City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

Located at one of the most prominent places on the Alberni

Inlet, the former Alberni Plywood site has been a subject of
interest by city staff and local residents for many years. Due
to the presence of contamination, it is a classic example of a
Brownfield site: an abandoned or underutilized industrial
property where past actions resulted in actual or perceived
contamination and where there is an active potential for
redevelopment. This document provides a summary of the
past and current efforts of the City of Port Alberni to
stimulate the redevelopment of this important area.
Documents in the Reference List were used for this
summary and we refer to these documents for further detail.
Photo 1: Former Alberni Plywood site.

The site was initially developed in 1941/1942 and was operated by

MacMillan Bloedel Limited as part of the Alberni Plywood manufacturing
operations (Alply) until 1991, when the facility was permanently closed. The
City purchased the Alply property in 1993, MacMillan Bloedel having
indicated that known contaminated areas were remediated prior to selling
the property. Additional contaminated areas were reportedly remediated
later by MacMillan Bloedel during the demolition, which was completed in
1998 [Ref. 1].
The site consists of three separate lots
encompassing a total area of 3.2 ha: Lots A (1.7 ha)
and C (0.9 ha) are adjacent to an infilled water lot
forming the current shoreline, and Lot B (0.6 ha) is
more inland and uphill adjacent to Plywood Drive
(see Drawing 3 [Ref. 2]). Lots A and C have not
been utilized for any significant activity since 1991.
Only since 2005 have portions of Lot A been used
intermittently for sand blasting and heavy equipment
storage. Lot C was used during the summer by a
kite surfing company and for salvage of small logs.
Lot B is currently in use as a storage yard for
lumber. The infilled water lot and foreshore adjacent
to Lots A and C are in the possession of Crown
Lands (BC Ministry of Forests, Lands and Natural
Resources Operations)[Drawing 3, Ref. 2].

SLR

Photo 2: Historical activities

CONFIDENTIAL

City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

The City of Port Alberni applied and successfully received funding from the
BC Brownfield Renewal Funding Program and the Green Municipal Fund
from 2008 to 2011. The acquired funds were used to conduct ten
environmental site investigations (see Reference List) in a staged approach
with the following outcome:
Lot A
The soil in Lot A is contaminated with a variety of heavy metals,
extractable petroleum hydrocarbons (EPH) and polycyclic aromatic
hydrocarbons (PAH) in various areas and depths ranging from ground
surface to approximately 5 m below grade (bg) [Drawing 10, Ref. 2]).
Groundwater is contaminated with zinc and light extractable petroleum
hydrocarbons (LEPH) [Drawing 12, Ref. 2]). An oil-product was found
floating on the groundwater table and this layer (in technical terms
called light non-aqueous phase liquid (LNAPL)) likely consists of a
weathered Bunker-C oil. The oil contamination is partly present on
Lot A but mostly present on the infilled portion of the adjacent water lot
property owned by Crown Lands [Drawing 5 to 8, Ref. 2].
Lot B
Site investigations of Lot B indicated that arsenic in soil (between 2.0
and 3.3 m depth) [Drawing 7, Ref. 4] and manganese in groundwater
[Drawing 8, Ref. 4] were the only contaminants of concern.

Photo 3: LNAPL identified in

groundwater Lot A

Lot C
Site investigations [Drawing 8, 10 and 12, Ref. 2] indicated that arsenic
(between 0.6 0.9 m bg) in soil and LEPH in groundwater were the only
contaminants of concern.
Soil Vapour
A soil vapour investigation [Ref. 5] indicated that soil vapours were not a
concern at the three Lots.
Sediments and porewater
Sediments and porewater of the foreshore-area owned by Crown Lands is
contaminated with heavy metals, EPH and PAH [Drawing 13, Ref. 2]).

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City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

A risk assessment [Ref. 6] indicated there were no

unacceptable human health and ecological risks
present at Lot B if the groundwater will not be used
as a potable water source. The risk assessment of
Lot A and C [Ref 7], which was only focused on the
areas owned by the City of Port Alberni, assumed
that the intended future land use at Lot A will be
Commercial (CL) and at Lot C will be Urban Park
(PL). The assessment indicated that for Lot A there
could be potential unacceptable adverse health
effects for construction and utility workers when
exposed to contaminated groundwater and/or soil
vapours. Also, the results indicated potential
adverse effects to terrestrial invertebrates when Photo 4: Port Alberni Inlet and waterfront
exposed to contaminated soil. No unacceptable
human health and ecological risks where identified
for Lot C.
The foreshore formed by the in-filled portion of the water lot
adjacent to Lot C was considered for use in the future as a
public beach. A site specific risk assessment for this
foreshore area [Ref. 8] focused on the effects of
contaminated surface water and sediments on
recreationists (from adults to toddlers). The assessment
indicated that no unacceptable risks were identified with
the exception of the presence of heavy extractable
petroleum hydrocarbons (HEPH), where there is the
potential for adverse health effects due to prolonged skin
contact. This was based on the highest concentration of
HEPH measured in a surface water sample at low tide.
During sampling at low tide, an oil-sheen was also
observed along this foreshore area, possibly coming from
disturbed sediments consisting mostly of wood debris
[Ref. 5].

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Photo 5: Water sampling at foreshore area

CONFIDENTIAL

City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

A remedial option evaluation for Lots A and C [Ref. 9] compared four

possible remediation approaches to assist the City in selecting an
environmentally sound and sustainable business solution for the site. The
different aspects of the remedial options were compared using a qualitative
method, and are summarized in the following table (cost estimates are as of
2010):
Qualitative Comparison of Remedial Options
Qualitative Component
Complete
Removal

Remedial Option
Partial Removal
In-situ remediation
and Capping
LNAPL and capping

Isolate, Control,
Monitor

(5,540 k$)

(2,335 k$)

(1,630k$)

(2,315k$)

Duration and care measures

Removed bulk, risk

reduction

Risks of failure
(%; costs fallback scenario)

(0%: 0 k$)

(<10%: 210 k$)

(<35%: 600 k$)

(<15%: 600 k$)

Estimated Cost

Pressure on other
environmental media
Decrease in
responsibilities/liabilities
Nuisance, safety

Score

+1

+2

+2

-1

From this qualitative comparison, the preferred options were:

Partial excavation of source zones and capping, using capping of
metal impacted areas, and the removal of EPH impacted soil and
groundwater by excavation and disposal off-site
In-situ remediation of source zones and capping, using capping of
metal impacted areas, and the removal of the EPH source zone
including LNAPL with dual phase extraction
Both remedial options are based on a risk-based
approach and will include a long term monitoring
program assessing soil surface integrity, groundwater
contaminant transport, and site vapours. A preferred
option is anticipated to be considered in discussion with
other stakeholders involved, such as the Port Alberni
Port Authority, BC Crown Lands, owners of nearby
properties, and the BC Ministry of Environment.

One of the preferred options included the removal of

product (LNAPL), but the risks of failure were deemed
higher than the partial excavation option. Due to the

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Photo 6: Installing recovery well Lot A

CONFIDENTIAL

City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

relatively high viscosity of the Bunker-C oil, the removal rate using dual
phase extraction was uncertain. Therefore, a recovery well was placed in the
LNAPL-area and the product-thickness on top of the groundwater was
measured over time. After one month, an oil-sheen was observed but there
was no measurable LNAPL [Ref.10]. After approximately 3 months, an
LNAPL layer of approximately 0.5 cm was observed on top of the
groundwater table. Based on these results, the removal of product by using
an in-situ technique is not considered to be a cost-effective remedial
technique and is not considered a feasible option. Notwithstanding, the test
showed under current circumstances that the LNAPL is not mobile.

Several discussions have been taken place which have included

representatives of: a potential buyer, the Port Authority and Crown Lands.
The site is now listed on the BC Ministry of Environment Site Registry and is
considered a remediation priority.
Partial removal and capping is considered the most feasible remedial option.
The next step will be to prepare a detailed cost estimate for this preferred
option.

Besides the present contamination, other factors should be taken into

consideration for the redevelopment of the Alply site:
Only part of the contaminated land area is owned by the City (Lot A).
The adjacent foreshore area with the bulk of contamination is owned
by Crown Lands. The redevelopment of Lot A owned by the City
should coincide with the redevelopment of the foreshore area owned
by Crown Lands. Without the inclusion of the foreshore area, the
redevelopment options for Lot A are limited. Crown Lands cooperation
and support is imperative for the successful redevelopment of Lot A.
To date, Lot A has not been a high priority site for Crown Lands.
The remediation of contaminated sediments also needs to be
addressed when the land area is remediated. It is likely that other
sediments in the Alberni Inlet are also contaminated from multiple
sources including the Alply site, resulting from historical industrial
activities around the inlet. For remediation to be cost-effective, the
quality and remediation of sediments in other areas of the Alberni Inlet
need to be taken into consideration, including the removal of possible
sources such as creosoted wood pilings.
Funding from the BC Brownfield Renewal Funding Program has been
available only for environmental investigations, not remediation work.
Low interest loans through the Green Municipal Fund may be available
for the actual remediation of Brownfield sites.

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City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

The City of Port Alberni is enthusiastic in finding redevelopment approaches

for the Alply site. Being the most southerly waterfront property within the
Citys boundaries, the Alply site is highly visible. It is especially unsightly to
all visitors to Port Alberni arriving up the Inlet. In the last few years, Port
Alberni has hosted cruise ships that have brought thousands of visitors and
crew members. Tourism is an emerging growth sector and key to the
revitalization and diversification of the Port Alberni economy. Rejuvenation
of this Brownfield site would enhance the viewscape/tourism attraction of the
Inlet, which in turn could facilitate investment in tourism services elsewhere
in the harbour. Furthermore, the redevelopment of the Alply site for
commercial or industrial purposes will stimulate the local economy.

Photo 7: View of beautiful Port Alberni from Mount Arrowsmith

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City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

1. SLR Consulting (Canada) Ltd. 2009. Former Alberni Plywood Site

2125 Plywood Drive, Port Alberni, BC, Stage 1 & 2 Preliminary Site
Investigation. Prepared for the City of Port Alberni.
2. SLR Consulting (Canada) Ltd. 2010. Former Alberni Plywood Site
Lots A and C, 2120 and 2151 Plywood Drive, Port Alberni, BC,
Detailed Site Investigation. Prepared for the City of Port Alberni.
3. SLR Consulting (Canada) Ltd. 2010.Lot B Former Alberni Plywood
Site, 2160 Plywood Drive, Port Alberni, BC, Stage 1 and 2
Preliminary Site Investigation. Prepared for the City of Port Alberni.
4. SLR Consulting (Canada) Ltd. 2011.Lot B Former Alberni Plywood
Site, 2160 Plywood Drive, Port Alberni, BC, Detailed Site
Investigation. Prepared for the City of Port Alberni.
5. SLR Consulting (Canada) Ltd. 2011. Lot A and C Former Alberni
Plywood Site, 2120 and 2151 Plywood Drive, Port Alberni, BC,
Supplemental Investigation. Prepared for the City of Port Alberni.
6. SLR Consulting (Canada) Ltd. 2011. Human Health and Ecological
Risk Assessment, Former Alberni Plywood Site Lot B, 2160
Plywood Drive, Port Alberni, BC. Prepared for the City of Port
Alberni.
7. SLR Consulting (Canada) Ltd. 2011. Human Health and Ecological
Risk Assessment, Former Alberni Plywood Site, 2120, 2151 Plywood
Drive, Port Alberni, BC. Prepared for the City of Port Alberni.
8. SLR Consulting (Canada) Ltd. 2011. Site-Specific Human Health
Risk Assessment Foreshore Adjacent to Lot C and Portion of
Plywood Drive, Former Alberni Plywood Site, 2151 Plywood Drive,
Port Alberni, BC. Prepared for the City of Port Alberni.
9. SLR Consulting (Canada) Ltd. 2011. Remedial Option Evaluation
Lot A and Lot C, Former Alberni Plywood Site, 2120, 2151 Plywood
Drive, Port Alberni, BC. Prepared for the City of Port Alberni.
10. SLR Consulting (Canada) Ltd. 2012. Product Recovery Pilot Test
Results, Former Alberni Plywood Site Lot A - 2120 Plywood Drive,
Port Alberni, BC. Prepared for the City of Port Alberni.

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City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

Appendix 1:

Drawings:
Drawing 3: Historical Site and Surrounding Land Use Plan, Detailed
Site Investigation Lots A and C [Ref. 2]
Drawing 10: Soil Chemistry Plan, Detailed Site Investigation Lots A
and C [Ref. 2]
Drawing 12: Groundwater Chemistry Plan, Detailed Site
Investigation Lots A and C [Ref. 2]
Drawing 5: Site Plan, Detailed Site Investigation Lots A and C
[Ref. 2]
Drawing 6: Cross Section A-A , Detailed Site Investigation Lots A
and C [Ref. 2]
Drawing 7: Cross Section B-B , Detailed Site Investigation Lots A
and C [Ref. 2]
Drawing 8: Cross Section C-C Detailed Site Investigation Lots A
and C [Ref. 2]
Drawing 7, Detailed Site Investigation Lot B [Ref. 4]
Drawing 8, Detailed Site Investigation Lot B [Ref. 4]
Drawing 13: Sediment and Water Chemistry Plan, Detailed Site
Investigation Lots A and C [Ref. 2]

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City of Port Alberni

Former Alberni Plywood Site

February 2013

City of
Port Alberni

Appendix 2:

Executive summary of reports

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CONFIDENTIAL

APPENDIX 2

REFERENCE 1
Former Alberni Plywood Site 2125 Plywood Drive, Port Alberni, BC, Stage 1 & 2
Preliminary Site Investigation, 2009
EXECUTIVE SUMMARY
On behalf of The City of Port Alberni, SLR Consulting (Canada) Ltd. completed a Stage 1 and 2
Preliminary Site Investigation (PSI) of the former Alberni Plywood Site located at 2125 Plywood
Drive in Port Alberni, BC (hereafter referred to as the Site). The Site consists of a 1.73 ha lot
currently owned by the City of Port Alberni, adjacent to a foreshore area owned by the Province
of British Columbia (Crown) and administered by the Port Alberni Port Authority. The Site is
currently used for industrial storage, but was formerly the location of the Alberni Plywood mill,
which operated from 1942 to 1991.
Objectives
The objective of the Stage 1 PSI was to document the current Site conditions and, based on
available sources of information and observations during the Site reconnaissance, identify
former and/or current practices at the Site and in the surrounding area that may represent areas
of potential environmental concern (APECs). The purpose of the Stage 2 PSI was to assess the
areas of potential environmental concern identified during the Stage 1 PSI and establish
whether areas of environmental concern (AECs) were present, relating to soil and/or
groundwater contamination events that may have occurred on the Site and/or on adjacent
properties, which may have impacted the Site. A secondary objective of the Stage 2 PSI was to
utilize and assess the results of ultraviolet induced fluorescence cone penetration testing (UVIFCPT), an innovative technology for assessing soil stratigraphy and the presence of petroleum
hydrocarbons.
Stage 1 Preliminary Site Investigation Results
Based on the review of historical information and observations during the Site reconnaissance,
four (4) on-Site and two (2) off-Site APECs were identified. The APECs and associated
potential contaminants of concern (PCOCs) for the Site are summarized in the following table:

APEC

SLR

Location

Infilled soil along the

foreshore of
Alberni Inlet

Surface soils between

former gantry rails

Gantry tower and

storage bin area

Source/Activity

PCOCs

On-Site Areas
Unknown;
BETX, VPH, LEPH,
site base for
HEPH, PAH, phenols,
construction of former
PCBs, metals
plywood plant
Sandblast grit
metals

Surface staining, spills,

leaks, refuse burning

BETX, VPH, LEPH,

HEPH, PAH, phenols,
metals

Environmental Risk
(Rationale)
Low to Moderate
(unpaved surface, significant
volumes; migration potential to
fish-bearing waters)
Low
(unpaved surface, relatively small
volumes; low migration potential)
Low to Moderate
(unpaved surface, relatively small
volumes; migration potential to
fish-bearing waters)

CONFIDENTIAL

APPENDIX 2

APEC

Location

Source/Activity

PCOCs

Southeast surface
staining area

Hydrocarbon spills,
leaks

BETX, VPH, LEPH,

HEPH, PAH

Adjacent to northeast

Adjacent to southwest

Off-Site Areas
Historical and current
LEPH, HEPH, PAH,
industrial activities
metals
Historical industrial
LEPH, HEPH, PAH,
activities (fuel bin)
metals

Environmental Risk
(Rationale)
Low to Moderate
(unpaved surface, relatively small
volumes; migration potential to
fish-bearing waters)
Low
(unpaved surface, cross-gradient)
Low
(unpaved surface, cross-gradient)

Note: BETX benzene, ethylbenzene, toluene, xylene; VPH volatile petroleum hydrocarbons; LEPH light extractable petroleum
hydrocarbons; HEPH heavy extractable petroleum hydrocarbons, PAH polycyclic aromatic hydrocarbons,
PCBs polychlorinated biphenyls

Stage 2 Preliminary Site Investigation Results

SLR directed an on-Site drilling investigation utilizing UVIF-CPT technology provided by
ConeTec Investigations Ltd. of Richmond, BC. Six test locations were attempted; however, due
to the dense and cobbly soil, only four test holes could be advanced to a suitable depth. While
the UVIF technology did identify the presence of petroleum hydrocarbons in soil, it appeared to
be slightly less accurate than direct sampling methods in distinguishing the depth of
contamination or the type of fill material at the Site. Also, due to the cobbly nature of the fill
materials, the CPT-UVIF probe could not be advanced to a useful depth throughout most of the
Site.
Soil and groundwater sampling activities were conducted at the Site from September 11th to
November 4th, 2008, using direct sampling, test pit excavations, borehole drilling, and
groundwater monitoring well installations. Based on the results of the sampling activities, five
areas of environmental concern (AECs) and associated Contaminants of Concern were
identified due to on-Site sources, as indicated in the following table. Intermittent off-site
hydrocarbon seepage was also observed in the water along the shore, directly down-gradient
from an area where light non-aqueous phase liquid was encountered.
AEC

Description

Contaminants of Concern
Soil

1-A

Foreshore Fill

2
3
4

Sandblast grit
Surface staining and burn area
Surface staining

1-B

Foreshore Fill

LEPH, HEPH, VPH,

antimony, arsenic, barium, copper, lead, tin, zinc
barium
HEPH, antimony, arsenic, chromium, copper, molybdenum, zinc
HEPH, arsenic, zinc
Groundwater
LNAPL, LEPHw

Note: LEPH light extractable petroleum hydrocarbons; HEPH heavy extractable petroleum hydrocarbons, VPH volatile
petroleum hydrocarbons, LNAPL light non-aqueous phase liquid

The contents of this Executive Summary are intended to be read in conjunction with the
remainder of this report and are subject to the same limitations specified in Section 5.

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APPENDIX 2

REFERENCE 2
Former Alberni Plywood Site Lots A and C, 2120 and 2151 Plywood Drive, Port
Alberni, BC, Detailed Site Investigation, 2010
EXECUTIVE SUMMARY
On behalf of the City of Port Alberni, SLR Consulting (Canada) Ltd. (SLR) completed a Detailed
Site Investigation (DSI) for Lots A and C of the former Alberni Plywood Site, located at 2120 and
2151 Plywood Drive in Port Alberni, BC (hereafter referred to as the Site). The Site consists of
two lots, with a total area of 2.59 hectares, currently owned by the City of Port Alberni, as well
as an intervening road right-of-way. In addition, the Site includes a portion of the adjacent water
lot (Block B, District Lot 232), owned by the Crown and managed by the Port Alberni Port
Authority. The Site was historically utilized as a plywood manufacturing plant owned and
operated by MacMillan Bloedel. The mill was decommissioned circa 1997. Currently, Lot A is
used for industrial equipment storage and Lot C is utilized as a log sort.
The main objectives of this investigation were:
To complete a Stage 1 Preliminary Site Assessment (PSI) for lot C and update the
information gathered during the Stage 1 PSI for Lot A that was completed earlier,
To complete the DSI portion of the work for both Lots A and C. This included further
assessment and delineation of areas of environmental concern (AECs) identified during
the Stage 1 investigation on Lot A, and to confirm and delineate (if required) the areas of
potential environmental concern (APECs) on Lot C.
The results drilling and test pitting programs, based on the information gathered during the
updated PSI, indicated the presence of seven AECs within the Site and the infilled portion of the
water lot adjacent to Lots A and C. Three of the AECs were associated with surface and nearsurface soil contaminants (metals and hydrocarbons), likely due to recent activities on the Site,
and four AECs were associated with sub-surface contamination, mostly associated with fill
materials placed along the foreshore of Lots A and C.
Based on the aerial extent and average depths and thicknesses of contamination,
approximately 8,800 m3 of soil in excess of the BC Commercial Land Use standards for
hydrocarbons and/or metals parameters is present within the infilled portion of the water lot and
extending into Lots A and C. An additional 500 m3 of surface and near-surface soils in excess
of the BC Commercial Land Use standards are present on Lot A, and overlapping onto the subsurface AECs.
Groundwater contamination was limited to three areas on the Site, and primarily within the
central portion of Lot A, associated with light non-aqueous phase liquid (LNAPL) previously
identified. Three of the newly installed monitoring wells exhibited LNAPL thicknesses of up to
700 mm, and, based on the area and average thicknesses of LNAPL identified during the
groundwater monitoring program, 5,000 to 20,000 L of LNAPL may be present. ALS Laboratory
Group was contacted to provide further guidance regarding identification of the LNAPL, and the
material was identified as possibly a weathered bunker-C within several samples, and possibly
motor oil in other samples.

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APPENDIX 2

One AEC was identified with off-site contamination, present within the water lot adjacent to
Lots A and C, within the areas beneath the former buildings and wharves. Hydrocarbons and
metals contamination in excess of the applicable CSR sediment criteria was identified
throughout this area, however, was most elevated in the area adjacent to Lot A. Areas adjacent
to the wharf and foreshore of Lot C had extensive woodwaste, and therefore, sediment samples
could not always be obtained. Sediment samples were collected within the small bay adjacent
to Lot C; hydrocarbons and metals concentrations were in excess of BC sediment criteria for
several parameters. In the pore water and seep water samples collected in similar areas to the
core samples; hydrocarbon contamination was not identified; however, elevated metals and
sulphur concentrations were noted.
The following table presents the areas and contaminants of environmental concern identified
during the Site investigation, as well as estimated volumes of contaminated soils, where
appropriate:
AEC

Description

1A

Foreshore Fill

1B

Foreshore fill and

LNAPL and
dissolved
hydrocarbon
plume
Sandblast grit

2 and
2A
3

4
6
9
7

Sandblast
materials
former hopper
storage area and
surface
staining/burn
area
Surface staining
Lot C central
area
Foreshore Fill
Foreshore area
beneath former
wharves and
building

Contaminants of Concern
Soil/Sediment
Groundwater/
Porewater
On-Site
LEPH, HEPH, VPH,
antimony, arsenic, barium,
copper, molybdenum, tin, zinc
benzo(a)anthracene,
benzo(a)pyrene,
benzo(b)fluoranthene
LEPH, HEPH
antimony, copper, lead, tin,
zinc

Area (m

zinc

2100

3500

LNAPL, LEPHw

3100

4800

barium

None identified

400

200

HEPH, antimony, arsenic,

chromium, copper,
molybdenum, zinc

None identified

720

200

HEPH, arsenic, zinc

None identified

None identified
LEPHw

225
2500

100
Minimal

arsenic, zinc

None identified

750

500

barium, iron,
manganese

Not
Estimated

Not
Estimated

Off-Site
cadmium, copper, zinc,
acenaphthene,
acenaphthylene, anthracene,
benzo(a)anthracene,
benzo(a)pyrene, chrysene,
dibenzo(a,h,)anthracene,
fluoranthene, fluorene, 2methylnaphthalene,
naphthalene, phenanthrene,
pyrene

Note: LEPH light extractable petroleum hydrocarbons; HEPH heavy extractable petroleum hydrocarbons,
VPH volatile petroleum hydrocarbons, LNAPL light non-aqueous phase liquid

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APPENDIX 2

REFERENCE 3
Lot B Former Alberni Plywood Site, 2160 Plywood Drive, Port Alberni, BC, Stage
1 and 2 Preliminary Site Investigation, 2010
EXECUTIVE SUMMARY
On behalf of The City of Port Alberni, SLR Consulting (Canada) Ltd. (SLR) completed a Stage 1
and 2 Preliminary Site Investigation (PSI) of the former Alberni Plywood Site, Lot B, located at
2160 Plywood Drive in Port Alberni, BC (hereafter referred to as the Site). The Site consisted
of a 0.57 hectare lot, owned by the City of Port Alberni. The Site was currently and historically
used as a parking lot and storage yard for lumber.
Objectives
The objective of the Stage 1 PSI was to document the Site conditions and identify former and/or
current practices at the Site and in the surrounding area that may represent areas of potential
environmental concern (APECs). The purpose of the Stage 2 PSI was to assess the areas of
potential environmental concern identified during the Stage 1 PSI and establish whether areas
of environmental concern (AECs) were present, relating to soil, groundwater and/or vapour
contamination events that may have occurred on the Site and/or on adjacent properties.
Stage 1 Preliminary Site Investigation Results
Based on the review of historical information and observations during the Site reconnaissance,
one (1) on-Site APEC was identified. The APEC and associated potential contaminants of
concern (PCOCs) for the Site are summarized in the following table:
Areas of Potential Environmental Concern and Potential Contaminants of Concern
APEC

Location

Source/
Activity

PCOCs

Potentially
Impacted Media
On-Site Areas

Entire site

Former wood
and
machinery
storage

LEPH, HEPH, PAH,

phenols, metals

Soil, Groundwater
and soil vapour

Environmental Risk
(Rationale)
Low to Moderate
(unpaved surface, significant
volumes; migration potential to
fish-bearing waters)

Notes:
LEPH light extractable petroleum hydrocarbons;
HEPH heavy extractable petroleum hydrocarbons
PAH polycyclic aromatic hydrocarbons,
APEC Area of Potential Environmental Concern
PCOC Potential Contaminant of Concern

Stage 2 Preliminary Site Investigation Results

Initial soil and groundwater sampling activities were conducted at the Site from November 17th
to November 24th 2009. Nine boreholes were advanced across the Site with three completed
as groundwater monitoring wells. SLR returned to the Site on December 22, 2009 to collect an
additional seven near surface soil samples.

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APPENDIX 2

Soil analytical results indicated all samples were below analytical detection limits for analyzed
BETX/VPH parameters. Samples analyzed for PAH parameters indicated all samples were
below the BC Contaminated Sites Regulation (CSR) Commercial Land (CL) standards, with six
samples above the analytical detection limit for naphthalene. Three additional near surface soil
samples were above the analytical detection limit (although below CSR CL standards) for
chloroform. The above the analytical detection limit results indicated the potential for soil
vapour to present an environmental concern.
Additional soil analyses indicated thirteen samples collected during the drilling program in
excess of the CSR CL standards for chromium and one sample in excess of the CSR standards
for arsenic. Please note that all total chromium results are below the regional background levels
for Vancouver Island Region 1, listed in the Protocol 4 of CSR; consequently these are not
considered to be the contaminants of concern. Groundwater samples collected from two of the
three wells (BH3 was dry at the time of sampling) were all within the applicable CSR Aquatic
Life (AW) standards for all analyzed parameters.
Based on the detectable levels of naphthalene and chloroform identified in select soil samples,
soil vapour sampling was required. One sample collected from Lot B-3 was analyzed for VOC
and volatile hydrocarbons parameters. Initial results exceeded the applicable CSR CL
standards for several VOC parameters. However, once the applicable attenuation factor was
applied, the results were significantly below the applicable CSR standards.
Based on the results of the sampling activities, one area of environmental concern (AEC) and
associated Contaminant of Concern was identified.
Areas of Environmental Concern
AEC

Location

AEC 1

Southeast portion of
Site (borehole Lot B-2)

Source/
Activity
Former wood and
machinery storage

COC

Impacted Media

Arsenic

Soil

Notes:
AEC Area of Environmental Concern
COC Contaminant of Concern

The contents of this Executive Summary are intended to be read in conjunction with the
remainder of this report and are subject to the same limitations specified in Section 5 of this
document.

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APPENDIX 2

REFERENCE 4
Lot B Former Alberni Plywood Site, 2160 Plywood Drive, Port Alberni, BC,
Detailed Site Investigation, 2011
EXECUTIVE SUMMARY
On behalf of The City of Port Alberni, SLR Consulting (Canada) Ltd. (SLR) completed a Detailed
Site Investigation (DSI) of the former Alberni Plywood Site, Lot B, located at 2160 Plywood
Drive in Port Alberni, BC (hereafter referred to as the Site). The Site consisted of a
0.57 hectare lot, owned by the City of Port Alberni. The Site was actively and historically being
used as a parking lot and storage yard for lumber.
Objectives
The objective of the DSI was to delineate the metals contamination identified during the drilling
investigation conducted as part of the Stage 2 Preliminary Site Investigation (PSI) between
November 2009 and January 2010. Due to new BC Ministry of Environment Technical
Guidance 6 Water Use Determination, in effect: February 1, 2011 soil and groundwater results
from both the Stage 2 PSI and this DSI were also compared to Drinking Water (DW) Standards.
Previous Results
The Stage 2 PSI included the advancement of nine boreholes, three of which were completed
as monitoring wells. An additional seven surficial soil samples were collected, along with two
groundwater samples and one soil vapour sample. Analytical results of the soil, water and
vapour samples identified two soil samples in excess of the BC Contaminated Sites Regulation
(CSR) for Commercial land (CL) standards for arsenic and chromium. Based on the results of
the Stage 2 PSI, an Area of Environmental Concern (AEC) was confirmed for metals in soil.
Detailed Site Investigation Results
The Detailed Site Investigation (DSI) included the advancement of five boreholes proximal to
the one identified AEC. Soil samples collected from the boreholes at various depths were
submitted to ALS Canada Ltd. (ALS) for metals analyses. Analytical results indicated that all
samples analyzed were within the CSR CL standards for arsenic; however one sample
exceeded the CSR CL standard for chromium.
Based on the results, the AEC has been delineated with three small areas of metals
contamination identified. It is likely that the impacted area is due to the heterogeneity of
imported fill material or natural occurrences and is not indicative of a large area of
contamination.
Manganese in groundwater exceeded the CSR drinking water standard in monitoring well Lot
B -2 (and Lot B-1 in November, 2009), and is likely of natural occurrence or from a source zone
upstream and east of the property.

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Based on the results of the sampling activities, two AECs were identified with the confirmed
Contaminants of Concern (COCs) presented in the following table:
Areas of Environmental Concern
AEC
AEC 1
AEC 2

Location
Southeast portion of
Site (borehole Lot B-2,
Lot B-8 and Lot B-13)
Eastern half of the site
(Lot b-1 and Lot B-2)

Source/
Activity

COC

Impacted Media

Former wood and machinery

storage/possible imported fill

Arsenic and
chromium

Soil

Possible imported fill, natural

occurrence or offsite source zone

Manganese

Groundwater

Notes:
AEC Area of Environmental Concern
COC Contaminant of Concern

The contents of this Executive Summary are intended to be read in conjunction with the
remainder of this report and are subject to the same limitations specified in Section 5 of this
document.

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APPENDIX 2

REFERENCE 5
Lot A and C Former Alberni Plywood Site, 2120 and 2151 Plywood Drive, Port
Alberni, BC, Supplemental Investigation, 2011
EXECUTIVE SUMMARY
On behalf of The City of Port Alberni, SLR Consulting (Canada) Ltd. (SLR) completed a
supplemental investigation on the former Alberni Plywood Site. The investigation included a
limited groundwater and surface water monitoring and sampling program, a soil vapour
assessment and LNAPL (light non-aqueous phase liquid) bail-down tests.
Objectives
The objective of the supplemental investigation was to further assess volatile organic
compounds (VOCs) as contaminants of concern (COC) on Lot C as well as re-assess
hydrocarbons in the groundwater. Additionally, this program included a soil vapour investigation
within previously identified areas of environmental concern (AECs) across the Site that included
volatile parameters in their lists of COCs. To assess potential future environmental risks,
surface water samples were collected from the beach area between Lot A and C. LNAPL
bail-down tests were conducted to assess recovery possibilities for free product.
Investigation Results
A groundwater monitoring program was conducted on all accessible wells on Lot C; MW22 and
MW24 could not be located during the program. Samples collected from three wells
(MW16, MW23 and MW25) were submitted to ALS for hydrocarbons, PAHs and VOCs
analyses. Analytical results indicated that all samples were below the CSR marine Aquatic Life
(AWm) and drinking water (DW) standards. Detectable levels of multiple PAH parameters and
HEPH were noted in MW23.
Previous soil and groundwater sampling programs conducted across Lots A and C identified
multiple AECs, with volatile parameters, specifically naphthalene or chloroform as confirmed
COCs. The presence of these volatile contaminants indicated a need for a soil vapour
assessment for the Site. Ten soil vapour probes were installed within previously identified
AECs, however after the vacuum testing and leak checks, samples could only be collected from
seven probes. The samples collected indicated concentrations were below the applicable
standards, with the exception of SVP10. In SVP10 concentrations of VPHv, benzene and
1,2,4-trimethylbenzene exceeded the vapour standards representative of the breathing zone of
construction workers.
Six surface water samples were collected at high and low tide. The results of the analyses
indicated that concentrations of copper, zinc, benzo(a)pyrene and chrysene exceeded the BC
WQ Guidelines for Marine Aquatic Life in all three low tide samples. Furthermore, lead in
SW11-6 exceeded the BC WQ Guidelines for Recreation and Aesthetics. Surface water
samples collected at high tide (SW11-1 to 3) were not exceeding BC WQ Guidelines.
Bail-down tests in four monitoring wells showed varied results. Recovery of LNAPL as in-situ
remedial technique will likely be more effective in the area of MW9 and MW10.

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REFERENCE 6
Human Health and Ecological Risk Assessment, Former Alberni Plywood Site
Lot B, 2160 Plywood Drive, Port Alberni, BC, 2011

EXECUTIVE SUMMARY
SLR Consulting (Canada) Ltd. (SLR) was retained by the City of Port Alberni to conduct a
Human Health and Ecological Risk Assessment (HHERA) for Lot B (hereafter referred to as the
Site), which is located at the Former Alberni Plywood Site in Port Alberni, BC. Previous Site
investigations conducted by SLR at the Site identified chromium and arsenic in soil and
manganese in groundwater exceeding British Columbia (BC) Contaminated Sites Regulation
(CSR) numerical soil standards for Commercial (CL) land use and drinking water standards
(DW), respectively. The detected contamination is associated with historical and current use of
the Site as a parking lot and a storage area.
SLR understands that the intended future land use at the Site will be commercial. The purpose
of the HHERA is to determine the potential risks to human health and ecological receptors
arising from potential exposure to contaminants identified at the Site in excess of applicable
CSR numerical standards. The HHERA was conducted using the available data for the Site that
is representative of current Site conditions.
A summary of the HHERA is as follows:
Arsenic and chromium were identified as COPCs in soil for the protection of human health
based on maximum detected concentrations of these metals exceeding the most stringent
CSR Schedule 5 Commercial (CL) Matrix Numerical Soil Standards. However, maximum
detected concentrations and/or the 95% Upper Confidence Limits of the mean (UCLM)
concentrations of arsenic and chromium detected in soil samples collected at Lot B were
less than the CSR Schedule 5 Commercial (CL) Matrix Numerical Soil Standards for the
site-specific factor human intake of contaminated soil and/or CSR Protocol 4 regional
background soil quality estimates for Vancouver Island. Therefore, it can be concluded
that human health risks associated with exposure to arsenic and chromium in soil at Lot B
meet CSR risk-based standards. In addition, maximum concentrations and/or 95% UCLM
concentrations of arsenic and chromium exceeded CSR Schedule 5 CL Matrix Numerical
Soil Standards for the matrix specific pathway groundwater used for drinking water.
However, because chromium was not detected in groundwater beneath Lot B and arsenic
was detected in concentrations less than the CSR DW standard, these metals have
limited potential to leach to groundwater and were not selected as COPCs in groundwater
for protection of human health. All other substances in soil met applicable numerical
standards.
Manganese was identified as a COPC in groundwater for the protection of human health
based on exceedance of the drinking water standard (DW). DW standards were used
conservatively for COPC screening in groundwater even though the Site is supplied by
municipal water and groundwater is not and will not be used as drinking water.

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APPENDIX 2

No COPCs were identified in vapour for the protection of human health. Predicted indoor
air and outdoor air concentrations were less than the CSR Schedule 11 Commercial (CL)
Generic Numerical Vapour Standards.
Trespassers were identified as current human receptors of concern; future human
receptors of concern include commercial workers, utility workers and construction
workers. Potential exposure pathways considered for these receptors include incidental
ingestion of soil, dermal contact with soil and inhalation of fugitive dust and soil vapours.
Dermal contact with groundwater was identified as a potential exposure pathway for utility
and construction workers.
The soil and vapour exposure pathways were considered to be incomplete or insignificant
because no COPCs were identified in soil, or soil vapour. Although human receptors of
concern identified at Lot B could have contact with soil, or soil vapour, the likelihood of
adverse effects on human health is low.
Hazard quotients for manganese via dermal contact with groundwater for both
construction and utility worker receptors were less than the CSR risk-based standard of
1E+00, indicating that adverse health effects from exposure to manganese in groundwater
are not likely to occur.
No COPCs were identified in groundwater for the protection of aquatic ecological
receptors. Maximum concentrations of constituents detected in groundwater were less
than CSR Schedule 6 Aquatic Life standards to protect marine (AWm) aquatic life.
Arsenic and chromium were identified as COPCs in soil for the protection of ecological
terrestrial or aquatic receptors based on maximum concentrations of these metals
exceeding the most stringent CSR Schedule 5 Commercial (CL) Matrix Numerical Soil
Standards. However, 95% UCLM concentrations in soil samples collected at Lot B were
less than the CSR Schedule 5 Commercial (CL) Matrix Numerical Soil Standards for the
site specific factors toxicity to soil invertebrates and plants and groundwater flow to
surface water used by marine aquatic life (AWm) and/or CSR Protocol 4 regional
background soil quality estimates for Vancouver Island. It can be concluded that risks to
ecological receptors from arsenic and chromium in soil are acceptable under the CSR.
No terrestrial ecological receptors of concern were identified at the Site based on absence
of ecological habitat at Lot B. Direct soil contact and soil-to-groundwater pathways were
considered incomplete. Therefore, evaluation of risks to ecological receptors was not
performed as part of this risk assessment.
Based on the results of the HHERA, arsenic and chromium in soil and manganese in
groundwater meet CSR risk-based standards and no further investigations or actions are
recommended at Lot B. It should be noted that this HHERA was performed assuming that
groundwater beneath Lot B will not be used as a source of potable water. The conclusions of
this HHERA are valid under the assumption that groundwater will not be used as drinking water.

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APPENDIX 2

REFERENCE 7
Human Health and Ecological Risk Assessment, Former Alberni Plywood Site,
2120, 2151 Plywood Drive, Port Alberni, BC, 2011
EXECUTIVE SUMMARY
SLR Consulting (Canada) Ltd. (SLR) was retained by the City of Port Alberni to conduct a
Human Health and Ecological Risk Assessment (HHERA) for two areas: Lot A (industrial
equipment storage area, 2120 Plywood Drive) and Lot C (log sort area, 2151 Plywood Drive),
which are located at the Former Alberni Plywood Site in Port Alberni, BC. Previous Site
investigations conducted by SLR and other consultants identified volatile organic compounds
(VOCs), petroleum hydrocarbons (PHCs), polycyclic aromatic hydrocarbons (PAHs) and metals
concentrations in soil and/or groundwater exceeding BC Contaminated Site Regulation (CSR)
numerical standards. Light non-aqueous phase liquid (LNAPL) was also observed. The
detected contamination is associated with historical Site use as a plywood manufacturing plant
owned and operated by MacMillan Bloedel, with recent Site use as an industrial storage
location, and with historic infilling to create level ground for industrial use.
SLR understands that the intended future land use at Lot A will be Commercial (CL) and at Lot
C will be Urban Park (PL). The purpose of the HHERA is to identify Contaminants of Potential
Concern (COPCs) at Lots A and C and to quantify potential risks to human and ecological users
(i.e., Receptors of Concern) of these areas.
The HHERA was performed on Lots A and C which are under ownership of the City of Port
Alberni. Lands adjacent to Lots A and C and Plywood Drive, comprising an in-filled portion of a
waterlot and foreshore area of Alberni Inlet, which are owned by the Crown and managed by the
Port Alberni Port Authority (PAPA), are NOT part of the lands considered for quantitative
evaluation in the current HHERA for Lot A and Lot C.
The results of the HHERA indicate the following:
Human Health Risk Assessment (HHRA):
Lot A:
COPCs
The following COPCs were identified for the protection of human receptors:
COPCs for the protection of human receptors Lot A
COPC
Soil
Groundwater
Vapour
Antimony
X
X
Arsenic
X
X
Molybdenum
X
X
Manganese
X
VPH
X
X
LEPH
X
HEPH
X
LNAPL
X

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APPENDIX 2

Receptors
The identified human receptors of concern are:
o

Current land use: trespassers

Future commercial land (CL) use: commercial workers, utility workers and
construction workers
Exposure pathways
o

The following complete exposure pathways were identified and quantified in the HHERA:
Receptor

Commercial worker
Utility and
construction worker

Incidental
ingestion of
soil
X
X

Exposure pathways Lot A

Dermal
Inhalation of
contact
particulates
with soil
X
X
X
X

Dermal
contact with
groundwater

Inhalation
of soil
vapour

Identified Human Health Risks

Exposure to soil: the results indicate that adverse health effects are unlikely to occur to
utility and construction workers but commercial workers may have adverse carcinogenic
effects from exposure to arsenic in surface soil.
o

Non-cancer risk estimates for all three receptors from exposure to soil were
calculated to be less than or equal to the CSR risk-based standard for noncarcinogens of 1E+00.

Cancer risk estimates from exposure to carcinogenic COPCs (arsenic) for

construction workers were less than the CSR risk-based standard of 1E-05, but
exceeded the carcinogenic standard for commercial and utility workers. The
excess cancer risk for commercial worker and utility worker receptors were
estimated to be 5E-05 and 3E-05, respectively, with incidental ingestion of soil
contributing most to the excess cancer risk estimates. The highest concentration
of arsenic of 534 mg/kg was detected in surface soil sample (S7) collected from
AEC3 identified as sandblast materials associated with a former hopper storage
area and surface staining/burn area.

Exposure to groundwater: the results indicate potential unacceptable adverse health

effects.

SLR

Non-cancer risk estimates derived for construction worker and utility worker
receptors from potential future exposure to COPCs in groundwater were greater
than the CSR-risk based standard of 1E+00.

The HQs of 2E+00 and 1E+01 were derived for aromatic (naphthalene) and
aliphatic (n-decane) LEPHw surrogates. Because the target organ toxicity
endpoints for these compounds are different, their toxic effects are not additive.

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APPENDIX 2

The estimated HQs are likely to represent a worst case scenario because
exposure to LEPHw was estimated using the surrogate approach, which
assumes that LEPH is comprised of two of the most toxic compounds that may
be present in the LEPH mixture.

Cancer risks were not quantified because there is insufficient toxicological data
regarding the carcinogenic potential, if any, of the COPCs identified in these
environmental media.

Exposure to soil vapour: the results indicate potential adverse health effects which can
occur while performing intrusive activities.
o

Non-cancer risk estimates for construction worker and utility worker receptors
from exposure to soil vapour exceeded the CSR risk- based standard of 1E+00.

The non-cancer risk estimate of 3E+00 for VPHs aliphatic was attributed to the
VPHs aliphatic surrogate n-hexane

Cancer risks were not quantified because there is insufficient toxicological data
regarding the carcinogenic potential, if any, of the COPCs identified in these
environmental media.

Lot C
COPCs
The following COPCs were identified for the protection of human receptors:
COPCs for the protection of human receptors Lot C
COPC
Soil
Groundwater
Vapour
Manganese
X

Receptors
The identified receptors of concern are:
o

Current land use: trespassers

Future recreational land (PL) use: recreational park users, utility workers and
construction workers
Exposure pathways
o

The following complete exposure pathways were identified and quantified in the HHERA:
Receptor

Incidental
ingestion
of soil

Exposure pathways Lot C

Dermal
Inhalation of
contact
particulates
with soil

Utility and construction

worker

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14

Dermal
contact with
groundwater
X

Inhalation
of soil
vapour
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APPENDIX 2

Identified Human Health Risks

Exposure to groundwater: the results did not indicate potential health effects.
o

The HQs derived for utility and construction workers from potential exposure to
manganese via dermal contact with groundwater were less than the CSR riskbased standard of 1E+00

Ecological Risk Assessment: (ERA)

Lot A
COPCs
The following COPCs were identified for the protection of terrestrial ecological receptors:
COPCs for the protection of terrestrial ecological receptors Lot A
COPC
Soil
Groundwater
Arsenic
X
Copper
X
Zinc
X
HEPH
X

No complete groundwater exposure pathways were identified for ecological receptors within
the boundaries of Lot A
Receptors and exposure pathways
The identified ecological receptors of concern with complete and potentially significant
exposure pathways, are:
o

Invertebrates (e.g. earthworms) and plants (e.g., grass) through direct contact
with surface soil.

Significant exposure of terrestrial wildlife to soil COPCs is not expected to occur due to the
absence of terrestrial habitat able to support a viable community of terrestrial mammals
and birds.
Identified Ecological Risks
Exposure to soil: the results indicate potential adverse effects to terrestrial invertebrates.
o

HQs derived for soil invertebrates and plants from exposure to soil COPCs
exceeded 1 for arsenic, copper and zinc.

Exposure to groundwater: Incomplete pathways.

Lot C
No soil COPCs were identified at Lot C and thus potentially complete receptor exposure
pathway combinations were not quantified in the ERA. No complete groundwater exposure
pathways were identified for ecological receptors within the boundaries of Lot C.

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APPENDIX 2

REFERENCE 8
Site-Specific Human Health Risk Assessment Foreshore Adjacent to Lot C and
Portion of Plywood Drive, Former Alberni Plywood Site, 2151 Plywood Drive, Port
Alberni, BC, 2011
EXECUTIVE SUMMARY
SLR Consulting (Canada) Ltd. (SLR) was retained by the City of Port Alberni to conduct a Site
Specific Human Health Risk Assessment (SSHHRA) for a foreshore portion of Alberni Inlet
(hereafter referred as the Study Area) adjacent to two areas: Lot C (log sort area, 2151
Plywood Drive) and a Plywood Drive Right-of-way located at the Former Alberni Plywood Site in
Port Alberni, BC. Previous investigations conducted by SLR as part of the Detailed Site
Investigations (SLR, 2010) and the Supplemental Investigations (SLR, 2011) within the Study
Area indicated the presence of metals, petroleum hydrocarbons (PHCs) and polycyclic aromatic
hydrocarbons (PAHs) at concentrations exceeding BC Contaminated Site Regulation (CSR)
numerical standards. The detected contamination in surface water and sediments within the
Study Area is related to the historic use of upland areas as a plywood manufacturing plant
owned and operated by MacMillan Bloedel, recent use of the Plywood Site as an industrial
storage location, and the historic infilling of a waterlot and foreshore area of Alberni Inlet to
create level ground for industrial use. The lands adjacent to Lot C and Plywood Drive are the infilled portion of the waterlot and the foreshore area of Alberni Inlet; these lands are owned by
the Crown and managed by the Port Alberni Port Authority (PAPA).
SLR understands that the foreshore of Alberni Inlet, which is adjacent to the in-filled portion of
Lot C and Plywood Drive, might be used in the future as a public beach. The CSR allows for
contaminants present on a site at concentrations in excess of numerical standards to remain if
they are found to meet site-specific risk-based standards and guidelines developed in
accordance with BC MoE requirements. The purpose of the SSHHRA is to identify
Contaminants of Potential Concern (COPCs) in surface water and sediments within the Study
Area and to quantify potential risks of future human users (i.e., Receptors of Concern) of the
Study Area.
The Study Area encompasses the intertidal portion of Alberni Inlet adjacent to the in-filled
portion of Lot C and the Plywood Drive Rightof-way, but does NOT include the foreshore area
and subtidal area within Alberni Inlet that is owned by the Crown and is part of waterlot Block B
located in District Lot 232.
The SSHHRA was performed using sediment and surface water data collected by SLR from
within the Study Area as part of a Detailed Site Investigation (SLR, 2010) and a Supplemental
Site Investigation (SLR, 2011).
Molybdenum,
benz[a]anthracene,
benzo[b]fluoranthene,
benzo[k]fluoranthene,
indeno[1,2,3-cd]pyrene, phenanthrene, pyrene, HEPH and LEPH were identified as
COPCs in sediments collected from the Study Area based on maximum concentrations
exceeding either the CSR Schedule 9 SedQCTS criteria or the CSR PL Standards.
Benzo[a]pyrene was selected as a COPC in surface water based on the maximum
concentration exceeding the CSR DW standard x 10. HEPH was also selected as a
COPC in surface water based on an elevated maximum concentration and the absence of
CSR standards or criteria.

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APPENDIX 2

Recreational receptors (adults, teens, children and toddlers) were identified as receptors
of concern for the Study Area under the assumption that the foreshore of Alberni Inlet
adjacent to the in-filled portion of Lot C will be used as a public beach in the future.
Incidental ingestion of surface water and sediments and dermal contact with surface water
and sediments were considered to be complete exposure pathways and were quantified in
the SSHHRA for the recreational receptors.
The results of the SSHHRA indicated the following:
The non-cancer risk for recreational receptors for all four age groups from exposure to
COPCs identified in sediments and surface water is considered to be acceptable, based
on the CSR risk-based standard for non-carcinogens, with one exception.
The exception was HEPHw, where there is a potential for adverse health effects due to
dermal contact. These HQs were derived using the maximum concentration of HEPHw of
6,090 g/Lin a surface water sample (SW11-6) collected at a low tide.
Cancer risk estimates from exposure to carcinogenic COPCs for recreational receptors
were less than or equal to the CSR risk-based standard of 1E-05 for all COPCs, indicating
that the likelihood of adverse carcinogenic effects to occur from exposure to carcinogenic
COPCs identified in surface water and sediments within the Study Area while recreating is
low.
Cancer risk estimates derived from cumulative exposure to carcinogenic PAHs detected in
sediments and surface water (expressed as benzo[a]pyrene TPE) did not exceed the CSR
risk-based standard of 1E-05.
The risk estimates derived in this SSHHRA for future recreational receptors through exposure to
COPCs identified in sediment and surface water reflect not only contamination released from
the upland areas of the former Plywood site but also contamination associated with the in-filled
portion of land owned by PAPA as well as antropogenic sources (metals and PAHs) and other
industries located along the Alberni Inlet shoreline. Due to the presence of potential multiple
sources of contamination in the Study Area, it is beyond the scope of this SSHHRA to derive
risk estimates that are associated only with the upland area of Lot C and the Plywood Drive
right-of-way.

REFERENCE 9
Remedial Option Evaluation Lot A and Lot C, Former Alberni Plywood Site, 2120,
2151 Plywood Drive, Port Alberni, BC, 2011

On behalf of the City of Port Alberni, SLR Consulting (Canada) Ltd. completed a Remedial
Option Evaluation on Lot A and Lot C of the former Alberni Plywood Site, located at 2120 and
2151 Plywood Drive in Port Alberni, BC. The nearshore upland area adjacent to Lots A and C,
which is owned and leased out by the province, was also included in the evaluation. This
Remedial Option Evaluation was intended to assist the City of Port Alberni in selecting an
environmental sound business solution for the site.

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APPENDIX 2

Contaminants of Concern (COCs) are mainly metals and extractable petroleum hydrocarbons
(EPH). A light non-aqueous phase liquid (LNAPL) was encountered on part of the site. A
Human Health and Ecological Risk Assessment Problem Formulation [Ref. 3] showed several
contact risks for exposure to contaminated soil, groundwater, vapour and sediments, which
included:
1.
2.
3.

Risks directly related to the first metre(s) of soil;

Risks directly related to groundwater transport and the presence of LNAPL; and
Risks directly related to marine sediments.

The risks and pathways were used to determine goals for remedial options, with the exception
of risks related to marine sediments in the provincial water lot lease area. Remedial options for
contaminated sediments were not considered.
A range of potentially effective and alternative methods of remediation were compared,
including their advantages and disadvantages. A quick scan for both metals and EPH
contamination was conducted for the following remedial techniques:
Excavation and off-site disposal;
Containment and contaminant isolation, with solidification/stabilization;
Enhanced in-situ and/or ex-situ bioremediation;
Soil flushing;
Soil vapour and/or dual phase extraction;
Thermal treatment and/or desorption;
Pumping and treatment; and
Monitored natural attenuation.
Taking both the remedial techniques and remedial goals into account, four options were chosen
for further evaluation:
Complete excavation and off-site disposal;
Partial excavation of source zones and capping;
In-situ remediation of source zones and capping; and
Isolate (contain), Control & Monitor.
The remedial options were described on general aspects, including: remedial goal, costs,
duration, care measures, removed bulk, risk reduction, risks of failure, pressure on other
environmental media, decrease in responsibilities, nuisance and safety. Remedial costs were
calculated using general cost assumptions and estimates and represented a best guess.

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APPENDIX 2

The different aspects of the remedial options were compared using a qualitative method, and
are summarized in the following table:
Qualitative Comparison of Remedial Options
Qualitative Component
Complete
Removal
Estimated Cost

Remedial Option
Partial Removal
In-situ remediation
and Capping
LNAPL and capping

Isolate, Control,
Monitor

(5,540 k$)

(2,335 k$)

(1,630k$)

(2,315k$)

Duration and care measures

Removed bulk, risk

reduction
Risks of failure
(%; costs fallback scenario)

(0%: 0 k$)

(<10%: 210 k$)

(<35%: 600 k$)

(<15%: 600 k$)

Pressure on other
environmental media
Decrease in
responsibilities/liabilities

Nuisance, safety

Score

+1

+2

+2

-1

From this qualitative comparison, the preferred options were:

Partial excavation of source zones and capping, using capping of metal impacted areas,
and the removal of EPH impacted soil and groundwater by excavation and disposal
off-site; and
In-situ remediation of source zones and capping, using capping of metal impacted areas,
and the removal of the EPH source zone including LNAPL with dual phase extraction.
Both remedial options are based on a risk-based approach and will include a long term
monitoring program assessing soil surface integrity, groundwater contaminant transport, and
site vapours.
A preferred option is anticipated to be considered in discussion with other stakeholders
involved, such as the Port Alberni Port Authority, owners of nearby properties, and the BC
Ministry of Environment.
The contents of this Executive Summary are intended to be read in conjunction with the
remainder of this report and are subject to the same limitations specified in Section 7.

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APPENDIX 2

REFERENCE 10
Product Recovery Pilot Test Results, Former Alberni Plywood Site Lot A - 2120
Plywood Drive, Port Alberni, BC, 2012

Likely, the oil product is not viscous enough to latterly enter the well. Alternatively, soil
disturbance during installation of the well mixed the highly contaminated soil with less
contaminated soil, thus enhancing adsorption of the hydrocarbon product to the soil and
reducing the LNAPL.
Currently, the recovery of LNAPL with product recovery wells is deemed not a cost-effective
remedial technique for the remediation of extractable petroleum hydrocarbons. We recommend
measuring the LNAPL thickness in the recovery well on a monthly basis for the next six months
to investigate whether recovery of the product may be feasible over the longer term.

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