FINAL Hazardous Building Materials Assessment...Vancouver, BC. PWL performed the assessment on September 21, 2016. The objective of the assessment was to identify specified hazardous

© 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]

mailto:[email protected]




© 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)


© 2016 Pinchin West Ltd. Page ii

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.


© 2016 Pinchin West Ltd. Page iii

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.


© 2016 Pinchin West Ltd. Page iv

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


© 2016 Pinchin West Ltd. Page 1 of 14

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



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



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).



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.



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.



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


L0025

Off-white paint (red primer undercoat) on metal BC Hydro meter housing


L0026 Silver paint (red primer undercoat) on metal railings




Sample Number Colour, Substrate Description Locations Lead (%)

L0027 White paint (red undercoat) on metal lamp posts


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


L0032

Beige paint on Exterior concrete block walls and metal doors


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



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).



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.



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.



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



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.



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



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


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


Ashed, Crushed1618865PLM_4

Other 100%

None DetectedS0028

Putty/firestop (soft, grey) -Sub switch basement (West,LPT2)

Gray, BlackNon FibrousHomogeneous


Cellulose Other 10% 90%

10% Chrysotile

S0029

Mastic/sealant on concrete atduct bank / Substation, belowtrack level



Other 90%

None DetectedS0030

Tar/mastic seeping thruconcrete (unknown origin) /MCC 20


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.



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



• 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.



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.



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


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


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

Documents

FINAL Hazardous Building Materials Assessment...Vancouver, BC. PWL performed the assessment on September 21, 2016. The objective of the assessment was to identify specified hazardous