510 erbsville response letter report - waterloo, ontario · 2018-11-30 · 1. zone change...

Appendix A: Preconsultation Record

Kate Wills May 22, 2012

IBI Group

105 Lexington Rd

Waterloo, ON N2J 4R7

Re: 510 Erbsville Rd

Dear Kate,

Thank you for attending the pre-application consultation meeting held on May 17, 2012

to discuss your proposal for a Zoning By-law Amendment to develop the subject lands

with spiritual and community uses.

As discussed at the pre-application consultation meeting, in order for the City to consider

your application complete, and in accordance with Section 5.14 of the City’s Official

Plan, the following must be submitted:

1. Zone Change Application fee of $21,450 and a sign deposit fee of $280 made

payable to the City of Waterloo (please note, the fees increase to $22,000 and

$290 respectively as of Sept 1, 2012)

2. 3 copies of the completed application form

3. A letter of authorization from the land owner authorizing you to act on their

behalf

4. A signed copy of the Permission to Enter Form (enclosed), authorizing City staff

to enter onto the subject lands for the purposes of evaluating the application

5. A covering letter, which outlines the nature of the application and details of the

pre-application consultation meeting with City staff, the GRCA and the Region of

Waterloo

6. 6 copies of a completed Environmental Site Screening Questionnaire (enclosed)

7. 40 copies of the concept/existing conditions site plan

8. 15 copies of the Planning Justification Report

9. 15 copies of the Servicing Brief

10. 15 copies of the Environmental Impact Statement (terms of reference to be

coordinated with City, Region and GRCA staff)

11. 10 copies of the Road and Stationary Noise Impact Report as per the Region’s

direction at the pre-consultation meeting (please consult with the Region to

confirm the terms of reference)

12. Digital copies of the above noted plans and studies

DEVELOPMENT SERVICES Trevor Hawkins, M.PL, MCIP, RPP

Development Planner Waterloo City Centre, P.O. Box 337 STN Waterloo

Waterloo, ON, N2J 4A8 phone: 519-747-8583 fax: 519-747-8523

[email protected]

Please note, the Region of Waterloo has also requested a Record of Site Condition due to

the use located at 516 Erbsville Rd, immediately adjacent to the subject lands (to the

northwest).

Once the above noted information has been received to the satisfaction of Development

Services, a letter will be sent to your attention advising you that your application is

considered complete and that it will be processed in accordance with the requirements of

the Planning Act and the City of Waterloo Official Plan.

Again, thank you for participating in the City’s pre-application consultation process,

should you have any questions regarding the City’s requirements, please contact the

undersigned at 519-747-8583 or [email protected].

Sincerely,

Trevor Hawkins, M.PL, MCIP, RPP

Development Planner

City of Waterloo

Cc: Shilling Yip, Region of Waterloo (via email)

Appendix B: Post-Circulation Comments

June 2, 2016 Mr. Thomas C. Hardacre, BES MCIP RPP IBI Group 410 Albert Street, Suite 101 Waterloo, ON N2L 3V3 File No.: Zoning By-law Amendment Z-16-03 Re: 510 Erbsville Road Dear Tom, City of Waterloo staff has had an opportunity to review the submitted documents and receive preliminary feedback from some commenting agencies and the public. Staff’s initial comments regarding the requested amendment to the Zoning By-law are included in this letter. Planning Approvals staff wishes to raise the following issues/questions regarding the proposal:

a. Page 1, paragraph 2 of the Planning Justification Report refers to the proposed use of the existing buildings for the purposes of “small-scale community uses” associated with the Muslim Association of Canada. Please clarify in detail what is meant by “small-scale community uses” associated with the Muslim Associations of Canada. An itemized list of specific community uses proposed as well as details of how each of the proposed community uses will operate. For example, operating times for the “small-scale community uses” and the number of people expected to participate in each of the community uses. Which of the existing buildings will be used for community uses and which will be used for spiritual uses? How do the two uses integrate? Which is the primary use? Knowing the specific uses being proposed on the site and details with respect to the operations of the uses will aid Planning staff as we consider whether site specific regulations are appropriate for the subject site.

b. Once the list of “small-scale community uses” has been established, provide a planning rationale as to whether the proposed list of specific community uses conforms to the policies of the Official Plan, and more specifically the Official Plan definition of “Community Uses”.

Integrated Planning & Public Works Planning Approvals

- Page 1 -

Waterloo City Centre | 100 Regina Street South, PO Box 337 STN Waterloo, Waterloo, ON, N2J 4A8

P. 519.886.1550 | F. 519.747.8760 | TTY. 1.866.786.3941 | www.waterloo.ca

The City of Waterloo is committed to providing accessible formats and communication supports for persons with disabilities. If another format would work better for you, please contact Planning Approvals at 1.519.747.8752 or TTY at 1.866.786.3941.

Please consider the environment before printing this letter.

c. Page 1, paragraph 3 of the Planning Justification Report refers to the applicant’s intent to “potentially build a multi-purpose community centre”. Please clarify in detail what is meant by a “multi-purpose community centre” and provide planning rationale as to whether the proposed “multi-purpose community centre” is permitted in the Official Plan. If you determine it is a permitted use, please provide additional details such as; how large will the community centre be? Where will it be located? How much parking will it require?

d. Staff has received a significant number of comments from nearby residents who are concerned about the compatibility of the uses being proposed on the subject site and the existing surround land uses. The lack of clarity around what may be developed on the site is of particular concern. It is difficult for staff to assess the impacts on surrounding land uses or on surrounding infrastructure without any knowledge of the scale of planned uses and structures. If the intent is to pursue full zoning permission for these future community uses then additional supporting studies will be required.

e. The application suggests utilizing the existing septic system to support the change in use rather than extend municipal sanitary services to the site. Staff is not aware of the current state of the septic system, nor its ability to support the change in use. Please submit a septic analysis, detailing the size and capacity of the existing septic bed, prepared by a qualified professional. The septic analysis should indicate whether the occupant load of the buildings (in light of the change in use from residential to spiritual use and community centre) can be handled by the capacity of the existing septic bed. It is expected that municipal water will be utilized to support the proposed land uses.

f. Submit a Survey, prepared by a licensed Ontario Land Surveyor, of the subject site, identifying at the very least the location of the property lines, existing structures, driveway, existing fence line, existing tree line and any easements. Further to this, does the owner intend to utilize the driveway over 516 Erbsville Rd to access the subject lands? If not, and provided there is no easement in place, the owner should consider closing the driveway leading from 510 Erbsville Rd to 516 Erbsville Rd and confirm that the existing driveway at 510 Erbsville Rd is the only means of ingress and egress.

g. Based on the above mentioned Survey, prepare and submit a conceptual Site Plan, showing at the very least the location of the property lines, existing structures, driveway, existing fence, parking spaces, proposed landscaping and easements. If the intent is to pursue approval for only the existing structures, the Site Plan should reflect this. If the intent is to permit all planned future uses, the Site Plan should show the conceptual size and location of any additional buildings, parking areas, driveways, etc. The conceptual Site Plan should also include a Site Plan data chart detailing the area of the site, gross floor area of the single detached dwelling, gross floor area of the detached garage, what is “required” under the requested zoning categories in terms of performance standards and what is being “provided”.

h. Please clarify the timing of any future development on the subject site. Page 1, paragraph 3 of the Planning Justification Report refers to the applicants’ intent to potentially build a multi-purpose community centre on the subject site.

Transportations Services Comments:

i. A traffic impact study may be required in the future when the applicant pursues the development of a multi-purpose community centre.

2

Additional Comments:

j. Address all comments/questions provided by Kaitlyn Smith, Resource Planner, GRCA, dated May 19,, 2016.

k. Address all comments provided by Graham Buck, District Planner, MNRF, dated April 28, 2016.

l. Address all applicable comments/questions provided by Douglas Stewart, Senior Planner, Stantec, dated May 9, 2016.

If you have any questions, please contact the undersigned. Regards,

Rita Szilock, MCIP, RPP Development Planner Planning Approvals Integrated Planning & Public Works City of Waterloo P: 519.747.8650 F: 519.747.8523 TTY: 1.866.786.3941 E: [email protected] cc. Amr El Alfy, Muslim Association of Canada Trevor Hawkins, City of Waterloo (email only)

3

Ministry of Natural Ministère des Richesses

Resources and Forestry naturelles et des Forêts

Guelph District Telephone: (519) 826-4955 1 Stone Road West Facsimile: (519) 826-4929 Guelph, Ontario N1G 4Y2

To meet with our staff please be sure to call ahead and make an appointment.

For general information visit: www.mnr.gov.on.ca or www.ontario.ca

April, 28 2016 Rita Szilock, MCIP, RPP Development Planner Integrated Planning and Public Works City of Waterloo 100 Regina Street, South Waterloo, Ontario N2J 4A8

Re: Zoning By-law Amendment (Z-16-03) Application – 510 Erbsville Road, City of Waterloo, Region of Waterloo – MNRF Comments

Ms. Szilock The Ministry of Natural Resources and Forestry (MNRF) Guelph District Office can confirm receipt of the proposed Zoning By-law Amendment (ZBA) application for 510 Erbsville Road. It is understood that the subject property is currently zoned Agriculture (A) under Zoning By-law No. 1418. The amendment application proposes to rezone the lands to Institutional (I) and Green One (G1), to permit the use of the existing buildings for community uses (including spiritual uses). It is also understood that no new buildings or additions are proposed at this time. Staff have completed a review of the application, and can offer the City the following technical species at risk comments for your consideration. MNRF Comments The property includes known protected habitat for Blanding’s Turtle. Blanding’s Turtle is listed as threatened under the Endangered Species Act (ESA), and the species receives both individual and general habitat protection under the Act. The general habitat description (GHD) for Blanding’s Turtle details how the species habitat has been categorized, in accordance with the policy ‘Categorizing and Protecting Habitat under the Endangered Species Act’. The habitats defined in the GHD that are known for the property include the provincially significant wetland (PSW), plus a 30 meter setback, as Category 2 Habitat. The remaining portions of the property have been identified as Category 3 Habitat. It is important to note, however, that Category 1 Habitat may also be present, if suitable nesting habitat for Blanding’s Turtle exists on the property. Category 1 Habitat includes any nest site plus a 30 meter setback. In the context of the ESA, The MNRF notes that the proposal to change the use of the existing buildings to support institutional uses should not impact Blanding’s Turtle or their habitat. However, the background information provided does state that the applicant has expressed an interest in building a

multi-purpose community center in the future. Any additional development or activities that may be permitted on the property, after the ZBA application has been approved, may require an authorization from the MNRF if it would contravene Sections 9(1) or 10(1) of the ESA. It is recommended that the proponent pre-consult with the MNRF to understand the potential implications of the ESA for any future development/activities. This may include the recommendation that the proponent complete targeted surveys to confirm the presence/absence of Blanding’s Turtle nest sites, and to survey for other potential species at risk that may be present, to inform this discussion. The MNRF hopes that the above technical comments on the ESA are of assistance. It may also be appropriate to provide these comments to the applicant for their review. If further comment or clarification is required please contact the undersigned. Regards,

Dave Marriott, District Planner Ministry of Natural Resources and Forestry, Guelph District 1 Stone Road West Guelph, ON, N1G 4Y2 Phone: (519) 826-4926 cc: Graham Buck, MNRF Robyn McMullen, City of Waterloo

Appendix C: Preliminary Development Concept

EXISTING

HOUSE

PROPOSED BUILDING1500 SQ.M

LANDSCAPE

PATIO

ERBSVILLE ROAD

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

ENVIRONMENTAL SETBACK

CONCRETE SIDEW

ALK

CONCRETE SIDEWALK

CONCRETE SIDEWALK

TYP 100mm PAINTED

LINES

LANDSCAPE

TYP 150 CONCRETE CURB

ASPHALT DRIVEWAY

TYP 150 CONCRETE CURB

ASPHALT DRIVEWAY

46° 35' 41"

114.36 mN

E

61° 35' 09"

50.36 mN

W

63° 22' 23"

89.97 mN

W

75° 11' 09"

1.77 mN

W

65° 1

6' 5

1"55

.54

m

SW

34° 58' 09"42.70 m

S E

39° 09' 59"

109.77 mS E

EXIT

EXIT

7184

SETB

ACK

7500

SETBACK

3000

3752

SETBACK3000

LANDSCAPE

EXIT

42

43

44

73865

16

17

18

39

40

41

35

36

37

38

1883

8

SETBACK5000

45

46

47

48

49

50

51

52

53

54

55

56

57

58

59

60

61

62

63

64

65

66

67

68

69

70

71

72

73

74

75

19

20

21

22

23

24

25

26

27

28

29

30

31

32

33

34

SITE LOCATION MAP

DETAILS OF DEVELOPMENT

DATA REQUIRED PROVIDED

GROSS LOT AREA (m²)

MAIN FLOOR AREA (m²)

BASEMENT FLOOR AREA (m²)

SETBACKS

FY (m)RY (m)E. SY (m)W. SY (m)

5.07.53.03.0

BUILDING AREA (m²)BUILDING COVERAGE(%)

GROSS FLOOR AREA (m²)

1,5001,0002,500

BUILDING HEIGHT (m)

PARKING REQUIRED3 SPACE / 100 m²

510 ERBSVILLE ROAD, WATERLOO

12,044

7.2

18.83.873.9

1,50014.0

10.0 10.0

75 75

WETLAND BUFFER

LEGEND

WETLAND LIMIT

DEVELOPMENT LIMIT

DATE:NO.: ISSUED:

1 2017.02.08 CONCEPTUAL SITE PLAN FOR ZONINGBY-LAW APPLICATION

REVISIONS:

DATE:

SCALE:

DRAWN:

STATUS:

JOB NO.:

DRAWING NO.:

ZBA

1603

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND DISCREPANCIES TO THE CONSULTANT.

THESE DOCUMENTS ARE COPYRIGHTED INSTRUMENTS OF SERVICE AND PROPERTY OF THE ARCHITECT.

ANY ALTERATION, DUPLICATION OR COPYING WITHOUT THE CONSENT OF THE ARCHITECT IS PROHIBITED.

DO NOT SCALE THESE DRAWINGS.

DRAWING TITLE:

PROJECT:

MASRI O Inc. ARCHITECTS101-609 KUMPF DRIVEWATERLOO, ON, N2V 1K8PH. 519.579.0072www.MasriO.ca

AS SHOWN

.A1.1ES

02/08/17

CONCEPTUAL SITEPLAN

ISLAMIC CENTRE OFWATERLOO

510 ERBSVILLE ROAD

SCALE: 1 : 250.A1.1CONCEPTUAL SITE PLAN1

TRUENORTH

PROJECTNORTH

VEST.

BUIL

DIN

G45

00U

ND

ER G

RO

UN

D45

00LOWER LEVEL

MAIN LEVEL

NATURAL GRADE LINE

5713

PRAYER HALL LOBBY

GYMNASIUM MEETING ROOM

NATURAL GRADE LINE

BUIL

DIN

G H

EIG

HT

1000

0

DATE:NO.: ISSUED:

1 2017.02.08 CONCEPTUAL SITE PLAN FOR ZONINGBY-LAW APPLICATION

REVISIONS:

DATE:

SCALE:

DRAWN:

STATUS:

JOB NO.:

DRAWING NO.:

ZBA

1603

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND DISCREPANCIES TO THE CONSULTANT.

THESE DOCUMENTS ARE COPYRIGHTED INSTRUMENTS OF SERVICE AND PROPERTY OF THE ARCHITECT.

ANY ALTERATION, DUPLICATION OR COPYING WITHOUT THE CONSENT OF THE ARCHITECT IS PROHIBITED.

DO NOT SCALE THESE DRAWINGS.

DRAWING TITLE:

PROJECT:

MASRI O Inc. ARCHITECTS101-609 KUMPF DRIVEWATERLOO, ON, N2V 1K8PH. 519.579.0072www.MasriO.ca

-

.A5.1Author

10/03/12

BUILDING SECTIONS &ELEVATION

ISLAMIC CENTRE OFWATERLOO

510 ERBSVILLE ROAD

BUILDING CROSS-SECTION BUILDING CROSS-SECTION

BUILDING CROSS-SECTION

Appendix D: Legal Survey

Appendix E: Record of Site Condition

Ontario Ministry of the Environment and Climate Change - Record of Site Condition # 215667

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 215667Date Filed to Environmental Site Registry 2014/12/01Certification Date 2014/03/04Current Property Use ResidentialIntended Property Use CommunityCertificate of Property Use Number No CPUApplicable Site Condition Standards** Background Site Conditions Standard, with

Potable Ground Water, for Community propertyuse

Property Municipal Address 510 ERBSVILLE ROAD, WATERLOO, ON, N2J3Z4

1 of 18Filed Record of Site Condition # 215667 on 2014/12/01

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 MUSLIM ASSOCIATION OF CANADA

Authorized Person SHARAF SHARAFELDIN

Mailing Address 2270 SPEAKMAN DRIVE, MISSISSAUGAONTARIO, CANADA

Postal Code L5K 1B4

Phone (905) 822-2626

Fax

Email Address


RSC Property Location Information

Municipal Address(es) 510 ERBSVILLE ROAD, WATERLOO, ON N2J 3Z4

Municipality Waterloo

Legal Description See Attached Lawyer’s Letter

Assessment Roll Number(s)

3016040-00109800

Property Identifier Number(s)

22681-0028 (LT)

RSC Property Geographical References

Coordinate System UTM

Datum NAD 83

Zone 17

Easting 533,229.00

Northing 4,812,945.00

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 Community

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 WILLIAM DAVID LEWIS

Type of Licence Under Professional Engineers Act

Licence

Licence Number 90271503

QP Employer Name SPL CONSULTANTS LIMITED

Mailing Address 51 CONSTELLATION COURT, TORONTOONTARIO, M9W 1K4 CANADA

Phone (416) 798-0065

Fax (416) 798-0518

Email Address [email protected]

Municipal Information

Local or Single-Tier Municipality

Waterloo

Upper-Tier Municipality Waterloo

Ministry of the Environment and Climate Change District Office

District Office Guelph District Office

District Office Address 1 Stone Road W., Guelph ON N1G 4Y2


Phase One Environmental Site Assessment ReportDocument used as the phase one environmental site assessment report and updates in submitting the RSC for filing

The date the last work on all of the records review, interviews and site reconnaissance components of the phase one environmental site assessment was done (refer to clause 28(1)(a) of O. Reg. 153/04)

(YYYY/MM/DD)

2013/11/05

Type of Report

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

Author of Report

Name of ConsultingCompany

P1 ESA Phase One Environmental Site Assessment, 510 Erbsville Road, Waterloo, Ontario

2013/11/05 David Lewis SPL CONSULTANTS LIMITED

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


Author of Report


N/A


Phase Two Environmental Site Assessment ReportDocument used as the phase two environmental site assessment report and updates in submitting the RSC for filing

The date the last work on all of the planning of the site investigation and conducting the site investigation components of the phase two environmental site assessment was done (refer to clause 33.5(1)(a) of O. Reg. 153/04)

(YYYY/MM/DD)

2014/03/04

Type of Report


Author of Report


P2 ESA Phase Two Environmental Site Assessment, 510 Erbsville Road, Waterloo, Ontario

2014/04/02 David Lewis SPL CONSULTANTS LIMITED

Reports and Other Documents Related to the Phase Two Environmental Site AssessmentReports and other documents relied upon in making any certifications in the RSC for the purposes of Part IV of Schedule A or otherwise used in conducting the phase two environmental site assessment

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

Author of Report


N/A


Environmental ConditionSection 41 applies? Yes

Section 43.1 applies? Yes

Site Condition InformationCertification date (YYYY/MM/DD) 2014/03/04

Total area of RSC property (in hectares) 1.19000

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 Texture

Assessment/Restoration Approach Background

Site investigation includes the investigation, sampling and analysis of ground water? Yes

Is there soil present that is sufficient to investigate, sample and analyze soil on, in or under the property in accordance with s. 6, Schedule E of O.Reg. 153/04?

Yes

Site investigation includes the investigation, sampling and analysis of soil on, in or under the property which is used in the RSC?

Yes

Name of the laboratory used to analyze any samples collected of soil, ground water or sediment

AGAT LABORATORIES

Ground water condition (potable, non-potable) Potable

Applicable Site Condition Standard TABLE 1


Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards

Measured Concentration for Contaminants in Soil

ContaminantName

Maximum Concentration

Applicable Site Condition Standard

Unit of Measure

1 Petroleum Hydrocarbons F1**** < 5 25 µg/g

2 Petroleum Hydrocarbons F2 < 10 10 µg/g



5 Chromium VI < 0.2 0.66 µg/g

6 Cyanide (CN-) < 0.04 0.051 µg/g

7 Electrical Conductivity 0.283 0.57 mS/cm

8 Mercury < 0.1 0.27 µg/g

9 Sodium Adsorption Ratio 2.4 2.4

10 Bromodichloromethane < 0.05 0.05 µg/g

11 Bromoform < 0.05 0.05 µg/g

12 Dibromochloromethane < 0.05 0.05 µg/g

13 Acetone < 0.5 0.5 µg/g

14 Bromomethane < 0.05 0.05 µg/g

15 Carbon Tetrachloride < 0.05 0.05 µg/g

16 Chlorobenzene < 0.05 0.05 µg/g

17 Chloroform < 0.04 0.05 µg/g

18 Dichlorobenzene, 1,2- < 0.05 0.05 µg/g



21 Dichlorodifluoromethane < 0.05 0.05 µg/g

22 Dichloroethane, 1,1- < 0.02 0.05 µg/g

23 Dichloroethane, 1,2- < 0.03 0.05 µg/g

24 Dichloroethylene, 1,1- < 0.05 0.05 µg/g

25 Dichloroethylene, 1,2-cis- < 0.02 0.05 µg/g

26 Dichloroethylene, 1,2-trans- < 0.05 0.05 µg/g

27 Dichloropropane, 1,2- < 0.03 0.05 µg/g

28 Dichloropropene,1,3- < 0.04 0.05 µg/g

29 Ethylene dibromide < 0.04 0.05 µg/g

30 Hexane (n) < 0.05 0.05 µg/g

31 Methyl Ethyl Ketone < 0.05 0.5 µg/g

32 Methyl Isobutyl Ketone < 0.05 0.5 µg/g

33 Methyl tert-Butyl Ether (MTBE) < 0.05 0.05 µg/g

34 Methylene Chloride < 0.05 0.05 µg/g

35 Styrene < 0.05 0.05 µg/g

...Continued on next page


Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards

Measured Concentration for Contaminants in Soil

Continued from previous page....

ContaminantName



Unit of Measure

36 Tetrachloroethane, 1,1,1,2- < 0.04 0.05 µg/g

37 Tetrachloroethane, 1,1,2,2- < 0.05 0.05 µg/g

38 Tetrachloroethylene < 0.05 0.05 µg/g

39 Trichloroethane, 1,1,1- < 0.05 0.05 µg/g

40 Trichloroethane, 1,1,2- < 0.04 0.05 µg/g

41 Trichloroethylene < 0.03 0.05 µg/g

42 Trichlorofluoromethane < 0.05 0.25 µg/g

43 Vinyl Chloride < 0.02 0.02 µg/g

44 Polychlorinated Biphenyls < 0.1 0.3 µg/g

45 Antimony < 0.8 1.3 µg/g

46 Arsenic 2 18 µg/g

47 Selenium 0.6 1.5 µg/g

48 Barium 33 220 µg/g

49 Beryllium < 0.5 2.5 µg/g

50 Boron (total) 5 36 µg/g

51 Cadmium < 0.5 1.2 µg/g

52 Chromium Total 9 70 µg/g

53 Cobalt 3.4 21 µg/g

54 Copper 12 92 µg/g

55 Lead 7 120 µg/g

56 Molybdenum 0.7 2 µg/g

57 Nickel 7 82 µg/g

58 Silver < 0.2 0.5 µg/g

59 Thallium < 0.4 1 µg/g

60 Uranium < 0.5 2.5 µg/g

61 Vanadium 16 86 µg/g

62 Zinc 41 290 µg/g

63 Benzene < 0.02 0.02 µg/g

64 Ethylbenzene < 0.05 0.05 µg/g

65 Toluene < 0.08 0.2 µg/g

66 Xylene Mixture < 0.05 0.05 µg/g


Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued)

Ground Water

ContaminantName



Unit of Measure

1 Chloride 790,000 790000 µg/L

2 Chromium VI < 5 25 µg/L

3 Cyanide (CN-) < 2 5 µg/L

4 Mercury < 0.02 0.1 µg/L

5 Acetone < 2 2700 µg/L

6 Bromomethane < 0.4 0.89 µg/L

7 Carbon Tetrachloride < 0.2 0.2 µg/L

8 Chlorobenzene < 0.2 0.5 µg/L

9 Chloroform < 0.4 2 µg/L

10 Dichlorobenzene, 1,2- < 0.2 0.5 µg/L



13 Dichlorodifluoromethane < 0.4 590 µg/L

14 Dichloroethane, 1,1- < 0.5 0.5 µg/L

15 Dichloroethane, 1,2- < 0.4 0.5 µg/L

16 Dichloroethylene, 1,1- < 0.5 0.5 µg/L

17 Dichloroethylene, 1,2-cis- < 0.4 1.6 µg/L

18 Dichloroethylene, 1,2-trans- < 0.4 1.6 µg/L

19 Dichloropropane, 1,2- < 0.4 0.5 µg/L

20 Dichloropropene,1,3- < 0.5 0.5 µg/L

21 Ethylene dibromide < 0.2 0.2 µg/L

22 Hexane (n) < 0.4 5 µg/L

23 Methyl Ethyl Ketone < 2 400 µg/L

24 Methyl Isobutyl Ketone < 2 640 µg/L

25 Methyl tert-Butyl Ether (MTBE) < 0.4 15 µg/L

26 Methylene Chloride < 0.6 5 µg/L

27 Styrene < 0.2 0.5 µg/L

28 Tetrachloroethane, 1,1,1,2- < 0.2 1.1 µg/L

29 Tetrachloroethane, 1,1,2,2- < 0.2 0.5 µg/L

30 Tetrachloroethylene < 0.4 0.5 µg/L

31 Trichloroethane, 1,1,1- < 0.5 0.5 µg/L

32 Trichloroethane, 1,1,2- < 0.4 0.5 µg/L

33 Trichloroethylene < 0.4 0.5 µg/L

34 Trichlorofluoromethane < 0.8 150 µg/L

35 Vinyl Chloride < 0.34 0.5 µg/L

...Continued on next page


Table 1 – Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards (Continued)

Ground Water

Continued from previous page....

ContaminantName



Unit of Measure

36 Bromodichloromethane < 0.4 2 µg/L

37 Bromoform < 0.2 5 µg/L

38 Dibromochloromethane < 0.2 2 µg/L

39 Petroleum Hydrocarbons F1**** < 25 420 µg/L

40 Petroleum Hydrocarbons F2 < 100 150 µg/L



43 Polychlorinated Biphenyls < 0.1 0.2 µg/L

44 Sodium 490,000 490000 µg/L

45 Antimony < 0.5 1.5 µg/L

46 Arsenic 10.5 13 µg/L

47 Selenium < 1 5 µg/L

48 Barium 144 610 µg/L

49 Beryllium 0.5 0.5 µg/L

50 Boron (total) 39.4 1700 µg/L

51 Cadmium < 0.2 0.5 µg/L

52 Chromium Total < 2 11 µg/L

53 Cobalt 3.8 3.8 µg/L

54 Copper 2.4 5 µg/L

55 Lead < 0.5 1.9 µg/L

56 Molybdenum 4.5 23 µg/L

57 Nickel 3.1 14 µg/L

58 Silver < 0.2 0.3 µg/L

59 Thallium < 0.3 0.5 µg/L

60 Uranium 3.1 8.9 µg/L

61 Vanadium 3.8 3.9 µg/L

62 Zinc 5.8 160 µg/L

63 Benzene < 0.4 0.5 µg/L

64 Ethylbenzene < 0.2 0.5 µg/L

65 Toluene < 0.4 0.8 µg/L

66 Xylene Mixture < 0.4 72 µg/L


Remedial Action and Mitigation

Remediated Soils

Estimated quantities of the soil, if any, originating at and remaining on the RSC property that have been remediated, at a location either on or off the property, to reduce the concentration of contaminants in the soil. Indicate the remediation process or processes used and the estimated amount of soil remediated by each identified process.

Soil Remediation Process Estimated Quantity of Soil (in-ground volume in m³)

none 0.0

Description of Remediation

Description of any action taken to reduce the concentration of contaminants (including soil removals) on, in or under the RSC property.

none

Soil or Sediment Removed and Not Returned

Estimated quantities of soil or sediment, if any, removed from and not returned to the RSC property.

Estimated Quantity of Soil (in-ground volume in m³) 0.0

Estimated Quantity of Sediment (in-ground volume in m³) 0.0

Soil Brought to the Property

Estimated quantity of the soil, if any, being brought from another property to and deposited at the RSC property, not including any soil that may have originated at but been remediated off the RSC property and that is identified in section 28 of Schedule A.

Estimated Quantity of Soil Brought to the Property(in-ground volume in m³)

0.0


Ground Water Control or Treatment Measures

Ground water control or treatment measures that were required for the RSC property prior to the certification date for the purpose of submitting the RSC for filing.

none

Ground water control or treatment measures that are required for the RSC property after the certification date.

none

Estimated volume of ground water, if any, removed from and not returned to the RSC property.

Estimated Volume of Ground Water (in litres) 0.0


Other Activities Including Risk Management Measures

Constructed works that prior to the certification date for the purpose of submitting the RSC for filing, were required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property.

none

Constructed works that after the certification date, are required to control or otherwise mitigate the release or movement of known existing contaminants at the RSC property.

none

Monitoring or Maintenance

Soil Management Measures

Soil monitoring requirements or any requirements for care, maintenance or replacement or any monitoring or control works for known existing contaminants, if any, on the RSC property, after the certification date.

none

Ground Water Management Measures

Ground water monitoring requirements or requirements for care, maintenance or replacement of any monitoring or control works or known existing contaminants, if any, on the RSC property, after the certification date.

none

Remediated or Removed Soil, Sediment or Ground Water From Near Property Boundary

Has any soil, sediment or ground water at the RSC property that is or was located within 3 metres of the RSC property boundary been remediated or removed for the purpose of remediation?

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.

A phase two environmental site assessment of the RSC property, which includes the evaluation of the information gathered from planning and conducting a site investigation, 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.

The information represents the site conditions at the sampling points at the time of sampling only and the conditions between and beyond the sampling points may vary.

As of 2014/03/04, in my opinion, based on the phase one environmental site assessment and the phase two environmental site assessment, and any confirmatory sampling, there is no evidence of any contaminants in the soil, ground water or sediment on, in or under the RSC property that would interfere with the type of property use to which the RSC property will be put, as specified in the RSC.

Ground water sampling has been conducted in accordance with the regulation by or under the supervision of a qualified person as required by the regulation

As of 2014/03/04, in my opinion, based on the phase one and phase two environmental site assessments and any confirmatory sampling, the RSC property meets the applicable full depth background site condition standards prescribed by section 34 of the regulation for all contaminants prescribed by the regulation in relation to the type of property use for which this RSCis filed, except for those contaminants (if any) specified in this RSC at Table 2, Maximum Contaminant Concentrations Compared to Standards Specified ina Risk Assessment.

As of 2014/03/04, the maximum known concentration of each contaminant in soil, sediment and ground water at the RSC property for which sampling and analysis has been performed is specified in this RSC at Table 1, Maximum Contaminant Concentrations Compared to Applicable Site Condition Standards.

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 Registrycontains 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 SPL CONSULTANTS LIMITEDdoes not hold and has not held a direct or indirect interest in the RSC property or any property which includes the RSC property and was the subject of a phase one or two environmental site assessmentor risk assessment upon which this record of site condition is based

To the best of my knowledge, the certifications and statements in this part of the RSC are true as of 2014/03/04.

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, WILLIAM DAVID LEWIS, a qualified person as defined in section 5 of O. Reg. 153/04 am, on 2014/11/07:

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

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

Area(s) of Potential Environmental Concern

Table of Current and Past Uses of the Phase One Property

Phase 2 Conceptual Site Model

Owner or agent certification statements

5.1.52
