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© 2016 Pinchin Ltd.
FINAL Baseline Property Condition Assessment Camp Ademac 2685 Shirley Road, Regional Road #1, Blackstock, Ontario
Prepared for:
Girl Guides of Canada, Ontario Council Girl Guides of Canada, Ontario Council 180 Duncan Mill Road, Suite 100 Toronto, ON M3B 1Z6
Attention: Ms. Jillian Dundas Executive Director
January 20, 2016
Pinchin File: 108378
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page ii
Issued to: Contact: Issued on: Pinchin file: Issuing Office: Primary Contact:
Girl Guides of Canada, Ontario Council Ms. Jillian Dundas January 20, 2016 108378 2470 Milltower Court, Mississauga, ON L5N 7W5 Casey Norouzian, M.Sc. Senior Project Manager 905.363.1366 [email protected]
Author: Kenneth Andeza, Building Scientist 905.363.1363 [email protected]
Reviewer: Casey Norouzian, M.Sc. Senior Project Manager 905.363.1366 [email protected]
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page iii
EXECUTIVE SUMMARY
Pinchin Ltd. (Pinchin) was retained by Ms. Jillian Dundas, Executive Director of Girl Guides of Canada,
Ontario Council (Client) to conduct a Baseline Property Condition Assessment (BPCA), subject to the
limitations outlined in Section 6.0 of this report. Based on Pinchin’s scope of work this service did not
include any specialist reviews of items such as structural components, mechanical/electrical systems, fire
protection and life safety systems, etc. The municipal address for the property is 2685 Shirley Road,
Regional Road #1, Blackstock, Ontario (Site), referred to as Camp Ademac. Mr. Kenneth Andeza of
Pinchin conducted a visual assessment of the Site on November 4, 2015 at which time Pinchin
interviewed and was accompanied by Mr. Dennis White, Site Superintendent (hereafter referred to as the
Site Representative).
Pinchin was advised by the Client that the purpose of the BPCA was to assess visible deficiencies in
relation to the internal due diligence requirements of the Site.
The Site is located on the north side of Shirley Road (Regional Road #1) and approximately 12 km
southeast of Port Perry, Ontario. The Site is an irregular-shaped property approximately 50.0 acres in
area consisting primarily of undeveloped woodlands and fields. The Site consists of a multi-building
recreational camp property developed with a lodge, a cottage house, two longhouses, four campgrounds,
an outdoor pavilion, a maintenance shed, outdoor picnic shelters and storage buildings (Site Buildings).
The following is a general description of the Site Buildings:
Site Building Description
Trillium Lodge • A two-storey multi-functional building complete with meeting areas, living rooms, dining/kitchen areas, sleeping quarters and utility rooms.
• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 4,000 Square Feet (ft2) and a total building area of approximately 8,000 ft2.
Food Prep Building • A single-storey building utilized for food preparation and seating area.
• It was reportedly constructed in approximately 1989 and possesses a footprint and total building area of approximately 600 ft2.
• The sloped asphalt shingled roof system was reportedly replaced in approximately 2003/2004 (i.e., approximately 12 to 13 years old).
Food Prep Outdoor Picnic Shelter
• An outdoor picnic shelter utilized for outdoor eating and seating area.
• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 375 ft2.
Camp Site #1 • Camp Site #1 consists of five tents erected with wood frame support structures and floor decking.
• The five tents possess a combined footprint and total building area of approximately 850 ft2 (approximately 170 ft2 each).
• Shares a comfort station with Camp Site #2.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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Site Building Description
Camp Site #2 • Camp Site #2 consists of five tents and an outdoor picnic shelter complete with a storage shed.
• The five tents possess a combined footprint and total building area of approximately 850 ft2 (approximately 170 ft2 each). The tents are erected with wood frame structures and floor decking.
• The outdoor picnic shelter and storage shed were reportedly constructed in 2000. The outdoor picnic shelter possesses a footprint area of approximately 375 ft2, while the storage shed possesses a footprint area of approximately 72 ft2.
• Shares a comfort station with Camp Site #1.
Camp Site #3 • Camp Site #3 consist of a longhouse and an outdoor picnic shelter complete with a storage shed.
• A longhouse is a single-storey building utilized as a sleeping quarter. The longhouse was reportedly constructed in 2000 and possesses a footprint and total building area of approximately 720 ft2.
• The outdoor picnic shelter and storage shed were reportedly constructed in 2000. The outdoor picnic shelter possesses a footprint area of approximately 375 ft2, while the storage shed possesses a footprint area of approximately 72 ft2.
• Shares a comfort station with Camp Site #4.
Camp Site #4 • Camp Site #4 consist of a longhouse and an outdoor picnic shelter complete with a storage shed.
• A longhouse is a single-storey building utilized as a sleeping quarter. The longhouse was reportedly constructed in 2000 and possesses a footprint and total building area of approximately 720 ft2.
• The outdoor picnic shelter and storage shed were reportedly constructed in 2000. The outdoor picnic shelter possesses a footprint area of approximately 375 ft2, while the storage shed possesses a footprint area of approximately 72 ft2.
• Shares a comfort station with Camp Site #3.
Comfort Stations • Two single-storey buildings utilized as washroom facilities. Comfort Station #1 reportedly serves Camp Sites #1 and 2, while Comfort Station #2 reportedly serves Camp Sites #3 and 4.
• The comfort stations were reportedly constructed in approximately 2000 and possess a combined footprint and total building area of approximately 1120 ft2 (approximately 560 ft2 each).
Maintenance Building
• A single-storey building utilized as a workshop, a garage and storage of maintenance supplies.
• It was reportedly constructed in approximately 1989 and possesses a footprint and total building area of approximately 800 ft2.
Day Camp Pavilion • An open-air pavilion utilized as an outdoor meeting and picnic area.
• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 750 ft2.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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Site Building Description
Shirley’s Cottage • A single-storey building utilized for lodging complete with bedrooms, living and dining rooms, laundry room and a kitchen.
• It was reportedly constructed in approximately 1989 and possesses a footprint and total building area of approximately 750 ft2.
• The sloped asphalt shingled roof system was reportedly replaced in approximately 2003/2004 (i.e., approximately 12 to 13 years old).
Outhouses • Two single-storey outhouses referred to as “Shirley’s Cottage Outhouse” and “Wilderness Outhouse”.
• The outhouses were reportedly constructed in approximately 1989 and possess a combined footprint and total building area of approximately 48 ft2 (approximately 16 ft2 for Shirley’s Cottage Outhouse and 32 ft2 for Wilderness Outhouse).
Vehicular access to the Site is provided by one entranceway from Shirley Road located on the south
perimeter of the Site. Asphalt pavement, gravel surfaced and dirt roadways are located throughout the
Site.
The Site Buildings appear to be in satisfactory condition and in comparable standing with other similar
camp properties in the area. Based on our visual assessment, the Site Buildings appear to have been
constructed in general accordance with standard building practices in place at the times of construction.
The assessment did not reveal any visual evidence of major structural failures, soil erosion or differential
settlement. However, leaning concrete piers and off-centered wood posts were noted at the base of the
wood deck patio located adjacent to the west elevation of Trillium Lodge. Pinchin recommends repairs
and replacement of the concrete piers and wood posts under the supervision of a Structural Engineer.
No immediate repair requirements were noted. Repair and replacement requirements (under replacement
reserves) over the term of the analysis (i.e., 15 years) of $345,000 have been identified. As noted during
the Site visit, deficiencies relating to the roof systems, wall systems, interior finishes, Site features,
mechanical and life safety systems. Of particular note, recommendations, repairs and replacements for
the following items are included throughout the term of the analysis:
• Replacement of the sloped asphalt shingled roof systems atop Trillium Lodge, Food Prep
Building, Shirley's Cottage, longhouses, day camp pavilion and outhouses within the term
of analysis;
• Repairs to the exterior wall systems;
• Replacement of the deteriorated and de-bonded exterior sealants (i.e., window/door
perimeter and wall joint sealants);
• Regular repairs of the interior finishes throughout the term of the analysis;
• Repairs of the exterior walkways and wood stairs throughout the term of the analysis;
• Regular inspections and repairs of the on-Site septic systems;
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• Replacement of two electric and one propane-fired furnaces;
• Replacement of four Domestic Hot Water (DHW) heaters; and
• Replacement of the fire alarm main control panel within Trillium Lodge.
Consideration has been given regarding required ongoing maintenance and repairs of the major elements
and at the direction of the Client, Pinchin has utilized a threshold of $1,000.00 per system, per year as a
limit in determining and carrying anticipated expenditures. Anticipated expenditures associated with
maintenance and reparation of the major components below the threshold are carried within the annual
operating budget and excluded from the Summary of Anticipated Expenditures.
Regular maintenance should be conducted on the roof systems, wall systems, interior finishes,
mechanical systems, electrical and life safety systems to ensure that the Projected Useful Life (PUL) of
the major components is realized. Repair costs for the aforementioned items have been included over the
term of the analysis (i.e., 15 years) included within Appendix I. The specific deficiencies identified during
the BPCA and their associated recommendations for repair are described in the main body of the report.
These deficiencies should be corrected as part of routine maintenance unless otherwise stated within the
report. Costs associated with desired upgrades have not been carried.
The detailed breakdown of all costs for the Site can be found in Appendix I.
It is noted that in addition to the BPCA, Pinchin retained Avison Young Commercial Real Estate to
conduct a viability study of the Site specifically related to the long term growth projection for the region in
which the Site is located as well as the potential long term use of the Site, as related to the potential
reduction or expansion of the current operations. A detailed breakdown of regional demographics and
redevelopment potential of the Site can be found in Appendix III.
This Executive Summary is subject to the same standard limitations as contained in the report and must
be read in conjunction with the entire report.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................................. III
1.0 INTRODUCTION .............................................................................................................................. 3
1.0 SCOPE AND METHODOLOGY ...................................................................................................... 3
2.0 OBSERVATIONS AND COMMENTS .............................................................................................. 5 2.1 Site Information..................................................................................................................... 5 2.2 Roof Systems ..................................................................................................................... 11 2.3 Wall Systems ...................................................................................................................... 16 2.4 Structural Elements ............................................................................................................ 22 2.5 Underground Parking Garage ............................................................................................ 26 2.6 Vertical Transportation Systems ......................................................................................... 27 2.7 Interior Finishes .................................................................................................................. 27 2.8 Site Features ...................................................................................................................... 32 2.9 Mechanical Systems ........................................................................................................... 35
2.9.1 Heating, Ventilation and Air Conditioning (HVAC) ..................................................... 35 2.9.2 Plumbing ..................................................................................................................... 36 2.9.3 Fire Protection ............................................................................................................ 37
2.10 Electrical Systems .............................................................................................................. 43 2.10.1 Electrical Power .......................................................................................................... 43 2.10.2 Emergency Electrical Power....................................................................................... 44 2.10.3 Fire Alarm System and Life Safety ............................................................................. 44
3.0 NON-SPECIALIST BARRIER FREE ACCESSIBILITY REVIEW .................................................. 48 4.0 KNOWN VIOLATIONS TO CODE ................................................................................................. 48
5.0 CONCLUSIONS AND RECOMMENDATIONS.............................................................................. 48
6.0 LIMITATIONS ................................................................................................................................. 50
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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APPENDICES APPENDIX I Table 1 – Summary of Anticipated Expenditures ................................................... 1
APPENDIX II Table 2 – Non-Specialist Review of AODA Compliance........................................ 2
APPENDIX III Avison Young Commercial Real Estate – Viability Study ...................................... 3
LIST OF TABLES
Table 3.1 - Site Information ........................................................................................................................... 9
Table 3.2 – Roof Systems ........................................................................................................................... 12 Table 3.3 – Wall Systems ........................................................................................................................... 18
Table 3.4 – Structural Elements .................................................................................................................. 24
Table 3.6 – Underground Parking Garage .................................................................................................. 26
Table 3.6 – Vertical Transportation Systems .............................................................................................. 27
Table 3.7 – Interior Finishes........................................................................................................................ 28
Table 3.8 – Site Features ............................................................................................................................ 33 Table 3.9 – Mechanical Systems (including HVAC, Plumbing, and Fire Protection) .................................. 38
Table 3.10 – Electrical Systems (including Electrical Power and Fire Alarm and Life Safety) ................... 45
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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1.0 INTRODUCTION
Pinchin Ltd. (Pinchin) was retained by Ms. Jillian Dundas, Executive Director of Girl Guides of Canada,
Ontario Council (Client) to conduct a BPCA, subject to the limitations outlined in Section 6.0 of this report.
Based on Pinchin’s scope of work this service did not include any specialist reviews of items such as
structural components, mechanical/electrical systems, fire protection and life safety systems, etc. The
municipal address for the property is 2685 Shirley Road, Regional Road #1, Blackstock, Ontario (Site),
referred to as Camp Ademac. Mr. Kenneth Andeza of Pinchin conducted a visual assessment of the Site
on November 4, 2015 at which time Pinchin interviewed and was accompanied by Mr. Dennis White, Site
Superintendent, hereafter referred to as the Site Representative.
Pinchin was advised by the Client that the purpose of the BPCA was to assess visible deficiencies in
relation to the internal due diligence requirements of the Site.
The Client has advised Pinchin that no previous Baseline Property Condition Assessments or other
building reports have been prepared for the Site.
It was reported to Pinchin that the costs associated with ongoing general maintenance of the major
components of the Site Buildings are carried as part of the annual operating budget for the Site.
Consideration has been given regarding required ongoing maintenance and repairs of the major elements
and at the direction of the Client, Pinchin has utilized a threshold of $1,000.00 per system, per year as a
limit in determining and carrying anticipated expenditures. Anticipated expenditures associated with
maintenance and reparation of the major components below the threshold are carried within the annual
operating budget and excluded from the Summary of Anticipated Expenditures.
The results of the BPCA are presented in the following report. This report is subject to the Limitations
discussed in Section 6.0. The term of the analysis requested by the Client is 15 years.
1.0 SCOPE AND METHODOLOGY
The scope of the BPCA included a visual examination (without any intrusive testing or demolition of
finishes to observe hidden areas) of the following:
• The building envelope, comprised of the exterior walls, windows, exterior doors and roof
systems;
• The structural elements (i.e., walls, columns, beams, rafters, etc.);
• The interior finishes of the common areas and individual units;
• The Site features;
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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• The mechanical systems (i.e., furnaces, air conditioning units, domestic hot water,
plumbing, etc.); and
• The electrical and life safety systems.
The object of the BPCA included the following:
• A visual examination of the property in order to assess the condition of the major
elements;
• Review of general documentation on the repair/maintenance history of the elements, if
available;
• Cursory review of previous reports pertaining to the Site Buildings, if made available by
the Site Representative;
• Interviews and discussions with on-Site personnel regarding the repair/maintenance
conducted on the Site Buildings;
• Documentation of observed existing deficiencies observed within the various elements;
• Photographic documentation of various components and observed deficiencies; and
• Compilation of Pinchin’s findings in a formal written report including observed
deficiencies, together with a list of recommendations for repair/replacement with
associated estimated costs for both short and long term.
The report provides:
• A basic description of each of the various major components of the Site Buildings;
• A list of deficiencies noted with respect to the components examined; and
• Recommendations and cost estimates for the corrections recommended.
Cost estimates provided in this report are preliminary Class “D” and provided only as an indication of the
order of magnitude of the remedial work. These values have been arrived at by determining a
representative quantity from the visual observations made at the time of our Site visit and by applying
current market value unit costs to such quantities and or a reasonable lump sum allowance for the work.
More precise cost estimates would require more detailed investigation to define the scope of work. They
are not intended to warrant that the final costs will not exceed these amounts or that all costs are
covered. The estimates assume the work is performed at one time and do not include costs for potential
de-mobilization and re-mobilization if repairs/replacement are spread out over the term of analysis.
All costs are identified in 2016 Canadian Dollars, and do not include consulting fees or applicable taxes.
(For consulting fees, Pinchin typically recommends a budget allowance of 10% to 15% of the costs
identified).
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All cost estimates assume that regular annual maintenance and repairs will be performed to all building
elements at the facility. No cost allowance is carried for this regular maintenance.
The cost estimates provided in this report are based on costs of past repairs at similar buildings, recent
costing data such as “RS Means Repair and Remodelling Cost Data – Commercial/Residential” and
“Hanscomb’s Yardsticks for Costing”, or Pinchin’s professional judgment.
Unless otherwise stated, the replacement costs identified for an element reflects the cost to remove and
replace the existing element with the same type of element.
2.0 OBSERVATIONS AND COMMENTS
2.1 Site Information
General view of the Site (Google Maps 2015).
General view of Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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General view of Food Prep Building.
General view of Food Prep outdoor picnic shelter.
General view of typical outdoor tents.
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General view of a typical longhouse. Note: The longhouses are located in Camp Sites #3 and 4.
General view of a typical outdoor shelter complete with a storage shed.
General view of a typical comfort station.
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General view of Maintenance Building.
General view of Day Camp Pavilion.
General view of Shirley’s Cottage.
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Table 3.1 - Site Information Site Occupant/Name Camp Ademac
Site Address 2685 Shirley Road, Regional Road #1, Blackstock, Ontario
Existing Land Use Type Commercial/Residential Primary On-Site Activity
Recreational Camp Site
Multi-Tenant/Single Occupant
Multi-Tenant Number of Units Varies
Date First Developed Unknown Site Area ~ 50.0 acres
Number of Buildings Approximately 28 (including small structures, washroom facilities, sheds, tents, etc.)
Building Footprint Area(s)
Trillium Lodge: ~ 4,000 ft2 Food Prep Building: ~ 600 ft2 Maintenance Building: ~ 800 ft2 Day Camp Pavilion: ~ 750 ft2 Shirley’s Cottage: ~ 750 ft2 Remaining Site Buildings: Varies from 16 ft2 to 720 ft2
Number of Storeys (Excluding Basement)
Trillium Lodge: Two-storey Remaining structures: Single-storey
Total Building Area(s)
Trillium Lodge: ~ 8,000 ft2 Food Prep Building: ~ 600 ft2 Maintenance Building: ~ 800 ft2 Day Camp Pavilion: ~ 750 ft2 Shirley’s Cottage: ~ 750 ft2 Remaining Site Buildings: Varies from 16 ft2 to 720 ft2
Date Building(s) Constructed
From 1989 to 2000 Area of Tenant Spaces
Varies
Date Building(s) Renovated
On-going minor renovations
Basement and/or U/G Parking
None
Type of Roof System(s) Sloped asphalt shingled roof systems Sloped preformed metal roofs
Number of Levels U/G
N/A
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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Table 3.1 - Site Information Site Occupant/Name Camp Ademac
Site Address 2685 Shirley Road, Regional Road #1, Blackstock, Ontario
Type of Wall Cladding Horizontal vinyl sidings Prefinished vertical and horizontal metal wall panels Horizontal wood sidings Painted wood boards
Area of Roof System(s)
Refer to Section 3.2 – Roof Systems
Type of Doors Hollow core metal doors, some of which possess Single Glazed (SG) inserts, within metal frames Painted wood doors within wood frames Painted wood doors within metal frames complete with SG aluminum storm doors Sectional metal overhead door
Types of Windows Fixed Insulated (IG) units above operable (i.e., horizontally-sliding) SG units within vinyl and metal frames set into punched configurations Operable (i.e., horizontally-sliding) SG units within vinyl frames set into punched configurations Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations Operable (i.e., vertically-sliding) SG units within metal frames set into punched configurations
Number of Above Grade Parking Spaces
No designated parking spaces on-Site
Electrical Source Hydro One
Surface Type Asphalt-paved parking areas and driveways Gravel surfaced and dirt roads Concrete unit pavers Wood walkways, stairs and ramps Undeveloped woodlands and fields
Type of Heating/Cooling
Electric and propane-fired furnaces Electric baseboard heaters
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2.2 Roof Systems
The roof systems of the Site Buildings consist of a combination of sloped asphalt shingled roof systems
and sloped metal roof systems. The sloped asphalt shingled and metal roof systems of the Site Buildings
are installed atop roof decking supported by wood roof trusses or wood rafters. Neither the presence of a
vapour barrier, nor the type, or the thickness of the insulation could be verified during the inspection of the
roof systems in Trillium Lodge and Shirley’s Cottage, as the scope of the work did not include destructive
testing. It is noted the remaining Site Buildings do not possess roof insulation.
Drainage of the sloped asphalt shingled roofs and sloped metal roofs is achieved by surface deflection
and discharged at grade via perimeter eavestroughs and downspouts or directly from the roof systems.
Penetrations through selected roof systems consist of plumbing stacks and chimneys.
The details of the roof systems are summarized in the following table:
Site Building Roof System(s) Approximate Age Approximate Roof Area
Trillium Lodge Sloped asphalt shingled roof system ~ 1989 (i.e., ~ 27 years old) ~ 5,500 ft2
Food Prep Building Sloped asphalt shingled roof system
~ 2003/2004 (i.e., ~ 12 to 13 years old) ~ 900 ft2
Food Prep Outdoor Picnic Shelter Sloped metal roof ~ 2000 (i.e., ~ 16 years old) ~ 450 ft2
Camp Sites #2, 3 & 4: Outdoor Picnic Shelters Sloped metal roofs ~ 2000 (i.e., ~ 16 years old)
~ 1,350 ft2
(i.e., ~ 450 ft2 each) Camp Sites #2, 3 & 4: Storage Sheds Sloped metal roofs ~ 2000 (i.e., ~ 16 years old) ~ 240 ft2
(i.e., ~ 80 ft2 each) Camp Sites #3 & 4: Longhouses
Sloped asphalt shingled roof system ~ 2000 (i.e., ~ 16 years old) ~ 1,700 ft2
(i.e., ~ 850 ft2 each)
Comfort Station #1 Sloped metal roof ~ 2000 (i.e., ~ 16 years old) ~ 700 ft2
Comfort Station #2 Sloped metal roof ~ 2000 (i.e., ~ 16 years old) ~ 700 ft2
Maintenance Building Sloped metal roof ~ 2000 (i.e., ~ 16 years old) ~ 950 ft2
Day Camp Pavilion Sloped asphalt shingled roof system ~ 1989 (i.e., ~ 27 years old) ~ 1,000 ft2
Shirley’s Cottage Sloped asphalt shingled roof system
~ 2003/2004 (i.e., ~ 12 to 13 years old) ~ 900 ft2
Outhouses Sloped asphalt shingled roof system ~ 5 to 10 years old ~ 50 ft2
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It is noted that the overall total areas of the roof systems is larger than the total footprint of the Site
Buildings due to sloped areas and soffit overhangs.
No active roof leaks were noted or reported by the Site Representative. However, areas of water stained
wood roof decks were noted at the ceiling of Food Prep Building. The Site Representative reported
previous roof leaks within Food Prep Building and have been repaired in a timely manner.
It is noted that the sloped roofs of the Site Buildings were not accessed at the time of the Site visit and the
visual assessment of the roof systems was completed from the ground level.
Table 3.2 outlines the findings of the inspection of the roof systems:
Table 3.2 – Roof Systems Findings Remarks/Recommendations
Major Deficiencies/Findings
• The sloped asphalt shingled roof systems atop the Trillium Lodge, Food Prep Building, Shirley's Cottage, longhouses, day camp pavilion & outhouses were noted to be between 5 and 27 years old and have either exceeded or are anticipated to approach the end of their Projected Useful Life (PUL) within the term of analysis.
• Pinchin has carried allowances for replacement of the sloped asphalt roof systems within the term of the analysis.
Minor Deficiencies/Findings
• A disconnected downspout fastener was noted on the north elevation of Trillium Lodge.
• Reconnect the downspout fastener.
• Debris accumulation (i.e., pine needles) was noted atop Shirley’s Cottage outhouse.
• Clean/remove the debris accumulation regularly to prevent premature deterioration of the roof system.
General view of the sloped asphalt shingled roof system noted atop Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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View of a sloped metal roof noted atop Comfort Station #1.
View of a sloped metal roof noted atop an outdoor picnic shelter.
View of a sloped metal roof noted atop a storage shed.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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View of missing and loose asphalt shingles noted atop Trillium Lodge.
View of curling of the asphalt shingles noted atop Trillium Lodge.
View of curling of the asphalt shingles noted atop the longhouse in Camp Site #2.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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View of a disconnected downspout fastener noted on the north elevation of Trillium Lodge.
View of water staining on the roof wood decks noted within Food Prep Building.
Note: The Site Representative reported previous roof leaks and have been repaired in a timely manner.
View of debris accumulation (i.e., pine needles) noted atop Shirley’s Cottage outhouse.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
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It has been Pinchin’s experience that the Projected Useful Life (PUL) of a typical sloped asphalt shingled
roof system ranges between 15 and 25 years and the PUL of a sloped metal roof typically ranges
between 30 and 40 years, depending on the quality of building materials used, the quality of workmanship
during installation and the level to which the roof systems have been maintained.
As previously mentioned, the sloped asphalt shingled roof systems atop Trillium Lodge, Food Prep
Building, Shirley's Cottage, longhouses, day camp pavilion and outhouses were noted to be between 5
and 27 years old and have either exceeded or are anticipated to approach the end of their PUL within the
term of analysis. As such, Pinchin has carried allowances for replacement of the sloped asphalt shingled
roof systems within the term of the analysis.
Assuming that the above-referenced roof systems are replaced, the aforementioned deficiencies are
addressed and regular maintenance is performed, the roof systems of the Site Buildings should perform
in a satisfactory manner throughout the term of the analysis. Annual walk-on inspections are
recommended to ensure the integrity of the roof systems and to extend the service life.
2.3 Wall Systems
The exterior wall systems of each Site Building are tabulated in the following table:
Site Building Exterior Wall Systems
Trillium Lodge • Horizontal vinyl sidings
Food Prep Building • Prefinished horizontal metal wall panels
Food Prep Outdoor Picnic Shelter
• Prefinished vertical metal wall panels were noted on the upper portions
Camp Sites #2, 3 & 4: Outdoor Picnic Shelters
• Prefinished vertical metal wall panels were noted on the upper portions
Camp Sites 2, 3 & 4: Storage Shed
• Prefinished vertical metal wall panels
Camp Sites #3 & 4: Longhouses
• Horizontal wood sidings
Comfort Station #1 • Prefinished vertical metal wall panels
Comfort Station #2 • Prefinished vertical metal wall panels
Maintenance Building • Prefinished vertical metal wall panels
Day Camp Pavilion • Painted wood boards
Shirley’s Cottage • Horizontal vinyl sidings
Outhouses • Painted wood boards
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The window and door systems of each Site Building are tabulated in the following table:
Site Building The Window and Door Systems
Trillium Lodge
• Window systems: Fixed Insulated (IG) units above operable (i.e., horizontally-sliding) Single Glazed (SG) units within vinyl frames set into punched configurations. Operable (i.e., horizontally-sliding) SG units within vinyl frames set into punched configurations
• Door systems: Hollow core metal doors complete with SG inserts within metal frames serve the main and secondary entrances. Wood doors within wood frames serve the interior spaces
Food Prep Building
• Window systems: Operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Painted wood door within metal frames complete with a SG aluminum storm door serves the main and secondary entrances
Food Prep Outdoor Picnic Shelter
• Window systems: N/A • Door systems: N/A
Camp Sites 2, 3 & 4: Storage Shed
• Window systems: Operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow core metal frames within metal frames serve the entrances
Camp Sites #3 & 4: Longhouses
• Window systems: Operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow metal doors complete with SG inserts within metal frames serve the entrances
Comfort Station #1
• Window systems: Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow core metal doors within metal frames serve the main entrances
Comfort Station #2
• Window systems: Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow core metal doors within metal frames serve the main entrances
Maintenance Building
• Window systems: N/A • Door systems: A hollow core metal door within a metal frame serves the
main entrance. A sectional metal overhead door within a metal frame serves the drive-bay
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Site Building The Window and Door Systems
Day Camp Pavilion • Window systems: N/A • Door systems: N/A
Shirley’s Cottage
• Window systems: Operable (i.e., vertically-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow core metal doors complete with SG inserts within metal frames serve the main and secondary entrances. Wood doors within wood frames serve the interior spaces
Outhouses • Window systems: N/A • Door systems: Painted wood doors within wood frames
Table 3.3 outlines the findings of the inspection of the wall systems:
Table 3.3 – Wall Systems Findings Remarks/Recommendations
Major Deficiencies/Findings
• The IG window units of Trillium Lodge, Food Prep Building and Shirley’s Cottage were reportedly original to the time of construction in 1989 (i.e., approximately 27 years old) and will reach the end of their PUL within the term of the analysis.
• Pinchin has carried allowances for selective replacement of the IG window units within the term of the analysis.
Minor Deficiencies/Findings
• Areas of deteriorated and de-bonded window and door perimeter sealants were noted at various elevations of the Site Buildings.
• Replace the deteriorated and de-bonded window and door perimeter sealants.
• Damaged vinyl siding was noted on the south elevation of Trillium Lodge.
• Replace the damaged vinyl siding.
• Areas of faded paint on the metal wall panels were noted at various elevations of Food Prep Building, Maintenance Building and storage sheds.
• Repair/sand the areas of faded paint on the metal wall panels and repaint with corrosion inhibiting coating.
• Impact damaged metal wall panels were noted at the southeast corner of the storage shed in the Camp Site #2.
• Repair/replace the impact damaged metal wall panels.
• A damaged metal wall panel was noted on the east elevation of Comfort Station #1.
• Repair/replace the damaged metal wall panel.
• An impact damaged area in the metal wall panel was noted on the north elevation of Comfort Station #2.
• Repair/replace the impact damaged metal wall panels.
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View of the vinyl sidings on Trillium Lodge.
View of the preformed horizontal metal wall panels on Food Prep Building.
View of the preformed vertical metal wall panels on the storage shed.
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View of the horizontal wood panels on the longhouse.
View of a damaged vinyl siding noted on the south elevation of Trillium Lodge.
View of faded paint on the metal wall panels noted on the south elevation of Food Prep Building.
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View of impact damaged metal wall panels noted at the southeast corner of the storage shed in Camp Site #2.
View of a damaged metal wall panel noted on the east elevation of Comfort Station #1.
View of impact damaged area in the metal wall panel noted on the north elevation of Comfort Station #2.
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In general, the wall, window and door systems of the Site Buildings were noted to be satisfactory
condition with the exception of the above-referenced deficiencies. Pinchin has carried allowances for
current and anticipated repairs to the exterior walls systems (i.e., vinyl sidings, performed metal panels,
wood sidings) and replacement of the deteriorated exterior sealants (i.e., window/door perimeter and wall
joint sealants) throughout the term of analysis.
Based on Pinchin’s experience, the PUL of an IG window unit typically ranges between 30 and 35 years,
depending on the quality of the unit. The IG window units of Trillium Lodge, Food Prep Building and
Shirley’s Cottage were reportedly original to the time of construction in 1989 (i.e., approximately 27 years
old) and will reach the end of their PUL within the term of the analysis. As such, Pinchin has carried
allowances for selective replacement of the IG window units within the term of the analysis.
Assuming that the above-referenced deficiencies are addressed and regular maintenance is performed,
the wall, window and door systems of the Site Buildings should perform in a satisfactory manner
throughout the term of the analysis.
2.4 Structural Elements
As outlined in the scope of work, a visual assessment of the condition of the structural elements was
carried out on the elements which were visible at the time of the inspection. The structural systems of the
Site Buildings are tabulated in the following table:
Site Building/Outdoor Structures
Structural Systems
Trillium Lodge Substructure: • A lower level cast-in-place concrete slab-on-grade (i.e., no basement-
level), concrete block masonry foundation walls and concrete footings Superstructure: • A wood-framed support structure (i.e., columns, beams and stud walls)
supporting wood floor joists and decking and wood roof rafters
Food Prep Building Substructure: • A cast-in-place concrete slab-on-grade (i.e., no basement-level) Superstructure: • A wood-framed support structure (i.e., columns and stud walls)
supporting wood roof rafters
Food Prep Outdoor Picnic Shelter
Structure: • Wood posts and beams supporting wood roof rafters and metal roof
decking
Camp Site #1: Tents
Structure: • Wood frame support structures supporting wood floor decking
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Site Building/Outdoor Structures
Structural Systems
Camp Sites #2, 3 & 4: Outdoor Picnic Shelters
Structure: • Wood posts and beams supporting wood roof rafters and metal roof
decking
Camp Sites #2, 3 & 4: Storage Sheds
Structure: • Wood frame support structures (i.e., columns, beams and studs)
supporting metal floor decking
Camp Sites #3 & 4: Longhouses
Structure: • Cast-in-place concrete sonotube piers supporting wood framed support
structures (i.e., columns, beams and stud walls) and roof rafters and decking
Comfort Stations #1 & 2
Substructure: • Cast-in-place concrete slabs-on-grade (i.e., no basement-level) Superstructure: • Wood-framed support structures (i.e., columns and stud walls)
supporting wood roof rafters and metal roof decking
Maintenance Building Substructure: • A cast-in-place concrete slab-on-grade (i.e., no basement-level) Superstructure: • A wood-framed support structure (i.e., columns and stud walls)
supporting wood roof rafters and metal roof decking
Day Camp Pavilion Structure: • Wood posts and beams supporting wood roof rafters and metal roof
decking
Shirley’s Cottage Structure: • Cast-in-place concrete sonotube piers and steel beams supporting a
wood framed support structure (i.e., columns, beams and stud walls) and roof rafters and decking
Outhouses Structure: • Wood frame support structures (i.e., columns and studs walls)
supporting wood floor and roof decking
No structural drawings were provided to Pinchin for review.
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Table 3.4 outlines the findings of the inspection of the structural elements:
Table 3.4 – Structural Elements Findings Remarks/Recommendations
Major Deficiencies/Findings
• Leaning concrete piers and off-centered wood posts were noted at the base of the wood deck patio located adjacent to the west elevation of Trillium Lodge.
• Pinchin recommends resetting the concrete piers and off-centred wood posts at the base of the wood deck patio of Trillium Lodge under the supervision of a structural engineer.
Minor Deficiencies/Findings
• Areas of corrosion on the steel beams were noted beneath Shirley’s Cottage.
• Remove/sand the areas of corrosion on the steel beams and repaint with corrosion inhibiting coating.
View of a wood framed support structure (i.e., columns and stud walls) supporting wood roof rafters and roof decking noted within Food Prep Building.
View of wood posts and beams supporting wood roof rafters and metal roof decking noted within Food Prep outdoor picnic shelter.
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View of a wood framed support structure (i.e., columns and stud walls) supporting wood roof rafters and roof decking noted within a typical longhouse.
View of cast-in-place concrete sonotube piers supporting a wood frame support structure of a typical longhouse.
View of leaning concrete piers and off-centred wood posts noted at the base of the wood deck patio located adjacent to the west elevation of Trillium Lodge.
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View of corrosion on the steel beam noted beneath Shirley’s Cottage.
Assessment of the original or existing building design, compliance with prior or current Building Code or
detection or comment upon concealed structural deficiencies are outside the scope of work. Accordingly,
the findings are limited to the extent that the assessment has been made based on a walk-through visual
inspection of accessible areas of the structure.
The assessment did not reveal any visual evidence of major structural failures, soil erosion or differential
settlement. However, leaning concrete piers and off-centered wood posts were noted at the base of the
wood deck patio located adjacent to the west elevation of Trillium Lodge. Pinchin recommends repairs
and replacement of the concrete piers and wood posts under the supervision of a Structural Engineer. It
is noted that the cost estimates provided in this report are preliminary and provided only as an indication
of the order of magnitude of the remedial work. Without a defined scope of work (i.e., tender documents)
estimated costs could be potentially higher than provided.
2.5 Underground Parking Garage
The Site is not equipped with an underground parking garage.
Table 3.6 – Underground Parking Garage Findings Remarks/Recommendations
Major Deficiencies/Findings
• N/A • N/A
Minor Deficiencies/Findings
• N/A • N/A
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2.6 Vertical Transportation Systems
The Site Buildings are not equipped with vertical transportation systems:
Table 3.6 – Vertical Transportation Systems
Findings Remarks/Recommendations
Major Deficiencies/Findings
• N/A • N/A
Minor Deficiencies/Findings
• N/A • N/A
2.7 Interior Finishes
As outlined in the scope of work, the interior finishes of the Site Buildings were reviewed during the Site
assessment.
The floor finishes within Trillium Lodge consist of painted wood floor decks in the main entrance lobby,
carpeting in the gathering spaces and bedrooms, ceramic and vinyl floor tiles within the upper level
kitchen area and public washrooms and painted and unpainted concrete floor slabs in the lower level
kitchen area and utility rooms. The floor finishes within Food Prep Building and comfort stations consist of
unpainted and painted concrete floor slabs, while the floor finishes within the longhouses consist of
exposed plywood wood decking. The floor finishes within Shirley’s Cottage consist of carpeting and
linoleum sheet flooring, while concrete pavers were noted to serve the day camp pavilion and storage
sheds.
The wall finishes within Trillium Lodge consist of painted gypsum wall boards throughout and brick
masonry at the chimney areas. The wall finishes within the Food Prep Building, Maintenance Building and
storage sheds consist of exposed wood frame structures and metal wall panels, while the wall finishes
within the longhouses and outhouses consist of exposed wood frame structures and wood boards. The
wall finishes within the comfort stations consist of painted gypsum wall boards, while the wall finishes
within Shirley’s Cottage consist of a combination of horizontal wood panels and painted gypsum wall
boards.
The ceiling finishes within Trillium Lodge consist of a combination of painted gypsum board ceiling
finishes, stipple ceiling finishes and painted bulkheads. The ceiling finishes within Food Prep Building,
Maintenance Building, outdoor picnic shelters, storage sheds, longhouses, day camp pavilion and
outhouses consist of exposed structural elements as well as metal and wood roof decking. The ceiling
finishes within the comfort stations consist of painted gypsum board ceiling finishes, while the wood
ceiling panels were noted within Shirley’s Cottage.
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Table 3.7 outlines the findings of the inspection of the interior finishes:
Table 3.7 – Interior Finishes Findings Remarks/Recommendations
Major Deficiencies/Findings
• None noted/reported. • None required.
Minor Deficiencies/Findings
• Selective appliances (i.e., refrigerators, stoves, etc.) are anticipated to reach their PUL within the term of analysis.
• Pinchin has carried on-going allowances for replacement of the appliances throughout the term of analysis.
• Areas of peeling paint on the concrete floor slabs were noted in the lower level kitchen area of Trillium Lodge as well as within Comfort Stations #1 and 2.
• Remove/clean the areas of peeling paint on the concrete floor slab and repaint.
• Cracks in the concrete floor slab were noted in Food Prep Building.
• Rout and seal the cracks in the concrete floor slab and monitor the affected areas for further cracking and deterioration.
• Areas of black staining in the gypsum wall board finishes were noted within the utility room in the lower level of Trillium Lodge, which may indicate suspect mould.
• Repair the source/presence of moisture infiltration and replace the stained gypsum board finishes.
• Black staining on the gypsum wall board finishes was noted within the janitorial room in Comfort Station #1.
• Repair the source/presence of moisture infiltration and replace the stained gypsum board finishes.
General view of the interior finishes within the upper level of Trillium Lodge.
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General view of the interior finishes within the kitchen in the lower level of Trillium Lodge.
General view of the interior finishes within Food Prep Building.
View of the interior finishes within a typical comfort station.
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View of the interior finishes within a typical sleeping quarter in a longhouse.
View of the interior finishes within a typical outdoor tent.
View of peeling paint on the concrete floor slab noted in the lower level of Trillium Lodge.
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View of cracks in the concrete floor slab noted in Food Prep Building.
View of peeling and faded paint on the concrete floor slab noted within Comfort Station #1.
View of black staining in the gypsum wall board finishes noted within the utility room in the lower level of Trillium Lodge.
Note: Black staining may indicate suspect mould growth.
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The interior finishes within the Site Buildings were noted to be in satisfactory condition with the exception
of the above-referenced deficiencies. It has been Pinchin’s experience that the PUL of hard furnishings
for camp operations, including furniture, refrigerators, carpeting and wall coverings typically ranges
between 15 and 20 years.
Pinchin has carried allowances for localized repairs and replacement of the interior finishes throughout
the term of analysis.
Assuming that the above-referenced deficiencies are addressed and regular maintenance is performed,
the interior finishes of the Site Buildings should perform in a satisfactory manner throughout the term of
the analysis.
2.8 Site Features
The Site is located on the north side of Shirley Road (Regional Road #1) and approximately 12 km
southeast of Port Perry, Ontario. The Site is an irregular-shaped property approximately 50.0 acres in
area consisting primarily of undeveloped woodlands and fields. The Site consists of a multi-building
recreational camp property developed with a lodge building, a cottage house, two longhouses, four
campgrounds, an outdoor pavilion, maintenance shed, outdoor picnic shelters and storage buildings.
Vehicular access to the Site is provided by one entranceway from Shirley Road located on the south
perimeter of the Site. Asphalt pavement, gravel surfaced and dirt roadways are located throughout the
Site. It should be noted, there is no drainage infrastructure observed on-Site at the time of the Site visit.
View of black staining on the gypsum wall board noted within the janitorial room in Comfort Station #1.
Note: Black staining may indicate suspect mould growth.
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Table 3.8 outlines the findings of the inspection of the Site features:
Table 3.8 – Site Features Findings Remarks/Recommendations
Major Deficiencies/Findings
• Areas of deterioration, alligator cracking and depressions in the asphalt pavements were noted on the south portion of the Site.
• Replace the deteriorated asphalt pavements.
Minor Deficiencies/Findings
• None observed/reported. • None required.
View of a typical camp field noted in Camp Sites #1 and 2.
View of the asphalt paved parking areas and driveway located on the south portion of the Site.
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View of deteriorated asphalt pavements noted at the main entrance driveway of the Site.
View of depression in the asphalt pavement noted on the south portion of the Site.
View of deteriorated asphalt pavements noted on the south-central portion of the Site.
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The Site features were noted to be in satisfactory condition with the exception of the above-referenced
deficiencies. As previously mentioned, areas of deterioration, depressions, potholes and alligator cracking
in the asphalt pavements were noted on the south portion of the Site. As such, Pinchin has carried
allowances for current and anticipated repairs to the asphalt pavements throughout the term of analysis.
Assuming that the aforementioned deficiencies are addressed and regular maintenance is performed, the
Site features should perform in a satisfactory manner throughout the term of the analysis.
Assessment of or comment upon concealed deficiencies and any buried/concealed utilities or
components are outside the scope of work.
2.9 Mechanical Systems
Major Service Providers
The following providers serve the subject property:
Water Lake Scugog
Electric Hydro One
Sewer On-Site Septic System
Natural Gas N/A
Police Ontario Provincial Police
Fire Township of Scugog Fire Department
2.9.1 Heating, Ventilation and Air Conditioning (HVAC)
Heating, ventilation and cooling within the Site Buildings are provided by HVAC equipment described as
follows:
Site Building Mechanical Systems
Trillium Lodge
• Heating is provided by two electric forced-air furnaces and one propane-fired furnace located in the utility rooms in the lower level. Based on review of data plates, the electric furnaces were manufactured by “Lennox” in 1989 and 1991 (i.e., approximately 27 and 25 years old). The propane-fired furnace was manufactured by “Concord” in 2005 (i.e., approximately 11 years old) and possesses a maximum input heating capacity of 75,000 British Thermal Units per Hour (BTUH);
• Two wood burning fire places complete with a brick masonry chimney located in the living rooms on the lower and upper levels;
• Supplementary heating is provided by electric baseboard heaters; • Cooling is provided by one electric air conditioning unit which serves
the sleeping quarters on the upper level. Based on review of the data plate, the air conditioning unit was manufactured by “Weather King” in
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Site Building Mechanical Systems 2005 (i.e., approximately 11 years old) and possesses a nominal cooling capacity of 2 tons; and
• It is noted that there is a decommissioned “Lennox” air conditioning unit located adjacent to the east elevation of the Trillium Lodge. As such, Pinchin recommends removal of the air conditioning unit in a timely manner.
Shirley’s Cottage • Electric baseboard heaters.
Shirley’s Cottage Outhouse • Portable electric heater.
Remaining Site Buildings • Are not equipped with heating, cooling or ventilation systems.
The inspection of the interior of boilers, pressure vessels, equipment, fan coils, ductwork or associated
components was beyond the scope of work. It should be noted that the heating and cooling duct work
within the Site Buildings may contain interior insulation. The Site Representative did not possess
knowledge of the presence of insulation within the duct work within the Site Buildings. It is Pinchin’s
experience that interior insulation within duct work is prone to deterioration or development of mould
which may require removal of the insulation. In the case where interior insulation is present within the
duct work, Pinchin recommends that the duct work insulation be inspected for the presence of mould.
2.9.2 Plumbing
The plumbing systems in the Site Buildings include the incoming water services, cold and hot water
piping as well as the sanitary sewer. Drainage piping within the Site Buildings consists of cast iron and
ABS piping where visible, while plumbing for the domestic cold and hot water consist of copper piping.
Due to the concealed nature of the plumbing systems, the condition of the equipment could not be
verified. Local repairs to the piping can be managed as part of on-going maintenance.
The domestic water for the Site is pumped from Lake Scugog located to the north of the Site. The
incoming domestic water service, water meter, pumps and filtration equipment is located within Trillium
Lodge and Maintenance Building.
Waste water and effluent from the Site Buildings is discharged by septic systems (i.e., 3 in total) located
on the Site. The septic systems are reportedly original to the construction of the original Site Buildings in
approximately 1989. The main septic tank is reportedly cleaned every three years, while the remaining
two septic tanks were reportedly cleaned within the last 7 years. The Site Representative did not report
any problems with the septic systems.
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Domestic Hot Water (DHW) within the Site Buildings is provided by DHW heaters tabulated in the
following table:
Site Building DHW Heaters
Trillium Lodge • Two “Giant” self-contained electric DHW heaters are located in the utility room. Based on review of data plates, the DHW heaters were manufactured in 2012 and 2013 (i.e., approximately 4 and 3 years old) and possess a maximum input heating capacity of 4,500 Watts, each and storage capacities of 181 and 279 Litres.
Comfort Station #1 • One “John Wood” self-contained electric DHW heater located in the janitorial room. Based on review of the data plate, the DHW was manufactured in 1989 (i.e., approximately 27 years old) and possesses a maximum input heating capacity of 4,500 Watts and a storage capacity of 60 U.S. Gallons.
Comfort Station #2 • One “John Wood” self-contained electric DHW heater located in the janitorial room. Based on review of the data plate, the DHW was manufactured in 1989 (i.e., approximately 27 years old) and possesses a maximum input heating capacity of 4,500 Watts and a storage capacity of 60 U.S. Gallons.
Remaining Site Buildings • Does not possess DHW heaters.
There was no shortage of hot water reported to Pinchin at the time of the Site visit.
2.9.3 Fire Protection
The details of the fire protection systems within the Site Buildings are summarized in the following table:
Site Building Fire Protection
Trillium Lodge • Chemically-charged ABC-class fire extinguishers located throughout and at the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).
• Cooking equipment fire suppression system is provided by an “Ansul” R-102 wet chemical fire suppression system.
Maintenance Building • Chemically-charged ABC-class fire extinguishers located throughout and at the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).
Shirley’s Cottage • Chemically-charged ABC-class fire extinguishers located throughout and the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).
Remaining Site Buildings • Does not possess fire protection systems.
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Table 3.9 outlines the findings of the inspection of the mechanical systems:
Table 3.9 – Mechanical Systems (including HVAC, Plumbing, and Fire Protection) Findings Remarks/Recommendations
Major Deficiencies/Findings
• Two electric furnaces in Trillium Lodge were noted to be 25 and 27 years old and have exceeded their PUL.
• Pinchin has carried an allowance for replacement of two electric furnaces within the early portion of the term of analysis.
Minor Deficiencies/Findings
• One propane-fired furnace in Trillium Lodge was noted to be 11 years old and is anticipated to reach the end of its PUL within the latter portion of the term of analysis.
• Pinchin has carried an allowance for replacement of one propane-fired furnace within the latter portion of the term of analysis.
• One air conditioning unit in Trillium Lodge was noted to be 11 years old and is anticipated to reach the end of its PUL within the latter portion of the term of analysis.
• Pinchin has carried an allowance for replacement of one air conditioning unit within the latter portion of the term of analysis.
• Four DHW heaters serving Trillium Lodge and Comfort Stations #1 & 2 were manufactured in 1989, 2012 and 2013 (i.e., approximately 27, 4 and 3 years old) and have either exceeded or are anticipated to reach the end of their PUL within the term of analysis.
• Pinchin has carried allowances for replacement of four DHW heaters within the term of analysis.
• Water filtration systems were noted within Trillium Lodge and Maintenance Building.
• Pinchin has carried allowances for replacement of the water filtration systems within the term of analysis.
• A decommissioned “Lennox” air conditioning unit was noted adjacent to the east elevation of the Trillium Lodge.
• Pinchin recommends removal of the air conditioning unit in a timely manner.
• A corroded exhaust vent was noted atop the east portion of Trillium Lodge.
• Remove/sand the corroded exhaust vent and repaint with corrosion inhibiting coating.
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View of a typical electric furnace located in Trillium Lodge.
View of a propane-fired furnace located in Trillium Lodge.
View of two propane tanks which serve the propane-fired furnace within Trillium Lodge.
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View of an air conditioning unit noted to serve the Trillium Lodge.
View of a fireplace located within Trillium Lodge.
View of a typical electric baseboard heater located within Trillium Lodge and Shirley’s Cottage.
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View of the domestic water incoming line and water meter located within Trillium Lodge.
View of the domestic water filtration equipment noted to serve Trillium Lodge.
View of a typical electric self-contained DHW heater.
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View of a typical wall mounted fire extinguisher.
View of an “Ansul” cooking equipment fire suppression system located within the Trillium Lodge.
View of a corroded exhaust vent noted atop the east portion of Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 43 of 50
It has been Pinchin’s experience that the PUL of a DHW heater typically ranges between 10 and 15 years
and the PUL of an electric and propane-fired furnace typically ranges between 15 and 20 years,
depending on the quality of the units and the level to which the units have been maintained.
The mechanical systems of the Site Building were generally noted to be in serviceable condition with the
exception of the above-referenced deficiencies. As previously mentioned, two electric furnaces, one
propane-fired furnace and four DHW heaters have either exceeded or are anticipated to reach the end of
their PUL within the term of analysis. As such, Pinchin has carried allowances for replacement of the
aforementioned units within the term of analysis.
Regular maintenance of the mechanical equipment is required to achieve or extend the expected design
life of the component (i.e. replacement of the filters, cleaning of the units, and preventative maintenance).
Assuming that the older mechanical units are replaced, the aforementioned deficiencies are addressed
and regular maintenance is performed, the mechanical systems of the Site Buildings should perform in a
satisfactory manner throughout the term of the analysis.
In accordance with the proposed scope of work, no physical or destructive testing or design calculations
will be conducted on any of the major components of the building. Similarly the inspection of the interior of
ductwork or associated mechanical components is not included in the scope of work. Accordingly, the
findings are limited to the extent that the assessment will be made visually from the exterior of the
systems.
2.10 Electrical Systems
2.10.1 Electrical Power
Electrical power to the Site is supplied via overhead wires from two pole mounted transformers. Electrical
power is fed to main electrical disconnect switches and breaker boards located within the Site Buildings.
The details of the power distribution systems are summarized in the following table:
Site Building Electrical Systems
Trillium Lodge Electrical power is fed with a single Phase, 3 Wire supply to a “Federal Pioneer” main electrical disconnect switch located within the utility room. The main electrical disconnect switch is rated at 400 Amperes and 120/204 Volts main bus capacity and voltage tension.
Food Prep Building Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.
Comfort Station #1 Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 44 of 50
Site Building Electrical Systems
Comfort Station #2 Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.
Maintenance Building Electrical power is fed with a single Phase, 3 Wire supply to a “Square D” breaker board located within a storage closet. The main breaker is rated at 200 Amperes and 120/204 Volts main bus capacity and voltage tension.
Shirley’s Cottage Electrical power is fed with a single Phase, 3 Wire supply to a “Square D” breaker board located within a storage closet. The main breaker is rated at 200 Amperes and 120/204 Volts main bus capacity and voltage tension.
The Site Representative was not aware if aluminum wiring is present in the electrical systems of the Site
Buildings. Aluminum wiring was not observed at the time of the Site visit.
No problems were reported relating to the electrical systems within the Site Buildings. The visible
sections of the electrical services appear to be in satisfactory condition with no major deficiencies noted.
Completing a regular infrared scan of the electrical systems is recommended as part of the regular
maintenance of the electrical systems.
2.10.2 Emergency Electrical Power
The Site Buildings do not possesses emergency electrical power or an electrical backup generator.
2.10.3 Fire Alarm System and Life Safety
The fire alarm system within the Trillium Lodge consists of a multi-zone and single-stage system complete
with a “Notifier” model CSGL-404 main fire alarm control panel located in the gathering space in the
upper level. The fire alarm control panel is backed up by standby batteries. The fire alarm system
monitors the smoke detectors and hardwired pull stations located throughout Trillium Lodge. In addition,
fire alarm notification appliances (i.e., fire bells) are located throughout Trillium Lodge. The fire alarm
system is reportedly monitored by on-Site personnel. Inspections and servicing of the fire alarm system is
reportedly performed by “Harex Fire Prevention Specialists”, an independent contractor. The last date of
inspection for the main fire alarm control panel and associated systems took place in October 29, 2015.
The remaining Site Buildings do not possesses fire alarm systems.
Illuminated exit signage and emergency lighting is provided by wall and ceiling mounted battery powered
units located throughout the Site Building and within the vicinity of the exits.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 45 of 50
Table 3.10 outlines the findings of the inspection of the electrical systems:
Table 3.10 – Electrical Systems (including Electrical Power and Fire Alarm and Life Safety) Findings Remarks/Recommendations
Major Deficiencies/Deterioration
• The “Notifier” model CSGL-404 fire alarm main control panel was reportedly original to the time of construction of Trillium Lodge in 1989 (i.e., approximately 27 years old) and has exceeded its PUL.
• Due to the obsolescence of the panel and difficulty of finding replacement parts, Pinchin recommends replacement of the fire alarm main control panel within the early portion of the term of the analysis.
Minor Deficiencies/Deterioration
• Detached smoke detectors were noted within the longhouses in Camp Sites #3 & 4.
• Re-install the smoke detectors within the longhouses in Camp Sites #3 & 4.
View of a pole-mounted transformer located on the south-central portion of the Site.
View of a “Federal Pioneer” main electrical disconnect switch serving Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 46 of 50
View of a “Notifier” model CSGL-404 fire alarm main control panel located in Trillium Lodge.
View of a typical heat detector located in Trillium Lodge.
View of a typical manual pull station located in Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 47 of 50
View of a typical illuminate exit sign located in Trillium Lodge.
View of a typical main breaker panel.
View of a typical detached smoke detector noted in the longhouses in Camp Sites 3 and 4.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 48 of 50
Upon visual inspection, the electrical and life safety systems were noted to be in satisfactory condition
with the exception of the above-referenced deficiencies.
The “Notifier” model CSGL-404 fire alarm main control panel was reportedly original to the time of
construction of Trillium Lodge in 1989 (i.e., approximately 27 years old) and has exceeded its PUL. Due
to the obsolescence of the panel and difficulty of finding replacement parts, Pinchin recommends
replacement of the fire alarm main control panel within the early portion of the term of the analysis. As
such, Pinchin has carried an allowance for replacement of the fire alarm main control panel (i.e., wiring
and end devices not included) within the early portion of the term of analysis.
Assuming that the above-referenced deficiencies are addressed and regular maintenance is performed,
the electrical and life safety systems of the Site Buildings should perform in a satisfactory manner
throughout the term of the analysis. Completing a regular infrared scan of the electrical systems is
recommended as part of the regular maintenance of the electrical system.
3.0 NON-SPECIALIST BARRIER FREE ACCESSIBILITY REVIEW
As part of the survey, a cursory review of the barrier free requirements pertaining to site and building
access was completed. As part of the report, a questionnaire, which was completed during the survey,
has been included in Appendix II. Generally, the Site Buildings do not meet the requirements for barrier
free design as it pertains to building access, corridors and washrooms. Please refer to Appendix II for
information regarding the elements which do not meet requirements.
4.0 KNOWN VIOLATIONS TO CODE
It was reported to Pinchin by the Site Representative that no outstanding violations from the Building
Department existed pertaining to the property. Compliance with the National Building Code (NBC) and
National Fire Code (NFC) was not reviewed as it was beyond the scope of this survey.
5.0 CONCLUSIONS AND RECOMMENDATIONS
Based on Pinchin’s review of the property, conducted on November 4, 2015, the Site Buildings appear to
be in satisfactory condition and in comparable standing to other similar camp properties in the area.
Based on our visual assessment, the Site Buildings appear to have been constructed in general
accordance with standard building practices in place at the times of construction.
The assessment did not reveal any visual evidence of major structural failures, soil erosion or differential
settlement. However, leaning concrete piers and off-centered wood posts were noted at the base of the
wood deck patio located adjacent to the west elevation of Trillium Lodge. Pinchin recommends repairs
and replacement of the concrete piers and wood posts under the supervision of a Structural Engineer.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 49 of 50
No immediate repair requirements were noted. As noted during the Site visit, deficiencies relating to the
roof systems, wall systems, interior finishes, Site features and mechanical/ life safety systems were
noted. Of particular note, recommendations, repairs and replacements for the following items are included
throughout the term of the analysis:
• Replacement of the sloped asphalt shingled roof systems atop the Trillium Lodge, Food
Prep Building, Shirley's Cottage, longhouses, day camp pavilion and outhouses within
the term of analysis;
• Repairs to the exterior wall systems;
• Replacement of the deteriorated and de-bonded exterior sealants (i.e., window/door
perimeter and wall joint sealants);
• Regular repairs of the interior finishes throughout the term of the analysis;
• Repairs of the exterior walkways and wood stairs throughout the term of the analysis;
• Regular inspections and repairs of the on-Site septic systems;
• Replacement of two electric and one propane-fired furnaces;
• Replacement of four DHW heaters; and
• Replacement of the fire alarm main control panel within Trillium Lodge.
It was reported to Pinchin that the costs associated with ongoing general maintenance of the major
components of the Site Buildings are carried as part of the annual operating budget for the Site.
Consideration has been given regarding required ongoing maintenance and repairs of the major elements
and at the direction of the Client, Pinchin has utilized a threshold of $1,000 per system, per year as a limit
in determining and carrying anticipated expenditures. Anticipated expenditures associated with
maintenance and reparation of the major components below the threshold are carried within the annual
operating budget and excluded from the Summary of Anticipated Expenditures.
Regular maintenance should be conducted on the roof systems, wall systems, interior finishes, Site
features, mechanical systems, electrical and life safety systems to ensure that the PUL of the major
components is realized. Repair costs for the aforementioned items have been included over the term of
the analysis (i.e., 15 years) included within Appendix I. The specific deficiencies identified during the
BPCA and their associated recommendations for repair are described in the main body of the report.
These deficiencies should be corrected as part of routine maintenance unless otherwise stated within the
report. Costs associated with desired upgrades have not been carried.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 50 of 50
It is noted that in addition to the BPCA, Pinchin retained Avison Young Commercial Real Estate to
conduct a viability study of the Site specifically related to the long term growth projection for the region in
which the Site is located as well as the potential long term use of the Site, as related to the potential
reduction or expansion of the current operations. A detailed breakdown of regional demographics and
redevelopment potential of the Site can be found in Appendix III.
6.0 LIMITATIONS
In accordance with the proposed scope of work, no physical or destructive testing or design calculations
were conducted on any of the components of the building. Assessment of the original or existing building
design, or detection or comment upon concealed structural deficiencies and any buried/concealed utilities
or components are outside the scope of work. Similarly the assessment of any Post Tension reinforcing is
not included in the scope of work. Determination of compliance with any Codes is beyond the scope of
this Work. The Report has been completed in general conformance with the ASTM Designation: E 2018 –
08 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment
Process.
It should be noted that Pinchin has attempted to identify all the deficiencies required by this Standard
associated with this project. Pinchin does not accept any liability for deficiencies that were not within the
scope of the investigation.
As indicated above the personnel conducting the building assessment, where applicable, have performed
a non-specialist review of the building and all associated finishes and related systems including the,
mechanical and electrical systems, fire and life safety systems, site features, etc. The personnel
conducting the assessment are knowledgeable of building systems and construction, but not technical
specialists in each of these fields. The intent of Pinchin’s comments on these systems are for the sole
purpose of identifying areas where Pinchin has observed a noteworthy condition which will lead to a likely
significant expenditure during the term of the assignment and/or where Pinchin would recommend that
the client consider a further, more detailed investigation. The budget costs for remedial work for each
specific item has been provided to the best of our ability and will provide an order of magnitude cost for
the individual item and the overall possible remedial work. Our experience has shown that the costs that
Pinchin have provided are appropriate and of reasonable accuracy for the purpose intended. It should be
noted that the budget cost or reserve costs for any specific item may vary significantly based on the fact
that the schedule or phasing of the future remedial work is unknown at this time, the impact on building
operations of this remedial work is unknown at this time and that no intrusive inspection or detailed design
work is included in the BPCA. If a more accurate, detailed or documented reserve cost is required at this
time the client should request Pinchin to provide the additional proposal to provide a more accurate cost
estimate.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 51 of 50
The assessment is based, in part, on information provided by others. Unless specifically noted, Pinchin
has assumed that this information was correct and has relied on it in developing the conclusions.
It is possible that unexpected conditions may be encountered at the Site that have not been explored
within the scope of this report. Should such an event occur, Pinchin should be notified in order to
determine if we would recommend that modifications to the conclusions are necessary and to provide a
cost estimate to update the report.
The inspection of the interior of boilers, pressure vessels, equipment, fan coils, ductwork or associated
components was beyond the scope of work. It should be noted that the heating and cooling duct work
within the Site Buildings may contain interior insulation. The Site Representative did not possess
knowledge of the presence of insulation within the duct work within the Site Buildings. It is Pinchin’s
experience that interior insulation within duct work is prone to deterioration or development of mould
which may require removal of the insulation. In the case where interior insulation is present within the
duct work, Pinchin recommends that the duct work insulation be inspected for the presence of mould.
Due to the concealed nature of the plumbing system the condition of the risers could not be verified.
Environmental Audits or the identification of designated substances, hazardous materials, PCBs,
insect/rodent infestation, concealed mould and indoor air quality are excluded from this BPCA report.
Further to the aforementioned, determination of the presence of asbestos containing material within the
building such as drywall joint compound or the lead content within the older paint finishes was beyond the
scope of work.
This report was prepared for the exclusive use of Girl Guides of Canada, Ontario Council subject to the
conditions and limitations contained within the duly authorized workplan. Pinchin will not be responsible
for the use of this report by any third party, or reliance on of any decision to be made based on it without
the prior written consent of Pinchin. Pinchin accepts no responsibility for damages, if any, by any third
party as a result of decisions or actions based on this report.
Pinchin will not be responsible for any consequential or indirect damages. Pinchin will only be liable for
damages resulting from the negligence of Pinchin. Pinchin will not be liable for any losses or damage if
the Client has failed, within a period of two years following the date upon which the claim is discovered
(Claim Period), to commence legal proceedings against Pinchin to recover such losses or damage unless
the laws of the jurisdiction which governs the Claim Period which is applicable to such claim provides that
the applicable Claim Period is greater than two years and cannot be abridged by the contract between the
Client and Pinchin, in which case the Claim Period shall be deemed to be extended by the shortest
additional period which results in this provision being legally enforceable.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
© 2016 Pinchin Ltd. Page 52 of 50
This report presents an overview on issues of the building condition, reflecting Pinchin’s best judgment
using information reasonably available at the time of Pinchin’s review and Site assessment. Pinchin has
prepared this report using information understood to be factual and correct and Pinchin is not be
responsible for conditions arising from information or facts that were concealed or not fully disclosed to
Pinchin at the time of the Site assessment.
J:\108000s\108378 GIRLGUIDESOFC,multilocation,DDIL,BCA\BPCA Reports\Camp Ademac\Old\108378_FINAL_BPCA
Report_Camp Ademac, Blackstock, ON_April 4, 2016.docx
APPENDIX I Table 1 – Summary of Anticipated Expenditures
Baseline Property Condition AssessmentCamp AdemacBlackstock, ON
Table 1: Summary of Anticipated ExpendituresReplacement Reserve Costs
CONFIDENTIAL
LS - Lump SumSF - Square FootEA - Each (per unit component)LF - Lineal Foot Pinchin Job #108378
RemainingITEM Projected
Useful Life (yrs)
Effective Age (yrs)
Projected Useful Life
(yrs)
Quantity Unit Unit Cost Total Cost2016
1 yr Cost2017
2 yr Cost2018
3 yr Cost2019
4 yr Cost2020
5 yr Cost2021
6 yr Cost2022
7 yr Cost2023
8 yr Cost2024
9 yr Cost2025
10 yr Cost2026
11 yr Cost2027
12 yr Cost2028
13 yr Cost2029
14 yr Cost2030
15 yr Cost1 - 10 Year
TotalLife Safety, Consulting and ADA
Life Safety & Code ComplianceFollow-up RecommendationsGeneral AODA Accessibility Varies Varies Varies 1 LS $49,500 $49,500 $49,500 $49,500
Table 3.2 - Roof Systems
Roof Structures and Roofing (Repairs)(Below Threshold) Varies Varies VariesRoof Structures and Roofing (Replacement of the Sloped Asphalt Shingled roof systems atop Trllium Lodge, Food Prep Building, Longhouses, Day Camp Pavillion, Shirley's Cottage & Outhouses)
15-25 Varies Varies 10,050 SF $6.00 $60,500 $39,000 $10,000 $11,500 $60,500
Table 3.3 - Wall SystemsExterior Walls (Repairs) Varies Varies Varies 1 LS $25,000 $25,000 $5,000 $5,000 $5,000 $5,000 $5,000 $25,000Exteior Windows (Repairs, Selective Replacement and Window Perimeter Sealants) Varies Varies Varies 1 LS $20,000 $20,000 $4,000 $4,000 $4,000 $4,000 $4,000 $20,000
Exterior Doors (Repairs, Replacements and Perimeter Sealants) Varies Varies Varies 1 LS $15,000 $15,000 $3,000 $3,000 $3,000 $3,000 $3,000 $15,000
Table 3.4 - Structural ElementsFoundations (Repair/replacement of concrete piers & wood columns at the base of the patio deck of Trillium Lodge) Varies Varies Varies 1 LS $15,000 $15,000 $15,000 $15,000
Superstructure (Repairs - Corrosion in Steel Beams)(Below Threshold)Superstructure
Table 3.5 - Underground Parking Garage Parking Garage N/A N/A N/A
Table 3.6 - Vertical TransportationElevator Systems N/A N/A N/A
Table 3.7 - Interior FinishesInterior Finishes (Repairs and Replacements) Varies Varies Varies 1 LS $25,000 $25,000 $5,000 $5,000 $5,000 $5,000 $5,000 $25,000Furniture (Below Threshold)Appliances Varies Varies Varies 1 LS $15,000 $15,000 $5,000 $5,000 $5,000 $15,000
Table 3.8 - Site FeaturesUtilities N/A N/A N/AParking and Paving (Repairs & Replacement) Varies Varies Varies 1 LS $50,000 $50,000 $10,000 $10,000 $10,000 $10,000 $10,000 $50,000Ramps, Wood Stairs & Guardrails (Repairs) Varies Varies Varies 1 LS $16,000 $16,000 $4,000 $4,000 $4,000 $4,000 $16,000Landscaping
Table 3.9 - Mechanical SystemsBuilding HVAC (Repairs)(Below Threshold) Varies Varies VariesBuilding HVAC (Replacement of 2 Electric Furnaces in Trillium Lodge) 15-20 Varies Varies 2 EA $5,000 $10,000 $10,000 $10,000Building HVAC (Replacement of 1 Propane Furnace in Trillium Lodge) 15-20 11 4-9 1 EA $5,000 $5,000 $5,000 $5,000Building HVAC (Replacement of 1 AC unit in Trillium Lodge) 15-20 11 4-9 1 EA $3,000 $3,000 $3,000 $3,000Septic Systems (Inspections and Repairs)(Below Threshold) Varies Varies VariesBuilding Plumbing & Hot Water (Replacement of the Water Filtration System) Varies Varies Varies 1 LS $4,000 $4,000 $4,000 $4,000
Building Plumbing & Hot Water (DHW Heater Replacements) 10-15 Varies Varies 4 EA $3,000 $12,000 $6,000 $3,000 $3,000 $12,000Fire Protection & Security
Table 3.10 - Electrical SystemsElectrical SystemsFire Alarm Systems (Replacement of the Fire Alarm Main Control Panel within Trillium Lodge) Varies Varies Varies 1 EA $25,000 $20,000 $20,000 $20,000
TOTALS (Uninflated) $345,000 $0 $164,500 $11,000 $0 $20,000 $17,000 $4,000 $20,000 $23,500 $4,000 $32,000 $7,000 $3,000 $23,000 $11,000 $5,000 $345,000Inflation
Inflation Factor Rate 1.00 1.025 1.050 1.075 1.100 1.125 1.150 1.175 1.200 1.225 1.250 1.275 1.300 1.325 1.350TOTALS (Inflated) $164,500 $11,275 $0 $21,500 $18,700 $4,500 $23,000 $27,613 $4,800 $39,200 $8,750 $3,825 $29,900 $14,575 $6,750 $378,888
Term of Analysis 15Total square footage of the Site Buildings 16,924
$1.36$1.49
2.5%
Average Cost per Square Foot per Year (Uninflated)Average Cost per Square Foot per Year (Inflated)
Immediate Costs
Replacement Reserve Costs
APPENDIX II Table 2 – Non-Specialist Review of AODA Compliance
APPENDIX II
NON-SPECIALIST REVIEW OF AODA COMPLIANCE
108378 – Girl Guides of Canada – Camp Ademac (Page 1 of 3)
Building History
Yes
No
N/A
Remedial Action/Comments
Cost
1. Has the Borrower previously completed an AODA review? 2. Does an AODA compliance plan exist for the property? 3. Has the plan been reviewed/approved by outside Agencies (engineering
firms, building department, other agencies)?
4. Have any AODA related complaints been received in the past?
Building Access
Yes
No
N/A
Remedial Action/Comments
Cost
1. Are there an adequate number (per regulation) of wheelchair-accessible parking spaces available?
2. Is there at least one wheelchair-accessible vehicle parking space (2440 wide and 7400mm long) for every 8 standard accessible spaces?
3. Are accessible parking spaces located on the shortest accessible route of travel from an accessible building entrance?
4. Does signage exist directing you to wheelchair-accessible parking and an accessible building entrance?
Instllation of wheelchair-accessible signage is recommended at the main entrance of Trillium Lodge
$300
5. Is there a ramp from parking to an accessible building entrance (1:12 slope or less)?
6. Does the ramp meet design requirements (minimum 900m wide, have a level area 1670mm at the top and bottom of the ramp, have a level area at intervals of 9m and is equipped with handrails on both sides)?
The wheelchair ramps of Trillium Lodge and Comfort Stations #1 & 2 do not meet barrier free design requirements. Removing the existing ramp and constructing a new ramp is recommeded.
$15,000
7. If the main entrance is inaccessible, are there alternate accessible entrances?
8. Is the accessible entrance doorway at least 860mm when the door is in the open position?
108378 – Girl Guides of Canada – Camp Ademac (Page 2 of 8)
9. Are doors in the barrier free path of travel equipped with door opening devices and power door operators?
Doors in the accessible Site Buildings do not possess power door operators. Installing door operators at the accessible entrances of the Trillium Lodge and Comfort Stations #1 & 2 is recommended.
$12,000
Building Corridors
Yes
No
N/A
Remedial Action/Comments
Cost
1. Is the barrier free path of travel at least 1100mm wide and free of obstructions?
2. Are floor surfaces firm, stable and slip resistant (carpets “wheelchair friendly”)?
3. Are changes in level bevelled (1:2 bevel) and not more than 13mm? A change in level was noted in the barrier free path of travel at the entrances to the Trillium Lodge and Comfort Stations #1 & 2. Installation of curb ramps satisfying barrier free design requirements is recommended.
$1,000
4. Are elevator controls low enough to be reached from a wheelchair (between 900 and 1100mm from the finished floor)?
5. Are there raised elevator markings in Braille and Standard Alphabet for the blind?
6. Are there audible signals inside cars indicating floor change? 7. Do elevator lobbies have visual and audible indicators of car arrival? 8. Does elevator interior provide sufficient wheelchair turning area (1500mm
radius minimum)?
9. Is at least one wheelchair-accessible telephone available? 10. Are wheelchair-accessible facilities (restrooms, exits, etc.) identified with
signage? Installation of wheelchair-
accessible signage is required at the wheelchair-accessible facilities
$500
11. Are there adequate (and AODA approved) FA visual and audible alarms located throughout the facility?
Not required for this type of occupancy.
108378 – Girl Guides of Canada – Camp Ademac (Page 3 of 8)
Washrooms
Yes
No
N/A
Remedial Action/Comments
Cost
1. Are common area public restrooms located on an accessible path of travel and possess signage?
Installation of wheelchair-accessible signage is required at the public washrooms.
2. Are door handles push/pull or lever type and mounted between 900 to 1100mm above the finished floor level?
The door hardware serving the accessible public washroom facilities do not meet barrier free design requirements (i.e., push/pull or lever type)
3. Are access doors wheelchair-accessible (at least 860mm wide when in the open position)?
4. Are accessible stalls at least 1500mm wide and 1500mm deep? The accessible stall in the lower level of Trillium Lodge does not meet design requirements. Renovating the washroom stall is recommended.
$3000
4. Are public restrooms large enough for wheelchair turnaround (1500mm turning diameter for stalls and 1700mm for universal washrooms)?
The washroom in the lower level of Trillium Lodge is not large enough for wheelchair turnaround based on the recommended dimensions. Renovating the washroom stall is recommended.
4. Are universal washrooms equipped with an emergency call system with audible and visual signal devices and activated by a control device inside the washroom?
5. Are stall doors wheelchair-accessible (at least 860mm wide when in the open position)?
The stall door within Trillium Lodge does not meet design requirements. Replacement of the stall doors is recommended.
$1000
6. Are grab bars provided in washroom stalls (L-shaped or diagonal with a horizontal bar 150mm above the the toilet tank)?
108378 – Girl Guides of Canada – Camp Ademac (Page 4 of 8)
7. Are lavatories mounted not more than 840mm with at least 735mm clearance?
The lavatories in the accessible washrooms in Trillium Lodge and Comfort Stations #1 & 2 do not meet barrier free design requirements. Relocating and replacement of lavatories is recommended to meet barrier free design requirements.
$16,000
8. Are faucets equipped with lever type handles or handsfree actuators and not more 485mm from the front edge of the vanity?
The faucets in Confort Stations #1 & 2 do not possess lever type handles. Installation of lever type handles or handfree actuators is recommended as per barrier free design requirements.
9. Are exposed pipes under sinks sufficiently insulated against contact? Uninsulated pipes were noted within the accessible washroom facilities within Trillium Lodge and Confort Stations #1 & 2.
$200
10. Are soap dispensers, towels, etc. reachable (mounted between 900 and 1200mm above the finished floor and not more than 610mm from the edge of the lavatory) and operable with one hand?
11. Is the base of mirror no more than 1000mm off finished floor? Non-compliant mirrors were noted within the accessible washroom facilities in the lower level of Trillium Lodge and Comfort Stations #1 & 2. The mirror must be mounted at a maximum height of 1,000mm or must be inclined (i.e., angled) to the vertical.
No Cost
11. Are accessible showers provided with a slip resistant floor surface and not less than 1500mm wide and 900mm deep?
The accessible showers in Trillium Lodge do not possess slip resistant floor surfaces. Installing a slip resistant floor surface is recommended.
$500
108378 – Girl Guides of Canada – Camp Ademac (Page 5 of 8)
View of the main entrance of Trillium Lodge.
Note: No adequate wheelchair-accessible sign was noted directing to the accessible entrance of Trillium Lodge.
View of the barrier-free ramp located to the southeast of Trillium Lodge.
Note: A change in level in the barrier-free access ramp, which do not meet the barrier-free design requirement.
108378 – Girl Guides of Canada – Camp Ademac (Page 6 of 8)
View of the barrier-free ramp located to the southwest of Trillium Lodge.
Note: A change in level in the barrier-free access ramp, which do not meet the barrier-free design requirement.
View of a door knob noted at the main entrance of Trillium Lodge.
108378 – Girl Guides of Canada – Camp Ademac (Page 7 of 8)
View of a typical barrier-free ramp serving Comfort Stations #1 and 2.
Note: The barrier-free ramps of Comfort Stations #1 and 2 do not meet the barrier-free design requirement.
View of an inadequate clearance for a wheelchair noted within Comfort Stations #1 and 2.
108378 – Girl Guides of Canada – Camp Ademac (Page 8 of 8)
View of an uninsulated pipe under the sink noted within Comfort Stations #1 and 2.
APPENDIX III Avison Young Commercial Real Estate – Viability Study
Population Characteristics
Population: Populaiton by Marital Status:2011 421,774 Single 26%2014 439,332 Married 51%2017 475,510 Common-Law 9%2019 499,586 Widowed 5%2024 568,602 Divorced or Separated 6%Population Change % (2014-2024) 29% Separated (legally married) 3%Total Households (2014) 160,677Persons per Household 2.70
Population Mobility Status 5+ Years Ago:Movers 37%Non-movers 63%
Dwelling Types
Occupied Dwellings by Tenure: 2014 Occupied Private Dwellings by Structure Type:Total Occupied Dwellings 160,677 Single-detached House 68%Owner 83% Apartment; building that has fewer than 5 storeys 7%Rented 17% Apartment; building that has 5+ storeys 7%
Labour Force & Income
2014 Population 15 Years & Over by Labour Force Activity:
Educational Attainment:
In the Labour Force 70% No certificate, diploma or degree 9%Not in the Labour Force 30% Bachelor's degree 15%
University certificate, diploma or degree above Bachelor 6%
2014 Labour Force by Occupation:Management 12%Business, Finance & Administrative 18% 2014 Household Income:Natural & Applied Sciences 4% Average Household Income $100,957Health 4% Median Household Income $79,298Social science, education, government & religion 12%Art, culture, recreation and sport 1% 2014 Estimated Households by Income:Sales and service 27% Under $5,000 1%Trades, Transport & equiptment operators & related 19% $5,000 to $49,999 28%Primary industry-specific 0% $50,000 to $99,999 33%Processing, manufacturing and utilities 3% $100,000 to 199,999 31%Occupation - Not applicable 1% $200,000+ 6%
Redevelopment PotentialAll factors considered, the redevelopment potential of Camp 1 in the near future is Low.
Camp Ademac (02685 Regional Road, Scugog - Durham Region)Camp Ademac is located in Scugog within the regional municipality of Durham Region. A 25 km radius search indicated that the population was 439,332 people in 2014 and is projected to increase by 29% by 2024. Over half of the population (63%) have resided in the area for 5+ years.
There are 160,677 occupied dwellings, of which 83% are owned. A high percentage of the dwellings (68%) consist of single-detached homes.
Approximately 21% of the population has a bachelor's degree or higher level education. The average household income is $100,957. Approximatley 29% of the population earn below $50,000 and 31% of the populaiton earn between $100,000 to $199,999. The top three occupations in the area are: (Sales and Service), (Trades and Transport), and (Business and Finance).