BRUCE A. BROWN ASSOCIATES LIMITEDConsultants in the Environmental and Applied Earth Sciences

109 Vanderhoof Avenue - Suite Two, Toronto, Ontario, M4G 2H7TEL (416) 424-3355 FAX (416) 424-3350 babal@inforamp.netwww.brownassociates.ca

Phase I Environmental Investigation34-52 Southport Road. City of Toronto (Swansea)

Prepared for Gemini Urban Design Corporation

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Project 02*2664April 8, 2002

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Environmental Investigation. Engineering. Laboratory Services If Property Auditing j; Site Decommissioning[I Environmental Assessment II Remediation Investigation and Supervision I Waste and Wastewater Management I: Private Wastes Systems Design

Table of Contents

Executive Summary .

I .0 Introduction 3

2.0 Site Description 4

3.0 Records Review 5

3. I ERISEcolog and other Regulatory files 8

3.2 SubsurfaceConditions I0

4.0 Site Visit II

5.0 Building Inspection , I I

5.1 Polychlorinated Biphenyls (PCBs) , .. " 14

5.2 Asbestos Containing Materials , " 145.3 Lead, Ozone Depleting Substancesand Urea Foam Formaldehyde Insulation 15

6.0 Recommendations , 16

7.0 Qualification , .. , 18

8.0 Closure , 18

BRUCE A. BROWN ASSOCIATES LIMITEDConsultants in the Environmental and Applied Earth Sciences

109 Vanderhoof Avenue - Suite Two, Toronto, Ontario, M4G 2H7TEL (416) 424-3355 FAX (416) 424-3350 babal@inforamp.netwww.brownassociates.ca

April 8,2002Project 02*2664

Gemini Urban Design Corporation70 EastBeaver Creek Road Unit 2Richmond Hill, ONL4B I G6

Attention:

Dear Sir;

Mr. Ken Slater

Re: Phase I Environmental Site Evaluation,34-52 Southport Street. City of Toronto (Swansea)

Executive Summary

Bruce A Brown Associates Limited completed a Phase I Environmental Site Assessment for 34-52

Southport Street in the City of Toronto (formerly Village of Swansea).The scope of the work included

documents reviews for historical land use, occupancy data and a visual inspection of the site. The Phase

I investigation was conducted in conformance with the CSA Phase I standard (Z768-94), therefore no

intrusive investigations or destructive testing such as drilling, soil boring or coring into walls, roof

membranes or other parts of the structure were carried out.

The subject site is found midway on the west side of Southport Street in Swansea. The existing retail

shopping plazawas under construction in October of 1969 and consistsof a one storey brick clad slab-

on-grade concrete block building. Unit 34 hasa partial mezzanine level and the Valu-mart grocery store

has a second level to the rear of the building. An addition to the original development, which has a retail

drug store astenant, was constructed afew years after the balance of the development Previous to this,

the site was part of the Dominion Sewer Pipe Company Limited and was used originally as a borrow

source for clay material for pipe fabrication and later as a storage yard for its manufactured vitrified clay

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PhaseI EnvironmentalSiteEvaluation,34-52 Southport Street, City of Toronto (Swansea) Page 2

pipe. The kilnsand coal storage areasassociatedwith the manufacturing appear to have been restricted

to sites to the south and west of the subject lands. In 1890, the property and surrounding lands were a

marshy area, contiguous to the Humber River.

The site is located in a mixed commercial and residential area with relatively recently constructed

apartments or condominiums located to the north, and south of the site, and a parkette and mixed

residential development on the east side of Southport. To the west of the site is a vacant lot, formerly

a right-of-way for the Grand Trunk Railway and to the west of that a street of small industrial buildings

dating from the early I960's, many of which are now quasi-commercial.

SwanseaCleaners and Laundry isa dry cleaning operation located on site at 42 Southport Street and has

been in operation sincethe early I970's. Dry cleaning processesand laundering of clothing isperformed

on site and likely has been since the shop's opening. Aside from this, the balances of tenancies on the

site and useson immediately neighbouring properties are not identified as having any adverse impact on

the subject site.

The plaza has had a varied history of tenants including Boomline Pets & Supplies, Call-Tellinc., Italian

Bakery & Deli, Shoppers Drug Mart, SwanseaDental Office, Target FinancialLeasing,Canada Post. South

Side Real Estate. Swansea Village Pizza, Video Syncrasy, Summers Sweet Memories Inc. Ice Cream

Parlour, Bill Roberts Law Office, Inter Americas Conferencing Inc, Target Financing and Call- T ec

Incorporated. From the historical data collected there were no tenants found to be of potential

environmental concem.

Minor asbestos is anticipated in the VAT floor tiles and in some ceiling tiles in units which have not been

renovated since the original construction of the building. Asbestos may also be located in the roof top

materials and in Transite chasesand drains which were not accessiblefor inspection. Minor amounts of

transite may be located in fasciaboards. PCB materials are anticipated in fluorescent lamp devices found

throughout most of the building. From the ageof these devices, it is likely that about 75-80% wi II be PCB

Phase I Environmental Site Evaluation,34-52 Southport Street, City of Toronto (Swansea) Page 3

devices which require sorting and consolidation for haulageand destruction by a licenced contractor at

a cost of around $ 12 per ballastwhen taken out of service.

The sitewas believed to have originally been provided with naturalgasfueling for ceiling mounted heaters

and no evidence for UST's or evidence of such or older oil fired heating devices, were found on site. An

old, disused natural gas heater was located in the second level of the Valu-mart, adjacent to the newnatural gasheater.

Basedon this investigation the existing dry cleaningfacility and an original transformer room are the only

significantconcern. No other condition than that noted above was found which would prevent the 34-52

Southport Street property from being redeveloped for commercial or mixed commercial-residential

dwellings or for any other use for which it is physicallysuitable. As a consequence of these findings, an

additional follow-up intrusive investigation of the dry cleaners, is recommended. This would include

drilling through the floor to sample soil and groundwater conditions. It ispossible that angle holes through

the rear wall of the unit would be required as well. Although the transformer belongs to the City of

Toronto Hydro, further enquiring to determine whether it may be a PCB device is required in the event

the unit isto be decommissioned. Inthe event of a renovation or eventual demolition, an asbestos survey

would be required at a time when intrusive investigation is practical. If lamps are to be removed in

quantity, a PCB lamp ballastaudit will alsobe required to identifythose devices requiring special disposal.

I .0 Introduction

Bruce A. Brown Associates Limited (BABAL) completed a PhaseI Environmental SiteAssessment on the

Swansea Plaza property located at 34-52 Southport Street, in the City of Toronto (formerly Village ofSwansea).

The purpose of this investigationwas to conduct a non-intrusive evaluation to ( I ) determine the presence

of any hazardous, regulated or deleterious materials or other potentially hazardous conditions, (2) to

establish and document any other site condition(s) that could have an influence on the present and future

Phase I Environmental Site Evaluation,34-52 Southport Street, City of Toronto (Swansea) Page 4

use of the property, or on its realty value, (3) to determine if the site is suitable for redevelopment for

commercial and/or residentialuses,and (4) to facilitatea purchase of saleagreement between the current

owners and Gemini Urban Design Corporation.

This site investigationwascarried out pursuantto telephone conversations between Dr. Bruce A. Brown

and Mr. Ken Slaterauthorizing the investigation. This report has also been prepared within the terms of

reference set out in the Statement of Limitations, which are attached and form an integral part of this

report. This PhaseI assessmentwas carried out in general accordance with CSA standards (Z 768-94).

2.0 Site Description

The site is located within an established mixed residential andcommercial area in the City ofT oronto and

includes a large ilL" shaped plaza, known as the Swansea Plaza with municipal address of 34-52

Southport Street.

The site is located generally midway on the east side of Southport Street, just north of The Queensway

and eastof South Kingsway.The Plazawas partially occupied at the time of inspection with several stores

vacant.

The property isapproximately rectangular and comprises approximately 13,200 square metres. The site

isbounded by 45 Southport Street - The Grenadier Gardens Apartments and a smallparkette to the east,

60 Southport Street (Apartments) to the north, by 20- 22-24 Southport Street (Apartments and Condos)

to the south and by a smallvacant lot, which is a former railway right of way to the west. Beyond this to

the west is a street with small mixed commercial-industrial buildings.

Approximately 40 percent of the site is covered by the existing plaza, while the remaining area of the

property is asphalticconcrete paved parking or driveway access. Parking spaces were available for

approximately 150vehicles.

PhaseI Environmental SiteEvaluation,34-52 Southport Street, City of Toronto (Swansea) Page 5

The site has full services including natural gas, municipal water, storm and sanitary sewers. No fueling

devices or fuel storage facilitieswere noted on site or on any immediately adjoining properties. A large

transformer was located on the east side of the site.

3.0 Records Review

Historical data from air photos were obtained from the Metro Toronto Archives, Swansea Historical

Library as well as from our in-house library of insurance atlases and Mights directory property use

records.

No previous Phase I or other environmental reports were known to have been produced for this

property and no geotechnical reports were known to exist for this property.

The findings from our records review were recorded asfollows:

A historical map from 1884 indicatesthe property and surrounding properties were vacant to the west

of the site to the Humber River. The land to the east was vacant but owned by The Bolt and Iron

Company. An 1890 historical map illustrates the property asvacant and located on marshy lands with

the Toronto Belt Line Railway proposed right-of-way located on the east side of the site. Ontario Bolt

and Iron Works were establishedsouth of Queen Street andwest of Windermere prior to 1890. Queen

Street did not cross the Humber River at this time and Queen Avenue continued in Etobicoke further

to the south.

By 1908 the site remained unchanged, the railway was not yet constructed and Bay Street to the north

was opened. 1923, the land was still vacant. There was a pond located to the south of the property and

another immediately across Southport which has been constructed. There are residential dwellings

located along the east side of Southport both north and south of the pond. The Grand Trunk Railway

was located west of the site and the Dominion Sewer Pipe Company Limited facilities had been

constructed to the south of the site. A brick works was also established north of Bay Street on the east

PhaseI Environmental SiteEvaluation.34-52 Southport Street, City of Toronto (Swansea) Page 6

side of the railway. The large pond centered on Queen Street and another east if Windermere are

present at this time. Mapping from 1933 and 1939 show the entire area in use for storage of vitrified claypipe.

From 1933 to 1941, the Fire!lnsurance mapping illustratesno real changesother than clay pipes are piled

on the site. A 1947 air photo illustratesthe clay piping piled alongthe west side of Southport Street. This

photograph also indicates that the small pond on the east side of Southport has been filled and that the

Swansea dump. east of Windermere is almost capped off. The 1950 Mights Directory indicated that

Parkway Motors was located at 47 Southport Street. A 1957 map from the Village of Swansea indicates

the site in one ownership and shows RipleyAvenue west of the railway as having been subdivided.

In 1960, Parkway Motors is still located at 47 Southport Drive and Alumaplast Ltd - plasticextruders, is

located at 45 Southport Street, both located on the east side of the street. The kilns and manufacturing

plant to the southwest was demolished between 1957 and 1960 and the dance hall to the south was

constructed in 1960 or 196 I . The subject land remains vacant and there is evidence of fill placement onthe lands to the north.

By 1965 Ideal Ornamental Metal Craft is located at 45 Southport Street and Parkway Motors at 47Southport Street.

By October of 1969, a Fire!lnsurance mapping shows the plazaunder construction. Units 40 to 52 are

constructed, including a Dominion store in what is now the Valu-Mart. The 1970 Mights Directory

indicates that 45 Southport Street is vacant and there is "No Return" at 55 Southport Street. South

Kingsway Dance Hall is located to the south of the subject site and a small gasoline service station is

located at the corner of the Southport and the Queensway.

By 1975, the Swansea Plazahad expanded to the east to include Shoppers Drug Mart located at 36

Southport Street. Kingsway Burger was located at 40 Southport Street and Swan-C Dry Cleaners was

located at 42 Southport Street. 43 Southport Street was listed as "No Return". At 44 Southport Street

PhaseI EnvironmentalSiteEvaluation,34-52 Southport Street,City of Toronto (Swansea) Page 7

was Swan-C Barber Shop. The dance hall remained to the south and the two large apartments to the

north had been constructed.

In 1980 tenancies included Shoppers Drug Mart, SwanseaVariety Store, Kingsway Burger, Swan-C Dry

Cleaners, and Swan-C Barber Shop.

The 1985/1986 directory liststhe following stores in tenancy at the Swansea Plazafrom units 34-44:

Shoppers Drug Mart, PostalSubstation, FamilyVideo Place,Vittorio Pizzeria, Dwinnells, South Side Real

Estate,SwanseaVariety Store, KingswayFamily Restaurant,Swan-C Dry Cleaners, and Swan-C Barber

Shop. The dance hall to the south had been demolished in favour of the residential high rise

condominium units and the vintage single family dwellings on the east side of Southport had been

replaced with two high rise units including the Grenadier Gardens Apartments at 45 Southport Street.

The 1989 directory liststhe Shoppers Drug Mart, Postal Sub-Station,Video Syncrasy, Swansea Village

Pizza,Como's Bakery and Gourment Speciality Foods, Summers Sweet Memories Ice Cream Parlour,

South Side Real Estate,SwanseaVariety Store, Kingsway FamilyRestaurant, Swan-C Dry Cleaners, and

Swan-C Barber Shop.

A 1995 directory lists the Swansea Plaza as containing Shoppers Drug Mart, Canada Post Office

(Substation), SwanseaVillage Pizza, Como's Bakery and Gourmet Speciality Foods, South Side Real

Estate,SwanseaVariety Store, Kingsway Family Restaurant, Swan-C Dry Cleaners, and Swan-C Barber

Shop.

The 1998 directory liststhe Plazato contain Boomline Petsand Supplies,Call-T ellncorporated, Como's

ItalianBakery & Deli, LocalTelephone Company Limited, Shoppers Drug Mart, Swansea Dental Office,

Target Financial Leasing Corporation, Swansea Variety, Kingsway Family Restaurant, Swan-C Dry

Cleaners, Snipper Clippers, BMS Engineering Limited and Metro Floor Sanders.

PhaseI EnvironmentalSiteEvaluation,34-52 Southport Street, City of Toronto (Swansea) Page 8

Currently, the Swansea Plazatenants include Shoppers Drug Mart, a vacated Neighbourhood Family

Doctors-Family Medical Centre, a vacated Swansea Dental Office, a vacated South Side Realty office

which relocated elsewhere in the same plaza,avacated FamilyVideo Place,a vacated One Dollar Store,

avacated Como's ItalianBakery & Deli, SwanseaVariety, KingswayFamilyRestaurant, Cleaners-Laundry,

ClBe. and Southport Valu-Mart. At 34 Southport Street, located in the second level of the plaza are

several subunits,at Unit 200 isTelephone Company, at Unit 20 I is Bill Roberts and Law Office Suite, at

Unit 202 isTarget Financing,at 203 is Call-Tee Incorporated, at 204 is Infrastructure Financing, at Unit

205 is InterAmericas Conferencing Company and at Unit 206 is Telekeen Services Incorporated. We

were unable to gain access into the second level of 34 Swansea as Mr. Alexander Chui, the sales

representative showing the property during the inspection did not have the keys. For security reasons

we were also unable to gain access into the back of CIBC where the transformer room is located.

In summary, the surrounding landswere first developed aspart of the Dominion Sewer Pipe Company

Limited which used the land for pipe storage from about 1923 to 1956. The existing Plazawas underconstruction in 1969.

3. I ERISEcolog and Other Regulatory Files

An ERISEcolog report was commissioned to report on government and private databaseswithin close

proximity to the subject site. The searched databasesinclude the Ontario Waste Generators Summary,

the Ontario Inventory of PCB Storage Sites, a listing of Certificates of Approval, the MOE listing of

Compliances and Convictions, and the Scott's Manufacturing Directory for Ontario.

There were six industries within a 250 m radius of the site listed aswaste generators having a registered

Reg. 347 generator number, two of which are located at the Swansea Plaza; Shoppers Drug at 34

Southport Street for pharmaceuticals and Swan-C Cleaners at 42 Southport Street is listed as havingwaste generator for halogenated solvents.

PhaseI Environmental Site Evaluation,34-52 Southport Street, City of Toronto (Swansea) Page 9

Process Graphics located at 35 Ripley Avenue is listed as having a waste generator number but no

description isprovided. At 5 Southport Street, Toronto Hydro Electric Power is listed asproducing acid

waste-heavy metals, alkaline wastes - heavy metals, PCB's and oil skimmings and sludges. Corona

Company, a Division of Everthru Jewelry Company Limited located at 16 Ripley Avenue produces

alkaline waste-heavy metals, alkalinewastes - heavy metals and other specified inorganics.

Abacus Antiques Limited located at 6 RipleyAvenue had a generator number for paint/pigment/coating

residues, aromatic solvents and petroleum distillates.We note this company is no longer in business.

There were no industries on the Ontario Inventory of PCB Storage Sites(2000) within a 250 m radius

of the site listed as a PCB storage and/or disposal site. There also were no industries listed as a coal

gasification plant.

The occurrence reporting database listed Process Graphics at 35 Ripley Avenue as having an

underground storage tank leak due to a material failure contaminating soil that was subsequently

removed.

There were no industries listed asowning a private fuel storage tanks or any industries listed as having a

compliance and conviction within a 250 m radius of the site.

Scotts Manufacturing Directory lists7 different manufactures in proximity to the site. Bore Hole Survey

Systems Incorporated, located at 3 I RipleyAvenue, manufactures measuring and controlling devices and

atJ.S. Models located at 35 RipleyAvenue, they manufacture office and store fixtures, partitions, shelving

and lockers (except wood).

Interemboss Incorporated located at29 Ripley Avenue manufactures stationary product, other printing

materials, support activities for printing, bookbinding and related work, commercial printing, and

stationary, tablets and related products. Thompson Educations Publishers, located at 6 and 14 Ripley

PhaseI EnvironmentalSiteEvaluation.34-52 Southport Street, City of Toronto (Swansea) Page 10

Avenue. manufactures books. publishes and prints books. At 16 Ripley Avenue, Evertru Jewelry

manufactures jewelry. silverware and other precious metals. Abacus Antiques Limited formerly at 6

Ripley Avenue manufactured wood household furniture and upholstered wood office furniture.

Brigham Enterprises Incorporated located at25 RipleyAvenue in amanufacturing industry, not elsewhere

classifiedand performs miscellaneousmanufacturing. This company was established in 1906 and employs

6.

According to the Waste DisposalSite Inventory. there were two nearby landfills. The Queen & Riverside

Ponds Fillwas located on Queen and Riversidethat was active during the I 940'5. The Boake & Gamble

Properties Landfill was bounded by Windermere Avenue, Ellis and Queen and was active during the

I9201s, I930ls and the 19401s. These landfillswere located southeast of the site. These landfills contain

curbside municipal waste. soil and landscapeAs groundwater flow is likely moving south to southwest.

there is no anticipation of any environmental adverse effects from these landfills.

There was only one industry within a 250 m radius of the site listed as having a Certificate of Approval

(C of A). The City of Toronto. located at Southport Street and Windermere Placewas approved for a

C of A in 1992 for municipal water.

3.2 Subsurface Conditions

A review of the Quaternary Geology map number P. 2204 for Toronto and Surrounding Area indicates

that the site is located on older deep-water deposits of Thorncliffe, Scarborough and Don series

comprising mainly silt and clay. Justto the east of the site soils are influenced by modern river deposits

of sand, silt, minor gravel and organic material. To the west of the site isthe Humber River which is also

influenced by modern river deposits of sand, silt, minor gravel and organic material.

Phase I Environmental Site Evaluation,34-52 Southport Street, City of Toronto (Swansea) Page II

Regional ground water flow is likely to be south and south west towards the Humber River and Lake

Ontario. Local ground water flow could not be determined as flow and may be disrupted by the

presence of the local storm sewers or other utility corridors.

According to a I 890 Historical Map, the site was located originally on marshy lands, with a smaller pond

located to the east and Grenadier Lake located just beyond that. A 1923 fire/insurance mapping indicated

that a pond was located just south of the site and immediately to the east, just north of Windermere

Place,with another small pond and Grenadier Lakejust beyond that to the east. There was community

pressure for these small ponds to be filled in for fear of cholera and polio, which at that time was thought

to be a waterborne disease.

4.0 Site Visit

A visual inspection of the site was undertaken on Friday, March IS, 2002 by our environmental

technologist. The site visit was undertaken to identify the possible presence of certain substances such

as polychlorinated biphenyls (PCBs), asbestos-containing materials (ACMs), lead, ozone-depleting

substances(ODSs), and urea foam formaldehyde insulation (UFFI).

The 34-52 Southport Street site was occupied by the SwanseaPlazaalthough several stores had been

vacant for some time. Aside from the Swan-C Cleaners and the transformer room in the rear of the

CIBC, current tenancies were not considered asan environmental concern.

5.0 Building Inspection

A walk through inspection focused on the plaza building interior, with special emphasis on the Cleaners

and the transformer room.

Phase I Environmental Site Evaluation,34-52 Southport Street, City of Toronto (Swansea) Page 12

The slabon grade plazawas constructed with full municipalservicing. including natural gasservices which

entered each store through individual metering to the rear of the site. Each tenant maintains its own

heating and/or cooling systems which were typically forced air ceiling hung, gas fired units along with

window mounted air conditioning units for cooling. Some units had roof top air conditioningftleating

units. The Valu-mart had an original and a new replacement natural gasunit located in the second level.

There is also a large air conditioning system located in the same mechanical room.

Many store areascontained white 0.3xO.3m vinyl floor tile, fluorescent light fixtures, anddrop ceilingtiies.

Some appeared to be from original construction and select others areas were from recent minor

upgrading programs. Wall materials were generally gypsum drywall throughout, together with concrete

block demising walls between stores. Building windows were generally of aluminum frame. Staining or

discolourationwas noted on the floors and walls of the dry cleaning facility. Red staining from the

cooking ovens was also noted on the floor of the former Bakery and some staining was noted on the

ceiling tiles throughout the building.

The Swan-C Dry Cleaning establishment was found to perform washing/drying and dry cleaning on site

since it first opened for operation inthe early I 970'5. Original floor tiles were dislodged from the southern

portion of the unit and only the front area still retained tiles. The store had a large rackingsystem for the

storage of clothing either awaiting cleaning or pickup by customers. A minimal front office contained a

desk, cash register and storage for cleaning slipsand receipts.

A large boiler room, still in operation was located in the rear of the store. An above ground storage tank

was used for hot water. The tenant, Mr. Joe BangYoung, indicated no oil was used. A waste generator

number for the waste Perchloroethylene (PCE) chemicals number ON 2094600 was at hand. Wastes

were kept in a drum near the back door with no secondary containment. Stainingwas noted on the

asphaltjust outside of this door. There were two manholes for sanitary and storm respectively. noted

proximate to the rear of the dry cleaners.

Phase1EnvironmentalSiteEvaluation,34-52 Southport Street, City of Toronto (Swansea) Page 13

Standingwater was noted on the floor on the southwest side of the dry cleaners, presumably from the

washing machine.

It should also be noted that a room for developing x-rays was located within the former dental office.

Midway in the plaza was the electrical room which contained the main electrical distribution panel.

Equipment all appeared to be of standard circuit breaker type without any wet transformers noted. We

were unable to gain accessinto the transformer room, located to the rear of the ClBC. A callwas made

to the Toronto Hydro which confirmed payment is received for the transformer but no particulars as to

who owned the transformer were provided. We assumethen that the transformer is still in operation

and is owned by the City. The majority of wet transformers of this vintage contain PCB, either as the

primary dielectric fluid or as a result of topping up. If this device is owned by the City, replacement or

decommissioning would remain the responsibility of the utility.

There is another transformer located on the east side of the building, adjacent to the Shoppers Drug

Mart. This isdry-type transformer that was likely installedduring the addition of the Shoppers Drug Mart.

A Im diameter hole to a depth of I metre was noted in the former Video Rental unit confirms the

building was slab on grade. Two concrete slabs,comprising a ISOmm pour on top of a 200mm pour

were noted. There was no reinforcement steel in either lift and no stone bedding. A variable depth of

Granular "B" sand fill rangingfrom 300mm on one side to full depth on the other was noted on top of

reworked silty fill. The hole had been open for some time and did not accumulate any water.

In the Valu-mart, stainingwas noted in the ceiling suggestingroof leaksand some crackingwas noted on

the floor.

PhaseI EnvironmentalSiteEvaluation,34-52 Southport Street, City of Toronto (Swansea)

5.\ Polychlorinated Biphenyls (PCBs)

Page 14

Store lighting was generally provided by fluorescent bulbs and ballasts.Ballastmanufactured with PCB's

generally ceasedto be widely availableafter approximately 1978. From the age of the plaza, we are of

the opinion that some of the original lamp ballastswhich have not been replaced may contain small

quantities of PCB's. Some lamp units were noted to be of recent construction.

Prior to demolition or relamping, a PCB management program would be required. Lamps would be

dissembled, and ballastsmanufacturing dates and serial numbers checked to determine whether PCBs

were present. All confirmed or suspect ballastswould be packed into standard drums with dry absorbent

filler and removed by licensedcontractorfor destruction. The typical sorting and removal cost ispresently

in the order of $1 I .50 to $12.25 per ballast.

The main transformer located in the rear of the ClBC was not accessibleat the time of inspection. It may

be owned by City of Toronto Hydro, who may be able to confirm whether it is a PCB device. If the

device were privately owned, responsibility for decommissioning would be to the owner.

5.2 Asbestos Containing Materials

Asbestos containing material, (ACM) was commonly used as a fire retardant and insulating material up

until approximately 1973. Normally, asbestos does not create any hazard provided that it remains

dormant and undisturbed. Nevertheless, in some situations, such as renovation activities or in areas

exhibiting deterioration, the ACMs may become airborne and cause potential health related problems.

Asbestos may be found in older ceiling acoustical tiles, vinyl floor tiles and within the insulation of pipes,

pipe elbows, and boiler breeching.

Phase I Environmental Site Evaluation,34-52 SOlMport Street, City of Toronto (Swansea) Page 15

Some buildings with built-up roofing constructed prior to 1971, may contain layers of building paper,

usually at the bottom of the section. The older building paper underlay may contain small quantities of

chrysotile.

The O.3xO.3m vinyl floor tile was observed to be from original construction in some ofthe units and may

contain up to approximately I% asbestos product. This tile does not present any risk to continued

occupancy and could be removed with minimal effort and disposed of at a licensed landfill facility. No

asbestos insulation materials were noted on any ceiling-mounted hot water pipes although some of the

joints were wrapped and may contain some asbestos in joint compounds.

Supplementary assessment for ACMs is appropriate when buildings have been vacated and destructive

or intrusive sampling and testing can be carried out. Any identified materials would be subject to a pre-

demolition program using a licensed contractor and standard Ministry of Labour protocols.

5.3 Lead, Ozone Depleting Substances and Urea Foam Formaldehyde Insulation

Lead-based paint was commonly used up to the late I 970ls although primarily included in red lead primer

on structural steel.

No evidence of urea foam formaldehyde insulation (UFFI) application was observed in any walls or

ceilings nor was there any evidence of holes for placing UFFI into exposed masonry units.

Some individual stores contain rear wall mounted air conditioning units or roof top units. It is

recommended that these air conditioning equipment be inspected prior to any termination of service.

8y law, Chlorofluorocarbons (CFC's) must be recovered by a licensed contractor before units can be

taken out of service. Recovery of the CFC's from the rooftop unit is also required by legislation.

PhaseI EnvironmentalSite Evaluation,34-52 Southport Street, City of Tmanto (Swansea)

6.0 Recommendations

Page 16

Inspection of the Swan-C Cleaners. confirmed this unit presents a high risk for environmental concern.

Perchloroethylene (PCE)hasbeen used asa cleaning solvent over a period of more than 30 years. In the

processing area, there was considerable evidence of stainingand deterioration of tile floor and of the

underlying concrete.

Since housekeeping standards at the time this use commenced were not the same as today, it was

common for accidental spills of PCE to take place. Additional losseswere not unusual in the routine

transfer of solvent, in the form of minor but continuous drips from processing and in the storage and

handling of waste product.

Accordingly. there is a very high probability that PCE will be found beneath the Swan-C unit in soil and

in groundwater. This is a concern because the product is a dense non-aqueous phase liquid with!ow

solubility in water and density about 40% greater than water. It tends to fall downward through soil

interstices andthrough saturated soilsandwill "pancake" out at a lower permeability strataor tend to drag

along in the directions of groundwater gradients.

PCEisof concern becauseit readily breaksdown in soilsto daughter products dichloroethylene (cis-DCE)

and vinyl chloride monomer 0Iq which is a known carcinogen and is not a dense non-aqueous phase

product but rather demonstrates high volatility. Although of low solubility, even trace amounts of free-

phase parent material present in soils will result in contamination of groundwater beyond commercial

standards even where groundwater isnot relied upon for potable purposes, as isthe casefor this highly

urbanized area.

Three decades of historical dry cleaner use hasthe potential to contaminate soils below watertable to

depths of 8 to 10 metres and sometimes more in comparable soils and shallow bedrock, and for the

leading edge of a contaminant plume to migrate down gradient. in this casepossibly beneath other parts

Phase I Environmental Site Evaluation,34-52 Southport Street, City of Toronto (Swansea) Page 17

of the building. There is also a potential for a dissolved phase plume of PCE and daughter products

including VC to travel greater distances laterally in groundwater.

Based on our experience in dealing with comparable Toronto siteswhich have a 25 to 30 year history

of dry cleaning. including the Metro Archives property south of Davenport at Walmer Road and a site in

central Etobicoke, the usual necessary approach to redevelopment of such lands requires bulk removal

of any soilsor weathered bedrock having measurable PCEor daughter products and disposalof materials

having lower concentrations of PCE in licensed landfill, andthose havinghigher concentrations, (ie those

failing a Toxicity Leachate Characterization Procedure) as a hazardous waste.

In order to characterize the extent of problem, we would recommend advancing four boreholes within

the unit and to advance at least two deeper angle holes from the south side of the building. An additional

vertical borehole is recommended at the rear door where there is evidence of staining. Sampling of

groundwater from all boreholes is important sincethere are very stringent clean-up standardsfor water.

As time of any major renovation or prior to demolition. additional follow-up intrusive investigations will

be required includingan asbestossurvey. When fluorescent lampsare removed, a PCB lamp ballast audit

will also be required to ensure PCB devices are directed to a licensed contractor for disposal.

Since the lands have some fill on them and are immediately north of an historic pond there is some

concern with regard to both bearing capacity of shallow soilsand with respect to quality of any fill which

may have been placedon the property over time. Sincethere are two nearly contiguous brickworks and

the sewer pipe manufacturing facility itself, all of which burned coal, there is a potential for use of cinders

and ashasstructural fill. Ash from municipal curbside pickup and from municipal incinerators is known to

have been dumped in the Swansea filion the other side of Windermere Avenue. We do not have any

information with respectto where ashfrom these industrieswas disposed. Concentrations of cinders and

ashusually result inexceedances in transition metals such aslead,zinc, copper and sometimes of mercury

relative to clean-up guidelines applicable to either commercial or residential uses.

PhaseI EnvironmentalSiteEvaluation,34-52 Southport Street,City of Toronto (Swansea) Page 18

Bearing capacity of surficialfill and shallow natural soils may be limited asa consequence of the mode of

deposition in wetlands. We anticipate that bedrock is available within 10 metres of grade and that

adequate bearing would be availableto support any large scale redevelopment.

7.0 Qualification

Brown Associates Limited is a full services environmental consultant which has carried out more than

2,000 environmental evaluations in Ontario over the past 32 years. The firm is alsoqualified to manage

asbestosand PCB andother abatement programs and to designand supervise site demolition, subsurface

soil and groundwater remediation programs.

8.0 Closure

We trust that this information is sufficient for your present requirements. Should any questions arisc,

please do not hesitate to call. Thank you againfor this opportunity to be of service.

Yours very truly,

BRUCE A BROWN ASSOCIATES LIMITED

Bruce A. Brown, Ph.D., RPP, P.Eng.

BAB/DD*tms

Danika Durish, B.Sc,CEMEnvironmental Technologist.

Phase I Environmental Site Evaluation,34-52 Southport Street, City of Toronto (Swansea)

Enclosures: Statement of Limitations

OBM Site Plan, 1982Historical Air Photographs

Site Photographs

ERIS Ecolog Data

Distribution: 3 copies to Client

I copy to file

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