13-3867 Phase I ESA - 187 Richer · PDF fileStandards Association in their standard Z768-01...

D&G ENVIRO-GROUP INC., 6710 SAINT-JACQUES STREET, SUITE 108, MONTRÉAL, QUÉBEC H4B 1V8 PHONE: (888) 932-1688 OR (514) 932-1688; FAX: (514) 932-1911; E-MAIL: [email protected]

PHASE I ENVIRONMENTAL SITE ASSESSMENT

INDUSTRIAL PROPERTY

187 RICHER STREET LACHINE BOROUGH

MONTRÉAL, QUÉBEC H8R 1R4

REFERENCE: 13-3867

FINAL REPORT

Prepared for:

9143-0843 Québec Inc. Mr. Elvis Rokov

571 Rockhill Crescent Beaconsfield, Québec

H9W 3G6

Prepared by:

D&G Enviro-Group Inc. Montréal, Québec

January 2014

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// i 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867

FINAL REPORT D&G Enviro-Group Inc.

NOMENCLATURE

ACM: Asbestos containing material

AST: Aboveground storage tank

BANQ: Bibliothèque et Archives nationales du Québec

CFC: Chlorofluorocarbon

CSA: Canadian Standards Association

D&G: D&G Enviro-Group Inc.

HCFC: Hydrochlorofluorocarbon

HPA: Hazardous Products Act

HVAC: Heating, Ventilation and Air Conditioning

IAO: Insurers’ Advisory Organization

LQE: Loi sur la qualité de l’environnement

MDDEFP: Ministère du Développement durable, de l’Environnement, de la Faune et des Parcs

MRN: Ministère des Ressources naturelles

NAICS: North American Industrial Classification System

ODS: Ozone depleting substance

OPTA: OPTA Intelligence Informationnelle

PCBs: Polychlorinated biphenyls

Phase I ESA: Phase I Environmental Site Assessment

Phase II ESA: Phase II Environmental Site Assessment

Politique: Politique de protection des sols et de réhabilitation des terrains contaminés

RBQ: Régie du bâtiment du Québec

RPRT: Règlement sur la protection et la réhabilitation des terrains

SCM : SCM Gestion des Risques

SIH: Hydrogeological Information System

UFFI: Urea formaldehyde foam insulation

UQÀM: Université du Québec à Montréal

UST: Underground storage tank

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// ii 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867


EXECUTIVE SUMMARY

The professional services of D&G Enviro-Group Inc. were retained in December 2013 to

conduct a Phase I Environmental Site Assessment of an industrial property located at 187

Richer Street in Montréal, Québec. This study was undertaken at the request of Mr. Elvis

Rokov of 9143-0843 Québec Inc., potential purchaser of the property, in the context of an

anticipated real estate transaction.

The Phase I ESA is intended to delineate those material conditions or operational

practices, applicable to the subject site and surrounding areas, which may have created or

may be creating circumstances presenting a risk of an adverse effect on the environment,

and which may impose obligations or responsibilities on the facility owner, with respect

to environmental laws and regulations. This is accomplished through the evaluation and

documentation of observations resulting from a review of available documents, a site

inspection and interviews with persons familiar with the site. Its purpose is to reduce,

without necessarily eliminating, uncertainties relative to potential responsibilities

regarding environmental aspects and to establish, as the case may be, the basis for an

additional environmental site assessment.

D&G conducted the Phase I ESA based on general guidelines published by the Canadian

Standards Association in their standard Z768-01 (R2012) “Phase I Environmental Site

Assessment”.

The inspection, interview and historical research have revealed the following:

The subject site is located at the west end of Richer Street in an industrial area of the

Lachine borough of Montréal, Québec. The subject site occupies renovated lots 1 702

863, 1 702 959, 1 702 968 and 3 216 284 of the Cadastre de Québec. The

approximate geographic coordinates are 45°27’00” latitude and -73°39’56” longitude.

The subject site is irregular in shape and, according to the municipal valuation roll,

occupies a total surface area of 23,230.6 m2. The property occupies both sides of

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// iii 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867


Richer Street. An industrial building is currently erected on the western side of the

subject site and occupies approximately 15% of the total surface area. An office

trailer is also located on the southern portion of the property along Richer Street. At

the time of the site visit, exterior surfaces were entirely covered with snow and ice.

According to Mr. Yvan Poissant, a representative of the property owner, exterior

surfaces around the building are finished with asphalt paving. The northern end of the

property, the eastern parking area and the southern portion of the property are gravel

covered. According to the Lachine borough zoning map, the subject site is zoned I-

606, which is described as “mixed commercial and industrial”.

Based on the municipal valuation roll, the subject building was constructed in 1973.

Historical research revealed however that the subject building was constructed with a

smaller footprint between 1979 and 1981, and was developed in its current

configuration by 1990. The building is of steel and concrete construction resting on a

concrete slab on grade and consists of a three-storey front office section and a single

storey double-height warehouse. An attic is present over the warehouse. The roof is

slightly sloped and exterior walls are finished with concrete and metal siding. A

single-storey steel trailer is located on the southern portion of the property and is used

as office space. A steel storage shed and a diesel fueling station are located adjacent

to the office trailer.

The subject building is currently occupied by Les Industries Northgate Ltée, a

manufacturer of office and tent trailers. In addition, the northern end of the warehouse

and both the northern and southern portion of the property are leased to C.T.R.C.

Services Ltée, which stores and repairs steel containers.

The office portion of the subject building is currently heated and cooled with electric

HVAC systems, supplemented by electric baseboard units. Cooling on the upper floor

is also supplemented by an independent air conditioning system. The warehouse is

heated with two independent gas-fired forced-air furnaces, locally supplemented with

gas-fired space heaters and electric baseboards. The office trailer on the southern

portion of the subject site is heated with electric baseboard units.

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// iv 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867


No staining attributable to hazardous materials was observed on exterior surfaces at

the time of the site visit. Minor hydrocarbon staining was observed on the interior

concrete floor. The floor near the staining was observed to be in good condition and

this staining is unlikely to constitute a material environmental concern for the subject

site.

No underground storage tanks were observed on the property at the time of the site

visit, and none were reported to have been present in the past.

Numerous 200 L plastic and steel drums were observed inside the subject building

and outside in the western portion of the yard. Most of these drums were observed to

be empty, used to store domestic waste or metal waste, or used to store hydraulic oil.

A steel drum used to store used oil was observed inside a locked container on the

western portion of the yard. Numerous 20 L jerrycans used to store fuel were

observed inside the building and inside storage containers on the subject site.

The storage, handling and management of hazardous materials, hazardous waste, non-

hazardous waste and recyclable material at this site appear to be adequate and

conducted in compliance with applicable regulations, and are therefore unlikely to

constitute a material adverse environmental risk.

The following key observations were made:

A 3,000 L aboveground storage tank was observed near the office trailer on the

southern portion of the property. The single wall welded steel tank is used to store

diesel fuel and serves as a local fueling station for CTRC. No collision protection was

observed around the tank, but spill protection in the form of secondary containment

was observed. No hydrocarbon staining was observed around the tank, and no

hydrocarbon odours were detected in its vicinity.

Current and past site activities are listed in Schedule III of the Règlement sur la

protection et la réhabilitation des terrains These activities correspond to NAICS

codes 811199 “All Other Automotive Repair and Maintenance (only Bus, Truck and

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// v 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867


Heavy Vehicle Fleets and Motor Vehicle Dealers)”, 332999 “All Other Miscellaneous

Fabricated Metal Product Manufacturing” and “Motor Fuel Dispensing Outlets (Self-

Serve Facilities, Unattended Self-Serve Facilities, Airport Outlets, User Outlets,

Marina Outlets and Service Stations) as defined in section 8.01 of the Construction

Code and governed by that Code”.

The review of the historical city directories revealed that various entities have

occupied the eastern and western adjacent properties which may constitute material

adverse environmental risks to, or in relation to, the subject site. These include a truck

maintenance garage and a machinery workshop on the eastern adjacent properties and

a waste disposal facility on the western adjacent property.

The review of historical aerial photographs confirmed the presence of a waste

disposal facility on the western adjacent property from the late 1960s to the late

1970s. Some debris from this facility could be observed on the subject property. This

site is also listed in the MDDEFP Soil and Industrial Waste Disposal Sites Inventory

under the file name “Ancien dépotoir de Lachine” and the wastes stored on side

include mixed industrial waste, household garbage and foundry sand.

The review of historical aerial photographs also indicated that the subject site was

mostly used for the storage of unidentified materials and debris prior to its

construction.

Two 2,300 L aboveground storage tanks were observed outside at the northwest

corner of the subject building. The single wall welded steel tanks were observed to be

in fair condition. Evidence of rusting could be observed at their base. According to

Mr. Poissant, the tanks have been empty and unused for many years. No hydrocarbon

staining was observed under the tanks, and no hydrocarbon odours were detected in

the vicinity of the tanks.

According to Mr. Poissant, an oil-water separator was previously present in the

northern portion of the building where the maintenance garage used to operate. It is

unknown if the separator is still present at the subject site.

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// vi 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867


The nature of any prior heating systems at the subject site is unknown. It is possible

that oil fired heating systems may have been present in the past.

No suspected asbestos containing material, lead based paint, lead piping, UFFI or

suspected PCB containing equipment were observed during the site visit. Given the

age of the subject building, these materials are unlikely to be present.

Based on these findings, we can conclude that as of the date of preparation of this Phase I

ESA, the industrial property located at 187 Richer Street in Montréal, Québec is not free

of material environmental concern.

Recommendations

1. A Phase II Environmental Site Assessment, as defined in CSA Z769-00 (2008), is

recommended on the subject site. The recommended Phase II ESA should focus on,

but not necessarily be limited to, the potential impacts of past activities undertaken on

the subject site and on adjacent properties.

2. The two abandoned ASTs should be dismantled and disposed of in accordance with

applicable regulations.

3. The presence of an oil-water separator at the subject site should be verified. Should

the oil-water separator be found in place, it should be inspected by a specialized

contractor.

4. In the event that the vocation of the subject site is changed or in the event of a

cessation of any listed activity on the subject site, applicable provisions of Section

IV.2.1 of the Loi sur la Qualité de l’Environnement will be triggered. Consequently,

the undertaking of a comprehensive site characterization attested by an MDDEFP

recognized expert becomes a legal obligation.

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// vii 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867


TABLE OF CONTENTS

NOMENCLATURE ....................................................................................................................... I

EXECUTIVE SUMMARY .......................................................................................................... II

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

2.0 GENERAL INFORMATION AND SITE DESCRIPTION ......................................... 3

2.1 LOCATION AND GENERAL SITE DESCRIPTION .................................................................... 3 2.2 PROPERTY DESCRIPTION .................................................................................................... 3 2.3 BUILDING DESCRIPTION ..................................................................................................... 4 2.4 NEIGHBOURING PROPERTIES .............................................................................................. 5

3.0 SITE HISTORY ............................................................................................................. 10

3.1 TITLE SEARCH .................................................................................................................. 10 3.2 UNDERWRITERS’ FIRE INSURANCE PLANS ....................................................................... 11 3.3 INSURERS’ ADVISORY ORGANIZATION ............................................................................ 11 3.4 CITY DIRECTORIES ........................................................................................................... 12 3.5 AERIAL PHOTOGRAPHS .................................................................................................... 13 3.6 LAND USAGE MAPS AND ATLASES .................................................................................. 16 3.7 REGULATORY HISTORY .................................................................................................... 16

3.7.1 MDDEFP .................................................................................................... 16 3.7.2 Gaz Métropolitain ....................................................................................... 17 3.7.3 City of Montréal .......................................................................................... 17 3.7.4 Régie du bâtiment du Québec ..................................................................... 17

3.8 HIGH RISK PETROLEUM PRODUCT EQUIPMENT PERMIT HOLDERS .................................. 18 3.9 FEDERAL CONTAMINATED SITES INVENTORY ................................................................. 19 3.10 PROVINCIAL INVENTORY OF CONTAMINATED SITES AND INDUSTRIAL WASTE DISPOSAL .

................................................................................................................................ 19 3.10.1 Soil and Industrial Waste Disposal Sites Inventory .................................... 19 3.10.2 Contaminated Sites Inventory ..................................................................... 20

3.11 LOCAL SITE GEOLOGY, HYDROLOGY AND HYDROGEOLOGY .......................................... 21 3.11.1 Local Geology ............................................................................................. 21 3.11.2 Surficial Deposits ........................................................................................ 21 3.11.3 Site Hydrogeology and Drainage ............................................................... 21

3.12 PREVIOUS STUDIES ........................................................................................................... 22 3.13 SUMMARY OF SITE HISTORY ............................................................................................ 22

4.0 SITE INSPECTION SUMMARY ................................................................................. 24

4.1 GENERAL SITE CONDITIONS ............................................................................................. 24 4.2 BUILDINGS AND STRUCTURES .......................................................................................... 24 4.3 PITS AND LAGOONS .......................................................................................................... 24 4.4 SURFACE STAINING .......................................................................................................... 25 4.5 WATERCOURSES, DITCHES AND STANDING WATER ........................................................ 25 4.6 ROADWAYS, PARKING FACILITIES AND RIGHTS-OF-WAY ............................................... 25 4.7 STRESSED VEGETATION ................................................................................................... 26 4.8 FILL MATERIALS .............................................................................................................. 26 4.9 WATER AND WASTEWATER ............................................................................................. 27 4.10 DRAINS AND SUMPS ......................................................................................................... 27 4.11 HEATING AND COOLING SYSTEMS ................................................................................... 27

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// viii 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867


4.12 STORAGE TANKS .............................................................................................................. 28 4.13 STORAGE CONTAINERS .................................................................................................... 29 4.14 AIR EMISSIONS ................................................................................................................. 30 4.15 ODOURS ............................................................................................................................ 30 4.16 HAZARDOUS MATERIALS ................................................................................................. 31 4.17 UNIDENTIFIED SUBSTANCES ............................................................................................ 31 4.18 MECHANICAL EQUIPMENT ............................................................................................... 31 4.19 MANAGEMENT OF WASTES AND RECYCLABLE MATERIALS ........................................... 32

4.19.1 Non Hazardous Waste ................................................................................. 32 4.19.2 Hazardous Waste ........................................................................................ 32 4.19.3 Recyclable Materials .................................................................................. 32

4.20 SPECIAL ATTENTION ITEMS .............................................................................................. 33 4.20.1 Polychlorinated Biphenyls .......................................................................... 33 4.20.2 Ozone Depleting Substances and Greenhouse Gases ................................. 34 4.20.3 Asbestos Containing Materials ................................................................... 35 4.20.4 Urea Formaldehyde Foam Insulation ........................................................ 35 4.20.5 Lead ............................................................................................................. 36 4.20.6 Radon .......................................................................................................... 37 4.20.7 Mould .......................................................................................................... 37 4.20.8 Noise and Vibration .................................................................................... 37 4.20.9 Electromagnetic Fields and Ionizing Radiation ......................................... 38

5.0 CONCLUSIONS AND RECOMMENDATIONS ....................................................... 39

5.1 CONCLUSIONS ................................................................................................................... 39 5.2 RECOMMENDATIONS ........................................................................................................ 43

6.0 STUDY VALIDITY AND LIMITATIONS ................................................................. 44

6.1 STUDY LIMITATIONS ........................................................................................................ 44 6.2 RELIANCE AND THIRD PARTY USE ................................................................................... 44

REFERENCES ............................................................................................................................. 45

LIST OF APPENDICES

APPENDIX I – SITE PHOTOGRAPHS – JANUARY 3, 2014 ................................................................. 48 APPENDIX II – PROPERTY TITLE SEARCH DOCUMENTS ................................................................ 54 APPENDIX III – REGULATORY CORRESPONDENCE ........................................................................ 55 APPENDIX IV – CONSULTED DOCUMENTS .................................................................................... 56 APPENDIX V – ASSESSOR QUALIFICATIONS .................................................................................. 68

LIST OF FIGURES FIGURE 1 – REGIONAL SETTING OF THE SUBJECT SITE ................................................................... 6 FIGURE 2 – LOCAL SETTING OF THE SUBJECT SITE ......................................................................... 7 FIGURE 3 – AERIAL PHOTOGRAPH OF THE SITE AND SURROUNDINGS ............................................ 8 FIGURE 4 – SITE PLAN FROM THE CERTIFICATE OF LOCATION ........................................................ 9

PRIVILEGED AND CONFIDENTIAL /// 9143-0843 QUÉBEC INC. /// PHASE I ESA /// 1 187 RICHER STREET, LACHINE BOROUGH, MONTRÉAL, QUÉBEC /// REFERENCE: 13-3867


1.0 INTRODUCTION


conduct a Phase I Environmental Site Assessment of an industrial property located at

187 Richer Street in Montréal, Québec. This study was undertaken at the request of

Mr. Elvis Rokov of 9143-0843 Québec Inc, potential property purchaser, in the context of

an anticipated real estate transaction.

The Phase I ESA is intended to delineate those material conditions or operational

practices, applicable to the subject site and surrounding areas, which may have created or

may be creating circumstances presenting a risk of an adverse effect on the environment,

and which may impose obligations or responsibilities on the facility owner, with respect

to environmental laws and regulations. This is accomplished through the evaluation and

documentation of observations resulting from a review of available documents, a site

inspection and interviews with persons familiar with the site. Its purpose is to reduce,

without necessarily eliminating, uncertainties relative to potential responsibilities

regarding environmental aspects and to establish, as the case may be, the basis for an

additional environmental site assessment.

D&G conducted the Phase I ESA based on general guidelines published by the Canadian

Standards Association in their standard Z768-01 (R2012) “Phase I Environmental Site

Assessment”. This environmental site assessment is based on the data obtained and

observations made according to the methodology described in this report and upon the

following sources of information, presumed to be correct:

A visual inspection1 of the subject site and adjacent properties from public vantage

points was conducted on January 3, 2014 by Ms. Claude Lamy Morissette of D&G in

the presence of Mr. Yvan Poissant, representing the property owner. Photographs

taken during the site inspection are presented in Appendix I; 1 This environmental assessment is strictly qualitative in nature. No soil or groundwater sampling was undertaken and no chemical analyses were conducted. The building description is not exhaustive and is limited to areas that were accessible and visible at the time of the inspection.



In person interviews with Mr. Poissant and Mr. Rokov on January 3, 2014.

A review of publicly available information from various internet based resources

including: the Québec Ministère du Développement durable, de l’Environnement, de

la Faune et des Parcs; the Régie du bâtiment du Québec; the Registre des entreprises

du Québec; the Répertoire d’entreprises du Québec; the Registre foncier du Québec;

and, Québec Municipal;

A review of publicly available historical documentation including: aerial

photographs; topographic, geological and land usage maps of Montréal and the

surrounding areas; city directories, property certificate of location; property titles; fire

insurance plans; industrial hazardous waste inventory; contaminated sites inventories;

real estate property evaluations; and, prior environmental, geological or geotechnical

studies which may have been completed on the subject site (please see Appendices II

and IV for copies or excerpts, if available); and,

Responses to official requests for information transmitted on December 23, 2013 by

D&G to regulatory or other public agencies who might possess potentially relevant

documents (please see Appendix III for correspondence).



2.0 GENERAL INFORMATION AND SITE DESCRIPTION

2.1 Location and General Site Description


Lachine borough of Montréal, Québec. The location of the subject site is shown in

Figures 1 and 2. A recent aerial photograph of the subject site and surrounding area is

presented in Figure 3. A plan from the certificate of location is presented in Figure 4.

The subject site occupies renovated lots 1 702 863, 1 702 959, 1 702 968 and 3 216 284

of the Cadastre de Québec. The approximate geographic coordinates are 45°27’00”

latitude and -73°39’56” longitude.

2.2 Property Description


occupies a total surface area of 23,230.6 m2. The property occupies both sides of Richer

Street. An industrial building is currently erected on the western side of the subject site

and occupies approximately 15% of the total surface area (Figures 3 and 4, Photo 1). An

office trailer is also located on the southern portion of the property along Richer Street.

At the time of the site visit, exterior surfaces were entirely covered with snow and ice.

According to Mr. Poissant, exterior surfaces around the building are finished with asphalt

paving. The northern end of the property, the eastern parking area and the southern

portion of the property are gravel covered.

According to the Lachine borough zoning map, the subject site is zoned I-606, which is

described as “mixed commercial and industrial”. Please refer to Appendix IV for zoning

details.



2.3 Building Description

Based on the municipal valuation roll, the subject building was constructed in 1973. The

building is of steel and concrete construction resting on a concrete slab on grade and

consists of a three-storey front office section and a single storey double-height

warehouse. An attic is present over the warehouse. The roof is slightly sloped and

exterior walls are finished with concrete and metal siding.

A single-storey steel trailer is located on the southern portion of the property and is used

as office space. A steel storage shed and a diesel fueling station are located adjacent to

the office trailer (Photo 12).



and both the northern and southern portion of the property are leased to C.T.R.C. Services

Ltée (CTRC), which stores and repairs steel containers.

Current site operations are listed in Schedule III of the Règlement sur la protection et la

réhabilitation des terrains pursuant to section IV.2.1 of the Loi sur la qualité de

l’environnement. This activity is described as “Motor Fuel Dispensing Outlets (Self-

Serve Facilities, Unattended Self-Serve Facilities, Airport Outlets, User Outlets, Marina

Outlets and Service Stations) as defined in section 8.01 of the Construction Code and

governed by that Code.”



2.4 Neighbouring Properties

Assuming that this portion of Richer Street runs on an east-west axis, the property is

bounded in the four cardinal directions as follows:

North: An elevated vacant area followed by a railway yard;

West: An elevated area likely occupied by a transport company (Photo 2). This

property corresponds to a former municipal dump;

South: An industrial property occupied by a transport company; and,

East: Industrial properties occupied by a transport company and a construction

company (Photos 3 and 4).

A visual inspection of the adjacent properties was conducted by D&G from public

vantage points. Given the proximity of the subject site to the former municipal dump, this

western neighbouring property has the potential to constitute a material adverse

environmental risk to the subject site. Other neighbouring properties appear to be in good

condition and are unlikely to constitute a material adverse environmental risk to the

subject site.



Figure 1 – Regional Setting of the Subject Site

Project



Figure 2 – Local Setting of the Subject Site

Project



Figure 3 – Aerial Photograph of the Site and Surroundings

The red dashed lines represent the approximate subject site property limits.

Project

Former municipal

dump

Industrial properties

Industrial properties



Figure 4 – Site plan from the certificate of location



3.0 SITE HISTORY

The purpose of the historical research is to identify former uses of the site over the years

and to attempt to identify elements or activities that may have been potential sources of

contamination.

This research is based on a review of existing documentation including aerial

photographs and property titles. In addition, requests for access to information have been

made to the MDDEFP, the City of Montréal and Gaz Métropolitain to determine if they

have records pertaining to the subject site.

3.1 Title Search

A title search allows for the identification of past property owners and to identify those

that, according to their activities, may have impacted the site. A title search was

conducted by way of the Registre foncier du Québec website. Copies of the title search

documents2 are included in Appendix II.

The subject site occupies renovated lots 1 702 863, 1 702 959, 1 702 968 and 3 216 284

of the Cadastre de Québec, formerly part of lot 1 702 969 of the Cadastre de Québec, and

lot 120-166 and part of lots 119, 119-137, 120, 121 of the Cadastre of the Municipality of

the Parish of Montréal, registration division of Montréal. Original lots 119, 120 and 121

were established on July 15, 1873.

The subject site is currently registered to Northgate Industries Ltd., who acquired the

subject property from Raymond Deschamps Sr. and affiliated numbered companies on

November 5, 2004.

The majority of recorded transactions are shown to be sales, leases and financial

transactions between individuals, financial institutions, development companies, holding

2 Transactions recorded prior to 1980 are handwritten and as such are often difficult to read or completely illegible.



companies and various industrial and transport companies, including heating oil

distributors, metal workshops and various used car dealers.

The review of property titles identified entities or activities likely to constitute material

adverse environmental risks to, or in relation to, the subject site. However, these entities

were identified on the original lots and, given the size of the lots, it is unlikely that the

identified industrial companies have occupied the subject site.

3.2 Underwriters’ Fire Insurance Plans

Fire insurance underwriters’ plans typically indicate the locations of buildings and the

nature of the structures and support facilities. From an environmental standpoint, these

plans may indicate the location of current or former aboveground and underground

storage tanks as well as other environmentally related features of the property.

Underwriters’ plans for the City of Montréal were consulted on the Bibliothèque et

Archives nationales du Québec website and at the Photocartothèque de l’Université du

Québec à Montréal. The towns of Lachine and Ville Saint-Pierre are covered in four

plans, including Rockfield, dated 1907; Ville St. Pierre, dated 1913; the Ville St. Pierre

section of Volume 17, dated 1963, and Lachine, dated 1972. The subject sector, however,

is not covered in the plans dated 1907, 1913 and 1963. Nevertheless, the index sheet for

the 1963 plan suggests that the subject site may be constructed on, or in close proximity

to, the Little Saint-Pierre River. The 1972 plans covering the subject sector were not

available for review.

3.3 Insurers’ Advisory Organization

CGI acquired the Insurers’ Advisory Organization databases in 2003. This service is now

offered by OPTA Intelligence Informationnelle. These databases include insurance

inspection reports for fire hazards. Inspection reports may contain relevant site

information such as former vocations, commercial activities and equipment. Some reports

are accompanied by plans that may indicate the location of current or former



aboveground and underground petroleum storage tanks or the presence of asbestos

containing materials in a building.

A formal review of these documents was not requested by the client at this time and

therefore these documents were neither obtained nor reviewed.

3.4 City Directories

The BANQ maintains a directory of information of genealogy, social history and building

history, as well as the urban geography of Montréal and its suburbs for the years 1842 to

1999. The Montréal directories were generally composed of three sections: a list of

residents in alphabetical order, a list of professionals and businesses by category (such as,

artists, breweries, pharmacies, etc.) and a list of various institutions (banks, insurance

companies, telegraph companies, post offices, churches, courts, hospitals, schools,

literary and scientific societies, sports clubs and others). In 1864 a list of city residents

and occupants by street name and civic address was added to the directory. In 1863,

publication of the Montréal Directory was assumed by John Lovell, whose family owned

business survives to the present day. As of 1875, the publication became known as

Lovell’s Montréal Directory. The directory is generally consulted in 10 year increments.

The town of Saint-Pierre appears in the directory prior to 1930, however the subject area

was not developed at the time. Norman Street and Richer Street respectively appeared in

the 1962 and 1964 “banlieue” editions of the directory. The subject site is first listed in

the 1976 edition of the directory. The property was listed under civic address 167 Richer

Street from 1976 to 1980, civic address 175 Richer Street from 1980 to 1982, and civic

address 187 Richer Street from 1982 till the present.

In all consulted editions, the subject site was occupied by a manufacturer of mobile

homes and offices, an excavation contractor, a general contractor, a construction

company and a truck maintenance garage. The truck maintenance garage was listed as



occupying the subject site in the last edition of the directory but is no longer present on

the property.

In all consulted editions, neighbouring properties were occupied by industrial entities

such as maintenance garages, chemical product manufacturers, construction companies,

and metal workshops as well as a municipal waste disposal facility. A truck maintenance

garage occupied the eastern adjacent property at civic address 130 Richer Street from the

mid 1970s until the present day. In addition, a machinery workshop also occupied the

eastern adjacent property at civic address 120 Richer Street from the mid 1960s until the

late 1980s. The waste disposal facility occupied the western adjacent property and had

offices at civic address 123 Norman Street from the late 1960s until the late 1970s.

The review of the historical city directories, therefore, identified entities on the subject

site and on the eastern and western adjacent properties which have the potential to

constitute material adverse environmental risks to, or in relation to, the subject site.

3.5 Aerial Photographs

Aerial photographs from the years 1930 to 2005 were consulted 3 by D&G at the

Photocartothèque de l’Université du Québec à Montréal. A recent aerial photograph

obtained from the internet is presented in Figure 3.

Year Subject Site Surroundings

1930 The site is vacant. The neighbouring properties are vacant. Rail lines are present north of the subject site, south and farther east. The adjacent sector to the north is agricultural. The town of Lachine exists to the south.

3 In accordance with federal copyright law (R.S.C. 1985, c. C-42) the aerial photographs consulted at the UQAM Photocartothèque may not be reproduced in our reports.




1950 The adjacent sector to the east is mostly developed. A large road is constructed south of the subject site at the location of the current Highway 20. Some industries are constructed along that road.

1959 Norman Street is partly developed and some industries are constructed along it. A significant quantity of materials is stored on these properties. A golf course is developed to the north. The adjacent northern sector is undergoing development.

1965 Mounds of unidentified materials are present along the east end and on the southern portion of the property.

Norman Street is now constructed in its current configuration. Richer Street is constructed in the sector but does not extend to the subject property. Most of the eastern adjacent properties are constructed, some in a slightly different configuration than the present day. The western and southern adjacent properties remain vacant. The immediate sector is undergoing development. All adjacent sectors are fully developed.

1969 Significant quantities of unidentified materials are stored on the subject site.

Richer Street is constructed in its current configuration. A path is visible to the north of the subject site. The western adjacent property appears raised from its surroundings.

1971 A significant quantity of debris is observed along the west side, southwest corner and southern portion of the subject site.

The western adjacent property appears to be used for waste disposal.

1973 The southeastern adjacent property is now constructed in its current configuration.




1979 Mounds of unidentified material are stored on the north end of the southern portion of the property and along the northern, eastern and southern margins of the northern portion of the property.

The western adjacent property appears to have been leveled and is no longer used for waste disposal.

1981 The subject building is constructed in a different configuration than the present day. The warehouse appears to occupy a smaller footprint, and the front offices have a different configuration. Heavy equipment and trailers are observed throughout the property.

1990 The subject site is constructed in its current configuration. Some debris is stored near the northwest corner of the property. Numerous containers and trailers are stored throughout the northern portion of the site, and trucks and vehicles are observed on the southern portion.

A significant number of vehicles are observed parked on the western adjacent property.

1996 The subject site has been cleared of debris and materials, although some debris remains on the northwest corner of the property. A few trailers can be observed stored on site.

The western adjacent property is mostly vacant.

2002

All debris has been removed from the subject site. More trailers can be observed stored on the southern portion of the property.

The northeastern adjacent property is now constructed in its current configuration.

2005 A significant number of vehicles are observed parked on the western adjacent property.

The review of the historical aerial photographs from the last 80 years revealed that

industrial development in the subject area began in the mid to late 1960s. The subject site

was constructed in a slightly different configuration by the early 1980s and in its current



configuration by 1990. Prior to its development, the subject site was mostly used for the

storage of materials and debris.

The western adjacent property appears to have been used for municipal waste disposal

purposes from the late 1960s to the late 1970s. Some debris from the dump was also

observed on the subject property.

The review of historical photographs, therefore, identified activities on the subject site

and on the western adjacent property, specifically the storage of unidentified materials

and debris, which have the potential to constitute a material adverse environmental risk

to, or in relation to, the subject site.

3.6 Land Usage Maps and Atlases

Land usage maps typically indicate the locations of buildings and the names of occupants

and may indicate the nature of the activities being conducted on various properties. A

Montréal Land usage map from 1949 was consulted by D&G on the BANQ website. The

subject sector is covered on sheet 36-60, however the subject site and neighbouring

properties do not appear to be covered on the map.

3.7 Regulatory History

Access to information requests were addressed to the following regulatory agencies and

public utilities on December 23, 2013 to determine if any files of an environmental nature

exist for the property in question. Please refer to Appendix III for copies of the relevant

correspondence with the regulatory agencies and responses, where applicable.

3.7.1 MDDEFP

The MDDEFP responded that they possess seven documents for the subject site,

including four inspection reports, an infraction notice and two letters related to the

inspection reports.



The inspection reports dated March 13, 1998, March 19, 1999 and August 18, 1999, as

well as the letter dated March 20, 1998 and the infraction notice dated March 25, 1999

relate to the management and handling of hazardous waste on the subject site by AFA

Structures Inc., a manufacturer of prefabricated metal buildings and steel structures who

previously owned and occupied the subject site. The company generated and stored a

small quantity of used oil and used solvent, most of which was reportedly recycled on site

or disposed of offsite. The consulted documents do not report any spills or other events of

environmental concern.

The inspection report dated April 11, 2001 and the letter dated May 2, 2001 relate to the

management and handling of hazardous waste on site done by Centre du camion G.R., a

truck maintenance garage that previously occupied part of the subject site. The company

generated approximately 5,500 L of used oil per year, which was reportedly disposed of

by a specialized third party hazardous waste management service. The consulted

documents do not report any spills or other events of environmental concern.

3.7.2 Gaz Métropolitain

A reply has been received from Gaz Métropolitain stating that natural gas service was

installed at the subject site on November 7, 1990.

3.7.3 City of Montréal

As of the date of preparation of this report, no definitive response has been received from

the City of Montréal. When such a response is received, D&G will issue an addendum to

this report if conditions giving rise to material adverse environmental concern are

disclosed.

3.7.4 Régie du bâtiment du Québec

Prior to April 1, 2007 access to information requests were also customarily addressed to

the Ministère des Ressources naturelles to determine if they possessed historic files

concerning any current or former petroleum equipment installations on the site in



question. Of particular interest in the context of a Phase I ESA is whether aboveground or

underground fuel storage tanks are, or were present at the site and whether spills and

releases, among other things, may have been reported in the past.

Since April 1, 2007, all files concerning petroleum equipment installations were

transferred from the MRN to the RBQ. In order to facilitate access to information, the

RBQ has made available on their website a register of files pertaining to petroleum

equipment installations. The absence of a specific listing for the site under study on the

RBQ website suggests that no file exists for that property. Nevertheless, the RBQ states

that, “If your request to the RBQ for access to information is intended to definitively

ascertain whether or not tanks or other petroleum equipment were previously installed on

a site, we cannot provide that absolute assurance. The document retention rules in the

Law Respecting Archives stipulate that inactive files may be destroyed after five years”.

The RBQ petroleum equipment installations database, current as of January 5, 2014 was

consulted on January 9, 2014. The subject site is not listed in the database. There are four

listings for properties situated within a radius of 300 m from the subject site, the closest

of which is located approximately 60 m from the subject site. Given the distances

involved, these properties are unlikely to constitute a material adverse environmental risk

to the subject site.

Please refer to Appendix IV for a table and map showing the details and location of these

properties.

3.8 High Risk Petroleum Product Equipment Permit Holders

The RBQ also maintains an up to date list of current high risk petroleum equipment

permit holders, which was consulted. This RBQ database, current as of January 4, 2014

was consulted on January 9, 2014. The subject site is not listed in the database. There are

three listings in the RBQ permit holders database for properties situated within a radius of

300 m from the subject site, the closest of which is located approximately 60 m from the



subject site. Given the distances involved, these properties are unlikely to constitute a

material adverse environmental risk to the subject site.


properties.

3.9 Federal Contaminated Sites Inventory

The Federal Contaminated Sites Inventory includes information on all known federal

contaminated sites under the custodianship of departments, agencies and consolidated

Crown corporations as well as those that are being or have been investigated to determine

whether they have contamination arising from past use that could pose a risk to human

health or the environment. The inventory also includes non-federal contaminated sites for

which the Government of Canada has accepted some or all financial responsibility. It

does not include sites where contamination has been caused by, and which are under the

control of, enterprise Crown corporations, private individuals, firms or other levels of

government.

This database was consulted on January 9, 2014. The subject site is not listed in the

database. There are no listings in the database relating to properties situated within a

300 m radius of the subject site.

3.10 Provincial Inventory of Contaminated Sites and Industrial Waste Disposal

The MDDEFP maintains two environmental inventories which were consulted as part of

this Phase I ESA.

3.10.1 Soil and Industrial Waste Disposal Sites Inventory

This inventory, formerly known as the GERLED list, contains a list of sites where

industrial hazardous wastes having the potential to create environmental impacts are

stored or land filled. The inventory, current as of November 10, 2013 was consulted on



January 9, 2014. The subject site is not listed in this inventory. There are, however, two

listings in the database relating to properties situated within a 300 m radius of the subject

site, the closest of which is located on the western adjacent property. This site is listed

under the file name “Ancien dépotoir de Lachine” and the wastes reportedly stored on

side include mixed industrial waste, household garbage and foundry sand. The presence

of a former waste disposal facility on the western adjacent property has the potential to

constitute a material adverse environmental risk to, or in relation to, the subject site.

The other listing is for a property located approximately 100 m from the subject site and,

given the distance, is unlikely to constitute a material adverse environmental risk to the

subject site.


properties.

3.10.2 Contaminated Sites Inventory

This inventory, formerly known as the GERSOL list, contains a list of contaminated sites

where remedial activities may or may not have been conducted. The inventory, current as

of January 6, 2014 was consulted on January 9, 2014. Although the subject site is not

listed in this inventory, there are seven listings in the database relating to properties

situated within a 300 m radius of the subject site, the closest of which is located

approximately 100 m from the subject site. Given the distances, however, these properties

are unlikely to constitute a material adverse environmental risk to, or in relation to, the

subject site.


properties.



3.11 Local Site Geology, Hydrology and Hydrogeology

3.11.1 Local Geology

According to the Carte géologique des Basses-Terres du Saint-Laurent (Globensky,

1985), local bedrock is reported to consist of crystalline limestone and shale of the

Trenton Group, Montreal Formation, Rosemont Member, part of the Saint Lawrence

Lowlands geological province.

3.11.2 Surficial Deposits

According to the Carte géologique des Dépôts meubles de l’Île de Montréal (Prest et

Hode-Keyser, 1975), surficial deposits consist of undifferentiated tills and other Malone

drift from the Malone and Fort Covington Glacial Episodes, and glaciolacustrine clay and

silt of the Middle till complex from the Malone Glacial Episode. According to Courbes

montrant l’épaisseur des Dépôts meubles de l’Île de Montréal (Prest et Hode-Keyser,

1975), these deposits are 3 to 6 m in thickness. Such geological conditions would

generally be classified as having a variable permeability to groundwater flow and

contaminant migration.

3.11.3 Site Hydrogeology and Drainage

According to the Carte hydrogéologique de L’Ile de Montréal et des Iles Perrot et Bizard

(Bériault and Simard, 1978), the regional groundwater flow is expected to be in a

southerly direction toward the Lachine Canal, located approximately 1.8 km from the

subject site. The depth to groundwater on the site is not known; however, it should be

noted that groundwater depths could vary significantly on a seasonal basis and with

periods of precipitation.

According to available information, the subject site is located on, or in close proximity to

the Little Saint-Pierre River.



It is important to note that groundwater flow direction can be influenced locally and

regionally by the presence of foundations and buried infrastructure, local wetland

features, surfaces topography, recharge and discharge areas, horizontal and vertical

inconsistencies in the types and location of subsurface soils, and proximity to water

pumping wells. Where surfaces are impermeable or saturated, runoff is expected to drain

toward municipal storm sewers located on Richer Street and on the adjacent southern

property.

The MDDEFP Hydrogeological Information System database current as of

November 8, 2012 was consulted on January 9, 2014 to determine whether potable water

wells are present in the area. There are three registered wells within a 1 km radius of the

subject site. Given the presence of the municipal aqueduct, it is unlikely that these wells

are used for potable water supply. Please refer to Appendix IV for a table and map

showing the details and location of these wells.

3.12 Previous Studies

According to available information, no previous environmental, geological or

geotechnical studies have been conducted on the subject site in the past.

3.13 Summary of Site History


Historical research, however, revealed that the subject building was constructed with a

smaller footprint between 1979 and 1981, and was developed in its current configuration

by 1990. Prior to its development, the subject site was mostly used for the storage of

materials and debris.

The review of the historical city directories and of the MDDEFP documents indicated

that entities undertaking activities listed in Schedule III of the RPRT have occupied the

subject site in the past. These activities correspond to North American Industry

Classification System codes 811199 “All Other Automotive Repair and Maintenance



(only Bus, Truck and Heavy Vehicle Fleets and Motor Vehicle Dealers)”, 332999 “All

Other Miscellaneous Fabricated Metal Product Manufacturing” and “Motor Fuel

Dispensing Outlets (Self-Serve Facilities, Unattended Self-Serve Facilities, Airport

Outlets, User Outlets, Marina Outlets and Service Stations) as defined in section 8.01 of

the Construction Code and governed by that Code”.

The review of the historical city directories also indicated that various entities which have

occupied the eastern and western adjacent properties have the potential to constitute

material adverse environmental risks to, or in relation to, the subject site. These include a

truck maintenance garage on the eastern adjacent property at civic address 130 Richer

Street from the mid 1970s until the present day; a machine shop on the eastern adjacent

property at civic address 120 Richer Street from the mid 1960s until the late 1980s; and a

waste disposal facility on the western adjacent property, which had offices at civic

address 123 Norman Street from the late 1960s until the late 1970s.

The review of historical aerial photographs confirmed the presence of a former waste

disposal facility on the western adjacent property from the late 1960s to the late 1970s.

Some debris from this facility was observed on the subject property in the past. The

western adjacent property is also listed in the MDDEFP Soil and Industrial Waste

Disposal Sites Inventory under the file name “Ancien dépotoir de Lachine” and the

wastes stored on side include mixed industrial waste, household garbage and foundry

sand. The presence of a former waste disposal facility on the western adjacent property

has the potential to constitute a material adverse environmental risk to, or in relation to,

the subject site.



4.0 SITE INSPECTION SUMMARY

The following observations were made during a visual examination of the subject site and

its immediate surroundings. Inspection of interior areas was limited to portions of the

building that were accessible at the time of the site visit. Snow cover impeded visual

inspection of exterior surfaces. Photographs taken during the site inspection are presented

in Appendix I.

4.1 General Site Conditions

Observed site conditions are often a good indication of the general attitudes and routine

practices of occupants and owners toward the upkeep and maintenance of the premises

and the degree of diligence exercised to minimize environmental risks.

The subject site was observed to be in good condition at the time of the site visit.

4.2 Buildings and Structures

The nature and occupancy of buildings and structures on the subject site can provide

insight as to current and historic sources of contamination or potential adverse

environmental impacts.

The subject building and office trailer were observed to be in good condition at the time

of the site visit.

4.3 Pits and Lagoons

Pits and lagoons on the subject site and on adjoining properties need to be identified,

especially if those pits and lagoons are likely to have been used in connection with waste

disposal or waste treatment activities, since these site features have the potential to be a

contributory source of soil and groundwater contamination.



No exterior pits or lagoons were identified on the subject site and none were reported or

likely to have been present in the past.

4.4 Surface Staining

Staining of exterior surfaces including paved and unpaved areas as well as interior

surfaces such as floors, walls and ceilings can be an indicator of historic spills and

releases of hazardous materials.

No staining attributable to hazardous materials was observed on exterior surfaces at the

time of the site visit. Minor hydrocarbon staining was observed on the interior concrete

floor (Photo 5). The floor near the staining was observed to be in good condition and

consequently this staining is unlikely to constitute a material environmental concern for

the subject site.

4.5 Watercourses, Ditches and Standing Water

The presence of watercourses, ditches or standing water on the subject site or on

adjoining properties may represent potential pathways for the migration of contamination

onto or from the subject site.

Except for the Little Saint-Pierre River, believed to be located on or near the subject site

and which has been channeled underground in a concrete conduit, there are no

watercourses on or adjacent to the subject site. No ditches or standing water were

observed on or adjacent to the subject site at the time of the site visit.

4.6 Roadways, Parking Facilities and Rights-of-Way

Public thoroughfares that cross or border the property as well as rights-of-way such as

rail lines, transmission lines and pipelines may be potential sources of soil or

groundwater contamination that could adversely impact the subject site. Parking facilities



are also sources of leaks and spills that have the potential to create adverse environmental

impacts to the subject site.

The public road transecting the subject site was observed to be in good condition and is

unlikely to constitute a material adverse environmental risk. Rail lines are present

approximately 120 m north and 170 m south of the subject site. No significant

transmission lines or pipeline rights-of-way are located on or in the immediate vicinity of

the subject site.

4.7 Stressed Vegetation

The presence of stressed vegetation on or adjacent to the subject site may be an indicator

of historic spills or releases of hazardous materials or other past practices having the

potential to create adverse environmental impacts to the subject site.

No stressed vegetation was observed on or in the vicinity of the site, although it is

important to note that ground surfaces were entirely snow and ice covered at the time of

the site visit.

4.8 Fill Materials

Areas that appear to have been filled or graded by other than natural means have the

potential to create adverse environmental impacts to the subject site, particularly if fill

materials of unknown origin and quality have been imported.

No evidence of fill materials was observed on the subject site at the time of the site visit.

The adjacent western and northern properties were observed to be several meters higher

than the subject site, suggesting that significant fill material may be present (Photo 2).



4.9 Water and Wastewater

The source of water supply to the subject site is important to understand potential

environmental risks relating to the presence of supply wells on the site or risks relating to

the use of untreated drinking water from off site sources. Wastewater disposal practices

that use on site septic systems may be an ongoing source of site contamination or adverse

off site impact creating liabilities for the site owner.

The subject building is serviced by the municipal water supply and sewer systems.

Sanitary wastewater is discharged directly to the municipal sewer. No process water is

generated at the subject site. According to Mr. Poissant, an oil-water separator was

previously present in the northern portion of the building where the maintenance garage

used to operate (Photo 6). It is unknown if the separator is still present at the subject site.

4.10 Drains and Sumps

Floor drains and sumps are potential receptors of hazardous materials which may have

been spilled or released on site in the past. The presence of oil sheens, debris, sludge or

odours in drains and sumps may be indicative of adverse environmental impacts which

could affect soil and groundwater on site or off site.

A number of floor drains were observed throughout the subject building. No olfactory

evidence of contamination was detected originating from the drains. No sump was

observed in the subject building.

4.11 Heating and Cooling Systems

Both current and historic heating systems may be potential sources of adverse

environmental impacts resulting from the storage, handling and use of fuels such as

wood, coal, oil, propane or natural gas; from the storage, handling and disposal of

residues such as ash; or, from the release of combustion gases. Current and historic



cooling systems may be potential sources of contamination resulting from releases of

refrigerants and lubricants.


HVAC systems, supplemented by electric baseboard units. Cooling on the upper floor is

also supplemented by an independent air conditioning system. The warehouse is heated

with two independent gas-fired forced-air furnaces, locally supplemented with gas-fired

space heaters and electric baseboard units (Photos 7 and 8). According to Gaz

Métropolitain, natural gas service was installed at the subject site on November 7, 1990.

The Gaz Métropolitain installations were observed at the southeast corner of the subject

building (Photo 9). The office trailer on the southern portion of the subject site is heated

with electric baseboard units (Photo 10).

Although the nature of any prior heating systems at the subject site is unknown, it is

possible that oil fired heating systems may have been present in the past.

4.12 Storage Tanks

Contamination of soil and groundwater frequently results from uncontrolled or

unmonitored losses of hazardous materials from aboveground and underground storage

tanks arising from spills and leaks during tank operation or during filling, emptying and

decommissioning activities. Storage tanks can be used for a wide variety of hazardous

materials, including, but not necessarily limited to, fuels, oils, lubricants and other

substances. For this reason, it is important to identify all current and historic uses of such

storage tanks at a site.

No underground storage tanks were observed on the property at the time of the site visit,

and none were reported to have been present in the past.

Two 2,300 L aboveground storage tanks were observed outside at the northwest corner of

the subject building (Photo 11). The single wall welded steel tanks were observed to be



in fair condition. Evidence of rusting could be observed at their base. According to Mr.

Poissant, the tanks have been empty and unused for many years. No hydrocarbon staining

was observed under the tanks, and no hydrocarbon odours were detected in the vicinity of

the tanks.

A 3,000 L aboveground storage tank was observed near the office trailer on the southern

portion of the property (Photo 12). The single wall welded steel tank is used to store


observed around the tank, but spill protection in the form of secondary containment was

observed. No hydrocarbon staining was observed around the tank, and no hydrocarbon

odours were detected in its vicinity.

Compressed gas cylinders were observed stored outside along the north wall of the

building. In addition, propane tanks were observed stored outside in an enclosure along

the western wall of the building.

Except as noted, the storage tanks were observed to be in good condition and are unlikely

to constitute a material adverse environmental risk for the subject site.

4.13 Storage Containers

Supplementary storage containers such as portable tanks (also known as “tote tanks”),

drums and pails are often used for a variety of materials including hazardous materials.

The location and contents of such containers as well as their physical condition can give

rise to adverse environmental risks at a particular site.

Numerous 200 L plastic and steel drums were observed inside the subject building and

outside in the western portion of the yard (Photo 13). Most of these drums were observed

to be empty, used to store domestic or metal waste, or used to store hydraulic oil. A steel

drum used to store used oil was observed inside a locked container on the western portion

of the yard. Numerous 20 L jerrycans used to store fuel were observed inside the building



and inside storage containers on the subject site (Photo 14). The storage and handling

practices for these materials were observed to be adequate.

Numerous shipping containers are stored on the subject property (Photo 15). According

to Mr. Rokov, all of the containers are empty.

4.14 Air Emissions

The accidental or intentional release into the atmosphere of hazardous materials such as

volatile solvents, toxic substances and hazardous air pollutants in the form of vapours,

dusts and mists can create adverse environmental effects on the subject site and on

adjacent sites, giving rise to potential environmental liabilities accruing to the property

owner.

The subject property is not a material source of air emissions. According to Mr. Poissant,

dust generated indoors during the fabrication of the office trailers is collected by dust

collector systems located near the work stations.

4.15 Odours

Persistent or transient odours that are particularly strong, pungent or noxious may be

indicative of the presence of contamination on a site and may also give rise to

environmental liabilities for nuisance or for degradation of ambient conditions on the

subject site or impairment of the ability to enjoy the use of the subject site or adjacent

sites.

No odours were detected inside or outside the subject building at the time of the site visit.



4.16 Hazardous Materials

The on site storage, handling and use of hazardous materials with the potential for

accidental spillage or release may give rise to adverse environmental impacts and ensuing

environmental liabilities.

Moderate quantities of building maintenance supplies and paint containers were observed

stored on shelving units and on the concrete floor inside the warehouse (Photo 16). The

storage and handling of hazardous materials at this site is unlikely to constitute a material

adverse environmental risk.

4.17 Unidentified Substances

No unidentified substances were observed on the subject site at the time of the inspection.

4.18 Mechanical Equipment

Elevators and lifting equipment such as automobile hoists and loading dock levelers are

often hydraulically powered by means of a piston mounted in the floor of the building or

in a service pit at the bottom of the elevator shaft. Other hydraulically powered

mechanical equipment such as refuse compactors, machinery actuators and heavy

equipment may also be present on a site. Such mechanical systems are subject to leakage

or sudden failure potentially resulting in adverse impacts to soil and groundwater.

A hydraulically powered refuse compactor was observed on the western portion of the

yard (Photo 17). This unit was visually inspected and no evidence of active or historic oil

leakage was observed on or around the machine. The unit is reportedly serviced on a

periodic basis by qualified technicians.



4.19 Management of Wastes and Recyclable Materials

4.19.1 Non Hazardous Waste

Non hazardous waste generated at the subject site consists primarily of domestic type

wastes that are picked up by a third party waste collection service on a periodic basis. The

storage, handling and management of non hazardous wastes on the subject site appear to

be adequate and conducted in compliance with applicable regulations. Non hazardous

waste therefore does not give rise to material adverse environmental risks at the subject

site.

4.19.2 Hazardous Waste

Limited quantities of used oil are generated at the subject site. The oil is stored

temporarily in a steel drum located in a locked container outside the building (Photo 18).

The used oil is picked up as needed by a specialized third party waste collection service.

The storage, handling and management of hazardous wastes on the subject site appear to

be adequate and conducted in compliance with applicable regulations. Non hazardous

waste therefore does not give rise to material adverse environmental risks at the subject

site.

4.19.3 Recyclable Materials

Recyclable materials originating at the subject site consist primarily of plastic, glass,

wood, metal, paper and cardboard and are picked up by third party collection services on

a periodic basis. The storage, handling and management of recyclable materials on the

subject site appear to be adequate and conducted in compliance with applicable

regulations. Recyclable materials therefore do not give rise to material adverse

environmental risks at the subject site.



4.20 Special Attention Items

4.20.1 Polychlorinated Biphenyls

Polychlorinated Biphenyls were once widely used as dielectric and coolant fluids, for

example in transformers, capacitors and electric motors. Due to their inherent toxicity and

classification as a persistent organic pollutant, PCBs have not been manufactured in

North America since 1977 and their use as a constituent in new products manufactured in

or imported into Canada was prohibited by regulations in 1977 and 1980.

Contamination resulting from PCBs can arise from certain older electrical equipment

manufactured prior to 1978 that uses dielectric fluids containing these persistent organic

compounds. Although a commonly identified source of PCB contaminated oils is

primarily large scale electrical transformers such as those mounted on utility poles, a

smaller potential source of PCBs is fluorescent lamp ballasts.

Canadian federal regulations have set specific deadlines for ending the use of PCBs in

concentrations at or above 50 mg/kg, eliminating all PCBs and equipment containing

PCBs currently in storage and limiting the period of time PCBs can be stored before

being destroyed. The labeling and reporting requirements for PCBs provide necessary

information to monitor progress toward end-of-use targets. Current regulations also

establish sound practices for the management of equipment containing less than 50 mg/kg

PCB until their eventual elimination, to prevent contamination of dielectric fluids and

dispersion of PCBs in small quantities into other liquids.

A number of dry-type transformers were observed throughout the facility. No equipment

potentially containing PCB was observed during the inspection. Given the age of the

building, PCB containing equipment such as fluorescent light ballasts are unlikely to be

present.



4.20.2 Ozone Depleting Substances and Greenhouse Gases

Ozone-depleting substances generally contain chlorine, fluorine, bromine, carbon, and

hydrogen in varying proportions and are often described by the general term

“halocarbons”. Substances such as chlorofluorocarbons, carbon tetrachloride and methyl

chloroform are significant synthetic ozone-depleting gases that have been used in many

applications including refrigeration, air conditioning, foam blowing, cleaning of

electronics components and as solvents. Another significant class of synthetic

halocarbons are commonly known as “halons”, which contain carbon, bromine, fluorine,

and, in some cases, chlorine and have been mainly used as fire extinguishers.

These substances do not easily break down in the lower atmosphere and can remain

present for up to 120 years or more. Once they reach the stratosphere, ultraviolet

radiation breaks down these molecules liberating chlorine or bromine which, in turn,

promote the breakdown of ozone.

Of particular concern is chlorodifluoromethane, which is a refrigerant also known as

HCFC-22 or R-22. The use of R-22 is gradually being phased out due to its relatively

high ozone depletion potential and its status as a potent greenhouse gas. Some systems,

however, still use R-22 refrigerant even though it is no longer commercially produced.

R-22 will become increasingly scarce and significantly more expensive within the next 3-

5 years. Consequently, all equipment using this refrigerant will eventually need to be

retrofitted or replaced.

The office portion of the subject building is cooled with several roof mounted HVAC

units as well as supplementary air conditioning units. Although the type of refrigerant

used is unknown, according to the site contact, these units are maintained on a regular

basis by qualified technicians and are therefore unlikely to constitute a material adverse

environmental risk.



4.20.3 Asbestos Containing Materials

Asbestos is a fibrous mineral that was commonly used for thermal insulation in older

buildings. As a solid, non-friable mineralogical compound, asbestos presents little hazard

when undisturbed. However, dusts created when friable asbestos is disturbed carry

microscopic fibers that create a long-term health risk to exposed persons.

Since 1980, the use of asbestos has been prohibited by the Hazardous Products Act in

many consumer products where asbestos containing dust particles may be released during

normal use of these products. In this context, many buildings constructed before 1980 are

likely to have asbestos containing materials present in their building materials.

No asbestos containing material was observed in the subject building. Given the age of

the subject building, ACM is unlikely to be present.

4.20.4 Urea Formaldehyde Foam Insulation

Urea formaldehyde foam insulation was originally developed in Europe in the 1950s as

an improved means of insulating difficult-to-reach cavities in building walls. In Canada,

UFFI was typically retrofitted into existing buildings and was prepared at the building

site. Urea formaldehyde resin, a catalyst and compressed air would be injected into the

wall cavity, usually from the exterior, and allowed to expand within the wall cavity filling

in any air gaps and voids. In some cases, excess formaldehyde, an irritant gas, would be

released into the building during curing of the UFFI, resulting in adverse health effects

for some building inhabitants. Most UFFI installations were done in Canada between

1977 and 1980, when the product was eventually banned. UFFI use since 1980 is

uncommon.

No material believed or suspected to contain UFFI was observed during the site visit and

no evidence that UFFI may have been installed in the past was observed.



4.20.5 Lead

The three main sources of lead exposure in buildings come from water, soil and paint or

paint dust. Although typical concentrations of lead in drinking water supplies in Canada

are very low, significant levels of lead in drinking water can result from the use of lead

solder in plumbing, lead service connections or the use of lead pipes in the building. Lead

was, at one time, the material of choice for use in service connectors. It was commonly

employed prior to 1920 and 50% lead solder was routinely used in the plumbing trades

until the late 1980s.

Due to the historic use of leaded gasoline, urban soils, especially near major highways,

may have higher lead levels than in rural areas. Soil near some industrial areas can also

be high in lead and the soil around buildings with painted siding can become

contaminated over time due to paint deterioration or refinishing activities.

Although lead was customarily added to domestic and industrial paints up to the late

1960s, it is rare for buildings constructed after 1960 to have significant quantities of

leaded paint. Paint chalks, peels or is eroded over time, especially in high-friction areas

such as windows, doorways, stairwells and painted flooring. Exterior painted surfaces

such as porches and railings can deteriorate due to weathering, creating lead dust hazards.

Lead dust may be created during renovations.

Painted surfaces were observed to be in good condition. Given the age of the building,

lead based paints and lead piping is unlikely to be present.



4.20.6 Radon

Radon is an odourless, colourless gas resulting from the decay of radioactive uranium,

and is itself a radioactive element. It creates a health hazard in certain areas where the

local geology is characterized by uranium-rich bedrock such as granites. Such areas with

an elevated risk of radon accumulation in households are typically well defined by local

geology and radon incidence histories.

The local geology is not commonly identified with the generation of radon gas.

4.20.7 Mould

Moulds are fungi, a group of common organisms that also includes mushrooms and

yeasts. They are prevalent in nature and are carried indoors from the outside. More than

270 species of mould have been identified in buildings in Canada. Mould can grow

indoors in wet or damp areas, including ceiling tiles, carpets, insulation material, wood

and drywall. Most common types of moulds are not generally harmful to healthy

individuals. However, exposure to mould can cause adverse health effects depending on

overall health, age and the amount of time an exposed person spends in the affected area.

No apparent mould growth was observed in any of the accessible areas that were

inspected at the time of the site visit.

4.20.8 Noise and Vibration

Noise and vibration generated on site may create adverse impacts to neighbouring

properties resulting in a potential environmental liability for the property owner or

occupant. Adjacent sources of excessive noise and vibration may diminish the value or

functionality of the subject site.

No sources of excessive noise and vibration were identified on site at the time of the site

inspection.



4.20.9 Electromagnetic Fields and Ionizing Radiation

Electromagnetic fields created by power lines and electrical equipment and ionizing

radiation created by nuclear sources, often found in industrial measurement equipment

among other devices, have been associated with certain adverse health effects in

individuals, resulting in environmental liabilities for the property owner.

No apparent radiation sources or sources of electromagnetic fields were identified during

the course of the site inspection.



5.0 CONCLUSIONS AND RECOMMENDATIONS

5.1 Conclusions


conduct a Phase I Environmental Site Assessment of an industrial property located at 187

Richer Street in Montréal, Québec. This study was undertaken at the request of Mr. Elvis

Rokov of 9143-0843 Québec Inc, potential purchaser of the property, in the context of an

anticipated real estate transaction.

The current mandate was intended to identify potential sources of contamination on the

subject site. It consisted of an inspection of the property and surrounding areas, an in

person interview with a site representative and historical research regarding former uses

of the site.

The inspection, interview and historical research have revealed the following:


Lachine borough of Montréal, Québec. The subject site occupies renovated lots 1 702

863, 1 702 959, 1 702 968 and 3 216 284 of the Cadastre de Québec. The

approximate geographic coordinates are 45°27’00” latitude and -73°39’56” longitude.


occupies a total surface area of 23,230.6 m2. The property occupies both sides of

Richer Street. An industrial building is currently erected on the western side of the

subject site and occupies approximately 15% of the total surface area. An office

trailer is also located on the southern portion of the property along Richer Street. At

the time of the site visit, exterior surfaces were entirely covered with snow and ice.

According to Mr. Yvan Poissant, a representative of the property owner, exterior

surfaces around the building are finished with asphalt paving. The northern end of the

property, the eastern parking area and the southern portion of the property are gravel



covered. According to the Lachine borough zoning map, the subject site is zoned I-

606, which is described as “mixed commercial and industrial”.


Historical research revealed however that the subject building was constructed with a

smaller footprint between 1979 and 1981, and was developed in its current

configuration by 1990. The building is of steel and concrete construction resting on a

concrete slab on grade and consists of a three-storey front office section and a single

storey double-height warehouse. An attic is present over the warehouse. The roof is

slightly sloped and exterior walls are finished with concrete and metal siding. A

single-storey steel trailer is located on the southern portion of the property and is used

as office space. A steel storage shed and a diesel fueling station are located adjacent

to the office trailer.



and both the northern and southern portion of the property are leased to C.T.R.C.

Services Ltée, which stores and repairs steel containers.


HVAC systems, supplemented by electric baseboard units. Cooling on the upper floor

is also supplemented by an independent air conditioning system. The warehouse is

heated with two independent gas-fired forced-air furnaces, locally supplemented with

gas-fired space heaters and electric baseboards. The office trailer on the southern

portion of the subject site is heated with electric baseboard units.

No staining attributable to hazardous materials was observed on exterior surfaces at

the time of the site visit. Minor hydrocarbon staining was observed on the interior

concrete floor. The floor near the staining was observed to be in good condition and

this staining is unlikely to constitute a material environmental concern for the subject

site.



No underground storage tanks were observed on the property at the time of the site

visit, and none were reported to have been present in the past.

Numerous 200 L plastic and steel drums were observed inside the subject building

and outside in the western portion of the yard. Most of these drums were observed to

be empty, used to store domestic waste or metal waste, or used to store hydraulic oil.

A steel drum used to store used oil was observed inside a locked container on the

western portion of the yard. Numerous 20 L jerrycans used to store fuel were

observed inside the building and inside storage containers on the subject site.

The storage, handling and management of hazardous materials, hazardous waste, non-

hazardous waste and recyclable material at this site appear to be adequate and

conducted in compliance with applicable regulations, and are therefore unlikely to

constitute a material adverse environmental risk.

The following key observations were made:

A 3,000 L aboveground storage tank was observed near the office trailer on the

southern portion of the property. The single wall welded steel tank is used to store


observed around the tank, but spill protection in the form of secondary containment

was observed. No hydrocarbon staining was observed around the tank, and no

hydrocarbon odours were detected in its vicinity.

Current and past site activities are listed in Schedule III of the RPRT. These activities

correspond to NAICS codes 811199 “All Other Automotive Repair and Maintenance

(only Bus, Truck and Heavy Vehicle Fleets and Motor Vehicle Dealers)”, 332999

“All Other Miscellaneous Fabricated Metal Product Manufacturing” and “Motor Fuel

Dispensing Outlets (Self-Serve Facilities, Unattended Self-Serve Facilities, Airport

Outlets, User Outlets, Marina Outlets and Service Stations) as defined in section 8.01

of the Construction Code and governed by that Code”.



The review of the historical city directories revealed that various entities have

occupied the eastern and western adjacent properties which may constitute material

adverse environmental risks to, or in relation to, the subject site. These include a truck

maintenance garage and a machinery workshop on the eastern adjacent properties and

a waste disposal facility on the western adjacent property.

The review of historical aerial photographs confirmed the presence of a waste

disposal facility on the western adjacent property from the late 1960s to the late

1970s. Some debris from this facility could be observed on the subject property. This

site is also listed in the MDDEFP Soil and Industrial Waste Disposal Sites Inventory

under the file name “Ancien dépotoir de Lachine” and the wastes stored on side

include mixed industrial waste, household garbage and foundry sand.

The review of historical aerial photographs also indicated that the subject site was

mostly used for the storage of unidentified materials and debris prior to its

construction.

Two 2,300 L aboveground storage tanks were observed outside at the northwest

corner of the subject building. The single wall welded steel tanks were observed to be

in fair condition. Evidence of rusting could be observed at their base. According to

Mr. Poissant, the tanks have been empty and unused for many years. No hydrocarbon

staining was observed under the tanks, and no hydrocarbon odours were detected in

the vicinity of the tanks.

According to Mr. Poissant, an oil-water separator was previously present in the

northern portion of the building where the maintenance garage used to operate. It is

unknown if the separator is still present at the subject site.

The nature of any prior heating systems at the subject site is unknown. It is possible

that oil fired heating systems may have been present in the past.



No suspected asbestos containing material, lead based paint, lead piping, UFFI or

suspected PCB containing equipment were observed during the site visit. Given the

age of the subject building, these materials are unlikely to be present.

Based on these findings, we can conclude that as of the date of preparation of this Phase I

ESA, the industrial property located at 187 Richer Street in Montréal, Québec is not free

of material environmental concern.

5.2 Recommendations

1. A Phase II Environmental Site Assessment, as defined in CSA Z769-00 (2008), is

recommended on the subject site. The recommended Phase II ESA should focus on,

but not necessarily be limited to, the potential impacts of past activities undertaken on

the subject site and on adjacent properties.

2. The two abandoned ASTs should be dismantled and disposed of in accordance with

applicable regulations.

3. The presence of an oil-water separator at the subject site should be verified. Should

the oil-water separator be found in place, it should be inspected by a specialized

contractor.

4. In the event that the vocation of the subject site is changed or in the event of a

cessation of any listed activity on the subject site, applicable provisions of Section

IV.2.1 of the Loi sur la Qualité de l’Environnement will be triggered. Consequently,

the undertaking of a comprehensive site characterization attested by an MDDEFP

recognized expert becomes a legal obligation.



6.0 STUDY VALIDITY AND LIMITATIONS

6.1 Study Limitations

This environmental site assessment is based on results acquired according to the methodology set out in this report and upon information, presumed to be correct, that was provided by people interviewed during the course of this study. The opinions presented in this report were arrived at by using generally accepted engineering and scientific principles, practices and judgment. However, because of the inherent uncertainty in this process, no guarantee of conclusion is intended or can be given.

All findings and conclusions stated in this report are based on the facts and circumstances as they existed during the time period of the study and the limits imposed by the scope of work, the budget and the work schedule. This report is not intended to be exhaustive in scope or to imply a facility that is free of all environmental risk. Any change in fact or circumstances upon which this report has been based may adversely affect the findings and conclusions expressed herein.

6.2 Reliance and Third Party Use

Any use of this report by a third party and all decisions taken by a third party based on this report are the responsibility of the third party. We accept no responsibility for any damages that may occur to a third party resulting from decisions based on this report.

D&G Enviro-Group Inc. January 17, 2014 ________________________________ Claude Lamy Morissette, P.Geo., M.Sc. Project Manager ________________________________ Eric Denman, Eng., MBA, EP, CRM Vice President and Project Manager

OIQ Permit #25691



REFERENCES

Canadian Standards Association (CSA)

Phase I Environmental Site Assessment. CSA Z768-01 (R2012), 2001. Phase II Environmental Site Assessment. CSA Z769-00 (R2008), 2000.

Laws and Regulations of Québec

Loi sur la qualité de l’environnement, Section IV 2.1 (chapitre Q-2, 2002) http://www2.publicationsduquebec.gouv.qc.ca/dynamicSearch/telecharge.php?type=2&file=/Q_2/Q2.html

o Règlement sur l'enfouissement et l'incinération de matières résiduelles (Q-2., r. 19) http://www2.publicationsduquebec.gouv.qc.ca/dynamicSearch/telecharge.php?type=3&file=/Q_2/Q2R19.HTM

o Règlement sur les matières dangereuses (Q-2, r. 32) http://www2.publicationsduquebec.gouv.qc.ca/dynamicSearch/telecharge.php?type=3&file=/Q_2/Q2R32.HTM

o Règlement sur les halocarbures (Q-2, r. 29) http://www2.publicationsduquebec.gouv.qc.ca/dynamicSearch/telecharge.php?type=3&file=/Q_2/Q2R29.HTM

o Règlement sur la protection et la réhabilitation des terrains (Q-2, r. 37, 2003) http://www2.publicationsduquebec.gouv.qc.ca/dynamicSearch/telecharge.php?type=3&file=/Q_2/Q2R37.HTM

Loi sur le bâtiment (L.R.Q. chapitre B-1.1)

http://www2.publicationsduquebec.gouv.qc.ca/dynamicSearch/telecharge.php?type=2&file=/B_1_1/B1_1.html

o Code de construction (c. B-1.1, r. 0.01.01) http://www2.publicationsduquebec.gouv.qc.ca/dynamicSearch/telecharge.php?type=3&file=/B_1_1/B1_1R0_01_01.HTM

o Code de sécurité (c. B-1.1, r. 0.01.01.1) http://www2.publicationsduquebec.gouv.qc.ca/dynamicSearch/telecharge.php?type=3&file=/B_1_1/B1_1R0_01_01_1.HTM

Ministère du Développement durable, de l’Environnement, de la Faune et des Parcs du Québec (MDDEFP)

Guide de caractérisation des terrains : http://www.mddefp.gouv.qc.ca/sol/terrains/guide/guidecaracterisation.pdf

Politique de protection des sols et de réhabilitation des terrains contaminés: http://www.mddefp.gouv.qc.ca/sol/terrains/politique/index.htm

Répertoire des terrains contaminés: http://www.mddefp.gouv.qc.ca/sol/terrains/terrains-contamines/recherche.asp

Répertoire des dépôts de sols et de résidus industriels: http://www.mddefp.gouv.qc.ca/sol/residus_ind/recherche.asp

Système d’information hydrogéologique (SIH): http://www.sih.mddefp.gouv.qc.ca/



Laws and Regulations of Canada

Canadian Environmental Protection Act (S.C. 1999 c.33):

http://canlii.ca/en/ca/laws/stat/sc-1999-c-33/latest/sc-1999-c-33.html

o Ozone Depleting Substances Regulations (SOR/99-7, 1998)

http://canlii.ca/en/ca/laws/regu/sor-99-7/latest/sor-99-7.html

o PCB Regulations (SOR/2008-273) :

http://canlii.ca/en/ca/laws/regu/sor-2008-273/latest/sor-2008-273.html

Hazardous Products Act (R.S.C., 1985 c. H-3):

http://www.canlii.org/en/ca/laws/stat/rsc-1985-c-h-3/latest/rsc-1985-c-h-3.html

Régie du bâtiment du Québec (RBQ)

Liste des titulaires d’un permis d’utilisation pour des équipements pétroliers à risque élevé: http://www.rbq.gouv.qc.ca/equipements-petroliers/liste-des-titulaires-dun-permis-dutilisation.html

Répertoire des sites d’équipements pétroliers: http://www.rbq.gouv.qc.ca/equipements-petroliers/registre-des-sites-dequipements-petroliers.html

Bibliothèque et Archives nationales du Québec (BANQ)

Annuaires Lovell de Montréal et sa banlieue : http://bibnum2.banq.qc.ca/bna/lovell/index.html

Collection numérique de cartes et plans : http://services.banq.qc.ca/sdx/cep/accueil.xsp?db=notice

Carte Index: http://www.banq.qc.ca/collections/cartes_plans/ressources_BAnQ/doc_cartographiques/plans_carte_index/index.html?language_id=3

Liste des plans d’assurance incendie : http://www.banq.qc.ca/collections/cartes_plans/ressources_BAnQ/doc_cartographiques/doc_assurance/index.html?language_id=3

Liste des principales cartes utiles à la recherche pour la ville de Montréal : http://www.banq.qc.ca/collections/cartes_plans/ressources_BAnQ/doc_cartographiques/index.html

Maps and Plans

Bériault, A. and Simard, G. (1978). Carte hydrogéologique de L’Ile de Montréal et des Iles Perrot et Bizard. Gouvernement du Québec, Ministère des Richesses Naturelles, Direction Générale des Eaux.

Bing Maps : http://www.bing.com/maps

Fulton, R. J. (1995). Surficial Materials of Canada, Geological Survey of Canada, “A” Series Map.

Globensky, Y. (1985). Géologie des Basses-Terres du Saint-Laurent, Direction de la Géologie, Québec, MM85-02.



Google Maps : http://maps.google.ca/maps

McCormack, R. (1986). Carte de Vulnérabilité des Eaux Souterraines à la Pollution, Montréal. Ministère de l’Environnement du Québec, Direction des eaux souterraines et de consommation.

Prest, V. K.; Hode-Keyser, J. (1975). Carte géologique des Dépôts meubles de l’Île de Montréal. Geological Survey of Canada.

Prest, V. K.; Hode-Keyser, J. (1975). Courbes montrant l’épaisseur des Dépôts meubles de l’Île de Montréal. Geological Survey of Canada.

Underwriters Survey Bureau Limited. (May 1907, October 1913, May 1972). Fire Insurance Map of Montréal Island and Vicinity. Rockfield, Québec; Ville St. Pierre, Québec; Lachine, Québec.

Underwriters Survey Bureau Limited. (January 1963). Fire Insurance Map of the City of Montréal, Quebec. Volume 17 (Ville St. Pierre).

Ville de Montréal (novembre 1949). Carte d’utilisation du sol – Ville de Montréal. Service de l’habitation et de l’urbanisme. Planches # 36-60.

Other Consulted Documents

Treasury Board of Canada Secretariat - Federal Contaminated Sites Inventory: http://www.tbs-sct.gc.ca/fcsi-rscf/home-accueil-eng.aspx

Québec Municipal – Rôles d’évaluation: http://www.quebecmunicipal.qc.ca/index.asp?module=ressources&categorie=17

Registre des entreprises du Québec : http://www.registreentreprises.gouv.qc.ca/fr/default.aspx

Répertoire d’entreprises du Québec: http://www.icriq.com/fr/index.html

Registre foncier du Québec: http://www.registrefoncier.gouv.qc.ca/Sirf/

Système de classification des industries de l'Amérique du Nord Canada 2002 : http://www.statcan.gc.ca/subjects-sujets/standard-norme/naics-scian/2002/naics-scian-02index-fra.htm.

Ville de Montréal : http://ville.montreal.qc.ca/

Aerial Photographs:

Flight path Photo Number Scale Year A2254 34 1:18,000 1930 A12582 7 1:9,600 1950 A16736 121 1:12,000 1959 A18762 19 1:9,600 1965 PS8262 102 1:12,000 1969 Q71305 246 1:4,000 1971 PS8511 216 1:12,000 1973 Q79502 99 1:5,000 1979 Q81883 1 1:5,000 1981 GPI9001 91 1:10,000 1990 GFR9601 87, 88 1:5,000 1996 HM-2002-CAN-4001 143 1:8,000 2002 AS05105 72 1:10,000 2005



Appendix I – Site Photographs – January 3, 2014



Photo 1: View of the subject building. View toward the northwest.

Photo 2: View of the western property limit. Notice the height of the western adjacent property.

Photo 3: View of the parking area on the eastern portion of the subject site and the eastern adjacent property.

Photo 4: View of the eastern property adjacent to the southern portion of the subject site.



Photo 5: View of limited surficial staining on the interior concrete floor.

Photo 6: View of the old oil-water separator in the northern portion of the warehouse.

Photo 7: View of the gas-fired forced air heating system in the northern portion of the warehouse. A similar system is also located in the southern portion of the warehouse.

Photo 8: View of a gas-fired space heater inside the warehouse.



Photo 9: View of the Gaz Métropolitain installations.

Photo 10: View of an electric baseboard heater in the office trailer.

Photo 11: View of two aboveground storage tanks at the northwest corner of the subject building.

Photo 12: View of a diesel storage tank near the office trailer. This tank is used as a local fueling station.



Photo 13: View of supplementary storage containers.

Photo 14: View of jerrycans stored on the subject site.

Photo 15: View of shipping containers stored on the subject site.

Photo 16: View of building maintenance supplies stored in the warehouse.



Photo 17: View of the refuse compactor. Photo 18: View of the used oil drum stored in a container on the subject site.



Appendix II – Property Title Search Documents



Appendix III – Regulatory Correspondence

N.B. : Les demandes de date d’installation sont traitées en 10 jours ouvrables. Veuillez s’il-vous-plaît soumettre une seule adresse civique par demande.

Service de la Géomatique / Archives Montréal Tél. 514 598-3038 Téléc. 514 598-3619

Demande de date d’installation

Adresse

Date Installation Date Disjonction

187 rue Richer, Lachine

1990-11-07

Nom : Joanne Viens

: 514-932-1688

: 514-932-1911

: [email protected]



Appendix IV – Consulted Documents



Subject Site Municipal Valuation Roll



Subject Site Municipal Valuation Roll (cont.)



Zoning Map of the Subject Site

The red dashed lines represent the approximate subject site property limits.



Zoning details for the Subject Site



RBQ Petroleum Equipment Installation Files Located within 300 m of the Subject Site

Civic Number

Street Type Street NameRBQ File Number

Distance from Subject Site

145 Rue Richer 605166 60 m

400 Rue Norman 407495 160 m

220 Boulevard Montréal-Toronto 605858 170 m

360 Rue Norman 600277 260 m



RBQ High Risk Petroleum Equipment Permit Holders Located within a 300 m radius of the subject site

Name of Permit HolderRBQ File Number

Site AddressPermit

Issuing DatePermit

Expiry Date

Authorized Capacity

(litres)

Number of Tanks


Les enterprises Canbec construction inc

605166 Les Entreproses Canber Construction inc.145, Rue Richer Lachine (Québec) H8R 1R4

21/06/2013 20/06/2015 40,800 3 60 m

3242781 Canada inc. 605858 Spinelli Honda220, Boul Montréal-Toronto Lachine (Québec) H8S 1B8

10/09/2013 09/09/2015 4,540 1 170 m

Courrier Purolator ltée 600277 Courrier Purolator ltée360, Rue Norman Lachine (Québec) H8T 1A1

01/04/2013 31/03/2015 22,700 1 260 m



Provincial Soil and Industrial Waste Disposal Sites Located within a 300 m radius of the Subject Site

File Name Address Nature of Contaminants Nature of ResidueDistance from

Subject Site (m)

Ancien dépotoir de Lachine

Rue Norman (près de limites de Ville Saint-Pierre)

Biphényles polychlorés (BPC), Composés phénoliques*, Hydrocarbures aromatiques polycycliques*, Hydrocarbures pétroliers C10 à C50, Métaux*

Mixte industriel, Ordures ménagères, Sable de fonderie

0 m

Anachemia ltée (terrain de la cie)

135, rue Richer Hydrocarbures pétroliers C10 à C50, Métaux*, Solvants*

Mixte industriel 100 m



Provincial Registered Contaminated Sites Located within a 300 m radius of the Subject Site



Provincial Registered Contaminated Sites Located within a 300 m radius of the Subject Site (cont.)

File Name and Number

Address Nature of Contaminants - SoilRemediation (R) & Soil

Quality after Remediation (Q)


Terrain de la Pépinière Caporicci (Anachemia)

135, rue Richer Lachine

45.4501789792-73.6617533634

400, rue Norman, Montréal

400, rue Norman Lachine

45.4477519199-73.6627099104

Camionnage Atomic inc.

400, rue Norman Lachine 45.4477519199-73.6627099104

northem télécom 222, boulevard Montréal-Toronto Montréal 45.4467337288-73.6666307998

Spinelli 222, boulevard Montréal-Toronto Montréal 45.4467337288-73.6666307998

Les Équipements d'incendie Wildfire inc.

1100, rue Norman, bureau 200 Lachine 45.4494732922-73.6718867326

Les Industries Wajax ltée

1100, rue Norman Lachine 45.4489595699-73.6724221137

R : Non terminée 100 m

10044

2870

2914

Hydrocarbures pétroliers C10 à C50

160 m

160 m

R : Non terminéeHydrocarbures aromatiques polycycliques*, Hydrocarbures aromatiques volatiles*, Hydrocarbures pétroliers C10 à C50, Métaux*Hydrocarbures pétroliers C10 à C50

300 m

Cuivre (Cu), Hydrocarbures aromatiques polycycliques*, Hydrocarbures aromatiques volatiles*, Hydrocarbures pétroliers C10 à C50, Plomb (Pb)Hydrocarbures aromatiques polycycliques*, Métaux*



300 mBenzène, Toluène, Xylènes (o,m,p)

R : Terminée en 1996 Q : > C

Benzène, Hydrocarbures pétroliers C10 à C50

R : Terminée en 1996 Q : Plage B-C

R : Non terminée

3154

2830

8869

3155



Registered Wells Located within 1000 m of the Subject Site

Well #

X Coordinate (Degrees)

Y Coordinate (Degrees)

Well IDDiameter

(cm)Depth

(m)Static

Level (m)Flow

(L/Min)

1 -73.66312 45.44920 2000-110-53409687 15.2 112.5 -6.71 113.52 -73.66246 45.45009 2002-110-53401674 15.2 122 -3.05 1.53 -73.66207 45.45027 2002-110-53401673 15.2 45.7 -3.05 272.4



Appendix V – Assessor Qualifications



Eric Denman, Eng., MBA, EP, CRM Mr. Eric Denman is Vice President and Partner at D&G Enviro-Group Inc. Mr. Denman is a chemical engineer, graduate of McGill University, with more than 35 years experience in chemical plant management, operations management, project management and environmental risk management consulting. A registered professional engineer, member of the Order of Engineers of Québec and holder of both the Environmental Professional (EP) designation of the Canadian Environmental Certification and Approvals Board (CECAB) and the Canadian Risk Management (CRM) designation of the Global Risk Management Institute (GRMI), Mr. Denman oversees the technical operations of the firm and manages the professional activities of a multidisciplinary team of environmental consulting personnel. Mr. Denman has provided a wide range of environmental services from environmental management strategy to compliance auditing. Projects undertaken for industrial, commercial and residential clients include Phase I and Phase II Environmental Site Assessments, UST removals, site remediations, environmental due diligence studies for corporate mergers and acquisitions, environmental risk assessments for insurers, and the rendering of expert opinions on non standard environmental matters. Mr. Denman has also served as an expert witness in various litigations involving complex environmental matters. In addition to his consulting career, Mr. Denman, also the holder of an MBA degree, has held positions of increasing responsibility up to and including Plant Manager, Manufacturing Manager and Vice-President, Operations in a number of publicly traded multinational corporations. Carole Choiniere, Gr. Dipl. EIA, EP Ms. Carole Choiniere is an Environmental Specialist and Senior Project Manager at D&G Enviro-Group Inc. She holds a graduate diploma in Environmental Impact Assessment from Concordia University and has ten years experience in project management and environmental consultation. Ms. Choiniere is holder of the Environmental Professional (EP) accreditation from the Canadian Environmental Certification and Approvals Board (CECAB). Ms. Choiniere performs certain technical activities of the company including the preparation of work plans and cost estimates, direct communication with clients, management and supervision of work sites, the coordination of various subcontractors and the training of technicians. As a consultant, Ms. Choiniere has provided a wide range of professional services. Projects undertaken for industrial, commercial and residential clients include Phase I, Phase II and Phase III Environmental Site Assessments, environmental site remediation,



underground and aboveground storage tank removals, environmental due diligence studies for corporate mergers and acquisitions, environmental risk assessments for insurers and requests for certificates of authorization from the Ministère du Développement durable, de l’Environnement, de la Faune et des Parcs (MDDEFP). She has completed over 750 projects of this kind. Ms. Choiniere is very familiar with the requirements of CSA Standards Z768-01 (R2012) and has extensive experience in all aspects of the undertaking of Phase I ESAs. In addition, Ms. Choiniere has a thorough understanding of CSA Standard CSA Z769-00 (2008) for the undertaking of Phase II ESAs and extensive knowledge and experience in the interpretation of the applicable guidelines and standards of the MDDEFP which govern all aspects of environmental investigation, site characterization and site remediation. Claude Lamy Morissette, P.Geo., M.Sc. Ms. Claude Lamy Morissette is an Environmental Geologist and Project Manager at D&G Enviro-Group Inc. She holds a bachelor’s degree in geology from McGill University and a master’s degree in hydrology from the University of Nevada Reno. She has experience in the undertaking of Phase I and Phase II Environmental Site Assessments and environmental risk assessments for insurers. Ms. Lamy Morissette is a registered geologist with the Ordre des Géologues du Québec. She has approximately five years experience in mining exploration and has participated and managed numerous field programs, including drilling and sampling of soil, sediment and water, both in Canada and internationally. Ms. Lamy Morissette is familiar with the requirements of CSA Standards Z768-01 and Z769 and has good experience in the conducting of Phase I ESAs. Her particular specialty is the undertaking of detailed historical research, including the review of aerial photographs, city directories, fire insurance plans and land usage maps as well as the evaluation of data retrieved from regulatory databases. She has participated in and contributed to over 100 such studies for a variety of industrial, commercial and residential clients.

13-3867 Phase I ESA - 187 Richer · PDF fileStandards Association in their standard Z768-01...

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Transcript of 13-3867 Phase I ESA - 187 Richer · PDF fileStandards Association in their standard Z768-01...