facility long-term asset management (f-lamp)

District of Central Saanich

Facility Long-Term Asset Management Plan

(F-LAMP)

Report No.1 – MUNICIPAL BUILDINGS

Submitted by: LEVELTON CONSULTANTS LTD.

June 08, 2015 Levelton File # R514-1802-00

Levelton File # R514-1802-00

June 08, 2015



Report No.1 – Municipal Buildings

Page i

LEVELTON CONSULTANTS LTD.Victoria Office

760 Enterprise CrescentVictoria, BC V8Z 6R4

T: 250.475.1000 F: [email protected]

www.levelton.com

EXECUTIVE SUMMARY

In September of 2014 the District of Central Saanich (“The District”) retained Levelton Consultants Ltd.

(“Levelton”) to develop a facility asset management plan for 46 District-owned buildings. This report is one of

four that address groups of buildings owned by the District. All reports are summarized by a Master Report.

District-owned buildings support several critical functions of local government, public works/services,

community development and emergency operations. They serve as storage for records, historic documents,

and specialized vehicles/equipment. They also provide recreation, community-based activities and

programmes, and cultural prominence. Collectively, they represent a large portion of District capital assets. For

these reasons, the District has commissioned a facility asset management plan spanning the next 20 years (2015-

2035) to measure and monitor anticipated expenses for maintenance and renewal. These reports are intended

to assist decision-makers to plan capital asset budgets toward future investment in District-owned buildings.

This report focuses on 11 buildings providing District municipal services spanning emergency response, civil

utilities, governance and education. The management of assets over the next 20 years for this group of buildings

is summarized in Table i. There is a higher level of anticipated expenses during the first 5 years largely in part to

the age of the buildings relative to the anticipated service life of their components (i.e., most components are

at or beyond their respective service lives). This does not imply that they must be replaced or upgraded as they

may, although older, continue to perform in the short term – these costs would simply be deferred. Additionally

regarding the higher 0-5 period, we have allocated ‘restorative maintenance’ funding where there is obvious

need for repair due to observed condition. Between buildings the costs vary with differences in age,

construction, extent of utilities, size and occupancy. The aging Municipal Hall represents almost a third of the

group twenty year total costs. Fire Station #1 is a substantial building with extensive electrical and mechanical

equipment, however its robust design and recent construction defer a significant portion of anticipated

expenses beyond the twenty year timeframe of this report. A large portion of the identified costs for the Public

Works (PW) buildings is attributed to replacement of utility services associated with the PW main complex and

environmental compliance items for the site.


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Table i: Summary of Present‐Value Group Costs every 5 years

Building 0‐5yrs 6‐10yrs 11‐15yrs 16‐20yrs 0‐20yrs

No.1 Municipal Hall $348,455 $238,350 $272,515 $167,820 $1,027,140

No.5 Fire Station # 1 $29,200 $33,100 $64,745 $157,150 $284,195

No.6 PW Main Complex $228,470 $62,000 $83,630 $80,100 $454,200

No.7 PW East Bays / Roads & Parks Shop

$21,070 $5,400 $2,700 $56,600 $85,770

No.8 PW Wood Shop $5,460 $450 $- $1,450 $7,360

No. 45 PW Equipment Shed $2,150 $- $- $- $2,150

No. 46 PW Equipment & Supplies Shed

$1,650 $- $- $2,280 $3,930

No. 47 PW Water/Sewer Equipment Shed

$- $10,800 $- $- $10,800

No. 48 PW Salt Shed $- $- $18,100 $- $18,100

No.9 Cultural Centre $92,640 $59,720 $66,450 $72,360 $291,170

Group Restorative Maintenance $105,000 $- $- $- $105,000

Total $729,000 $409,800 $508,100 $537,800 $2,184,800

$121,500/yr $82,000/yr 101,630/yr $107,600/yr $104,000/yr


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TABLE OF CONTENTS PAGE Executive Summary .................................................................................................................................................. i 1. Introduction ................................................................................................................................................ - 5 -

1.1. Terms of Reference ............................................................................................................................. - 5 - 1.2. Scope of Work ..................................................................................................................................... - 5 - 1.3. Report Organization ............................................................................................................................ - 5 - 1.4. District Objectives ............................................................................................................................... - 6 - 1.5. District Preferences ............................................................................................................................. - 7 - 1.6. Assumptions ........................................................................................................................................ - 7 -

2. Building Group No.1 .................................................................................................................................... - 8 -

2.1. Group Background .............................................................................................................................. - 8 - 2.2. Group Summary ................................................................................................................................ - 14 - 2.3. Report 1: Municipal Buildings - Restorative Maintenance ............................................................... - 16 - 2.4. Exclusions .......................................................................................................................................... - 18 -

3. Building Reporting .................................................................................................................................... - 19 -

3.1. Overall Visual Condition Summary ................................................................................................... - 19 - 3.2. Context for Planning or Deferring ..................................................................................................... - 19 - 3.3. No. 1 – Municipal Hall ....................................................................................................................... - 20 - 3.4. No. 5 – Fire Station #1 ....................................................................................................................... - 22 - 3.5. No. 6 – Public Works Main Complex ................................................................................................. - 24 - 3.6. No. 7 – Public Works East Bays / Roads & Parks Shop ...................................................................... - 27 - 3.7. No. 8 – Public Works Wood Shop ..................................................................................................... - 28 - 3.8. No. 45 – Public Works Equipment Shed ........................................................................................... - 29 - 3.9. No. 46 – Public Works Equipment & Supplies Shed ......................................................................... - 30 - 3.10. No. 47 – Public Works Water/Sewer Equipment Shed ..................................................................... - 31 - 3.11. No. 48 – Public Works Salt Shed ....................................................................................................... - 32 - 3.12. No. 49 – Public Works Environmental Compliance .......................................................................... - 33 - 3.13. No. 9 – Cultural Centre...................................................................................................................... - 34 -

List of Figures

Figure 1 : Location of Municipal Buildings ........................................................................................................ - 11 - Figure 2. Municipal Hall by Construction Phase ............................................................................................... - 12 - Figure 3 Public Works Site Plan from Municipality of Central Saanich ............................................................. - 13 - Figure 4: Projected Maintenance and Replacement Expenses (Future Value) for Municipal Group .............. - 15 - Figure 5: Effect of Maintenance on Service Life ............................................................................................... - 18 -

List of Tables

Table i: Summary of Present-Value Group Costs every 5 years ............................................................................. ii Table 1: Distribution Outline of Reports. ............................................................................................................ - 6 - Table 2: Municipal Building Group Information ................................................................................................. - 8 - Table 3: Summary of Present-Value Group Costs every 5 years ...................................................................... - 14 - Table 4: Chronological List of Top‐5 Monetary Years for Maintenance and Replacement in Municipal Buildings . - 15 - Table 5: List of Restorative Maintenance Items .............................................................................................. - 17 - Table 6: Description of Condition Statement ................................................................................................... - 19 - Table 7: Condition of Building Systems – No. 1 Municipal Hall ........................................................................ - 20 - Table 8: Summary of Present-Value Building Costs every 5 years – No.1 Municipal Hall ................................ - 22 -


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Table 9: Condition of Building Systems – No. 5 Fire Station #1 ........................................................................ - 23 - Table 10: Summary of Present-Value Building Costs every 5 years – No. 5 Fire Station #1 ............................. - 24 - Table 11: Condition of Building Systems – No. 6 Public Works Main Complex ................................................ - 25 - Table 12: Summary of Present-Value Building Costs every 5 years – No. 6 Public Works Main Complex ....... - 26 - Table 13: Condition of Building Systems – No. 7 Public Works East Bays / Roads & Parks Shop ..................... - 27 - Table 14: Summary of Present-Value Building Costs every 5 years – No. 7 Public Works East Bays/Roads & Parks Shop ......................................................................................................................................................... - 28 - Table 15: Condition of Building Systems – No. 8 Public Works Wood Shop .................................................... - 28 - Table 16: Summary of Present-Value Building Costs every 5 years – No. 8 Public Works Wood Shop ........... - 29 - Table 17: Condition of Building Systems- No. 45 Public Works Equipment Shed ............................................ - 30 - Table 18: Summary of Present-Value Building Costs every 5 years – No. 45 Public Works Equipment Shed .. - 30 - Table 19: Condition of Building Systems- No. 46 Public Works Equipment & Supplies Shed .......................... - 31 - Table 20: Summary of Present-Value Building Costs every 5 years – No. 46 Public Works Equipment & Supplies Shed .................................................................................................................................................................. - 31 - Table 21: Condition of Building Systems- No. 47 Public Works Water/Sewer Equipment Shed ...................... - 32 - Table 22: Summary of Present-Value Building Costs every 5 years–No.47 Public Works Water/Sewer Equipment Shed ................................................................................................................................................ - 32 - Table 23: Condition of Building Systems- No. 48 Public Works Salt Shed ........................................................ - 32 - Table 24: Summary of Present-Value Building Costs every 5 years – No. 48 Public Works Salt Shed ............. - 33 - Table 25: Summary of Present-Value Costs – No. 49 Public Works Environmental Compliance ..................... - 34 - Table 26: Condition of Building Systems- No. 9 Cultural Centre ...................................................................... - 34 - Table 27: Summary of Present-Value Building Costs every 5 years – No. 9 Cultural Centre ............................ - 35 -

List of Appendices

Appendix I – 20 Year Group Plan

Appendix II – Building Worksheets

Appendix III – Restorative Maintenance Photographs

Appendix IV – Building Discovery Sheet

Appendix V – Glossary of Terms

© 2015 ALL RIGHTS RESERVED

THIS DOCUMENT IS PROTECTED BY COPYRIGHT LAW AND MAY NOT BE REPRODUCED IN ANY MANNER, OR FOR ANY PURPOSE, EXCEPT BY WRITTEN

PERMISSION OF LEVELTON CONSULTANTS LTD.


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1. INTRODUCTION

1.1. TERMS OF REFERENCE

In September of 2014 the District of Central Saanich (“The District”) retained Levelton Consultants Ltd.

(“Levelton”) to develop a facility asset management plan for 46 District-owned buildings.

Levelton has prepared this report solely for the use of The District. Levelton accepts no responsibility for

damages suffered by third parties as a result of decisions or actions based on this report. Levelton does not

claim to have uncovered or identified all building system deficiencies during the course of this work.

1.2. SCOPE OF WORK

Levelton conducted the scope of work provided as per the Levelton Consultants Ltd. proposal dated August 5,

2014. This scope of work included:

A start-up meeting with Levelton staff and the District to confirm intentions, priorities, methodology,

and district contacts for each building group.

Site visits to each building, accompanied by District staff or external users, gathering information on

each building system (interior finishes, building envelope, electrical, mechanical, and miscellaneous

where appropriate) condition, apparent deficiencies, restorative maintenance, and further

investigation.

A progress meeting with Levelton staff and the District to discuss findings and garner feedback

Development of a prioritized 20-year plan for each facility asset from estimated remaining service life,

last renewal date and period of renewal.

In all cases, an asset pertaining to a particular building was included if it was a part of the building’s construction

secured to the structure of the building. Some exceptions were made: for example, kitchen equipment at ball-

diamond concessions was excluded. A more detailed list of exclusions can be found in Section 2.4. Levelton

sub-contracted electrical and mechanical services to Houle Electric Ltd. and West Bay Mechanical, respectively.

Levelton coordinated the sub-contractors and incorporated their findings into the reporting.

While the collective building stock assessed consists of 46 buildings, this report addresses 11 buildings that house

public works/services, government and emergency operations, and storage of records, historic documents and

specialized vehicles/equipment. For information regarding other buildings in the asset-management plan,

please refer to the Master Report or the other three reports (Parks and Recreation, Heritage or External Users).

1.3. REPORT ORGANIZATION

Section 1 of this report provides general information regarding the scope of work, objectives, preferences and

assumptions made in the reporting.

Sections 2 and 3 of this report provide the Group and building reporting, respectively. The Group reporting gives

a high-level description of the building stock, anticipated maintenance and renewal expenses at five-year


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increments over the next twenty years, and an aggregated restorative maintenance summary. Building-level

reporting in the appendices provides detail into the building system descriptions, visual review and projected

maintenance/renewal expenses pertaining to each building. Appendix II contains further detail and forecasting

for each building at an item-by-item level, while Appendix I contains forecasting for the group of buildings at the

item category level.

This report exists as one of four reports that address different groups of buildings within the District. Each report

is then summarized collectively by a Master Report. The individual buildings are each described in further detail

within their respective reports as described in Table 1. Buildings 1-3 were originally designated individually as

Administration, Police and Fire Station #2, however after discussion with The District, treating the buildings as

one collective entity, the Municipal Hall, was preferred.

Table 1: Distribution Outline of Reports.

Master Report

Report 1 Report 2 Report 3 Report 4

Municipal Parks and Recreation Heritage External Users

Buildings 1(a,b,c) – Municipal Hall 5-9, and 45-49

10 – Rom Knott and 11-19, 39 and 44

20 – Butterfield Barn and Coop and 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 34, 35, 36, 37, and 38

4 – Fire Museum and 40, 41, 42, and 43

Total (46) 11 12 18 5

Notes: Excluded: boat building shed (No. 33) Refer to Table 2 for buildings specific to this report. For details on all buildings refer to the ‘Building Discovery Sheet’ found in the Appendices.

Although every effort has been made to ensure that the report is appropriate for a non-technical audience, some

readers may not be familiar with the terminology used in building science. Therefore a glossary of technical

terms is included in Appendix V Glossary of Terms.

1.4. DISTRICT OBJECTIVES

District-owned buildings support several critical functions of local government, public works/services,

community development and emergency operations. They serve as storage for records, historic documents,

and specialized vehicles/equipment. Furthermore, they provide recreation, community-based activities and

programmes, and cultural prominence. Collectively, they represent a substantial portion of District capital

assets. For these reasons, the District has commissioned a facility asset management plan, spanning the next

twenty years (2015-2035), to measure and monitor anticipated expenses in maintenance and renewal Expenses

included in this report represent F-LAMP expenses. As a brief aside, F-LAMP expenses differ from operating

expenses (janitorial, annual servicing/inspection) in that they occur less frequently (upwards of 80-year renewal

periods), are financially great enough to require advance planning and funding, and their condition is

fundamental to the operation, performance, health and safety of the building.


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The District has outlined the following objectives for the plan:

Create a framework for predictable expenses over the long-term

Maximize useful life of each facility

Protection of assets

Cost savings over the long term

Enhanced public safety and health

Reduced disruption of services and greater efficiencies

By performing the facility asset management plan, the following benefits are also anticipated:

Improved health and safety of all building inhabitants

Efficient building operation and performance

A productive environment for employees

Preserved integrity and character of heritage facilities

Creating a 20-year plan for District building infrastructure provides for a more informed means to obtain and

allocate funds toward their building portfolio, with subsequent clarity regarding specific action for maintenance

and renewal. These reports are intended to assist decision makers with planning of capital asset budgets toward

future investment in District-owned buildings.

1.5. DISTRICT PREFERENCES

Within the request for proposal, and at start-up and progress meetings, the District described some preferences

that were addressed within Levelton’s reporting. The general intention with the building components is

maintenance in perpetuity without renewal, a common example being diligent maintenance of wood board

siding (cleaning, substrate prep, and painting) instead of replacing the siding. Where required, renewal is

prioritized by building function and operation. Health-and-safety services such as fire, police, and government

are given greatest priority.

Preference towards heritage buildings is to maintain indefinitely at steady state, and to prevent deterioration

while preserving heritage appeal. The District generally adheres to the Government of Canada’s “Standards &

Guidelines for the Conservation of Historic Places in Canada – Second Edition” in their approach to managing the

maintenance of heritage buildings. These guidelines primarily deal with preserving the original form and

character of heritage sites, advocating repair and stabilization over replacement of components.

The District requested that costs for restorative maintenance (Section 2.3) be allocated in aggregate for each

report, rather than being an itemized list of locations and actions each with an assigned cost. Phasing

maintenance and renewal by elevation (varying exposures) was deemed too detailed for the District’s intentions

and this report. In all cases, the intended future use(s) of the building was considered when determining the

level of renewal required to fulfill the building’s remaining service life.

1.6. ASSUMPTIONS

A number of reasonable assumptions were necessary to simplify the reporting process. Where architectural

drawings were not available to perform quantity takeoffs, a measuring-wheel, measuring-tape and photographs


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were used to estimate building dimensions. Where specific ages or previous maintenance of building

components were unavailable, assumptions for the next maintenance/replacement year were based on visual

review. Assumptions regarding the age of mechanical and electrical equipment were made by sub-contractors

where applicable. Where installation dates were not available from The District, the sub-contractor assigned an

age to each respective component from assessment of physical condition, generation of technology, and

technical knowledge. Estimates provided by Levelton, Houle Electric, and West Bay Mechanical are of class 4/5

nature (to feasibility). At the time of replacement it is expected that The District will seek a quotation from

specific contractors or tendering proponents.

2. BUILDING GROUP NO.1

2.1. GROUP BACKGROUND

Municipal buildings owned and managed by The District date from 1965-present. The buildings can be split into

three use/service types: government and emergency operations, public works/services, and community

services. Government and emergency services include the Municipal Hall in Saanichton (Admin, Police and Fire

Station #2) and the recently constructed Fire Station #1 near the intersection of Keating Cross Road and West

Saanich Road. The Public Works Yard includes the main complex, service bays and shops, equipment and supply

sheds, and environmental compliance infrastructure. The Cultural Centre at Brentwood Bay Village is a multi-

purpose building for community services and programs with the primary service being the District’s library.

Reference information and locations for the buildings can be found in Table 2 and Figure 1.

Table 2: Municipal Building Group Information

Ref No.

Building Year Built

Building Photographs CRD Atlas Aerial

Photo

Approx. Current Usage/ Occupant

Load

1 Municipal Hall (Admin/Police/Fire Stn#2)

1965, 1977, 1979

50 staff +10 visitors/ daytime workdays

5 Fire Station #1 2013

6 F/T staff 24/7

25-30 pers 5 reg.hr.days

6 Public Works Main Complex

1973

40-50 pers / day5 reg.hr.days


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Ref No.

Building Year Built


Photo


Load

7

Public Works East Bays / Roads & Parks Shop

1974

10 pers / day 5 reg.hr.days

8 Public Works Wood Shop

1979 None, Storage.

45 Public Works Equipment Shed

1995

None, Storage

46 Public Works Equipment & Supplies Shed

1997

None, Storage

47

Public Works Water/Sewer Equipment Shed

1989/ 2010

None, Storage

48 Public Works Salt Shed

2012

None, Storage


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Ref No.

Building Year Built


Photo


Load

49 Public Works Environmental Compliance

N/A

N/A

9 Cultural Centre

1988

Varies, 60-120 pers., 5-7 days, reg. hours some

evenings


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Figure 1 : Location of Municipal Buildings

The municipal hall is the most complex building of all the buildings reported. It has been constructed in three

phases shown in Figure 2: the original administration in 1965, police department in 1977, and the fire

department and hose tower in 1979. Various alterations to the different wings of the building have occurred

over the years. Originally Levelton addressed the municipal hall as three individual buildings, however after

discussion with The District they were accrued to align with financial planning preferences.

The various years of construction and installation of building systems were still considered when modelling over

the twenty year period.

# 6‐8 & 45‐49

#1

#5

Municipal Buildings #1-Municipal Hall (Admin, Police & Fire Station #2) #5-Fire Station #1 #6-8 & 45-49 - Public Works Yard #9-Cultural Centre

#9


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Figure 2. Municipal Hall by Construction Phase

1965 1977 1979

Construction Phases by Year


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The Public Works Yard is comprised of seven buildings and supplemental environmental compliance

infrastructure. The yard supports water/sewer, parks and roads/drains departments as well as service to The

Districts’ vehicle fleet. The buildings are a mixture of offices, service bays, storage areas, and operation

equipment. Upon District review of the Public Works Yard it became apparent that the built infrastructure was

unique and strikingly different than most other sites/facilities in the District’s facility asset inventory. In addition

to traditional buildings, several accessory structures and outdoor spaces or “stations” exist for specialized

purposes that are integral for daily operations and are therefore included as infrastructure. These include: the

fuel dispensing system; decant wash station; internal refuse separation and brine station. These items have

previously been identified as requiring attention in order to achieve environmental compliance on-site, lending

them well to be grouped together. As the scope of the F-LAMP is limited to ‘maintenance and replacement of

building systems or equipment associated with existing buildings’, the projected timing and expenses for

maintenance, replacement and upgrading these environmental items have been assigned collectively to Building

#49-Environmental Compliance.

Figure 3 Public Works Site Plan from Municipality of Central Saanich


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2.2. GROUP SUMMARY

The management of assets over the next 20 years for Report No.1, Municipal Buildings, is summarized in Table

3 where anticipated expenses are combined in five-year increments. The costs vary with differences in age,

construction, extent of utilities, size and occupancy. The aging Municipal Hall represents close to 40% of the

group twenty year total costs. Fire Station #1 is a substantial building with extensive electrical and mechanical

equipment, however its robust design and recent construction defer a significant portion of anticipated

expenses beyond the twenty year timeframe of this report. A large portion of the identified costs for the Public

Works buildings are attributed to upgrading utility services (sewer and water) at the Main Complex in the first

five years.

Table 3: Summary of Present‐Value Group Costs every 5 years

Building 0‐5yrs 6‐10yrs 11‐15yrs 16‐20yrs 0‐20yrs

No.1 Municipal Hall $348,455 $238,350 $272,515 $167,820 $1,027,140

No.5 Fire Station # 1 $29,200 $33,100 $64,745 $157,150 $284,195

No.6 PW Main Complex $228,470 $62,000 $83,630 $80,100 $454,200

No.7 PW East Bays / Roads & Parks Shop

$21,070 $5,400 $2,700 $56,600 $85,770

No.8 PW Wood Shop $5,460 $450 $- $1,450 $7,360

No. 45 PW Equipment Shed $2,150 $- $- $- $2,150

No. 46 PW Equipment & Supplies Shed

$1,650 $- $- $2,280 $3,930

No. 47 PW Water/Sewer Equipment Shed

$- $10,800 $- $- $10,800

No. 48 PW Salt Shed $- $- $18,100 $- $18,100

No.9 Cultural Centre $92,640 $59,720 $66,450 $72,360 $291,170

Group Restorative Maintenance $105,000 $- $- $- $105,000

Total $834,000 $409,800 $508,100 $537,800 $2,289,800

$139,000/yr $82,000/yr 101,630/yr $107,600/yr $109,000/yr

Figure 4 displays the maintenance and replacement expenses over the next 20 years. The largest expense years

are projected within the first five years and final five years. Within the first five years, large costs are occurring

from improving the Public Works infrastructure and replacing electrical and mechanical equipment at the

Municipal Hall. The large years near the end of the twenty years (2030 and 2033) can be attributed to roofing

replacement at the Municipal Hall and the beginning of electrical and mechanical equipment replacements at

the highly automated Fire Station #1. Replacement costs are more scattered, while maintenance expenses are

distributed fairly evenly over the twenty years.

The five largest monetary years for both maintenance and replacement across the group are drawn from the

forecasting tables in Appendix II and Appendix I, and are summarized chronologically in Table 4.


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Figure 4: Projected Maintenance and Replacement Expenses (Future Value) for Municipal Group

Table 4: Chronological List of Top‐5 Monetary Years for Maintenance and Replacement in Municipal Buildings

Building Description Year(s) Cost

Maintenance

No.1 Municipal Hall Building Envelope – Repainting wood cladding and overhead door servicing.

2016,2024,2032 $ 15,950

No.9 Cultural Centre Building Envelope – Repainting of wood cladding and replacement of IGUs on an as needed basis.

2017, 2025, 2033

$ 6,370

No.5 Fire Station #1 Building Envelope – Cleaning of brick veneer,resealing of apparatus bay slab, and annual overhead door service.

2024, 2034 $ 8,400

No.1 Municipal Hall Mechanical – Perimeter drain service/inspection, heat pump servicing, pumps servicing (sanitary, DWH and geo-exchange circulation)

2027 $ 11,400

No.5 Fire Station #1 Mechanical – Perimeter drain hydro-flush, heat pump servicing, pumps servicing (sanitary, DWH and geo-exchange circulation)

2028 $ 6,200

$0

$50,000

$100,000

$150,000

$200,000

$250,000

$300,000

$350,000

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

Co

st (

Fu

ture

Val

ue)

Year

Maintenance Replacement


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Building Description Year(s) Cost

No.1 Municipal Hall

Electrical – Lighting fixtures, backup generator, wiring devices, electric door openers.

2016 $ 65,185

No.6 Public Services Complex Miscellaneous - Installation of new decant wash station and premise isolation at city main and decant wash station.

2017 $ 85,000

No.6 Public Services Complex Miscellaneous – Upgrade of sewer line to public works and new sewer pump station.

2020 $ 65,000

No.1 Municipal Hall Building Envelope – Three phases of SBS roofing membrane.

2025, 2030 & 2035

$ 64,120

No.5 Fire Station #1 Electrical – Interior/exterior lighting fixtures, wiring devices

2033 $ 85,800

2.3. REPORT 1: MUNICIPAL BUILDINGS ‐ RESTORATIVE MAINTENANCE

Restorative Maintenance (RM) is a term used here to relate to the identification and correction of localized

defects (components that have already failed), which if left unrepaired, may continue to deteriorate and

introduce further failure to materials adjacent to the ‘defect’. Regular maintenance such as painting is

considered ‘preventative’ as opposed to ‘restorative’. Two examples which may help illustrate the term in

greater clarity:

1. Preventative maintenance for an industrial fan would include lubricating its bearings semi-annually. If

this preventative maintenance lapses the bearings may seize and contribute to motor failure.

Restorative maintenance would include renewing the bearings and motor so that the fan assembly is

restored to good working order.

2. With the case of a building, maintenance of a wooden surface (painting) may lapse, permitting the

underlying wood to become compromised. Restorative maintenance, in the form of new wood is

preferred over repainting so that the defect is corrected and not allowed to propagate.

Restorative maintenance therefore refers to removal and reinstatement of underlying components in the near

future so that meaningful investment in regular maintenance can resume.

For each building we may report an observation of concern that relates to restorative maintenance (RM). Rather

than assigning a cost to this work, which might best be executed with other types of RM work, we have advised

that the RM work is considered relatively urgent and would best be completed within 5 years as one of a number

of potential projects. Thus, we combine individual RM project work for all buildings in this group into one

cumulative cost, which is then equally divided as an expense each year. This general allocation will allow the

District the flexibility to address RM projects individually or collectively at its discretion, with the goal that all

RM projects can be funded and completed during the next 5 years. We have, in the Master Report, combined

restorative maintenance (RM) investment for all buildings so that RM project investment from this report can

be understood as part of all RM projects for The District.

RM projects, if applicable, (excluding mechanical and electrical observations) are listed in Table 5. The RM

projects range from installing sealant at material transitions to replacing exterior plywood at the Municipal Hall

with fiber-cement panel. Each item is referenced to a photo (where available): for example, Building No.1 –


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Municipal Hall “Replace siding on west wall just north of police balcony/bike storage area” refers to photo [1-

03] in Appendix III - Restorative Maintenance Photo, where [1-03] represents building 1, photo 3.

Table 5: List of Restorative Maintenance Items

Building Restorative Maintenance Item Photo

Reference

1 – Municipal Hall

Replace lower level north facing lunchroom exterior wall siding (first 5 boards from grade), plywood trim and sealant renewal at joints.

1-01 & 1-02

Replace siding on west wall just north of balcony/bike storage area. 1-03

Investigate cantilevered balcony beams on fire balcony above BBQ pit. Replace decayed plywood cladding.

1-05

Replace and re-detail outcrops of fire bay doors which are degraded. 1-06

Replace degraded cedar siding at butt joints to CMU on east elevation of fire bay. Renewal sealant at all cedar siding to CMU joints.

1-07

Replace all Crezon exterior plywood cladding with fiber-cement panel.

1-08

5 – Fire Station #1 Flash exposed end grain of wood at structural roof truss extensions, east and west elevations.

5-01

8 – Public Works Wood Shop

Replace vinyl siding on lower quarter of building.8-01

9 – Cultural Centre Sealant on all window jambs, half of sills, and all corner trim 9-01

Trim back vegetation from building (NW corner especially) 9-02

Sub‐Total: $75,000

+40% $30,000

Total: $105,000

For the buildings modelled in this report, an estimated investment in restorative maintenance is $105,000,

including a 10% contingency, 20% overhead and 10% profit to the Contractor (consulting fees are not included).

These estimates are typical for Contractors, therefore an average of $21,000 per year is allocated for the first

five years of the report period to address these items as the District sees fit.

Reduced maintenance or deferral of restorative maintenance targeting localized defects can be expected to

increase costs and reduce the effective service life of a component. The horizontal axis of Figure 5 divides any

component’s service life into a more reliable first ‘half’ and a less reliable, maintenance-intensive second ‘half’.

The vertical axis describes deteriorating limit states, where the maintenance investment serves primarily an

aesthetic function at the top, progressing in urgency to structural repair near the bottom. Failure to maintain a

component eventually results in its inability to function increased expense to rectify.


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Figure 5: Effect of Maintenance on Service Life

2.4. EXCLUSIONS

During the reporting process, Levelton and The District confirmed on a number of areas that would be excluded

from the funding model. Exclusions were either due to their age, durability, user priority, renewal date beyond

20 years, low cost, or likelihood that they would be replaced promptly from an operating budget as they must

remain functional and safe. As time passes, components can be added or deleted from this list based on

changing conditions or rising repair costs; some of items excluded are listed below:

Kitchen assets such as cooking equipment (grill, fryer, exhaust).

Assets forming part of the ground-works or site infrastructure beyond the building footprint

such as perimeter fencing, roadways, parking areas, picnic tables. An exception was made for

Public Works Yard infrastructure (see section 2.1) that was deemed unique to other buidlings

in that is was vital to the operations of the Public Works buildings.

Low-voltage wiring

Washroom/change-room fixtures

Supplemental space heaters

IT equipment

Interior doors

Ceiling tile

Counters, cabinets, tables


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Wall fixtures

Fixtures or components not attached to the buildings

3. BUILDING REPORTING

This section of the report addresses each building on an individual basis. The building is further broken down,

where applicable, into four main systems: interior finishes, building envelope, electrical and mechanical.

3.1. OVERALL VISUAL CONDITION SUMMARY

A visual-only review was performed for this report and study. A general condition of good, average, fair, poor

or concealed was used to describe the condition of each item as observed during the visual review. More

substantial commentary on preventative maintenance is beyond the scope of this report. However, please refer

to Table 6 for a description of the condition statements. Additionally, some restorative maintenance items may

have been noted and are commented on further in building sheets found in Appendix II.

Table 6: Description of Condition Statement

Condition Description

No Action Good

The condition of the element appears newer, may outlast its life expectancy and may potentially be replaced further into the future than anticipated.

Average The element is wearing evenly or as should be expected, based on the age and life expectancy of the material/ assembly.

Monitor Fair The element is generally “Average” and performing its intended function. However, its material integrity is no longer intact.

Action Required Poor Replacement of the element should happen before the expected life is reached.

To be Confirmed Concealed

Visual review was not possible due to access, concealment, or danger of putting the component’s performance at risk. It may require a separate follow up. The condition is therefore “Concealed” and is “To be Confirmed”. In most circumstances, we assume an “Average” condition unless we feel it appropriate to highlight an item.

3.2. CONTEXT FOR PLANNING OR DEFERRING

If Owners or users wish to defer or not renew some items, it is important to first consider the consequence of

failure for each item within the categories below. The list below describes some of the consequences of failure

for the majority of items within each component category.

1. Building Envelope: the failure to maintain an item can result in water ingress or damage to other

components or the building structure itself. As these components are constantly exposed to weather,

inaction is not recommended.

2. Mechanical failure can result in the loss of equipment as a whole, interior conditions (which affect

worker/user productivity, attendance and comfort) and in some, less common cases, a fire hazard.

3. Electrical component failure is not common, but can cause damage to electrical appliances, a fire risk,

and unexpected and potentially catastrophic loss of power requiring potential shutdown of a facility.

4. Interior finishes are typically aesthetic and their failure is predominately driven by aesthetic

requirements placed there by the users; failure of interior finishes do not typically result in further

damage to other components or greater hazards to the users. As such, it is possible for some of the

items to be postponed or deferred with little risk of further damage to other components. Cleanliness

(or the appearance thereof) may affect morale or attendance over time.


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3.3. NO. 1 – MUNICIPAL HALL

3.3.1. Description

Located at 1903 Mount Newton Cross Road in the village of Saanichton, the Municipal Hall is the central building

to District administration and governance. The building is divided into three connected wings with differing

dates of construction: administration (1965), police (1977) and fire (1979). The administration wing includes

office and meeting space which includes the Mayor’s office and Council chambers. The police department also

features office space as well as a lunch room, holding cells, locker-rooms and garage/sally port areas. The fire

department (Fire Station #2) includes a large apparatus bay, hose tower, changing rooms, and meeting spaces.

The recent construction of Fire Station #1 has relocated the offices of the Fire Chief and supporting staff.

The building is two levels and features a low-sloped SBS membrane roof. All windows and storefront doors are

aluminum-framed, including a pressure plate skylight assembly at the main foyer entrance. Cladding for the

building is primary wood based with cedar siding, trim and Crezon plywood with battens. Painted concrete

masonry unit (CMU) is featured at areas such as vaults, holding cells and the fire apparatus bay. Interior flooring

is divided between linoleum public areas and carpeted staff areas. Space heat for the building is provided by

multiple heat pumps, two forced-air electric furnaces and electric baseboard. Four electric tanks supply hot

water for domestic use. Fire suppression is managed by a sprinkler system serving the prisoner holding cells and

fire extinguishers representing the remainder of the building. The electrical system is extensive and is backed

up by two generators to ensure critical services are not interrupted. In 2014 Omicron performed a ‘High Risk

Health and Deficiency Study’ of the Municipal Hall. Issues identified in the study included lack of fire resistance

ratings, seismic resistance of structures, and accessibility concerns. These items are recognized by The District

but are not considered part of the scope for this report.

3.3.2. Visual Review

The following table refers to the visual review performed onsite by Levelton during fieldwork. The table lists the

building systems and their individual items, or group of elements as one item, and provides a statement

regarding their respective condition as observed. For the description of the condition statements refer to Table

6 in Section 3.1.

Table 7: Condition of Building Systems – No. 1 Municipal Hall

Concealed Poor Fair Average Good

Interior Finish

Interior Paint X1 X

Linoleum Flooring X2

Carpet Flooring X1 X

Building Envelope

Painted Crezon Plywood Panels X3

Cedar Siding X4

Wood Fascia Board and Trim X4

Painted CMU X

Windows, Aluminum X5 X5Storefront Door Assemblies, Aluminum X

T-Bar Skylight X6

Exterior Metal Doors X


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Overhead Doors X7

Flashing X

SBS Membrane Roof X8 X

Balcony Vinyl Membrane X9 X9Mechanical

Perimeter Drains X

Irrigation Control Box X

Air to Air Heat Pumps X10 X10 Forced-Air Furnace X10 X10 X10

Sump Pump X

Window A/C Units X

Hot Water Tanks X

Air Compressor X

Electrical

Backup Generators X

Lighting Equipment X

Control Equipment X

Wiring Devices X

Fire Alarm System X

Distribution Equipment X

Ventilation, Exhaust Fans X

Overhead Door Motors X

Electric Door Openers (2) X

Notes:

1. Carpet and paint is in poor condition in police wing. Police and Admin regions assigned greater priority over less trafficked Fire areas.

2. Linoleum is worn in areas such as the police shower rooms and admin lower level south entrance.

3. Crezon plywood panel cladding used at the roof parapet and belly band is deteriorated. 4. Cedar siding and wood trim show deterioration near grade and certain areas that are suggested

for restorative maintenance (e.g. lunchroom, fire apparatus bay outcrops, and west wall of police wing).

5. Windows replaced in 2013 on administration wing are in good condition, remaining windows for building are original and in fair condition.

6. T-Bar pyramid skylight over the main entrance foyer has active leaks. Consideration has been given by the district to remove the structure over repairing it.

7. Overhead door maintenance for emergency vehicles is of high priority to continue uninterrupted service.

8. SBS roofing membrane is good over police and fire wing areas. The administrative areas display fair amounts of organic growth and debris obstructing drains. Membrane seams exhibit sufficient bleed-out and blistering was not observed.

9. Police balcony membrane installed in 2012 and in good condition. Fire balcony membrane original (1979) and scheduled for replacement in the next 5 years.

10. Heat pumps and forced air furnaces range from fair to good condition given various installation dates.


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3.3.3. Financial Conditions No. 1 Municipal Hall

Initially the complex was divided into three parts, Administration, Police and Fire Station #2, however after

discussion of this approach with The District their preference, for ease of management, was to model the

building as a whole. With the extent of mechanical and electrical equipment present in the building Levelton

found it most practical to assess the three original parts individually before aggregating them for the table below.

With the context provided in Section 3.2 regarding the risks associated with failure to maintain the costs

associated with the maintenance or renewal of each item or category can be better prioritized. The table below

provides a breakdown of the costs for each category in five-year increments.

Table 8: Summary of Present‐Value Building Costs every 5 years – No.1 Municipal Hall

Category 0‐5yrs 6‐10yrs 11‐15yrs 16‐20yrs 0‐20yrs

Interior Finish $85,400 $20,800 $- $- $106,200

Building Envelope $71,500 $90,970 $71,620 $88,520 $322,610

Mechanical Summary $88,600 $77,600 $91,800 $59,900 $317,900

Electrical Summary $102,955 $48,980 $109,095 $19,400 $280,430

Total $348,455 $238,350 $272,515 $167,820 $1,027,140

Easily the largest expense building for The District, the municipal hall sees about a third of its 20-year total

expenses in the first 5-year period. These greater expense years include renewing a majority of the interior

finishes, replacing the remaining original aluminum framed windows and electrical equipment replacement

(lighting equipment & backup generators). Years 6-16 have a fairly even cost distribution followed by a decrease

in the final 16-20 year period. The majority of expenses arising from the later years are from replacement of

electrical equipment (lighting fixtures, main distribution equipment) and building envelope maintenance

(repainting cladding) and replacement (SBS roofing). It should be noted that restorative maintenance items,

such as replacing Crezon plywood cladding with fiber-cement panel, are assigned for the whole group within the

next five years and have been tabulated separately in Section 2.3.

3.4. NO. 5 – FIRE STATION #1

3.4.1. Description

Recently constructed in 2013 the Central Saanich Fire Station #1 is located near the intersection of West Saanich

Road and Keating Cross Road. The single to three-storey, 21,346 ft2 building has become the Fire Department’s

new headquarters and accommodates both volunteer and career personnel. The station can house eight trucks

through four tandem drive-through bays and features a hose tower, elevator, locker rooms, offices, a conference

room, lounge/kitchen, dormitories and training rooms. The building was recipient to the 2014 Victoria Real

Estate Merit Commercial Building Award, is targeting LEED Silver certification, and is designated as the District’s

Emergency Operations Centre (EOC).

Built for longevity and low maintenance, the building features rain-screen, exterior insulation, wood-framed and

mass-wall assemblies clad with brick veneer or corrugated metal panel (horizontal and vertical); being mass wall

exposed concrete, the hose tower is the only exception to these assemblies. Roof assemblies are inverted and

are of standing seam metal on sloped areas and 2 ply SBS membrane over low-sloped (flat) areas. Building

fenestration is all thermally broken and includes curtain wall, storefront glazing, aluminum-framed windows,

exterior metal doors (non-thermally broken), and apparatus overhead bay doors (non-thermally broken).


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Interior finishes include painted gypsum board walls and sealed concrete flooring. The building features a geo-

exchange water to water heat pump system providing space heat and rooftop solar hot water preheat for

domestic hot water. A large-volume rain catch system on the east side of the building provides grey water for

use in training and testing of equipment.





6 in Section 3.1.

Table 9: Condition of Building Systems – No. 5 Fire Station #1


Interior Finish

Interior Paint X

Concrete Flooring and Finishes X

Ceramic Tiled Flooring X

Interior Doors X

Building Envelope

Brick Veneer X

Corrugated Metal Panel Siding X

Exposed Concrete (Hose Tower) X

SBS Membrane Roof X

Standing Seam Metal Roof X

Windows, Aluminum X

Storefront Door Assemblies, Aluminum X

Curtain Wall X


Overhead Doors X

Flashing X

Mechanical

Perimeter Drains and Clean Outs X


Water to Water Heat Pumps X

Solar Hot Water Collector X

Tankless Domestic Hot Water X

Domestic Hot Water Storage Tanks X

Domestic Hot Water Pumps X

Sanitary Pump X

Server Room AC X

Exhaust Fan Parking Garage X

Heat Recovery Ventilator X

Exhaust Fans (Various) X

Geo-exchange Circulation Pumps X

Tankless Boiler X

Fan Coil Units X

Supply Fan Heater (Hose Tower) X

Reclaim Water Storage Tanks X


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Elevator X

Electrical

Backup Generator X


Control Equipment X

Wiring Devices X

Fire Alarm System X



Roller Door Motor X

Hoist XNotes: The recent construction of the building has all of the building components in good condition.

3.4.3. Financial Conditions No. 5 Fire Station #1

The table below provides a breakdown of the costs for each category in five-year increments.

Table 10: Summary of Present‐Value Building Costs every 5 years – No. 5 Fire Station #1


Interior Finish $- $- $- $17,550 $17,550




Total $29,200 $33,100 $64,745 $157,150 $284,195 Note: Deferral of costs should take into account relative consequence of failure, see section 3.2.

Costs progressively rise throughout the four periods as building components begin to reach 5-20 year

maintenance/replacement periods. The robust envelope design places the substantial portion of expenses on

maintenance of mechanical equipment throughout the twenty years. Much of the building envelope costs

originate from annual servicing of the eight overhead bay doors (critical to delivering emergency response

services) and mechanical HVAC equipment. Replacement costs creep into the twenty year frame in years 16-20

as electrical (lighting fixtures and wiring devices) and mechanical components (various pumps, solar hot water

collector) begin to reach estimated service lives.

3.5. NO. 6 – PUBLIC WORKS MAIN COMPLEX

3.5.1. Description

The Public Works Yard is located at 1703 Keating Cross Road. Seven buildings in the yard have been addressed

in this report along with environmental compliance infrastructure. This section deals with the main complex

located at the north edge of the site. Originally built in 1974, the complex has had additions, most recently an

upper level office/lunchroom area in 1990. The lower level contains the main office, mechanic shop and welding

bays, water/sewer shop and change rooms. The upper level is comprised of the roads office, water/sewer office,

lunch room, washrooms and balcony with exterior staircase. The building is clad on the upper level with vinyl

siding and corrugated metal panel fascia while the lower level is painted CMU. The low-sloped roof is 2-ply SBS

membrane all windows are aluminum-framed. The mechanic shop area has four overhead garage doors for

vehicle servicing needs. The building is heated by a horizontal gas furnace with supplementary baseboard heat.


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Hot water for domestic and service use is provided by three electric tanks. As the building’s use is primarily

servicing, notable pieces of mechanical and electrical equipment were included in modelling such as a pressure

washer, air compressor with dryer, three vehicle lifts, and overhead door motors.





6 in Section 3.1.

Table 11: Condition of Building Systems – No. 6 Public Works Main Complex


Interior Finish

Interior Paint X1 X

Linoleum Flooring X2 X2

Building Envelope

Vinyl Siding X3 X3

Painted CMU X

Corrugated Metal Panel X

SBS Membrane Roof X4

Windows, Aluminum X


Overhead Doors X

Flashing X

Mechanical


Air Compressor X

Air Dryer (for compressed air) X

Electric Fan Heaters (Shop) X

Horizontal Gas Furnace X

Domestic Hot Water Tanks X

Window A/C Units X

Ductless Split A/C X

Pressure Washer X

Exhaust Fans X

Fire Extinguishers X

Electrical

Lighting Equipment X5

Control Equipment X

Wiring Devices X

Baseboard Heating X

Fire Alarm System X

Distribution Equipment X6 X6


Sewer Pump X8

Vehicle Lifts X


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Miscellaneous

Replace water line to complex & premise Isolation

N/A7

Upgrade Sewer Line and install new pump Station

X8

Notes: 1. Interior paint is in poor condition in select rooms which are scheduled to be repainted in 2015. 2. Linoleum flooring is fair condition on second level lunchroom/washrooms with some areas of lifting.

Linoleum at the main office is original (1974) and is worn, replacement there is scheduled within the next three years.

3. Vinyl siding is in poor condition along the lower course and is not secured to cross-cavity flashing in a number of locations.

4. SBS membrane replacement divided into three phases to distribute cost. 5. Lighting retrofit undertaken in 2010 on select fixtures. 6. Distribution panels 6 and 11 are original, in fair condition, and recommended for replacement in the

coming years. Remaining distribution is < 15 years in service life and in average condition. 7. N/A indicates component will be new install. 8. New pump station with a sewer line upgrade is scheduled to replace existing station that is in poor

condition.

3.5.3. Financial Conditions No. 6 Public Works Main Complex

The table below provides a summary of the costs for each category in five-year increments. Additional costs for

miscellaneous infrastructure related to the building have been included in the summary.

Table 12: Summary of Present‐Value Building Costs every 5 years – No. 6 Public Works Main Complex


Interior Finish $6,980 $5,000 $- $5,000 $16,980




Misc. Summary $150,000 $- $- $- $150,000

Total $228,470 $62,000 $83,630 $80,100 $454,200

Note: Deferral of costs should take into account relative consequence of failure, see section 3.2.

The miscellaneous infrastructure items (water line with premise isolation and sewer system upgrade) represent

a substantial portion of the overall costs for the Main Complex. A part from these miscellaneous costs in the

first period, the building envelope comprises the largest category of cost. Major envelope components include

replacement of aluminum-framed windows, vinyl siding and SBS roofing membrane. Electric equipment

replacement (wiring devices, overhead door motors, vehicle lift, and lighting equipment) in the first and third

periods and mechanical equipment replacement (air compressor, furnace, and pressure-washer) in the second

period represent other significant areas of cost.


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3.6. NO. 7 – PUBLIC WORKS EAST BAYS / ROADS & PARKS SHOP

3.6.1. Description

The Public Works East Bays / Roads & Parks Shop is located along the east side of the service yard at 1703 Keating

Cross Road. The 1974 building consists of a main shop area, roads shop, water/sewer bay areas and the parks

office. The building is single-storey with high bay ceiling for large vehicles and loft storage. The building is clad

with wood siding, features sloped standing seam metal roofing, aluminum-framed windows and six roll-up

garage doors. The garage areas are unfinished while the parks office features linoleum flooring and painted

gypsum wall board. A central heating system is not present given the majority of the building is unconditioned

garage, conditioned areas are space heated by portable electric heaters.





6 in Section 3.1.

Table 13: Condition of Building Systems – No. 7 Public Works East Bays / Roads & Parks Shop


Interior Finish

Interior Paint X

Linoleum Flooring X

Building Envelope

Wood Cladding (Board and Plywood) X1 X1

Wood Trim X1 X1

Standing Seam Metal Roofing X2

Windows, Aluminum X


Overhead Doors X

Mechanical


Portable Electric Heaters X

Fire Extinguishers X

Electrical

Lighting Equipment X3 X

Wiring Devices X

Fire Alarm System X

Distribution Equipment X3 X


Notes: 1. North and west walls are weathered (poor) while east walls are in average condition. 2. North portion of roof over high bays displays corrosion. 3. Component age is beyond estimated service life; component is functioning.


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3.6.3. Financial Conditions No. 7 Public Works East Bays / Roads & Parks Shop


Table 14: Summary of Present‐Value Building Costs every 5 years – No. 7 Public Works East Bays/Roads & Parks Shop


Interior Finish $2,500 $- $- $- $2,500

Building Envelope $7,000 $2,800 $600 $51,600 $62,000


Electrical Summary $9,570 $- $100 $3,000 $12,670

Total $21,070 $5,400 $2,700 $56,600 $85,770 Note: Deferral of costs should take into account relative consequence of failure, see section 3.2.

The building envelope category comprises almost three quarters of the total twenty year costs for the garage.

Major envelope components include replacement of the standing seam metal roof in the final period,

replacement of aluminum framed windows in the second period and repainting wood cladding in the first and

final 5-year periods. The costs for this building are generally kept low through greater

maintenance/replacement periods given its primary use as a storage area. Much of the electrical system is

beyond its estimated service life, including lighting equipment, wiring devices and the main distribution (panel

and breakers). These overdue items have been modelled for replacement within the first period. Mechanical

expenses are limited to perimeter drain maintenance (hydro-flush) in each five-year period.

3.7. NO. 8 – PUBLIC WORKS WOOD SHOP

3.7.1. Description

The Public Works Wood Shop building is located along the west side of the service yard, south of the main

complex. The single-storey building features one room which contains wood-working equipment and work

benches. Constructed in 1979, the building is clad with vinyl siding and gable-end vertical wood siding.

Fenestration for the building includes aluminum-framed windows, a single metal door entrance and a roll-up

garage door. The roof is sloped asphalt shingle, finished with wood fascia board at eaves. Space heat is provided

by portable electric heaters and ventilation exists in the form of a single exhaust fan.





6 in Section 3.1.

Table 15: Condition of Building Systems – No. 8 Public Works Wood Shop


Building Envelope

Vinyl Siding X1

Sloped Asphalt Shingle Roof X

Windows, Aluminum X

Exterior Metal Door X

Overhead Doors X


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Mechanical

Portable Electric Heaters X2

Free Standing Exhaust Fan X2

Electrical


Wiring Devices X2


Notes: 1. Blistering of vinyl near grade. Most prevalent along south elevation. 2. Component age is beyond estimated service life.

3.7.3. Financial Conditions No. 8 Public Works Wood Shop


Table 16: Summary of Present‐Value Building Costs every 5 years – No. 8 Public Works Wood Shop


Interior Finish $- $- $- $- $-

Building Envelope $- $250 $- $250 $500

Mechanical Summary $1,200 $200 $- $1,200 $2,600

Electrical Summary $4,260 $- $- $- $4,260

Total $5,460 $450 $- $1,450 $7,360

The Wood Shop has few expenses over the next twenty years. Due to its limited occupancy, longer renewal

periods were given to the building. Electrical components are beyond their expected services lives and their

replacement in the next five years make up the largest cost of any period. The vinyl siding and asphalt shingle

roof are not anticipated for renewal within the scope of the report. The primary mechanical expense includes

the exhaust fan (with ducting) replacement that is required to maintain adequate indoor air quality while wood

working.

3.8. NO. 45 – PUBLIC WORKS EQUIPMENT SHED

3.8.1. Description

The Public Works Equipment Shed is a retrofitted trailer with a self-explanatory purpose that lies parallel to the

south elevation of the main complex. Approximately 130ft2 the rectangular shed is raised on four concrete block

footings. The shed is clad with grooved metal sheet which is riveted through the wood-framed structure to an

unfinished interior. The roof is waterproofed with a SBS roofing membrane. A metal-clad, hinged door is located

on the south side while a garage roll-up door is on the west. The shed is energized from the main complex but

does not include its own distribution equipment. For this reason the electrical portion for the shed was omitted.





6 in Section 3.1.


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Table 17: Condition of Building Systems‐ No. 45 Public Works Equipment Shed

N/A Poor Fair Average Good

Interior Finish

Metal Flooring X

Building Envelope

Metal Sheet Siding X

SBS Membrane Roof X

Metal-Clad Door X1

Wood Roll-Up Door X2

Notes: 1. The interior wood sheathing of the door is degraded. 2. Operation of the door was laboured. Paint is weathered and flaking.

3.8.3. Financial Conditions No. 45 Public Works Equipment Shed


Table 18: Summary of Present‐Value Building Costs every 5 years – No. 45 Public Works Equipment Shed



Building Envelope $2,150 $- $- $- $2,150

Mechanical Summary $- $- $- $- $-

Electrical Summary $- $- $- $- $-

Total $2,150 $- $- $- $2,150

The building envelope is the only category considered in the building costs for the equipment shed. In the first

period (year 2020) the doors and roofing membrane are anticipated for replacement.

3.9. NO. 46 – PUBLIC WORKS EQUIPMENT & SUPPLIES SHED

3.9.1. Description

The Public Works Equipment & Supplies Shed is another retrofitted trailer approximately 8 feet in height lying

north-south along the west perimeter of the yard. Resting on a concrete slab-on-grade the rectangular shed is

set into the bank as the grade rises along its length. Clad with painted metal panel the shed has a single double-

door hinged entrance on the north end. The interior is unfinished with plywood flooring and features

incandescent lighting and an electric fan heater with thermostat.





6 in Section 3.1.


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Table 19: Condition of Building Systems‐ No. 46 Public Works Equipment & Supplies Shed


Interior Finish

Plywood Flooring X

Building Envelope

Metal Panel Siding X1

Metal Double Door X

Electrical



Electric Heater with Thermostat X

Notes: 1. Paint near corners has flaked and corrosion is present.

3.9.3. Financial Conditions No. 46 Public Works Equipment & Supplies Shed


Table 20: Summary of Present‐Value Building Costs every 5 years – No. 46 Public Works Equipment & Supplies Shed



Building Envelope $1,100 $- $- $1,100 $2,200


Electrical Summary $550 $- $- $1,180 $1,730

Total $1,650 $- $- $2,280 $3,930

The building envelope and electrical categories feature the incurring costs for the Equipment & Supplies Shed

over the next 20 years. Envelope costs include maintaining paint on the metal panel siding and doorway while

electrical expenses include distribution and lighting equipment as well as the single fan heater with thermostat.

3.10. NO. 47 – PUBLIC WORKS WATER/SEWER EQUIPMENT SHED

3.10.1. Description

The Water/Sewer equipment shed is a MegaDome® structure approximately 30’ in height located between the

wood shop and brine tank station. Erected in 2011, the band-shell looking structure features galvanized steel

framing that is covered by a tensioned polyethylene fabric membrane (POWERSHIELD®). The shelter rests on a

four-foot concrete wall sitting on a slab-on-grade. The water and sewer division store machinery and supplies

within the shelter which has an open-aired entrance on the east side. A single, metal, exterior door is present

just north of the open entrance. The shelter does not contain any electrical or mechanical equipment to include

in the analysis.





6 in Section 3.1.


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Table 21: Condition of Building Systems‐ No. 47 Public Works Water/Sewer Equipment Shed


Building Envelope

POWERSHIELD® Membrane X

Galvanized Steel Framing X

Exposed Concrete X

3.10.3. Financial Conditions No. 47 Public Works Water/Sewer Equipment Shed


Table 22: Summary of Present‐Value Building Costs every 5 years–No.47 Public Works Water/Sewer Equipment Shed



Building Envelope $- $10,800 $- $- $10,800



Total $- $10,800 $- $- $10,800

Costs for this building are limited to the building envelope given its use and lack of electrical or mechanical

equipment. The majority of the total 20-year costs are seen from the renewal of the POWERSHIELD® membrane

in 2025. During the membrane renewal maintenance costs associated with the concrete foundation wall and

steel framing are also expected.

3.11. NO. 48 – PUBLIC WORKS SALT SHED

3.11.1. Description

The Public Works Salt Shed is nearly identical to building No.47, a MegaDome® structure consisting of galvanized

steel framing covered in tensioned polyethylene fabric membrane (POWERSHIELD®). The 2013 structure rests

on a perimeter wall of standard, keyed, concrete lock-block stacked three units high which are protected on the

interior face with a protective coating. Lock-block is also present along the centre of the sheltered bay to provide

separation between the two materials, brine salt and road salt/sand, presently stored there. The MegaDome®

is completely open aired on the east side for material access. The shelter does not contain any electrical or

mechanical equipment to include in the analysis.





6 in Section 3.1.

Table 23: Condition of Building Systems‐ No. 48 Public Works Salt Shed


Building Envelope

POWERSHIELD® Membrane X

Galvanized Steel Framing X

Standard Keyed Concrete Lock-Block X


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3.11.3. Financial Conditions No. 48 Public Works Salt Shed


Table 24: Summary of Present‐Value Building Costs every 5 years – No. 48 Public Works Salt Shed



Building Envelope $- $- $18,100 $- $18,100



Total $- $- $18,100 $- $18,100

Costs for this building are similar to Building No.47 by design and are limited to the building envelope given its

use and lack of electrical or mechanical equipment. The majority of the total 20-year costs are seen from the

renewal of the POWERSHIELD® membrane in 2027. During the membrane renewal maintenance costs

associated with the concrete lock-block wall and steel framing are also expected.

3.12. NO. 49 – PUBLIC WORKS ENVIRONMENTAL COMPLIANCE

3.12.1. Description

As previously mentioned in Section 2.1, after consideration by The District, a number of environmental

compliance infrastructure items pertaining to operations of the Public Works Yard were noted for inclusion in

F-LAMP reporting. The items are included here for reference only (not included in F-LAMP financial analysis) as

their funding will be sourced separately to F-LAMP items. Environmental compliance items include: the fuel

dispensing system; decant wash station; internal refuse separation and brine station. All of these items have

previously been identified as requiring attention in order to achieve environmental compliance on-site. The

scope of future work related to these items includes:

Decommissioning existing below-grade fuel tanks in two phases and replacing with equivalent, or greater capacity, above-grade tanks.

Installing premise isolation at the decant wash station.

Installing MegaDome® shelters over the decant wash and brine farm stations.

Installing 12 industrial dumpsters for sorting of internal refuse with a slab on grade footing.

The timeline for these items has been expressed within the Public Works 5-year plan.

3.12.2. Financial Conditions No. 49 Public Works Environmental Compliance

The table below summarizes the, reference only, miscellaneous environmental compliance items in the coming

years.


June 08, 2015




Page - 34 -

Table 25: Summary of Present‐Value Costs – No. 49 Public Works Environmental Compliance

Category 2015 2016 2017 2018 2019

Brine Station $20,000

Decant Wash Station $60,000

Internal Refuse Separation $30,000

Replace Fuel Dispensing System $120,000

Decommission below‐grade fuel tanks (Phase 1)

$50,000

Decommission below‐grade fuel tanks (Phase 2)

$190,000

Total $120,000 $50,000 $190,000 $50,000 $60,000

Note: Values shown here are Class 4/5 estimates and are provided for planning purposes only.

3.13. NO. 9 – CULTURAL CENTRE

3.13.1. Description

The District’s Cultural Centre is located at 1209 Clarke Road in Brentwood Bay village. Just west of West Saanich

School (Building No.38), the centre is connected to The Centre for Active Living (Building No. 41). The centre

contains the Public library, washrooms and two activity rooms (50-75 person capacity) that are available for

recreational use, community programs or private rental. Constructed in 1988, this single storey building with

basement features a cupola for additional day-lighting over the library area and is clad entirely with wood siding

and trim. The majority of the roof is low-sloped SBS membrane while the cupola area over the library is asphalt

shingle. Windows are aluminum-framed with wood trim and exterior doors are metal or metal with glazing

inserts. Interior flooring consists of linoleum throughout foyers, corridors, staff/lunchroom, activity room B,

washrooms and stairwells. Carpeting is present in activity room A and the library. Air to air heat pumps

condition the building, while space and baseboard heaters provide supplemental heat when needed.





6 in Section 3.1.

Table 26: Condition of Building Systems‐ No. 9 Cultural Centre


Interior Finish

Interior Paint X

Linoleum Flooring X

Carpeting X

Interior Doors X

Building Envelope

Wood Siding X1

Wood Trim X2

SBS Membrane Roof X3

Sloped Asphalt Shingle Roof X

Windows, Aluminum X4


June 08, 2015




Page - 35 -


Storefront Door Assemblies, Aluminum X


Flashing X

Mechanical



Air to Air Heat Pumps X

Space Heaters – Force Flow X

Hot Water Tank X

Exhaust Fans (Various) X

Electrical


Control Equipment X

Wiring Devices X

Fire Alarm System X


Electric Entrance Door Opener X

Notes:

1. Paint is worn in areas, south elevations in particular. 2. Trim at several corners and library cupola recommended for replacement. 3. SBS membrane over activity room A exhibits alligatoring, other areas are in average condition. 4. Failed glazing units (condensation between panes) noted in lunchroom and library. 5. T-8 lighting retrofit in 2009.

3.13.3. Financial Conditions No. 9 Cultural Centre


Table 27: Summary of Present‐Value Building Costs every 5 years – No. 9 Cultural Centre


Interior Finish $23,880 $- $32,130 $- $56,010




Total $92,640 $59,720 $66,450 $72,360 $291,170

Building envelope and electrical categories constitute the majority of expected expenses, (roughly two thirds),

for the Cultural Centre. Large items within these categories include light fixture replacement in the first 5-year

period and roofing (SBS membrane and asphalt shingles) replacement in the second and final periods.

Supplementary building envelope expenses include repainting exterior cladding every eight years and ongoing

glazing unit replacement. Repainting interior walls and replacement of flooring makeup the interior finish costs

shown. Mechanical expenses are relatively low during the first three periods until the final period where heat

pump replacement is expected. In terms of overall expenses the first period is the largest while the following

three are fairly consistent.


June 08, 2015




APPENDIX I 20‐YEAR GROUP PLAN

R1-Municipal Services

Report 1 Forecasting TableComponent Name Task 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

No.1 Municipal HallInterior Finishes Maintenance

Summary Replacement 48,100 37,300 20,800Building Envelope Maintenance 1,100 15,400 1,100 1,100 1,100 2,300 1,100 8,150 1,100 15,400 1,100 1,100 1,100 1,100 1,100 1,100 1,100 15,400 1,100 1,100 2,300

Summary Replacement 46,000 3,400 64,120 2,000 64,120 3,400 64,120Mechanical Maintenance 8,100 7,400 11,100 8,300 7,800 7,400 8,100 10,700 8,400 7,700 7,800 7,400 11,400 8,000 7,800 7,700 7,800 10,700 8,700 7,400 7,800

Summary Replacement 7,500 31,000 6,000 7,500 11,000 2,500 7,900 7,500 42,000 6,500 7,500 3,500Electrical Maintenance 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500

Summary Replacement 65,185 300 34,470 46,480 42,155 16,000 38,620 9,820 3,400 13,500Miscellaneous Maintenance

Summary Replacement

Building Summary Maintenance 9,700 23,300 12,700 9,900 9,400 10,200 9,700 19,350 10,000 23,600 9,400 9,000 13,000 9,600 9,400 9,300 9,400 26,600 10,300 9,000 10,600

Replacement 65,185 101,600 300 3,400 102,770 52,480 28,300 11,000 2,500 72,020 42,155 25,500 38,620 115,940 9,900 7,500 3,500 3,400 77,620

No.5 Fire Station #1Interior Finishes Maintenance

Summary Replacement 17,550Building Envelope Maintenance 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,800 2,000 8,400 2,000 2,000 2,000 2,000 3,200 2,800 2,000 2,000 2,000 8,400 2,000

Summary ReplacementMechanical Maintenance 1,700 3,200 1,700 4,200 3,700 1,200 1,700 3,200 4,700 1,200 3,700 1,200 1,700 6,200 1,700 1,200 3,700 1,200 4,700 3,200 1,700

Summary Replacement 20,400 21,650Electrical Maintenance 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250

Summary Replacement 150 19,095 85,800Miscellaneous Maintenance

Summary Replacement


Replacement 150 39,495 107,450 17,550

No.6 PW Main ComplexInterior Finishes Maintenance

Summary Replacement 5,000 1,980 5,000 5,000Building Envelope Maintenance 5,100 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 5,000 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500

Summary Replacement 6,600 6,600 13,900 19,300 19,300 19,300Mechanical Maintenance 900 900 900 2,000 900 900 2,900 900 900 2,000 900 900 2,900

Summary Replacement 500 8,800 9,000 11,100 500 9,200Electrical Maintenance 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000

Summary Replacement 3,380 19,750 9,160 9,600 19,750 23,980Miscellaneous Maintenance

Summary Replacement 85,000 65,000


Replacement 5,000 3,880 85,000 21,730 89,560 6,600 18,600 16,100 500 19,750 47,080 19,300 19,300 24,300

No.7 PW E. Bays, Roads & ParksInterior Finishes Maintenance

Summary Replacement 2,500Building Envelope Maintenance 600 5,800 600 600 600 5,800 600

Summary Replacement 2,200 22,600 22,600Mechanical Maintenance 2,000 2,000 2,000 2,000

Summary Replacement 600Electrical Maintenance

Summary Replacement 3,110 3,460 3,000 100 3,000

Building Summary Maintenance 600 2,000 5,800 600 2,000 600 2,000 600 2,000 5,800 600

Replacement 3,110 3,460 2,500 3,000 2,800 100 22,600 25,600

R1-Municipal Services

Report 1 Forecasting TableComponent Name Task 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

No.8 PW Wood ShopInterior Finishes Maintenance

Summary ReplacementBuilding Envelope Maintenance 250 250

Summary ReplacementMechanical Maintenance

Summary Replacement 1,200 200 1,200Electrical Maintenance


Building Summary Maintenance 250 250

Replacement 2,940 2,520 200 1,200

No.45 PW Equpment ShedBuilding Envelope Maintenance 350

Summary Replacement 1,800

Building Summary Maintenance 350

Replacement 1,800

No.46 PW Equip. & Supplies ShedBuilding Envelope Maintenance 1,100 1,100

Summary ReplacementElectrical Maintenance

Summary Replacement 550 1,180

Building Summary Maintenance 1,100 1,100

Replacement 550 1,180

No.47 PW Water-Sewer Equip ShedBuilding Envelope Maintenance 800


Building Summary Maintenance 800

Replacement 10,000

No.48 PW Salt ShedBuilding Envelope Maintenance 1,100


Building Summary Maintenance 1,100

Replacement 17,000

No.9 Cultural CentreInterior Finishes Maintenance

Summary Replacement 12,000 11,880 20,250 11,880Building Envelope Maintenance 550 550 6,370 550 550 550 550 550 550 550 6,370 550 550 550 550 550 550 550 6,370 550 550

Summary Replacement 3,570 22,000 35,140Mechanical Maintenance 2,500 900 2,500 900 2,500 900 2,500 900

Summary Replacement 1,000 9,650 4,450 24,000Electrical Maintenance 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250

Summary Replacement 50,170 14,850 22,470

Building Summary Maintenance 800 800 9,120 1,700 800 800 800 3,300 1,700 800 6,620 800 3,300 1,700 800 800 800 3,300 7,520 800 800

Replacement 3,570 12,000 1,000 62,050 22,000 24,500 20,250 38,800 24,000 35,140

Restorative Maintenance 21,000 21,000 21,000 21,000 21,000

Report Summary Maintenance 22,050 32,050 32,270 26,350 19,550 19,900 17,850 33,650 22,050 40,250 28,770 15,750 26,750 22,250 18,750 19,450 19,550 38,950 33,970 24,400 21,350

Present Replacement 8,570 69,065 193,200 37,490 6,900 261,700 52,480 34,900 29,750 24,500 125,620 42,655 42,500 118,115 201,920 29,200 32,680 165,390 43,550 128,720

Report Summary Maintenance 22,050 32,691 33,574 27,963 21,162 21,971 20,102 38,653 25,835 48,102 35,070 19,583 33,925 28,783 24,740 26,177 26,838 54,539 48,518 35,546 31,725

Inflated Replacement 8,570 70,446 201,005 39,785 7,469 288,938 59,101 40,089 34,857 29,280 153,130 53,036 53,900 152,794 271,758 40,085 45,760 236,218 63,444 191,271

Yearly Totals $30,620 $122,115 $246,470 $84,840 $47,450 $302,600 $70,330 $68,550 $51,800 $64,750 $154,390 $58,405 $69,250 $140,365 $18,750 $221,370 $48,750 $71,630 $199,360 $67,950 $150,070

Totals Inflated at 2% per Year $30,620 $124,557 $256,427 $90,033 $51,361 $334,095 $79,203 $78,742 $60,692 $77,382 $188,201 $72,619 $87,826 $181,577 $24,740 $297,935 $66,923 $100,299 $284,735 $98,990 $222,996

REFERENCE ONLY

No.49 PW Enviro ComplianceMiscellaneous Maintenance

Summary Replacement 120,000 50,000 190,000 50,000 60,000


June 08, 2015




APPENDIX II

BUILDING WORKSHEETS

R1-Municipal Services - Building No.1 Forecasting Table

No.1 Municipal Hall

Component Name Task Cost ($) Install

Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 1 - INTERIOR Finishes COMPONENTSInterior Paint Maintenance

Replacement 37,300 1995 20 5 2020 37,300

Linoleum Maintenance -

Admin Replacement 11,500 1965 40 12 2017 11,500

Linoleum Maintenance -

Fire+Police Replacement 20,800 1977 40 5 2022 20,800

Carpet Flooring Maintenance -

Police+Admin Replacement 36,600 30 2017 36,600

Maintenance -

Replacement -

Interior Finishes Maintenance


Section 2 - BUILDING ENVELOPE COMPONENTSCedar Siding & Maintenance 13500 2007 8 1 2016 13,500 13,500 13,500

Crezon Plywood Replacement -

CMU Maintenance 7,050 2007 15 2022 7,050

Replacement -

Fascia Board Maintenance 800 2007 8 1 2016 800 800 800

Replacement -

2-Ply SBS Roof Maintenance -

Membrane Replacement 64,120 5 2025 64,120 64,120 64,120

Vinyl Balcony Maintenance -

Membrane Police Replacement 2,000 2012 15 2027 2,000

Vinyl Balcony Maintenance

Membrane Fire Replacement 3,400 1979 15 25 2019 3,400 3,400

Windows, Al Maintenance -

Replacement 46,000 1977 40 2017 46,000

Overhead Doors Maintenance 1,100 2014 1 2015 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100 1,100

Replacement -

Exterior Doors Maintenance 1,200 2005 15 2020 1,200 1,200

Replacement

Building Envelope Maintenance 1,100 15,400 1,100 1,100 1,100 2,300 1,100 8,150 1,100 15,400 1,100 1,100 1,100 1,100 1,100 1,100 1,100 15,400 1,100 1,100 2,300

Summary Replacement 46,000 3,400 64,120 2,000 64,120 3,400 64,120

Section 3 - MECHANICAL COMPONENTSNo.1a Admin Maintenance 2,600 2,600 3,600 2,600 2,600 2,600 2,600 3,600 2,600 2,600 2,600 2,600 3,600 2,600 2,600 2,600 2,600 3,600 2,600 2,600 2,600

Replacement 1,000 2,500 650 22,500 6,500 1,000

No.1b Police Maintenance 2,700 2,400 3,700 2,700 2,400 2,400 2,700 3,700 2,400 2,700 2,400 2,400 4,000 2,400 2,400 2,700 2,400 3,700 2,700 2,400 2,400

Replacement 19,500 10,000 7,250 19,500 2,500

No.1c Fire Station #2 Maintenance 2,800 2,400 3,800 3,000 2,800 2,400 2,800 3,400 3,400 2,400 2,800 2,400 3,800 3,000 2,800 2,400 2,800 3,400 3,400 2,400 2,800

Replacement 7,500 11,500 6,000 7,500 7,500 7,500

Mechanical Maintenance 8,100 7,400 11,100 8,300 7,800 7,400 8,100 10,700 8,400 7,700 7,800 7,400 11,400 8,000 7,800 7,700 7,800 10,700 8,700 7,400 7,800

Summary Replacement 7,500 31,000 6,000 7,500 11,000 2,500 7,900 7,500 42,000 6,500 7,500 3,500

Section 4 - ELECTRICAL COMPONENTSNo.1a Admin Maintenance 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250

Replacement 50,295 21,980 35,485 16,000 3,400

No.1b Police Maintenance

Replacement 7,700 34,470 150 5,085 9,820 13,500

No.1c Fire Station #2 Maintenance 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250

Replacement 7,190 300 24,500 6,520 33,535

Electrical Maintenance 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500 500

Summary Replacement 65,185 300 34,470 46,480 42,155 16,000 38,620 9,820 3,400 13,500


Replacement 65,185 101,600 300 3,400 102,770 52,480 28,300 11,000 2,500 72,020 42,155 25,500 38,620 115,940 9,900 7,500 3,500 3,400 77,620Yearly Totals $9,700 $88,485 $114,300 $10,200 $12,800 $112,970 $62,180 $47,650 $21,000 $26,100 $81,420 $51,155 $38,500 $48,220 $9,400 $125,240 $19,300 $34,100 $13,800 $12,400 $88,220


0-5yrs 6-10yrs 11-15yrs 16-20yrs 0-20yrs

Interior Finishes 85,400$ 20,800$ -$ -$ $ 106,200

Building Envelope 71,500$ 90,970$ 71,620$ 88,520$ $ 322,610

Mechanical Summary 88,600$ 77,600$ 91,800$ 59,900$ $ 317,900

Electrical Summary 102,955$ 48,980$ 109,095$ 19,400$ $ 280,430

Total $ 348,455 $ 238,350 $ 272,515 $ 167,820 $ 1,027,140

Cost

Summary of Present-Value Costs every 5 years

No.1 Municipal HallBuilding Summary

No.1 Municipal Hall

Report No. 1

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

$140,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year

PROJECTED REPLACEMENT EXPENSES (Present Value)

InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

$0

$5,000

$10,000

$15,000

$20,000

$25,000

$30,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year

PROJECTED MAINTENANCE EXPENSES (Present Value)

InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Interior Paint Maintenance

Replacement 37,300$ 1995 20 5 2020

Linoleum MaintenanceAdmin Replacement 11,500$ 1965 40 12 2017

Linoleum Maintenance

Fire+Police Replacement 20,800$ 1977 40 5 2022

Carpet Flooring Maintenance

Police+Admin Replacement 36,600$ 30 2017

NOTES:

No.1 Municipal HallInterior Finishes

Maintenance: Replacement:Maintenance of interior finishes assumed to be addressed

within regular building maintenance services.

Metal and wooden interior doors are not expected to be

replaced. Maintenance of doors is assumed to occur as

required by district staff.

Interior paint replacement cost is for whole building. It excludes

vaults, storage and utility rooms, holding cells and garage areas

at this time due to low visibility and cost-benefit reasons.

Linoleum flooring is addressed in two phases, administrative

areas (1965) and then fire and police areas (c.1977). It includes

lobbies, stairwells and washrooms. Administrative areas are

given priority as they are accessible to the public (main foyer and

stairwells).

Carpet replacement is modeled for high priority areas which

include the police (poor condition) and general admin areas.

The graph shows the costs associated with the maintenance and/or replacement of the component over time. The dollar axis is in logarithmic scale for ease of presentation.

No.1 Municipal Hall

Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year

PROJECTED EXPENSES (Present Value)

Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Cedar Siding & Maintenance 13,500$ 2007 8 1 2016

Crezon Plywood Replacement -$

CMU Maintenance 7,050$ 2007 15 2022Replacement

Fascia Board Maintenance 800$ 2007 8 1 2016

Replacement

2-Ply SBS Roof Maintenance

Membrane Replacement 64,120$ 5 2025

Vinyl Balcony MaintenanceMembrane Police Replacement 2,000$ 2012 15 2027Vinyl Balcony MaintenanceMembrane Fire Replacement 3,400$ 1979 15 25 2019Windows, Al Maintenance

Replacement 46,000$ 1977 40 2017Overhead Doors Maintenance 1,100$ 2014 1 2015

ReplacementExterior Doors Maintenance 1,200$ 2005 15 2020

NOTES: Replacement

Maintenance: Replacement:

No.1 Municipal Hall

Report No. 1

Restorative Maintenance (photo reference in parentheses):

(1-01,02) - Replace lower level lunchroom exterior wall siding (first 5 boards from grade) and sealant renewal at joints.

(1-03) - Replace siding on West wall just North of balcony/bike storage area.

(1-05) - Investigate cantilevered balcony beams on Fire balcony above BBQ pit. Replace decayed plywood cladding.

Replace exterior Crezon plywood cladding with fibre cement panel.

(1-06) - Replace and re-detail outcrops of fire bay doors which are degraded

(1-07) - Replace degraded cedar siding at butt joints to CMU and renewal sealant.

For wood cladding (siding & plywood), maintenance in

perpetuity over replacement is preferred by District. The

cladding appears worn and decayed in areas near grade or

with greater UV exposure. Repainting is recommended every

8 years.

Fascia board repainted every eight years at same time as

siding and plywood.

CMU walls repainted every 15 years. Includes fire hose

tower.

Exterior door and overhead door maintenance includes

replacing hardware, adjustment and touch-up painting.

The annual overhead door maintenance is vital to maintain

uninterrupted emergency services.

2-ply SBS roofing membrane renewal is split into three phases

over ten years as is historically popular.

Vinyl membrane replacement for police balcony (fascia-

mounted railing) will be straightforward. For the fire hall

balcony, the top-mounted railing will need to be removed to

replace the membrane. At that time the District may want to

consider installing a fascia-mounted railling; the top-mounted

railing, if reused, will require re-certification.

Remaining original (1965-1979) aluminum-framed windows are

nearing end of their service life. Recommendation is to replace

whole window (frame&glazing together)to minimize cost and

disruption. Replacement estimate based on market values and

recent (2013) replacement of 33 windows in the administration-

wing. New administration windows are not anticipated for

replacement.


No.1 Municipal HallBuilding Envelope

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

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21

20

22

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23

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29

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30

20

31

20

32

20

33

20

34

20

35

Co

st

(20

15

Do

lla

rs)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

N/A Maintenance

Replacement

NOTES:

No.1 Municipal HallMechanical

Maintenance: Replacement:Please view respective Administration, Police and Fire

mechanical sheets. The total mechanical costs for the

municipal hall are shown in the graph below.


No.1 Municipal Hall

Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

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20

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30

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31

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34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

N/A Maintenance

Replacement

NOTES:

No.1 Municipal HallElectrical

Maintenance: Replacement:Please view respective Admin, Police and Fire electrical

sheets. The total electrical costs for the municipal hall are

shown in the graph below.


No.1 Municipal Hall

Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

R1-Municipal Services - Building No.1a Forecasting Table

No.1a Admin


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 3 - MECHANICAL COMPONENTSPerimeter Drains Maintenance 1,000 2012 5 2017 1,000 1,000 1,000 1,000

Replacement -

Packaged Heat Maintenance 2,000 2010 1 2015 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000

Pump (3) Replacement 22,500 2010 20 2030 22,500

Power Ventilation Maintenance -

Fan Replacement 2,500 2009 15 2024 2,500

Irrigation Control Maintenance -

Box Replacement 650 2005 20 2025 650

Hot Water Tank Maintenance -

Replacement 1,000 2013 10 2023 1,000 1,000

Ductless Heat Maintenance 600 2011 1 2015 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600

Pump Replacement 6,500 2011 20 2031 6,500


Summary Replacement 1,000 2,500 650 22,500 6,500 1,000

Section 4 - ELECTRICAL COMPONENTSLighting Maintenance

Equipment Replacement 30,895 1986 20 10 2016 30,895

Photo Cells Maintenance -

Replacement 900 2006 10 5 2021 900 900

Wiring Devices Maintenance -

Replacement 7,900 1986 30 5 2021 7,900

Baseboard Heating Maintenance -

and Ventilation Replacement 13,180 1986 30 5 2021 13,180

Emergency Maintenance -

Lighting Replacement 4,900 1986 20 10 2016 4,900

Fire Alarm Maintenance 250 2014 1 2015 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250

System Replacement 16,000 2007 20 2027 16,000

Distribution Maintenance -

Equipment Replacement 23,485 1986 40 2026 23,485

Backup Generator Maintenance -

Replacement 12,000 1986 10 20 2016 12,000 12,000

Electric Door Maintenance -

Opener Replacement 2,500 1986 15 15 2016 2,500 2,500



Cost

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Perimeter Drains Maintenance 1,000$ 2012 5 2017

Replacement

Packaged Heat Maintenance 2,000$ 2010 1 2015Pump (3) Replacement 22,500$ 2010 20 2030Power Ventilation Maintenance

Fan Replacement 2,500$ 2009 15 2024

Irrigation Control Maintenance

Box Replacement 650$ 2005 20 2025

Hot Water Tank MaintenanceReplacement 1,000$ 2013 10 2023

Ductless Heat Maintenance 600$ 2011 1 2015Pump Replacement 6,500$ 2011 20 2031

NOTES:

No.1a AdminMechanical

Maintenance: Replacement:Perimeter drains are recommended for camera inspection

and servicing (hydro-flushed where appropriate) every five

years.

Heat pump servicing includes change of filters and lubrication,

performed bi-annually. Model limits are a minimum period of

1 year, therefore the maintenance cost has been doubled and

set to a period of 1 year.


No.1a Admin

Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Lighting Maintenance

Equipment Replacement 30,895$ 1986 20 10 2016

Photo Cells MaintenanceReplacement 900$ 2006 10 5 2021

Wiring Devices Maintenance

Replacement 7,900$ 1986 30 5 2021

Baseboard Heating Maintenance

and Ventilation Replacement 13,180$ 1986 30 5 2021

Emergency MaintenanceLighting Replacement 4,900$ 1986 20 10 2016Fire Alarm Maintenance 250$ 2014 1 2015System Replacement 16,000$ 2007 20 2027Distribution MaintenanceEquipment Replacement 23,485$ 1986 40 2026

Backup Generator Maintenance

Replacement 12,000$ 1986 10 20 2016

Electric Door Maintenance

Opener Replacement 2,500$ 1986 15 15 2016

NOTES:

No.1a AdminElectrical

Maintenance: Replacement:Maintenance of fire alarm system occurs through annual

inspection.

Lighting Equipment includes all interior and exterior fixtures.

Distribution Equipment includes several items including Main

Breaker Panel, Secondary Disconnects, House Panels, and the

related sub-components.

Fire Alarm System includes the panel, annunciator, bells, heat

and smoke detectors, and tamper.

Heating and Ventilation includes electric baseboards and exhaust

fans.


No.1a Admin

Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

R1-Municipal Services - Building No.1b Forecasting Table

No.1b Police


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035


Replacement -

Electric Forced Maintenance 300 2012 3 2015 300 300 300 300 300 300 300

Air Furnace Replacement 4,000 1995 30 2025 4,000

Package Heat Maintenance 600 2012 1 2013 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600 600

Pump Replacement 7,500 2000 20 2020 7,500

Hot Water Maintenance -

Tanks (2) Replacement 2,500 2013 10 2023 2,500 2,500

Sump Pumps Maintenance -

Replacement 2,400 1995 30 2025 2,400

Sump Pump Maintenance -

Controls Replacement 850 1995 30 2025 850

Make Up Air Unit Maintenance -

Replacement 12,000 1990 30 2020 12,000

Ductless Heat Maintenance 1,800 2012 1 2013 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800 1,800

Pumps (3) Replacement 19,500 2010 20 2030 19,500

Ductless Heat Maintenance 300 2012 5 2017 300 300 300 300

Pump (1) Replacement 6,500 2003 20 2023 6,500

Window Maintenance -

Mount A/C (2) Replacement 1,000 2023 1,000



Section 4 - ELECTRICAL COMPONENTSLighting Equipment Maintenance

Replacement 20,970 2000 20 2020 20,970


Replacement 150 1988 10 18 2016 150 150


Replacement 7,550 1988 20 8 2016 7,550

Heating and Maintenance -

Ventilation Replacement 9,820 2000 30 2030 9,820



Back Up Maintenance -

Generator Replacement 12,000 2005 15 2020 12,000 12,000

Over Head Door Maintenance -

Motor Replacement 1,500 2005 15 2020 1,500 1,500

Electrical Maintenance

Summary Replacement 7,700 34,470 150 5,085 9,820 13,500


Replacement 7,700 53,970 10,000 7,250 150 5,085 29,320 2,500 13,500Yearly Totals $2,700 $10,100 $3,700 $2,700 $2,400 $56,370 $2,700 $3,700 $12,400 $2,700 $9,650 $2,550 $4,000 $7,485 $2,400 $32,020 $2,400 $3,700 $5,200 $2,400 $15,900



Interior Finishes -$ -$ -$ -$ $ -

Building Envelope -$ -$ -$ -$ $ -


Electrical Summary 42,170$ -$ 15,055$ 13,500$ $ 70,725

Total $ 77,970 $ 31,150 $ 48,455 $ 29,600 $ 187,175


Cost

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)


Replacement

Electric Forced Maintenance 300$ 2012 3 2015Air Furnace Replacement 4,000$ 1995 30 2025Package Heat Maintenance 600$ 2012 1 2013

Pump Replacement 7,500$ 2000 20 2020

Hot Water Maintenance

Tanks (2) Replacement 2,500$ 2013 10 2023

Sump Pumps MaintenanceReplacement 2,400$ 1995 30 2025

Sump Pump MaintenanceControls Replacement 850$ 1995 30 2025Make Up Air Unit Maintenance

Replacement 12,000$ 1990 30 2020

Ductless Heat Maintenance 1,800$ 2012 1 2013

Pumps (3) Replacement 19,500$ 2010 20 2030

Ductless Heat Maintenance 300$ 2012 5 2017

Pump (1) Replacement 6,500$ 2003 20 2023

Window Maintenance

Mount A/C (2) Replacement 1,000$ 2023

NOTES:

No.1b PoliceMechanical



years.

Heat pump servicing includes change of filters and

lubrication, performed bi-annually. Model limits are a

minimum period of 1 year, therefore the maintenance cost

has been doubled and set to a period of 1 year.


No.1b Police

Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(20

15

Do

lla

rs)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Maintenance

Replacement 20,970$ 2000 20 2020

Photo Cells MaintenanceReplacement 150$ 1988 10 18 2016


Replacement 7,550$ 1988 20 8 2016

Heating and Maintenance

Ventilation Replacement 9,820$ 2000 30 2030

Distribution MaintenanceEquipment Replacement 5,085$ 1988 40 2028Back Up MaintenanceGenerator Replacement 12,000$ 2005 15 2020Over Head Door Maintenance 0

Motor Replacement 1,500$ 2005 15 2020

NOTES:

No.1b PoliceElectrical

Maintenance: Replacement:Lighting Equipment includes all interior and exterior fixtures.

Distribution Equipment includes several items including main

breaker panel and breakers. The typical life for these items

varies from 40 to 60 years. For this model, we have used a

period of 50 years for all items combined.


fans.

Lighting

Equipment


No.1b Police

Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

R1-Municipal Services - Building No.1c Forecasting Table

No.1c Fire Station #2


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035


Replacement -

Air Compressor Maintenance -

Replacement 6,500 1988 30 2 2020 6,500

Packaged Heat Maintenance 2,400 2010 1 2015 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400

Pump (4) Replacement 7,500 1997 5 15 2017 7,500 7,500 7,500 7,500

Exhaust Fans (3) Maintenance 600 2010 5 3 2018 600 600 600 600

Replacement 6,000 1988 30 3 2021 6,000

Electric Forced Maintenance 400 2012 2 2015 400 400 400 400 400 400 400 400 400 400 400

Air Furnace Replacement 4,000 1988 30 2 2020 4,000

Hot Water Tank Maintenance -

Replacement 1,000 1995 20 5 2020 1,000


Summary Replacement 7,500 11,500 6,000 7,500 7,500 7,500




Replacement 300 2008 10 2018 300 300


Replacement 5,390 1986 20 10 2016 5,390

Heating and Maintenance -

Ventilation Replacement 1,800 1986 30 2016 1,800



Fire Alarm System Maintenance 250 2014 1 2015 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250

Replacement 3,250 2008 30 2038

Over Head Door Maintenance -

Motor Replacement 24,500 1986 15 20 2021 24,500


Summary Replacement 7,190 300 24,500 6,520 33,535

Building Summary Maintenance 3,050 2,650 4,050 3,250 3,050 2,650 3,050 3,650 3,650 2,650 3,050 2,650 4,050 3,250 3,050 2,650 3,050 3,650 3,650 2,650 3,050Replacement 7,190 7,500 300 11,500 30,500 7,500 6,520 7,500 33,535 7,500

Yearly Totals $3,050 $9,840 $11,550 $3,550 $3,050 $14,150 $33,550 $11,150 $3,650 $2,650 $3,050 $9,170 $11,550 $36,785 $3,050 $2,650 $3,050 $11,150 $3,650 $2,650 $3,050







Total $ 45,190 $ 54,050 $ 63,205 $ 23,550 $ 185,995


Cost

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)


Replacement

Air Compressor MaintenanceReplacement 6,500$ 1988 30 2 2020

Packaged Heat Maintenance 2,400$ 2010 1 2015

Pump (4) Replacement 7,500$ 1997 5 15 2017

Exhaust Fans (3) Maintenance 600$ 2010 5 3 2018

Replacement 6,000$ 1988 30 3 2021

Electric Forced Maintenance 400$ 2012 2 2015Air Furnace Replacement 4,000$ 1988 30 2 2020Hot Water Tank Maintenance

Replacement 1,000$ 1995 20 5 2020

NOTES:

No.1c Fire Station #2Mechanical



years.

Heat pump and furnace servicing includes change of filters

and lubrication, performed bi-annually. To prevent corrosion

of susceptible surfaces, zinc-rich paint and resealing of duct

work are recommended. Model limits are a minimum period

of 1 year, therefore the maintenance cost has been doubled

and set to a period of 1 year.

Four packaged heat pumps are present with various dates of

install (1997,2000,2004,2011). A period and adjustment factor

have been tailored to distribute the four replacements evenly

over the 20 year period. Estimated service life for each unit is 20

years.

The hot water tank was not accessible for review. It was

assumed to be 20 years of age and is therefore beyond its

estimated service life. Replacement is scheduled within the next

five years.

Exhaust fans (3) refers to 2 ventilation fans and the vehicle

exhaust extraction ventilation.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)


Equipment Replacement 33,235$ 2008 20 2028

Photo Cells MaintenanceReplacement 300$ 2008 10 2018


Replacement 5,390$ 1986 20 10 2016

Heating and Maintenance

Ventilation Replacement 1,800$ 1986 30 2016

Distribution MaintenanceEquipment Replacement 6,520$ 1986 40 2026

Maintenance 250$ 2014 1 2015Replacement 3,250$ 2008 30 2038

Over Head Door Maintenance

Motor Replacement 24,500$ 1986 15 20 2021

NOTES:

No.1c Fire Station #2Electrical

Maintenance: Replacement:Annual inspection of fire alarm system. Lighting Equipment includes all interior and exterior fixtures.

Distribution Equipment includes several items including main

breaker panel and breakers. The typical life for these items varies

from 40 to 60 years. For this model, we have used a period of 50

years for all items combined.

Fire Alarm System includes the panel, annunciator, bells, heat

and smoke detectors, and tamper.


fans.

Fire Alarm

System



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement


No.5 Fire Station #1


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 1 - INTERIOR Finishes COMPONENTSPaint Maintenance



Section 2 - BUILDING ENVELOPE COMPONENTSBrick Veneer Maintenance 3500 2014 10 2024 3,500 3,500

Replacement

Exterior Doors Maintenance 1200 2014 15 2029 1,200

Replacement

Wood Trusses Maintenance 800 2014 8 2022 800 800

Replacement

Appartus Bay Slab Maintenance 2900 2014 10 2024 2,900 2,900

Replacement

Overhead Doors Maintenance 2000 2014 1 2015 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000

Replacement


Summary Replacement

Section 3 - MECHANICAL COMPONENTSPerimeter Drains Maintenance 3000 2013 5 2018 3,000 3,000 3,000 3,000

Replacement

Solar Hot Water Maintenance

Replacement 14000 2013 20 2033 14,000

Pumps Maintenance 2000 2013 3 2016 2,000 2,000 2,000 2,000 2,000 2,000 2,000

Replacement 12400 2013 15 2028 12,400

Ventilation Maintenance

Replacement 7000 2013 20 2033 7,000

Server Room A/C Maintenance

Replacement 8000 2013 15 2028 8,000

Irrigation Maintenance

Control Box Replacement 650 2013 20 2033 650

Water to Water Maintenance 1200 2014 1 2015 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200

Heat Pumps (2) Replacement

System Tankless Maintenance 500 2013 2 2015 500 500 500 500 500 500 500 500 500 500 500

Boiler Replacement




Equipment Replacement 73000 2013 20 2033 73,000

Controls Maintenance

Replacement 6675 2013 15 2028 6,675


Replacement 12650 2013 20 2033 12,650

Overhead Door Maintenance

Motors Replacement 1920 2013 15 2028 1,920

Roller Door Motor Maintenance

Replacement 150 2013 10 2023 150 150

Electric Door Maintenance

Opener Replacement 7500 2013 15 2028 7,500

Hoist Maintenance

Replacement 3000 2013 15 2028 3,000

Fire Alarm System Maintenance 250 2014 1 2015 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250

Replacement


Summary Replacement 150 19,095 85,800


Replacement 150 39,495 107,450 17,550

Yearly Totals $3,950 $5,450 $3,950 $6,450 $5,950 $3,450 $3,950 $6,250 $7,100 $9,850 $5,950 $3,450 $3,950 $47,945 $5,150 $4,250 $5,950 $3,450 ####### $29,400 $3,950



Interior Finishes -$ -$ -$ 17,550$ $ 17,550




Total $ 29,200 $ 33,100 $ 64,745 $ 157,150 $ 284,195


Cost

No.5 Fire Station #1Building Summary


Report No. 1

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

$0

$2,000

$4,000

$6,000

$8,000

$10,000

$12,000

$14,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Paint Maintenance

Replacement 17,550$ 2014 20 2034

NOTES:

No.5 Fire Station #1Interior Finishes

Maintenance: Replacement:Replacement of interior paint limited to offices, corridors and

common areas. Apparatus bay, stairwells, storage, and

ultility rooms not included.

Flooring is concrete topping which is not anticipated to be

replaced in next 20 years.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Brick Veneer Maintenance 3,500$ 2014 10 2024

Replacement

Exterior Doors Maintenance 1,200$ 2014 15 2029Replacement

Wood Trusses Maintenance 800$ 2014 8 2022

Replacement

Appartus Bay SlabMaintenance 2,900$ 2014 10 2024

Replacement

Overhead Doors Maintenance 2,000$ 2014 1 2015Replacement

NOTES:

No.5 Fire Station #1Building Envelope

Maintenance: Replacement:Brick veneer, porous material, cleaned to prevent org. growth

Exterior metal door maintenance includes new

weatherstripping, gaskets, and hardware as required.

Resealing apparatus bay slab for crack prevention.

Reseal all exterior wood

Overhead door operation is essential service for resident

safety. Annual servicing is recommended.

No replacement costs expected in scope of report.

SBS roofing membrane renewal beyond 20 year scope (25 year

service life).

Restorative Maintenance:

Flash exposed end grain of wood at structural roof truss extensions.



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)


Replacement

Solar Hot Water MaintenanceReplacement 14,000$ 2013 20 2033

Pumps Maintenance 2,000$ 2013 3 2016

Replacement 12,400$ 2013 15 2028

Ventilation Maintenance

Replacement 7,000$ 2013 20 2033

Server Room A/C MaintenanceReplacement 8,000$ 2013 15 2028

Irrigation MaintenanceControl Box Replacement 650$ 2013 20 2033Water to Water Maintenance 1,200$ 2014 1 2015

Heat Pumps (2) Replacement

System Tankless Maintenance 500$ 2013 2 2015

NOTES: Boiler Replacement

No.5 Fire Station #1Mechanical

Maintenance: Replacement:Perimeter drains should be hydo-flushed every five years

along with a camera inspection.

Heat pumps and boiler servicing includes change of filters

and lubrication.

As the building is newly constructed, mechanical items with >20

years of remaining service life are not modelled. Please view

appended mechanical sub-contractor worksheets for details on

those items.

Pumps include sanitary, domestic hot water, and geo-exchange

system circulation.

Exhaust Fans include garage, kitchen, washrooms, hose tower,

and work shop.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)


Equipment Replacement 73,000$ 2013 20 2033

Controls MaintenanceReplacement 6,675$ 2013 15 2028


Replacement 12,650$ 2013 20 2033


Motors Replacement 1,920$ 2013 15 2028

Roller Door Motor MaintenanceReplacement 150$ 2013 10 2023

Electric Door MaintenanceOpener Replacement 7,500$ 2013 15 2028Hoist Maintenance

Replacement 3,000$ 2013 15 2028

Fire Alarm SystemMaintenance 250$ 2014 1 2015

NOTES: Replacement

No.5 Fire Station #1Electrical

Maintenance: Replacement:Annual inspection of fire alarm system. Lighting Equipment includes all interior and exterior fixtures.

Control equipment includes times clocks, photos cells, motion

sensors, contractors for chillers and CO detectors.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement


No.6 PW Main Complex


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 1 - INTERIOR Finishes COMPONENTSInterior Walls Maintenance

Replacement 5000 2000 10 5 2015 5,000 5,000 5,000


Replacement 1980 1973 30 15 2018 1,980


Summary Replacement 5,000 1,980 5,000 5,000

Section 2 - BUILDING ENVELOPE COMPONENTSVinyl Maintenance 3600 1990 25 2015 3,600

Replacement 7900 1990 40 2030 7,900

CMU Maintenance 3500 2004 20 2024 3,500

Replacement

Balcony and Staircase Maintenance

Replacement 6000 1990 40 2030 6,000

SBS Membrane (3 Phases) Maintenance

Replacement 19300 2006 2 2031 19,300 19,300 19,300

Overhead Doors Maintenance 1500 2014 1 2015 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500

Replacement

Windows, Alum Maintenance

(Phase 1) Replacement 6600 1990 2020 6,600


(Phase 2) Replacement 6600 1990 2022 6,600



Section 3 - MECHANICAL COMPONENTSElectric Fan Maintenance

Heaters Replacement 1600 2005 20 2025 1,600

Horizontal Gas Maintenance 300 2 2015 300 300 300 300 300 300 300 300 300 300 300

Furnace Replacement 5000 2000 25 2025 5,000

Perimeter Drains Maintenance 2000 2010 5 5 2020 2,000 2,000 2,000 2,000

Replacement

Air Compressor Maintenance

Replacement 5000 1995 25 2020 5,000

Window & Wall Maintenance

A/C Units Replacement 1800 2020 1,800

Ductless Split A/C Maintenance 600 2 2015 600 600 600 600 600 600 600 600 600 600 600

Replacement 7200 2005 25 2030 7,200

Pressure Washer Maintenance

Replacement 4500 1995 30 2025 4,500

Exhaust Fans Maintenance

Replacement 9000 2008 15 2023 9,000

Hot Water Tank Maintenance

(40 gal) Replacement 2000 2010 10 2020 2,000 2,000


(6 gal) Replacement 500 2004 10 2 2016 500 500

Mechanical Maintenance 900 900 900 2,000 900 900 2,900 900 900 2,000 900 900 2,900

Summary Replacement 500 8,800 9,000 11,100 500 9,200

Section 4 - ELECTRICAL COMPONENTSLighting Equip. Maintenance

Replacement 23980 2010 20 2030 23,980

Control Equip. Maintenance

Replacement 1100 2008 15 2023 1,100


Replacement 9160 1995 20 5 2020 9,160

Distribution Maintenance

Equipment Replacement 3380 1974 40 2 2016 3,380


Motors Replacement 8500 2008 15 2023 8,500

Sewer Pump Maintenance

Replacement 250 2008 10 2018 250 250

Vehicle Lifts (3) Maintenance 1000 2014 1 2015 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000

Replacement 19500 2008 10 2018 19,500 19,500

Electrical Maintenance 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000


Cost



Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Cost

Section 5 - MISCELLANEOUS COMPONENTSReplace Water Maintenance

Line & Premise Iso Replacement 85000 2017 85,000

Sewer System Maintenance

Upgrade Replacement 65000 2020 65,000

Miscellaneous Maintenance


Maintenance 7,000 2,500 3,400 2,500 3,400 4,500 3,400 2,500 3,400 6,000 5,400 2,500 3,400 2,500 3,400 4,500 3,400 2,500 3,400 2,500 5,400

Replacement 5,000 3,880 85,000 21,730 89,560 6,600 18,600 16,100 500 19,750 47,080 19,300 19,300 24,300

Yearly Totals $12,000 $6,380 $88,400 $24,230 $3,400 $94,060 $3,400 $9,100 $22,000 $6,000 $21,500 $3,000 $3,400 $22,250 $3,400 $51,580 $22,700 $2,500 $22,700 $2,500 $29,700



Interior Finishes 6,980$ 5,000$ -$ 5,000$ $ 16,980




Miscellaneous Summary 150,000$ -$ -$ -$ $ 150,000

Total $ 228,470 $ 62,000 $ 83,630 $ 80,100 $ 454,200

Building Summary


No.6 PW Main ComplexBuilding Summary


Report No. 1

$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

$70,000

$80,000

$90,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

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29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

Misc.

$0

$1,000

$2,000

$3,000

$4,000

$5,000

$6,000

$7,000

$8,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

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Year


InteriorFinishes

BuildingEnvelope

Mechanical

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Interior Walls Maintenance

Replacement 5,000$ 2000 10 5 2015

Linoleum MaintenanceReplacement 1,980$ 1973 30 15 2018

NOTES:

No.6 PW Main ComplexInterior Finishes

Maintenance: Replacement:Maintenance of Finishes not significant to itemize. Interior walls replacement includes installing new drywall in

damaged areas and repainting. Beginning in 2015, a budget of

$5,000 every 10 years is alotted.

Linoleum limited to main office area due to age and greater

frequency of public traffic.



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

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20

30

20

31

20

32

20

33

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34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Maintenance 3,600$ 1990 25 2015

Replacement 7,900$ 1990 40 2030

CMU Maintenance 3,500$ 2004 20 2024ReplacementMaintenanceReplacement 6,000$ 1990 40 2030

MaintenanceReplacement 19,300$ 2006 2 2031

Overhead Doors Maintenance 1,500$ 2014 1 2015Replacement

Windows, Alum Maintenance(Phase 1) Replacement 6,600$ 1990 2020Windows, Alum Maintenance(Phase 2) Replacement 6,600$ 1990 2022

NOTES:

No.6 PW Main ComplexBuilding Envelope

Maintenance: Replacement:Clean and repaint main level CMU exterior.

Overhead doors are important to operations of building.

Annual servicing is performed along with replacement of any

hardware.

Vinyl siding on upper level to be replaced after 40-year service

life.

Lunchroom balcony staircase replacement scheduled with vinyl

siding replacement.

Roofing membrane replaced in three phases ($58,000 total) to

distribute cost.

Window replacement divided into two phases (13,200 total) and

includes frame, IGU and labour.

Balcony and

StaircaseSBS Membrane

(3 Phases)

Vinyl



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

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20

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20

28

20

29

20

30

20

31

20

32

20

33

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34

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35

Co

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ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Electric Fan Maintenance

Heaters Replacement 1,600$ 2005 20 2025

Horizontal Gas Maintenance 300$ 2 2015Furnace Replacement 5,000$ 2000 25 2025Perimeter Drains Maintenance 2,000$ 2010 5 5 2020

Replacement

Air Compressor Maintenance

Replacement 5,000$ 1995 25 2020

Window & Wall MaintenanceA/C Units Replacement 1,800$ 2020

Maintenance 600$ 2 2015

Replacement 7,200$ 2005 25 2030

Pressure

WasherMaintenance

Replacement 4,500$ 1995 30 2025


Replacement 9,000$ 2008 15 2023


(40 gal) Replacement 2,000$ 2010 10 2020


(6 gal) Replacement 500$ 2004 10 2 2016

NOTES:

No.6 PW Main ComplexMechanical



A/C units and Gas Furnace servicing every second year.

Exhaust fans include welding station, mechanics shop and three

washrooms.

Mean install date for the two hot water tanks taken as 2010.

Ductless Split A/C



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

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35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Lighting Equip. Maintenance

Replacement 23,980$ 2010 20 2030

Control Equip. MaintenanceReplacement 1,100$ 2008 15 2023


Replacement 9,160$ 1995 20 5 2020

Distribution MaintenanceEquipment Replacement 3,380$ 1974 40 2 2016Overhead Door MaintenanceMotors Replacement 8,500$ 2008 15 2023Sewer Pump Maintenance

Replacement 250$ 2008 10 2018

Vehicle Lifts (3) Maintenance 1,000$ 2014 1 2015

Replacement 19,500$ 2008 10 2018

NOTES:

No.6 PW Main ComplexElectrical

Maintenance: Replacement:Maintenance and inspection on vehicle lifts is performed by a

specialist on annual basis to ensure uninterrupted operation.

Overhead door maintenance addressed in Building Envelope

tab. Motors addressed as part of that maintenance package.

Lighting Equipment includes all interior and exterior fixtures.

Control equipment includes, photos cells and mini contactors.

Wiring devices includes switches, timer switches, duplex

receptacles and weather-proof receptacles.

Much of the distribution equipment has been renewed in the last

10-15 years and is beyond the 20-year scope. Remaining

distribution equipment includes panels 6 and 9.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

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20

24

20

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20

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20

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20

30

20

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32

20

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34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Replace Water Maintenance 0

Line & Premise Iso Replacement 85,000$ 2017

Sewer System MaintenanceUpgrade Replacement 65,000$ 2020

NOTES:

No.6 PW Main ComplexMisc.

Maintenance: Replacement:Install premise isolation at city main and new water line to main

complex. Project paired to save cost.

Upgrade sewer pump station and install new sewer line into

public works. Project paired to save cost.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

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Year


Maintenance

Replacement


No.7 PW E. Bays, Roads & Parks


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035


Replacement 500 1979 20 20 2019 500


Replacement 2000 1979 30 10 2019 2,000



Section 2 - BUILDING ENVELOPE COMPONENTSMetal Roofing 1 Maintenance

Replacement 22600 1985 50 -1 2034 22,600

Metal Roofing 2 Maintenance

Replacement 22600 1985 50 2035 22,600

Garage Doors Maintenance 600 2010 5 2015 600 600 600 600 600

Replacement

Wood Cladding Maintenance 5800 1985 15 18 2018 5,800 5,800

Replacement


Replacement 2200 2000 25 2025 2,200

Building Envelope Maintenance 600 5,800 600 600 600 5,800 600


Section 3 - MECHANICAL COMPONENTSPortable Electric Maintenance

Heater Replacement 600 2010 15 2025 600

Perimeter Drains Maintenance 2000 2012 5 2017 2,000 2,000 2,000 2,000

Replacement

Mechanical Maintenance 2,000 2,000 2,000 2,000

Summary Replacement 600


Replacement 3460 1995 20 3 2018 3,460


Replacement 850 1975 20 22 2017 850

Heat & Smoke Maintenance

Detectors Replacement 100 2000 30 2030 100

Distribution Equip. Maintenance

Replacement 2260 1975 40 2 2017 2,260


Motors (2) Replacement 3000 2005 15 2020 3,000 3,000


Summary Replacement 3,110 3,460 3,000 100 3,000

Maintenance 600 2,000 5,800 600 2,000 600 2,000 600 2,000 5,800 600

Replacement 3,110 3,460 2,500 3,000 2,800 100 22,600 25,600

Yearly Totals $600 $5,110 $9,260 $2,500 $3,600 $2,000 $3,400 $2,000 $700 $2,000 $5,800 $22,600 $26,200

Totals Inflated at 2% per Year $600 $5,316 $9,827 $2,706 $3,975 $2,297 $4,145 $2,536 $942 $2,800 $8,284 $32,924 $38,932


Interior Finishes 2,500$ -$ -$ -$ $ 2,500

Building Envelope 7,000$ 2,800$ 600$ 51,600$ $ 62,000


Electrical Summary 9,570$ -$ 100$ 3,000$ $ 12,670

Total $ 21,070 $ 5,400 $ 2,700 $ 56,600 $ 85,770

Cost

Building Summary


No.7 PW E. Bays, Roads & ParksBuilding Summary


Report No. 1

$0

$5,000

$10,000

$15,000

$20,000

$25,000

$30,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

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5 D

oll

ars

)

Year


InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

$0

$1,000

$2,000

$3,000

$4,000

$5,000

$6,000

$7,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

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20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Paint Maintenance

Replacement 500$ 1979 20 20 2019

Linoleum MaintenanceReplacement 2,000$ 1979 30 10 2019

NOTES:

No.7 PW E. Bays, Roads & ParksInterior Finishes

Maintenance: Replacement:Maintenance of Finishes not significant to itemize. Interior Finishes replacement limited to park office spaces.

Replacement period extended for priorities of building.



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Metal Roofing 1 Maintenance

Replacement 22,600$ 1985 50 -1 2034

Metal Roofing 2 Maintenance -$ Replacement 22,600$ 1985 50 2035

Garage Doors Maintenance 600$ 2010 5 2015

Replacement -$

Wood Cladding Maintenance 5,800$ 1985 15 18 2018

Replacement

Windows, Alum MaintenanceReplacement 2,200$ 2000 25 2025

NOTES:

No.7 PW E. Bays, Roads & ParksBuilding Envelope

Maintenance: Replacement:Garage doors are important to operations of building so

given 5-year maintenance period to adjust and replace any

hardware.

Wood siding and plywood should be repainted in next 5

years to maintain integrity of structure.

Metal roofing limited to roads section due to age. Corrosion

should be monitored.

Windows replacement limited to parks office. Includes new

frame, IGU and labour.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

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29

20

30

20

31

20

32

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33

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ars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Portable Electric Maintenance

Heater Replacement 600$ 2010 15 2025

Perimeter Drains Maintenance 2,000$ 2012 5 2017Replacement

NOTES:

No.7 PW E. Bays, Roads & ParksMechanical



Electric heaters include 2 fan units and 1 space heater.



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

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35

Co

st

(201

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ars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)


Replacement 3,460$ 1995 20 3 2018

Wiring Devices MaintenanceReplacement 850$ 1975 20 22 2017

Heat & Smoke Maintenance

Detectors Replacement 100$ 2000 30 2030

Maintenance

Replacement 2,260$ 1975 40 2 2017

Overhead Door MaintenanceMotors (2) Replacement 3,000$ 2005 15 2020

NOTES:

No.7 PW E. Bays, Roads & ParksElectrical


Distribution equipment includes main breaker panel and

breakers

Wiring devices include switchs and duplex receptacles.

Distribution

Equip.



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement


No.8 PW Wood Shop


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 2 - BUILDING ENVELOPE COMPONENTSAsphalt Shingles Maintenance

Replacement 2500 2000 30 10 2040

Gable End Wood Maintenance 250 2010 12 2022 250 250

Siding Replacement

Building Envelope Maintenance 250 250

Summary Replacement

Section 3 - MECHANICAL COMPONENTSPortable Electric Maintenance

Heaters Replacement 200 2010 15 2025 200

Exhaust Fan Maintenance

Replacement 1200 2005 15 2020 1,200 1,200

Mechanical Maintenance

Summary Replacement 1,200 200 1,200


Replacement 1690 1980 20 17 2017 1,690


Replacement 1250 1980 20 17 2017 1,250


Replacement 1320 1980 40 2020 1,320



Maintenance 250 250

Replacement 2,940 2,520 200 1,200

Yearly Totals $2,940 $2,520 $250 $200 $250 $1,200

Totals Inflated at 2% per Year $3,059 $2,782 $287 $244 $364 $1,783



Building Envelope -$ 250$ -$ 250$ $ 500

Mechanical Summary 1,200$ 200$ -$ 1,200$ $ 2,600

Electrical Summary 4,260$ -$ -$ -$ $ 4,260

Total $ 5,460 $ 450 $ - $ 1,450 $ 7,360

Cost

Building Summary


No.8 PW Wood ShopBuilding Summary

No.8 PW Wood Shop

Report No. 1

$0

$500

$1,000

$1,500

$2,000

$2,500

$3,000

$3,500

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

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Year


BuildingEnvelope

Mechanical

Electrical

$0

$50

$100

$150

$200

$250

$300

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

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Year


BuildingEnvelope

Mechanical

Electrical

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Asphalt Shingles Maintenance

Replacement 2,500$ 2000 30 10 2040

Gable End Wood Maintenance 250$ 2010 12 2022Siding Replacement

NOTES:

No.8 PW Wood ShopBuilding Envelope

Maintenance: Replacement:Maintenance of gable wood board includes repainting. Asphalt shingle replacement beyond scope of report.

Replacement period adjusted for priority of building.

Restorative Maintenance:

Replace lower five rows of vinyl siding (degraded) around building perimeter.


No.8 PW Wood Shop

Report No. 1

$1

$10

$100

$1,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

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20

29

20

30

20

31

20

32

20

33

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34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Portable Electric Maintenance

Heaters Replacement 200$ 2010 15 2025

Exhaust Fan MaintenanceReplacement 1,200$ 2005 15 2020

NOTES:

No.8 PW Wood ShopMechanical

Maintenance: Replacement:


No.8 PW Wood Shop

Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)


Replacement 1,690$ 1980 20 17 2017

Wiring Devices MaintenanceReplacement 1,250$ 1980 20 17 2017


Replacement 1,320$ 1980 40 2020

NOTES:

No.8 PW Wood ShopElectrical



breakers

Wiring devices include switchs and duplex receptacles.


No.8 PW Wood Shop

Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement


No.45 PW Equipment Shed


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 2 - BUILDING ENVELOPE COMPONENTSMetal-Clad Door Maintenance 350 1995 25 2020 350

Replacement

Wood Roll-Up Maintenance

Door Replacement 500 1995 25 2020 500

SBS Membrane Maintenance

Replacement 1300 1995 25 2020 1,300

Building Envelope Maintenance 350


Maintenance 350

Replacement 1,800

Yearly Totals $2,150

Totals Inflated at 2% per Year $2,374



Building Envelope 2,150$ -$ -$ -$ $ 2,150

Mechanical Summary -$ -$ -$ -$ $ -

Electrical Summary -$ -$ -$ -$ $ -

Total $ 2,150 $ - $ - $ - $ 2,150

Building Summary


Cost

No.45 PW Equipment ShedBuilding Summary


Report No. 1

$0

$200

$400

$600

$800

$1,000

$1,200

$1,400

$1,600

$1,800

$2,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

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20

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20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

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5 D

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ars

)

Year


BuildingEnvelope

$0

$50

$100

$150

$200

$250

$300

$350

$400

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

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20

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20

29

20

30

20

31

20

32

20

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Year


BuildingEnvelope

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Metal-Clad Door Maintenance 350$ 1995 25 2020

Replacement

Wood Roll-Up MaintenanceDoor Replacement 500$ 1995 25 2020SBS Membrane Maintenance

Replacement 1,300$ 1995 25 2020

NOTES:

No.45 PW Equipment ShedBuilding Envelope

Maintenance: Replacement:Maintenance for this shed is assumed to be performed as

needed and at low cost in relation to the other buildings at the

yard.

In year 2020 the doors and roofing membrane are anticipated

for replacement. The items are grouped together for cost

savings.

Metal sheet cladding is not anticipated for replacement



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement


No.46 PW Equip. & Supplies Shed


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 2 - BUILDING ENVELOPE COMPONENTSMetal Panel Maintenance 800 1997 15 5 2017 800 800

Siding Replacement

Metal Doors Maintenance 300 1997 15 5 2017 300 300

Replacement

Building Envelope Maintenance 1,100 1,100

Summary Replacement

Section 4 - ELECTRICAL COMPONENTSDistribution Maintenance

Equipment Replacement 880 1997 35 2032 880


Equipment Replacement 550 1997 20 2017 550

Heater with Maintenance

Thermostat Replacement 300 1997 35 2032 300


Summary Replacement 550 1,180

Maintenance 1,100 1,100

Replacement 550 1,180

Yearly Totals $1,650 $2,280

Totals Inflated at 2% per Year $1,717 $3,193



Building Envelope 1,100$ -$ -$ 1,100$ $ 2,200


Electrical Summary 550$ -$ -$ 1,180$ $ 1,730

Total $ 1,650 $ - $ - $ 2,280 $ 3,930

Building Summary


Cost

No.46 PW Equip. & Supplies ShedBuilding Summary


Report No. 1

$0

$200

$400

$600

$800

$1,000

$1,200

$1,400

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


Electrical

BuildingEnvelope

$0

$200

$400

$600

$800

$1,000

$1,200

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


Electrical

BuildingEnvelope

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Metal Panel Maintenance 800$ 1997 15 5 2017

Siding Replacement

Metal Doors Maintenance 300$ 1997 15 5 2017Replacement

NOTES:

No.46 PW Equip. & Supplies ShedBuilding Envelope

Maintenance: Replacement:Repainting of the metal panel siding scheduled every 15

years in maintain integrity.

Door maintenance to include repainting, realingment,

cleaning of hinges and hardware replacement as necessary.

Replacement of metal door not anticipated with regular

maintenance.



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(20

15

Do

lla

rs)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Distribution Maintenance

Equipment Replacement 880$ 1997 35 2032

Lighting MaintenanceEquipment Replacement 550$ 1997 20 2017Heater with Maintenance

Thermostat Replacement 300$ 1997 35 2032

NOTES:

No.46 PW Equip. & Supplies ShedElectrical

Maintenance: Replacement:Lighting Equipment includes five interior fixtures.


breakers

Electric fan heater with thermostat.



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement


No.47 PW Water-Sewer Equip Shed


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 2 - BUILDING ENVELOPE COMPONENTSPOWERSHIELD® Maintenance

Membrane Replacement 10000 2010 15 2025 10,000

Exposed Maintenance 300 1989 15 2025 300

Concrete Replacement

Steel Framing Maintenance 500 2010 15 2025 500

Replacement

Building Envelope Maintenance 800


Maintenance 800

Replacement 10,000





Building Envelope -$ 10,800$ -$ -$ $ 10,800



Total $ - $ 10,800 $ - $ - $ 10,800

Building Summary


Cost

No.47 PW Water-Sewer Equip ShedBuilding Summary


Report No. 1

$0

$2,000

$4,000

$6,000

$8,000

$10,000

$12,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


BuildingEnvelope

$0

$100

$200

$300

$400

$500

$600

$700

$800

$900

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


BuildingEnvelope

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

POWERSHIELD® Maintenance

Membrane Replacement 10,000$ 2010 15 2025

Exposed Maintenance 300$ 1989 15 2025Concrete ReplacementSteel Framing Maintenance 500$ 2010 15 2025

Replacement

NOTES:

No.47 PW Water-Sewer Equip ShedBuilding Envelope

Maintenance: Replacement:Concrete foundation wall recommended for crack repairs and

powerwash with each skin renewal.

Steel framing recommended for review, removal of corrosion

and fastener replacement as required.

Replacement of skin scheduled every 15 years. Cost

breakdown of 8k in material, 2k in labour.

The single metal exterior door was omitted from analysis given

it is not used with the open air entrance present.



Report No. 1

$1

$10

$100

$1,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


Maintenance

Replacement


No.48 PW Salt Shed


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 2 - BUILDING ENVELOPE COMPONENTSPOWERSHIELD® Maintenance

Membrane Replacement 17000 2012 15 2027 17,000

Concrete Maintenance 500 2012 15 2027 500

Lock-block Replacement

Steel Framing Maintenance 600 2012 15 2027 600

Replacement

Building Envelope Maintenance 1,100


Maintenance 1,100

Replacement 17,000





Building Envelope -$ -$ 18,100$ -$ $ 18,100



Total $ - $ - $ 18,100 $ - $ 18,100

Building Summary


Cost

No.48 PW Salt ShedBuilding Summary

No.48 PW Salt Shed

Report No. 1

$0

$2,000

$4,000

$6,000

$8,000

$10,000

$12,000

$14,000

$16,000

$18,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


BuildingEnvelope

$0

$200

$400

$600

$800

$1,000

$1,200

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


BuildingEnvelope

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

POWERSHIELD® Maintenance

Membrane Replacement 17,000$ 2012 15 2027

Concrete Maintenance 500$ 2012 15 2027Lock-block ReplacementSteel Framing Maintenance 600$ 2012 15 2027

Replacement

NOTES:

No.48 PW Salt ShedBuilding Envelope

Maintenance: Replacement:While replacing the shed's skin a powerwash of the concrete

lock-block is recommended along with renewal of the interior

coating as necessary.

Replacement of skin scheduled every 15 years. Cost

breakdown of 15k in material, 2k in labour.


No.48 PW Salt Shed

Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement


No.49 PW Enviro Compliance


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035

Section 5 - MISCELLANEOUS COMPONENTSBrine Station Maintenance

Replacement 20000 2018 20,000

Decant Wash Maintenance

Station Replacement 60000 2019 60,000

Internal Refuse Maintenance

Separation Replacement 30000 2018 30,000

Replace Fuel Maintenance

Dispensing System Replacement 120000 2015 120,000

Fuel Decommission Maintenance

Phase 1 Replacement 50000 2016 50,000

Fuel Decommission Maintenance

Phase 2 Replacement 190000 2017 190,000

Miscellaneous Maintenance


Maintenance

Replacement 120,000 50,000 190,000 50,000 60,000

Yearly Totals $120,000 $50,000 $190,000 $50,000 $60,000

Totals Inflated at 2% per Year $120,000 $51,000 $197,676 $53,060 $64,946


-$ -$ -$ -$ $ -




Miscellaneous Summary $ 470,000 -$ -$ -$ $ 470,000

Total $ 470,000 $ - $ - $ - $ 470,000

Building Summary


Cost

No.49 PW Enviro ComplianceBuilding Summary


Report No. 1

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

$140,000

$160,000

$180,000

$200,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


Miscellaneous

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Brine Station Maintenance

Replacement 20,000$ 2018

Decant Wash MaintenanceStation Replacement 60,000$ 2019Internal Refuse Maintenance

Separation Replacement 30,000$ 2018

Replace Fuel Maintenance

Dispensing System Replacement 120,000$ 2015

Fuel Decommission MaintenancePhase 1 Replacement 50,000$ 2016Fuel Decommission MaintenancePhase 2 Replacement 190,000$ 2017

NOTES:

No.49 PW Enviro ComplianceMiscellaneous

Maintenance: Replacement:Decommis Brine station refers to installation of a new Mega-Dome

structure over existing hoppers and dispensing tanks.

Decant wash station refers to installing a shelter (MegaDome)

over the station as well as premise isolation.

Refuse transfer station includes 12 industrial dumpsters for

internal refuse (wood, metal, organics) on a concrete pad

footing.

Fuel tanks includes new above-grade storage and

decommission costs split into two phases.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


Replacement


No.9 Cultural Centre


Date

Period

(years)

Offset

(years) Next

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035


Replacement 11880 2010 10 2020 11,880 11,880


Replacement 12000 1988 30 2018 12,000

Carpets Maintenance

Room A + Library Replacement 20250 2008 20 2028 20,250



Section 2 - BUILDING ENVELOPE COMPONENTSWood Siding Maintenance 5820 2009 8 2017 5,820 5,820 5,820

Replacement


Room A Replacement 22000 1999 25 2024 22,000


Lobby + Corridor Replacement 22000 2008 25 2033 22,000


Replacement 13140 2008 25 2033 13,140

Windows, Alum Maintenance 550 2014 1 2015 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550

Replacement

Wood Trim Maintenance

Replacement 3570 1988 30 -3 2015 3,570

Building Envelope Maintenance 550 550 6,370 550 550 550 550 550 550 550 6,370 550 550 550 550 550 550 550 6,370 550 550


Section 3 - MECHANICAL COMPONENTSSpace heaters Maintenance

(Force Flow) Replacement 9000 1990 35 2025 9,000

Perimeter Drains Maintenance 2500 2012 5 2017 2,500 2,500 2,500 2,500

Replacement


Control Box Replacement 650 2005 20 2025 650

Packaged Heat Maintenance 900 2013 5 2018 900 900 900 900

Pumps (3) Replacement 24000 2007 25 2032 24,000


Replacement 4450 2010 20 2030 4,450


Replacement 1000 1999 20 2019 1,000

Mechanical Maintenance 2,500 900 2,500 900 2,500 900 2,500 900



Replacement 40200 1990 20 10 2020 40,200

Control Equip. Maintenance

Replacement 850 1990 20 10 2020 850


Replacement 4720 1990 20 10 2020 4,720

Baseboard Maintenance

Heating Replacement 4400 1990 30 2020 4,400

Fire Alarm Maintenance 250 2014 1 2015 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250 250

System Replacement 14850 1990 35 2025 14,850

Main Distribution Maintenance

Equipment Replacement 22470 1990 40 2030 22,470



Maintenance 800 800 9,120 1,700 800 800 800 3,300 1,700 800 6,620 800 3,300 1,700 800 800 800 3,300 7,520 800 800

Replacement 3,570 12,000 1,000 62,050 22,000 24,500 20,250 38,800 24,000 35,140

Yearly Totals $4,370 $800 $9,120 $13,700 $1,800 $62,850 $800 $3,300 $1,700 $22,800 $31,120 $800 $3,300 $21,950 $800 $39,600 $800 $27,300 $42,660 $800 $800

Totals Inflated at 2% per Year $4,370 $816 $9,488 $14,539 $1,948 $69,391 $901 $3,791 $1,992 $27,248 $37,935 $995 $4,185 $28,395 $1,056 $53,296 $1,098 $38,227 $60,929 $1,165 $1,189


Interior Finishes 23,880$ -$ 32,130$ -$ $ 56,010




Total $ 92,640 $ 59,720 $ 66,450 $ 72,360 $ 291,170

Cost

Building Summary


No.9 Cultural CentreBuilding Summary


Report No. 1

$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

$70,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

$0

$1,000

$2,000

$3,000

$4,000

$5,000

$6,000

$7,000

$8,000

$9,000

$10,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


InteriorFinishes

BuildingEnvelope

Mechanical

Electrical

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Paint Maintenance

Replacement 11,880$ 2010 10 2020

Linoleum MaintenanceReplacement 12,000$ 1988 30 2018

Carpets Maintenance

Room A + Library Replacement 20,250$ 2008 20 2028

NOTES:

No.9 Cultural CentreInterior Finishes

Maintenance: Replacement:Maintenance of Finishes not significant to itemize. Replacement periods of Finishes may be extended as use is

limited.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Wood Siding Maintenance 5,820$ 2009 8 2017

Replacement

SBS Membrane MaintenanceRoom A Replacement 22,000$ 1999 25 2024SBS Membrane Maintenance

Lobby + Corridor Replacement 22,000$ 2008 25 2033


Replacement 13,140$ 2008 25 2033

Windows, Alum Maintenance 550$ 2014 1 2015Replacement

Wood Trim MaintenanceReplacement 3,570$ 1988 30 -3 2015

NOTES:

No.9 Cultural CentreBuilding Envelope

Maintenance: Replacement:Wood siding repainted every 8 years. South façade should be

every 4 years and is accounted for in cost. Wood trim

included in this repaint cost.

Window frames not scheduled to be replaced. Maintenance

cost includes IGU replacement at an average of two (4'x4'-6'')

units per year.

Wood trim replacement at library cupola and at corners

showing end of life (18x10ft sections).

Aluminum frame service life can reach 40 years (2028), this

item is left at the districts discretion.

Restorative Maintenance

Sealant on all window jambs, half of sills, and all corner trim

Trim back vegetation from building (NW corner especially)



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)

Space heaters Maintenance

(Force Flow) Replacement 9,000$ 1990 35 2025

Perimeter Drains Maintenance 2,500$ 2012 5 2017Replacement


Control Box Replacement 650$ 2005 20 2025

Packaged Heat Maintenance 900$ 2013 5 2018

Pumps (3) Replacement 24,000$ 2007 25 2032

Exhaust Fans MaintenanceReplacement 4,450$ 2010 20 2030

Hot Water Tank MaintenanceReplacement 1,000$ 1999 20 2019

NOTES:

No.9 Cultural CentreMechanical



Heat pump servicing includes change of filters and lubrication.

Mean install date for heat pumps taken as 2007.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(2015 D

ollars

)

Year


Maintenance

Replacement

ItemCost

($)

Last(Year)

Period(yrs)

Adjusted(yrs)

Next(Year)


Replacement 40,200$ 1990 20 10 2020

Control Equip. MaintenanceReplacement 850$ 1990 20 10 2020


Replacement 4,720$ 1990 20 10 2020

Baseboard Maintenance

Heating Replacement 4,400$ 1990 30 2020

Fire Alarm Maintenance 250$ 2014 1 2015System Replacement 14,850$ 1990 35 2025Main Distribution MaintenanceEquipment Replacement 22,470$ 1990 40 2030

NOTES:

No.9 Cultural CentreElectrical

Maintenance: Replacement:Annual fire alarm system testing/service. Lighting Equipment includes all interior and exterior fixtures.

Distribution equipment includes main breaker panel and breakers

Wiring devices include switches and duplex receptacles.

Baseboard heating includes thermostats.

Fire Alarm system includes panel, annunciator, pull stations,

bells and heat/smoke detectors.



Report No. 1

$1

$10

$100

$1,000

$10,000

$100,000

20

15

20

16

20

17

20

18

20

19

20

20

20

21

20

22

20

23

20

24

20

25

20

26

20

27

20

28

20

29

20

30

20

31

20

32

20

33

20

34

20

35

Co

st

(201

5 D

oll

ars

)

Year


Maintenance

Replacement


June 08, 2015




APPENDIX III

RESTORATIVE MAINTENANCE PHOTOGRAPHS

District of Central Saanich LAMP Report 1 – Municipal

Photo Table

Page | 1

Photo 1‐01 Photo 1‐02



District of Central Saanich LAMP Report 1 – Municipal

Photo Table

Page | 2





June 08, 2015




APPENDIX IV

BUILDING DISCOVERY SHEET

(*1) = "N/N" etc.(and for example) Refers to NO past report/interest / NO future report, interest, for that specialization

(*2) = Seismic relates to building, Mech./Elect/ lighting etc. subconsults would include seismic restraint commentary in their scope where relevant Landlord standards and Leasee responsibilities may require further clarification in this report.

(*3) = 'Hazmat, Soils, Seismic, Building Enclosure, Energy Studies' are currently excluded from our scope.

Re

po

rt #

Re

f# Building Address Year BuiltFloor Area

(m2)

Energy

Sources Perspective Thumb CRD Aerial

He

rita

ge?

Eniv

ron

me

nta

l

(So

ils)?

Haz

Mat

?

Aft

er

Dis

aste

r?

Seis

mic

? (*

2)

Ene

rgy?

Encl

osu

re? Approx. Current

Usage? Occupant

Load?

% Used Intended Future Use(s)

Drawings

Available

(A,M,E,S)

Notes

1 1Municipal Hall

(Admin/Police/Fire Stn#2)

1903 Mt Newton

Road

1965,'77,'79

Rem in

'89&2000

2,828

Combined E/G/D N/N N/N Y/N

Y/N

*go

to

FS#

1

N/? Y/N Y/?

50 staff +10

visitors/

daytime

workdays

100% Same All

BECA 2009, Energy 2013, Health&Safety

2014, IAQ 2012, HazMat 2013, HVAC??

Post Disaster=holding cells, firearms etc.

Hose fire tower noted.

1 5 Fire Station #1 1512 Keating Cross Rd 2013 2,183 E n/a N/N n/a Y/Y Y/Y N/N N/N

6 F/T staff

24/7

25-30 pers

5 reg.hr.days

100%

Same, AND Emergency

Operations Centre/

Alternate City Hall/

Police Facility

All

1 6 Public Works Main Complex 1703 Keating Cross Rd 1973 772 E/P/D N/N N/Y Y/N N/Y N/Y Y/N N/?40-50 pers / day

5 reg.hr.days

65%

winter

50%

/24hrs.

Same Site Plan

Energy 2004

Below grade fuel tanks small leak

monitored. Asbestos Confirmed.

After disaster=maintain facilities vehicle

access e.g., doors only?

1 7Public Works East

Bays/Roads & Parks Shop1703 Keating Cross Rd 1974 726 E N/N N/N N/? N/Y N/Y Y/N N/?

Owner input

required.75% Same Site Plan

Energy 2004

More of a shell. New Roof.

After disaster=maintain facilities vehicle

access e.g., doors only?

1 8 Public Works Wood Shop 1703 Keating Cross Rd 1979 41 E N/N N/N N/? N/N N/N Y/N N/? None, Storage. 50% Site Plan

1 9 Cultural Centre (Library,

Meeting rooms)1209 Clarke Rd 1988 880 E N/N N/N Y/N N/? N/? Y/N N/?

Varies, 60-120

pers., 5-7 days, reg.

hours some

evenings

85% Same All

Lighting 2009

Paint 2009

Roof 2005-2008??

1 45Public Works Equipment

Shed1703 Keating Cross Rd 1995 12 E N/N N/N N/N N/N N/N N/N N/N None, Storage. Same None

Re

po

rt #

Re


(m2)

Energy


He

rita

ge?

Eniv

ron

me

nta

l

(So

ils)?

Haz

Mat

?

Aft

er

Dis

aste

r?

Seis

mic

? (*

2)

Ene

rgy?

Encl

osu

re? Approx. Current

Usage? Occupant

Load?


Drawings

Available

(A,M,E,S)

Notes

1 46Public Works Equipment &

Supplies Shed1703 Keating Cross Rd 1997 42 E N/N N/N N/N N/N N/N N/N N/N None, Storage. Same None

1 47Public Works Water/Sewer

Equipment Shed1703 Keating Cross Rd 1989/2010 155 N/A N/N N/N N/N N/N N/N N/N N/N None, Storage. Same None

1 48 Public Works Salt Shed 1703 Keating Cross Rd 2012 280 N/A N/N N/N N/N N/N N/N N/N N/N None, Storage. Same None

1 49Public Works Environmental

Compliance1703 Keating Cross Rd N/A N/A N/A N/N Y/Y? Y/Y? N/N N/N N/N N/N N/A N/A N/A N/A

Not a building but associated

infrastructure that is included for

reference only.

2 10 Rom Knott Park Concession 1200 Sluggett Rd c.1984 95 E N/N N/N N/N N/N N/N N/N N/?Weekends,

Evenings, Seasonal30% Same A

2 11 Verdier Park Washrooms 819 Verdier Ave 2012 22 E N/N N/N N/N N/N N/N N/N N/? 2 -4 pers. 15% Same A

2 12 CP Fieldhouse 1809 Hovey Rd 1992 219 E N/N N/N N/N N/N N/N N/N N/?

Open Year 'Round,

washrooms open

daily, Meeting

room

80% Same AllNew Roof-2013

Lighting 2009

2 13 CP Diamond #1 Utility 7450 Wallace Dr 1985

"=168*

0.0929

=15

E N/N N/N N/N N/N N/N N/N N/? Seasonal, Low 15% Same No

Re

po

rt #

Re


(m2)

Energy


He

rita

ge?

Eniv

ron

me

nta

l

(So

ils)?

Haz

Mat

?

Aft

er

Dis

aste

r?

Seis

mic

? (*

2)

Ene

rgy?

Encl

osu

re? Approx. Current

Usage? Occupant

Load?


Drawings

Available

(A,M,E,S)

Notes

2 14CP Diamond #1 Building

(Peter Parsons)7450 Wallace Dr 1980 7.8 E N/N N/N N/N N/N N/N N/N N/? Seasonal, Low 15% Same No

2 15 CP Diamond #2 Building 7526 Wallace Dr 1980 8.0 E N/N N/N N/N N/N N/N N/N N/? Seasonal, Low 15% Same No

2 16CP Diamond #5 Building

(Edith Cooke)1836 Hovey Rd c.1980 107 E N/N N/N N/N N/N N/N N/N N/?

Seasonal, Low

10 pers?15% Same A

2 17 CP Diamond #6 building 7576 Wallace Dr 1990 112 N/N N/N N/N N/N N/N N/N N/?Seasonal, Low

10 pers?15% Same No

2 18 CP Lacrosse Storage 1787 Hovey Rd 1985 27 E N/N N/N N/N N/N N/N N/N N/? Unoccupied 75% Same A

2 19 CP Residence 1785 Hovey Rd 2000 113 E/O/P N/N N/N N/? N/N N/? N/? N/? Family? 100% Same ARoof'09

Garage Rem + Paint'14

2 44 CP Garage 1785 Hovey Rd c.1967 113 E/O/P N/N N/N N/? N/N N/? N/? N/? Family? 100% Same ARoof'09

Garage Rem + Paint'14

2 39CP Shelter #2 & Storage

1809 Hovey Rd 1990 302 E N/N N/N N/N N/N N/N N/N N/?

Unoccupied,

Storage of Cooking

Equip/ Trailers,

Tanks.

75% Same No

3 20Butterfield Barn/Chicken

Coup8000 Thompson Plc 1910 115 - Y/Y N/? N/? N/N N/N N/N N/N

Unoccupied,

Restricted

(View ext. only)

0% Same No Roof 2010

Re

po

rt #

Re


(m2)

Energy


He

rita

ge?

Eniv

ron

me

nta

l

(So

ils)?

Haz

Mat

?

Aft

er

Dis

aste

r?

Seis

mic

? (*

2)

Ene

rgy?

Encl

osu

re? Approx. Current

Usage? Occupant

Load?


Drawings

Available

(A,M,E,S)

Notes

3 21 Butterfield Garage 8000 Thompson Plc 1930 61 E Y/Y N/N N/? N/N N/N N/N N/? Unoccupied 50% Same No

3 22 Butterfield Residence 8000 Thompson Plc 1910 170 E Y/Y N/N N/? N/N N/N N/N N/? Family? 100% Same No Roof+Chimney 2009

3 23 NF Main Farmhouse8073 Old Veyaness

Ave1905 77 N/A Y/Y Y/N N/? N/N N/N N/N N/N Unoccupied 0% Same No

Masselink Study

2007 for All

3 24 NF Garage / Workshop8073 Old Veyaness

Avec.1900 56 N/A Y/Y Y/N N/N N/N N/N N/N N/N Unoccupied 0% Same No

Main Farmhouse and outbuildings on first

Acre from 1905, remaining 15 acres likely

erected at a later date (year in italics,

TBC, currently as listed in Masselink

Stucy).

3 25 NF Chicken Coop8073 Old Veyaness


Main Farmhouse and outbuildings OF

INTEREST to the Farmland's Trust as a

park = Future use.

3 26 NF West Shed8073 Old Veyaness


3 27 NF Creamery8073 Old Veyaness


3 28 NF Main Barn8073 Old Veyaness


3 29 NF Original Cabin8073 Old Veyaness

Ave1896 20 N/A Y/Y Y/N N/N N/N N/N N/N N/N Unoccupied 0% Same No

Re

po

rt #

Re


(m2)

Energy


He

rita

ge?

Eniv

ron

me

nta

l

(So

ils)?

Haz

Mat

?

Aft

er

Dis

aste

r?

Seis

mic

? (*

2)

Ene

rgy?

Encl

osu

re? Approx. Current

Usage? Occupant

Load?


Drawings

Available

(A,M,E,S)

Notes

3 30 NF Outhouse8073 Old Veyaness

Avec.1897 1.7 N/A Y/Y Y/N N/N N/N N/N N/N N/N Unoccupied 0% Same No

3 31 NF Guest Cabin8073 Old Veyaness

Avec.1930 12 N/A Y/Y Y/N N/N N/N N/N N/N N/N Unoccupied 0% Same No Sheep on site. Keep gates closed

3 32 NF Milking Shed8073 Old Veyaness

Avec.1900/1970 36 N/A Y/Y Y/N N/N N/N N/N N/N N/N Unoccupied 0% Same No Sheep on site. Keep gates closed

3 33 Boatbuilding Shed8073 Old Veyaness

Ave? 20 N/A Y/Y Y/N N/N N/N N/N N/N N/N Unoccupied 0% Same No

Building removed from inventory.

Beyond state of repairs.

3 34 NF East Shed8073 Old Veyaness


3 35 NF North Boat House8073 Old Veyaness

Ave1931 32 N/A Y/Y Y/N N/N N/N N/N N/N N/N

Unoccupied, Used

by Paddling Club

for Storage

100% Same No

3 36 NF South Boat House8073 Old Veyaness

Ave1931 20 N/A Y/Y Y/N N/N N/N N/N N/N N/N

Unoccupied, Used

by Paddling Club

for Storage

100% Same No

3 37 NF Steam Shed8073 Old Veyaness

Ave1931 7 N/A Y/Y Y/N N/N N/N N/N N/N N/N Unoccupied 0% Same No

Re

po

rt #

Re


(m2)

Energy


He

rita

ge?

Eniv

ron

me

nta

l

(So

ils)?

Haz

Mat

?

Aft

er

Dis

aste

r?

Seis

mic

? (*

2)

Ene

rgy?

Encl

osu

re? Approx. Current

Usage? Occupant

Load?


Drawings

Available

(A,M,E,S)

Notes

3 38 West Saanich School 7130 West Saanich Rd 1908/1916 246 E/D Y/Y N/? N/? N/Y N/Y N/N N/?

50 pers. M-F, 3pm-

9pm Sept-June.

Music events in

adjacent park.

75% SameA/S of 2007

Repairs

Energy 2004.

Heated only when occupied.

Scouts/Guides Tours.

Walls tied to foundation.

Assess Roof Assembly??

4 4 Fire Museum 1901 Mt. Newton Rd 2001 176 E N/N N/N N/N N/N N/N N/N N/?

10 pers

few days/month,

(internal projects)

75% Same All Lighting 2010

4 40 Lions Hall

(LEASED, *6)6994 East Saanich Rd c.1894/1919 321 E Y/N N/N N/Y N/Y N/N N/N N/?

<--Obtain from

Leessee-->Same None

4 41Centre for Active Living

[Seniors Centre (55+)]

(LEASED, *6)

1229 Clarke Rd

1950's Rancher

1988-2storey

wing

Addition 1991

610

315

E/D N/N N/N Y/N N/? N/? Y/N N/?<--Obtain from

Leessee-->TBD Same All

Lighting 2009?

Roof 2012

4 42Lawnbowling clubhouse

(LEASED, *6)1800 Hovey Rd

1934 + Adds in

1976, 1988 and

1991

234 E N/N N/? N/? N/? N/? N/? N/?

30 pers?

Seasonal?

Assembly30% Same No

4 43Lawnbowling Storage

(LEASED, *6)1800 Hovey Rd 2000 14 - N/N N/? N/? N/N N/? N/? N/? Unoccupied 100% Same No


June 08, 2015




APPENDIX V

GLOSSARY OF TERMS

GLOSSARY

Air Barrier Materials and components that together control the flow of air through an

assembly and thus limit the potential for heat loss and condensation due to air movement.

Adhesion The property of a coating or sealant which measures its ability to stick or bond to the surface to which it is applied.

Alligatoring Shrinkage cracking of the bituminous surface of built-up roofing, or the exposed surface of smooth-surface roofing, producing a pattern of deep cracks with the scaly look of an alligator’s hide.

Adhesion Failure Failure of a compound by pulling away from the surface with which is in contact. (see cohesive failure).

Asphalt A highly viscous hydrocarbon produced from the residuum left after the distillation of petroleum used as the waterproofing agent of a built-up roof.

Assembly The collective layers of components and materials which together comprise

the complete cross-section of the wall or roof. Balcony A horizontal surface exposed to outdoors, and intended for pedestrian use, but

projected from the building so that it is not located over a living space or is acting as a roof.

Ballast An anchoring material such as rounded river rock, gravel, or precast concrete pavers, which is used to hold roof membranes in place and resist wind uplift forces.

Base Flashing The part of the roofing that is turned up at the intersection of a roof with a wall or another roof penetration. It may be made of the same material as the main roofing membrane or of a compatible material.

Bitumen A generic term for either asphalt or coal tar pitch used in the roofing industry.

Blister A spongy, raised portion of roofing membrane, ranging in size from 25 mm (1”) in diameter and barely detectable to as much as 4.6 m2 (50 ft 2) in area and 300 mm (12”) high. Blisters result from the pressure of entrapped air or water vapour.

Bond Breaker Use where it is desired that the sealant not adhere.

Building Envelope Now called an environmental separator in Building Codes, refers to those parts of the building which separate inside, conditioned space from unconditioned or outside space, and includes windows, doors, walls, roofs, and foundations

Built-up Roofing (BUR) A continuous, semi-flexible roof covering, consisting of laminations of plies of saturated or coated felts alternated with layers of bitumen. Surfaced with bitumen, and in some cases covered with aggregate.

Cant Strip A continuous strip of triangular cross-section, fitted into the angle formed by a structural deck and a wall or other vertical surface. Used to provide a gradual transition for base flashing and horizontal roof membrane.

Cap Flashing Component that sheds water from the tops of walls. It is difficult to make metal cap flashing waterproof at joints and intersections, and it therefore requires a secondary, continuous and waterproof membrane below it.

Caulking A material used for joint sealing where minor or no elastomeric properties are required

GLOSSARY

Cladding A material or component of the wall assembly, which forms the exterior surface of the wall and is exposed to the environment forces.

Cohesive Failure Splitting and opening of a compound resulting from over extension of the compound caused by excessive movement (see adhesion failure).

Concealed Barrier A strategy for rain penetration control that relies on the elimination of holes through a combination of the cladding and a secondary plane further into the assembly.

Contract The undertaking by the parties to perform their respective duties, responsibilities, and obligations as prescribed in the Contract Documents and represents the entire agreement between the parties.

Counter Flashing Prevents water from penetrating behind the top edge of base flashing, and consists of a separate piece of flashing placed over the top of the base flashing. It is usually made of sheet metal.

Cross Cavity Flashing Flashing that intercepts and directs water flowing down the cavity of a wall assembly to the outside of the building.

Deck A horizontal surface exposed to outdoors, located over a living space, and intended for pedestrian use in addition to performing the function of a roof.

Delamination Separation of the plies in a roof membrane system or separation of laminated layers of insulation.

Drainage Uses surfaces of the assembly to drain water away from the assembly.

Drip Flashing A component that directs water flowing down the face of vertical elements, such as walls or windows, away from the surface.

Durability Terminology describing the capacity of a material to tolerate environmental forces.

Efflorescence A white powdery deposit on the surface indicating moisture ingress through the concrete. This is caused when water travelling through the concrete reacts with calcium hydroxide.

Element A material or component within the assembly.

Emulsion An intimate mixture of bitumen and water, with uniform dispersion of the bitumen globules, achieved through a chemical of clay emulsifying agent.

Exterior Glazed Glass set from the exterior of the building.

Exterior Stop The removable molding or bead holding the glass or panel in place when it is on the exterior side of the glass or panel, as contrasted to an interior stop located on the interior side of the glass.

Face Seal A strategy for rain penetration control that relies on the elimination of holes through the cladding.

Felt A fabric made by the interlocking of fibres. Roofing felts are manufactured from cellulosic fibres (organic felts), asbestos fibres (asbestos felts), or glass fibres (glass fibre felts). Felts are either saturated, or saturated and coated with bitumen.

Fishmouth An opening formed by an edge wrinkle in a felt where it overlaps another felt in a built-up roofing membrane.

GLOSSARY

Flashing Connecting devices that seal membrane joints, drains, gravel stops and other places where the membrane is interrupted. Base flashing forms the upturned edges of the watertight membrane. Cap or counter flashing shields the exposed edges and joints of the base flashing.

Frame Outside member of a window unit, which encloses the sash. Compound of side jambs, head and sill.

Grade The classification of materials by quality. Also, the ground elevation or level, contemplated or existing, at the outside walls of a building, or elsewhere on the building site.

Granules Opaque, natural, or synthetically coloured aggregate commonly used to surface cap sheets and roofing shigles.

Gravel Coarse granular aggregate, having rounded edges, resulting from the natural erosion of rock.

Gravel Stop Flanged device, normally metallic, designed to prevent loose aggregate from washing off the roof and to provide a finished edge detail for the built-up roofing assembly.

HPO Homeowner Protection Office. The HPO is a provincial Crown corporation formed in response to the recommendations of the Barrett Commission.

Head The upper horizontal cross member, between the jambs, which forms the top of a door or window frame; may provide structural support for construction above if required, as a door head or window head.

Horizontal Joint A horizontal joint on a wall which provides capability for differential movement of portions of the building structure (expansion joint) or prevents or localizes cracking of brittle materials such as stucco (control joint).

Housewrap A sheet plastic material used as a breather type sheathing membrane. It is generally installed between the wall sheathing and the exterior cladding. Although at one time used as a proprietary term, housewrap is now used to represent a generic group of materials. One common type of housewrap consists of Spun-bonded Polyolefin (SBPO); another is made of perforated polyethylene.

Interior Glazed Glass set from the interior of the building.

Jamb A vertical member at either side of a doorframe, window frame or door lining.

Loosely Laid Membrane Membranes which are not attached to the substrate except at the perimeter of the roof. They are held in place with appropriate and adequate ballast.

Maintenance A scheduled process of periodic inspection and minor repairs to the building

envelope.

Modified Bitumen Asphalt enhanced by the addition of polymer modifiers to increase cold temperature flexibility and warm temperature flow resistance and stability. The most common modifiers are SBS (styrene butadiene styrene) and APP (atactic polypropylene).

Moisture Barrier Any material used to retard the passage or flow of moisture into the assembly, thus preventing condensation.

Moisture Content With respect to wood: The weight of water contained in wood expressed as a percentage of the weight of oven-dry wood.

GLOSSARY

Parapet The part of any wall entirely above the roof.

Penetration An intentional opening through an assembly.

Ply A layer of roofing membrane. A four-ply membrane has at least four plies of felt at any vertical cross section cut through the membrane.

Pressure Treatment A process for treatment of wood to provide greater durability against moisture.

PVC (Poly Vinyl Chloride) A thermoplastic sheet material used for single ply roofing membranes. Rainscreen A wall designed to prevent rain penetration by providing a cavity between the

cladding and the backup wall and vents the wall to allow moisture drainage.

Reglet A groove in a wall or other vertical surface adjoining a roof surface for the embedment of counter flashing.

Ridging An upward “testing” displacement of a roof membrane, frequently occurring over insulation joints, deck joints, and base sheet edges.

Saddle The junction of small horizontal surfaces, such as the top of a balcony guardrail or parapet wall, with a vertical surface, such as a wall.

Sealant Compound used to fill and seal joint or opening, contrasted to a sealer which is a liquid used to seal a porous surface.

Sealed Unit Two or more sheets of glass separated by a spacer bar and hermetically sealed for airtightness. Has a desiccant in between the sheets of glass to absorb and hold any moisture to prevent condensation inside the unit.

Service Life (Expected) The actual period during which building envelope materials, components and assemblies perform without unforeseen maintenance and renewal costs.

Sheathing Sheet material attached to the wall framing to provide structural backing for the cladding and sheathing paper. Can be designed to provide structural lateral stiffness for the wall.

Sheathing Membrane Sheet material in an exterior wall assembly used to retard penetration of water further into the structure once past the cladding. Waterproof type sheathing membranes can also perform the function of the air barrier and the vapour barrier. These materials include both breather type sheathing membranes such as sheathing paper and housewraps, and waterproof sheathing membranes.

Sheathing Paper Asphalt-impregnated organic sheet material (breather-type sheathing membrane) attached to the sheathing exterior which creates a water-shedding surface.

Sill The horizontal member that forms the bottom of a window frame. It is generally slanted down to the outside to shed standing water.

Single Ply Membrane Roofing membranes that are field applied using a pre-manufactured sheet of single layer membrane material (either homogenous or composite) rather than multiple layer.

Smooth-Surfaced Roof A built-up roofing membrane surfaced with a coating of hot asphalt, asphalt emulsion or asphalt cutback.

Stepped Flashing The material installed at the junction between a sloping roof and a wall running

parallel to the slope. Both base and counter flashing are overlapped and installed in pieces following the slope to form the complete stepped flashing.

GLOSSARY

Substantial Performance A stage that is reached when the work is ready for use or is being used for the purpose intended as is so certified by the consultant

Substrate The surface upon which the roofing membrane is placed – structural deck or insulation.

Threshold A strip fastened to the floor beneath a door, usually required to cover a joint where two types of floor material meet; may provide weather protection at exterior doors (also referred to as doorsill).

Through-wall Flashing A waterproof membrane or metal flashing that 1) allows water behind the cladding to shed away from the building, 2) prevents water from entering the wall at joints, and 3) prevents capillary transfer of moisture though porous materials such as concrete or masonry if the moisture source is below grade.

Valley Flashing Flashing installed in the valleys of sloping shingled roofs to give continuity to the roofing system.

Vapour Barrier A material with low vapour permeability that is located within the assembly to control the flow of vapour and limit the potential for condensation due to diffusion.

Vapour Retarder A material designed to restrict the passage of water vapour through a wall or roof assembly.

Walkway A pedestrian corridor exposed to outdoors, which provides access between suites and stairwells or elevators. It may also be a roof.

Weephole Opening at the base of a cavity wall to collect moisture and dispense it or breather put in to sealant to relieve moisture.

Work The total construction and related services required by the Contract Documents

Acknowledgement is given to: Canada Mortgage and Housing Corporation, “Best Practice Guide Wood Frame Envelopes in The Coastal Climate of British Columbia” 1st Edition, September 1998 as a basis for this glossary.

Canada Mortgage and Housing Corporation, “Building Envelope Rehabilitation – Consultants Guide” 1st Edition, 2001 Canadian Construction Documents Committee, “CCDC 2 – Definitions”, 1994Dictionary of Architecture and Construction, Edited by Harris, Cyril M., McGraw Hill Inc., 1975