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2010-10-25_Supplemental Agenda Packet--Dossier de l'ordre du jour supplémentaireCity of Saint John Common Council Meeting Monday, October 25, 2010 Location: Common Council Chamber Supplemental to Agenda 12.2a) Revitalization of the North End Community Centre Presentation 12.2b) Revitalization of the North End Community Centre Booklet 12.2c) Property Condition Assessment 13.7 Committee of the Whole: Carleton - Sewell Street Parking Garage 13.8 Committee of the Whole: Irving Refining Limited 13.9 Committee of the Whole: Recommended Appointments to Committees City of Saint John Seance du conseil communal Le lundi 25 octobre 2010 Lieu : Salle du conseil communal Ordre du jour supplementaire 12.2 a) Presentation sur la revitalisation du centre communautaire du quartier nord 12.2 b) Livret sur la revitalisation du centre communautaire du quartier nord 12.2 c) Evaluation de 1'etat de la propriete 13.7 Comite plenier : Garage a etages des rues Carleton et Sewell 13.8 Comite plenier : Irving Refining Limited 13.9 Comite plenier : Recommandations de nominations pour sieger aux comites NECC Building Condition and Assessment • Public consultation session #1 • Schematic Conceptual Design • Public consultation session #2 • Final Report and Recommendation ; City of Saint John Placemaking in the North End Revitalization of the North End Community Centre L1VU '4 Trow Global [ampany Built in 1970, the original Centre was a neighbourhood improvement project developed by the City of Saint John with assistance from Federal and Provincial Governments. North End Community Centre Circa 1970 NJ ,r�vu SAINT JOHN ADI Architects Inc. Unfortunately, the centre has not aged very well and it no longer meets the needs of our community. North End Community � Centre 2010 //' -M, NO ..�� I. F ,r�vu SAINT JOHN ADI Architects Inc. �a • `'" I I A better facility for providing family and community services. A more flexible space for community to celebrate and hold special events and festivals. A more modern place with programs for education and training. Abetter equipped facility to be an important and useful local everyday resource. A more visible and functional focal point for community that welcomes all residents of Saint John. What we Heard ... abou • The Community Is The Expert. • Create a Place, Not a Design. • Neighbourhoods Are For People,, Not For Cars. t to creating a place great community i� t ,sm 4 • Design Themes Accessibility Safety Way - finding /Identity • Healthy Environment ° Flexibility of Space & Programming (44-)-ft ,CLvu SAINT JOHN ADI Architects Inc. a� v L V) 0 U Existing Floor Plans Ground Floor Plan Durham Street Rooms Lobby 7 Office Stairs 8 Fitness Room Multi- Purpose Room 9 Storage Kitchen Classroom Washroom (44-)-ft ,r�vu SAINT JOHN ADI Architects Inc. Proposed Exterior Perspectives LEG t ,r�vu SAINT JOHN ADI Architects Inc. Proposed Elevations 4t South Elevatic �r 111, More windows will make the NECC look more visually attractive, improve site -lines for staff and bring more natural light to the (44-)-ft SAINT JOHN interior. ADI Architects Inc. t r7� Proposed Interior Perspectives •.� t 1 jI Fnew ramp and vator will make the NECC more accessible for those with physical disabilities. ,r�vu SAINT JOHN ADI Architects Inc. U T n 1 L Proposed Site Concept __ r � m ,r�vu SAINT JOHN ADI Architects Inc. + a a L V 0 i C Proposed New Floor Ground Floor Plan Durham Street .y Plans Lobby ( 7 ) Office Reception 8 Service Room Multi- Purpose Room 9 Storage Kitchen 10 Elevator Classroom 11 Ramp Washroom 12 Stairs Second Floor Plan (44-)-ft ,r�vu SAINT JOHN ADI Architects Inc. Proposed Nex Next Steps: t Steps and Phasing Phasing: Review of Project & Approvals L Stakeholder & Staff Input Development of Detailed Drawings And Specifications II 5. Teri6��, C��r u dtio-n dw 1111 Review Project Bids & Make Recommendations to Council Repeat Steps 3 -5 for each Phase ,r�vu SAINT JOHN ADI Architects Inc. Opinion of Probable Cost Magnitude Phase 1 — Building ... Lobby addition @ $400 / s.f. _ Elevator = Stairwell addition @ $250 / s.f. _ Total = Estimated indexation over 2010 prices = $ 752,000 $ 75,000 45,000 $ 872,000 2% JA� Window replacements = $ 50,000 Install new windows = $ 50,000 Re- roofing = $ 50,000 Cladding @ $50 / s.f. = 200,000 Total = $ 350,000 Estimated indexation over 2010 prices = 6% Plaza @ $10 / s.f. _ $ 85,000 Stage and movie screen = $ 50,000 Terraces and sidewalks @ $9 / s.f. _ $ 35,000 Trail & landscaping = $ 50,000 Playground = $ 50,000 Parking lot = 200,000 Total = $ 470,000 Estimated indexation over 2010 prices = 8% (44-)-ft ,r�vu SAINT JOHN ADI Architects Inc. Conclusion The proposed re- design of the NECC helps to achieve the community's goals for their community centre in a cost effective manner — providing a high quality place for a significantly lower cost than the construction of a new building. ION A � M o ,rUvu SAINT JOI-IN ADI Architects Inc. I °t � L w 1 �I r7 • W `jA7 Lv lclzo M!. - hl 30DE • r, • ,r�vu SAINT JOHN ADI Architects Inc. Placemaking in the North End 117,- Revitalization of the North End Community Centre Table of Contents Introduction................................................................................................. ............................... 1 CommunityInput ......................................................................................... ............................... 2 DesignThemes ............................................................................................. ............................... 3 ExistingFloor Plans ...................................................................................... ............................... 4 ProposedSite Concept ................................................................................ ............................... 5 ProposedNew Floor Plans ......................................................................... ............................... 6 ProposedBuilding Elevations ..................................................................... ............................... 7 Proposed Exterior Perspectives ................................................................. ............................... 8 Proposed Interior Perspectives .................................................................. ............................... 9 NextSteps & Phasing ................................................................................ ............................... 10 Opinion of Probable Cost Magnitude ..................................................... ............................... 11 Conclusion.................................................................................................. ............................... 12 NECCEvening Perspective ........................................................................ ............................... 13 Built in 1970, the original North End Community Centre was a neighbourhood improvement project developed by the City of Saint John with assistance from Federal and Provincial Governments. Unfortunately, the centre has not aged very well and it no longer meets the needs of our community. Figure - North End Community Centre Circa 1970 The City of Saint John's proposed redesign and future reinvestment in the North End Community Centre (NECC) represents a key milestone for our community. Through consultation and community engagement, north end residents guided the planners and architects to this new vision of the NECC. Together residents and design professionals have done more than just fix up a building but worked the process of place making, which fosters the creation of important public destinations. Input from the community is vital in creating a true sense of place, but so is an understanding of the ways in which great places foster successful social networks and initiatives. Place making needs to be: community driven, visionary, functional, adaptable, inclusive, flexible, transformative, collaborative, sociable, inspiring and transformative. Good public places can assist in developing positive images of the neighbourhood and can potentially improve the areas attractiveness to potential inward investors. Li Introduction This project represents a new vision that demonstrates how a modern community centre will better support the social, cultural and educational programs and opportunities for Saint John's north end. Much more than a community centre, this project embraces a larger vision of creating a community hub. While there is no universally- accepted definition for the term, a community hub can generally be understood as: Insert: how does this fit in with the rec planning statement? In 2005 the Old North End Community Action Plan identified the NECC as a point of strength and a focal point of the community — a place where people work hard to make the community a better place to live. By strengthening the community's biggest asset the City of Saint John will reinforce the pride, ingenuity and character that residents have worked so hard to foster. The City's reinvestment is also a tangible demonstration of Saint John's confidence in the vitality and long term viability of the North End as a sustainable community. This demonstration of confidence sends a strong message directly to the residents and the larger development community that re- investment in this community is a plan for prosperity. By strengthening the quality of place in the North End the redesigned community centre will become: A M11 ,r�vu SAINT JOHN ADI Architects Inc. About the Outside - Not so positive interaction between NECC users and 'others' loitering outside the facility. - Lack of site -lines for staff and patrons to the outside area. - Structure is old and appears dirty. - Outside of the structure is not particularly family friendly. - Outside does not have enough activity areas. - Entrance is not easily accessible for the handicapped. - No place for seniors to walk in the winter. P, 6Q What We Heard... About the Inside No reception area at the front door. Not enough rooms for all of the different programs. Electrical is old and potentially dangerous Ventilation is very noisy. Walls look old and dull. - Building is too dark. - Bathrooms are old, small and have a bad odour. - Teen room needs more comfortable spaces to lounge and for activities. - No area for dance lessons, practices, or exercise classes. - No resource area for first aid, health lessons, help with law, taxes and etc. - Equipment in weight room is old and breaking down. - Lack of coatroom makes storage of outerwear difficult in winter. About Social Issues - It is often difficult to deal with trouble- makers; they continue to return and to intimidate the users (outside). - Not enough programs focusing on fitness. - Need for parenting classes. Creates need for daycare for young children. - Cooking course needed. People are given food but they don't know how to cook it. - Kids could use after - school tutoring. - Lack of easy access to literature in the North End. - Need for internet access for schoolwork. - Teens need more time to socialize as a group. i 1 P, (44-)-ft ,rA SON u SAINT JOHN ADI Architects Inc. Design Themes Accessibility A community centre must be accessible to anybody who wishes to use it, regardless of his or her abilities. Not only should the building be accessible to those with mobility, visual and auditory impairments, the building should also be accessible in that it must appear to be welcoming and available to everyone. lddgommmbkl Safety A community centre should protect its occupants from physical, social and emotional harm. The building's layout should provide for natural surveillance and encourage a critical mass of activities to ensure that safety remains paramount. Modernizations to life safety elements, mechanical and electrical systems and fire separations must be completed to bring the building up to current standards. Way - finding /Identity Buildings should be reasonably self - explanatory and easy to navigate with clear entry points. Where they are not, additional way- finding methods like landmarks, unique identifiers, and signage must be added to simplify navigation. The building must have a strong identity of its own such that the community identifies itself with it and are drawn to it as part of their everyday life. Healthy Environment A successful building is one that is healthy for mind, body, and spirit. Access to natural light, views to the exterior, connecting with nature and proper indoor air quality feed this principle along with consideration for green building principles and a location that encourages walking and activity. Flexibility of Space & Programming While a community's needs are dynamic and change over time, buildings tend to remain static, therefore, it is important that the community centre's spaces be designed in such a way as to be flexible over time and be suitable to a variety of programming options. Partnerships with outside organizations provide vitality to the space and ensure a constant use and rethinking of the building's spaces. (44—)-ft ,rAvu SAINT JOHN ADI Architects Inc. v P o U i Existing Floor Plans Ground Floor Plan Durham Street Rooms Lobby 7 Office Stairs 8 Fitness Room Multi- Purpose Room 9 Storage Kitchen Classroom Washroom ,r�vu SAINT JOHN ADI Architects Inc. U n 1 L Proposed Site Concept __ r ,r�vu SAINT JOHN ADI Architects Inc. Proposed New Floor Ground Floor Plan O (J4 Oo r Uev j 12 i. •a . Durham Street i Plans Lobby ( 7 ) Office Reception 8 Service Room Multi- Purpose Room 9 Storage Kitchen 10 Elevator Classroom 11 Ramp Washroom 12 Stairs Second Floor Plan A � MO ,rLvu SAINT JOHN ADI Architects Inc. Proposed Elevations on iii i r f F=1 r. South Elevation More windows will make the NECC look more visually attractive, improve site -lines for staff and bring more natural light to the interior. (44-)-ft SAINT JOHN ADI Architects Inc. Proposed Exterior Perspectives t • ,r�vu SAINT JOHN ADI Architects Inc. t r7� Proposed Interior Perspectives •.� t 1 jI 9 A new ramp and elevator will make the NECC more accessible for those with physical disabilities. AULFU SAINT JOHN ADI Architects Inc. Proposed Nex Next Steps: t Steps and Phasing Phasing: A- Stakeholder & Staff Input Development of Detailed Drawings And Specifications I '•• Ting I-driu-scaping Cladding 5. TeigaW"ConstructjQl -i Playground Review Project Bids & Make Recommendations Parking • to Council 00 0 Repeat Steps 3 -5 for each Phase 10 ,r�vu SAINT JOHN ADI Architects Inc. Opinion of Probable Cost Magnitude Phase 1 — Building ... � n Lobby addition @ $400 / s.f. _ Elevator = Stairwell addition @ $250 / s.f. _ Total = Estimated indexation over 2010 prices = $ 752,000 $ 75,000 45,000 $ 872,000 2% JA� Window replacements = $ 50,000 Install new windows = $ 50,000 Re- roofing = $ 50,000 Cladding @ $50 / s.f. = 200,000 Total = $ 350,000 Estimated indexation over 2010 prices = 6% Plaza @ $10 / s.f. _ $ 85,000 Stage and movie screen = $ 50,000 Terraces and sidewalks @ $9 / s.f. _ $ 35,000 Trail & landscaping = $ 50,000 Playground = $ 50,000 Parking lot = 200,000 Total = $ 470,000 Estimated indexation over 2010 prices = 8% A � M° ,r�vu ADI Architects Inc. The North End Community Centre has not aged particularly well and now struggles to meet the needs of the North End community. The City of Saint John's proposed redesign and reinvestment in the NECC building will help to create a distinct and attractive place that acts a hub for the community to come together to work towards improving the neighbourhood through increasing access to a variety of important activities and local services. The proposed re- design of the NECC was guided by the community, who actively participated in a public workshop at the community centre on February 24', 2010. At this workshop, residents described the shortcomings of the current building and laid out their vision of what an improved NECC would look like. Attendants at the workshop felt that on the outside, the NECC was an old, dirty and unwelcoming structure which provided little outdoor amenity space for the community. They felt the inside of the building was outdated and inaccessible, with inadequate lighting and ventilation; and that did not have the sufficient quality space required for the provision of programs and services which the community aspires to have. The public input shared in the workshop guided the planners and architects in creating a framework for the re- design of the NECC. The themes incorporated into the new design include making the building accessible to anybody who wishes to use it, creating a built environment which enhances safety by improving site lines and fostering a critical mass of activity, providing a building that is easy to navigate, ensuring a 12 Conclusion healthy environment with clean air and an abundance of natural light and building a community centre which can adapt to the communities changing needs overtime. The proposed re- design of the NECC helps to achieve the community's goals for their community centre in a cost effective manner — providing a high quality place for a significantly lower cost than the construction of a new building. The project will eventually provide the community with a number of improved indoor facilities, in addition to the development of new public spaces including a plaza on Durham Street, gardens and a new park. The indoor and outdoor spaces will be better connected with a lobby expansion which will bring natural light inside and enhance the attractiveness of the exterior of the building. The proposed re- design plan consists of four phases beginning in 2011 and finishing in 2014, with a probable cost of around $2.9 million. SON „."�� ,r�vu SAINT JOHN ADI Architects Inc. I j y �J /--V '9i CIA 1U �r - JjA7 lc)�4 M - K� _ «e 0».11 WWI 111019 13 vu SAINT JOHN ADI Architects Inc. Property Condition Assessment Final Report North end Community Centre, 195 Victoria Street, Saint John, New Brunswick t:U Stantec Report Prepared For: Mr. Hugenholtz, P.Eng. City of Saint John Saint John, NB File No. 1050719 August 18, 2009 Stantec PROPERTY CONDITION ASSESSMENT Executive Summary Jacques Whitford Stantec Limited (Jacques Whitford) was retained by Mr. Hugenholtz, P.Eng. of the City of Saint John to perform a Property Condition Assessment (PCA) report prepared for the property located at 195 Victoria Street in Saint John, New Brunswick. The primary purpose of our PCA assessment was to assess and document the existing condition of the property, and to identify and quantify major defects in materials or systems, based on our observations, which might significantly affect continued operation of the Property. The building is a two storey, woodframed structure with a total area of approximately 11,400 square feet that was reportedly built in 1979 with no major renovations or upgrades since. Based on information gathered and observations made during the assessment the following is a summary of our findings: • Site elements generally are in fair condition and are showing signs of wear, requiring $44,000 in short term costs. • The building structure showed no signs of differential settlement, cracking or deterioration and appeared to be in good condition with no requirement for short term work. • The exterior cladding and glazing systems were generally in fair condition with exterior doors and hardware showing signs of heavy use and wear. Several glazing units have been replaced throughout the years. Some window frames are aged and weathered. They systems require $47,000 in short term costs. • The roofing system appears to be between 5 and 10 years old and is in acceptable condition with no requirement for short terms work. • The interior finishes are generally original and are aged and worn requiring $139,000 in short term repairs. • The mechanical and plumbing systems are typically original to the building have reached the end of their useful life, requiring the replacement of the main heating and cooling equipment, heat pumps and plumbing fixtures requiring $289,500 in short term costs. • The electrical systems are generally original to the building with the interior lights requiring replacement in the short term. It is also recommended to conduct a thermographic scan of the panel boards. Short term costs are estimated at $33,250. • The fire and life safety systems are generally original to the building construction and have numerous deficiencies requiring $71,700 in immediate costs. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc E. 1 Stantec PROPERTY CONDITION ASSESSMENT EXECUTIVE SUMMARY August 18, 2009 The following table summarizes the opinions of immediate and short term probable costs to rectify safety issues, to remediate major physical deficiencies in the building and site components, and to replace systems which have generally exceeded their theoretical EUL. Opinions of Probable Costs Building or Site Component Overall Condition Probable Costs Immediate Short Term 1 -5 yrs Site Elements Poor /Fair - $ 44,000 Building Structure Good - - Exterior Cladding and Glazing Poor /Fair - $ 47,000 Roof System Good - - Interior Finishes Poor /Fair - $ 139,000 Mechanical System Poor /Fair - $ 289,500 Electrical System Fair - $ 33,250 Life Safety and Fire Protection System Poor $71,700 - 7 Totals $ 71,700 $ 552,750 Please note that our opinion of probable cost presented in the table above does not include potential upgrades, and fees for project management, administration and design and are exclusive of HST. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _necc comments.doc E.2 Stantec PROPERTY CONDITION ASSESSMENT Table of Contents EXECUTIVE SUMMARY E.1 1.0 SCOPE OF WORK ................................................................................. ............................1.1 2.0 OPINIONS OF PROBABLE COSTS SUMMARY .................................. ............................2.1 3.0 SUMMARY OF FINDINGS ..................................................................... ............................3.1 3.1 SITE ELEMENTS .................................................................................... ............................3.1 3.1.1 Review Criteria ......................................................................... ............................3.1 3.1.2 Assessment ............................................................................. ............................3.2 3.2 BUILDING STRUCTURE ........................................................................ ............................3.2 3.2.1 Review Criteria ......................................................................... ............................3.2 3.2.2 Assessment .......................................................................... ............................... 3.3 3.3 EXTERIOR CLADDING AND GLAZING ................................................. ............................3.3 3.3.1 Review Criteria ......................................................................... ............................3.3 3.3.2 Assessment ............................................................................. ............................3.4 3.4 ROOFING SYSTEMS ............................................................................. ............................3.5 3.4.1 Review Criteria ......................................................................... ............................3.5 3.4.2 Assessment ............................................................................. ............................3.5 3.5 INTERIOR FINISHES ............................................................................. ............................3.6 3.5.1 Review Criteria ......................................................................... ............................3.6 3.5.2 Assessment ............................................................................. ............................3.6 3.6 MECHANICAL SYSTEMS ...................................................................... ............................3.7 3.6.1 Review Criteria ......................................................................... ............................3.7 3.6.1.1 Heating, Ventilation and Air Conditioning System ................... ............................3.7 3.6.1.2 Plumbing System ..................................................................... ............................3.8 3.6.2 Assessment ............................................................................. ............................3.9 3.6.2.1 HVAC System ....................................................................... ............................... 3.9 3.6.2.2 Plumbing System ..................................... ............................... ...........................3.10 3.7 ELECTRICAL SYSTEMS ........................................ ............................... ...........................3.11 3.7.1 Review Criteria ......................................... ............................... ...........................3.11 3.7.1.1 Electrical Service Entrance: ............................................................................... 3.11 3.7.1.2 Miscellaneous Power ............................... ............................... ...........................3.12 3.7.1.3 Lighting .................................................... ............................... ...........................3.12 3.7.2 Assessment ............................................. ............................... ...........................3.12 3.7.2.1 Electrical Service Entrance ................................................. ............................... 3.12 3.7.2.2 Miscellaneous Power ............................... ............................... ...........................3.12 3.7.2.3 Lighting .................................................... ............................... ...........................3.13 3.8 FIRE AND LIFE SAFETY SYSTEMS ..................... ............................... ...........................3.13 3.8.1 Review Criteria ......................................... ............................... ...........................3.13 3.8.2 Observations and Conclusions ................ ............................... ...........................3.14 3.8.3 Assessment ............................................. ............................... ...........................3.14 3.8.3.1 Building Classification .............................. ............................... ...........................3.14 3.8.3.2 Fire Detection and Alarm System ............ ............................... ...........................3.14 t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc Stantec PROPERTY CONDITION ASSESSMENT Table of Contents 3.8.3.3 Fire Separation ........................................ ............................... ...........................3.15 3.8.3.4 Exits and Means of Egress ...................... ............................... ...........................3.16 3.8.3.5 Automatic Sprinkler Protection ................. ............................... ...........................3.16 4.0 CLOSURE .............................................................................................. ............................4.1 5.0 APPENDICES ......................................................................................... ............................5.1 APPENDIX A Opinion of Probable Cost Table APPENDIX B Photo Log LIST OF TABLES Table 2.1 Opinions of Probable Costs .............................................. ............................2.2 t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc Stantec PROPERTY CONDITION ASSESSMENT 1.0 SCOPE OF WORK As described in our proposal dated March 19, 2009, our scope of work generally consisted of a visual review of the site elements, building structure, roof systems, exterior cladding and glazing systems, mechanical systems, electrical systems, fire and life safety systems, and interior finishes. An opinion of probable costs of future capital renewal requirements has been identified. Our work was generally performed in accordance with the requirements of ASTM Standard E2018- 08. Our methodology for this facility generally included: • Review of the available documentation provided by the property owner or manager including drawings, specifications, work orders and previous reports. Interviews with building managers and maintenance staff. • Visual review of the site elements, building structure, exterior cladding and glazing systems, roofing systems, interior finishes, mechanical systems, electrical systems, and life safety /fire protection systems to identify the types of systems present and to assess the existing condition of the systems. • Develop an opinion of probable costs (in present value dollars) for anticipated future capital renewal requirements over a capital planning window of 25 years. • Recommend and provide opinions of probable costs for further investigations, if required, and provide order of magnitude estimates for work that may be required as a result of these investigations. • Prepare a report outlining our findings and recommendations complete with photographs of salient observations and other pertinent information obtained during the Facility Condition Assessment. Please note that our scope of work did not include an intrusive investigation of wall assemblies, ceiling cavities, or any other enclosures. No physical tests or operation of equipment were undertaken and no samples of building materials were collected to substantiate observations made. Destructive testing and quantitative measurements were also beyond our scope of work. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 1 . 1 Stantec PROPERTY CONDITION ASSESSMENT 2.0 OPINIONS OF PROBABLE COSTS SUMMARY The opinions of cost are intended for global budgeting purposes only and do not include consultant design fees if required or City administration fees. Actual costs for work recommended can only be determined after preparation of tender documents and /or soliciting quotations from qualified contractors. Furthermore, site restrictions, scheduling and effects on the ongoing operations of the building may also influence the actual costs and were not taken into account in determining probable costs. The replacement, repair, or maintenance recommendations in this letter report must be confirmed with a more detailed site investigation prior to implementation. Estimates of quantities and areas are based on construction drawings and site plans (if available), field observations and /or site interviews. In some instances, a provisionary cost has been applied to a component in order to provide for foreseeable future repairs for which an actual cost cannot be applied at this time. Based on information gathered and observations made during the assessment, the condition of the building and site elements range from good to fair condition overall with consideration of its age. Immediate repair costs are for deficiencies observed during the assessment that require immediate action in order to prevent further deterioration or to prevent possible injury due to an unsafe condition and /or potential code violation. Short term and long term repair costs are associated with anticipated future repair of identified physical deficiencies and replacement of components that will exceed their expected useful life (EUL) over the evaluation term. With the completion of the items contained in our "Opinions of Probable Costs" and in conjunction with a well - planned and executed program of annual maintenance, this property should continue to perform well throughout the assessment period. Table 2.1 summarizes the opinions of probable costs to rectify safety issues, to remediate major physical deficiencies in the building and site components, and to replace systems which have generally exceeded their theoretical EUL. Cost items are presented as Immediate, Short Term (1 -5 years), Medium Term (6 -10), and Long Term (11 -25 years). t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 2.1 Stantec PROPERTY CONDITION ASSESSMENT OPINIONS OF PROBABLE COSTS SUMMARY August 18, 2009 Table 2.1 Opinions of Probable Costs Please note that our opinion of probable cost presented in the table above does not include potential upgrades, and fees for project management, administration and design and are exclusive of HST. t p: \1050xxx \1050719 ne community Or pca \final report\1050719_ final_pca_report _ necc comments. doc 2.2 Probable Costs Short Term Medium Term Lon Term Building or Site Overall Component Condition Immediate Total 1 -5 yrs 6 -10 yrs 11 -25 yrs Site Elements Poor /Fair - $ 44,000 - - $ 44,000 Building Good Structure Exterior Poor /Fair Cladding and - $ 47,000 $ 47,500 $ 114,000 $ 208,500 Glazing Roof System Good - - $ 40,000 - $ 40,000 Interior Finishes Poor /Fair - $ 139,000 $ 85,000 $ 124,000 $348,000 Mechanical Poor /Fair - $ 289,500 $36,000 $ 369,750 $ 695,250 System Electrical Fair - $ 33,250 $4,800 $ 63,100 $ 101,150 System Life Safety and Poor Fire Protection $ 71,700 - - - $ 71,700 System Totals $ 71,700 $ 552,750 $ 213,300 $ 670,850 $ 1,508,600 Please note that our opinion of probable cost presented in the table above does not include potential upgrades, and fees for project management, administration and design and are exclusive of HST. t p: \1050xxx \1050719 ne community Or pca \final report\1050719_ final_pca_report _ necc comments. doc 2.2 Stantec PROPERTY CONDITION ASSESSMENT 3.0 SUMMARY OF FINDINGS Our site review was performed on April 28, 2009 by Michael Jurisich, Matthew Peachman and Ken Carson of Jacques Whitford Stantec and Ben Coles and Nick Levandier of RJ Bartlett Engineering. Mr. Michael Hugenholtz and Mr. Jason Barton were available to guide Jacques Whitford through the building and to answer questions concerning the subject building. The following is a summary of the findings of our visual review of the site elements, building structure, exterior cladding and glazing systems, roofing systems, interior finishes, mechanical systems, electrical systems, and life safety /fire protection systems and our interviews with building operations and maintenance staff. An opinion of probable costs table detailing individual component repair /replacement costs is found in Appendix A. A photo log can be found in Appendix B illustrating various observations made during the site visit. 3.1 SITE ELEMENTS 3.1.1 Review Criteria Our review of the site finishes and improvements was based on a visual review of the property. The building is located on the north -west corner of the intersection of Victoria Street and Durham Street in Saint John, New Brunswick. The construction of the building was reportedly completed in 1979. The subject building, known as the North End Community Centre, consists of a two - storey building without basement. The building has an L- shaped footprint and is attached along its north end to the adjacent three - storey Lorne Middle School building. The rectangular shaped property is bounded by the school building to the north, Durham Street to the east, chain link fencing with a residential property to the west and Victoria Street to the south. The building and parking lot encompasses the majority of the property. The asphalt paved parking lot extends from the west property boundary to the west elevation of the building, and is accessed off Victoria Street. The 13 parking spaces are along the west site perimeter and are bounded by a row of precast concrete curbs. The north end of the chain link fencing has a wide gate for vehicle access to the south asphalt pavement of the adjacent school property. The limited grass covered landscaped areas are located at the north -east corner, the east perimeter, and south -west corner of the site. Concrete flatwork to the south of the building provides access to the main entrance from both the Victoria Street and Durham Street municipal sidewalk. There are two reinforced concrete walled planter boxes against the south elevation, which were filled with exposed soil at the time of our site visit. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.1 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 The site is without exterior stairs though the west entrance door has a poured concrete landing with a metal handrail. 3.1.2 Assessment The site elements are generally in fair condition though were noted to be aged and worn. The asphalt paved parking lot, concrete flatwork, west entrance concrete landing and site chain -link fencing are from original 1979 construction. The asphalt paving had local transverse and alligator cracking and the parking space precast curbs were spalled and cracked. The main entrance concrete flatwork had local sections with cracking and differential settlement. The west entrance landing had edge spalling and the handrail had surface corrosion. The chain -link fencing had local surface corrosion, local impact damage, leaning posts and displaced rails. Our recommendations are summarized as follows: • Reconstruction of the asphalt paved parking lot and replacement of the precast curbs. • Replace concrete flatwork south of building, from entrance to the municipal sidewalks, and replace concrete landing and handrail at west entrance. • Replace west perimeter chain -link fencing including vehicle access gate. TOTAL OPINION OF PROBABLE COSTS ...................................... ............................... $ 44,000 3.2 BUILDING STRUCTURE 3.2.1 Review Criteria Our review of the structural elements of the building structures was based on interviews, visual review of the building from the exterior, and a walk- through visual review of the portions of the building that were not concealed by interior finishes. Where the structural components were not directly visible, the building finishes were observed for the presence of cracks or distress that might indicate deficiencies in the underlying structure. The assessment of the building's foundations was limited to above -grade observations. The building is a wood framed structure with a concrete slab on grade for main floor. The building is supported on bedrock with 255 mm thick perimeter reinforced concrete foundation walls on strip footings and interior columns on reinforced concrete spread footings. According to the site soils core test results the maximum depth to bedrock found was approximately 7 feet. The as -built footing dimensions were not reported on the drawings. The building superstructure consists of laminated wood columns and laminate wood beams. The main laminated wood columns have cross sections of 130 mm x 152 to 229 mm. The principal floor beams at the north end of the facility have cross sections of 225 mm x 684 mm and 130 mm x 456 mm at its south end. The floor deck consists of 64 mm thick tongue and groove wood boards. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.2 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 The 64 mm thick tongue and groove wood roof deck is supported on laminate wood roof beams. The main roof beams are 130mm x 342 to 456mm. The exterior walls are framed with 38mm x 140mm wood studs 600 mm on centre. 3.2.2 Assessment No evidence of major building differential settlement, cracking or deterioration of the building foundation or structural frame elements was noted or reported. The building structure is in good condition with no major capital planning repairs or replacements anticipated within the 25 year evaluation period for the building structural elements. As such, our recommendations are summarized as follows: • No capital planning (major repairs or replacement) requirements were identified for the building structural elements for the 25 year tactical planning period. TOTAL OPINION OF PROBABLE COSTS ............................................... ............................... $ 0 3.3 EXTERIOR CLADDING AND GLAZING 3.3.1 Review Criteria Our review of the cladding elements of the building was based on interviews and a visual review of the building exterior from ground and roof level; and, a visual review from selected interior spaces (i.e. at windows and exterior doors). Intrusive testing was beyond the scope of this assignment. The exterior cladding of the building consists mostly of brick veneer. Painted ship lapped cedar siding covers large portions of the front (south) building elevation. The central roof dividing wall section, approximately 1.5 m high, is also clad with matching painted cedar siding. The brick veneer clad wall sections have weep holes and membrane through wall flashings at their bases above the foundation walls. In behind the brick there is an air space, 13 mm plywood sheathing covered with building paper on 38mm x 140mm wood studs. Fibreglass batt insulation fills the cavities between the studs. The vapour barrier is polyethylene sheet in behind the interior gypsum board layer. The wall assembly behind the siding is similar with building paper on plywood sheathing on wood studs filled with 140 mm of fibreglass batt insulation and polyethylene vapour barrier behind the interior gypsum board. The exterior brick veneer walls have vertical control joints, approximately 24 feet apart, sealed with caulking. The vertical joints between the brick cladding and the cedar siding are also sealed with caulking. The joints at window and door frames to exterior cladding are also caulked. The front (south) elevation has a row of clear finished aluminum framed fixed windows with double glazed insulating glazing units (IGUs). These are the windows of the 2nd floor conference room at the south -west corner. The main (south central) stair well has a tall glazing section that is clear finished aluminum framed with IGUs. The central roof dividing wall section has a row of IGUs set in clear finished aluminum frames. The building also has a local window- t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.3 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 wall section with clear finished aluminum framing at its east elevation. The IGLIs of the window - wall section are limited to its top row. The lower three rows have non vision pre- finished aluminum infill panels. The main entrance to the building (south elevation) is a single flush metal door in a metal frame. The west side entrance consists of double flush metal doors in a metal frame providing access to the site parking lot. The north -east fire exit also has a set of double flush metal doors in a metal frame. The exterior cladding elements are generally from original construction (circa 1979) and are showing signs of age, weathering and wear. The exterior sealants were in poor condition: the caulking of the brick veneer control joints was dry and de- bonded from the brick in local areas; and, the caulking between cladding types and around windows and doors was dry and cracked. 3.3.2 Assessment Overall the exterior brick veneer and cedar siding was in fair condition. Local bricks at the front exterior building corners had local damaged missing corners. In general, the brick mortar appeared to be in good condition with no significant areas of deterioration or missing mortar though local areas appeared dark stained from the rain (algae growth) over time. Based on age, an allowance for local mortar replacement has been provided in the opinion of probable costs table. The exterior doors and hardware showed age and heavy wear. The windows on the front elevation have had their insulating glazing units replaced since original construction, however their frames were aged and worn and their glazing seals were deteriorated. The roof dividing wall windows were aged and weathered as observed from roof level. The east side window -wall section was in good condition, and based on observations and original architectural drawings reviewed it is of more recent construction (not of original 1979 construction). No concerns regarding the east side window -wall section were reported at the time of our site visit. Our recommendations are summarized as follows: • Replacement of sealant at vertical control joints (brick to brick, brick to siding) and around windows and doors. • Sand and repaint exterior cedar siding and wood fascia board. • Allowance for local damaged exterior brick replacement. • Allowance for local exterior brick re- pointing. • Replace exterior doors and hardware. • Replace windows of front elevation and of roof dividing wall. • Replace east side window -wall section (towards the end of the 25 -year evaluation period). TOTAL OPINION OF PROBABLE COSTS .................................... ............................... $ 208,500 t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3. Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 3.4 ROOFING SYSTEMS 3.4.1 Review Criteria Our review was based on interviews and a visual review from roof level; and, in addition visual observations pertaining to the roof were made from the interior spaces (i.e. from within the attic space and of the exposed wood roof decking from the interior). Intrusive testing was beyond the scope of this assignment. No active roof leaks were reported at the time of our site visit. The roof of the building is steep sloped with three tab asphalt shingles. The roof assembly is shingles on 13 mm plywood sheathing on 100 mm rigid insulation on vapour barrier on tongue and groove wood roof deck. The roof has a central dividing wall, approximately 1.5 m high, running north- south. The two roof sections, east and west sides, slope down from the central wall to the east and west respectively. The north end of the roof terminates at the brick wall of the attached Lorne Middle School building. This roof brick wall junction is finished with aluminum flashing with a caulked joint at its leading edge. The roof eaves are finished with painted wood fascia board. Eavestroughs are limited to short sections directly above the east and west double doors. The ends of the eavestrough sections are open and without downspouts. The small roof section over the main (south) entrance is also steep sloped with three tab asphalt shingles. The roof penetrations are limited to two plumbing stacks. The roof is not accessible from the building interior. 3.4.2 Assessment The expected useful life (EUL) of a typical three tab asphalt shingled roof is 15 to 20 years. Based on visual observations the shingles of the roof areas are 5 to 10 years of age, and are in good condition. In addition, the existing shingles were observed not to have been installed over a previous layer of shingles. Therefore the roof areas are not shingle re -cover roof types, which will aid in prolonging the existing shingle life. It is recommended that the roof areas be scheduled for replacement in approximately ten years. Recommended repainting of the wood fascia board, in coordination with exterior cedar siding repainting, is presented in report section "3.3 Exterior Cladding and Glazing ". Our capital planning recommendations (excluding routine maintenance considerations) are summarized as follows: • Replace asphalt shingled main roof and roof over front entrance door TOTAL OPINION OF PROBABLE COSTS ...................................... ............................... $ 40,000 t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.5 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 3.5 INTERIOR FINISHES 3.5.1 Review Criteria Our review of the interior finishes was based on a walk- through visual review of the property (all interior areas were made available for review). In general, the upper halves of the interior walls are finished with painted gypsum board. The interior gypsum board is carried from ceiling to floor, with the lower halves of the walls finished with painted plywood installed against the gypsum board. Painted wood molding provides the finish detail at the top edge of the plywood. The majority of the 2nd floor ceilings are exposed wood tongue and groove roof deck with a clear wood finish. The majority of the 1 st floor ceilings are exposed wood tongue and groove floor structure also with a clear wood finish. The floors are generally finished with vinyl tiles. The main and west entrance vestibules have quarry tile flooring. The interior stairs have metal nosings, and both the stairs and landings are finished with sheet vinyl flooring. The laminate wood staircase handrails are supported on metal balusters. The building washrooms have ceramic tile wall and floor finishes, metal toilet partitions and laminate covered counter tops. The 2nd floor washrooms have a suspended tile ceiling and the 1 st floor washrooms have a painted gypsum board finish. The kitchen millwork consists of veneer covered cabinets and laminate covered countertop. The interior doors are wood type in metal frames, some with upper wire glass lites. The 2nd floor teen centre room and the 1st floor multipurpose room are fitted with central movable partitions. Local rooms on both the 1 st and 2nd floor have windows providing views between the individual rooms and adjacent corridors. The internal windows are wire glass type set in metal frames. 3.5.2 Assessment The interior finishes of the facility are generally aged and worn and from original 1979 construction. As a result we recommend major interior finish element replacement in the short term. Further to our discussions with the site representatives, the local interior moveable partitions are scheduled to be removed in the short term. These partitions are not being replaced, as they are reportedly not being utilized. Therefore, no capital replacement costs for moveable partition replacement have been provided here. Our recommendations are summarized as follows: • Replacement of vinyl floor tile throughout the facility. • Replace interior staircase flooring and nosings throughout. • Replace kitchen millwork. • Full renovation of washrooms (replace interior finishes, toilet partitions, washroom accessories — co- ordinate with plumbing fixture replacement - see Mechanical Systems). t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.6 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 • Re -paint interior walls. • Allowance for sanding and re- finish tongue and grove roof deck and exposed laminate wood structural members (as required, towards the of the 25 year evaluation period). • Replace interior doors and hardware. • Replace interior windows in coordination with interior door replacement. TOTAL OPINION OF PROBABLE COSTS .................................... ............................... $ 348,000 3.6 MECHANICAL SYSTEMS 3.6.1 Review Criteria Our review of the mechanical systems was limited to a visual evaluation of the site conditions and information provided by maintenance staff. Quantitative measurement of space temperature, humidity, or air quality was not performed. Sanitary and domestic water pipe sizes and capacities were not evaluated, and the electrical consumption was not investigated. Intrusive testing was beyond the scope of this assignment. Mr. Jason Barton, of the City of Saint John was interviewed during the site visit to obtain an understanding of capital improvements and repairs that have been completed and particular issues that he was aware of on the site. 3.6.1.1 Heating, Ventilation and Air Conditioning System The heating, ventilation and air conditioning (HVAC) system generally consists of a distributed heat pump system consisting of the following elements: • Electric boiler • Chromalox Model CCEF -72, 72kW @ 208V /3ph • Open cooling tower complete with spray pump and constant speed fan • Baltimore model VX1 -18 -2, fan 7.5hp @ 208V /3ph ® Spray pump, 0.5hp @ 120V/1 ph • Pot feeder for chemical treatment • Expansion tank • Thermal storage tank located under the main floor slab • Duplex constant volume distribution pumps • Bell and Gossett, model 3x3x7, 3hp @ 208V /3ph, 90 gpm @ 45ft of head • Reverse return carbon steel piping system complete with screwed and Victaulic type joints • 13 distributed water - sourced heat pumps t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.7 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 The distributed heat pumps generally distribute air throughout the building through exposed or concealed galvanized ductwork complete with supply air grilles. A select number of console heat pumps are mounted on the exterior wall and blow directly into the space. Each heat pump is supplied with a constant volume of water from the piping loop. The heat pumps are designed to provide both heating and cooling to the space. With the exception of two heat pumps, the remaining HVAC equipment and systems are original to the building. These two heat pumps serve the corridor the main floor (HP -02) and the corridor and teen centre (HP -03) on the second floor. Outside air is required in buildings to maintain acceptable indoor air conditions. Outside air provided to the building through two means. Outside air is ducted to the inlet of the heat pumps serving the main gathering rooms on the main and second floor and secondly, the console units located on the outside walls are ducted directly outside through the wall through louvres. The main floor contains a residential style kitchen complete with a conventional residential style oven and is not equipped with a range exhaust hood. Two exhaust fans are mounted on the outside wall of the building and serve the two sets of washrooms. The fans are ducted through galvanized ductwork and exhaust through grilles located in each washroom. A limited amount of electric heat is used in the building. Each washroom contains a baseboard style electric heater with a wall mounted standalone, non - programmable thermostat and each of the two main entrances contain suspended electric unit heaters complete with wall mounted, standalone, non - programmable thermostats. The HVAC system is controlled and monitored through a Controls and Equipment direct digital control (DDC) system which allows control and monitoring of the building from a remote site. 3.6.1.2 Plumbing System The building is connected to the municipal's domestic water system and is fed with an underground 50mm water service which is reduced to 40mm upon exiting the slab. The water line is equipped with a shut -off valve and meter but no check -valve was visible. Insulated copper piping distributes domestic cold and hot water through the building. Hot water is generated through an electric water heater (John Wood, 184L, 2 x 3kw coils) located on the main floor which appeared to be less than 5 years old. A single stainless steel Haws, non - refrigerated water fountain was located on the main floor. Two male and two female washrooms contain counter mounted, enameled steel lavatories complete with two handled faucets, wall mounted vitreous china urinals complete with flush valves and floor mounted vitreous china toilets complete with flush valves. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.8 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 The kitchen contains a double stainless steel kitchen sink complete with two handled faucet. The sanitary system consisted of copper and cast iron piping draining by gravity to the municipal's sanitary system. 3.6.2 Assessment 3.6.2.1 HVAC System The HVAC system is generally original to construction of the building and is nearing or has surpassed it expected useful life. The cooling tower has failed and has been shutdown for several years resulting in no cooling in the building. Although the cooling season is short in Saint John, at peak conditions in the summer, the building can become hot without any mechanical cooling. The boiler has been reliable but has exceeded its expected life. Since there is only one boiler with no backup, the existing boiler should be replaced to avoid an unexpected failure. The circulation pumps have been repaired as required over the years and are past their expected life. There were no signs of leaks in the distribution piping however an ongoing water treatment program is recommended to ensure the integrity of the piping system is maintained and the expected life of the piping system (50 years) is reached which is expected within the 25 year evaluation period. Two out of the 13 heat pumps were replaced in 2007. The remaining 11 heat pumps are original and copies of Work Orders provided by the City indicate that the heat pumps fail often and have been a constant source of maintenance over the last several years. It is recommended that they be replaced to provide a reliable source of heat to the building. The remaining two heat pumps will also require replacement within the 25 year evaluation period. The washroom exhaust fans are severely damaged and are not currently working due to the damage. It is recommended to replace the fans to provide exhaust to the washrooms. The existing kitchen does not have any exhaust. The National Building Code requires the removal of air in spaces that contain sources of contamination such as kitchens. It is recommended to install an exhaust fan over the range and vent it to outside. In order to ensure acceptable indoor air quality, the National Building Code requires that buildings introduce outside air into buildings as indicated in ASHRAE Standard 62. Although in the current building outside air is ducted to the inlet of two heat pumps, there is no method of ensuring the proper amount of outdoor air is introduced into the units. Console units mounted on the outside wall also are ducted to outside but have no method of ensuring adequate amounts of outside air are introduced into the spaces. Furthermore, the remaining areas in the building are not supplied with any amounts of outside air. It is recommended to install a dedicated outside air system in the building to provide correct amounts of outside air into the building to meet the requirements of ASHRAE Standard 62 and to provide acceptable indoor air quality. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.9 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 The condition of the underground thermal storage tank was not reviewed since it is not accessible. It is recommended that a scope of the piping and tank be completed to determine the condition of the tank. It is expected that the tank will require replacement within the 25 year evaluation period of this report. Should the HVAC system undergo a major renovation prior to the tank needing replacement, the tank may be decommissioning and abandoned in place if not required. The electric heaters in the washrooms have been recently replaced and appear to be in good condition; however they will requirement within the 25 year evaluation period. The electric heaters at the entrances appear to be original and are beyond their expected life. It is recommended to replace the entrance heaters to ensure reliable service in the future. All heaters will require replacement within the 25 year evaluation period of this report. The DDC system is in good condition and was reportedly installed in 2008. The system will require expansion when a dedicated outside air unit is installed. The costs associated with this have been included in the costs of the dedicated outside air unit. The DDC will require replacement within the 25 year evaluation period of this report. 3.6.2.2 Plumbing System The kitchen and washroom plumbing fixtures are generally original and are in poor condition. It is recommended to replace all plumbing fixtures with new fixtures and consider using low flow fixtures to reduce water usage. The piping system, including the domestic water piping and sanitary piping, is original to the building with no visible or reported problems. The piping system will reach its expected useful life within the 25 year evaluation period of this report and will require replacement (in the long term). The drinking fountain is currently in acceptable condition but will reach the end of its expected life in year 6 of this evaluation and will require replacement. The age of the domestic water heater is unknown but is estimated to be approximately 5 years old. There are currently no reported or observed problems with the heater; however, the unit will require replacement within the 25 year evaluation period of this report. The building is generally original and is need of a major overhaul. Our recommendations are summarized as follows: • Replace boiler • Replace cooling tower • Replace circulation pump and associated equipment • Replace original 11 heat pumps t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.10 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 • Replace two heat pumps serving corridors • Install dedicated outdoor air unit • Replace washroom exhaust fans • Install an exhaust hood in kitchen • Inspect underground thermal storage tank and associated piping • Replace underground thermal storage tank • Replace electric heaters in entrances • Replace electric heaters in washrooms • Replace plumbing fixtures • Replace domestic water heater • Replace drinking fountain • Replace DDC system • Replace domestic water piping • Replace sanitary piping • Replace heat pump piping TOTAL OPINION OF PROBABLE COSTS ............................................................ ..............................$ 695,250 3.7 ELECTRICAL SYSTEMS 3.7.1 Review Criteria Our review of the electrical systems was limited to a visual evaluation of the site conditions and information provided by maintenance staff. Quantitative measurement was not performed. Intrusive testing was beyond the scope of this assignment. The historical electrical consumption for the period from January 2008 to March 2009 was received and reviewed. The electrical service entrance is rated 600A, 120/208V, 3 -Ph, 4 -W. During this period the peak recorded demand was 102kW, this gives a peak demand current of 284A which is 47.4% of the size of the service entrance. The largest electrical load on the service entrance is the 72kW at 208V, 3 -Ph electric boiler. 3.7.1.1 Electrical Service Entrance: The electrical service entrance consists of • Three pole mounted Saint John Energy Transformers. t p: \1050xxx \1050719 ne community Or pca \final report\1050719_ final_pca_report _ necc comments. doc 3.11 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 • A 600A underground feeder from the pole mounted transformers to the service entrance distribution board in the electrical room. • In the service entrance distribution board are a 600A main circuit breaker, utility metering compartment and individual feeder circuit breakers to area panelboards and the electric boiler. • In the area panelboards are branch circuit breakers for lighting, receptacles, mechanical power loads and heating loads. 3.7.1.2 Miscellaneous Power Miscellaneous power loads consists of mechanical loads (pumps, hot water tank, electric heaters, receptacles, etc,) The feeder and branch circuits to power loads are generally original to the construction of the building and are nearing its expected useful life (2019). 3.7.1.3 Lighting The interior lighting system consists primarily of surface mounted fluorescent lighting fixtures. The exterior lights are primarily for security and fixtures have been replaced at various times. 3.7.2 Assessment 3.7.2.1 Electrical Service Entrance The electrical service entrance is generally original to the construction of the building and is nearing its expected useful life (2019). It is recommended that the service entrance distribution switchboard, panelboards, feeders and electrical equipment servicing mechanically equipment have a thermographic scan by a qualified contractor, who is qualified to interpret the scans. A thermographic scan can identify abnormal heating within electrical equipment that needs to be reviewed and corrected to eliminate a potential failure. Repeat the thermographic scan every three years. It is recommended the service entrance distribution switchboard, panelboards, feeders and electrical equipment servicing mechanically equipment be replaced at the end of their expected usefull life (2019). 3.7.2.2 Miscellaneous Power Some power feeders in flexible metal conduit and AC90 cables (armoured) for branch circuits in the mechanical penthouse need to supported or strapped to the latest electrical code. The location and number of receptacles in various rooms are less than what would be considered a minimum quantity for current usage. It is recommended that additional receptacles be installed to suit equipment requirements. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.12 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 3.7.2.3 Lighting The interior lighting system is generally original to the construction of the building and is at the end of its expected useful life. Fluorescent lighting fixtures should be replaced with newer fixtures which have T -8 lamps and electronic ballasts. TOTAL OPINION OF PROBABLE COSTS (incl. lighting upgrade) ....................... $ 101,150.00 3.8 FIRE AND LIFE SAFETY SYSTEMS 3.8.1 Review Criteria The site review of the North End Community Centre, 195 Victoria Street, Saint John, NB is based on visual observations made during a site visit conducted on April 28, 2009 by Ben Coles, P.Eng., and Nick Levandier, EIT of RJ Bartlett Engineering Ltd ( RJBEL). It is our understanding that the building was constructed in 1978. This report has assessed the fire and life safety systems of the building. RJBEL has identified obvious deficiencies that could constitute potential dangers. The recommendations do not constitute a comprehensive "work list" of all deficiencies that should be corrected. It is assumed that the existing building was reviewed and approved by the Authority Having Jurisdiction at the time of construction. The operation and testing of the fire protection systems was not part of this report. The building owner must ensure that all testing and inspections of the fire protection systems are in accordance with the National Fire Code of Canada. The common building elements were reviewed. The opinions of probable costs expressed in this report are limited to RJBEL's judgment and experience on similar projects. RJBEL has no control over actual material or labour costs and, consequently, cannot be responsible if the final costs vary from the opinions of cost. This report has assessed the building's fire and life safety systems with reference to the 2005 National Building Code of Canada (NBC) and the 2005 National Fire Code of Canada (NFC). The NBC is not a retroactive document and compliance with new construction requirements, other than the original Code used in building construction, is voluntary. Compliance with the NFC is mandatory as the NFC maintains the existing life safety systems. The building is two storeys in building height with a concrete slab on grade. The building has a building area (footprint) of approximately 5,400 ft2. The building is connected to the adjacent Lorne Middle School and separated by a masonry firewall. The first and second storey are currently interconnected by a common corridor system. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.13 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 The building is a combination of noncombustible and combustible construction, consisting of exterior brick construction, concrete slab, and exposed heavy timber construction for the interior load bearing structure and roof assembly. Exiting from the second storey is served by access to two open egress stairs that discharge to the first storey. Exiting from the first storey is served by direct access to the exterior. Both storeys provide horizontal exiting to the adjacent Lorne Middle School. The building is served by the following fire safety systems: • Automatic sprinkler system throughout the building • Single -stage fire detection and alarm system 3.8.2 Observations and Conclusions The following building features and life safety systems have been assessed for the building with regards to compliance with the review criteria and sound fire safety practices. • Fire detection and alarm systems • Containment: Fire separations and interior finishes • Exits and means of egress • Suppression: Sprinkler and fire extinguishers 3.8.3 Assessment 3.8.3.1 Building Classification The building is considered by the NBC to be a Group A, Division 2 (Assembly) major occupancy. Based on its physical size and major occupancy, the construction requirements of Article 3.2.2.27. require: • The building to be sprinklered throughout • A maximum building height of two storeys • A maximum building (footprint) area of 6,460 ft2 • The use of either combustible or noncombustible construction The construction of rated fire separated floor assemblies is not required by the construction requirements of the NBC for this building. 3.8.3.2 Fire Detection and Alarm System The building is served by an Edwards 6500 single -stage fire alarm system that is original to the building. The fire alarm panel is located in Room 111 on the first storey across from the building's south main entrance. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.14 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 Manual detection devices consist of manual pull stations at each exit and at the top of egress stairs. Automatic detection devices consist of heat detectors and electrical supervision of the sprinkler system. The fire alarm system is reported to be connected to the adjacent Lorne Middle School for notification purposes between the two buildings. Signaling consists of audible devices (bells) throughout the building. The fire detection and alarm system is reported to be inspected annually. Emergency power for the fire detection and alarm system is reported to be provided by battery packs. The following deficiencies were identified: • Smoke detectors are required at the top of exit stairs. • It has been noted that the building occasionally serves people with hearing and other physical impairments. Horn and strobe signaling devices should be installed. • Fire alarm panel and field devices are approaching the end of their expected useful life cycle and require replacement. 3.8.3.3 Fire Separation NBC Article 3.1.8.1. requires all fire separations to be continuous. Penetrations in fire separations were noted in multiple locations within the building on each storey. The following deficiencies were identified: • The floor assembly for the second storey is not constructed as a continuous non -rated fire separation as required by Subsection 3.2.8. A non -rated fire separation is required to be constructed from the floor assembly to the underside of the roof assembly along Corridor 204, which also encloses the north egress stair on the first storey. • The south open egress stair serving the second storey is required to be fire separated from the building by a fire separation having a 45 min fire - resistance rating, with the exit discharging to the exterior at grade. • Penetrations in the following areas are required to be sealed with listed fire stopping systems: • Electrical service room • Boiler room (located in attic) • Sprinkler room • Janitor's room • Listed self - closing and latching devices are required to be installed on doors located within fire separations found in the following areas: • Storage rooms t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.15 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 • Electrical room • Service water heater room • Sprinkler room • Janitor's room • Large openings are present between the vertical fire separation between the janitor's room (Room 117) and the adjacent washroom (Room 109) on the first storey, and in the horizontal fire separation between the boiler room (located in attic) and the washroom (Room 117) on the first storey. These openings are required to be covered by a single layer of gypsum wallboard. 3.8.3.4 Exits and Means of Egress The second storey is currently served by two open egress stairs. Both egress stairs discharge into the main corridor on the first storey. Travel distance to an exit is within the 485 ft maximum permitted by Article 3.4.2.5. of the NBC from all floor areas. Illuminated exit signs and emergency lighting, complete with battery packs, is provided in some building areas. The building does not have a fire safety plan or posted emergency procedures. The following deficiencies were identified: • Egress doors serving the large lounge and meeting rooms on the first and second storeys are required to swing in the direction of exit discharge travel. • Exit signage and emergency lighting is generally inadequate and are approaching the end of their expected useful life. Exit signage and emergency lighting require replacement throughout the building. • A fire safety plan is required for the building. 3.8.3.5 Automatic Sprinkler Protection The building is provided with an automatic sprinkler system. A fire department connection serving the sprinkler system is located on the building's south face. The nearest fire hydrant is located on the corner of Victoria and Durham Streets approximately 540 ft away. The building is not equipped with a standpipe system. This is not required by the NBC. The automatic sprinkler system is reported to be tested annually. t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.16 Stantec PROPERTY CONDITION ASSESSMENT SUMMARY OF FINDINGS August 18, 2009 The following observation was identified: The fire department connection is located approximately 540 ft from the nearest fire hydrant. This exceeds the 485 ft maximum distance permitted by the NBC. TOTAL OPINION OF PROBABLE COSTS (incl. upgrades) ............ ..............................$ 71,700 t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 3.17 Stantec PROPERTY CONDITION ASSESSMENT 4.0 CLOSURE This report has been prepared for the sole benefit of the City of Saint John for the purpose of capital planning. The report was completed with a scope of work typical for that required for capital planning. The report may not be used by any other person or entity without the express written consent of Jacques Whitford Stantec. Any uses that a third party makes of this report, or any reliance on decisions made based on it, are the responsibility of such third parties. Jacques Whitford Stantec accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made, or actions taken, based on this report. No legal survey, soil tests, environmental assessments, detailed engineering calculations, or quantity surveying compilations have been made. No responsibility, therefore, is assumed concerning these matters. Jacques Whitford Stantec did not design or construct the building(s) or structure(s) and therefore will not be held responsible for the impact of any design or construction defects, whether or not described in this report. No guarantee or warranty, expressed or implied, with respect to the property or building components and systems is made. A visual review of the mechanical and electrical systems was conducted to determine the type of systems present, age, and general operating condition. No physical tests were conducted on these systems. The recommendations and our opinion of costs associated with these recommendations, presented in this report are based on the parts of the building and site which were accessible during our visual review. Conditions may exist that are not as per the general condition of the system being observed and reported in this report. Opinions of costs presented in this report are also based on information received during interviews with operations and maintenance staff. During the assessment, we have attempted to verify all information received. In certain instances, Jacques Whitford Stantec has been required to assume that the information provided is accurate, and cannot be held responsible for incorrect information received during the interview process. Should additional information become available with respect to the building or property, Jacques Whitford Stantec requests that this information be brought to our attention so that we may reassess the conclusions presented herein. Sincerely, JACQUES WHITFORD STANTEC LIMITED Original Signed By Original Signed By Matthew Peachman, P.Eng. Mr. Richard Muzyk, P.Eng. Site Assessor / Report Writer Technical Reviewer Facility Assessment & Sustainable Renewal Facility Assessment & Sustainable Renewal MP /RM /tlr t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc 4.1 Stantec PROPERTY CONDITION ASSESSMENT 5.0 Appendices APPENDIX A Opinion of Probable Cost Table APPENDIX B Photo Log t p: \1050xxx \1050719 ne community Or pca \final report\1050719_ final_pca_report _ necc comments. doc 5.1 Stantec PROPERTY CONDITION ASSESSMENT APPENDIX A Opinion of Probable Cost Table t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc VP OPINION OF PROBABLE COSTS - August 17, 2009 Saint John North East Community Centre Stantec Saint John, New Brunswick SUMMARY DATA CLIENT: City of Saint John SUBJECT PROPERTY ADDRESS: 195 Victoria Stree SITE ASSESSOR: Matthew Peachman DATE OF SITE VISIT: April 28, 2009 INFORMATION SOURCE: Current Property Manager: Mr.Michael Hugenholtz Former Reports: STATEMENT OF CONDITION: The ovemll condition of the building and site Improvements is considered to be good. Building improvements appear to generally comply with accepted practices for the area at the time of construction. With the completion of the items contained in this "Opinions of Probable Costs" spreadsheet in conjunction with awell- planned and executed program of annual maintenance, this property should continue to perform well throughout the assessment period. The building is located on the north -west corner of the intersection of Victoria Street and Durham Street o Saint Jahn, New Brunswick. The construction of the building was completed in 1979. The subject building, known as the North End Community Centre, consists of a two -storey building without basement. The building has an L- shaped footprint and is attached Wong its north and to the adjacentthraostmay Lwne Middle School building. The rectangular shaped property is branded by the school building to the north, Durham Street to the east, chain link fencing with a residential property to the west and Victoria Street to the south. 1. SITE FEATURES The building and Parking lot encompasses the majority of the property. The asphalt paved parking lot extends from the west property boundary to the west elevation of the building, and is accessed off Victoria Sheet. The 13 parking spaces are along the west site perimeter and are bounded by a raw of precast concrete curbs. The north end of the chain link fencing has a wide gate for vehicle access to the south asphalt pavement of the adjacent school property. The limited grass covered landscaped areas are located at the north -east caner, the east perimeter, and south -west caner of the site. Concrete flatwork to the south of the building provides access to the main entrance from both the Victoria Street and Durham Street municipal sidewalk. There are two reinforced concrete walled planter boxes against the south elevation, which were filled with exposed soil al the time of our site visit. The site is without exlerio stairs though the west entrance door has a poured concrete landing with a metal handrail. Year 1 Vear 10 Vear 11 Vear 14 Vear 15 Vear i6 Vear 17 Vear 18 Vear 19 Vear 20 Vear 21 Year 22 Vear 23 Year 24 Year 25 Totals (excl. Recommendation .Rating Quantity Unit EUL UrrS.Cost Immediate. .,,,.,, Year 2 2010 Year 3 2011 Year 4 2012 Year 5 2013 Year 6 2014 Year 7 2015 Year 8 2016 Year 9 2017 ,,.,,, ,,.,,, Yoar 12 2020 Year 13 2021 ,,.,,., ,. ,,.,,, ,,.,,� ,,.,,. ,,.,,� ,,.,,,, ,,,,,,,, ,,.,,. ,,.., .....! ...... ,___.._.__, 1 Reconstruction of the asphalt paved parking lot and replacement of the precast curbs. 2 1 LS 35 $2%000 $0 Sit $0 $0 $0 $0 $0 $25,000 The builtling is a wood framed structure with a concrete slab on grade. The building is supported on bedrock with 255 mm thick perimeter reinforced concrete foundation walls on strip footings and interim columns an minforced concrete spread footings. According to the site soils care test resuts the maximum depth to bedrock found was approximately 7 feet. The as-buit footing dimensions were not reported on the drawings. The building superstructure consists of laminated wood columns and laminate wood beams. $25,000 Replace concrete flatwork south of building, from the 2 1 LS 2. BUILDING STRUCTURE The main laminated wood columns have cross sections of 130 mm x 152 to 229 mm. The principal Flow beams at the nMh end of the facility have cross sections of 225 mm x 684 mm and 130 mm x 456 mm at its south end. The flow deck consists of 64 mm thick tongue and groove wood boards. In addition, the $12,000 exterior walls are framed with 38mm x 140mm wood studs 600 mm on centre. $12,000 The 64 mm thick longue and groove wood roof deck is supported on laminate wood roof beams. The main roof beams are 130mm x 342 to 456mm in dimension. $12,000 $36,000 2 entrance to the municipal Sidewalks, and replace concrete Item No Recommendation Ratirg Quantty Unit EUL UNt Cost Immediate Year 1 2008 Year 2 2010 Year 3 2011 Vaar 4 2012 Year 5 2013 Year 6 2014 Year 1 201E Year 6 2016 Year 9 2017 Vear 10 2018 Vear 11 2019 Year 12 2020 Year 13 2021 Vaar 14 2022 Vear 15 2023 Vear i6 2024 Vear 11 2025 landing and handrail at west entrance. 2 1 LS 35 $15,000 Vear 24 2032 Vear 25 2033 - _'te3 -: �immetlfates No major capital planning repairs w replacements are $15,000 $20,000 $15,000 3 Replace west perimeter chain -link fencing including vehicle. access gets 2 1 LS 35 $4,000 $15,000 4 54,000 $4,000 Subtotal $0 $0 $o $o $9 $44,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Sit $0 $0 $0 $0 $0 $0 $4x060 The builtling is a wood framed structure with a concrete slab on grade. The building is supported on bedrock with 255 mm thick perimeter reinforced concrete foundation walls on strip footings and interim columns an minforced concrete spread footings. According to the site soils care test resuts the maximum depth to bedrock found was approximately 7 feet. The as-buit footing dimensions were not reported on the drawings. The building superstructure consists of laminated wood columns and laminate wood beams. brick, brick to siding) and around windows and doors. 2 1 LS 2. BUILDING STRUCTURE The main laminated wood columns have cross sections of 130 mm x 152 to 229 mm. The principal Flow beams at the nMh end of the facility have cross sections of 225 mm x 684 mm and 130 mm x 456 mm at its south end. The flow deck consists of 64 mm thick tongue and groove wood boards. In addition, the $12,000 exterior walls are framed with 38mm x 140mm wood studs 600 mm on centre. $12,000 The 64 mm thick longue and groove wood roof deck is supported on laminate wood roof beams. The main roof beams are 130mm x 342 to 456mm in dimension. $12,000 $36,000 6 Sand and repaint erderiorcedar siding and wood fascia Item No Recommendation Ratirg Quantty Unit EUL UNt Cost Immediate Year 1 2008 Year 2 2010 Year 3 2011 Vaar 4 2012 Year 5 2013 Year 6 2014 Year 1 201E Year 6 2016 Year 9 2017 Vear 10 2018 Vear 11 2019 Year 12 2020 Year 13 2021 Vaar 14 2022 Vear 15 2023 Vear i6 2024 Vear 11 2025 Vear 18 202. Vear 19 2027 Vear 20 2028 Vear 21 2029 Year 22 2030 Vear 23 2031 Vear 24 2032 Vear 25 2033 - _'te3 -: �immetlfates No major capital planning repairs w replacements are $20,000 $40,000 7 Allowance far local damaged exterior brick replacement. 2 1 LS $15,000 $15,000 4 anticipated within the 25 year evaluation period far the $15,000 0 Allowance far local exterior brick re- pardin. 2 1 LS 45 $40,000 building structural elements. 75 - $40,000 $40,000 9 Replace exterior doors antl hartlware. 2 1 LS 40 $7 500 Subtotal $7 500 SO Sit So So Slot E0 $0 Sit Sit Sit Sit So Slot EO Eo E0I Sol Eol Eol $ol 801, EO $ol $01 $ol 1 E0 ang w me ounaing consisrs moray w Dncx veneer. r soup iappao ,err suing covers large pmn ns or me Twni tsmml ounaing aevawn. Wing wan secnon, approximaery i, m nign, is also aaa wnn manning painrea cear suing, weep holes antl membrane through wall flashings at their bases above the foundation walls. In behind the brick there is an air space, 13 mm plywood sheathing covered with builtling paper an 38mm x 140mm wood studs. Fibreglass bait insulation fills the cavities between the studs. The vapour barrier is polyethylene sheet in behind the interim gypsum board layer. The wall assembly behind the siding is similar with building paper on plywood sheathing on wood studs filled with 140 mm of fibreglass batt insulation and polyethylene vapour barrier behind the interior gypsum board. The exterior brick veneer walls have vertical cantrd joints, approximately 24 feet apart, sealed with caulking. The vertical joints between the brick cladding and the cedar siding are also sealed with caulking. The joints at window and door frames to exterior cladding are also caulked. 3. EXTERIOR CLADDING AND The front( sent) elevation has a raw of clear finished aluminum framed fixed wlistows with double glazed insulating glazing- it,(IGUS). These are the windows of the 2nd flour conference roan at the south -west carne. The man (soup enf d)stair well has alai glazing se fan that is dear fnishad aluminum GLAZING framed with IGUS. The central roof dividing wall section has a row of IGUS set in clear fnished aluminum frames. The building also has a local window -wall section with clear finished aluminum framing at its cast ale a ion. The IGUs of the window-wall section are limited to its tap roe. The lower three rows have non vision pre - finished aluminum infll panels. The main entrance to the building (south elevation) is a single Flush metal door in a metal frame. The west side entrance consists of double flush metal doors in a metal frame providing access to the site parking lot. The north -east fire exit also has a set of double flush metal doors In a metal frame. Item Year 1 Year 10 Year,, Year 14 Year 15 Year 16 Year 17 Year 18 Year 19 Year 20 Year 21 Yaar 22 Year 23 Year 24 Year 25 Teals (excl. .. RecommaMation Rathm �uardgv UNt EUL tgaflcet Immediate Vaar 2 2010 Vear 3 2011 Yaar 4 2012 Yaar 5 2013 Year 6 2014 Year 7 2015 Yoar 8 2018 Year 9 2017 ._ Year 12 2020 Year 13 2021 ____ 5 Replacement of sealant al vertical contra joints (brick to brick, brick to siding) and around windows and doors. 2 1 LS 12 $12,000 $12,000 $12,000 $12,000 $36,000 6 Sand and repaint erderiorcedar siding and wood fascia board. 2 1 LS 15 $20000 $20,000 $20,000 $40,000 7 Allowance far local damaged exterior brick replacement. 2 1 LS $15,000 $15,000 $15,000 0 Allowance far local exterior brick re- pardin. 2 1 LS 45 $40,000 $40,000 $40,000 9 Replace exterior doors antl hartlware. 2 1 LS 40 $7 500 $7 500 $7,600 10 Replace windows on front elevation and of roof dividing wall. 2 1 LS 40 $40 000 $40,000 $40,000 11 Replace Seal side windav -wall section. 2 1 LS 40 $30,000 $30,000 $30,000 Subtotal $0 SO $47,000 $0 $0 $0 $0 $0 $0 $0 $47,500 $0 so $0 $12,000 $40,000 $0 $20,000 $0 $0 530,000 $0 $0 $0 $0 $12000 $208,500 The roof of the building is steep sloped with three tab asphalt shingles. The roof assembly is shingles on 13 mm plywood sheathing on 100 mm rigid insulation on vapour barrier on tongue and groove wood roof deck. The roof has a central dividing wall, approximately 1.5 m high, running north - south. The two roof sections, east and west sides, slope down from the central wall to the east and west respectively. The north and of the roof terminates at the brick wall of the attached Lome Middle School building. This roof brick wall junction is finished with aluminum flashing with a caulked joint at is leading edge. 4. ROOFING SYSTEMS The roof eaves are finished with painted wood fascia board. Eavethoughs are limited to short sections directly above the east and west double doors. The ends of the eavethrough sections are open and without cimnspouts. The small roof section over the main( south) entrance is also sleep sloped with three tab asphalt shingles. The roof penetrations are limited to two plumbing stacks. The roof is not accessible from the building interio. Meth Year 1 Year 10 Year 11 Yoar 14 Yoar 15 Yoar 16 Yoar 17 Yoar 16 Year 19 Year 20 Vear 21 Year 22 Year 23 Year 24 Year 25 Totals (excl. No. Recommendagon Rolling Quantity UnS EUL Unit Cost Immediate 2668 Year Z 2010 Year 3 2011 Year 4 2012 Yaar 5 2013 Year 6' 2014 Yaar T 2015 Yaar 6 2016 Year 9 2017 2018 2ptg Yoar 12 2020 Year 13 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Immer latesl Jacquas Whitford 1050719_ 090424_ East_End_PCA_OPC_Table_JW Format Job NO. 1035985. 1 of 2 Confidential Client Material OPINION OF PROBABLE COSTS - August 17, 2009 Saint John North East Community Centre Scant c Saint John, New Brunswick In general, the upper halves of the interior walls are finished with painted gypsum board. The ;manor gypsum board is carried from ceiling to floor, with the lower halves of the walls finished with painted plywood installed against the gypsum board. Painted wood molding provides the finish detail at the tap edge of the plywood. The majority of the 2nd floor ceilings are epposed wood tongue and groove roof deck with a clear wood finish. The majority of the 1st flow ceilings are apposed wood tongue and groove floor structure also with a clear wood finish. The floors are generally finished with vinyl tiles. The main and west entrance vestibules have quarry file flooring. The interior stairs have metal nosings, and both the stairs and landings are finished with sheet vinyl flooring. The laminate wood staircase handrails are supported an metal balusters. 5. INTERIOR FINISHES The building washrooms have ceramic tile wall and floor finishes, metal toilet partitions and laminate covered counter lops. The 2nd floor washrooms have a suspended tile ceiling and the 1st floor washrooms have a painted gypsum board finish. The kitchen millwork consists of veneer covered cabinets and laminate covered countertop. The interior floors are wood type in metal frames, some with upper wire glass liter. The 2nd floor teen centre ream and the tat floor multipurpose room are ffted with central movable partitions. Local rooms an both the tat and 2nd floor have windows providing views between the individual roans and adjacent condors. The internal windows are wire glass type set in metal frames. Veer 2009 Year 5 Year 11 Year 14 Year 15 Year 18 Year 19 Year 20 Year 21 Year 2 . 2 Year 23 Year 25 To (-I Recommendation Rating Quantity Unit EUL Unit Cost Immediate 2009 Year 2 2010 Year 3 2011 Vear 4 2012 Vear 5 2013 Vear 6 2014 Vear 7 2015 Vear 8 2016 Vear 9 2017 2019 2019 Year 12 2020 Year 13 2021 2022 2023 2028 2027 2028 2029 2030 2031 2033 Immediates 13 Replacement of vinyl floor tile throughout the facility. 2 1 LS 20 $60000 $6,300 $60,000 $45,000 1 $60,000 5,000 $120000 14 Replace interior staircase flooring and nosings throughout. 2 1 LS 25 $15,000 E9, 600 $15,000 $3,000 $3,000 $15,000 15 Replace kitchen millwork. 2 1 LS 25 $20,000 $5,200 $55,000 S20 000 $55,000 $55000 $20,000 25 Full renovation of washrooms (replace interior finishes, toilet 2 2 EA 19 $5,000 56900 $10,000 $10,000 $10,000 $30,000 16 partitions, washroom accessotes - co-ordinate with 2 1 LS 25 $105,000 q4, .600 '$105,000 $105,0 27 plumbing fixture replacement- see. Mechanical Systems). 2 1 LS 20 $24,000 $0 $2,500 $24,000 $24,000 $48,000 17 Re• aiht interior walls 2 1 LS 10 $20000 $4,600 $20000 $35,000 $20000 $20000 $60000 78 Refinish logo¢ and grove roof deck, floor deck and exposed laminate wood structural members. 2 1 LS 40 $20,000 $5,500 $2000 1 0000 $20,000 19 R lace interior dons and hardware. 2 1 LS 30 $45,000 $1 000 $45 000 545 000 20 Replace interior wintlows in coordination with interior door 2 2 EA 15 $500 $1,000 $1,000 $2,000 32 replacement. 1 2 1 LS 40 $20,000 520,000 $2.000 520 000 33 Subtotal 2 4 LS 20 $10,000 $0 $0 $95,000 $0 $01_ $44,000 ED ED So $0 $85,000 EO 520, 000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $801000 $01 EO $24,000 $346,000 The building is heated and cooled with 13 water sourced heat pumps. Two units were installed in 2008 and the remaining units are original 1979 units. The original units fail often and several are reportedly not working. A central electric boiler, cooling tower and two circulation pumps are located in an attic mechanical space. The boiler and coding laver are original. The coding laver was abandoned in place in 2004 and there is no coding in the building. A thermal storage tank is buried under the main floor slab and needs to be inspected for condition. A limited amount of outdoor air Is ducted into the building but does not meet the requirement of the National Building Cade and ASHRAE 62.1 -2007. Two wall mounted exhaust fans exhaust the washrooms. Each fan is badly damaged and is currently not operating. Electric unit heaters are located at each main entrance and are controlled by wall mounted thermostats. A computerized building automation system (BMS) controls and monitors the heat pumps in the bulding and is controlled from off -site. 6. MECHANICAL SYSTEMS The plumbing system consists of a central water entry er- complete with shutaff, one electric water theater installed in 2007, copper domestic water piping and cast Inch sanitary piping, Two male and two fames washrooms complete with flush valve fixtures are typirailly original to the building and have been repaired as necessary throughout the years and are generally in poor Condition. A non- refrigerated water fountain is located in the corridor. The kitchen has an original kitchen sink and faucet which is in poor condition. 22 Replace coding tower 2 1 LS 20 $45,000 $6,300 $45,000 1 5,000 $90,000 23 Replace circulation pumps and associated equipment 2 2 EA 20 $1,500 E9, 600 $3,000 $3,000 $6,000 24 R lace ' inal ll. heal um 2 11 EA 19 $5000 $5,200 $55,000 $55,000 $55000 $165,000 25 R lace two heat pumps serving coaritlor 2 2 EA 19 $5,000 56900 $10,000 $10,000 $10,000 $30,000 26 Install a dedicated outdoor air unit to provide outside air to meet current codes and standards 2 1 LS 25 $105,000 q4, .600 '$105,000 $105,0 27 Inspect the urmer round thermal storage lank. 2 1 LS LS $2,500 $0 $2,500 $2,500 28 R aloeunder mood thermal starsa tank. 2 1 LS 35 $35,000 $4,600 $35,000 $35,000 29 Replace washroom exhaust fan. 2 2 LS 25 $1,000 $5,500 $2000 $2000 30 Install an e� haust fan in kitchen 2 1 LS 25 $1,000 $1 000 $1,000 31 R lace electric heaters Men 2 2 EA 15 $500 $1,000 $1,000 $2,000 32 R ce electrc heaters in washrooms 2 4 EA 15 $500 $2.000 $2,000 33 R lace washroomplumingfixtures 2 4 LS 20 $10,000 $40,000 $40,000 $80,000 34 R lace domestic hot water heelar 2 1 LS 20 $750 $750 $750 35 Replace tlrinkin fountain 2 1 EA 35 $1,000 $1,000 $1,000 36 R lace BMS 2 1 LS 15 $15000 $15000 $15000 37 R lac a domestic water ipin 2 1 LS 50 $21,000 $21,000 $21,000 38 R lace sari 2 1 LS 50 $25,000 $25 000 $25 000 S9 R lace heat um 2 1 LS 50 $42000 $42,606 $42,000 52 Fire separate 2nd Level Corridor S tam 1 1 LS $6,300 $6,300 53 Fire Separatious far North and South Stairs 1 1 LS E9, 600 $9,600 54 Seal Man, Penetrations in Fire S ra[ims 1 1 LS $5,200 SS 2055 InstalVR lace DOOr Hamware 1 1 LS 56900 $6900 58 Replace Exit Signage 1 1 LS 30 q4, .600 $4,600 Dow Swin Ad'ustments 1 1 LS $0 $0 58 RWe Emer enc 'hit 1 1 LS 50 $4,600 $4,600 59 Develop Fire Safety Plan Documentation 1 1 LS 30 $5,500 $5,500 GRAND TOTAL: TOTALS BY RATING: Jacquas Whitford 1050719_ 090424_ East _Ead_PCA_OPC_ Table _JW Format Job NO. 1035985. 2 of 2 Confidential Client Material Stantec PROPERTY CONDITION ASSESSMENT Appendices August 18, 2009 APPENDIX B Photo Log t p: \1050xxx \1050719 ne community ctr pca \final report\1050719_ final_pca_report _ necc comments.doc PROPERTY CONDITION ASSESSMENT NORTH END COMMUNITY CENTRE, 195 VICTORIA STREET, SAINT JOHN, NEW BRUNSWICK PHOTO 1 PHOTO 2 PHOTO 3 View of front (south) elevation of View of east elevation of subject View of west elevation at centre. the North End Community Centre. building at right. PHOTO 4 Asphalt paved parking lot along the west elevation of the building. PHOTO 7 Front entrance concrete flatwork. PHOTO 5 Alligator cracking of the asphalt paved parking lot. Ird . PHOTO 8 Concrete flatwork cracking and differential settlement. PHOTO 6 Precast concrete pavers of the parking lot. PHOTO 9 West entrance concrete landing with surface corrosion of metal handrail. Site, Architectural and Structural Elements Stantec © 2009 PROJECT 1050719. August 18, 2009 E PROPERTY CONDITION ASSESSMENT NORTH END COMMUNITY CENTRE, 195 VICTORIA STREET, SAINT JOHN, NEW BRUNSWICK PHOTO 10 Site fencing west perimeter of property with gate to adjacent school building. PHOTO 11 View of concrete foundation walls exposed above grade. PHOTO 12 Building structural framing consists of laminate wood beams and columns, wood studs and wood decking. PHOTO 13 Failed vertical control joint sealant of exterior brick veneer cladding. PHOTO 14 Worn paint finishes of exterior cedar siding. PHOTO 15 Worn paint finish of wood fascia at roof line. PHOTO 16 Local damaged bricks at exterior corner of front elevation. PHOTO 17 Aged and worn front elevation windows. PHOTO 18 Original roof dividing wall windows of east elevation. Site, Architectural and Structural Elements Stantec © 2009 PROJECT 1050719. August 18, 2009 FA PROPERTY CONDITION ASSESSMENT NORTH END COMMUNITY CENTRE, 195 VICTORIA STREET, SAINT JOHN, NEW BRUNSWICK PHOTO 19 East side window -wall section at top centre of photo. miss SL� PHOTO 22 Patch repairs to original vinyl tile flooring. PHOTO 20 Shingled roof area over front entrance door. PHOTO 23 Original staircase flooring and nosings. PHOTO 25 PHOTO 26 View of additional kitchen millwork. View of washroom accessories. PHOTO 21 View of main shingled roof area roof facing south. !t U ii P i PHOTO 24 View of kitchen millwork with double sink. q PHOTO 27 Cracked ceramic wall tile of washroom at left. Site, Architectural and Structural Elements Stantec © 2009 PROJECT 1050719. August 18, 2009 3 PROPERTY CONDITION ASSESSMENT NORTH END COMMUNITY CENTRE, 195 VICTORIA STREET, SAINT JOHN, NEW BRUNSWICK PHOTO 28 View of impact damaged toilet partition. ki PHOTO 29 Aged suspended ceiling in washroom. PHOTO 30 Painted plywood (base of walls) and gypsum board (upper portions of walls) interior finishes. PHOTO 31 PHOTO 32 PHOTO 33 View of typical interior door. Typical interior wire glass windows Service entrance distribution which provide view of interior board, feeder circuit breaker corridor. section, in electrical room. PHOTO 34 Surface mounted fluorescent fixtures, in activity room. PHOTO 35 Circuit breaker panelboard. PHOTO 36 Motor starters in mechanical room. Site, Architectural and Structural Elements Stantec © 2009 PROJECT 1050719. August 18, 2009 4 .P PHOTO 31 PHOTO 32 PHOTO 33 View of typical interior door. Typical interior wire glass windows Service entrance distribution which provide view of interior board, feeder circuit breaker corridor. section, in electrical room. PHOTO 34 Surface mounted fluorescent fixtures, in activity room. PHOTO 35 Circuit breaker panelboard. PHOTO 36 Motor starters in mechanical room. Site, Architectural and Structural Elements Stantec © 2009 PROJECT 1050719. August 18, 2009 4 PROPERTY CONDITION ASSESSMENT NORTH END COMMUNITY CENTRE, 195 VICTORIA STREET, SAINT JOHN, NEW BRUNSWICK PHOTO 37 Damaged washroom exhaust fan PHOTO 38 Electric boiler. PHOTO 39 Expansion Tank PHOTO 40 Kitchen sink. PHOTO 41 Original piping, grooved elbow. PHOTO 42 mechanical System pumps. PHOTO 43 Typical consul heat pump PHOTO 44 Typical electric cabinet unit heater PHOTO 45 Typical electric heater thermostat. Site, Architectural and Structural Elements Stantec © 2009 PROJECT 1050719. August 18, 2009 5 PROPERTY CONDITION ASSESSMENT NORTH END COMMUNITY CENTRE, 195 VICTORIA STREET, SAINT JOHN, NEW BRUNSWICK PHOTO 46 Typical electric heater PHOTO 47 Typical heat pump. PHOTO 48 Typical washroom lavatory. Site, Architectural and Structural Elements Stantec © 2009 PROJECT 1050719. August 18, 2009 Carleton - Sewell Street Parking Garage Motion: Resolved that Common Council hereby authorizes a loan to the Saint John Parking Commission to be available should construction of the Peel Parking Garage so- called proceed, in an amount not to exceed eleven million dollars ($11,000,000.00) at an interest rate and net price to be as determined by the market at the time of the City's issuing the pertinent debenture to the New Brunswick Municipal Finance Corporation; such loan to be for a term mutually agreed to by the City and Parking Commission, but not exceeding twenty five years in any event, and having loan repayments which are synchronized with the repayment scheme established by the aforesaid debenture. REPORT TO COMMON COUNCIL 21 October 2010 His Worship Ivan Court and Members of Common Council cry oP Saint john Your Worship and Councillors: SUBJECT: Parking Structure Common Council has received a request from the Saint John Parking Commission to approve a loan to allow for construction of a Parking Structure as part of the Peel Plaza development. Under the proposal the Parking Commission would construct, own, operate and maintain the new structure. Development of the parking structure is an integral part of the Peel Plaza project and will address the parking needs of the regional Justice Complex, Police HQ, Saint John Arts Centre and the displaced users that previously used the existing surface parking. It will also allow for future development on the upper deck and will support the parking requirements of Harbour Station during major events. All revenues will be used to finance the operation, loan payments etc for the facility. The capital contribution from the Province of New Brunswick for parking for the Justice complex will reduce the cost of the facility by approximately 40 %. This not only helps to reduce the initial borrowing costs but will also provide a substantial initial customer base (employees and clients) for the parking structure. Staff have reviewed the request and have undertaken a financial analysis as part of the Peel Plaza development. The loan will be financed from user fees derived from the users of the parking facility and general operations of the parking commission as required. Likewise, extending the loan to the Parking Commission will not compromise our ability to borrow for other purposes. Finally, providing the proposed tax rebate to the Parking Commission (a City entity) effectively leaves the City in the same financial position as if no parking structure were constructed. Recommendation That Common Council approve the loan request to construct the Parking Garage submitted by the Saint John Parking Commission. a ,I. atrick Woods CGA Gregory J. Yeomans CGA MBA Manager Commissioner of Finance RESOLVED that the City Solicitor or his designate is hereby authorized to commence and proceed with an Application to the Court of Queen's Bench of New Brunswick for a determination of rights dependent upon the interpretation of An Act Relating to Irving Refining Limited and to Confirm and Make Valid a Certain Agreement Made Between The Municipality of The City and County of Saint John, The City of Saint John, The Simonds Sewerage Board, The Simonds Highway Board, and Irving Refining Limited, S.N.B. 1958, c. 72, the Agreement made a part thereof, and the Municipalities Act, R.S.N.B. 1973, c. M -22 and amendments thereto. October 25, 2010 Subject: Recommended Appointments to Committees Saint John 225 Committee: this committee will become inactive in three months and it was determined that an appointment is not necessary; no recommendation made. Citizen's Advisory Committee for Municipal Plan: to appoint Councillor Higgins from October 25, 2010 until the end of her term on Council. Saint John Energy: to appoint Councillor Court from October 25, 2010 until the end of his term on Council. Saint John Parking Commission: to appoint Don Smith for a three year term from October 25, 2010 to October 25, 2013. Saint John Transit Commission: to appoint Don Smith for a three year term from October 25, 2010 to October 25, 2013. Planning Advisory Committee: to appoint Michael Whelton, replacing Councillor Killen, from October 25, 2010 until January 1, 2011; to re- appoint Gerald Lowe for a three year term from January 1, 2011 until January 1, 2014; to appoint Carolyn VanderVeen for a three year term from January 1, 2011 until January 1, 2014. Revenue Generating Committee: to appoint Councillor Higgins from October 25, 2010 until the end of her term on Council. Rockwood Park Advisory Board: to appoint Councillor Farren from October 25, 2010 until the end of his term on Council. Trade and Convention Centre Oversight Committee: recommend that no change be made and that Mr. Yeomans will continue to serve.