final hazardous building materials assessment...vancouver, bc. pwl performed the assessment on...
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© 2016 Pinchin West Ltd.
FINAL Hazardous Building Materials Assessment 801 Low Level Road, North Vancouver, BC Prepared for:
PCL Constructors Westcoast Inc. #310 – 13911 Wireless Way Richmond, BC, V6V 3B9
Attention: Chad McPhee Project Manager
October 7, 2016
PWL File: 13371H-01
Hazardous Building Materials Assessment October 7, 2016 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. FINAL
© 2016 Pinchin West Ltd. Page i
Issued to: Contact: Issued on: PWL File: Issuing Office: Primary PWL Contact:
PCL Constructors Westcoast Inc. Chad McPhee Project Manager October 7, 2016 13371H-01 Suite 200, 13775 Commerce Parkway, Richmond, BC V6V 2V4 Hien Nguyen, Project Manager, 604-238-2909
Author: Larissa Braun Neville, BA
Project Coordinator 604-238-2957 [email protected]
Reviewer: John Holland, PEng, CEng, LEED AP (BD&C), FEC
President 604-238-2919 [email protected]
Reviewer: Hussien Jaffer, B ASc, CIH, CRSP Operations Manager 604-238-2913 [email protected]
Hazardous Building Materials Assessment October 7, 2016 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. FINAL
© 2016 Pinchin West Ltd. Page i
EXECUTIVE SUMMARY
PCL Constructors Westcoast Inc. (Client) retained Pinchin West Ltd. (PWL) to conduct a hazardous
building materials assessment of Cargill Grain Terminal located at 801 Low Level Road, North
Vancouver, BC. PWL performed the assessment on September 21, 2016.
The objective of the assessment was to identify specified hazardous building materials in preparation for
facility Electrical Infrastructure upgrades and demolition of the Substation Switch Yard. The results of this
assessment are intended for use with a properly developed scope of work and performance specification.
The assessed area was limited to the Substation Switch Yard, including the Basement Vaults (Rooms
808, 809) and detached Emergency Generator Room 806. PDC Rooms 1, 2, 3/4 and 19 MCCs (Electrical
Vaults) were previously assessed in PWL report “Hazardous Building Materials Assessment – 801 Low
Level Road, North Vancouver, BC” dated August 30, 2016, PWL File: 13371H, submitted under separate
cover. The purpose of this report is to augment the findings of the PWL August 30, 2016 report to include
previously inaccessible project areas as well as to include hazardous materials as required by the
Vancouver Fraser Port Authority Project & Environmental Review demolition permit application within all
identified project areas.
SUMMARY OF FINDINGS
Asbestos: Asbestos-containing materials (ACM) were confirmed to be present as follows:
• Black fibre duct conduits associated 60kV feeder cables within the concrete slab of the
Substation Switch Yard
• Putty/firestopping (grey, hard) associated 60kV feeder cable penetrations and grounding
cable penetrations within the concrete slab of the Substation Switch Yard
• Mastic/tar (black) on the concrete foundation and duct bank at the Exterior wall of
Substation Switch Yard Basement Vault (Room 809)
Asbestos-containing materials (ACM) are suspected to be present as follows:
• Black fibre duct conduits associated 60kV feeder cables within the concrete foundation
and duct banks of the Substation Switch Yard Vault (Room 808)
• Putty/firestopping (grey, hard) associated 60kV feeder cable penetrations and grounding
cable penetrations within the concrete foundation and duct banks of the Substation
Switch Yard Vault (Room 808)
Hazardous Building Materials Assessment October 7, 2016 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. FINAL
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Lead: Lead was confirmed present in select paints/surface coatings throughout the assessed area (more
details in findings) and is present in an emergency light battery within the Emergency Generator Room
806. Lead may be present within 60kV electrical feeder cables.
Silica: Crystalline silica is present in concrete, mortar, masonry, ceramics, etc.
Mercury: Mercury vapour is present in fluorescent lamps.
Polychlorinated Biphenyls (PCBs): PCBs may be present in light ballasts within the Emergency Generator
Room 806. PCBs may be present in oils associated with 60kV feeder cables and equipment in the
Substation Switch Yard. PCB containing oil is present (>0.5 – <50 ppm) in Transformers (East and West,
within PCD 3/4) associated with 60kV feeder cables.
Ozone depleting Substances: Equipment containing ozone depleting substances was not observed within
the assessed areas.
Mould: Mould-impacted materials were not observed within the assessed areas.
Heavy Metals: Copper encased and woven copper secondary electrical cables were observed throughout
the assessed areas.
Needles and Sharps: Needles and sharps were not observed within the assessed areas.
Radioactive Materials: Radioactive materials may be present in fire ionizing detection systems within the
assessed areas.
Flammable materials: A canister of heavy duty lubricant was observed in MCC 123, and a canister of
enamel/paint was observed within MCC 13.
Explosive Materials: Explosive materials may be present within the assessed areas, due to the airborne
grain dust typically present within a Grain Terminal Facility.
Household Chemicals: Cleaning agents and solutions were observed within PDC 3/4.
Animal Carcasses and Animal Droppings: Animal carcasses and animal droppings were observed
throughout the Cargill Grain Terminal, adjacent to assessed areas. An animal carcass (bird) was
observed within the fenced enclosure of the Substation Switch Yard.
Hazardous Building Materials Assessment October 7, 2016 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. FINAL
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SUMMARY OF RECOMMENDATIONS
The following is a summary of significant recommendations; refer to the body of the report for detailed
recommendations.
1. Remove and properly dispose of asbestos-containing materials prior to demolition or if
disturbed by the planned renovation work.
2. Remove and properly dispose of PCB ballasts, and oils in transformers and other
electrical equipment, and mercury-containing items prior to demolition or if disturbed by
the planned renovation work.
3. Follow appropriate safe work procedures when handling or disturbing lead, copper, silica,
and animal carcasses and droppings.
4. Relocate for proper storage or remove and properly dispose of all household chemicals
and flammable materials if disturbed by the planned renovation work.
5. Follow all Cargill Safe Work Procedures and protocols for work in and around the
Terminal. All demolition and renovation contractors should pay particular attention to the
procedures and protocols to prevent grain dust explosions and/or fires.
Please refer to Section 4.0 of this report for detailed recommendations regarding administrative,
renovation or demolition activities.
This Executive Summary is subject to the same standard limitations as contained in the report and must be read in conjunction with the entire report.
Hazardous Building Materials Assessment October 7, 2016 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. FINAL
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TABLE OF CONTENTS
1.0 INTRODUCTION AND SCOPE ....................................................................................................... 1
1.1 Scope of Assessment ........................................................................................................... 1
2.0 BACKGROUND INFORMATION ..................................................................................................... 2
2.1 Existing Reports.................................................................................................................... 2 2.2 Inaccessible Locations ......................................................................................................... 3
3.0 FINDINGS ........................................................................................................................................ 3 3.1 Asbestos ............................................................................................................................... 3 3.2 Lead ...................................................................................................................................... 6 3.3 Silica ..................................................................................................................................... 8 3.4 Mercury ................................................................................................................................. 8 3.5 Polychlorinated Biphenyls .................................................................................................... 8 3.6 Ozone Depleting Substances in Building Equipment ........................................................... 9 3.7 Mould .................................................................................................................................... 9 3.8 Needles and Sharps ............................................................................................................. 9 3.9 Radioactive Materials ........................................................................................................... 9 3.10 Animal Carcasses and Droppings ...................................................................................... 10 3.11 Heavy Metals ...................................................................................................................... 10 3.12 Explosive Materials ............................................................................................................. 10 3.13 Flammable Materials .......................................................................................................... 10 3.14 Household Chemicals ......................................................................................................... 10
4.0 RECOMMENDATIONS .................................................................................................................. 10
4.1 General ............................................................................................................................... 10 4.2 Building Demolition or Renovation Work ............................................................................ 11
5.0 LIMITATIONS ................................................................................................................................. 13
6.0 REFERENCES ............................................................................................................................... 14
APPENDICES
APPENDIX I Drawings APPENDIX II-A Asbestos Analytical Certificates
APPENDIX II-B Lead Analytical Certificates
APPENDIX III Methodology
APPENDIX IV Photographs
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1.0 INTRODUCTION AND SCOPE
PCL Constructors Westcoast Inc. (Client) retained Pinchin West Ltd. (PWL) to conduct a hazardous
building materials assessment of Cargill Grain Terminal, located at 801 Low Level Road, North
Vancouver, BC.
Larissa Braun Neville, BA, Project Coordinator performed the assessment on September 21, 2016. The
surveyor was accompanied by Cargill Electrical Supervisor, Ron Ludwig during the assessment. The
building was occupied at the time of the assessment.
The objective of the assessment was to identify specified hazardous building materials in preparation for
Electrical Infrastructure upgrades throughout the facility and demolition of the Substation Switch Yard.
This assessment is intended to be used for pre-construction purposes only, and may not provide
sufficient detail for long term management of hazardous materials as required by Health and Safety
regulations. The results of this assessment are intended for use with a properly developed scope of work
and performance specification.
1.1 Scope of Assessment
The assessment was performed to establish the location and type of specified hazardous building
materials incorporated in the structure(s) and its finishes. The assessed area was limited to the
Substation Switch Yard, including the Basement Vaults (Rooms 808, 809) and detached Emergency
Generator Room (806). PDC Rooms 1, 2, 3/4 and 19 MCCs (Electrical Vaults) were previously assessed
in PWL report “Hazardous Building Materials Assessment – 801 Low Level Road, North Vancouver, BC”
dated August 30, 2016, PWL File: 13371H, submitted under separate cover. The purpose of this report is
to augment the findings of PWL August 30, 2016 report to include previously inaccessible project areas
as well as include hazardous materials as required by the Vancouver Fraser Port Authority Project &
Environmental Review demolition permit application within all identified project areas.
For the purpose of the assessment and this report, hazardous building materials are defined as follows:
• Asbestos
• Lead
• Silica
• Mercury
• Polychlorinated Biphenyls (PCBs)
• Ozone Depleting Substances
• Mould
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Additional hazardous materials included within the assessment, as required by the Vancouver Fraser Port
Authority are as follows:
• Animal Carcasses and Droppings
• Household Chemicals
• Heavy Metals
• Needles and Sharps
• Radioactive Materials
• Flammable Materials
• Explosive Materials
2.0 BACKGROUND INFORMATION
Building Description Item Details
Building Use Grain Terminal
Total Area of Assessed (Square Feet) Approximately 8,000
Year of Construction 1968
Structure Structural steel, reinforced concrete
Exterior Cladding Reinforced concrete, concrete block
HVAC Not applicable
Roof EPDM
Flooring Concrete
Interior Walls Concrete, masonry
Ceilings Concrete
2.1 Existing Reports
PWL was provided and asked to rely upon the following existing report:
• “Cargill Limited – 2016 Transformer Oil Sampling and Analysis” dated June 7, 2016, File:
C3330-10, by Magna IV Engineering
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2.2 Inaccessible Locations
The following rooms or areas of the building were not accessible to the surveyor:
Area or Room Reason
Substation Switch Yard Basement Vault (Room 808, Loc. 20)
Access panel rusted closed
3.0 FINDINGS
3.1 Asbestos
3.1.1 Suspect Building Materials Not Found
The following types of building materials may historically contain asbestos but were not observed in the
assessed areas and are not discussed in the report findings:
• Spray-applied fireproofing or thermal insulation
• Texture finishes (acoustic/decorative)
• Duct insulation
• Mechanical insulation
• Acoustic ceiling tiles
• Plaster
• Drywall joint compound
• Asbestos cement products
• Vinyl sheet flooring
• Vinyl floor tiles and mastic
3.1.2 Thermal Systems Insulation (TSI)
3.1.2.1 Pipe Insulation
Non-asbestos textile cloth insulation was observed on pipes within Emergency Generator Room 806
(Loc. 21).
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Non-asbestos textile insulation associated with the Emergency
Generator.
3.1.3 Vermiculite
Loose fill vermiculite is not present in the assessed areas. Demolition of masonry block walls of the
Emergency Generator Room 806 (Loc. 21) was not performed due to limitations on scope; vermiculite
may be present within these cavities.
3.1.4 Firestopping, Sealants, Caulking, and Putty
Firestopping/putty, containing chrysotile asbestos, is present at conduit penetrations associated with the
60kV feeder cables and grounding cables of the Substation Switch Yard (Loc. 18, sample S0026 - hard
grey putty).
Firestopping/putty, containing chrysotile asbestos, is suspected to be present at conduit penetrations
associated with 60kV feeder cables and grounding cables within the inaccessible Substation Switch Yard
Basement Vault Room 808 (Loc. 20).
Firestopping/putty present at conduit penetrations associated with cut-off cables in the Substation Switch
Yard Basement Vault Room 809 (Loc. 19, sample S0028 - soft grey putty) was determined to be non-
asbestos.
Hazardous Building Materials Assessment October 7, 2016 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. FINAL
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Hard grey asbestos-containing putty (firestop) associated with
cable penetrations in the Substation Switch Yard concrete slab.
3.1.5 Other Building Materials
Black fibre duct conduits associated with 60kV feeder cables, located within the concrete slab of the
Substation Switch Yard (Loc. 18) were sampled (S0024 and S0025) and determined to be asbestos-
containing.
Black fibre duct conduits associated with 60kV feeder cables, suspected to be asbestos-containing, are
suspected to be present within the concrete foundation of the Substation Switch Yard Basement Vault
Room 808 (Loc. 20) and within underground duct runs beneath the train tracks leading into the facility.
Black rubberized conduits associated with grounding cables, located within the concrete slab of the
Substation Switch Yard were sampled and determined to be non-asbestos.
Black mastic/tar on the Exterior concrete wall and duct run of the Substation Switch Yard Basement Vault
Room 809 (Loc. 19) was sampled (S0029) and determined to be asbestos-containing.
The vibration damper at the vent connection of the Emergency Generator (Room 806) was visually
identified as non-asbestos rubber / vinyl material.
The black tar material seeping through the concrete wall of MCC 20 (Loc. 10), from an unidentified
source, was sampled and determined to be non-asbestos.
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Asbestos-containing black fibre duct conduits associated with
60kV feeder cables in the Substation Switch Yard concrete slab.
Asbestos-containing black mastic/tar on the Exterior concrete
wall and duct run of the Substation Switch Yard Basement Vault Room 809.
3.1.6 Presumed Asbestos Materials
A number of materials which might contain asbestos were not sampled during the assessment due to
limitations in scope and methodology. Where present, these materials must be presumed to be an
asbestos material and are best sampled during project planning and preparation of contract documents
for their removal. Materials presumed to contain asbestos are listed in the Methodology.
3.2 Lead
3.2.1 Paints and Surface Coatings
A total of 10 paint samples were collected from interior and exterior painted finishes. The following table
summarizes the analytical results for paints sampled and their locations.
Sample Number Colour, Substrate Description Locations Lead (%)
L0023
Green and silver paint (composite) on metal Circuit Breaker housing
Substation Switch Yard 0.74
L0024
Brown paint (red primer undercoat) on metal Circuit Breaker control housing
Substation Switch Yard 2.6
L0025
Off-white paint (red primer undercoat) on metal BC Hydro meter housing
Substation Switch Yard 0.49
L0026 Silver paint (red primer undercoat) on metal railings
Substation Switch Yard 0.66
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Sample Number Colour, Substrate Description Locations Lead (%)
L0027 White paint (red undercoat) on metal lamp posts
Substation Switch Yard 0.56
L0028 Yellow paint on concrete Substation Switch Yard basement
Vault (room 809) <0.006
L0029
Silver paint (red primer undercoat) on metal door and frames
Substation Switch Yard Basement Vaults (rooms 808, 809)
0.34
L0030 Silver paint on Generator exhaust pipes
Emergency Generator Room 806 0.088
L0031 Green paint (red primer undercoat) on metal Generator
Emergency Generator Room 806 0.036
L0032
Beige paint on Exterior concrete block walls and metal doors
Emergency Generator Room 806 0.13
Paints containing elevated levels of lead are flaking/peeling in the following areas on the following items:
• White paint on lamp posts, Substation Switch Yard
• Silver paint and red primer on metal railings, Substation Switch Yard
• Silver paint on Generator exhaust pipes, Emergency Generator Room 806
• Beige paint on Exterior concrete block walls and metal doors, Emergency Generator
Room 806
Flaking silver lead paint, Emergency Generator Room 806
Flaking beige lead paint, Emergency Generator Room 806
Exterior
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Appendix II-B presents the lead testing results.
3.2.2 Lead Products and Applications
Lead-containing batteries are present in emergency lighting present in the Emergency Generator Room
806 (Loc. 21).
3.2.3 Presumed Lead Materials
Lead may be present in a number of materials which were not assessed and/or sampled. The following
materials, where found, should be considered to contain lead.
• electrical components, including wiring connectors, grounding conductors, and solder
• 60kV electric feeder cables
3.3 Silica
Crystalline silica is a presumed component of the following materials where present in the building:
• poured or pre-cast concrete
• masonry and mortar
• ceramic materials in high temperature equipment
3.4 Mercury
3.4.1 Lamps
Mercury vapour is present in fluorescent lamps where present in the assessed area.
3.4.2 Mercury-Containing Devices
Mercury-containing devices were not found during the assessment.
3.5 Polychlorinated Biphenyls
3.5.1 Lighting Ballasts
The Emergency Generator Room 806 (Loc. 21) has not been comprehensively re-lamped with new
energy efficient light ballasts and lamps, and as such, a percentage of light ballasts may be pre-1980 and
contain PCBs.
3.5.2 Transformers
PCB containing oil is present (>0.5 – <50 ppm) within East and West Transformers of PCD 3/4 (Loc. 9).
Hazardous Building Materials Assessment October 7, 2016 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. FINAL
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The dielectric fluid within the Oil Circuit Breaker at the Substation Switch Yard is presumed to be PCB
free based on the Magna IV 2016 report.
The dielectric fluid within the oil tanks supplying 60kV feeder cables of the Substation Switch Yard is pre-
1980 and may contain PCBs.
The dielectric fluid within the BC Hydro metering equipment at the Substation Switch Yard is pre-1980
and may contain PCBs.
PCB containing oils may be present within BC Hydro metering
equipment.
PCB containing oils may be present within barrels supplying
60kV feeder cables.
3.5.3 Presumed PCB Materials
• oil impregnated cables and potheads
• voltage regulators
3.6 Ozone Depleting Substances in Building Equipment
Equipment containing ozone depleting substances is not present.
3.7 Mould
Visible mould growth is not present.
3.8 Needles and Sharps
Needles and sharps were not observed within the assessed areas.
3.9 Radioactive Materials
Radioactive materials may be present in ionizing fire detection systems within the assessed areas.
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3.10 Animal Carcasses and Droppings
Animal carcasses and droppings are present throughout the Grain Terminal facility, adjacent to the
assessed areas. A carcass (bird) was observed within the fence enclosure of the Substation Switch Yard.
3.11 Heavy Metals
Processes using heavy metals were not observed in the assessed areas. Copper encased, insulated
woven copper wire secondary electrical conduits are present throughout the assessed areas.
3.12 Explosive Materials
Explosive materials may be present within the assessed areas, due to airborne grain dust typically
present within a Grain Terminal Facility.
3.13 Flammable Materials
A canister (< 350g) of heavy duty lubricant was observed in MCC 1/2/3 (Loc. 7), and a canister (< 350g)
of enamel/paint was observed within MCC 13 (Loc. 11).
3.14 Household Chemicals
Cleaning agents and solutions (2 bottles, < 500 g) were observed within PDC 3/4 (Loc. 9).
4.0 RECOMMENDATIONS
4.1 General
1. Prepare plans and performance specifications for hazardous material removal required
for the planned work. The specifications should include the scope of work, safe work
practices, personal protective equipment, respiratory protection, and disposal of waste
materials.
2. Investigate any items excluded from the scope of work of this report. Ideally this
investigation will be performed as part of the development of the specifications, or at a
minimum immediately prior to commencing renovations when the areas are no longer
occupied. Specifically the following materials/areas need to be investigated:
• Susbstation Switch Yard Basement Vault Room 808 due to no access at the time
of this assessment.
• Oil containing electrical equipment, when de-energized
3. Provide this report and the detailed plans and specifications to the contractor prior to
bidding or commencing work.
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4. Retain a qualified consultant to specify, inspect and verify the successful removal of
hazardous materials.
5. Update the asbestos inventory upon completion of the abatement and removal of
asbestos-containing materials.
4.2 Building Demolition or Renovation Work
The following recommendations are made regarding demolition or renovation involving the hazardous
materials identified.
4.2.1 Asbestos
Remove all asbestos-containing materials (ACM) prior to renovation, alteration, maintenance or
demolition work if ACM may be disturbed by the work.
If the identified ACM will not be removed prior to commencement of the work, disturbance of ACM must
follow the appropriate asbestos precautions for the classification of work being performed.
Asbestos-containing materials must be disposed of at a landfill approved to accept asbestos waste.
4.2.2 Lead
Construction disturbance of lead in paint and coatings (or other materials) may result in over-exposure to
lead dust or fumes. The need for work procedures, engineering controls and personal protective
equipment will need to be assessed on a project-by-project basis and must comply with provincial
standards or guidelines. Performing an exposure assessment during work that disturbs lead in paints and
coatings may be able to alleviate the use of some of the precautions specified by these standards or
guidelines.
Items painted with paints containing elevated levels of lead may be a hazardous waste. Test lead-painted
materials for leachable lead and other metals prior to disposal. Well adhered paints containing elevated
levels of lead on metal substrates do not require leachable lead analysis as the materials can be recycled
with the paint intact.
Lead-containing items (lead-acid batteries, lead cables) should be recycled when taken out of service or
prior to building demolition.
4.2.3 Silica
Construction disturbance of silica-containing products may result in excessive exposures to airborne
silica, especially if performed indoors and dry. Cutting, grinding, drilling or demolition of materials
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containing silica should be completed only with proper respiratory protection and other worker safety
precautions that comply with provincial standards or guidelines.
4.2.4 Mercury
Do not break lamps. Recycle and reclaim mercury from fluorescent lamps when taken out of service.
4.2.5 PCBs
When light fixtures are removed, examine light ballasts for PCB content. If ballasts are not clearly labelled
as “non-PCB”, or are suspected to contain PCBs; package and ship ballasts for destruction at a federally
permitted facility.
Liquid in electrical equipment and cables should be sampled immediately for classification purposes. PCB
liquids are a hazardous waste. When PCB containing electrical equipment has been decommissioned
package and ship for destruction at a federally permitted facility.
4.2.6 Mould
No mould was observed; if mould is uncovered inside wall cavities during hand demolition, use
appropriate precautions and protect workers using methods that comply with provincial guidelines.
4.2.7 Radioactive Materials
Reclaim radioactive materials from fire detection systems when taken out of service. Use appropriate
precautions and protect workers using methods that comply with provincial and federal guidelines.
4.2.8 Animal Carcasses and Droppings
Disturbance and clean-up of animal carcasses and droppings should be conducted only with proper
precautions, protecting workers using methods that comply with Regulation 6.34 of the Occupational
Health and Safety Regulations.
4.2.9 Heavy Metals
Copper items (copper jacketing and copper cables) should be recycled when taken out of service or prior
to building demolition.
4.2.10 Flammable Materials
Handling of controlled products, including flammable materials should be conducted following appropriate
worker safety precautions that comply with provincial standards or guidelines.
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4.2.11 Explosive Materials
Follow all Cargill Safe Work Procedures and protocols for work in and around the Terminal. All demolition
and renovation contractors should pay particular attention to the developed procedures and protocols to
prevent grain dust explosions and/or fires.
5.0 LIMITATIONS
Specific limitations related to the legal and financial and limitations to the scope of the current work are
outlined in our proposal, the attached Methodology and the Authorization to Proceed which accompanied
the proposal.
The work performed by PWL was conducted in accordance with generally accepted engineering or
scientific practices current in this geographical area at the time the work was performed. No warranty is
either expressed or implied by furnishing written reports or findings. The Client acknowledges that
subsurface and concealed conditions may vary from those encountered or inspected. PWL can only
comment on the environmental conditions observed on the date(s) the survey is performed. The work is
limited to those materials or areas of concern identified by the Client or outlined in our proposal. Other
areas of concern may exist but were not investigated within the scope of this assignment.
PWL makes no other representations whatsoever, including those concerning the legal significance of its
findings or as to other legal matters touched on in this report, including, but not limited to, ownership of
any property, or the application of any law to the facts set forth herein. With respect to regulatory
compliance issue, regulatory statutes are subject to interpretation and these interpretations may change
over time. PWL accepts no responsibility for consequential financial effects on transactions or property
values, or requirements for follow-up actions and costs.
The liability of PWL or our officers, directors, shareholders or staff will be limited to the lesser of the fees
paid or actual damages incurred by the Client. PWL will not be responsible for any consequential or
indirect damages. PWL will only be liable for damages resulting from the negligence of PWL. PWL will not
be liable for any losses or damage if the Client has failed, within a period of two years following the date
upon which the claim is discovered (Claim Period), to commence legal proceedings against PWL to
recover such losses or damage unless the laws of the jurisdiction which governs the Claim Period which
is applicable to such claim provides that the applicable Claim Period is greater than two years and cannot
be abridged by the contract between the Client and PWL, in which case the Claim Period shall be
deemed to be extended by the shortest additional period which results in this provision being legally
enforceable.
Information provided by PWL is intended for Client use only. PWL will not provide results or information to
any party unless disclosure by PWL is required by law. Any use by a third party of reports or documents
Hazardous Building Materials Assessment October 7, 2016 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. FINAL
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authored by PWL or any reliance by a third party on or decisions made by a third party based on the
findings described in said documents, is the sole responsibility of such third parties. PWL accepts no
responsibility for damages suffered by any third party as a result of decisions made or actions conducted.
No other warranties are implied or expressed.
6.0 REFERENCES
The following legislation and documents were referenced in completing the assessment and this report:
1. Occupational Health and Safety Regulation, B.C. Reg. 296/97, WorkSafe BC.
2. Safe Work Practices for Handling Asbestos, WorkSafe BC, 2012 Edition.
3. Hazardous Waste Regulation, B.C. Reg. 261/2006, BC Ministry of Environment.
4. Ozone Depleting Substances and Other Halocarbons Regulation, B.C. Reg. 220/2006,
Environmental Management Act.
5. PCB Regulations, SOR/2008-273, Canadian Environmental Protection Act.
6. Lead-Containing Paint and Coatings, Preventing Exposure in the Construction Industry,
WorkSafe BC, June 2011.
7. Transportation of Dangerous Goods Regulations SOR/2008-34, Transportation of
Dangerous Goods Act.
8. Mould Guidelines for the Canadian Construction Industry, Standard Construction
Document CCA 82 – 2004, Canadian Construction Association.
9. A Hantavirus Risk Control Program for Employers and Workers, WorkSafe BC, 2006
Edition. 13371H-01r01.docx Template: Master Report for Hazardous Materials Assessment Report (Pre-Construction), Haz, February 1, 2016
APPENDIX I Drawings
APPENDIX II-A Asbestos Analytical Certificates
Bulk Asbestos AnalysisBy Polarized Light Microscopy
EPA Method: 600/R-93/116 and 600/M4-82-020
LAB #173190
Cargill EDPProject:
Sample ID
Lab Sample ID
Description
Lab Notes AsbestosFibrous
ComponentsNon-FibrousComponents
Attributes
Treatment
Larissa Braun NevilleHien Nguyen
Attn:Customer: Pinchin West Ltd.Suite 200, 13775 Commerce ParkwayRichmond, BC V6V 2V4
Analysis ID: 1618865_PLM
Date Reported: 9/23/2016
Date Received: 9/22/2016
Lab Order ID: 1618865
0.6% Chrysotile
S0024
BFD Condiut - East FeederCable, into concrete slab /Substation track level
BlackNon FibrousHomogeneous
Teased, Crushed1618865PLM_1
Cellulose Other 94.4% 5%
0.6% Chrysotile
S0025
BFD Condiut - West FeederCable, into concrete slab /Substation track level
BlackNon FibrousHomogeneous
Teased, Crushed1618865PLM_2
Cellulose Other 94.4% 5%
10% Chrysotile
S0026
Putty/firestop (hard, grey) atWest Feeder Cable /Substation track level
TanNon FibrousHomogeneous
Crushed, Dissolved1618865PLM_3
Other 90%
None DetectedS0027
Rubberized conduit (black) -grounding cables, intoconcrete slab / Substation trac
BlackNon FibrousHomogeneous
Ashed, Crushed1618865PLM_4
Other 100%
None DetectedS0028
Putty/firestop (soft, grey) -Sub switch basement (West,LPT2)
Gray, BlackNon FibrousHomogeneous
Crushed, Dissolved1618865PLM_5
Cellulose Other 10% 90%
10% Chrysotile
S0029
Mastic/sealant on concrete atduct bank / Substation, belowtrack level
BlackNon FibrousHomogeneous
Crushed, Dissolved1618865PLM_6
Other 90%
None DetectedS0030
Tar/mastic seeping thruconcrete (unknown origin) /MCC 20
BlackNon FibrousHomogeneous
Dissolved1618865PLM_7
Other 100%
Disclaimer: Due to the nature of the EPA 600 method, asbestos may not be detected in samples containing low levels of asbestos. We strongly recommend that analysis of floor tiles, vermiculite, and/orheterogeneous soil samples be conducted by TEM for confirmation of “None Detected” by PLM. This report relates only to the samples tested and may not be reproduced, except in full, without the writtenapproval of SAI. This report may not be used by the client to claim product endorsement by NVLAP or any other agency of the U.S. government. Analytical uncertainty available upon request. ScientificAnalytical Institute participates in the NVLAP Proficiency Testing program. Unless otherwise noted blank sample correction was not performed. Estimated MDL is 0.1%.
Page 1 of 1
Approved SignatoryAnalyst
Scientific Analytical Institute, Inc. 4604 Dundas Dr. Greensboro, NC 27407 (336) 292-3888
Heather Davide (7)
P-F-002 r15 1/15/2018
APPENDIX II-B Lead Analytical Certificates
Pinchin West Ltd.Suite 200, 13775 Commerce ParkwayRichmond, BC V6V 2V4
Customer:
Analysis ID: 1618828_PBP
Attn: Larissa Braun NevilleHien Nguyen
Date Reported: 9/23/2016
Date Received: 9/22/2016
Project: Cargill EDP
Lab Order ID: 1618828
Lab Notes
Description
Lab Sample ID
Sample ID
Analysis for Lead Concentrationin Paint Chips
by Flame Atomic Absorption SpectroscopyEPA SW-846 3050B/6010C/7420
Concentration
(ppm)(g)
Mass Concentration
(% by weight)
1618828PBP_1
Green and silver (composite) on metal CB andsupport steel / Substation track levelL0023
74000.0631 0.74%
1618828PBP_2
Brown (red primer undercoat) on CB metal controlhousing / Substation track levelL0024
260000.0561 2.6%
1618828PBP_3
Off-white (red primer undercoat) on metal BCHmeter housing / Substation track levelL0025
49000.0682 0.49%
1618828PBP_4
Silver (red primer undercoat) on metal railings /Substation track levelL0026
66000.0519 0.66%
1618828PBP_5
White (red undercoat) on metal lamp posts /Substation track levelL0027
56000.0653 0.56%
1618828PBP_6
Yellow on concrete / West Sub basement switchroom (LPT2)L0028
< 580.0684 < 0.006%
1618828PBP_7
Silver (red primer undercoat) on metal door / WestSub basement switch room (LPT2)L0029
34000.0652 0.34%
1618828PBP_8
Silver on generator exhaust / 806 Emg. GeneratorL00308800.0296 0.088%
1618828PBP_9
Green (red primer undercoat) on generator / 806Emg. GeneratorL0031
36000.0615 0.36%
1618828PBP_10
Beige on exterior concrete block walls and metaldoors / 806 Emg. GeneratorL0032
13000.0715 0.13%
Unless otherwise noted blank sample correction was not performed on analytical results. Scientific Analytical Institute participates in the AIHA ELPAT program. ELPAT Laboratory ID: 173190. This reportrelates only to the samples tested and may not be reproduced, except in full, without the written approval of SAI. Analytical uncertainty available upon request. The quality control samples run with thesamples in this report have passed all EPA required specifications unless otherwise noted. RL: (Report Limit for an undiluted 50ml sample is 4µg Total Pb).
Taylor Davis (10)
Scientific Analytical Institute, Inc. 4604 Dundas Dr. Greensboro, NC 27407 (336) 292-3888
Analyst Laboratory Director
Page 1 of 1pbRpt_4.0.01_pbp001
L-F-021 r15 3/28/2014
APPENDIX III Methodology
Hazardous Building Materials Assessment October 7, 2016 Cargill Grain Terminal, 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 Methodology Document
© 2016 Pinchin Ltd. Page 1 of 5
1.0 GENERAL
PWL conducts a room-by-room survey (rooms, corridors, service areas, exterior, etc.) to identify the
hazardous building materials as defined by the scope of work. All work is conducted in accordance with
our own internal Standard Operating Procedures.
Information regarding the location and condition of hazardous building materials encountered and visually
estimated quantities are recorded. The locations of any samples collected are recorded on small-scale
plans.
As-built drawings and previous reports are referenced where provided.
1.1 Scope Limitations
The assessment excludes the following:
• Articles belonging to the owner, tenant or occupant (e.g. stored items, furniture,
appliances, etc.);
• Underground materials or equipment (e.g. vessels, drums, underground storage tanks,
pipes, etc.);
• Building envelope, structural components, inaccessible or concealed materials or other
items where sampling may cause consequential damage to the property.
• Energized systems (e.g. internal boiler components, elevators, mechanical or electrical
components);
• Controlled products (e.g. stored chemicals, operational or process-related substances);
and
• Materials not typically associated with construction (e.g. settled dust, spills, residual
contamination from prior spills, etc.).
In occupied facilities, PWL only undertakes non-intrusive testing. Concealed spaces such as those above
solid ceilings and within shafts and pipe chases are accessed via existing access panels only. PWL does
not conduct demolition of walls, solid ceilings, structural items, interior finishes or exterior building
finishes, to determine the presence of concealed materials.
1.2 Asbestos
PWL conducts an inspection for the presence of friable and non-friable asbestos-containing materials
(ACM). A friable material is a material that when dry can be crumbled, pulverized or powdered by hand
pressure.
Hazardous Building Materials Assessment October 7, 2016 Cargill Grain Terminal, 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 Methodology Document
© 2016 Pinchin Ltd. Page 2 of 5
A separate set of samples is collected of each type of homogenous material suspected to contain
asbestos. A homogenous material is defined by the US EPA as material that is uniform in texture and
appearance, was installed at one time, and is unlikely to consist of more than one type or formulation of
material. The homogeneous materials are determined by visual examination and available information on
the phases of construction and prior renovations.
PWL collects samples at a rate that is in compliance with the requirements of local regulations and
guidelines.
The sampling strategy is also based on known ban dates and phase out dates of the use of asbestos;
sampling of certain building materials is not conducted after specific construction dates. In addition, to be
conservative, several years past these dates are added to account for some uncertainty in the exact
start/finish date of construction and associated usage of ACM.
In some cases, manufactured products such as asbestos cement pipe are visually identified without
sample confirmation.
PWL undertakes sampling of roofing felts at the client’s request. A temporary repair is made with asphalt-
based mastic and fibreglass mesh. A more permanent repair is required if the roofing or the building is to
remain in use for any extended period of time. PWL is not responsible or liable for leaks or water damage
caused by sampling and or repair.
Flooring mastic/adhesive and leveling compounds are only sampled and analyzed if present on the
underside of flooring samples (vinyl floor tile and vinyl sheet flooring).
If present, the following materials are presumed to be asbestos-containing and are best sampled
immediately prior to commencing renovation/disturbance:
• roofing, felts and tar
• concrete floor levelling compound
• elevator and lift brakes
• electrical components or wiring within control centers, breakers, motors or lights,
insulation on wiring
• refractory materials and insulations in boilers, incinerators and stacks
• insulation under metal clad boilers and vessels
• vermiculite in concrete block wall cavities
• fibre reinforced paints and coatings
• mechanical packing, ropes and gaskets
• fire resistant doors or metal clad finishes
Hazardous Building Materials Assessment October 7, 2016 Cargill Grain Terminal, 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 Methodology Document
© 2016 Pinchin Ltd. Page 3 of 5
• exterior cladding
PWL submits the bulk samples to a NVLAP accredited laboratory for analysis. The analysis is performed
in accordance with Test Method EPA/600/R-93/116: Method for the Determination of Asbestos in Bulk
Building Materials, July 1993.
In British Columbia an ACM is defined as materials containing 0.5% asbestos by weight, or any amount of
asbestos for vermiculite insulation.
The asbestos analysis is completed using a stop positive approach. Only one result meeting the above
regulated criteria is required to determine that a material is asbestos-containing, but all samples must be
analyzed to conclusively determine that a material is non-asbestos. The laboratory stops analyzing
samples from a homogeneous material once a result equal to or greater than the regulated criteria is
detected in any of the samples of that material. All samples of a homogeneous material are analyzed if no
asbestos is detected. In some cases, all samples are analyzed in the sample set regardless of result.
Where building materials are described in the report as non-asbestos, this means that either no asbestos
was detected by the analytical method utilized in any of the multiple samples or, if detected, it is below the
lower limit of an asbestos-containing material in the applicable regulation.
1.3 Lead
PWL collects samples of distinctive paint finishes and surface coatings present in more than a limited
application, where removal of the paint is possible. PWL collects samples by scraping the painted finish to
include base and covering applications. Drawings included show sample locations.
Analysis for lead in paints or surface coatings is performed at an accredited laboratory in accordance with
EPA Method No. 3050B/Method No. 7420; flame atomic absorption.
For this report, all paints containing lead at a concentration of 0.009% or greater are discussed. Paint and
surface coatings are evaluated for condition such as flaking, chipping or chalking.
Other lead building products (e.g. batteries, lead sheeting, flashing) are identified by visual observation
only.
1.4 Silica
PWL identifies building materials suspected of containing crystalline silica (e.g. concrete, cement, tile,
brick, masonry, mortar) by knowledge of current and historic applications and visual inspection only. PWL
does not perform sampling of these materials for laboratory analysis of crystalline silica content.
Hazardous Building Materials Assessment October 7, 2016 Cargill Grain Terminal, 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 Methodology Document
© 2016 Pinchin Ltd. Page 4 of 5
1.5 Mercury
Building materials/products/equipment (e.g. thermostats, barometers, pressure gauges, light tubes),
suspected to contain mercury are identified by visual inspection only. Dismantling of equipment
suspected of containing mercury is not performed. Sampling of these materials for laboratory analysis of
mercury content is not performed.
Mercury spills or damaged mercury-containing equipment are recorded where observed.
1.6 Polychlorinated Biphenyls
PWL determines the potential for light ballasts and oil containing electrical equipment to contain PCBs
based on the age of the building, a review of maintenance records and examination of labels or
nameplates on equipment, where present and accessible. The information is compared to known ban
dates of PCBs and Environment Canada publications.
PWL records spills or leakage of suspect PCB-containing fluids where observed or identified in historical
documents.
PWL samples exterior caulking or sealants for PCBs based on the date of construction or installation.
Caulking installed after 1985 is presumed to be free of PCBs and hence not sampled. If sampled,
analysis for PCBs is performed using an ASTM test method appropriate to the sample matrix at an
accredited laboratory.
1.7 Ozone Depleting Substances (ODS)
PWL determines the potential presence of ODS (chlorofluorocarbon, hydrochlorofluorocarbon,
hydrofluorocarbon, halon, etc.) in air conditioning units, chillers, commercial coolers and fire suppression
systems by visual inspection of manufactures’ labels or plates, maintenance records, or log books, etc.
Domestic type equipment such as window mounted and small central air conditioners, refrigerators, and
freezers are not evaluated for the presence of ODS.
1.8 Visible Mould
PWL identifies the presence of mould if visibly present in a significant quantity on exposed building
surfaces. If any mould growth is concealed within wall cavities it is not addressed in this assessment.
1.9 Stored Chemicals (Explosive Materials, Flammable Materials, Household Chemicals)
A visual inspection is conducted to identify any stored chemicals (solvents, cleaners, paints, compressed
gas, etc.). Quantities and contents were inventoried where possible.
Hazardous Building Materials Assessment October 7, 2016 Cargill Grain Terminal, 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 Methodology Document
© 2016 Pinchin Ltd. Page 5 of 5
1.10 Animal Carcasses and Droppings
PWL identifies the presence of animal droppings and carcasses if visibly present in a significant quantity
on exposed building surfaces. If any animal droppings and carcasses are concealed within wall cavities it
is not addressed in this assessment. Locations were inventoried where possible.
1.11 Needles and Sharps
PWL conducts a visual inspection to identify visible needles and or sharps. Locations were inventoried
where possible.
1.12 Radioactive Materials
PWL conducts a visual inspection to identify equipment that may contain radioactive materials.
1.13 Heavy Metals
PWL conducts a visual inspection to identify equipment and materials, as well as industrial processes that
contain or use heavy metals.
Master Template: Methodology Document for Hazardous Building Materials Pre-Construction, HAZ, February 1, 2016
APPENDIX IV Photographs
Hazardous Building Materials Assessment October 7, 2016 Cargill Grain Terminal, 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. Appendix IV
© 2016 Pinchin West Ltd. Page 1 of 2
Lead-containing paints (brown, green and silver) on the Oil Circuit Breaker in the Substation Switch Yard.
Lead-containing paints in poor condition on lamp posts and railings in the Substation Switch Yard.
Hazardous Building Materials Assessment October 7, 2016 Cargill Grain Terminal, 801 Low Level Road, North Vancouver, BC PWL File: 13371H-01 PCL Constructors Westcoast Inc. Appendix IV
© 2016 Pinchin West Ltd. Page 2 of 2
Non-asbestos tar/mastic (unknown origin) within MCC 20.
Canister of enamel/paint within MCC 13.
13371H-01r01_Photo Appendix.docx
Template: Master Photo Appendix, HazMat, February 10, 2016