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HomeMy WebLinkAboutCS-70-86TOWN OF NEWCASTLE () REPORT File #35, Res. By -Law # 1 4 ' S 113e) T6 MEETING: General Purpose and Administration Committee DATE: DECEMBER 15, 1986 REPORT #: CS -70 -86 FILE #: SUBJECT: BUILDING SURVEY - CLARKE BRANCH LIBRARY RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: - 1. That Report CS -70 -86 be received; and 2. That the Clarke Library Capital Budget as per attachment #2 be approved in principle and referred to the 1987 Budget deliberations. BACKGROUND AND COMMENTS: At a regular meeting of Council held Monday, November 10, 1986, the following resolution was passed: "THAT the communication dated October 20, 1986, from Mr. William Lover, Chairman, Newcastle Public Library Board, 62 Temperance Street, Bowmanville, L1C 3A8, submitting a copy of the "Building Survey" of the Orono Public Library Building be received; And that the Survey document be referred to the Director of Community Services for review and a report to the General Purpose and Administration Committee; And that council invite Members of the Library Board and the author of the report, Mr. Ian Woods, to meet with the General Purpose and Administration Committee to review the report; And further that Mr. William Lover be advised of Council's decision." ../2 General Purpose and Administration Committee REPORT NO. CS -70 -86 Page 2. This report has duplicated a number of the more important sections of the report. A copy of the total report will be made available in the Council Library. At the June 25, 1984 Council meeting Council endorsed recommendations in Report Admin. 54 -84 which effectively transferred responsibility of capital and major maintenance of the library facilities to the Town and subsequently to the Community Services Department. Last year budget sections were established for both the Bowmanville and Clarke Libraries under the Government Building Sections of the Town Budget. The Building Survey conducted by I. K. Woods & Partners Inc. has been reviewed by the undersigned and a subsequent meeting took place November 27, 1986 with the Chief Librarian to review and priorize the issues raised in the report. From the meeting the Chief Librarian and myself agreed on the following: a) The cost estimates and summary should be submitted as part of this report (see attachment 1 pages 44 - 46); b) The roof repairs were top priority and should receive consideration as soon as possible. c) The eavestroughs and down spouts should be replaced when the roof is being repaired; d) The furnace should be replaced with a bi- efficiency gas unit at the same time a new gas water heater should be installed. Energy grants are available for these projects; e) Under the operating budget the following should be undertaken by the Community Services Department: i) interior /exterior caulking and weather stripping; and ii) pest control and minor carpentry work. Staff would recommend that the above capital items shown in Attachment No. 2 be considered in the 1987 budget and the items in e) above be considered as part of the 1987 operating budget. The remainder of the cost estimates referred to in the survey as required works should be delayed until the Library Needs Assessment Study is complete: ../3 General Purpose and Administration Committee REPORT NO. CS -70 -86 Page 3. This Assessment Study is anticipated to be completed in 1987. Part of the study is to address: "iv) Serious service problems created by the physical facilities of all 'three library locations." The survey identifies the second floor as not being suitable for book loading and further that the basement footings stability is unknown and certainly in question as many deflections and cracks are evident in the walls. Based on the Building Survey report and especially referring to page 43 the undersigned notes that this facility was never intended to be a library and may not satisfy the future library needs of the Orono area. Respectfully submitted, an Devantier, R.D.M.R. Director of Community Services JD:sa Recommended for presentation Chief Kdmf0istrative Officer ATTACHMENT NO. 1 EuMiiN7 SURVEY PROPERTY Century Building, (circa 1882), Orono Public Library Building, Corner of Church and Centre Streets, Orono,Ontario. PREPARED FOR The Newcastle Public Library Board, 62 Temperance Street, Bowmanville,Ontario. REPORT NO & DATE : 86 --1056 dated 3 October 1986. PREPARED BY I.K.Woods & }artners Inc., Chartered Surveyors, 7665 Kennedy Road, P.O.Box 46, Milliken (Markham), Ontario. I N D E X Property Description History of Building ( LACAC ) Clients Instructions Surveyors Notes Surveyors Certificate General Report Clauses Gross Floor Area Moisture Content levels Basement Ground Floor Upper Levels Second Floor Attic Roof General Areas Services Exterior Notes North Elevation West Elevation South Elevation East Elevation Lot and property Structure - Second Floor Costs Items of Concern Recommendations This report contains 46 pages �r IX.; K; PAGE 1 2 to 4 5 6 7 8 8 9 10 to 12 13 to 14 15 16 17 18 to 19 20 to 21 22 to 25 26 to 27 28 to 31 32 to 34 35 to 36 37 to 40 41 to 42 43 44 45 46 J (b) I.K. WOODS & PARTNERS INC. CHARTERED SURVEYORS Vcb+ Zocat 27,M) tecturat Collarbatiou Tbbigorp couuuittee TOWN OF NEWCASTLE P.O. Box 255 L1 C 31_1 Telephone NAME: Clarke Library and Museum LOCATION: 'Church Street, Orono DATE: 1882 ARCHITECT/BUILDER.i ORIGINAL OWNER: John Waddell PRESE NP OWNER: Town of Newcastle ORIGINAL USE: private residence PRESE NP USES library and museum archives The Clarke Library and Museum, located on the south -east corner of Church and Centre Streets, is recommended for designation for historical reasons because it was once the home of Orono's leading businessman, a long -time resident of the village. In 1882, John Waddell and his wife Ann (Ruddock) had the two - storey home built on the corner of Church and Centre Streets. John Martin, Sr. was the builder, and the masonry work was contracted to E. Blight. The house cost $450.00 to build. It.was constructed on the site of the former carriage shop, owned by Pharces Miller. ; John Waddell was a successful businessman and a major employer in Orono. In 1868 he founded the Orono Furniture Factory. Fie rented the business out to J. Thomas and A. Town- send, but by 1871 they rendered the business insolvent, so Waddell bought the stock and ran it himself. The factory burned down four times between 1868 and 1883.1 Waddell also owned half of the Orono Cheese Factory. It was built in 1874 and destroyed by fire four years later. It was rebuilt and operated until 1890. John Waddell also owned the North American Hotel, which still stands, by another name, on the north -east corner,of Centre and Main Streets. Although no exact date of purchase can be found, Waddell did own the hotel for at least the thirty years between 1881 and 1911. Waddell sold it after a typhoid epidemic that was thought to have started because of infected food in the hotel. 2 children Mary Y On May 10p 1919P John Waddellis two c their fatherls house. and Richard Ruddock# inherited th as well Evelyn Mary was a math professor at the University of Tovontop Richard was a lawyer practising in Orono as a lawyer. The house remained in the Waddell family until 1969s when the Township Of Clarke Public Library Board bought the house and property. large two-Storey brick home rests on a fieldstone This la .9 is not o building a f foundation. The architecture of the bui Spec ific order nice ar are or ovementp The most but notable there features some are the Ornate tectural features. m labels over each window. reminiscent of the Beaux They are re Arts style. The scroll -like features of these labels were probably cast by E. Blight, the stone mason. f the house are the bay windowsp Another notable feature o redominantly on the street s above the bay ides. The brackets t. The ornate P and along the eaves origin so of interes windows gal. It would have been porch is probably ot front built at the b eginning of this century. gh this building does not hold much architectural Although ained., successful it is well-preserved., well-maint significancep Is home that warrants designation. businessman i VI rctjitectltr�cC C�Co���erbfltio�t AbWorp Co1itnuttee TOWN OF NEWCASTLE P.O. BQ)( 255 L1 C 31-1 Telephone -3- 1. Out of the Dusts by H. Schmid and Sid Rutherford 2, X977 Assessment Rolls in the Town Hall. act Ind ex at the Bowmanville Registry Office 3- A s�r Townslii s of Dapl.in ton & Clarke by John Squair 4. 5. Ontario Census 1871 in the orono Museum 't N V CLIENTS INSTRUCTIONS x:, It is the intention of the Newcastle Public Library Board to consider expanding the library within the building, and to plan for future repairs and maintenance on the total building. The Library Board headed by Barbara K. Baker, Chief Executive Officer, retained the services of I.K.Woods & Partners Inc., Chartered Surveyors to carry out a complete Building Survey, including other items as outlined in a Proposal made to the Board on the 28th August 1986, in response to the tender call dated 18 August 1986. The Survey was carried out on September 16th and 18th 1986. The Library was in operation at the time of the Survey, and assistance was given to the Surveyor by the Librarian Madeline Hadley and her staff, for which the Surveyors are grateful for their hospitality and access. The weather conditions were fine and clear with seasonal temperatures 200C. Humidity levels were normal around 65 to 70 %. Specidl'Note: The extremities of the fill area in the basement and the storage room on the east side were not accessible to the Surveyor, and no comment can be made on the particulars in these areas. I.K. WOODS do PARTNERS INC. CHARTEREDSURVEYORS ROOF AREAS: Main Roof: The main roof areas are covered with asphalt shingles- 210# type, installed around 1981. Estimated life remaining is about 10 years with maintenance. The south extension has three sets of shingles for the framing. This has resulted in deflection very noticeable. Only two sets of shingles are advisable on a roof surface. All other roof areas ( except flat areas) have two sets of shingles. A new installation in the future ( 1996) will irequire edthe complete removal of all shingles, before a new insta There is no roofing felt under the shingles for the first 114" ofath hoof from the fascia board. This is required for moisture barrier purposes Building Code requirement. Should have been done when the shingles were installed. See plan for other small items to be completed. The main roof boarding is 12" x 111" to 15" x 1 "" boards on 2" x 6" joists at 16" centers ( up to 17" in places). 2" x 8" hip rafters. Soffits are about 36" wide. Main attic framing is 12" x 14" to 22" x 14" boarding random placed on 21"x 8 roof joists at 16" centers. Insulation level in roof space is approx. 1 1-2" of blown fibreglass over 3" of paper backed fibreglass giving an R value of a* rox. R14. To reach todays R32 ( standard, an additional of fits. bAdditional glocal areas of fibreglass einIIs some ome No insulation over the s areas. All gutters and downspouts require cleaning out, and re- securing in places. 'Flat roofs: The flat roofs over the bay windows are in poor condition and need a complete replacement. The existing roofs to arthickn comprised of a meta-2"l pan roof with a built -up layer(s) of felt and bitumen This roof has developed cracks, with the edges in por condition. This allows water to enter under or around the flashing. It is Possible the roof framing have been rotted by water entry, and these may have to replaced before e new roll asemostsare'.thinning> and cracked. Replace re-seal where necessary, joints and connections. The flat roof on the main roof is also in fair thisdand re-sealing uthe sjoints rin to the flashings and all joints. Attention to the vicinity will stop the persistent roof leaks in this area. I.K. WOODS & PARTNERS INC. I CHARTERED SURVEYORS ROOF AREA: PLAN Roof area is vented mainly at the ridge by ridge vents, with individual vents on the sloping faces. VII � ) shingles install metal flashing in this valley to replace shingled valley N ' C CHARTERED SURVEYORS SERVICES: Heatin : A.Boiler and radiator system The heating system is a water boiler made by Anthes of St. Catherines and is rated at 350,000 B.Th.0 (input) and 280,000 B.Th.U.(output). Unit is a WN 18, and probably about 20 + years old and nearing the end of its service life. Water temperature was at 1180 F, and water pressure at 30 P.s.i.. The overall unit is.'in need of a thorough cleaning afid servicing with an inspection required ANNUALLY under the Boiler and Pressure Vessels Act of Ontario. These boiler inspections are required by statute, and the inspection certificates posted near the unit. The last certificates attached to the unit are dated June 1974 - June 1975. As the exhaust flue from the gas fired water heater is attached to the same chimney as the flue from the boiler, it is now mandatory that gas fired units connected to existing chimneys, have metal liners installed in the chimney flue. Secure access cover on boiler and clean out exhaust flue and clean out box. Correct slight leak in the coupling at the drain valve above the pump. The Armstrong pump has a continuous oil leak from the impeller, and this has been occurring for some time. Adjust boiler water control to level position, and secure the Honeywell temperature unit to the wall. The electric 'kill switch' operates correctly. It may be necessary to replace this unit with a new energy efficient unit, either oil or electric, or preferably natural gas. The complete radiator heating system should be purged and pressure cleaned to It remove years of accumulated furring in the piping system and radiators. This pressure cleaning will ensure better heating efficiency, but may show up some weak joints in piping which is normal when this process is used. Water supply and return lines should be anchored securely with pipe hangars. Heaton B:'Well' in'xadiator's stem, mdinly'in newer *dxtens ions . These wall fin radiators require cleaning annually to remove dust and dirt, Rey- assemble some covers to certain units. ZI LK, WOODS & PARTNERS INC. '7 Z CIIARTEREDSURYEYORS L STRUCTURAL CONSIDERATION OF USING THE SECOND FLOOR FOR LIBRARY PURPOSES: The second floor structure is in good condition, with the exception of the area to the north end of the floor, where a slight drop ahs occurred from settlement of the floors bdlow. The current structure is comprised of 62" to 7" wide boarding - 12" thick on Ex 9" x 3" joists at 16 to 17" centers. Spans are relatively short for the joists which run east - west. Lath and plaster is attached to the underside of the floor. It is calculated that the floors will take spread loadings of books, provided the books are placed in racks or shelving, primarily set around the perimeter of the rooms, and that the racks and shelf units have spread feet to distribute the load across the joists. Three rooms are not suitable for book loading: The north room, the next one south and the room which is the 'new' addition. The front rooms have deflected and are stressed because of the settlement below, and additional weightings should be kept of these floors, particularily as the nature of the basement footing is not known. Libraries are usually designed to accomodate loadings of 150 psf for stacking, and 60 psf for reading and 'quiet'rooms. This is for new buildings only. As the present building was not designed for commercial or institutional use, there must some restraint as to the amount of loadings which will be permitted. By converting the second floor to rooms for meetings, staff, reading and quiet rooms, office facilities, paperbacks, magazines and special books, this will free up other areas downstairs for expansion of subjects such as reference, oversize and hard back books, all of which will be supported adequately. We estimate that the house is around 60 psf, based on the style and quality of the construction and components. However this is tempered by the need to not overload all areas of the buildings whereby the lath and plaster stretch, and the floor joists deflect more than by 3/8 ". The house was designed and constructed typically for the day by over - designing components for longevity and resilience, and not to minimum codes and to resticted funds. It should be noted that there is deflection in the new south addition, which has come close to design limits of the structure. Although this addition has not been built to the degree of strength that the original house, the interlinking of all the structure components does not allow too much leeway to concentrated point and dead loads. LK. WOODS & PARTNERS INC. CHARTERED SURVEYORS 43 I COST ESTIMATES: These costs, forming part of the Building Survey Report,.are provided as a guide to average proces for the work noted. Costs will vary considerably from one contractor to another, based on the work in hand, time of year carried out, and the competiveness and availablility of trades in the area: DESCRIPTION OF WORK SECTIONS CAPITAL COST Service furnace . d minor repairs $ - Electrical repairs $ - Plumbing repairs $ - Purge and clean all piping and rads.. $ - Lath and plaster repairs $ - Drywall replacement to some ceilings $ 2,000 Interior and exterior caulking $ - Weatherstripping $ - Grade and level basement fill, work to $ 3,100 foundations etc., in basement $ - Roof insulation $ 750 Roof repairs to all areas $ - Flat roof replacement $ 900 Additional storm windows $ 1,300 Exterior painting allow $ - Exterior masonry and stone repairs $ - Carpentry and joists, beams etc.. $ - Replace basement windows, repair sills. $ 1,400 Window and door repairs $ - Tree trimming approx. $ - Landscaping changes $ - Pest control approx. $ - Contingency for miscellaneous items $ 1,000 TOTALS FOR REQUIRED WORKS $ 7,350 (1PVPATTnMAT. flub I MATNTFNAMOV GUJ1 $ - $ 95 $ 360 - $ - $ 380 $ - $ 1,100 $ - $ - $ 550 $ - $ 250 $ - $ 140 $ - $ 3,100 $ - $ 1,500 $ - $ 250 $ - $ 3,400 $ - $ 1,750 $ - $ 1,800 $ - $ 275 $ - $ 450 $ - $ 500 $ $ 175 $ 500 $ 1,500 $ 2,340 $ 15,735 TOTAL = $25;425 'OPTTONAL'ITEMS'FOR'FUTURE CONSIDERATION: ( All capital costs ) Replace furnace with hi- efficiency gas unit $ 4,000 Add plumbing and washroom to second floor $ 2,300 New water heater (rental gas - 40 Gallons) $ n/c Internal decoration allow $ 5,000 Re- finish floors allow $ 2,000 Future projects for discussion - no costs possible because of wide scope possible. - Turning attic into rentable space with heated and insulated area. - Converting part of the basement to storage, after new floors and block partition walls have been constructed. Remove fill and excess walls and cistern. -- Restoration of all stone and masonry exterior surfaces with chemical wash. I.K. WOODS & PARTNERS INC. CHARTERED SURVEYORS I' ITEMS OF CONCERN:(WITH REASON) - Service furnace and repairs ( safety and operation ) - Purge heating piping and radiators ( operation ) - Electrical repairs ( aluminum wiring ) - Replace defective wall plugs ( safety and operation ) - Roof repairs ( weathertightness ) - Gutters and downspouts + fascias ( weathertightness ) - Interior and exterior caulking ( weathertightness ) - Securing column footing in basement ( structure ) - Repairs to masonry and stonework ( weathertightness ) - Repairs to both sides of field stone fdns( weathertightness ) - Flat roof replacements ( weathertightness ) - Repairs to old coal shute opening ( structural support ) - Repairs to entrance to lean -to ( structural support ) While these are the most important items to be done, there remain a number of items referring to energy use and conservation, while not serious, they reflect the need to reduce operational and maintenance expenses. Additional insulation%will also reduce costs and add'to the comfort levels for occupants. I.K. WOODS & PARTNERS INC. A 5 CHARTERED SURVEYORS 't V/, (b) SUMMATION AND'RECOMMENDATIONS: The overall condition of the building is in good condition in respect to the major components of substructure, structure and framing. Generally the building has aged well over the years, but the needed maintenance has been done a need -to basis, and in some cases too late to be regarded as preventative items, causing increased costs for near major repairs. While the surface items are more obvious and can be counted on to indicate a fair condition, it is the inside or below conditions which have escaped the required attention or urgency to repair. We recommend that a regular pattern of preventative maintenance be carried out, with twice yearly inspections ( spring and fall) to determine and correct all minor routine items as they occur. Once the items noted in this report have been corrected and ary options taken on expansion, it is cost effective to retain the good conditions by spending modest amounts of the budget to keep the building in good order, and stop costly medium to major repairs. As with most Century buildings, they have survived more readily than the newer buildings of later years, merely by the quality and oversizing of materials, despite the lack of routine maintenance. This building is one building which is in this category. The building could be expanded internally to either gain additional library areas, or to function more readily as a display museum. There is alos the opportunity to turn the second floor into revenue producing offices if the need or demand is present. I.K. WOODS & PARTNERS INC., / CHARTERED SURVEYORS 'To I i CORPORATION OF THE TOWN OF NEWCASTLE ► 1987 CAPITAL BUDGET ► PROJECT DETAIL SHEET DEPARTMENT: COMMUNITY SERVICES PROJECT: CLARKE LIBRARY ACCOUNT DESCRIPTION: BUILDINGS 1987 The building survey report completed by I.K. Woods identified various capital and maintenance projects. The capital projects identified by staff as essential to maintain the integrity of the building are as follows: replace eaves, facia and soffits; repair the main building roof; replace the flat ► roof; and replace the furnace. Repair Main Roof Replace Flat Roof Replace Furnace TOTAL 1,500 1,200 4.000 8,500 a D r x 3 M —Zi IC'r CD ;-- N ��