Phase I Environmental Site Assessment - 9 Erskine Lane, View Royal, British Columbia (Pinchin Ltd.)
Main body of an environmental assessment report for 9 Erskine Lane, detailing potential contaminants like PCBs, asbestos, and lead, and discussing impacts from adjacent properties.
| Topic | Findings |
|---|---|
| Grease Traps | A grease trap is associated with the septic tank in order to filter grease from kitchen drains prior to entering the septic tank. |
| Oil/Water Separators | None observed and none reported by the Site Representative. |
| Storm Water Flow and Receptor | Storm water would likely run overland to percolate naturally through the soil. |
| Wells | None observed and none reported by the Site Representative. |
| Watercourses, Ditches or Standing Water | None observed and none reported by the Site Representative. |
5.4 Hydraulic Equipment
No evidence of hydraulic equipment (i.e., hydraulic hoists, elevators, compactors, dock levels, etc.) was identified at the Site during the Site reconnaissance.
5.5 Polychlorinated Biphenyls
The use of polychlorinated biphenyls (PCBs) as dielectric fluids in electrical equipment such as transformers, fluorescent lamp ballasts, and capacitors was common up to about 1980. The Federal PCB Regulations, SOR/2008-273, regulate the manufacture, import, export, sale, use and processing of PCBs. In addition, these regulations aim to eliminate the use of high level PCBs (greater than 500 milligrams per kilogram (mg/kg)), as well as low level PCBs (50-500 mg/kg) on or within 100 m of a “Sensitive Site” (e.g., drinking water treatment facility, feed/food processing plant, child care facility, schools, hospitals, etc.), by December 31, 2009. Light ballasts, pole top transformers, and other electrical equipment with low level PCBs (50-500 mg/kg) in non-sensitive sites are aimed to be eliminated by December 31, 2025.
Given the year of construction of the Site Buildings (i.e., approximately 1940s), there is a potential that the electrical equipment observed on-Site may contain PCBs. No transformers were observed on-Site. No hydraulic equipment was observed on-Site.
Typical buildings of this age may contain PCBs in paint, caulking and window putties. Testing for the presence of PCBs in these materials is beyond the scope of this Phase I ESA. The potential presence of PCBs in these materials could result in future costs if extensive renovation requiring removal of these materials or demolition activities are undertaken at the Site. The extent of such potential issues could not be assessed as part of this Phase I ESA.
5.6 Asbestos-Containing Materials
Asbestos-containing materials (ACMs) are commonly found in building construction materials (particularly in older buildings constructed prior to 1985). Friable asbestos (friable is defined as a material that can be crumbled, powdered or pulverized by hand pressure) was widely used in sprayed fireproofing until 1973, and in decorative or finishing plasters, and thermal systems insulation until the early 1980s. Non-friable or manufactured asbestos products were widely used in building construction including in vinyl floor tiles, sheet flooring, ceiling tiles, pipe gaskets, roofing materials, asbestos cement boards, and numerous other products until the mid-1980s. A very limited number of non-friable asbestos products in limited quantities are still in use currently in building construction.
Given the year of construction of the Site Buildings (i.e., approximately 1940s), there is a potential for friable and non-friable ACMs to be present in the Site Buildings. Pinchin did not conduct an asbestos survey as part of this Phase I ESA, nor was any destructive or intrusive sampling or inspection conducted as part of this Phase I ESA. The Site Representative advised Pinchin that no asbestos surveys have been previously conducted at the Site, and that an Asbestos Management Program (AMP) has not been developed for or implemented at the Site.
The potential presence of ACMs could result in management issues and future costs if renovation or demolition activities are undertaken at the Site. The extent of such potential issues could not be assessed as part of this Phase I ESA.
5.7 Lead-Containing Paints
Lead was commonly used as an additive in paints with no restricted level up until the mid-1970s. This included architectural paints used on interior and exterior surfaces, primers and coatings for anti-corrosive purposes, consumer paints, and paint on furniture and other household items. Beginning in 1976, the federal government limited the amount of lead in consumer paints to 5,000 parts per million (ppm) and steadily reduced the lead content, primarily in the interest of public safety. In 2005, the limit was reduced to 600 ppm and in 2010, the limit was further reduced to 90 ppm, however, there is no restriction on lead in paints used for anti-corrosion purposes (e.g., steel primers and exterior coatings) and road and line markings. In June 2016, these exemptions were removed and as of this date, any paint sold should not contain more than 90 ppm, even if sold for anti-corrosion purposes.
Pinchin did not conduct an assessment of lead in painted surfaces as part of this Phase I ESA, and the Site Representative advised Pinchin that no surveys have been previously conducted at the Site. Prior to any demolition or renovation activities, a designated substance survey (including lead) would be required. During Pinchin’s Site reconnaissance, painted surfaces (where observed) were in good condition (i.e., no peeling or flaking).
5.8 Ozone-Depleting Substances
The bulk storage of ozone-depleting substances (ODSs) was not observed. The Site Representative reported that the bulk storage of ODSs has not been carried out at the Site.
Residential refrigeration units were observed on-Site. These units may include refrigerants, such as R22 or R12, that are noted within the phase-out schedules for elimination in both Provincial and Federal regulations. No other sources of ODSs were observed at the time of the Site reconnaissance.
5.9 Radon
Radon is a radioactive gas formed by naturally occurring radioactive breakdown of uranium in soil, rocks and even groundwater. Radon is invisible and odourless and, as such, cannot be detected by humans. Furthermore, radon escapes from the ground and mixes with outdoor air forming concentrations that are too low to be of concern; however, if radon enters a building the concentrations can increase to higher levels. Health Canada has developed guidelines for acceptable levels of radon in dwellings and public buildings and has indicated that radon levels should not exceed 200 Becquerel per cubic metre (Bq/m³); however, there are currently no regulations governing acceptable levels of radon within buildings, and no requirements for testing or mitigation if levels are found to exceed the current Health Canada guidelines. Testing for radon in the Site Buildings was beyond the scope of this Phase I ESA. The Site Representative reported that no radon surveys have been carried out at the Site.
5.10 Mould or Microbial Contamination
The presence of mould or other microbiological contamination in buildings has become a concern to building tenants and owners due to potential health effects on occupants and users. Provincial Ministries of Labour have recently issued guidelines on enforced regulations to protect the health of construction workers who are exposed to mould in the course of building renovation. The presence of water leaks or high humidity can cause the growth or amplification of mould within building environments.
A comprehensive inspection for mould, which would require intrusive testing, was not performed as part of this Phase I ESA. Visible mould or water-damaged areas were not observed at the time of the Site reconnaissance. The Site Representative was not aware of the presence of mould in the Site Buildings. In addition, the Site Representative was not aware of any historical leaks in the Site Buildings or past flooding events.
5.11 Air Emissions
| Topic | Findings |
|---|---|
| Washroom Vents | Washroom vent exhausts are discharged through roof stacks. |
| Kitchen Vents | Kitchen exhausts are discharged through roof stacks. |
| Heating/Cooling | Site Building A: Oil-fuelled forced air furnace. Site Building B: None observed and none reported by the Site Representative. |
| Emergency Generators | None observed and none reported by the Site Representative. |
| Process Vents | None observed and none reported by the Site Representative. |
| Odours | No strong, pungent or noxious odours were identified. |
| Permits / Approvals | The Site Representative advised Pinchin that Site Owner (Beverley Adams), does not hold any permits/approvals for the Site, as related to air emissions or discharges. |
5.12 Staining and Stressed Vegetation
No evidence of historical chemical discharges or releases (i.e., staining or stressed vegetation) was observed during the Site reconnaissance. The Site Representative reported that no known historical chemical spills have occurred on-Site.
5.13 Non-Hazardous Wastes
| Topic | Findings |
|---|---|
| Non-hazardous Wastes | Domestic refuse is deposited in plastic bins. The domestic refuse is removed for off-Site disposal weekly by the Town of View Royal. |
| Recyclables | Recyclables (i.e., cans, bottles, newsprint, plastics, and cardboard) are stored in plastic totes and are removed to an off-Site recycling facility bi-weekly by the Town of View Royal. |
6.0 ACTIVITIES ON ADJACENT PROPERTIES
The Site is located in an urban area that predominantly consists of residential and commercial land use. A description of the adjacent properties is summarized in the following table, based on Pinchin’s observations from the Site and publicly accessible locations:
| North | East | South | West | |
|---|---|---|---|---|
| Operation or Activity | Undeveloped forested and gravelled land (a quarry). This is followed by Hospital Way and a hospital. | Jenkins Marine followed by single-family residential dwellings and Highway 1. | Erskine Lane followed by single-family residential dwellings. | Watkiss Way followed by single-family residential dwellings and agricultural land. |
| Direction with Respect to Inferred Groundwater Flow | Upgradient. | Down to transgradient. | Downgradient. | Down to transgradient. |
| Visible Emissions | None observed. | None observed. | None observed. | None observed. |
| Visible Outdoor Storage of Hazardous Materials | None observed. | Steel drums were observed adjacent to the Site boundary. | None observed. | None observed. |
Based on Pinchin’s observations of the adjacent properties at the time of the Site reconnaissance, the following could result in potential subsurface impacts at the Site:
- Jenkins Marine Ltd., located at 7 Erskine Lane, which has operated adjacent to the east of the Site since the 1970s and has resulted in subsurface impacts in soil, both on-property and at the Site.
7.0 FINDINGS AND RECOMMENDATIONS
Based on the results of the Phase I ESA completed by Pinchin, the following could result in potential subsurface impacts at the Site:
- On-Site metal impacted fill resulting for landfilling on 7 Erskine Lane; and
- Metal and hydrocarbon impacted soils on 7 Erskine Lane resulting from historical welding, machine shops, boat building/repair, paint removal, landfilling and sandblasting.
Based on information reviewed in Section 3.6, it is Pinchin’s understanding that the owner of 7 Erskine Lane intends to conduct independent remediation both on their property and on-Site in an effort to obtain a Certificate of Compliance (CoC) for both properties. It is proposed that remedial activities and closure soil sampling will be conducted prior to the redevelopment of each property. Pinchin notes that a CoC would be required prior to the redevelopment of the Site and would also improve environmental quality by reducing risks to human health and the environment. As such, Pinchin is not recommending a Phase II ESA at this time. However, progress towards obtaining a CoC for 7 Erskine and the affected portions of the Site should be monitored.
Given the year of construction of the Site Buildings (i.e., approximately 1940s), there is a potential for friable and non-friable ACMs to be present in the Site Buildings. Pinchin did not conduct an asbestos survey as part of this Phase I ESA, nor was any destructive or intrusive sampling or inspection conducted as part of this Phase I ESA. The Site Representative advised Pinchin that no asbestos surveys have been previously conducted at the Site, and that an AMP has not been developed for or implemented at the Site.
8.0 TERMS AND LIMITATIONS
This Phase I ESA was performed in order to identify potential issues of environmental concern associated with the Site located at 9 Erskine Lane, View Royal, British Columbia, at the time of the Site reconnaissance. This Phase I ESA was performed in general compliance with currently acceptable practices for environmental site investigations, and specific Client requests, as applicable to this Site.
This report was prepared for the exclusive use of WestUrban Developments Ltd. (Client), subject to the terms, conditions and limitations contained within the duly authorized proposal for this project. Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, is the sole responsibility of such third parties. Pinchin accepts no responsibility for damages suffered by any third party as a result of decisions made or actions conducted.
If additional parties require reliance on this report, written authorization from Pinchin will be required. Such reliance will only be provided by Pinchin following written authorization from Client. Pinchin disclaims responsibility of consequential financial effects on transactions or property values, or requirements for follow-up actions and costs. No other warranties are implied or expressed. Furthermore, this report should not be construed as legal advice. Pinchin will not provide results or information to any party unless disclosure by Pinchin is required by law.
The information provided in this report is based upon analysis of available documents, records and drawings, and personal interviews. In evaluating the Site, Pinchin has relied in good faith on information provided by other individuals noted in this report. Pinchin has assumed that the information provided is factual and accurate. In addition, the findings in this report are based, to a large degree, upon information provided by the current owner/occupant. Pinchin accepts no responsibility for any deficiency, misstatement or inaccuracy contained in this report as a result of omissions, misinterpretations or fraudulent acts of persons interviewed or contacted, or contained in reports that were reviewed. The scope of work for this Phase I ESA did not include an intrusive investigation for designated substances (i.e., asbestos, mould, etc.) and, therefore, these materials may be present in concealed areas.
Pinchin 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 issues, regulatory statutes are subject to interpretation and these interpretations may change over time.
The CSA document entitled “Phase I Environmental Site Assessment, CSA Standard Z768-01” dated November 2001 (reaffirmed 2016), does not apply to environmental auditing or environmental management systems. Therefore, with respect to Site operations and conditions, compliance with applicable Federal, Provincial or Municipal acts, regulations, laws and/or statutes was not evaluated as part of the Phase I ESA.
9.0 REFERENCES
- BC Centre for Disease control website radon contamination: http://www.bccdc.ca/healthenv/Contaminants/Radon/default.htm
- Health Canada. “Cross-Canada Survey of Radon Concentrations in Homes – Final Report”, dated March 2012.
- BC Online Site Registry.
- British Columbia Ministry of the Environment On-Line Water Resource Atlas.
- Canadian Standards Association (CSA) Standard. CSA Z768-01, Phase I Environmental Site Assessment, Canadian Standards Association International, November 2001, reaffirmed 2012.
- City of Capital Regional District Online GIS.
- ERIS report entitled “9 Erskine Lane, View Royal, British Columbia”, and dated June 12, 2019 (ERIS Project # 20190607238).
- Google™ Earth.
- Report entitled “Draft PSI, DSI and Remediation Plan, 7 Erskine Lane, View Royal, BC” prepared for 1132785 BC Ltd., prepared by Islander and dated April 2018.
- Memo entitled “Scenario 5 Release Request – Rezoning and Development Permit Application Approved Professional Opinion Letter for 7 Erskine Lane, View Royal, PID: 018-361-790” prepared for the Ministry of Environment and Climate Change Strategy Land Remediation Section, prepared by TRI and dated April 25, 2018.
- Report entitled “Authorization Agreement, Proposed Remediation for 7 Erskine Lane, View Royal, BC” between 1132785 BC Ltd. (Dustin Lamoureux), owner of 7 Erskine Lane and Darlene Grigull, Executrix of the Site and dated May 29, 2018.
- Ministry of Environment, Environmental Management Act, Contaminated Sites Regulation (BC Reg375/96). 2019.
- UBC Geographic Information Centre.