Document NMO1EgzpvM6qqxpko0gXN15p
KEVIN L. MCKNIGHT FR0M LEGAL DEPARTMENT
PITTSBURGH OFFICE-13
TO DISTRIBUTION
March 20, 1989
RE: ASBESTOS ASSESSMENT REPORT-ALLEGHENY CENTER
Enclosed is a copy of an Asbestos Assessment Report for Allegheny Center which was prepared by Schneider Engineers for Sitomer and Drexler, P.C., a law firm apparently retained by the owners of Allegheny Center. The owners of Allegheny center claim that Alcoa has responsibility to abate the asbestos situation at Allegheny Center. We will be meeting with them probably in the next couple of weeks to discuss this matter. I would appreciate any comments you might have to the Schneider Report. Also if you know of someone else who should review the report, please pass it along to them. Thanks for your assistance.
/fi
KEVIN L. MCKNIGHT
KLM:jj 402KLM
Distribution
Gary J. Crouth, Pittsburgh - 19 Laura l. Rippey, Pittsburgh - 6 George R. Farneth, Pittsburgh - 20
LEGAL DEPARTMENT
POAMltMAEV 0-3
SCHNEIDER
ENGINEERS
January 13, 1989
Mr. Dan Sitomer Sitomer and Drexler, P.C. 185 Madison Avenue New York, NY 10016
SUBJECT: ASBESTOS ASSESSMENT -REPORT
Dear Mr. Sitomer:
Enclosed please find the report for the asbestos assessment of the Allegheny Center. This report documents the findings and recommendations of the asbestos survey conducted by Schneider Engineers on December 21 and 28, 1988 and January 4 and 5, 1989.
Please note that not all of the laboratory analysis reports are included. As soon as we receive them, we will forward them to you.
After reviewing the assessment report, please contact our office if you have any questions or require additional assistance. I am available to review the report and findings with you in greater detail if you desire.
Sincerely,
SCHNEIDER ENGINEERS
Project Industrial Hygienist
KSH:ksh
Enclosure
cc: P.L. Spence - SE 880474.01/SD
Senior Industrial Hygienist
98 Vanadium Road Bndgeu,He. PA 15017 <412) 221-1100
A Member of tbe Scnrtetder Group of Companies
SCHNEIDER
ENGINEERS
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(I1 I
ASBESTOS ASSESSMENT REPORT ALLEGHENY CENTER
PITTSBURGH, PENNSYLVANIA JANUARY 1989
Prepared By:
SCHNEIDER ENGINEERS 98 Vanadium Road Bridgeville, Pennsylvania 15017
Prepared For:
ALLEGHENY CENTER. ASSOCIATES c/o Si tomer and Drexler 185 Madison Avenue New York, New York 10016
TABLE OF CONTENTS
TOPIC
INTRODUCTION
ASSESSMENT RESULTS AND DISCUSSION
DISCUSSION OF ASBESTOS ABATEMENT OPTIONS
COST ESTIMATES FOR ASBESTOS ABATEMENT
ASSESSMENT CONCLUSIONS AND RECOMMENDATIONS
TABLES TABLE I: Asbestos Assessment Summary TABLE II: Asbestos Bulk Sample Results TABLE III: Asbestos Air Sample Results
APPENDICE S APPENDIX A: Laboratory Analysis Reports APPENDIX B: One Allegheny Center Drawings APPENDIX C: Two Allegheny Center Drawings APPENDIX D: Three Allegheny Center Drawings APPENDIX E: Seven Allegheny Center Drawings APPENDIX F: Eight Allegheny Center Drawings APPENDIX G: Ten Allegheny Center Drawings
SECTION NO. 1 2 3 4 5
1. INTRODUCTION
Schneider Engineers (SE) was retained by Sitomer and Drexler to conduct an asbestos assessment of the Allegheny Center Complex located in Pittsburgh, Pennsylvania.
This assessment was conducted to identify the location of asbestos containing materials inside six (6) buildings at Allegheny Center. The assessment entailed a thorough site inspection and collection of bulk samples. Bulk samples of suspect materials were collected to verify asbestos content, type and percentage. The physical condition of suspect materials were'visually inspected and quantities estimated. A summary of the asbestos assessment findings are listed in Table I. Air samples were also collected to determine existing total airborne fiber concentrations under normal operating conditions.
The asbestos assessment was conducted on December 21 and 28, 1988 and January 4 and 5, 1989 by Kimberly Higby, Project Industrial Hygienist and Barbara McKenna, Industrial Hygienist under the supervision of Frank Pokrywka, CIH, Senior Industrial Hygienist.
The following report is a sunmary of SE's investigation and findings from the asbestos assessment of Allegheny Center.
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2. ASSESSMENT RESULTS AND DISCUSSIONS
A visual inspection of Allegheny Center was completed to identify the location of materials suspected of containing asbestos. This survey included inspection of mechanical systems (i.e., plumbing, heating, ventilation, and air conditioning); building structure (i.e., masonry, siding and roof); and architectural finishes (i.e., plaster, floor and ceiling tile). Bulk samples of suspect materials were collected for the laboratory determination of asbestos content, and the physical condition and amounts of suspect materials were recorded.
Based on the results of the bulk sample analysis and SE's visual
inspection, friable asbestos-containing materials were Identified as
sprayed-on fireproofing, and as thermal insulation on pipes, equipment
and fittings. This material was present In the following approximate
amounts:
Sprayed-on Fireproofing
733,650 sq. ft.
Pipe Insulation
50 ft.
Equipment Insulation
1,090 sq. ft.
Fitting Insulation
4,477 fittings
Non-friable ACM was found to be present as approximately 495,880 square feet of vinyl asbestos floor tile (VAT), 3,520 square feet of transite wall panels and one ventilation duct connector. In addition, asbestos floor tile may have been present under carpeting in some areas which could not be inspected. All 9" floor tile at the complex should be assumed to be VAT until further sampling determines otherwise.
Even though the floor tile, transite panels and duct connector are asbestos-containing materials, they do not pose a significant airborne fiber exposure hazard. Materials that are non-friable cannot be crushed or pulverized to powder by hand pressure. For this reason, the material is unlikely to release airborne asbestos fibers under normal conditions. In addition, the non-friable asbestos materials were noted to be in good condition which further reduces their fiber release potential.
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A detailed summary of the location, amounts, and condition of the above materials are presented in Table I. This summary reflects the results of SE's visual inspection and our understanding of the building mechanical systems. Table I should be considered as a listing and description of the majority of asbestos-containing materials present in the building. However, additional insulating and fireproofing materials may be present inside the building which were concealed in shafts or above plaster ceiling areas and not accessible during this survey.
A narrative description of the survey results and observations is provided in Appendix I (attached).
Bulk Sampling Results
A total of 126 bulk samples of suspect asbestos containing materials were collected and the analytical results listed in Table II. Two (2) of these bulk samples were quality assurance samples with duplicates submitted to a separate laboratory.
Bulk samples were analyzed for asbestos content by Camtech, Inc. of Pittsburgh, PA. The two (2) quality assurance samples were analyzed by DeYor Laboratories of Youngstown, Ohio. Samples were analyzed according to current EPA Polarized Light Microscopy protocols for bulk asbestos materials as described in EPA Publication 600/M4-82-020, December, 1982. Both laboratories are rated as proficient in the NIOSH Proficiency Analytical Testing (PAT) Program.
Air Sampling Results
Air samples were collected in Buildings 1, 2, 3, 8, and 10 during the visual inspection of these buildings. Air samples were not collected in Building 7 since there were not any vacant apartments available to access. This sampling was conducted to determine the existing airborne fiber concentrations present under normal operating conditions of each building.
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Four (4) air samples each were collected in vacant tenant spaces of Buildings 1 and 2, except for one occupied area (i.e.. Second Floor of Building 2). In addition, air samples were collected in three (3) vacant apartments in Building 3, and in two (2) vacant apartments each in Buildings 8 and 10.
All fifteen (15) of the air samples collected were well below the OSHA Permissible Exposure Limit (PEL) of 0.2 fibers per cubic centimeter of air sampled (f/cc) and the OSHA Action Level of 0.1 f/cc. The measured total fiber concentrations ranged from 0.001 f/cc to 0.007 f/cc.
The air samples were analyzed by Camtech, Inc. using Phase Contrast Microscopy (PCM). The PCM method provides a quantification of the airborne concentration of all fibers having a length greater than five (5) microns, a length-diameter ratio of at least 3 to 1, and a width greater than approximately 0.2 microns. This method does not provide an identification of fiber type (i.e., asbestos vs. non-asbestos); to do this would require electron microscopy analysis. Given the extremely low total fiber concentration encountered during this survey, this additional analysis is not warranted at this time in our opinion.
880474.01/SD
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3. DISCUSSION OF ASBESTOS ABATEMENT OPTIONS
The asbestos containing material of greatest concern, which appears to have the highest potential to generate airborne asbestos fibers is the* structural steel and deck fireproofing. Additional items of concern include the damaged mechanical system Insulations. As you may be aware, there are currently several asbestos abatement options available to address such concerns. Each option must be evaluated on the basis of the comparative advantages and disadvantages, as well as short and long-term cost factors. Because of the complexities and details required to adequately review this Issue, a complete discussion is not attempted in this report. This Issue may be presented in a more comprehensive fashion for your review at a later date.
For the purposes of this report, the asbestos abatement options typically considered to be feasible for these materials are the following:
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1. J n , * 3.
Removal and replacement ? penetrating encapsulant
Long-term Management
jor initial option, removal and replacement, provides a final solution r ^ 'Urj to the current concern and virtually eliminates any potential for
/Vyoj\cjejiOn. future asbestos problems, providing the work is completed in a proper
and safe manner. Complete removal of the material will have a higher short-term cost, that is offset to a great extent by the elimination of long-term costs such as periodic inspection and air j monitoring, establishment of an asbestos operations and maintenance program to include provisions for episode response, liability from
L potential exposure to future tenants and/or building users, and the future re-encapsulation or removal that may be required.
L In situations where a complete interior renovation is planned, the removal option should be considered as the most effective solution.
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880474.01/SD l
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The second option, encapsulation, provides what is currently
considered to be a short-term or temporary solution. If the
proper encapsulant is used and applied correctly, this treatment has
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been shown to minimize or eliminate fallout from fireproofing and provides some degree of surface protection from damage resulting from
incidental contact. However, the duration of effectiveness is
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dependent upon the continued adhesion of the fireproofing to the
^ substrate, frequency and type of contact with the fireproofing,^ building vibration, and potential erosion of the encapsulating layer w
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by air flow. Since the asbestos material still remains in place, a long-term asbestos operations and maintenance program is required.
|W^JaJL -CiicivLCAi This program would Include periodic inspection and air monitoring,^
provisions for the use of protective equipment and procedures to
, minimize occupant or worker exposure 'fan situations when the OoA>_rJifr
A^vUAfl(y ^lujiCu^c. fireproofing Is removed or disturbed. M episode response plan t0
`` ` ' l handle Incidents In which the asbestoy containing fireproofing is> ' i0
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'extensively damaged or delineates fronrthe substrate would also beS^
c^^^equired.
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v/wdaiy procedures and abatement practices followed in asbestos removal
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building occupants are also required to be utilized during
encapsulation projects.
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To further reduce potential risks that may be presented by damage to
the encapsulated fireproofing, it would be our recommendation that
consideration be given to the installation of a ducted return air ^cf AOikjuc/)
system, as opposed to an open ceiling plenum. The use of a splined or
(toko- otherwise secured ceiling design would also be recommended when
redesigning areas
have been treated by encapsulation.
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A third option is to defer abatement of the structural fireproofing
and complete only that asbestos clean-up and decontamination necessary
for operations and maintenance, or minor renovation to prepare a space
for the new tenant. This option has the advantage of avoiding the
>> expenses and loss of use associated with asbestos removal or ^ ^ jtffUvr encapsulation. With such deferment of asbestos abatement (i.e..
^7 'ear*
removal or encapsulation), the establishment of a Long-Term Asbestos
Management Program (AMP) is recommended. This AMP should include the
following: p
1* Designate an Asbestos Control Manager to supervise and I, coordinate all activities related to asbestos. Including,
,1 but not limited to:
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1 mDocumenting the location of and labeling asbestos containing materials, as required.
Monitoring the condition of asbestos,
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c. Coordinating required education and training activities.
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Reviewing and approving plans for maintenance and/or contract work that involves asbestos removal or may otherwise disturb asbestos.
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Maintaining records and documentation of asbestos-related activities. i jps
Assuring compliance with applicable Occupational Safety and Health Administration (OSHA), Environmental Protection Agency (EPA), Pennsylvania Department of Environmental Resources (PaDER) and Allegheny County Health Department (ACHD) asbestos regulations and policies.
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2. Minimize access and exposure to asbestos by informing all maintenance and custodial employees of the known locations of asbestos, provide training on safe work practices and establishing a maintenance permit system to prevent the accidental disturbance of asbestos during building maintenance and renovation, and further ensuring that any work that will Involve asbestos be conducted utilizing appropriate work practices.
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3. Provide annual education and training for all employees who may be required to contact or handle asbestos. This training would Include the measures necessary to minimize exposure, the potential health effects of asbestos exposure, the proper use of protective equipment and respirators, personal hygiene, the use of maintenance permits, reporting
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regaulations,. and the use of sopeecc'ial tequipment such as
HEPA-flltered vacuums.
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t 4. Procure equipment ana supplies required to handle asbestos safeiy in the event of an accident releasing or damaging
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asbestos-containing materials or for planned maintenance work that may require the removal of small amounts of asbestos. This equipment would include, but not be limited to, a HEPA (high-efficiency) asbestos vacuum cleaner, six-mil thick asbestos disposal bags and plastic, NIOSH approved respirators for asbestos, disposable coveralls, water spray equipment, wetting agents, and encapsulant.
-
5. Provide asbestos medical surveillance examinations for any
employees who may be required to work with asbestos and wear
L respiratory protection. These examinations should be administered following OSHA requirements.
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880474.01/SD
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6. Establish a periodic monitoring and surveillance program. Building vibration, damage to materials from accidental or mechanical contact, and aging of materials may increase the potential for asbestos release.
This program should include air monitoring in areas containing asbestos, at least annually; visual inspection of asbestos-containing materials to document any changes in their condition, at least semi-annually; and periodic air monitoring of employees who may be removing or handling asbestos (initially and periodically thereafter).
7. All future mechanical equipment maintenance, replacement, or
renovation should include plans and contingencies for
handling asbestos removal in a safe manner, prior to the
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start of the project.
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In summary, the three main objectives to be considered in
U8t1 9 asbestos abatement techniques, include hazard ba'tement, cost containment (or effectiveness), and time
constraints. The following is a comparison of the abatement
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on these project objectives:
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Removal and Replacement
Encapsulation
Deferred Action (AMP)
1. Hazard Abatement
Eliminates future hazard.
Manages future hazard.
Attempts to minimize future hazard.
2. Cost Containment
3. Time Factor
Initial cost higher than encapsulation. no anticipated future costs.
Initial cost lower than removal, future costs may be slgnifleant.
Minimal immediate cost. potentially high future cost.
May require 50-100% more time to complete than encapsulation.
Time is not a factor.
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4. COST ESTIMATES FOR ASBESTOS ABATEMENT
Asbestos abatement costs typically are subject to a wide variety of influences, such as accessibility and nature of the material to be removed, location of the material, accessibility to the work site, and fluctuations in labor and insurance costs. Due to the high degree of care required to remove asbestos safely, abatement costs are far in excess of normal construction/ renovation costs.
When evaluating the cost of asbestos abatement, it is necessary to consider other. construction and related costs. To adequately remove or treat spray-appliedfireproofing, it is necessary to vacate the work area, remove equipment and furnishings to the greatest extent feasible, and remove the suspended celling system and mechanical systems to provide adequate access to the material. Thisresults in significant additional expense in relocation of occupants, interior demolition, and reconstruction. Likewise, the removal of asbestos-containing pipe insulation in shafts, restrooms and water closets may require a significant amount of demolition to provide the required access.
In addition to the above, after removing fireproofing, the application of a replacementmaterial is required to assure proper fire protection and compliance with building codes. Reinsulation of piping and mechanical systems also incurs an additional cost.
These additional construction, renovation, and replacement costs are not included in the abatement estimates for this study.
The following is a summary of estimated construction costs for the removal of asbestos-containing materials Identified in the
880474.01/SD
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Allegheny Center. To prepare these estimates, the accessibility of
the material and difficulty of removal was taken into consideration.
Contractor bids for completing such work should be based upon a common
technical specification, definition of scope of work and a mandatory
visual inspection of each area. The cost of encapsulation would be
slightly lower than the cost of removal. These costs should be
considered as a baseline for planning purposes.
Estimated
Area
Material
Quantity
Removal Cost
Building 1
Fireproofing Pipe Insulation Fitting Insulation Tank Insulation VAT
182,800 ft.2
$1,828,000
50 ft.
$ 1,000
1316 fittings
$ 69,680
210 ft.2
$ 5,250
148,000 ft.2
$ 592,000
TOTAL : $2,495,930
Building 2
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uilding 7
Fireproofing Fitting Insulation VAT
549,800 ft.2
$5,498,000
85 + fittings
$ 2,550
260,000 ft.2
$1,040,000
77 r a
TOTAL : $6,540,550
Fitting Insulation Tank Insulation VAT
i/v
463 fittings
$
440 ft.2
$
16,350 ft.2
$
TOTAL: $
20,450 11,000 65,400 96,850
Fireproofing VAT Transite
524 ft.2
$
27,520 ft.2
$
1,760 ft.2
$
TOTAL: $
16,200 110,080
7,040 133,320
Building 8
Fireproofing
500 ft.2
$ 15,000
L VAT Transite
27,520 ft.2 1,760 ft.2
$ 110,080 $ 7.040
r TOTAL: $ 132,120
C 880474.01/SD
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Area Building 10
Mall
Material
Fitting Insulation Tank Insulation VAT
Fitting Insulation
Quantity
Estimated Removal Cost
702 fittings
$
440 ft.*
$
16,490 ft.2
$
TOTAL : $
32,260 11,000 65,960 109,220
1,911 fittings $ 79,950
GRAND TOTAL : $9,587,940
880474.01/SD
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CONCLUSIONS AND RECOMMENDATIONS
1. As presented in/Table I, few areas inspected for ACM by SE were found to be /poor condition. All of the areas listing fair asbestos conditions involved damaged thermal insulation. To minimize potential asbestos fiber exposure during building operations and maintenance* the following minimal asbestos abatement is recommended as soon as practicable:
a. Repair damaged pipe fittings in the following areas:
1. Building l~Mechanical Room and Penthouse
2. Building 2 Mechanical Rooms (Basement & Third Floor)
3. Building 3 Mechanical Room
4. Building 10 Mechanical Room and Package Room
5. Mall Mechanical Areas
Remove fireproofing in Building 2 Third Floor air shaft at the earliest convenience due to high potential for disturbance by air movement.
2. Under normal operating conditions, additional asbestos abatement at the Allegheny Center should be limited to whatever fireproofing, or thermal Insulation removal or cleanup necessary to facilitate maintenance or renovation activity. Decontamination of ceiling tiles should be completed prior to planned maintenance work when dislodged fireproofing is evident. Area containment enclosures and personnel protective equipment should be utilized whenever extensive cleanup or disturbance of asbestos-containing materials is possible during maintenance work.
880474.01/SD
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Allegheny Center should establish an operations and maintenance program for dealing with asbestos-containing materials and maintaining them in good condition. This program should include periodic training for all employees required to work with or around asbestos insulation, or fireproofing. These employees should be medically evaluated, trained, and equipped to deal with routine or emergency situations involving asbestos-containing materials. The basic requirements of an Asbestos Management Plan are presented elsewhere In this report.
Maintenance and engineering employees should utilize asbestos precautions unless they are certain an insulating or construction material is non-asbestos. Wet removal techniques and respirators should be used for all work involving fireproofing or asbestos pipe and fitting insulation, particularly on older equipment. Deteriorated fireproofing, or insulation should be repaired or removed at the earliest planned opportunity. Additional bulk sampling of fitting insulation in several areas may be necessary to more thoroughly characterize asbestos content. Asbestos insulating materials, once identified, should be labeled or marked in some way if they are not to be removed.
4. As part of any major renovation or maintenance project requiring the removal of the suspended ceiling or modification of a mechanical system, asbestos decontamination, minor removal, and/or building protection, may be required. Such requirements should be adequately evaluated and designed by a competent person, and the abatement completed by a contractor licensed by the ACHD to perform asbestos abatement.
Any and all work that may result in exposure to or disturbance of asbestos-containing materials must be completed In compliance with applicable Federal, State and Allegheny County Health Department regulations.
880474.01/SD
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5. The potential for airborne fiber release and exposure due to non-friable asbestos material is minimal. Removal of this non-friable ACM is not recommended unless required for maintenance, repair, or renovation activity. Operations that may cause fiber release (i.e., sanding, drilling, etc.). Should be avoided without proper precautions.
6. The results of the air samples collected were well below the OSHA PEL -of 0.2 fibers/cc and Action Level of 0.1 f/cc, and indicate that these ambient concentrations should not cause adverse health
' / effects to the occupants of the areas monitored.
880474.01/SD
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TABLE I ASBESTOS-CONTAINING MATERIALS AND QUANTITIES
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$180,000 Located on beams; some over spray on decking
18,000 f t . * N.D.
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ASBESTOS ASSESSMENT SUMMARY ONE ALLEGHENY CENTER
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TABLE IB
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