Desktop Facilities Assessment

Desktop Facilities Assessment Town of Gravenhurst 3-5 Pineridge Gate Gravenhurst, Ontario P1P 1Z3

R.J. Burnside & Associates Limited 128 Wellington Street West Suite 301 Barrie ON L4N 8J6 CANADA

January 20, 2017 300039067.0000

Town of Gravenhurst i Desktop Facilities Assessment January 20, 2017

R.J. Burnside & Associates Limited 300039067.0000 2016 Desktop Facilities Assessment 170120.docx

Distribution List

No. of Hard

Copies PDF Email Organization Name

1 Yes Yes Town of Gravenhurst

Record of Revisions

Revision Date Description 1 January 20, 2017 Initial Submission to Town of Gravenhurst

R.J. Burnside & Associates Limited

Report Prepared By:

Peter Mensinga Building Science Engineer PM:jh

Report Reviewed By:

Arunas Kalinauskas Manager Asset Management/GIS AK:jh

Town of Gravenhurst ii Desktop Facilities Assessment January 20, 2017


Table of Contents

1.0 Introduction ......................................................................................................... 1 2.0 Component Description ...................................................................................... 1 3.0 Year of Acquisition .............................................................................................. 2 4.0 Condition Rating.................................................................................................. 3 5.0 Average Life Expectancy .................................................................................... 3 6.0 Adjustment for Condition Rating ....................................................................... 4 7.0 Remaining Life ..................................................................................................... 4 8.0 Percent of Total Building Replacement Cost .................................................... 5 9.0 Component Replacement Cost .......................................................................... 5 10.0 Facility Condition Index (FCI) ............................................................................. 6

Tables Table 2-1: Typical Component Groups and Sub-Components ........................................ 2 Table 4-1: Condition Ratings ............................................................................................ 3 Table 10-1: Facility Condition Index (FCI) Ratings .......................................................... 6

Appendices Appendix A Facilities Spreadsheet

Town of Gravenhurst iii Desktop Facilities Assessment January 20, 2017


Disclaimer

Other than by the addressee, copying or distribution of this document, in whole or in part, is not permitted without the express written consent of R.J. Burnside & Associates Limited.

In the preparation of the various instruments of service contained herein, R.J. Burnside & Associates Limited was required to use and rely upon various sources of information (including but not limited to: reports, data, drawings, observations) produced by parties other than R.J. Burnside & Associates Limited. For its part R.J. Burnside & Associates Limited has proceeded based on the belief that the third party/parties in question produced this documentation using accepted industry standards and best practices and that all information was therefore accurate, correct and free of errors at the time of consultation. As such, the comments, recommendations and materials presented in this instrument of service reflect our best judgment in light of the information available at the time of preparation. R.J. Burnside & Associates Limited, its employees, affiliates and subcontractors accept no liability for inaccuracies or errors in the instruments of service provided to the client, arising from deficiencies in the aforementioned third party materials and documents.

R.J. Burnside & Associates Limited makes no warranties, either express or implied, of merchantability and fitness of the documents and other instruments of service for any purpose other than that specified by the contract.

Town of Gravenhurst 1 Desktop Facilities Assessment January 20, 2017


1.0 Introduction

In accordance with our proposal of July 21, 2016, and signed Authorization to Proceed, dated August 11, 2016, this summary report is to encapsulate the assumptions and methodology used by Burnside in preparing the facilities desktop assessment spreadsheet (Appendix A) which is used in developing the Facilities Asset Management Strategy within the Asset Management Plan for the Town of Gravenhurst.

A total of 54 facilities were identified as requiring an opinion of remaining life and replacement cost. Of the 54 facilities, 41 were categorized as “small” facilities while 13 were categorized as “large”. The small facilities were those with an estimated 2016 replacement cost below $300,000, as estimated in figures provided by the Town staff. For the purposes of capitalization, these facilities were evaluated using a ‘whole asset approach’, and did not include a breakdown of component costs. The large facilities were those with an estimated 2016 replacement cost greater than $300,000, as estimated in figures provided by the Town staff with the exception of the Arch, Storage/Lifeguard Building, Ball Diamonds, and Dock and Walkways. For the purposes of capitalization, these facilities were evaluated using a “component approach”, which included a breakdown of component costs.

The scope of work did not include a site visit to each facility, and drawings of the facilities were not available for review. As such, our opinion of replacement cost was based solely on background documentation and information provided by the Town.

The following is a description of the procedure we used for assigning “Component Description”, “Year of Acquisition”, “Condition Rating”, “Average Life Expectancy”, “Adjustment for Condition Rating”, “Remaining Life”, “% of Total Building Replacement Cost”, and “Component Replacement Cost” to each facility or component thereof.

2.0 Component Description

Large facilities were broken down into 8 component groups, similar to the breakdown of gross building costs presented in “Hanscomb’s Yardsticks for Costing, 2007” and site works were included. A description of typical sub-components contained within each component group is listed in Table 2.1 below. Specific sub-components were included only if they were described in some form in the municipal records or information provided by the Town.

Furnishings were not included for any of the facilities in this desktop facilities assessment.



Table 2-1: Typical Component Groups and Sub-Components

Component Group Typical Sub-Components

Substructure Building Foundation

Structure Loadbearing Walls, Floor and Roof Framing, Insulation

Exterior Enclosure Exterior Cladding/Veneer, Roof, and Exterior Windows/Doors

Partitions and Doors Interior Non-Loadbearing Walls and Doors

Finishes Wall, Ceiling, and Floor Finishes

Fittings and Equipment Vertical Transportation, Appliances, Millwork, Washrooms, and Process Equipment (pumps, filters, blowers, etc.)

Mechanical Heating, Ventilating, and Air Conditioning (HVAC), Plumbing, and Refrigeration Plants

Electrical Service, Wiring, Lighting, Back-up Power, and Communications

3.0 Year of Acquisition

The year of acquisition for a whole facility is considered to be the year the facility was constructed. Information on the year of construction of each facility was obtained from municipal records or confirmed through research of the history a facility where municipal records contained inadequate information.

The year of acquisition for a group of components or individual component of a facility is considered to be the year of construction or most recent year of replacement. Information on the year of construction or replacement for components or groups of components of large facilities was obtained from municipal records, or assumed based upon the age of the facility, the average life expectancy of the component, and the assumed or Town staff provided condition rating.



4.0 Condition Rating

A rating system consisting of five categories is presented in Table 4.1 below, and was utilized in order to provide a general description of the condition of each facility or component thereof as compared with the average life expectancy of that facility or component.

Table 4-1: Condition Ratings

Condition Rating Very Good Good Fair Poor Very Poor

Percent of Average Life Expectancy Remaining 81 to 100% 61 to 80% 41 to 60% 21 to 40% 0 to 20%

Condition ratings for individual components or groups of components of larger facilities were provided by the Town, or assumed based on age and average life expectancy where no rating was provided. In cases where no information was provided by the Town and the assumed age of the component would exceed the average life expectancy for that component, no condition rating was assigned (these items are demarked with an asterisk (*) under Condition Rating).

5.0 Average Life Expectancy

The average life expectancy of whole facilities or components thereof represents our professional opinion on the length of time that the building, group of components, or individual component can be expected to serve its intended purpose before requiring major renovation, repair, or replacement.

The average life expectancy for facilities as a whole was estimated as follows:

a) For large buildings and heated small buildings: • 75 years for combustible structures (i.e. wood frame); and • 100 years for non-combustible structures (i.e. steel, concrete, masonry).

b) For unheated small buildings: • 35 years for combustible structures; and • 50 years for non-combustible structures.

c) For all other facilities (non-buildings): • 20 years for Playgrounds, Parking Lots, Picnic Shelter, Skateboard Park,

Entrance Sign and Arch • 50 years for Tennis Courts, Basketball Courts etc.



The average life expectancy of individual components and group of components was based on:

d) Our professional opinion based on past experience with performance of similar components subject to similar use (in cases where a component was relatively new).

e) Average life expectancy as estimated in the CMHC Research Report entitled “Service Life of Multi-Unit Residential Building Elements and Equipment”.

6.0 Adjustment for Condition Rating

The condition rating of a component affects the calculation of the Remaining Life of that component in the following ways:

a) If a condition rating for the component was not provided by the Town (i.e. condition rating is assumed or left unassigned) the Remaining Life was adjusted by 0 years.

b) If a condition rating for the component was provided by the Town that is better or worse than the condition rating that would be anticipated based upon the age and average life expectancy for that component, the remaining life was adjusted to reflect the Condition Rating provided by the Town.

c) If a condition rating for the component was provided by the Town that is similar to what would be anticipated based upon the age and average life expectancy for that component, the remaining life was adjusted by 0 years.

7.0 Remaining Life

The Remaining Life (in years) of a facility or component was calculated as follows:

Remaining Life = LAVG – Age + ACR

where LAVG = Average Life Expectancy

Age = 2015 – Year of Acquisition

ACR = Adjustment for Condition Rating



8.0 Percent of Total Building Replacement Cost

The percentage of the total building cost attributed to each of the 8 typical component groups is based on the average percentages provided in “Hanscomb’s Yardsticks for Costing, 2007”. The percentages differ based on the type of facility (For example, a Fire Department and Art Gallery will have different distributions of gross building costs).

9.0 Component Replacement Cost

a) The building replacement cost for small facilities was determined based on the 2016 replacement cost shown in the municipal records provided by the Town.

b) The Opinion of Cost for Total Building Replacement (Not Including Demolition) for large facilities was provided to us by the Town in the Building Questionnaire submitted by Rob Funston on October 3, 2016.

c) The replacement cost for each of the eight typical component groups was determined as a percentage of the total building replacement cost.

d) The replacement cost for individual components was determined based on average costs provided in RS Means Facilities Construction Data, 2016 and estimated quantities of that item.

e) Where an individual component was broken out of a typical component group, the item “All other components” was also included within that group (For example, information may only have been provided for the roof of a building, and therefore the Exterior Enclosure group would include the roof and “All other components”). This item is reflective of the theoretical difference between the replacement cost of the entire component group and the cost of replacing individual components within that group.

f) The opinion of cost for complete demolition of a large building was estimated based on $0.50 per square foot. The opinion of cost for demolition of small facilities has been included as a total value for all small facilities.



10.0 Facility Condition Index (FCI)

The Facility Condition Index or FCI is rating between 0 and 1 that assists in comparing the relative condition of a group of facilities. The rating is calculated as the quotient of all repair and replacement costs within the next 10 years for a facility divided by the current replacement value of the facility:

Facility Condition Index (FCI) = C10 / T

where C10= Total Repair Costs Anticipated in the next 10 years

T = Opinion of Cost for Total Building Replacement (Not Including Demolition)

Table10.1 below summarizes the FCI of all facilities included within this scope of work.

Table 10-1: Facility Condition Index (FCI) Ratings

Facility FCI

Total Repair Costs

Anticipated

in the next 10 years

Fire Hall No. 2, Morrison 0.44 $186,000 Public Works Garage 0.32 $408,000 Fire Hall No. 3, Ryde 0.25 $101,000 Senior’s Club 0.2 $240,000 Terrance Haight Carnegie Art Centre 0.2 $110,000 Heritage Centre 0.18 $947,000 Opera House 0.15 $658,000 Fire Hall Headquarters 0.14 $596,000 Salt Dome 0.1 $37,000 The Station 0.08 $81,000 Centennial Aquatic Centre 0.05 $1,091,000 Library 0.05 $93,000 Municipal Office 0.02 $104,000

Total $4,652,000

A

ppendix A

Appendix A

Facilities Spreadsheet

Item

No.Component Description

Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)

Replacement/Repair & Comments

1

1.1 Substructure 6.2

1.1.1 Repair Allowance 1923 Good 10 90 7 20,000$ Repair Allowance

1.1.2 All other Components 1923 Good 100 50 57 13,000$

1.2 Structure 15.7



1.3 Exterior Enclosure 21.4

1.3.1

Wood Frame Windows, Single

Glazed 1975 Poor 25 16 0 11,000$ Replacement

1.3.2

Aluminum Frame Windows,

Double Glazed 2013 Very Good 35 0 32 11,000$ Replacement

1.3.3 Brick Veneer 2013 Good 10 0 7 32,000$ Repair Allowance

1.3.4 Flat Roof - Built up Membrane 2013 Good 20 0 17 18,000$ Replacement

1.3.5 Sloped Roof - Asphalt Shingle 1975 Fair 20 25 4 13,000$ Replacement

1.3.6 All other Components 2000 Fair 20 7 11 29,000$

1.4 Partitions and Doors 2002 Good 40 0 27 5.1 27,000$

1.5 Finishes 7.6

1.5.1 Gypsum Wall board 2013 Good 10 0 7 3,000$ Repainting

1.5.2 All other components 2013 Good 15 0 12 111,000$

1.6 Fittings & Equipment 2003 Very Good 40 27 6.9 37,000$ Elevator reported to be in good condition

1.7 Mechanical 16.6

1.7.1 Gas Fired Furnaces with heat pumps 2008 Fair 20 7 19 11,000$ Replacement

1.7.2 Ductless A/C Units 2013 Good 20 0 17 5,000$ Replacement

1.7.3 Repair Allowance 1923 * 10 90 7 8,000$ Periodic repair allowance


1.8 Electrical 10.4

1.8.1 Interior Lighting 2013 Good 20 0 17 11,000$ Replacement

1.8.2 Fire Detection System 2013 Good 22 0 19 7,000$ System upgrade/device replacement



2

2.1 Asphalt Pavement

2.1.1 Asphalt Parking Lot 2008 Fair 20 0 12 19,000$ Asphalt pavement replacement

2.2 Site Services

2.2.1 Domestic Water 1991 Fair 10 22 7 2,500$ Periodic repair allowance

2.2.2 Sanitary Sewer 1991 Fair 10 24 9 2,500$ Periodic repair allowance

2.2.3 Storm Sewer 1991 Fair 10 26 11 2,500$ Periodic repair allowance

= Client Information 100

= Assumption 3004

176.60$

551,000$

53,000$

530,505$

12,000$

26,500$

543,000$

110,000$

0.20

Assumptions:

- Main building is of combustible construction, and heated.

- Percentages for building breakdown for "Private Museum" utilised from Yardsticks.

-

Opinion of Cost for Complete Demolition and Replacement of Facility

(Furnishings, Site Work and Taxes NOT Included):

Total Repair Costs Anticipated in the next 10 years:

Facility Condition Index (FCI):

Condition of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

Subtotal Items 2.1 above (Not Included in Total Building Replacement Cost):

Terrance Haight Carniege Art Centre - 275 Muskoka Rd S

Building

Site Elements

Opinion of Total Useful Life (Years):

Estimated or Reported Building Square Footage:

Unit Rate ($/SF) for Total Building Replacement Cost:

Subtotal Items 1.1 Through 1.8 above (90% of Total Building Replacement Cost):

Opinion of Cost for Engineering Fees, Permits etc. (10% of Total Building Replacement Cost):

Opinion of Cost for Total Building Replacement (Not Including Demolition):

Opinion of Cost for Complete Demolition:

Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1


1.1.1 Repair Allowance 1953 Good 10 40 -13 8,000$ Repair Allowance


1.2 Structure 11.2

1.2.1 Repair Allowance 1953 Good 10 40 -13 8,000$ Repair Allowance



1.3.1

Wood Frame Windows,

Double Glazed 1953 Fair 40 26 3 10,000$ Replacement

1.3.2 Aluminum Siding 1991 Fair 30 0 5 38,000$ Replacement

1.3.3 Metal Roofing 1991 Good 35 0 10 42,000$ Replacement

1.3.4 All other Components 1991 * 30 0 5 8,000$

1.4 Partitions and Doors 1953 Fair 40 40 18 7.3 32,000$ Renovation Allowance

1.5 Finishes 8.3

1.5.1 Gypsum Wall board 2010 Fair 10 0 4 1,000$ Repainting

1.5.2 Painted Concrete Block 2010 Fair 10 0 4 5,000$ Repainting

1.5.3 Vinyl Flooring 2010 Fair 10 0 4 7,000$ Replacement

1.5.4 All other components 2010 Fair 15 0 9 24,000$

1.6 Fittings & Equipment 1991 Good 40 15 6.6 29,000$

1.7 Mechanical 20.1

1.7.1 Propane Furnace 2003 Fair 20 0 7 8,000$ Replacement

1.7.2 Baseboard Heaters 2003 Fair 20 0 7 2,000$ Replacement

1.7.3 Ductless A/C 2014 Good 15 0 13 3,000$ Replacement



1.8 Electrical 11.5

1.8.1 Interior Lighting 1972 Fair 20 30 6 15,000$ Replacement

1.8.2 Fire Detection System 2000 Fair 22 7 13 8,000$ System upgrade/device replacement

1.8.3 8kW Generator 2008 Good 22 7 21 13,000$ Replacment



2



2.2 Site Services

2.2.1 Well 1991 Good 10 27 12 2,500$ Periodic repair allowance

2.2.2 Septic 1991 Good 10 30 15 2,500$ Periodic repair allowance


= Assumption 3828

115.43$

418,000$

44,000$

441,867$

15,000$

19,000$

457,000$

186,000$

0.44

Assumptions:


- Percentages for building breakdown for "Fire Station" utilised from Yardsticks.

-


Fire Hall #2, Morrison - 1030 Kilworth Rd

Building

Site Elements













Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1




1.2 Structure 11.2




1.3.1

Windows: Steel Frame, Single

Glazed 1994 Poor 40 -15 3 10,000$ Replacement

1.3.2

Windows: Wood Frame, Double

Glazed 1994 Fair 40 -5 13 10,000$ Replacement

1.3.3 Steel Cladding 1994 Good 30 5 13 19,000$ Replacement

1.3.4 Built Up Roof Assembly 1996 Good 35 0 15 21,000$ Replacement


1.4 Partitions and Doors 1994 * 40 0 19 7.3 32,000$

1.5 Finishes 8.3





1.6 Fittings & Equipment 1994 * 40 18 6.6 29,000$

1.7 Mechanical 20.1

1.7.1 Propane Furnace 1994 Fair 20 8 6 8,000$ Replacement




1.8 Electrical 11.5



1.8.3 8kW Generator 2008 Fair 22 7 21 13,000$ Replacment



2



2.2 Site Services

2.2.1 Well 1974 Good 10 38 6 2,500$ Periodic repair allowance

2.2.2 Septic 1974 Good 10 40 8 7,500$ Periodic repair allowance


= Assumption 1770

249.64$

398,000$

44,000$

441,867$

7,000$

29,000$

449,000$

101,000$

0.25

Assumptions:



-







Fire Hall #3, Ryde

Building

Site Elements








Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1




1.2 Structure 11.2




1.3.1

Wood Frame Windows,

Double Glazed 1994 Fair 30 0 8 10,000$ Replacement

1.3.2 Brick Veneer 1998 Good 10 10 2 16,000$ Repair Allowance

1.3.3 Hardboard Siding 1998 Good 30 0 12 25,000$ Replacement

1.3.4 Inverted Flat Roof Membrane 2016 Very Good 20 0 20 122,000$ Replacement

1.3.5 Sloped, Asphalt Shingle 2012 Very Good 20 0 16 13,000$ Replacement


No other significant buildng envelope repairs expected within 10

years

1.4 Partitions and Doors 1998 Good 40 0 23 7.3 343,000$ No significant renovations expected within 10 years

1.5 Finishes 8.3

1.5.1 Gypsum Wall board 2005 Poor 10 3 2 16,000$ Repainting

1.5.2 Painted Concrete Block 2005 Poor 10 3 2 4,000$ Repainting

1.5.3 Interior Finishes Allowance 1991 Fair 20 17 12 20,000$ Allowance

1.5.4 All other components 1991 Fair 50 0 25 350,000$ Renovation Allowance


1.7 Mechanical 20.1

1.7.1 Radiant Tube Heaters 2008 Good/Fair 20 0 12 6,000$ Replacement

1.7.2 Roof Top Forced Air 2008 Good/Fair 20 0 12 19,000$ Replacement


1.7.4 All other Components 1969 Good 75 0 28 895,000$ Repair allowance

1.8 Electrical 11.5

1.8.1 Interior Lighting 1969 / 1992 Fair 20 12 8 53,000$ Replacement


1.8.3 100kW Generator 2001 Good 22 10 17 42,000$ Replacement



2



2.2 Site Services

2.2.1 Domestic Water 1991 Good 10 25 10 10,000$ Periodic repair allowance

2.2.2 Sanitary Sewer 1991 Good 10 27 12 10,000$ Periodic repair allowance

2.2.3 Storm Sewer 1991 Good 10 30 15 10,000$ Periodic repair allowance


= Assumption 14500

324.31$

4,257,000$

470,000$

4,702,533$

58,000$

123,000$

4,761,000$

596,000$

0.14

Assumptions:



-







Fire Hall HQ - 190 Harvie St

Building

Site Elements








Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1

1.1 Substructure 2006 Good 75 0 65 3.0 177,000$

1.2 Structure 2006 Good 75 0 65 16.8 991,000$


1.3.1 Aluminum Frame, Double Glazed 2006 Good 40 26 56 183,000$ Replacement

1.3.2 Hardboard Siding 2006 Good 30 0 20 205,000$ Replacement

1.3.3 Sloped, Asphalt Shingle 2016 Very Good 20 0 20 342,000$ Replacement


1.4 Partitions and Doors 2006 Good 40 0 31 2.8 165,000$ Elevator reported to be in good condition

1.5 Finishes 10.4



1.6 Fittings & Equipment 2006 Good 40 30 5.9 348,000$ Elevator reported to be in good condition

1.7 Mechanical 20.9

1.7.1 Hydronic System 2006 Good 20 5 15 86,000$ Replacement

1.7.2 Air handlers 2006 Good 20 5 15 72,000$ Replacement

1.7.3 Condenser 2006 Good 20 5 15 23,000$ Replacement


1.7.5 All other Components 2006 Good 75 0 65 1,027,000$

1.8 Electrical 13.6


1.8.2 Fire Detection System 2006 Good 22 7 19 122,000$ System upgrade/device replacement



2



2.2 Site Services





= Assumption 24600

239.83$

5,309,000$

590,000$

5,899,809$

98,000$

378,000$

5,998,000$

947,000$

0.18

Assumptions:


- Percentages for building breakdown for "Public Administration Building" utilised from Yardsticks.

-







Heritage Centre - 275 Steamship Bay Rd

Building

Site Elements








Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1

1.1 Substructure 2000 Very Good 75 59 3.6 58,000$

1.2 Structure 2000 Very Good 75 59 16.6 269,000$


1.3.1 Aluminum Frame, Double Glazed 2000 Very Good 25 16 25 42,000$ Replacement

1.3.2 Brick Veneer 2000 Very Good 60 0 44 127,000$ Replacement

1.3.3 Sloped Roof - Asphalt Shingle 2016 Very Good 20 0 20 29,000$ Replacement



1.5 Finishes 5.3


1.5.2 Suspended Acoustic Tile 2000 Good 20 6 10 49,000$ Replacement

1.5.3 Ceramic Flooring 2000 Good 30 0 14 146,000$ Replacement

1.5.4 Carpet 2000 Good 30 0 14 19,000$ Replacement



1.7 Mechanical 18.5

1.7.1 Gas-Fired Furnaces 2000 Good 20 7 11 198,000$ Replacement

1.7.2 Air-to-Air Condensers 2000 Good 20 7 11 169,000$ Replacement

1.7.3 Air Handler 2001 Good 20 7 12 5,000$ Replacement



1.8 Electrical 9.9

1.8.1 Interior Lighting 2013 Very Good 20 5 22 59,000$ Replacement

1.8.2 Fire Protection 2000 Very Good 22 0 6 15,000$ System upgrade/device replacement



2


2.1.1 Asphalt Parking Lot 2000 Good 20 5 9 8,000$ Asphalt pavement replacement

2.1.2 Concrete Pavers 2000 Good 10 10 4 2,000$ Releveling

2.2 Site Services





= Assumption 8000

202.58$

1,734,000$

162,000$

1,620,620$

32,000$

17,500$

1,653,000$

93,000$

0.05

Assumptions:


- Percentages for building breakdown for "Performing Arts Centre" utilised from Yardsticks.

-


Gravenhurst Library - 180 Sharpe St

Building

Site Elements













Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1


1.2 Structure 2010 Good 75 0 69 16.8 688,000$


1.3.1

Aluminum Frame Windows,

Double Glazed 2010 Good 40 0 34 429,000$ Replacement

1.3.2 Brick Cladding 2010 Good 60 0 54 110,000$ Replacement

1.3.3 Metal Roofing 2012 Good 35 0 31 390,000$ Replacement

1.3.4 Flat Roofing 2010 Good 35 0 29 210,000$ Replacement



1.5 Finishes 10.4


1.5.2 Suspended Acoustic Tile 2011 Good 20 0 15 156,000$ Replacement

1.5.3 Ceramic Tile 2011 Good 30 0 25 187,000$ Replacement

1.5.4 Carpet 2011 Good 10 0 5 97,000$ Replacement



1.7 Mechanical 20.9

1.7.1 Hydronic System 2010 Good 20 0 14 111,000$ Replacement

1.7.2 Air handlers 2010 Good 20 0 14 16,000$ Replacement

1.7.3 Chiller 2010 Good 20 0 14 11,000$ Replacement



1.8 Electrical 13.6

1.8.1 Interior Lighting 2010 Good 20 0 14 118,000$ Replacement

1.8.2 Fire Protection 2010 Good 20 0 14 122,000$ Replacement

1.8.3 Generator 2010 Good 25 0 19 45,000$ Replacement



2


2.1.1 Asphalt Parking Lot 2010 Very Good 20 0 14 429,000$ Asphalt pavement replacement

2.2 Site Services





= Assumption 32000

127.91$

4,418,000$

409,000$

4,093,200$

128,000$

459,000$

4,221,000$

104,000$

0.02

Assumptions:


- Percentages for building breakdown for "Public Admin Building" utilised from Yardsticks.

-







Municipal Office - 5 Pineridge

Building

Site Elements








Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1




1.2 Structure 16.6




1.3.1

Wood Frame Single Glazed, with

storm windows 1975 Fair 25 16 0 106,000$ Replacement

1.3.2 Brick Veneer 2016 Fair/Good 10 0 10 65,000$ Repair Allowance

1.3.3 Flat Roof - Built up Membrane 2012 Very Good 20 0 16 49,000$ Replacement

1.3.4 Sloped Roof - Metal 2014 Very Good 35 0 33 98,000$ Replacement



1.5 Finishes 5.3

1.5.1 Gypsum Wall board 1995 Fair/Poor 10 12 1 47,000$ Repainting

1.5.2 Suspended Acoustic Tile 1995 Fair/Poor 20 6 5 42,000$ Replacement

1.5.3 Vinyl Tile 1995 Fair/Poor 30 0 9 71,000$ Replacement

1.5.4 Hardwood 1995 Fair/Poor 30 0 9 93,000$ Replacement

1.5.5 All other components 1995 Fair/Poor 20 12 11 71,000$


1.7 Mechanical 18.5

1.7.1 Boilers 2016 Very Good 20 0 20 72,000$ Replacement

1.7.2 Air handlers 2006 Very Good 20 0 10 43,000$ Replacement

1.7.3 Chiller 2004 Very Good 20 0 8 33,000$ Replacement



1.8 Electrical 9.9


1.8.2 Fire Protection 2013 Good 22 0 19 53,000$ System upgrade/device replacement



2



2.1.2 Concrete Pavers 1998 Fair 10 10 2 15,000$ Releveling

2.2 Site Services





= Assumption 13869

335.31$

4,262,000$

465,000$

4,650,371$

55,000$

64,000$

4,705,000$

658,000$

0.15

Assumptions:


- Percentages for building breakdown for "Performing Arts Centre" utilised from Yardsticks.

-


The Opera House - 295 Muskoka Rd S

Building

Site Elements













Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1


1.1.1 Repair Allowance 1965 Fair 10 50 9 20,000$ Repair Allowance


1.2 Structure 20.9

1.2.1 Repair Allowance 1965 Fair 10 50 9 15,000$ Repair Allowance



1.3.1 Aluminum , Single Glazed 1980 Poor 40 0 4 13,000$ Replacement

1.3.2 Wood Frame, Single Glazed 1980 Poor 40 0 4 13,000$ Replacement

1.3.3 Concrete Block 1965 Fair/Poor 50 2 1 43,000$ Localized repairs and repainting

1.3.4 Vinyl Siding 1979 Fair/Poor 30 8 1 24,000$ Replacment

1.3.5 BUR - Office/Garage 2014 Good 35 0 33 84,000$ Replacement

1.3.6 BUR - Remainder 1965 Poor 35 18 2 168,000$ Replacement



1.5 Finishes 3.7




1.5.4 Concrete Flooring 1965 Fair 25 30 4 23,000$ Repairs


1.6 Fittings & Equipment 1991 Fair 40 15 4.9 69,000$

1.7 Mechanical 13.5

1.7.1 Oil Fired Furnaces 1965 Fair 20 32 1 23,000$ Replace with gas fired furnaces

1.7.2 Propane Unit Heaters 2005 Fair 20 8 17 7,000$ Replacement



1.8 Electrical 6.9





2


2.1.1 Gravel Yard 2014 Fair 5 0 3 30,000$ Regrading

2.2 Site Services

2.2.1 Treated Roof Drainage System 1965 N/A 10 45 4 2,500$ Periodic repair allowance

2.2.2 Septic 1965 Fair 10 44 3 7,500$ Periodic repair allowance


= Assumption 14874

94.28$

1,293,000$

140,000$

1,402,333$

59,000$

40,000$

1,461,000$

408,000$

0.32

Assumptions:


- Percentages for building breakdown for "Industrial (Vehicle Maintenance)" utilised from Yardsticks.

-







Public Works Building - 1054 Crawford Rd

Building

Site Elements








Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1


1.2 Structure 2004 Good 50 0 38 30.6 132,000$


1.3.1 Concrete 2004 Good 10 15 13 68,000$ Repair

1.3.2 Vinyl Roof 2004 Good 20 0 8 37,000$ Replacement

1.3.3 All other Components 2004 Good 30 0 18 44,000$ Replacement

1.4 Partitions and Doors 2004 Good 40 0 29 5.4 23,000$ Replacement

1.5 Electrical 4.7 Replacement

1.5.1 Lighting 2014 Good 20 0 18 25,000$ Replacement

1.5.2 All other Components 2004 Good 50 0 38 2,000$ Replacement

2


= Assumption 6800

63.42$

373,000$

43,000$

431,284$

27,000$

-$

458,000$

37,000$

0.10

Assumptions:


- Percentages for building breakdown for "warehouse" utilised from Yardsticks.

-







Salt Dome - 1054 Crawford

Building

Site Elements (Site Shared With Public Works Building)








Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1


1.2 Structure 1991 Good 75 0 50 19.2 233,000$


1.3.1

Vinyl Frame Windows,

Double Glazed 1991 Good 40 0 15 10,000$ Replacement

1.3.2 Hardboard Siding 1991 Fair 30 0 5 38,000$ Replacement

1.3.3 Hardboard Siding - addition 2002 Fair 30 0 16 24,000$ Replacement

1.3.4 Metal Roofing 1991 Fair 35 0 10 42,000$ Replacement

1.3.5 Metal Roofing - addition 2002 Fair 35 0 21 86,000$ Replacement


1.4 Partitions and Doors 2002 Good 40 0 27 5.7 69,000$ Elevator reported to be in good condition

1.5 Finishes 7.8




1.7 Mechanical 20.3

1.7.1 Heating 2003 Good 15 7 9 24,000$ Replacement of 3 gas furnaces and heat pumps

1.7.2 Cooling 2004 Good 15 7 10 83,000$


1.8 Electrical 6.3

1.8.1 Interior Lighting 2013 Very Good 20 0 17 39,000$ Replacement



2



2.2 Site Services





= Assumption 10500

115.81$

1,191,000$

122,000$

1,216,000$

42,000$

52,500$

1,258,000$

240,000$

0.20

Assumptions:


- Percentages for building breakdown for "Recreation Centre" utilised from Yardsticks.

-







Gravenhurst Senior's Club - 480 First Street North

Building



Site Elements






Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Building Replacement

Cost (2015 $)

1

1.1 Communication Tower, 190 Harvie 2008 Good 75 0 68 100.0 57,851$

1.2 Communication Tower Ryde, 1622 Barkway 2008 Good 75 68 100.0 56,951$

1.3 Comunication Tower Morrison, 1030 Kilworthy 2008 Good 75 0 68 100.0 56,951$

2

2.1 Lions Pavilion 1993 Fair 75 -47 5 100.0 185,703$

2.2 Sports Fieldhouse 2006 Good 100 -75 15 100.0 205,058$

2.3 Water Playground 2006 Fair 20 2 12 100.0 68,793$

2.4 Sports Fields and Parking Lot 2006 Fair 50 -28 12 100.0 273,852$

** 2.5 Docks and Walkways 2006 * 35 0 25 100.0 601,945$

3

3.1 Marina Gas Kiosk 2006 Good 75 0 65 100.0 132,296$

3.2 Generator Building 2006 Fair 35 0 25 100.0 132,296$

4

4.1 Wharf Storage Building 2010 Good 75 0 69 100.0 92,488$

5

5.1 Washroom/Concession Stand 1971 * 50 0 100.0 148,171$

5.2 Storage/Workshop 1971 * 50 0 100.0 29,991$

5.3 Tennis Courts 1971 Poor 50 -5 0 100.0 163,874$

5.4 Ball Daimonds 1971 Poor 50 -5 0 100.0 327,748$

5.5 Docks 2001 * 35 0 100.0 87,790$

5.6 Playground Equipment 2001 Poor 20 -5 0 100.0 39,084$

5.7 Barge- Performance Stage 1959 * 35 0 100.0 80,700$

*** 5.8 Stoarge/Lifeguard Building 2001 * 35 0 100.0 337,653$

6


6.2 Picnic Shelter 2011 * 35 0 100.0 14,553$

6.3 Bear Fountain 1997 * 50 0 100.0 73,743$

7

7.1 Dock and Structure 2001 * 35 0 100.0 59,533$

7.2 Block Washroom 2001 * 50 0 100.0 13,229$

8

8.1 Block Washroom 1990 50 0 100.0 13,229$

9

9.1 Picnic Shelter 2001 * 35 0 100.0 13,229$

9.2 POW Fish Tank 1945 * 50 0 100.0 13,229$

10


11

11.1 Block Washrooms 2011 * 50 0 100.0 92,607$

11.2 Parking Lot 2011 * 20 0 100.0 54,242$

12

12.1 Washrooms/Janitorial Room 2003 * 50 0 100.0 70,117$

12.2 Ball Diamond with Lights 1981 Poor 50 -16 0 101.0 165,923$

12.3 Tennis Courts 1987 Poor 50 -22 0 102.0 172,068$

12.4 Playground/Picnic Shelter 2003 Poor 20 -8 0 103.0 45,065$

13

13.1 Storage Building 1995 * 50 100.0 51,020$

14

14.1 Skateboard Park 2012 Good 20 2 18 100.0 175,725$

15

15.1 Storage Garage 1990 * 35 0 100.0 111,128$

16

16.1 Work Building 1980 * 100 0 100.0 148,171$

16.2 Mortuary Chapel 1980 * 50 0 100.0 191,828$

17

17.1 Entrance Sign * 20 100.0 46,821$

18

18.1 Arch 2009 Fair 20 2 15 100.0 327,789$

= Client Information varies

= Assumption 4,065,126$

451,681$

= Need Client Info 4,516,807$

164,000$

= Update cell after receiving client info 4,681,000$

1,171,745$

0.29

Assumptions:

- Building replacement costs provided by the Town of

-

- On-site condition assessment was not conducted as it was beyond our scope of services.

Public Works Storage Garage - 1030 Kilworthy Rd

Cemetary - 120 Lofty Pines Dr

Gravenhurst Entrance Sign - Highway 11 N

Condition of all facilities is either based on age and average life expectancy or estimated remaining service life provided by the Town. On-site condition assessment was not

conducted as it was beyond our scope of services.



Subtotal Items 1-14 above (90% of Total Building Replacement Cost):


Opinion of Cost for Total Small Buildings Replacement (Not Including Demolition):


Opinion of Cost for Complete Demolition and Replacement of Small Buildings


Small Facilities

Gravenhurst Arch - Muskoka Rd S

Communication Towers

Muskoka Wharf - 861 Bay St

Muskoka Wharf - 295 Steamship Bay Rd

Ungerman Gateway Park - 881 Wagner St

Youth Skateboard Park - 100 Centennial Dr

Muskoka Wharf - 646 James St W

GLRP - 405 Brock St

Kinsman Park - 1300 Muskoka Rd S

Franklin Park - 1615 Kilworthy Rd

Bass Lake Park - 1015 FR15

Look Out Park - 500 George St

Muskoka Beack Park - 1141 Muskoka Beach Rd

Muskoka Bay Park - 700 DR 169

Parks Storage Building - 320 Industrial Dr

Item


Year of

Acquisition

Condition

Rating

Average Life

Expectancy

(years)

Adjustment

for Condition

Rating (years)

Remaining

Life

% of Total

Building

Replacement

Cost

Component

Replacement

Cost (2015 $)


1


1.1.1 Repair Allowance 1919 Poor 10 90 3 50,000$ Major Repair Allowance

1.1.2 All other Components 1919 Poor 75 75 53 21,000$

1.2 Structure 19.8




1.3.1

Wood Frame Windows, Single

Glazed, with storm windows 1991 Fair 25 0 0 32,000$ Replacement

1.3.2 Brick Veneer 2005 Fair 10 5 4 36,000$ Repair Allowance

1.3.3 Wood Siding 1990 Fair 30 0 4 35,000$ Replacement

1.3.4 Asphalt Roofing 2005 Good 20 5 14 35,000$ Replacement


1.4 Partitions and Doors 2004 Good 40 0 29 2.5 27,000$ Allowance for periodic renovations

1.5 Finishes 0.6



1.6 Fittings & Equipment 1991 Good 40 15 0.0 -$

1.7 Mechanical 12.1

1.7.1 Gas Fired Furnaces with heat pumps 2005 Fair 15 7 11 23,000$ Replacement


1.7.3 Window A/C units 2005 Fair 15 7 11 2,000$ Replacement



1.8 Electrical 4.0


1.8.2 Fire Alarm 1995 Fair 22 8 9 11,000$ System upgrade/device replacement



2



2.1.2 Concrete Walkways 2003 Fair 40 0 27 13,000$ Replacement

2.2 Site Services





= Assumption 5604 3 buildings

190.04$

977,000$

106,000$

1,064,979$

22,000$

42,500$

1,087,000$

81,000$

0.08

Assumptions:


- Percentages for building breakdown for "Commercial Retail Unit" utilised from Yardsticks.

-







The Station - 150 Second St

Building

Site Elements








Documents

Desktop Facilities Assessment