appendix e - newwestcity.ca · levelton recommends the same for any quantity of what has been...

NWRFP-10-23 CORPORATION OF THE CITY OF NEW WESTMINSTER

APPENDIX E

Stage 1 Environmental Report

Richmond Victoria Nanaimo Courtenay Surrey Abbotsford Kelowna Prince Rupert Calgary

Levelton Consultants Ltd. Fraser Valley Group 301 – 19292 60th Avenue Surrey, B.C. Canada V3S 3M2 Tel: 604 533-2992

Fax: 604 533-0768

E-Mail: [email protected]

103 – 34609 Delair Road Abbotsford, B.C. Canada V2S 2E1 Tel: 604 855-0206

Fax: 604 853-1186


Southern Interior 108 – 3677 Highway 97N Kelowna, B.C. Canada, V1X 5C3 Tel: 250-491-9778 Fax: 250-491-9729 Email: [email protected] Web Site: www.levelton.com Construction Materials

Building Science

Geotechnical

Corrosion Prevention

Metallurgy

Environmental

Physical Testing

STAGE 1 PRELIMINARY SITE INVESTIGATION 900 - 920 EWEN AVENUE,

NEW WESTMINSTER, BRITISH COLUMBIA

Prepared for:

The Corporation of the City of New Westminster 511 Royal Avenue

New Westminster, BC V3L 1H9

Prepared by:

Levelton Consultants Ltd. #301-19292-60th Avenue

Surrey, B.C. V3S 3M2

File: FV09-1411 October 2009

Richmond Victoria Nanaimo Courtenay Surrey Abbotsford Kelowna Prince Rupert Calgary

Levelton Consultants Ltd. Fraser Valley Group 301 – 19292 60th Avenue Surrey, B.C. Canada V3S 3M2 Tel: 604 533-2992

Fax: 604 533-0768


103 – 34609 Delair Road Abbotsford, B.C. Canada V2S 2E1 Tel: 604 855-0206

Fax: 604 853-1186


Southern Interior 108 – 3677 Highway 97N Kelowna, B.C. Canada, V1X 5C3 Tel: 250-491-9778 Fax: 250-491-9729 Email: [email protected] Web Site: www.levelton.com Construction Materials

Building Science

Geotechnical

Corrosion Prevention

Metallurgy

Environmental

Physical Testing

October 2009 File No.: FV09-1411 The Corporation of the City of New Westminster 511 Royal Avenue New Westminster, BC V3L 1H9 Attention: Mr. Wayne Werbovetski RE: Stage 1 Preliminary Site Investigation: 900 - 920 Ewen Avenue, New

Westminster, British Columbia

Dear Mr. Werbovetski: Levelton Consultants Ltd. is pleased to submit two copies of our Stage 1 Preliminary Site Investigation (PSI) report for the above-referenced Site. If you have any questions, please call us at (604) 533-2992. Thank you for the opportunity to be of service to the Corporation of the City of New Westminster. Sincerely, Levelton Consultants Ltd. (original signed) _________________________ Per: Neil Shah, P.Eng Principal

The Corporation of the City of New Westminster Stage I Preliminary Site Investigation 900 - 920 Ewen Avenue, New Westminster, BC

File No. FV09-1411-00 Page iii

EXECUTIVE SUMMARY Mr. Wayne Werbovetski of the Corporation of the City of New Westminster retained Levelton Consultants Ltd. (Levelton) to conduct a Stage 1 Preliminary Site Investigation at 900-920 Ewen Avenue, New Westminster, BC. Levelton understands that the City of New Westminster may expand the existing building at the Community Centre, and that such expansions may lead to the excavation of soil in one of two areas: the grass clearing north of the gazebo-like structure, and the area immediately south of the existing community centre facility. Levelton did not observe evidence of any adverse effects to the environmental condition of the Site at these locations. Furthermore, the findings of the Stage 1 PSI indicate a low potential for present and historical activities (at the Site and at surrounding properties) to have affected the environmental condition of the soil and groundwater at the Site. In Levelton’s opinion, further investigation by way of a Stage 2 PSI at the Site is not warranted at this time. Detectable concentrations of regulated petroleum hydrocarbon substances were identified in 1999 at the former Chevron service station property. The possibility that detectable concentrations remain on that property should not be dismissed. By extension there is a potential for a petroleum hydrocarbon soil vapour plume to have reached the Subject Site. If the proposed building location at the Site is revised to be closer to the Chevron property, Levelton recommends a soil vapour investigation be conducted for due diligence purposes. No further investigation is recommended at this time since the potential for concern is low. However, if future excavation activities lead to the identification of contaminated soil or groundwater onsite, Levelton recommends retaining the services of an environmental consultant to handle the contaminated material in accordance with applicable guidelines and regulations. Levelton recommends the same for any quantity of what has been described herein as ‘hog fuel’. A quantity of this material is known to be present beneath the tennis courts, and other deposits may be present elsewhere at the Site. While this material poses a low potential for immediate concern to the Subject Site, it should be disposed of appropriately if excavated.


File No. FV09-1411-00 Page iv

TABLE OF CONTENTS Cover Letter Executive Summary

iiiii

1.0 INTRODUCTION.................................................................................................................. 1 2.0 SITE DESCRIPTION AND SETTING .................................................................................. 1 3.0 STAGE 1 PSI PROCESS .................................................................................................... 2

3.1 OBJECTIVE ................................................................................................................ 2 3.2 SCOPE OF WORK...................................................................................................... 2 3.3 REGULATORY FRAMEWORK................................................................................... 2 3.4 METHODOLOGY ........................................................................................................ 3

4.0 HISTORICAL RECORDS SEARCH AND REVIEW ............................................................ 3 4.1 MUNICIPAL AND GOVERNMENT RESOURCES...................................................... 3 4.2 FIRE INSURANCE PLANS AND UTILITY PROVIDERS ............................................ 4 4.3 AERIAL PHOTOGRAPH INTERPRETATION............................................................. 4 4.4 HISTORICAL LAND TITLES ....................................................................................... 6 4.5 CITY DIRECTORIES................................................................................................... 7

5.0 SITE GEOLOGY AND GROUNDWATER ........................................................................... 9 6.0 CLIMATE AND FLOOD POTENTIAL................................................................................ 10 7.0 STAGE 1 PSI SITE VISIT .................................................................................................. 10

7.1 AIR AND WATER DISCHARGES ............................................................................. 10 7.2 SEPTIC TANKS AND DRAINAGE FIELD................................................................. 11 7.3 ABOVEGROUND (AST) AND UNDERGROUND (UST) STORAGE TANKS ........... 11 7.4 ASBESTOS-CONTAINING BUILDING MATERIALS ................................................ 11 7.5 CHEMICAL STORAGE AND HANDLING ................................................................. 11 7.6 HAZARDOUS WASTE GENERATION, STORAGE AND DISPOSAL ...................... 11 7.7 NON-HAZARDOUS WASTE GENERATION, STORAGE AND DISPOSAL ............. 11 7.8 OZONE DEPLETING SUBSTANCES....................................................................... 11 7.9 POLYCHLORINATED BIPHENYLS.......................................................................... 12 7.10 RADON AND METHANE GAS.................................................................................. 12 7.11 SPILLS AND STAINED AREAS................................................................................ 12 7.12 SOILS AND FILL AREAS.......................................................................................... 13 7.13 GEOTECHNICAL INVESTIGATION ......................................................................... 13 7.14 INTERVIEWS............................................................................................................ 13

8.0 SURROUNDING PROPERTIES – BC ONLINE ................................................................ 15 9.0 SUMMARY AND INTERPRETATION ............................................................................... 16 10.0 APPLICABLE CSR STANDARDS .................................................................................... 20 11.0 CONCLUSIONS AND RECOMMENDATIONS ................................................................. 21 12.0 PROFESSIONAL STATEMENT........................................................................................ 23 13.0 CLOSURE.......................................................................................................................... 23


File No. FV09-1411-00 Page v

INDEX OF TABLES

Table 1: General Site Description .................................................................................................1 Table 3: Aerial Photograph Interpretation .....................................................................................5 Table 4: Summary of Historical Land Titles ..................................................................................6 Table 5: Summary of City Directories ...........................................................................................7 Table 6: BC Online Site Registry Search Results.......................................................................15 Table 7: Applicable CSR Site-Specific Standards ......................................................................20

LIST OF FIGURES

Figure 1: Site Location Plan Figure 2: Site Plan and Surrounding Properties Figure 3: Site and Surrounding Properties with Aerial Photograph Figure 4: 1:20K Topographical Map Figure 5: Zoning Information (Webmap) Figure 6: Drinking Water Wells Figure 7: BC Online Site Registry Search Results Figure 8: Site Plan (Levelton Geotechnical Investigation report, November 2008).

LIST OF APPENDICES

Appendix A: Figures Appendix B: City Hall Documents and Miscellaneous Site Information Appendix C: Aerial Photographs Appendix D: Historical Land Titles Appendix E: Site Visit Photographs Appendix F: BC Online Site Registry Search Results Appendix G: Standard Limitations


File No. FV09-1081-00 Page 1

1.0 INTRODUCTION Mr. Wayne Werbovetski of the Corporation of the City of New Westminster retained Levelton Consultants Ltd. (Levelton) to conduct a Stage 1 Preliminary Site Investigation at 900 - 920 Ewen Avenue, New Westminster, BC (referred to as ‘Site’ or ‘Subject Site’ in this report). Levelton understands that the Stage 1 PSI is required for due diligence purposes prior to future expansion of the existing facilities at the Site. The Stage 1 PSI consisted of an evaluation of historical and current information collected through a search and review of historical records, interviews with primary sources, and a Site visit.

2.0 SITE DESCRIPTION AND SETTING The Subject Site, 900 - 920 Ewen Avenue, is also known as the Queensborough Community Centre. A general description of the Site is given in Table 1.

Table 1: General Site Description

ITEM

DESCRIPTION CIVIC ADDRESS 900 - 920 Ewen Avenue, New Westminster, BC

LEGAL DESCRIPTION LOT 96, DISTRICT LOT 757, NEW WEST DISTRICT GROUP 1, PLAN 53431 GROUP 1, EXCEPT PLAN 74903.

SITE P.I.D. 005-136-776 SITE COORDINATES1 49º 11’ 10”N, 122º 56’ 34”W` AREA (SITE) 64,102m2 (689,990ft2)

The Site is accessible from Ewen Avenue by a driveway leading to parking areas east of the Queensborough Community Centre building. Much of the property is grass covered, with some sparsely forested parts, a number of playground areas, and tennis courts. There is a secondary access road from Salter Avenue. There is also a small watercourse running down the middle of the property. It is part of the general landscaping of the Community Centre. As shown on Figure 4, there is very little topography in the area of the Site. Topographic relief at the Site is limited, apart from the minor depression due to the creek. There is a very gentle slope towards the south (towards Annacis Channel). There are two portions of the Site of particular interest to this investigation. The first is a grass-covered clearing located north of the existing building, beside the gazebo-like structure. Levelton understands that a grass-covered clearing located north of the existing building, beside the gazebo-like structure is the first potential location for the expansion of the existing Community Centre facilities. A facilities expansion at this site would be standalone. A second potential expansion site is located directly south of the existing community centre building. An expansion at this location would be attached to the existing building. Levelton is not aware of any planned zoning changes for the area of the Site.

1 Approximate coordinates for the centroid of the Site obtained using Google EarthTM software.



3.0 STAGE 1 PSI PROCESS

3.1 OBJECTIVE The objective of the Stage 1 PSI was to provide an evaluation of known and potential areas of environmental concern at the Site, and identify present conditions that may represent failure to comply with applicable environmental regulations. The Site review did not include sampling and analysis of any media at the Site.

3.2 SCOPE OF WORK Levelton’s Stage 1 PSI was carried out in general accordance with Ministry of Environment (MOE) guidelines for conducting a Stage 1 PSI. The scope of work included: • Conducting a historical search and records review. Levelton reviewed aerial photographs,

historical land titles, historical fire insurance plans, and city directories for information on potential environmental concerns associated with surrounding properties.

• Performing a Site walk-through visit and interviewing persons knowledgeable about past

and present activities on the Site. • Preparing a report outlining the findings of the investigation and, where applicable, providing

recommendations for further work.

3.3 REGULATORY FRAMEWORK Since 1988, the Waste Management Act (WMA) has been addressing contaminated sites in British Columbia. In June 1993, the Waste Management Amendment Act, 1993 (WMAA, also known as Bill 26) was passed. The MOE added provisions which specifically address contaminated sites, and promulgated the Contaminated Sites Regulation2 (CSR) which came into effect on 1 April 1997. The CSR was updated with first, second, and third stage amendments on 19 July 1999, 2 February 2002 and 20 November 2003, respectively. In July 2004 the WMA was repealed and replaced by the Environmental Management Act (EMA). The fifth stage amendments to the CSR were made in July 2007. The sixth stage amendments to the CSR were made in January 2009. The CSR remains in effect under the EMA at this time. The CSR has staged site investigations as follows: • Stage 1 PSI comprising a historical search and records review, and a walk-through Site

review. • Stage 2 PSI comprising selective sampling and analyses of media at areas of potential

environmental concern (APECs) to determine the presence or absence of contamination due to potential contaminants of concern (PCOCs) identified at the Site.

• Detailed Site Investigation (DSI) comprising evaluation of the extent and concentrations of

contaminants of environmental concern (COCs) in media identified during the Stage 2 PSI.

2 Contaminated Sites Regulation (CSR, B.C. Reg. 375/96 including amendments up to BC Reg. 343/2008), effective 1 April

1997. British Columbia Ministry of Environment, Victoria, British Columbia.



Canada Mortgage and Housing Corp (CMHC) and Canadian Standards Association3 (CSA) refer to Stage 1 and Stage 2 PSIs as Phase 1 and Phase 2 Environmental Site Assessments (ESAs), respectively. The DSI is referred to as Phase 3 ESA.

3.4 METHODOLOGY Levelton conducts a Stage 1 PSI in general accordance with the CMHC and CSA guidelines for a Phase 1 ESA, and requirements of the CSR. The historical review was completed by requesting or searching the following sources of information:

• Historical aerial photographs (1938, 1948, 1954, 1963, 1975, 1981, 1987, 1994, 1999, and 2004) from the UBC Geographic Information Services;

• Historical Land Titles from West Coast Title Search; • Fire Insurance Plans from UBC Special Collections; • City Directories and other relevant historical information from local libraries; and, • Discussions with various primary sources.

Mr. Julien Traverse, EIT of Levelton conducted a Site visit on 24 September 2009. The visits consisted of a walk-through of accessible areas to establish the presence of suspect hazardous materials and environmental concerns associated with the Site, such as storage tanks (above and below ground), stained soils, stressed vegetation, or unusual fill materials. The review of adjacent properties was limited to what was visible from public areas or from the Subject Site.

4.0 HISTORICAL RECORDS SEARCH AND REVIEW The results of the historical search and records review are summarized in the following sections.

4.1 MUNICIPAL AND GOVERNMENT RESOURCES

Levelton consulted Frontcounter GIS/MAP, the City’s online geographic information system, for information pertaining to the Site. A parcel report is included in Appendix B. According to Frontcounter, the Site is zoned P-1 - Public / Institutional – (Lowrise). At the Building Department of New Westminster City Hall, Levelton was informed that microfiche files for 900 or 920 Ewen Avenue were not available. The electronic file contained little information of interest to the Stage 1 PSI. The oldest permit was to erect a storage shed at the property in 1996. Levelton understands that any information in the City Hall file was available to Mr. Werbovetski and most likely would be similar to the information provided in the memorandum prepared by Mr. Scheving (Appendix B). Levelton consulted the BC Water Resource Atlas4 maintained by the MOE. According to the database, there is one registered drinking water well within 1.5km of the Site, as shown on Figure 6 (well tag ID 25657). The well is located close to 1.5km away in a low-lying area on the northern side of Lulu Island. Groundwater in the area of this well would be expected to be hydraulically disconnected from the groundwater at the Site. As a check, Levelton obtained the well tag report for the well, which states that the well is owned by the Tree Island Steel Co. According to the report, the 12” well was not disinfected following installation. A copy of the report is included in Appendix B. 3 Canadian Standards Association (CSA), 2001, Phase 1 Environmental Site Assessment (CSAZ768 01). Rexdale,

Ontario. 4 http://www.env.gov.bc.ca/wsd/data_searches/wrbc/



Based on the location of the well with respect to the Site and the presumed groundwater divide somewhere in the midsection of the tip of Lulu Island (Section 5.0), Levelton infers that groundwater at the Site will not affect groundwater quality at the registered water well. Based on the information encountered in the well tag report (i.e. industrial land use, large diameter well, and no disinfection) Levelton infers that the well is more likely to be used to satisfy process water requirements for the Steel mill than to be used for drinking water purposes. Levelton also notes that the City of New Westminster provides drinking water services to the developments in the vicinity of the Site. Therefore, it is unlikely for groundwater to be used for drinking water purposes. As such, drinking water standards may not apply at the Site. However, until shown otherwise in a defensible way, drinking water standards should be assumed to apply to the groundwater quality at the Site. The DFO maintains an online GIS database5 (Wild, Threatened, Endangered and Lost Streams of the Lower Fraser Valley). According to that database, there is a small channel bisecting the Site. The Fraser River is located less than 250m from the Site. These freshwater receptors warrant the application of soil and groundwater standards intended to protect freshwater aquatic life. Marine aquatic standards are not considered to apply at the Site. Finally, Levelton visited Ms. Colleen Loguisto at the Surrey branch offices of the Ministry of Environment. Ms. Loguisto arranged for a File Contents Retrieval for properties of interest identified in the review of the BC MOE Site Registry (Site IDs 338, 838, and 1014). A copy of the relevant information is presented in Appendix B. A summary and interpretation of that information is presented in 9.0.

4.2 FIRE INSURANCE PLANS AND UTILITY PROVIDERS

Levelton visited the Rare Books and Special Collections at the Irving K. Barber Learning Centre, University of British Columbia, where historical fire insurance plans are stored on reserve. The key map for the 1957 Fire Insurance plans for New Westminster indicate that the area of the Site was never mapped. This might have been expected, given that the area of the Site was still largely agricultural in 1957 (as described in Section 4.3). For copyright reasons a copy of the key plan is not included.

4.3 AERIAL PHOTOGRAPH INTERPRETATION Levelton requested historical aerial photographs from the UBC Geographic Information Centre in Vancouver, BC. Photographs for the years 1938, 1948, 1954, 1963, 1975, 1981, 1987, 1994, 1999, and 2004 were provided. Reproductions are included in Appendix C. A general description and noteworthy features observed in each of the aerial photographs are presented in the following table.

5 http://www-heb.pac.dfo-mpo.gc.ca/maps/loststrm/loststreams_e.htm



Table 2: Aerial Photograph Interpretation

YEAR AP # GENERAL DESCRIPTION AND NOTEWORTHY FEATURES

1938 A.5985-27

The area of the Site is undeveloped. Portions of the Site appear to be used for agricultural purposes. Present-day 830 and 838 Ewen Avenue are occupied by residential dwellings. A few rural residential properties are visible along Lawrence St. and Howes St. The large property at the foot of Lawrence (833 Salter St) is vacant and vegetated.

1948 BC575:42

The Site is generally similar to the previous aerial photograph. One section of the Site appears to have been landscaped in an unusual way (long rows of vegetation) or under construction for some greenhouses or warehouses. Neighboring properties have remained vegetated or used for rural residential or agricultural purposes.

1954 BC1675:15

The Site is generally similar to the previous aerial photograph i.e. vacant, vegetated. The unusual landscaping (greenhouses / warehouses) is slightly different but no distinct features can be identified. Some limited development on Howes St., Lawrence St., and Ewen Ave. can be observed.

1963 BC5063:200

The residential dwellings at present-day 838 and 830 Ewen Avenue have been replaced with one building and a paved parking area. The area of the Site is still vacant and vegetated, although there appear to be fewer trees than in the past. Residential dwellings are visible along Ewen Ave., Lawrence St., and Howes St.

1975 A23947-23

The building at present-day 838 and 830 Ewen Ave. is similar to the previous aerial photograph. A road has been laid through the area of the Site, connecting Ewen Ave. and Salter St. and dividing the Site roughly in half. The western portion of the Site is still vacant and vegetated. The eastern portion is vacant but appears to have undergone some limited land clearing activities. Residential dwellings are visible along Ewen Ave, Lawrence St., and Howes St.

1981 A25666 72

The building at present-day 838 and 830 Ewen Ave. is similar to the previous aerial photograph. The road first observed in the previous aerial photograph has been diverted to curve into a central landscaped and paved portion of the Site occupied by one large building. Various small roads lead to this central building. Surrounding areas are generally similar to previous aerial photographs.

1987 FF 8727 No. 52

The building at present-day 838 and 830 Ewen Ave. is similar to the previous aerial photograph. The landscaped areas first observed in the previous aerial photograph have been improved and numerous footpaths and landscaped areas are visible. Additional buildings were not observed. Surrounding areas are occupied by residential dwellings.

1994 FFC Vancouver 94 # 163

The aerial photograph is not clear, but the building at present-day 838 and 830 Ewen Ave appears to have been removed. Otherwise the Site appears generally similar to the previous aerial photograph. The property to the southwest (present-day 921 Salter St) has been developed with a large set of interconnecting warehouse-like structures and a large paved area. Surrounding properties are generally similar to the previous aerial photograph.

1999 SRS 6064-96

The building at present-day 838 and 830 Ewen Ave has been removed. The configuration of the Site is similar to the previous aerial photograph. One additional warehouse can be observed at present-day 921 Salter St. The property at the corner of Howes St. and Ewen Ave. appears to have undergone similar development, as a paved area and large building were observed.



YEAR AP # GENERAL DESCRIPTION AND NOTEWORTHY FEATURES

2004 SRS 6912-362

The Site is generally similar to the previous aerial photographs, with a few exceptions (different landscaping and tennis courts are now visible). The configuration in the 2004 aerial photograph resembles its present-day configuration as observed in the Site visit. The large property at the foot of Lawrence St. has been developed with a large building or facility since the previous aerial photograph was taken. Surrounding properties are otherwise similar to the previous aerial photograph.

The aerial photographs indicated that the Site was initially vacant and vegetated until sometime between 1975 and 1981. The Site was then developed with what appears to be the existing Queensborough Community Centre; one central building, a parking lot, and landscaped grounds and associated facilities. Surrounding properties were developed throughout the twentieth century. Some of the residential properties in the vicinity of the Site changed little since the 1938 aerial photograph, such as the properties along Howes St. A few properties changed dramatically in the 1990s, such as 921 Salter and 833 Salter, where large warehouse-like structures appeared in the 1990s and early 2000s. Overall, the area appeared to be mainly used for residential purposes. From the historical aerial photograph interpretation and Levelton’s general impression of the area, it appears unlikely for groundwater in the area of the Site to be used for irrigation or agricultural purposes. Further interpretation of the information contained in the aerial photographs is provided in Section 9.0. A copy of the aerial photographs is included in Appendix C.

4.4 HISTORICAL LAND TITLES Historical Land Titles were obtained for the Site from West Coast Title Search of New Westminster, BC. A summary is provided in the following table.

Table 3: Summary of Historical Land Titles

TITLE NO. OWNER PERIOD

900 Ewen Avenue

AA112959E The Corporation of the City of New Westminster 1987 – Current

N102998E

The Corporation of the City of New Westminster Comes from six previous titles, of which three were traced backward: 1. K30429E 2. L12945E 3. M91443E

1977 – 1987

1. K30429E The Corporation of the City of New Westminster 1974 – 1977 714867E Kenneth Duncan Brown and Thomas Edward McLaughton 1971 – 1974

359432E John Robert Mehl 1955 – 1971 359371E Juanita Rennie ‘In Trust’ 1955 72721E Harry James Butterfield 1927 – 1955 72720E Eli Harrison 1927

2. L12945E The Corporation of the City of New Westminster 1975 – 1977 719916E Albert Betti 1971 – 1975



TITLE NO. OWNER PERIOD

560244E David Decamillis 1965 - 1971 359431E Albert Amelio Berti 1955 – 1965 359370E Juanita Rennie (‘In Trust’) 1955 88427E Harry J Butterfield 1929 – 1955

3. M91443E The Corporation of the City of New Westminster 1976 – 1977 216024E British Columbia Electric Company Ltd. 1947 – 1976 119190E Western Power Company of Canada Ltd. 1937 – 1947 88529E British Columbia Electric Railway Company Ltd. 1930 - 1937 88427E Harry J Butterfield 1929 – 1930

West Coast Land Titles provided a search for three of the six properties that were joined to form the Site. K30429E refers to the east ½ of Lot 20, which is essentially the left half of the Site. L12945E refers to Parcel A of Block 21. M91443E refers to a long strip along the eastern half of the Site. Levelton was not able to ascertain exactly which areas and land title records are unaccounted for in the land title search, since property boundaries given by West Coast Title Search are slightly different that those presented on Frontcounter. However the absence of this information is considered to pose a low potential for concern, given the information obtained in the other portions of this investigation. The sequence in which the three land titles came together to form the current land title for the Site is shown in schematic in Appendix D. A discussion on the significance of the information obtained from the land titles is presented in Section 9.0 (Summary and Interpretation). A copy of the historical land titles is included in Appendix D.

4.5 CITY DIRECTORIES Levelton consulted the Criss-Cross or equivalent directories for the area of the Site available at the Vancouver Public Library’s Special Collections (Abbotsford / Clearbrook Area). Levelton checked addresses on Ewen Avenue, Howes St., Hampton St., Lawrence St., and Salter St. The review was conducted with approximately five year intervals (2001,1996, 1992, 1987, 1982 / 83, 1978, 1974, and 1969). Directories were discontinued in 2001. The following table presents the relevant information found in the directories, and the relative positions of the properties of interest with respect to the Site.*

Table 4: Summary of City Directories

ADDRESS TENANT(S) LISTED YEAR(S) DIST. FROM

SITE(m) DIR’N

INFERRED HYDROGEO-

LOGICAL POSITION**

Boyd St.

520 – 936 Various individuals, except: 1969 - 2001 - - -

* If the property no longer exists, the distance to the estimated property location was either approximated or left out (-). ** Position with respect to the north/northwest groundwater flow direction presented by Soilcon Laboratories (Section 5.0




SITE(m) DIR’N

INFERRED HYDROGEO-

LOGICAL POSITION**

611

Mullaly James Truck Service

Grewall, SG

Not listed

1974

82/83

1987 – 2001

Unknown - -

805 Vancouver Auto Auction

Action Auto Auction

1982/83

1987 - 2001 610m NW Down-gradient

816 Various automotive / light industrial 2001 350m NW Down-gradient

856 McKenzie Equip. & Repair Ltd 1996 - 2001 350m NW Down-gradient

906 Terzariol Isaia

Chico’s Mobile Welding

1969 - 2001

1974 450m NW Down-gradient

Ewen Ave.

900 / 920

Not listed

New Westminster Parks & Recreation

Queensborough Community Centre

1969 - 1982/83

1987 - 1992

1996 - 2001

n/a - -


838

Not listed

Bridgeview Service

Chevron Canada

Not listed

1969

1974 - 1987

1992

1996 - 2001

60m N Down-gradient

1101

Sprite Motors

Esso Petroleum Canada

Queensborough Tempo Station

1982/83 - 1996

1992

2001

400m W Cross-gradient

1102 Jow Bennie

Bennie’s Mart

1969

1974 - 2001 400m W Cross-gradient

Howes St.


243

M&P Trucking

Meredith D

Roy M

McDougall Gordon Michelle

1982/83

1987

1992

1996 - 2001

130m SW Cross-gradient

317

Adams Mobile Marine Services Ltd.

Damato M

Ibbott Glen

Not Listed

Bellamy C

1978

1987

1992

1996

2001

150m NW Cross-gradient

Hampton St.

226 – 318 Not Listed

Various residential

1969 – 1996

2001 - - -




SITE(m) DIR’N

INFERRED HYDROGEO-

LOGICAL POSITION**

Lawrence St.

231 – 344 Various individuals, except: 1969 – 2001 - - -

225

Northland Excavating Ltd.

Bruins Albert

Wilson, C

Oldershaw, LJ

Not Listed

1969

1974

1978

1982/83

1987 - 2001

130m NE Cross-gradient

244, 246 Catholic Churches & Insts

Not Listed

1974 - 2001

1987 - 1992 130m NE Cross-gradient

Salter St.

603 – 1425 Various individuals 1969 - 2001 - - -

833 Not listed 1969 - 2001 - - -

921 Not listed

School District No. 42 New Westminster

1969 - 1987

1992 - 2001 Adjacent SW Up-gradient

930 Kamachi Shig

Kamachi L

1969 - 1996

2001 10m SW Up-gradient

The information obtained is discussed and interpreted in Section 9.0.

5.0 SITE GEOLOGY AND GROUNDWATER According to the Surficial Geology Map No. 1484A published by the Geological Survey of Canada (1980), surficial geology at the Site may be one of either SAb, or Fc. SAb refers to ‘bog, swamp, and shallow lake deposits. Lowland peat up to 14m thick’. Fc refers to ‘deltaic and distributary channel fill sediments overlying and cutting estuarine sediments and overlain in part of the area by overbank sediments. May also contain organic and fossiliferous material’. Figure 4 illustrates the local topography of the eastern tip of Lulu Island. As the figures shows, there is very little relief in this area (most of the areas in the vicinity of the Site are roughly 3, 4, or 5m above sea level). During their September 2009 geotechnical investigation (Section 7.13), members of Levelton’s geotechnical division encountered groundwater seepage at approximately 2.7m below grade in the middle of the Site. The Keystone report identified a standing water level in monitoring wells at approximately 0.2m bgs, and there was standing water in the ditches along the perimeter of the Site. There is most likely a shallow groundwater table at the Site. Levelton reviewed the file at the MOE for Site ID 1014, which included a report prepared by Keystone Environmental (discussed further in Section 9.0). Levelton noted that the groundwater flow direction is reportedly to the north/northwest, based on the results of Soilcon’s investigations. In contrast, Levelton’s assessment of the topography at the Site would suggest that groundwater flows to the south. The small channel that bisects the site empties into the Annacis Channel, approximately 250m southeast of the Site. Levelton would expect there to be



a groundwater divide somewhere north of the Site. North of the divide, groundwater would be expected to flow into the North Arm of the Fraser River, located approximately 900m northwest of the Site. South of the divide, groundwater would be expected to flow towards the Annacis Channel. Therefore, by this rationale, groundwater would be expected to flow towards the south-southeast, given that the Site is located in the southern half of the tip of Lulu Island. Levelton’s assessment, however, is preliminary and the inferred groundwater flow direction presented by Soilcon is presumed to be more reliable. Therefore for the purposes of this Stage 1 PSI, groundwater at the Site is presumed to flow towards the north/northwest. On a regional scale, groundwater is expected to flow in a westerly or southwesterly direction along with the Fraser River.

6.0 CLIMATE AND FLOOD POTENTIAL The Site is located within the Coastal Western Hemlock Zone6 and is defined in climatic terms by heavy rainfall, cool summers and mild winters. The 29-year (1971-2000) mean-average annual precipitation measured at Richmond Nature Park7 weather station (49º 10.25’N, 122º 5.583’), is 1277.4mm. The wettest time of year is in November and December, while the driest time of year is in July and August. The MOE and Fraser Basin Council map “Floodplain of the Lower Fraser River, Flood Hazards (copyright 2002)” indicated that Lulu Island is located within the 100 years and 200 years flood zones.

7.0 STAGE 1 PSI SITE VISIT

Mr. Julien Traverse, EIT of Levelton visited the Site on 24 September 2009. Observations are documented in the following sections. Selected photographs captured during the Site visits are presented in Appendix E.

7.1 AIR AND WATER DISCHARGES

Levelton did not observe significant air discharges (typical HVAC vents were observed). Air discharges appear to pose a low potential for environmental concern to the Subject Site. Levelton did not observe any environmentally significant water discharges at the Site. There is a small paved water park (outdoor play area with sprinklers, hoses, etc) that drains into catch basins. It is unlikely for significant contamination to enter the subsurface via the children’s water park play area. There is a small grassed channel bisecting the site in a north-south direction. Road side ditches on the south side of Ewen Avenue drain into this channel. The water appeared to move very slowly towards the Annacis Channel. Levelton observed no sheen and very little garbage in the channel. The environmental condition of the channel did not indicate the presence of visible contamination (e.g. petroleum hydrocarbon sheen) in soil and groundwater at the Site. Catch basins were observed at various paved and vegetated locations onsite. Levelton understands that they are connected to the municipal storm sewer system. There is therefore a 6 BC Ministry of Forests “Biogeoclimatic Zone Classification System”. 7 Environment Canada “Climate Normals”: http://www.climate.weatheroffice.ec.gc.ca/climate_normals/index_e.html



low potential for surface runoff from the parking lots to enter the subsurface environment . The catch basins in vegetated areas are likely in place for handling the water from the sprinkler system that irrigates the property’s grass-covered areas. In Levelton’s opinion the irrigation and drainage systems in place at the Site at both paved and unpaved areas pose a low potential for environmental concern to the Site.

7.2 SEPTIC TANKS AND DRAINAGE FIELD

Levelton did not observe evidence of a septic tank or drainage field at the Site. This was confirmed by Ms. Renee Chadwick, Manager of the Centre, when Levelton attended the Site visit on 24 September 2009.

7.3 ABOVEGROUND (AST) AND UNDERGROUND (UST) STORAGE TANKS

Levelton did not observe any ASTs or USTs on the Site visit. This was confirmed by Ms. Chadwick on 24 September 2009.

7.4 ASBESTOS-CONTAINING BUILDING MATERIALS Asbestos in the workplace is defined as a Designated Substance under the Occupational Health and Safety Regulation8 (OHSR). The OHSR governs the safe handling of asbestos-containing materials (ACMs) in the workplace. This regulation requires owners to notify work persons of the presence of friable ACMs once their presence has been confirmed. OHSR also requires the implementation of an Asbestos Management Plan until all ACMs have been removed from the building. Because the building was built in the late 1970s or early 1980s, there is a low potential for concern for ACMs in the building. Nonetheless Levelton would recommend a hazardous building materials survey at the Site if any significant demolition or construction activities are undertaken at the Site in the future.

7.5 CHEMICAL STORAGE AND HANDLING Levelton did not observe chemical storage or handling at the Site.

7.6 HAZARDOUS WASTE GENERATION, STORAGE AND DISPOSAL Levelton did not observe the storage, generation, or disposal of hazardous wastes at investigated areas.

7.7 NON-HAZARDOUS WASTE GENERATION, STORAGE AND DISPOSAL Levelton did not observe the generation, storage, or disposal of significant quantities of non-hazardous wastes at investigated areas. Household refuse was stored neatly in garbage bins near a small storage shed to the west of the Community Centre building. There is a low potential for environmental concern to the Site due to the presence of non-hazardous waste generation, storage and disposal.

7.8 OZONE DEPLETING SUBSTANCES An ozone-depleting substance (“ODS”) refers to any substance containing chlorofluorocarbon (“CFC”), hydrochlorofluorocarbon (“HCFC”), halon or any other material capable of destroying ozone in the atmosphere. ODSs have been used in rigid polyurethane foam and insulation,

8 Sections 6.1-6.32, Occupational Health and Safety Regulation, BC Reg. 296/97, Effective 15 April 1998 as amended by

The Workers Compensation Amendment Act, Effective 1 October 1999.



laminates, aerosols, air conditioners, fire extinguishers, cleaning solvents and the sterilization of medical equipment. Federal regulations introduced in 1995 required the elimination of production and import of CFCs by 1 January 1996 (subject to certain essential uses) and a freeze on the production and import of HCFC-22 by 1 January 1996. These regulations also require the complete elimination of HCFC-22 by the year 2020. No potential ODS-containing materials were observed at the time of the Site visit.

7.9 POLYCHLORINATED BIPHENYLS In Canada, polychlorinated biphenyls (“PCBs”) were prohibited from being used in products, equipment, machinery, electrical transformers and capacitors, which were manufactured or imported into the country after July 1, 1980. However, older equipment in use after this date may still contain PCBs if the equipment’s fluid has not been changed, or if there was sufficient inventory of such equipment. Ground-level and/or pole-mounted transformers were observed at the Site and in the surrounding areas along Ewen, Salter, and Howes. However, PCBs are not expected to be an issue at the Site at this time.

7.10 RADON AND METHANE GAS Radon Radon is a colorless, odorless gas that occurs naturally from the breakdown of uranium. Radon can be found where soils and rocks contain uranium mineral. In open air or in areas with high air circulation, radon is not considered a health problem. However, in confined spaces (such as basements or underground structures), radon can concentrate and become a health hazard. Bedrock and soil in the area are known for having low radon gas-generating potential. The Ministry of Health9 has completed a regional study of radon in homes in British Columbia. Concern with respect to radon geographically starts in areas east of Hope, British Columbia (especially the Okanagan Valley and West Kootenays). Levelton does not expect radon gas to become an environmental issue at the Site. Methane Gas Methane gas can present a potential for environmental concern in soils which have an extensive history of landfilling or dumping activities. Methane is created with the anaerobic breakdown of organic components of the landfilled materials. Levelton does not expect methane gas to become an environmental issue at the Site.

7.11 SPILLS AND STAINED AREAS

Spills or stained areas were not observed on the ground surface.

9 Memorandum; Dated 8 December 1992; Mr. Brian Phillips, Director, Radiation Protection Services Branch; Ministry of

Health; Burnaby, British Columbia.



7.12 SOILS AND FILL AREAS

There was a slight depression in the area of the former service station at 838 Ewen Avenue. Otherwise, the grading at the Site appeared to be consistent with local topography i.e. flat except for a few small irregularities, such as the small grassed channel that bisects the Site, a few other ditches, etc. Levelton did not encounter evidence of any significant cut or fill areas at the Site. The tennis courts at the southeastern end of the Site appeared to have experienced some differential settlement. The reason for the settlement became clear in subsequent conversations with Ms. Renee Chadwick and Mr. Richard Findlay (documented in Section 7.14).

7.13 GEOTECHNICAL INVESTIGATION

Members of Levelton’s Geotechnical division conducted a geotechnical investigation at the Site in September 2009. The borehole locations were within the footprint of what Levelton understands to be the primary candidate location for the expansion of the community centre (north of the gazebo-like structure). A copy of the Site Plan showing borehole locations is included in Appendix B. According to Levelton field staff who were onsite at the time of the investigation, evidence of petroleum hydrocarbon contamination in soil samples collected during the geotechnical investigation were not encountered. In addition, the consistent layering of fine-grained materials, as well as a shallow peat layer at AH09-1, suggested the presence of native stratigraphy (i.e. not fill material). Borehole logs for the property indicated the presence of peaty surficial material. However the presence of ‘hog fuel’ or similar bark mulch – like material was not encountered. This observation is revisited in Section 7.14. Since only two locations were investigated, the observations made during the geotechnical investigation should not be used to rule out the presence of contamination at the Site. However, they indicate a low potential for the presence of contamination at the investigation locations.

7.14 INTERVIEWS

On 24 September 2009, Levelton spoke to Ms. Renee Chadwick, Manager of the Queensborough Community Centre. The information she gave was as follows:

• To the best of her knowledge, Schedule 2 activities did and do not take place onsite. • The former Chevron service station was paved and took up a large part of the grassy

field now situated at the north side of the Site. • There was a report on the potential drawbacks of the electrical transmission wire towers

being located onsite. Levelton was not able to obtain a copy of that report. • There are two main alternatives for the location of the expansion to the Community

Centre: 1. an addition to the south side of the existing Community Centre building, and 2. an entirely separate area north of the existing Community Centre building.

• There was a mildew problem in the south wall of the existing Community Centre building that was addressed in a recent Building Science report.



• No tanks are present onsite. • Municipal services are connected to the building. • Natural gas is supplied to the building. • A fire in 2007 destroyed the front (northeastern) side of the existing Community Centre

building. Part of the building was gutted at the time of the repairs. The contractor for the restoration was Edenvale Restoration. None of the demolition debris or associated rubble was buried onsite or otherwise allowed to remain on the property.

• The existing building was flooded in January 2009. Vacuum excavator trucks were retained to pump the water out of the crawlspace.

• The tennis courts at the south end of the property were built over hog fuel and some sinking of the paved surface has occurred. Ms. Chadwick recommended speaking to Mr. Claude Leduc of the Parks and Recreation Department.

Levelton received voicemails from Mr. Claude Leduc of the Corporation of the City of New Westminster’s Parks and Recreation Department. Mr. Leduc recalled that there was a Phase I done at the former service station, and recalled some environmental work at that location. He was unsure of any details on the property since it was owned by Chevron. He recommended following up with Mr. Werbovetski for information on the mould damage to the building on the south side, and Mr. Richard Findlay, Landscape Architect, for information on the ‘hog fuel’ underneath the tennis courts on the south side of the property. Levelton reached Mr. Findlay, Landscape Architect, to inquire more on the subject of the hog fuel. Apparently, the ‘hog fuel’ material was composed of decaying wood chips, similar in consistency to bark mulch or shredded wood. The material, in his opinion, was easily distinguishable from the naturally occurring peat deposits in the area. Apparently the material had not been requested for the landscaping of the Site: rather, it had been deposited onsite and managed in the best possible way by the landscaping team. Despite having been initially reinforced with geotextile and an overlying layer of granular material, Mr. Findlay recalled there being upwards of 4” of settlement in selected areas at the courts within a year of completion of the project (2000 or 2001). Mr. Findlay’s description of the ‘hog fuel’ base material suggested more of a geotechnical concern at the Site than an environmental one. For further information, he recommended contacting Mr. Sarinder Puar, formerly of Horizon Engineering. However, in Levelton’s opinion, the material beneath the tennis courts poses a low potential for environmental concern, and Levelton did not pursue the matter further. On Levelton’s behalf, Mr. Wayne Werbovetski contacted Mr. Stephen Scheving, Planning Consultant for the City of New Westminster. Mr. Scheving outlined the known history of the property in a memorandum (a copy is included in Appendix B). Information of interest to this Stage 1 PSI were stated as follows:

• Mr. Scheving is not aware of any historical Schedule 2 Activities ever having occurred within the present Site limits of the Queensborough Community Centre.



• The first development was the building of the HJ Butterfield house in 1925. They developed an extensive flower growing business and erected 2 large greenhouses.

• The BC Electric Transmission towers were erected on the east half of Block 21 in 1929. • The Butterfield house was demolished in 1959 to make way for a service station. • The Community Centre Site was assembled in 1977 with various vacant lots (the only

existing building at any of the properties was the service station). • The service station was demolished in 1991.

Finally, since her property was listed in the Site Registry (Section 8.0), Levelton contacted Ms. Lily Kamachi of 930 Salter St. Ms. Kamachi was unaware that her property was listed in the Site Registry. She was also unaware of any reason for the property to be listed. According to Ms. Kamachi, the property had only ever been used for mixed farming and residential purposes. She was unaware of any investigations at the property. 8.0 SURROUNDING PROPERTIES

Surrounding properties were either residential, parkland (Ryall Park), or associated with Queen Elizabeth Elementary School and Middle School. These land uses appeared to pose a low potential for environmental concern to the Subject Site. An exception to this was the northerly adjacent property (843 Ewen Avenue), a vacant lot with a gravel pre-load configuration. The amount of vegetation on the pile suggested that it had been there for some time. The gravel pre-load is considered to pose a low potential for environmental concern to the Subject Site. Levelton consulted the Site Registry maintained by MOE via BC Online to check for registered properties in the vicinity of the Site. A search of BC Online with a radius of 500m was conducted. In total, six properties were registered, as presented in Table 5. The distance to the closest point at the Site and relative position with respect to the Site of each registered property are also presented.

Table 5: BC Online Site Registry Search Results

SITE ID ADDRESS DISTANCE AND

DIRECTION FROM SITE

POSITION WITH RESPECT TO ASSUMED GROUNDWATER

FLOW

338 921 SALTER NORTH WEST Adjacent, southwest Cross-gradient

1014 838 EWEN AVENUE Adjacent, north Down-gradient

3152 930 AND 1102 SALTER STREET* 75m southwest Up-gradient / cross-gradient

4085 1102 EWEN AVENUE 325m west Cross-gradient

8973 101 JARDINE STREET 390m southwest Cross-gradient

* It is not clear why 930 and 1102 Salter Street are listed as one Site since they are two city blocks apart (approximately

330m); the distance and direction from Site information applies to 930 Salter Street, the closest of the two properties listed under ID 3152.



Sites 4085 and 8973 were considered to pose a low potential for environmental concern due to their distant and/or down- or cross-gradient positions with respect to the Site. Information on the other three properties was obtained from a number of other sources and is presented in the following section.

9.0 SUMMARY AND INTERPRETATION

Through the historical records review and interviews, Levelton determined that the property now occupied by the Queensborough Community Centre was largely vacant until 1977, the year the community centre was built. The information assembled in this Stage 1 PSI indicate a low potential for Schedule 2 activities to have taken place at this property since the time the community centre was built. Levelton’s Site visit revealed a high standard of housekeeping at exterior areas. The inside of the community centre was not subject to a close inspection. However, housekeeping appeared to be kept to a high standard, and no Schedule 2 Activities take place at the property. According to Ms. Chadwick, chemical storage and handling was limited to janitorial quantities of cleaning compounds etc. There appeared to be a low potential for environmental concern to the Site due to activities and conditions at the Queensborough Community Centre at the time of the Site visit. According to various sources, there have been a building fire and a flood at the property. These events pose a low potential for concern to the environmental condition of the Site. According to Levelton geotechnical field staff who investigated the Site in September 2009, soil and groundwater conditions at the Site were generally as expected for the area (as described in Section 5.0 and encountered in previous geotechnical investigations at nearby properties). Detailed descriptions of the soil conditions are available in Levelton’s geotechnical report. According to soil logs produced during that investigation, obvious signs of petroleum hydrocarbon contamination were not encountered, nor were any signs of fill material encountered. Contamination is unlikely to be present at the geotechnical investigation locations. While a geotechnical assessment is outside the scope of this Stage 1 PSI, the state of the tennis courts suggests that the mulched wood material is unsuitable for use as structural fill. Levelton’s geotechnical staff did not recall the presence of the ‘hog fuel’ material at the investigated locations. When Levelton visited the Site, most of the surrounding properties appeared to be used for residential purposes. There was also an elementary school to the west, and a middle school to the east. A townhouse development occupied the lands to the northwest of the Site. There were a few vacant lots to the north and northeast. The properties to the east and south were residential, with the exception of Ryall Park, a large grassy field to the southeast of the Site. The land use and occupants as observed during the Site visit pose a low potential for environmental concern to the Site. A gravel pre-load was observed at the property to the north of the Site (843 Ewen Avenue). Based on Levelton’s review of aerial photographs, that property was formerly occupied by small residential dwellings. In 1994, the Site was cleared of buildings and vegetation. The pre-load poses a low potential for environmental concern to the Subject Site at this time.



Levelton observed that the large building occupying the property at the foot of Lawrence St is Queensborough Middle School. Aerial photographs indicated that this property was vacant prior to the construction of the school. Land use at this property poses a low potential for environmental concern to the Subject Site. The adjacent properties along Lawrence St. are listed in city directories under various private individuals and did not appear in the aerial photographs to have been used for non-residential purposes. Therefore the remaining properties to the east of the Site along Lawrence St. also pose a low potential for environmental concern to the Site. Three of the five registered properties were proximate enough to the Site to warrant further investigation at the MOE (a File Contents Retrieval requested by Levelton on 25 September 2009 made the ministry files available for review on 1 October 2009). The information obtained was as follows: SITE ID 338 Site ID 338 refers to the property at 921 Salter Street, which is currently the address of Queen Elizabeth Elementary School. Review of the aerial photographs revealed large warehouse-like structures at 921 Salter St. beginning in the early 1990s. The city directories listings for this property as of 1992 were for Queen Elizabeth Elementary School. As noted in Section 8.0, this property was listed in the MOE’s Site Registry. The Detailed Report for ID 338 indicated the following:

• A letter of comfort10 was issued in 1990 by Ms. Louise Ouellet. • It was listed in the Detailed Report as ‘Inactive – No Further Action’.

A copy of the letter (6 March 1990) was found in the MOE file for Site ID 338. According to the letter, a volume of pre-load gravel was characterized for PCB, chlorophenols, PAHs, and metals. The results of the characterization met the existing standards (suitable for residential or recreational purposes). Levelton is aware that the standards to which those results were compared in 1990 are different today (likely to be more stringent). However, the gravel pre-load has long since been removed. As the City Directories for that property show, an elementary school / school district listing has occupied the property since then. Such a land use history poses a low potential for environmental concern. In Levelton’s opinion, the reasons for which this property was listed in the MOE’s Site Registry pose a low potential for concern to the environmental conditions of the Subject Site. SITE ID 1014 Site ID 1014 refers to 838 Ewen Ave. and is listed as ‘Inactive – Remediation Complete’. Levelton’s information indicates that the property was occupied by a Chevron service station from 1959 to 1977. It may have been occupied by an automotive repair shop as well (City

10 A Letter of Comfort means ‘a letter or other notice issued by the ministry before July 1, 1995 which indicates that the

remediation of a site met the ministry's requirements at that time’. It is analogous to a present-day Certificate of Compliance. http://www.env.gov.bc.ca/epd/remediation/policy_procedure_protocol/procedure/use_status_codes.htm



Directories listing for Bridgeview Service, 1974 - 1987). These activities are represented in the CSR by Schedule 2 Activity F5 and G2. Levelton obtained a Detailed Report for Site ID 1014. The participants listed in the report are Keystone Environmental Ltd., an environmental consulting firm, and Chevron Canada Ltd. (Vancouver). According to the report, the property was awarded a Certificate of Compliance on 1 February 2001, on the recommendation of Mr. Reginald North, P.Geo, P.Eng, Rostered Professional. Levelton copied certain pages from the January 2001 Detailed Site Investigation report prepared by Keystone, including the Executive Summary and Conclusions (copies are provided in Appendix B). A number of hotspots were identified in environmental investigations conducted in 1991 by Soilcon Laboratories Ltd. (a copy of the relevant figures is shown in Appendix B). Keystone concluded that the 1991 levels of toluene, ethylbenzene, and xylenes had been reduced by means of natural attenuation and enhanced microbial degradation (nutrients were added to the subsurface environment following the 1991 tank nest decommissioning). The levels of contaminants that were observed in 1991 and documented in the 2001 report made the Site suitable for urban parkland use11. Keystone concluded that further investigation or remediation is not warranted. During the Site visit, Levelton did not observe any sheen or other evidence of obvious hydrocarbon contamination in any of the ditches near to the former service station location, or the channel that bisects the Site (north/south). Therefore, Levelton is in agreement that the potential for soil or groundwater contamination to be present at the former Chevron service station area is low, and that associated effects to the Subject Site are unlikely. Levelton’s rationale is as follows:

1. Isolated soil contamination at the former Chevron property was, according to Keystone, limited to areas within the central portion of the Site, and contamination was not identified at property boundaries or offsite areas. Investigation points outside of these central areas, as well as two boreholes offsite of the Chevron property (within the Subject Site) were below method detection limits. Realistically, the migration of petroleum hydrocarbon contamination from these hotspots onto the Site would be expected only via the spread of groundwater;

2. Groundwater concentrations of contaminants of concern were below laboratory method detection limits in four adequately spaced groundwater monitoring wells at the Chevron property in 1999;

3. Analytical results from a Detailed Site Investigation at the registered Site indicated an overall decrease in soil concentrations of contaminants of concern from levels observed in Soilcon’s 1991 samples;

4. The proposed development locations (northwest corner of the Site or immediately south of the existing building) are at least 75m away from the Chevron property. The most likely proposed building location (northwest corner

11 This implies that soil conditions at the Chevron property met the applicable contemporary urban parkland standards.

Those standards are not necessarily equivalent to today’s standards.



of the Site) is cross-gradient from the Chevron property with respect to the inferred groundwater flow direction. Furthermore, both locations are separated from the former Chevron property by the small creek / channel that bisects the Site, further decreasing the likelihood for any potential residual contamination to have migrated towards the two potential development locations.

In summary, according to Soilcon, detectable petroleum hydrocarbons were observed at the Chevron property in 1991. Later, in 1999, a small number of soil samples with marginally detectable concentrations were identified, but according to Keystone, the concentrations met the urban parkland standards of the day. The MOE issued a Certificate of Compliance for the property. Levelton’s interpretation of the findings is in general agreement with Keystone’s findings. However, it is noted that benzene was detectable in two soil samples collected from Keystone’s 1999 DSI boreholes (BH-4 at 4.5m = 0.08ug/g and BH-3 at 4.5m = 0.06ug/g) Both of these boreholes were in the central portion of the Site. These results exceed today’s CSR Schedule 5 standards for benzene (the current standard is 0.04ug/g). Levelton notes that if drinking water standards did not apply, those results would meet today’s standards (the next most stringent applicable standard is 10ug/g). (As stated in Section 4.1, DW standards are considered to apply). Levelton also notes that there were two other boreholes advanced on the Subject Site, offsite of the Chevron property: BH-5 and BH-10. Soil samples were collected from BH-5 at 0.5m, 2.5m, and 4.5m, and BH-10 at 1m, 3m, and 4.5m bgs. Results at both locations were below method detection limits for BTEX/VPH and LEPH/HEPH. One sample collected from BH-9 at a depth of 4.5m had detectable xylenes; benzene was not reported. This borehole is considered to be upgradient, according to the inferred groundwater flow direction inferred by Soilcon. BH-1, which was located northwest of the potential exceedances at BH-4 and BH-3 (i.e. downgradient) was also sampled at 4.5m bgs and shown to be below method detection limits. The data suggests a low potential for the marginal soil contamination at BH-3 and BH-4 to have extended onto the Subject Site. The findings of Keystone’s investigations do not, in Levelton’s opinion, warrant further soil and groundwater investigation at the Site at this time. When Keystone’s report was completed, the presence of detectable concentrations posed no issue, as long as levels met the applicable land use standards (which they did). However, current MOE regulations require a soil vapour assessment at sites where detectable petroleum hydrocarbons are identified. By extension, it is Levelton’s opinion that the potential for a soil vapour plume to be present at the Chevron property exists, and that such a plume could arguably migrate onto the Subject Site. This line of reasoning might be considered to warrant a soil vapour investigation at the Subject Site, especially if a building were to be constructed adjacent to the former Chevron service station. However, considering the age of the contamination, the nutrient addition that led to substantial attenuation during the 1990s, the lines of evidence presented in Keystone’s 1999 environmental investigation at the Chevron property, and the distance from the Chevron property to the two proposed development locations, the findings do not, in Levelton’s view, warrant further investigation at the Subject Site at this time. The potential for a soil vapour plume to affect indoor air quality at either of the building locations is very low.



If the proposed building location is to be built somewhere significantly closer to the former Chevron service station location, Levelton recommends assessing the potential for future adverse effects to indoor air quality at the proposed building by way of a soil vapour investigation, which should be carried out in accordance with current relevant MOE guidance. SITE ID 3152 Site ID 3152, according to the files in storage with the MOE, refers to the property at 930 Salter St. and 1102 Dyke Road. This is incongruent with the title that is presented in the Site Registry, which is 930 and 1102 Salter. There appears to be an error in the BC Online Site Registry listing. 930 Salter St. is relatively close to the Site, but the reasons for it being listed were not self-evident (the property was occupied by a residential dwelling at the time of the Site visit). Furthermore, the information in the City Directories for that property indicated that Kamachi Shig, a private individual, owned this property for approximately 40 years. Only the last listing was under L Kamachi, presumably a family member. It is unusual for residential properties to be listed in the Site Registry. According to Ms. Lily Kamachi of 930 Salter St, it is unlikely for the property to be contaminated. The review of files available in storage with the MOE revealed historical environmental investigations and remediation at 1102 Dyke Road, a nearby rectangular property with frontage on the Fraser River. Historical activities and features at the most southerly portion of the property led to staged investigations and remediation. Levelton noted that the apparent source of contamination at this registered property (the docks and associated buildings at 1102 Dyke Road) are approximately 450m cross-gradient from the Site. A copy of the relevant information obtained in the MOE is included in Appendix B. The connection to 930 Salter St. remains unclear at this time, if it is not a simple clerical error. It is Levelton’s opinion that the environmental concerns leading to a Site Registry listing at 930 Salter St. pose a low potential for environmental concern to the Subject Site.

10.0 APPLICABLE CSR STANDARDS

The Contaminated Sites Regulation (CSR) sets out standards for soil and groundwater that depend on land and groundwater usage. Based on the information obtained in this Stage 1 PSI, the applicable standards were selected as presented in Table 6.

Table 6: Applicable CSR Site-Specific Standards

SITE SPECIFIC FACTOR (SOIL) RELEVANCE RATIONALE

Urban Park Land Use APPLICABLE As a Community Centre, the Site land use falls under the CSR definition for Urban Park Land Use.

Intake of contaminated soil APPLICABLE Applicable at all Sites.

Groundwater used for drinking water APPLICABLE There is one registered drinking water well within 1.5km of the Site, warranting the application of DW standards12.

12 Although Levelton finds it unlikely for the registered well to be in use as a drinking water well, a door-to-door

water well investigation into the status and/or use of registered well 25657 would be required in order to rule



Toxicity to soil invertebrates and plants APPLICABLE Applicable at all Sites. Groundwater flow to surface water used by freshwater aquatic life

APPLICABLE The Fraser River is very close to the Site, and a small grassed channel bisects the Site.

Groundwater flow to surface water used by marine aquatic life

NOT APPLICABLE No nearby marine aquatic environments sare located near the Site.

Groundwater used for livestock watering NOT APPLICABLE Livestock are not kept in the vicinity of the Site.

Groundwater used for irrigation watering NOT APPLICABLE Irrigation watering is not conducted in the vicinity of the Site.

GROUNDWATER STANDARDS RELEVANCE RATIONALE

Aquatic Life (freshwater) – Awf APPLICABLE The Fraser River is very close to the Site, and a small grassed channel bisects the Site.

Aquatic Life (marine) – Awm NOT APPLICABLE No nearby marine aquatic environments are located near the Site.

Irrigation – IW NOT APPLICABLE Irrigation watering is not conducted in the vicinity of the Site.

Livestock – LW NOT APPLICABLE Livestock are not kept in the vicinity of the Site.

Drinking Water – DW APPLICABLE There is one registered drinking water well within 1.5km of the Site, warranting the application of DW standards18.

These standards would be applied to analytical results for samples that are collected in future intrusive environmental investigations at the Site.

11.0 CONCLUSIONS AND RECOMMENDATIONS Mr. Wayne Werbovetski of the Corporation of the City of New Westminster retained Levelton Consultants Ltd. (Levelton) to conduct a Stage 1 Preliminary Site Investigation at 900-920 Ewen Avenue, New Westminster, BC. Levelton understands that the City of New Westminster may expand the existing building at the Community Centre, and that such expansions may lead to the excavation of soil in one of two areas: the grass clearing north of the gazebo-like structure, and the area immediately south of the existing community centre facility. Levelton did not observe evidence of any adverse effects to the environmental condition of the Site at these locations. Furthermore, the findings of the Stage 1 PSI indicate a low potential for present and historical activities (at the Site and at surrounding properties) to have affected the environmental condition of the soil and groundwater at the Site. In Levelton’s opinion, further investigation by way of a Stage 2 PSI at the Site is not warranted at this time. Detectable concentrations of regulated petroleum hydrocarbon substances were identified in 1999 at the former Chevron service station property. The possibility that detectable concentrations remain on that property should not be dismissed. By extension there is a potential for a petroleum hydrocarbon soil vapour plume to have reached the Subject Site. If the proposed building location at the Site is revised to be closer to the property with the historical

out the applicability of drinking water standards. Levelton would recommend establishing the true applicability of DW standards if future environmental sampling and analysis are required.



Chevron service station, Levelton recommends a soil vapour investigation be conducted for due diligence purposes. However, no further investigation is recommended at this time since the potential for concern is low. If future excavation activities lead to the identification of contaminated soil or groundwater onsite, Levelton recommends retaining the services of an environmental consultant to handle the contaminated material in accordance with applicable guidelines and regulations. Levelton recommends the same for any quantity of what has been described herein as ‘hog fuel’. A quantity of this material is known to be present beneath the tennis courts, and other deposits may be present elsewhere at the Site. While this material poses a low potential for immediate concern to the Subject Site, it should be disposed of appropriately if excavated.



12.0 PROFESSIONAL STATEMENT As required under Part 16, Section 63 of the Environmental Management Act, Contaminated Sites Regulations (CSR, BC Reg. 375/96 including amendments up to BC Reg. 343/2008), Levelton confirms that: • the Site investigation report has been prepared in accordance with requirements of the Act

and the regulation; and • the person(s) signing this report has (have) demonstrable experience in remediation of the

type of contamination at the Site for which this statement applies, and is (are) familiar with completing the work.

13.0 CLOSURE No environmental site assessment or investigation can wholly eliminate uncertainty regarding the potential for recognized environmental conditions in connection with a site. Performance of a standardized preliminary site investigation protocol is intended to reduce, but not eliminate, uncertainty regarding the potential for recognized environmental conditions in connection with the site, given reasonable limits of time and cost. This Stage 1 Preliminary Site Investigation report has been prepared by Levelton Consultants Ltd. (Levelton) exclusively for The Corporation of the City of New Westminster, and is intended to provide an assessment of the potential for the presence of contamination on site. The conclusions made in this report reflect Levelton’s best judgment in light of the information available at the time of preparation. No other warranty, expressed or implied, is made. Any use which a third party makes of this report, or any reliance on or decisions to be made or actions based on it, are the responsibility of such third parties. Levelton accepts no responsibility for damages, if any, suffered by a third party as a result of decisions made or actions based on this report. The standard limitations of this report are specified in Appendix G. Respectfully submitted, Levelton Consultants Ltd. Prepared by: (original signed) _____________________________ Per: Julien Traverse, EIT Environmental Engineer

Senior Review by: (original signed) _____________________________ Per: Neil Shah, P.Eng. Principal