ontario ministry of the environment and climate change - record of site … 216556.pdf · 2015. 2....

Ontario Ministry of the Environment and Climate Change - Record of Site Condition # 216556

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 216556Date Filed to Environmental Site Registry 2015/02/10Certification Date 2014/10/14Current Property Use ResidentialIntended Property Use ParklandCertificate of Property Use Number No CPUApplicable Site Condition Standards** ESA Phase 1Property Municipal Address 41 VALLEY WOODS ROAD, TORONTO, ON,

M3A 2R5, 37 VALLEY WOODS ROAD,TORONTO, ON, M3A 2R5

1 of 10Filed Record of Site Condition # 216556 on 2015/02/10

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 ALIT DON VALLEY PROPERTY INC.

Authorized Person YECHIEL TAIBER

Mailing Address 4116 BATHURST STREET, TORONTOONTARIO, CANADA

Postal Code M3H 3P2

Phone (647) 889-2162

Fax (866) 568-2389

Email Address [email protected]

Information about the agent

Agent Name RIYAZ PUNJANI

Mailing Address 260, 1099 KINGSTON ROAD, PICKERINGONTARIO, CANADA

Postal Code L1V 1B5

Phone (416) 410-4333

Fax (416) 410-4088



RSC Property Location Information

Municipal Address(es) 37 VALLEY WOODS ROAD, TORONTO, ON M3A 2R5

41 VALLEY WOODS ROAD, TORONTO, ON M3A 2R5

Municipality Toronto

Legal Description See Attached Lawyer’s Letter

Assessment Roll Number(s)

1908122430002000

Property Identifier Number(s)

10113-0600 (LT)

RSC Property Geographical References

Coordinate System UTM

Datum NAD 83

Zone 17

Easting 634,347.88

Northing 4,846,023.09

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 Residential

Intended Property Use Parkland

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 RIYAZ PUNJANI

Type of Licence Under Professional Engineers Act

Licence

Licence Number 90278953

QP Employer Name S2S ENVIRONMENTAL INC.

Mailing Address 260, 1099 KINGSTON ROAD, PICKERINGONTARIO, L1V 1B5 CANADA

Phone (416) 410-4333

Fax (416) 410-4088


Municipal Information

Local or Single-Tier Municipality

Toronto

Ministry of the Environment and Climate Change 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)

2014-10-14

Type of Report

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

Author of Report

Name of ConsultingCompany

P1 ESA Phase I Environmental Site Assessment, Southeast Strip of Land, 35, 37, 39, 41, 43, 45, 47, 49, 51, 53 Valley Woods Road, Toronto, Ontario

2014-10-14 Riyaz Punjani, P.Eng.

S2S 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

Phase I Environmental Site Assessment, The Valleywood Phases 1 & 2 Townhomes, 1213-1229 York Mills Road, 35-53 & 101-113 Valley Woods Road, Toronto, Ontario

2009-07-23 Riyaz Punjani, P.Eng.

S2S Environmental Inc.

Phase II Environmental Site Assessment and Phase III Remediation Plan, Don Valleywoods Phase 2, Toronto, Ontario

2000-04-18 David W. Sawicki, P.Eng.

Dillon Consulting Limited


Site Condition InformationCertification date (YYYY/MM/DD) 2014/10/14

Total area of RSC property (in hectares) 0.08940

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 2014/10/14, 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 2014/10/14, 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 S2S 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 2014/10/14.

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, RIYAZ PUNJANI, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2015/01/20:

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

5.2.6


As an agent acting on behalf of the owner of the RSC property:

1. 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.

2. I have conducted reasonable inquiries to obtain all information relevant to this RSC, including information from the other current owners of the RSC property named in this part of the RSC and I have obtained all information relevant to this RSC of which I am aware.

3. I have disclosed all information referred to in paragraph 2 to any qualified person named in this RSC.

4. To my knowledge, the statements made in this part of the RSC are true as of _January 20, 2015.

5. I have ensured that access to the entire property, including the phase one property, any phase two property and the RSC property, has been afforded to the qualified person and to persons supervised by the qualified person, for purposes of conducting the site reconnaissance.

I certify that I have been authorized by the owner of the RSC property to make the statements prescribed by this section on their behalf and that the owner of the RSC property has read and understands the statements being made on their behalf. Name of the Agent__Riyaz Punjani, P.Eng.________________ Signature_________________ Date Signed_January 20, 2015_


Request ID: 017237297 Province of Ontario Date Report Produced: 2015/01/19Demande n° Province de ('Ontario Document produit leTransaction ID: 56510309 Ministry of Government Services Time Report Produced: 13:54:51Transaction n° Minist~re des Services gouvernementaux Imprim~ ~Category ID: CTCategorie

CERTIFICATE OF STATUSATTESTATION DU STATUT JURIDIQUE

This is to certify that according to the D'apres les dossiers du Ministere desrecords of the Ministry of Government Services gouvernementaux, nous attestonsServices que la societe

ALIT DON VALLEY PROPERTY INC.

Ontario Corporation Number Numero matricule de la societe (Ontario)

001706811

is a corporation incorporated,amalgamated or continued underthe laws of the Province of Ontario

est une Societe constituee, prorogee ou needune fusion aux termes des lois de laProvince de ('Ontario.

The corporation came into existence on La societe a ete fondee le

JULY 1 7 JUILLET, 2006

and has not been dissolved. et nest pas dissoute.

Dated Fait le

JANUARY 1 9 JANVIER, 201 5

~~

DirectorDirecteur

The issuance of this certifcate in electronic form is authorized by the Ministry of Government Services.

La d~livrance du present certificat sous forme ~lectronique est autoris~e par le Minist~re des Services gouvernementaux.

~'`~....

CASSE~S BRUC.I~LAWYER 5

January 19, 2015

S2S Environmental1099 Kingston Road, Suite 260Pickering, Ontario L1 V 1 B5

[email protected]

tel: 416.860.6762

fax: 416.640.3039

file # 45293-2Attention: Sharon Waters

Dear Ms. Waters:

Re: Alit Don Valley Property Inc. filing of Record of Site Condition with respect to thepart of the property municipally known as 35-53 Valley Woods Road, TorontoOntario

We are the solicitors for Alit Don Valley Property Inc. We understand that this letter will be partof the submission to the Ontario Ministry of the Environment and Climate Change (the"Ministry") with respect to filing a Record of Site Condition for the lands described below, andto that extent and for that limited purpose, this letter can be read as also being addressed to theMinistry for the purposes of such filing. We hereby confirm the following:

Municipal Address 35 Valley Woods Road, Toronto, Ontario37 Valley Woods Road, Toronto, Ontario39 Valley Woods Road, Toronto, Ontario41 Valley Woods Road, Toronto, Ontario43 Valley Woods Road, Toronto, Ontario45 Valley Woods Road, Toronto, Ontario47 Valley Woods Road, Toronto, Ontario49 Valley Woods Road, Toronto, Ontario51 Valley Woods Road, Toronto, Ontario53 Valley Woods Road, Toronto, Ontario

The RSC Property comprises part of the lands havingthe following municipal addresses:

37 Valley Woods Road, Toronto, Ontario and 41 ValleyWoods Road, Toronto, Ontario

Property Identifier Number 10113-0600 (LT)

The RSC Property comprises part of this PIN.

Cessels BI'OCk & BIaCkW811 LLP 2100 Scotle Plaza, 40 King Street West, Toronto Canada M5H 3C2

tel 416 869 5300 fax 416 360 8877 www.casselsbrock.com

CASSELS BROCK~.,~w~~as

Page 2

Legal Description of Property Block A, Plan 7012, designated as Parts 22, 23 and 24on Plan 66R-27470; subject to an easement over Parts22, 23 and 24 on Plan 66R-27470 in favour of TorontoHydro-Electric System Limited as in Instrument No.NY470188 (Notice of Claim as in Instrument No.TR52342); subject to an easement in gross over Parts22, 23 and 24 on Plan 66R-27470 as in Instrument No.TR72408; subject to an easement in gross over Parts22, 23 and 24 on Plan 66R-27470 as in Instrument No.AT892673, City of Toronto, being the whole of PIN10113-0600(LT)

The RSC Property comprises part of this property asindicated below.

Legal Description and Boundaries of Part of Block A, Plan 7012, being part of Part 24 onthe RSC Property Plan 66R-27470, City of Toronto, shown as Blocks 1, 3

and 4 and outlined in red on the attached planprepared by Tom Krcmar, O.L.S., dated November 19,2014

Acquisition Transfer Instrument No. AT1221130, registered on August 8,2006

The RSC Property comprises part of the lands includedin this Transfer.

Registered Owner of the Property Alit Don Valley Property Inc.

Assessment Roll Number 19 08 122 4300 02000

The RSC Property comprises part of this roll number.

Yours truly,

Cassels Brock & B ckwell LLP

Andrew SalemAS/jb

Encl.

Legal"12681758.1

LRO # 80 Transfer Registered as AT1221130 on 2006 08 08 at 12:23

The applicants) hereby applies to the Land Registrar. yyyy mm dd Page 1 of 3

Properties

PIN 10113 - 0085 LT Interest/Esfate Fee SimpleDescription BLK A PL 7012 NORTH YORK; S/T NY470188, TR72408; S/T AN EASEMENT IN GR

OSS AS IN AT-892673. CITY OF TORONTO.

Address CITY OF TORONTO

PIN 10113 - 0086 LT Interest/Esfate Fee SimpleDescription BLK D PL 7012 NORTH YORK; S/T NY422024; TORONTO (N YORK) ,CITY OF

TORONTO


PIN 10113 - 0088 LT InteresbEstate Fee SimpleDescription BLK B PL 6325 NORTH YORK; S/T TR67995; TORONTO (N YORK) ,CITY OF

TORONTO


PIN 10113 - 0089 LT Interest/Estate Fee Simple

Description BLK A PL 6325 NORTH YORK; S/T TR67995; TORONTO (N YORK) ,CITY OFTORONTO


Consideration

Consideration $25,500,000.00

Transferors)

The transferors) hereby transfers the land to the transferee(s).

Name PREMIER FIDES INVESTMENTS INC.

Address for Service c/o Frastell Property Management Inc.Suite 1202130 Bloor Street WestToronto, ONM5S 1 N5

I, Christine Meyer, Treasurer, have the authority to bind the corporation.

This document is not authorized under Power of Attorney by this party.

Transferees) Capacity Share

Name ALIT DON VALLEY PROPERTY INC.

Address for Service 3 Glen Rush Bivd.,Toronto, ONM5N 2T2

STATEMENT OF THE TRANSFEROR (S): The transferors) verifies that to the best of the transferor's knowledge and belief, this transferdoes not contravene the Planning Act.

STATEMENT OF THE SOLICITOR FOR THE TRANSFEROR (S): I have explained the effect of the Planning Act to the transferors) andhave made inquiries of the transferors) to determine that this transfer does not contravene that Act and based on the information suppliedby the transferor(s), to the best of my knowledge and belief, this transfer does not contravene that Act. I am an Ontario solicitor in goodstanding.

STATEMENT OF THE SOLICITOR FOR THE TRANSFEREE (S): I have investigated the title to this land and to abutting land whererelevant and I am satisfied that the title records reveal no contravention as set out in the Planning Act, and to the best of my knowledgeand belief this transfer does not contravene the Planning Act. I act independently of the solicitor for the transferors) and I am an Ontariosolicitor in good standing.

Signed By

Christopher Jan Kropka 2 Queen Street East Suite 1500 acting for Transferors) Signed 2006 08 08Toronto M5C 3G5

Tel 4165931221

Fax 4165935437

Thomas Michael Francis Macdonald 250 Yonge Street Suite 2400 acting for Transferees) Signed 2006 08 04Toronto M5B 2M6

Tel 4169792211

LRO # 80 Transfer

The applicants) hereby applies to the Land Registrar. yyyy mm dd Page 2 of 3

Signed By

Fax 4169791234

Submitted By

GOODMANS LLP 250 Yonge Street Suite 2400 2006 08 08Toronto M5B 2M6

Tel 4169792211

Fax 4169791234

I Fees/Taxes/Payment I

Statutory Registration Fee $60.00

Land Transfer Tax $380,975.00

Total Paid $381,035.00

File Number

Transferor Client File Number : 090324-0025

Registered as AT1221130 on 2006 08 08 at 12:23

Transferee Client File Number : 06-0828 TR TO ALIT (TMM/SNC)

LAND TRANSFER TAX STATEMENTSIn the matter of the conveyance of: 10113 - 0085 BLK A PL 7012 NORTH YORK; S/T NY470188, TR72408; S/T AN

EASEMENT IN GR OSS AS IN AT-892673. CITY OF TORONTO.

10113 - 0086 BLK D PL 7012 NORTH YORK; S/T NY422024; TORONTO (N YORK) ,CITY OF TORONTO

10113 - 0088 BLK B PL 6325 NORTH YORK; S/T TR67995; TORONTO (N YORK) ,CITYOF TORONTO

10113 - 0089 BLK A PL 6325 NORTH YORK; S/T TR67995; TORONTO (N YORK) ,CITYOF TORONTO

BY: PREMIER FIDES INVESTMENTS INC.

TO: ALIT DON VALLEY PROPERTY INC.

1. TAIBER, YECHIEL

lam

❑ (a) A person in trust for whom the land conveyed in the above-described conveyance is being conveyed;

❑ (b) A trustee named in the above-described conveyance to whom the land is being conveyed;

❑ (c) A transferee named in the above-described conveyance;

❑ (d) The authorized agent or solicitor acting in this transaction for described in paragraphs) L) above.

✓❑ (e) The President, Vice-President, Manager, Secretary, Director, or Treasurer authorized to act for ALIT DONVALLEY PROPERTY INC. described in paragraphs) (c) above.

❑ (f) A transferee described in paragraph() and am making these statements on my own behalf and on behalf ofwho is my spouse described in paragraph(_) and as such, I have personal knowledge of the facts herein

deposed to.

2. I have read and considered the definition of "single family residence" set out in subsection 1(1) of the Act. The land being conveyedherein:

does not contain a single family residence or contains more than two single family residences.

3. The total consideration for this transaction is allocated as follows:

(a) Monies paid or to be paid in cash

(b) Mortgages (i) assumed (show principal and interest to be credited against purchase price)

(ii) Given Back to Vendor

(c) Property transferred in exchange (detail below)

(d) Fair market value of the lands)

(e) Liens, legacies, annuities and maintenance charges to which transfer is subject

(f) Other valuable consideration subject to land transfer tax (detail below)

(g) Value of land, building, fixtures and goodwill subject to land transfer tax (total of (a) to (f))

(h) VALUE OF ALL CHATTELS -items of tangible personal property

(i) Other considerations for transaction not included in (g) or (h) above

(j) Total consideration

PROPERTY Information Record

A. Nature of Instrument: Transfer

LRO 80 Registration No. AT1221130 Date: 2006/08/08

B. Property(s): PIN 10113 - 0085 Address CITY OF TORONTO Assessment -Roll No

PIN 10113 - 0086 Address CITY OF TORONTO Assessment -Roll No



C. Address for Service: 3 Glen Rush Blvd.,Toronto, ONM5N 2T2

D. (i) Last Conveyance(s): PIN 10113 - 0085 Registration No. AT892673

PIN 10113 - 0086 Registration No. TR60322



25,500,000.00

0.00

0.00

0.00

0.00

0.00

0.00

25,500,000.00

0.00

0.00

25,500,000.00

(ii) Legal Description for Property Conveyed: Same as in last conveyance? Yes ✓Q No ❑ Not known ❑

E. Tax Statements Prepared By: Thomas Michael Francis Macdonald

250 Yonge Street Suite 2400Toronto M5B 2M6

Sharon

Callout

Phase One Property, RSC Property

Sharon

Line

Sharon

Line

Sharon

Line

Sharon

Line

Sharon

Line

Sharon

Line

Sharon

Line

Sharon

Line

Sharon

Line

Sharon

Line

Sharon

Line

“TABLE OF C URRENT AND PAST USES OF THE PHASE ONE PROPERTY” (Refer to clause 16(2), Schedule D, O.Reg. 153/04)

Year Name of Owner Description of Property Use Property Use1 Other Observations from Aerial Photographs, Fire Insurance Plans, Etc.

PN# 10113-0060 (LT)

Present to 2006 Alit Don Valley Property Inc. The Phase One Property consists of grass covered landscaped areas, overgrown vegetation, and several trees; with no permanent onsite building(s)/structure(s) located on the Phase One Property.

Residential use 2007 and 2009 Aerial Photographs: The Subject Property appeared to be similar to

that observed at the time of the site reconnaissance.

2000 to 2006 Premier Fides Investments Inc. The Phase One Property consists of grass covered landscaped areas, overgrown vegetation, and several trees; with no permanent onsite building(s)/structure(s) located on the Phase One Property.

Residential use 2002 and 2004 Aerial Photographs: Subject Property appeared to consist of

grass-covered landscaped areas, overgrown vegetation, and trees (associated with the residential

development to the west). January 2000 to

May 2000 1392589 Ontario Limited The Phase One Property consists of

grass covered landscaped areas, overgrown vegetation, and several trees; with no permanent onsite building(s)/structure(s) located on the Phase One Property.

Residential use No further details available.

1992 to January 2000

Yellow Trail Estates Limited The Phase One Property consists of grass covered landscaped areas, overgrown vegetation, and several trees; with no permanent onsite building(s)/structure(s) located on the Phase One Property.

Residential use 1994 and 1998 Aerial Photographs: The Subject Property appeared to be similar to

the one observed in the 1974 Aerial Photograph.

Late 1960s to 1992

Don Mills Developments Limited Late 1960s to 1992: The Phase One Property consists of grass covered landscaped areas, overgrown vegetation, and several trees; with no permanent onsite building(s)/structure(s) located on the Phase One Property.

Residential use

1974, 1978, 1982, 1986, and 1990 Aerial Photographs: The Subject Property appears to consist of grass-covered landscaped areas, overgrown vegetation, and trees (associated with the residential development to the west).

Year Name of Owner Description of Property Use Property Use1 Other Observations from Aerial Photographs, Fire Insurance Plans, Etc.

1952 to late 1960s

Don Mills Developments Limited 1952 to the late 1960s: Undeveloped

Agricultural or other use

1953 and 1962 Aerial Photograph: The Subject Property appeared to be vacant and undeveloped, possibly used for agricultural purposes.

1950 to 1952 York Investments Limited Undeveloped Agricultural or other use

No aerial photograph coverage available for the Subject Property prior to 1953.

1932 to 1950 Don Alda Farms Limted Undeveloped Agricultural or other use


1920 to 1932 David Alexander Dunlap Undeveloped Agricultural or other use


1917 to 1920 Thomas Crow -A portion of land by owned by Ellen Gray & Annie Gray between 1917 to 1819 and owned by David Alexander

Dunlap between 1919 to 1920

Undeveloped Agricultural or other use


1894 to 1917 Archibald Coulson -Jane W. Loveless (a portion of land 1894- 1904, and Hannah Ellen Eagle

1904-1917 - Ellen Gray & Annie Gray



1860 to 1894 John Coulson -Jane W. Loveless (a portion of land, 1885-1894) - Alexander Gray



1828 to 1860 Kings College/Toronto University -John D. Thomson (a portion of land 1852-1860) - A portion of land was Crown between 1828 and 1839, owned by John Gray, Willam Gray and Alexander Gray between 1839 to 1860



Prior to 1828 Crown Lands Undeveloped Agricultural or other use


1099 Kingston Road, Suite 260, Pickering, Ontario, Canada, L1V 1B5 Telephone: (416) 410-4333 Facsimile: (416) 410-4088 www.s2se.com

© S2S, 2014 Page 1

Phase I ESA Conceptual Site Model (CSM) for Southeast Strip of Land 37 Valley Woods Road, Toronto, Ontario 41 Valley Woods Road, Toronto, Ontario The following, in conjunction with Figures 1, 2, and 3 (attached), describe the Phase I Conceptual Site Model (CSM) for the Subject Property, based on our review of information obtained during the completion of the Phase I ESA. Phase I Property (Subject Property) The Phase I Property (Subject Property) consists of an irregularly-shaped parcel of land, and is located on the extreme southeast portion of the residential complex municipally addressed between 35 and 53 Valley Woods Road, immediately east to two residential townhouse buildings, located at 37 and 41 Valley Woods Road, respectively. The Subject Property runs in a generally north-south direction, and extends from the southeast corner of the property limits for the residential complex (east of the residential townhouse building located at 37 Valley Woods Road) in a northerly direction for approximately 45 m, then continues in a northwesterly direction for approximately 57 m, prior to terminating east of the residential townhouse building located at 41 Valley Woods Road. The Subject Property varies in width to a maximum of approximately 16 metres (m), is approximately 90 m in length, and encompassed a total area of approximately 894 m2 (9,623 ft2). The Subject Property is currently utilized for residential purposes (associated with the residential properties located immediately west of the Subject Property) and is currently zoned RM6 (Multiple Family Dwellings Sixth Density Zone), and is designated as Apartment Neighbourhoods in the Official Plan. The proposed land use for the Subject Property is expected to be for parkland, as the site is identified as lands to be conveyed to City of Toronto, for Urban Forestry (Parks, Urban Forestry, and Recreation Division) as part of a Site Plan Approval with the City of Toronto. Existing Buildings and Structures The Subject Property consists of grass covered landscaped areas, overgrown vegetation, and several trees; with no permanent onsite building(s)/structure(s) located on the Subject Property. Water Bodies and Areas of Natural Significance located in the Phase I Study Area Deerlick Creek is located within the Phase I Study Area, approximately 50 m east of the Subject Property. Deerlick Creek runs through the entire Phase I Study Area in a generally northwest to southeast direction. To the south of the Phase I Study Area, Deerlick Creek changes direction, eventually flowing into the Don River East Branch, approximately 1.2 km south of the Phase I Study Area. An unnamed stream also flows in a generally northeast to southwesterly direction into Deerlick Creek, approximately 50 m east of the south portion of the Subject Property.

http://www.s2se.com/

Phase I Conceptual Site Model Project No. 5051 Southeast Strip of Land, 35 to 53 Valley Woods Road, Toronto, Ontario

© S2S, 2014 ● October 21, 2014 Page 2

The Phase I Study Area and the Subject Property are situated in a developed portion of the City of Toronto. The City of Toronto Official Plan Land Use Plan, Environmentally Significant Areas, and Natural Heritage System maps provided online by the City of Toronto, and Areas of Natural and Scientific Interest (ANSIs) maps provided online by the Ministry of Natural Resources (MNR) were reviewed to determine if any environmentally sensitive areas are located within the Phase I Study Area. Based on our review of these plans and maps, the following is of note:

• No ANSIs were identified on the Subject Property or in the Phase I Study Area; • No Environmentally Significant Areas were identified on the Subject Property or in the

Phase I Study Area; • The property located immediately east of the Subject Property, Brookbanks Park, is

currently zoned as Open Space, and is designated in the Official Plan as a Natural Area; • The eastern portion of the Subject Property is designated in the Official Plan as a Natural

Area; • Brookbanks Park traverses the entire eastern portion of the Phase I Study Area, to the east

of the Subject Property; and, • The majority of the Subject Property is designated as being located within the limits of

the Ravine and Natural Feature Protection By-Law Limits as defined by the Toronto Region Conservation Authority (TRCA).

Drinking Water Wells on the Subject Property Potable water in the Phase I Study Area is provided by the City of Toronto which is obtained from Lake Ontario. No potable water wells were identified at the Subject Property or in the Phase I Study Area. Roads Within the Phase I Study Area Roads within the Phase I Study Area include Valley Woods Road, located approximately 130 m west of the Subject Property, which runs in a generally north-south direction from York Mills Road to the north to Brookbanks Drive to the south. A portion of Brookbanks Drive, which runs in a generally north-south direction, is located within the Phase I Study Area, approximately 230 m east of the Subject Property. Smaller road within the Phase I Study Area include Brushwood Court, Lichen Place, and Sagebrush Lane. All of these roads generally run in a westerly direction from the west side of Brookbanks Drive. Uses of Properties Adjacent to the Subject Property Property uses adjacent to the Subject Property consist of parkland (Brookbanks Park) to the north and east of the Subject Property, and residential properties to the south (25 Valley Woods Road) and west (residential townhouses located at 37 and 41 Valley Woods Road).


© S2S, 2014 ● October 21, 2014 Page 3

Previous Investigations Dillon Consulting Limited (Dillon) conducted an environmental investigation for the properties located at 35 – 53 Valley Woods Road in 2000. This report, prepared for Revenue Properties Company Limited (RPCL), dated April, 2000, was entitled “Phase II Environmental Site Assessment and Phase III Remediation Plan, Don Valleywoods Phase 2, Toronto, Ontario”, and will hereinafter be referred to as the “Dillon 2000 Phase II/III ESA report”. According to information provided in the Dillon 2000 Phase II/III ESA report, a Phase II/III ESA Subsurface Investigation was completed on the property located at 35 – 53 Valley Woods Road (entire residential complex located to the west/northwest of the Subject Property consisting of ten residential townhouse buildings). The purpose of this investigation was to provide environmental baseline conditions at this larger parcel of land. As part of this investigation, one one borehole/monitoring well, BH-9/MW-3, was advanced on the east-central portion of the Subject Property (the current RSC lands). Based on our review of the Dillon 2000 Phase II/III ESA report during the completion of the current S2S Phase I ESA report, no Potentially Contaminating Activities (PCAs) were identified on either the Subject Property or within the Phase I Study Area. Subsequently, no Areas of Potential Environmental Concern (APECs) were identified at the Subject Property. Furthermore, based on our review of the Dillon 2000 Phase II/III ESA report, there was no additional information provided in this previous report which would materially affect/change the conclusions made by the QP in the S2S Phase I ESA report. Location of Identified Potentially Contaminating Activities (PCAs) in the Phase I Study Area No PCAs were identified within the Phase I Study Area. Location of Identified Areas of Potential Environmental Concern (APECs) on the Subject Property No APECs were identified at the Subject Property. Contaminants of Potential Concern No Contaminants of Potential Concern (COPCs) were identified within the Phase I Study Area or at the Subject Property. Influence of Subsurface Utilities The Subject Property consisted of grass covered landscaped areas, overgrown vegetation, and several trees; with no permanent onsite building(s)/structure(s) located on the Subject Property at the time of the Phase I ESA site reconnaissance. Furthermore, no permanent onsite building(s)/structure(s) were identified as being present at the site from prior to at least 1953 to the present. Subsurface utilities located at the Subject Property, as identified on a topographical


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survey, completed by KRCMAR, dated August 1, 2012, for Block A, Registered Plan 7012, City of Toronto (for both the Subject Property and the remainder of the residential townhouse complex municipally addressed between 35 and 53 Valley Woods, immediately west of the Subject Property) noted that an underground Hydro line and an underground Cable TV line were located on the central portion of the Subject Property, running in a north-south direction. Both the underground Hydro line and the underground Cable TV line, bend at a 90 o angle near the south property limits, and run underground in an east-west direction beyond the Subject Property limits. A Cable TV pedestal is located on the west-central portion of the Subject Property. Based on the available groundwater data, the groundwater flow direction in the vicinity of the Subject Property was determined to likely be in a northeasterly direction, towards Deerlick Creek, located approximately 50 m east/northeast of the Subject Property. As such, there is the potential for underground utilities to affect the distribution and transport of any contaminants located up-gradient (or southwest) of the Subject Property. Geological and Hydrogeological Information Geological Information The native surficial soils in the vicinity of the Subject Property, based on available surficial geology maps and previous environmental reports, are reportedly predominantly comprised of glaciolacustrine deposits of sand, gravelly sand and gravel. According to information provided in the aforementioned Dillon 2000 Phase II/III ESA report, subsurface materials in the vicinity of the Subject Property, encountered during the advancement of BH-8/MW-2, reportedly located approximately 20 m northwest of the Subject Property (within the Phase I Study Area) consisted of the following stratigraphy:

• medium grained sand from ground surface (0.0 m) to a reported depth of approximately 0.6 m bgs,

• silt and sand from a reported depth of 0.6 m bgs to a reported depth of 1.2 m bgs; • fine to medium grained sand from a reported depth of 1.2 m bgs to a reported depth of 2.0

m bgs; • course grained sand from a reported depth of 2.0 m bgs to a reported depth of 2.7 m bgs; • fine grained sand and silt from a reported depth of 2.7 m bgs to a reported depth of 3.5 m

bgs; • medium grained sand from a reported depth of 3.5 m bgs to a reported depth of 5.0 m

bgs; • medium grained sand and silt from a reported depth of 5.0 m bgs to a reported depth of

6.5 m bgs; • medium grained sand from a reported depth of 6. 5 m bgs to a reported depth of 8.1 m

bgs; • medium grained sand and silt from a reported depth of 8,1 m bgs to a reported depth of

9.6 m bgs; • fine grained sand and silt from a depth of reported 9.6 m bgs to a reported depth of 11.1

m bgs (extent of the borehole).

Based on available bedrock geology maps, accessed using Google Earth, bedrock in the vicinity


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of the Subject Property likely consists of Upper Ordivician shale, limestone, dolostone and siltstone. According to information provided in the aforementioned Dillon 2000 Phase II/III ESA report, one borehole/monitoring well, BH-9/MW-3 was advanced on the east-central portion of the Subject Property. According to information in this report, BH-9/MW-3 was reportedly advanced to a maximum depth of 11.1 m bgs. Bedrock was not encountered during the advancement of this borehole/monitoring well. Based on this information, the depth to bedrock at the Subject Property is assumed to be at a depth greater than 11.1 m bgs. Further information provided in the Dillon 2000 Phase II/III ESA report indicated that the depth of bedrock in the Phase I Study Area is reportedly approximately 60 m bgs. A borehole log for this borehole was not appended to the Dillon 2000 Phase II/III ESA report. Subsequently, S2S cannot confirm the stratigraphy encountered during the advancement of this borehole/monitoring well. Hydrogeological Information According to topographic information obtained by Toporama (based on Ontario Base Map (OBM)) 30/11, published in July, 2013, the shallow horizontal groundwater flow direction in the area, based on apparent site topography, is likely east/southeast towards Deerlick Creek, located approximately 50 m east/southeast of the Subject Property. However, information provided in the Dillon 2000 Phase II/III ESA report indicated that groundwater flow was likely flowing in a northeasterly direction, based on water levels measured in three monitoring wells, installed during the 2000 investigation. One of these monitoring wells, BH-9/MW-3, was advanced on the east-central portion of the Subject Property. Dillon also concluded that further recovery of the water level in one of the monitoring wells, BH-8/MW-2, would likely result in an interpreted groundwater flow direction that has a stronger eastward component. It should be noted that the direction of the shallow groundwater flow in limited areas can also be influenced by the presence of underground utility corridors and is not necessarily a reflection of regional or local groundwater flow or a replica of the Subject Property topography. Further information information provided in the Dillon 2000 Phase II/III ESA report, indicated that the depth to groundwater encountered during the advancement of BH-8/MW-2, approximately 20 m northwest of the Subject Property (within the Phase I Study Area), was approximately 10.5 m bgs. Uncertainty and Absence of Information There were no material deviations to the Phase I ESA requirements set out in O.Reg. 153/04 (as amended) that would cause uncertainty or absence of information that would affect the validity of the findings of this assessment.