN(s) Municipality & Property Address Information Municipality Information Lower or Single Tier Municipality * Aurora Tier of Municipality Upper Tier Municipality Lower Tier York The District Office of MOE * York-Durham District Office Address of District Office of MOE 230 Westney Rd. S., 5th floor, Ajax ON L1S 7J5

8 Property Address Municipality Information Property Reference Number Geographical Reference/Area of RSC Property Municipality & Property Address Information Property Reference Number Assessment Roll Number Property Identifier Number (PIN #) LT Previously Filed RSC(s) and TN(s)

9 Property Address Municipality Information Property Reference Number Geographical Reference/Area of RSC Property Previously Filed RSC(s) and TN(s) Geo Reference & Other Properties Details Geographical References UTM Coordinates Datum NAD 83 Zone * 17 Easting * 623, Northing * 4,871, Area of RSC Property Total Area of RSC Property in Hectares * 0.878

10 Previous Submission Information Previously Filed Record of Site Condition Number: Property Address Municipality Information Property Reference Number Previously Filed Transition Notice Number: Geographical Reference/Area of RSC Property Previously Filed RSC(s) and TN(s)

11 Risk Assessment Information Risk Assessment Information Has a Certificate of Property Use (CPU) been issued under section of the Act for the RSC property? Yes No Property Use and Certification Date Additional Information Table of Current/Past Property Uses of Phase One Property

12 Risk Assessment Information Property Use and Certification Date Property Use and Certification Date Current Property Use and Certification Date What is the current use of the property? * Commercial Certification Date * 2013/08/28 Additional Information Table of Current/Past Property Uses of Phase One Property

13 Risk Assessment Information Property Use and Certification Data Additional Information What is the intended use of the property? * Residential Is Soil brought from another property to this RSC property to remain there following filing of RSC? * Yes No Additional Information Table of Current/Past Property Uses of Phase One Property

14 Risk Assessment Information Current and Past Property Use Table of Current/Past Property Uses of Phase One Property Click here for Table of Current and Past Property Use Form Property Use and Certification Data Additional Information Table of Current/Past Property Uses of Phase One Property

15 Phase One ESA Reports Phase One Reports and Other Documents ESA Reports Phase One ESA Reports The date the last work on the records review, interviews and site reconnaissance components of the phase one environmental site assessment was done. 2013/08/28 * Type of Report * Report Title * Date of Report* Author of Report * Name of Consulting Organization Phase One ESA Phase I Environm 2013/08/28 Nasrat Hijazi, Moh DBA Engineering Ltd

16 Phase One ESA Reports Phase One Reports and Other Documents Reports and Other Documents Phase 1 Reports and Other Documents List the Reports/Documents other than the document(s) used as your Phase 1 ESA relied on in certifying the information set out in Section 10 of Schedule A or otherwise used in conducting the Phase 1 ESA Report Title * Date of Report* Author of Report * Name of Consulting Organization for Report Monitoring Well 13 Groundwater Report 2013/01/22 Nasrat Hijazi, Moh DBA Engineering Ltd.

17 QP Information QP Information First Name * Middle Name Last Name * Mohammed Which one of the following licences under the Professional Engineers Act do you hold? * Licence Which one of the following memberships under the Professional Geoscientists Act do you hold? * Ahmed Licence Number * Is the QP Employed? Yes No * Employer Name DBA Engineering Ltd. * QP Contact Information Phone Number * Fax Number * * (905) (905) mahmed@dbaeng.com QP Mailing Address Information Street Number * Street Name * Apt No. / RR No. 401 Hanlan Road City, Town or Village * Province * Postal Code * Vaughan Ontario L4L 3T1

18 QP Owner QP A As 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 2013/08/28, 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 2013/08/28, 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 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 assessment or 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 2013/08/28 By signing this RSC, I make no express or implied warranties or guarantees. I, the qualified person named below, on the date stated below, make all of the stated certifications applicable to the qualified person in this Part of the record of site condition. Mohammed Ahmed 2013/10/11

19 Owner Click here to download Agent Form QP Owner

20 Please note, only PDF attachments will be accepted with the exception of the Property Specific Standard, which must be an Excel document. Certificate of Status or equivalent * Certificate of Status - NVS Holdings Limited.PDF Proof of the owner s authorization * Agent Authorization Letter.PDF Lawyer s letter consisting of a legal description of the property Legal Letter.PDF * Copy of any deed(s), transfer(s) or other document(s) Transfer-Deed of Land.pdf * A Current plan of Survey * Survey South Property with Boundaries.pdf Table of Current and Past Uses of the Phase One Property * Table of Current and Past Uses.pdf Phase 1 Conceptual Site Model * Conceptual Site Model.pdf Owner * Agent Form - September 20, 2013.pdf

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22 Request ID: Province of Ontario Date Report Produced: 2013/09/27 Demande n : Province de l'ontario Document produit le : Transaction ID: Ministry of Government Services Time Report Produced: 13:56:01 Transaction n : Ministère des Services gouvernementaux Imprimé à : Category ID: CT Catégorie : CERTIFICATE OF STATUS ATTESTATION DU STATUT JURIDIQUE This is to certify that according to the records of the Ministry of Government Services D'après les dossiers du Ministère des Services gouvernementaux, nous attestons que la société N V S H O L D I N G S L I M I T E D Ontario Corporation Number Numéro matricule de la société (Ontario) is a corporation incorporated, amalgamated or continued under the laws of the Province of Ontario. The corporation came into existence on est une société constituée, prorogée ou née d'une fusion aux termes des lois de la Province de l'ontario. La société a été fondée le A U G U S T 2 6 A O Û T, and has not been dissolved. et n'est pas dissoute. Dated Fait le S E P T E M B E R 2 7 S E P T E M B R E, Director Directrice The issuance of this certifcate in electronic form is authorized by the Ministry of Government Services. La délivrance du présent certificat sous forme électronique est autorisée par le Ministère des Services gouvernementaux.

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24 ffiytb PHILIP J. DI IORIO Professional Corporation Barrister & Solicitor 821 The Queensway Toronto, Ontario M8Z IN6 Tel: (416) 2s3-r223 Faxi (416) ca June 14,2013 Brownfields Filing and Review Environmental Assessment and Approvals Branch Ontario Ministry of the Environment 2 St. Clair Avenue West, Floor l2a Toronto, Ontario M4V 1L5 Att: Record of the Site Condition Officer Dear Sir/Madam: Re: NVS Holdings Limited Yonge Street, Aurora, Ontario MOE Record of Site Condition NqJL306485l I am the solicitor for NVS Holdings Limited. This is to confirm the following in respect of the above-referenced property: Registered Owner: Estate/ Qualifier: Legal Description: Municipal Address: NVS Holdings Limited Fee Simple/LT Conversion Qualified Lot l79,plan246, Aurora; Lot 180, Plan246, Aurora; Lot 181, Plan 246, Aurora; Lot 182, Plan246, Aurora; Part Lot 184, Plan 246, Aurora; Part 2 on Plan 65R7 I 78; Aurora ; subject to A4238A Yonge Street, Aurora, Ontario Tax Assessment Roll No.: P.LN. No.: (LT) PIN (LT) was re-entered from Land Registry Office #65 Philip J.Di Ioiio

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27 Phase 1 Environmental Site Assessment Yonge Street Aurora, Ontario Project Number Table 5: TABLE OF CURRENT AND PAST USES OF THE PHASE ONE PROPERTY Year Name of Owner Description of Property Use Property Use 1 Other Observations from Aerial Photographs, Fire Insurance Plans, Etc. Upto- Crown Vacant Other Not Applicable Frederic C. Smith Farm & House Agricultural Not Applicable Collin Drummond Farm & House Agricultural Not Applicable George Lamont Farm & house Agricultural Not Applicable William Smith Farm & House Agricultural Not Applicable Henry Machell Farm & House Agricultural Not Applicable George Graham Farm & House Agricultural Not Applicable Henry Machell Farm & House Agricultural Not Applicable John Dunning Farm & House Agricultural Not Applicable Hannah Innes Farm & House Agricultural Not Applicable Mary McKenzie Farm & House Agricultural Not Applicable Abraham Stocks Farm & House Agricultural Not Applicable Herbert Stocks Farm & House Agricultural Not Applicable Charles Taylor Farm & House Agricultural 1946 Aerial shows a house & farm Howard Bunn Two Houses Residential 1955 Aerial shows two structures on site Lloyd Profit Two Houses Residential 1955 Aerial shows two structures on site. 24

28 Phase 1 Environmental Site Assessment Yonge Street Aurora, Ontario Project Number Otto Julkunen Two houses Residential 1960 Aerial shows two structures Donald Reid Two Houses Residential 1960 Aerial shows two structures Frank Bup Two Houses Residential 1969 Aerial shows two structures Bertel Pedersen Two Houses Residential Phoenix Leasing Limited Armadale Enterprises Limited Highland Chevrolet Oldsmobile Limited Ontario Limited (Armadale Properties Limited ) Plaza with stores Commercial 1980 Aerial shows an addition on the south side of the building in 1969 aerial Plaza with Stores Commercial Sales/Administration Offices & New Car Parking Commercial Plaza Commercial Commercial NVS Holdings Limited Commercial Plaza Commercial One building structure. 3 Stories on north end & one story on south end. Same as current structure Notes: 1 - for each owner, specify one of the following types of property use (as defined in O.Reg. 153/04) that applies: Agriculture or other use Commercial use Community use Industrial use Institutional use Parkland use Residential use 2 - when submitting a record of site condition for filing, a copy of this table must be attached **Cette publication hautement spécialisée n est disponible qu en anglais en vertu du règlement 671/92, qui en exempte l application de la Loi sur les services en français. Pour obtenir de l aide en francais, veuillez communiquer avec le ministère de l Environnement au

29 UNCERTAINTY The historical records, interview, and site visit have no uncertainties that may affect the conclusions or the Conceptual Site Model. CONCEPTUAL SITE MODEL (CSM) This section presents the Phase I Conceptual Site Model developed from observations made during the Phase I ESA. The CSM provides a narrative, graphical and tabulated description integrating information related to the site geological and hydrogeological conditions, areas of potential environmental concern or potentially contaminating activities, the presence and distribution of potential contaminants of concern, contaminants fate and transport and potential exposure pathways. Site Setting, Description and Features The Ministry of Natural Resources documents (Area of Natural & Scientific Interest (ANSI); Ontario Base Mapping (OBM) Data; Physiography of Southern Ontario; Soil Survey Complex (ON Soils); Surficial Geology of Southern Ontario; and Bedrock Geology of Ontario) were reviewed. A summary of the conclusions and findings is listed below. The surface geology is glacial lake deposits; silt and clay; massive to laminated. The bedrock geology consists of Shale, Limestone, dolostone, siltstone of the Georgian Bay Formation; Blue Mountain Formation; Billings Formation; Collingwood Member; Eastview Member. The soil in the area is Smithfield Clay Loam with hydrogeological soil group C which is soil with slow infiltration rates when thoroughly wetted. These soils typically are silty loam soils with an impeding layer or soil with moderately fine to fine texture. Groundwater flow direction is north. Figure 3 shows a City Map with location of the site and adjacent properties and roads. Figure 4 shows that: The site is located in an area of mixed landuse consisting of commercial, community (roads), institutional (school), and residential as defined by MOE O. Reg. 153/04. There are no sensitive sites including but not limited to conservation areas, ANSI Sites, surface water, provincial or federal parks within 250 meters of the phase one subject property. Surface water drains into catch basins which are connected to a combined sewer system. The combined sewer system is underneath the eastern side of Yonge Street and runs north. Municipal water is supplied to the site and surrounding area within 250 meters of the site.

30 Ontario well information records indicates one well at Golf Links which is assumed to be used for golf course irrigation. All other wells in the areas south (upgradient) and north (downgradient) are for monitoring purposes. Phase I ESA Site and Study Area. Adjacent Properties Landuse North Dunning Avenue followed by Community/commercial Yonge Street South and Yonge Street Commercial East 39 Dunning Avenue Dr G. W. Williams Secondary School Institutional (Grassed athletic fields & School) West Yonge Street followed by Commercial Buildings Community/commercial Phase I Study Area North Esso station 140 m north of the site (North of Royal Road) Commercial with Retail Gasoline Station (ESSO North of Site) South Royal Bank; Royal LePage Real Estate Commercial Plaza East Secondary School followed by Residential Commercial/Residential Area West Yonge St Community/Commercial/Residential The Groundwater flow direction is north according to geological/hydrogeological maps from the Ministry of Natural Resources. Contaminant Sources (Potentially Contaminating Activities): On Site Potentially Contaminating Activity The City Directory Search, Occupancy records from owner, site visit and interview were used to identify any potentially contaminating activity as defined by O. Reg. 153/04 at Phase One Property. The preliminary conclusion was that only Black s Photo Corporation and Sketchy Cleaners may have potential environmentally significant activities. Further investigation revealed that: Black s Photo Corporation had a silver recovery system on the site and valid Waste Generator Number and waste classes that indicate no on-site release of potential contaminants. Sketchy Cleaners was a store front operation where laundry is dropped off & picked-up but no dry cleaning ever took place on the site. It is our professional opinion that the Phase one ESA subject property does not have historical or current potentially contaminating activities as defined in O. Reg. 153/04. Therefore there are no

31 sources of contaminants on the phase one subject site that may have contaminated the subject site or the adjacent/neighboring properties. Offsite Potentially Contaminating Activities The off-site historical records within 300m of the perimeter of the site showed the following. Summary of Records within 300 meters of the site. Record No. Potential Environmental Impact On Phase One Property Certificate of Approval 17 No Commercial Fuel Oil Tanks 1 No, Down gradient Environmental Activity & Sector 1 No Registry Environmental Compliance Approval 1 No Environmental Registry 7 No ERIS Historical Searches 13 No List of TSSA Expired Facilities 17 No, Downgradient Fuel Storage Tank 8 No, Downgradient O. Reg. 347 Waste Generator Summary 39 No, Trans-gradient (Mostly Secondary School Chemical Labs) TSSA Historic Incidents 1 No National Pollutant Release Inventory 9 No, Air Emissions, Edward Street Permit to Take Water 1 No, Golf Links Pesticides Registrar 7 No, Retail pesticides sales Retail & Private Fuel Storage Tanks 5 No, Upgradient (Canadian Tire) & downgradient (Esso); both sites have a MOE RSC under O. Reg. 153/04 Records of Site Condition 4 No, One upgradient and 3 downgradient Retail Fuel Storage Tanks 4 No, Yonge St, Canadian Tire, has a RSC Scott s Manufacturing Directory 20 No Ontario Spills 9 No Water Well Information System 17 No, Dewatering and Monitoring Wells upgradient of site Monitoring wells downgradient of site. Total 181 No The Phase I Study area has three potentially contaminating activities: o PCA 1: Canadian Tire at Yonge St upgradient has a Record of Site Condition o PCA 2: The ESSO retail gasoline at Yonge Street is down gradient of the site and has Records of Site Condition. Therefore it is our professional opinion that the ESSO site does not represent a significant environmental concern for the subject site. o PCA 3: The former vehicle maintenance facility at north of the site across Dunning Avenue. It is our understanding that the site had no gasoline/diesel tanks but had in-ground hydraulic hoists and two storage tanks assumed to be for new and used lubricating motor oils; all of the in-ground hoists and two tanks were removed in 1988.

32 Figure 5 shows the site location with the relevant information regarding the off-site potential contaminating activities. (PCAs). Contaminants of Concern The contaminants of potential concern from the Phase I Study Area are all petroleum hydrocarbons as follows: o Canadian Tire and Esso are gasoline retail stations where the contaminants of concern are Benzene, Toluene, Ethylbenzene, Xylene (BTEX) and F1-F4 petroleum hydrocarbon fractions. o Former vehicle maintenance at Yonge Street had hydraulic hoists and lubricating oil tanks (one new and one used oil tanks). The contaminants are mainly F3-F4 petroleum hydrocarbon fractions. It is also likely that BTEX and F1-F2 may be present at the site. Contaminants Transport The contaminants will be transported as dissolved contaminants in groundwater. The groundwater flow is north, therefore the Esso Retail outlet and the former vehicle maintenance facility are downgradient of the site and unlikely to contaminate the Phase I ESA subject site. The Canadian Tire Retail outlet is upgradient of the site. The combined storm/sanitary sewer is located along the east side of Yonge Street. Therefore any contaminants from the Canadian Tire Site are likely to be transported along the combined sewer system. However the Canadian Tire Site has a Record of Site Condition and is considered remediated. Any contaminants that may have migrated with the groundwater will likely be attenuated between the Canadian Tire site and the Phase I ESA subject site. Potential Receptors Potential receptors are human and/or ecological that may be exposed to on site contaminants. There are no known contaminants in the soil or water in, under, or on the Phase I ESA subject site. In order to have a potential risk, three aspects have to co-exist: a source of contamination, receptors and exposure pathways where potential receptors may come in contact with the contaminants. Since there are no known sources of contamination on the site, there are no human or ecological receptors of concern under current or future landuse.

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