HomeMy WebLinkAboutPD-84-89DN: ABSEC
TOWN OF NEWCASTLE
REPORT File #
Res.
By -Law #
MEETING: General Purpose and Administration Committee
DATE: MONDAY, MARCH 20, 1989
REPORT #: PD -84 -89 FILE #:
SUB,JECT: BUILDING INSPECTIONS PERTAINING TO ABSEC PROPERTY IN NEWCASTLE VILLAGE
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -84 -88 be received for information.
1. BACKGROUND
1.1 Council in Resolution 142 -89 and 143 -89 directed Staff to prepare a
staff report pertaining to building inspections, dust, noise and
garbage being generated by Absec Property Developments in Newcastle.
2. COMMENTS
2.1 The following information pertains to the building inspections at the
subject property. The issues with respect to dust, noise and garbage
will be dealt with separately by the Public Works Department at a later
date.
2.2 The project consists of ninety (90) dwelling units comprised of thirty -
four (34) semi- detached and fifty -six (56) single family units.
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MaSINAM RIFER .O_,
PAGE 2
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2.3 Building permits have been issued for eighty -nine (89) of the ninety
(90) units and construction has started on all except three (3). To
date a total of twenty -eight (28) have been occupied and the remaining
fifty -nine (59) units are at various stages of construction.
2.4 On each dwelling unit there are five (5) mandatory inspections:
a) the readiness to construct the footings (footing inspection)
b) the completion of the foundation (backfill inspection)
c) the completion of the structural framing (framing inspection)
d) the readiness to apply interior finishes (insulation inspection)
e) final inspection.
2.5 Deficiencies /defects require a re- inspection when the corrective work
has been completed. Framing deficiencies can sometimes be re- inspected
at the insulation inspection thereby eliminating the need for a special
trip. Staff advise that the number of inspections in this subdivision
has exceeded the mandatory inspections because of the many re-
inspections required due to building code deficiencies. Structural
deficiencies encountered are missing columns, cutouts in framing for
plumbing and heating rough -in which weaken the framing member and joist
hangers not installed as required. Staff further advise that the most
common type of deficiencies has been the lack of caulking of exterior
trim around doors and windows, concrete garage floors not poured and
missing steps at doors because lot grading has not been done. Home
owners' complaints range from ridges in the finished floors caused by
uneven joints in the subfloor, drafts and lack of heat to kitchen
cabinet installations and paint. It should be noted that workmanship
and cosmetic deficiencies are not addressed in the Building Code.
However, they were pointed out to the site superintendant.
2.6 Since the summer of 1988 the Absec subdivision has taken a considerable
amount of Staff time due to commencement of construction without
permits, which resulted in issuance of Stop Work Orders and regular
monitoring of the site. In addition, the number of deficiencies
encountered during inspections require frequent re- inspections.
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REPORT 00.: PD-84-89 PAGE 3
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2.7 As per the direction of Council of March 13, 1989v a building inspector
has been assigned to monitor and inspect the construction
in the Aboec subdivision and the inspector has been instructed to
enforce the Building Code to the letter.
Respectfully submitted,
`
Franklin Vu, yY.C.I°P.
Director of Planning & Development
BGW*EW*oo
*Attach.
March 13, 1989
JD~�
Recommended for presentation
to the Committee
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Chief �WR'Itrative Officer