Wow...EB Games is still going? I thought they definitively killed it in favor of the Gamestop chain.
In any case, even if it's a retail disc, it should be running on Steam. Run through a repair of the game's local cache and try again. On your Steam library, right click on the game, select "Properties" and then select the "Local Files" tab; there should be a "Check local file integrity cache" button (or something like that), press it.
Also, post your full system specifications for further troubleshooting, should the repair not fix anything.