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CITY OF VANCOUVER ADMINISTRATIVE REPORT |
Date: |
February 24, 2004 | |
Author: |
Doug Robinson | |
Phone No.: |
871-6229 | |
RTS No.: |
04022 | |
CC File No.: |
1805 | |
Meeting Date: |
March 9, 2004 |
TO: |
Vancouver City Council |
FROM: |
Directors of Social Planning in consultation with the Director of Facility Design and Management |
SUBJECT: |
Emergency Repairs to Mount Pleasant Neighbourhood House |
RECOMMENDATION
THAT Council authorize the Director of Facility Design and Management to tender the work associated with repairs to the building envelope of Mount Pleasant Neighbourhood House; for report back on cost and source of funding prior to an award of contract.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of the foregoing.
COUNCIL POLICY
Work may not be tendered without a source of funding in place
PURPOSE
This report seeks authorization to tender urgent repairs to the building envelope of the City-owned Mt. Pleasant Neighbourhood House, 800 East Broadway, with a report back to Council on the budget and source of funding, prior to award of a contract.
BACKGROUND
The City owns or leases 66 buildings which are occupied by non-profit social service, childcare and cultural facilities. The buildings are leased, at a nominal rate, to the operating societies who are responsible for programs and day-to-day operations. The City is responsible for major structural repairs. The scope of repair work required in this building was not envisioned by the operator or the City in preparing its annual maintenance budgets.
Construction of Mount Pleasant Neighbourhood House was completed in early 1995. Problems with water ingress and wood rot became apparent in early 2003.
DISCUSSION
James Neill & Associates were commissioned by the City in 2003 to undertake an assessment of the building envelope condition and prepare options for repair. The report found serious problems in the 3-storey wood frame complex in the area of the back stair and tiled deck which provides a required play area for the Daycare. In addition, stucco walls and windows were not constructed using rain screen principles, and have now experienced significant water penetration. Flashings are leaking and allowing water to penetrate and cause further damage. The report recommended the following: replacement of the south exit stair and tiled deck; replacement/repairs to stucco walls and damaged framing in areas without overhangs; removal of damaged wood siding and re-detailing of wall and cap flashings in several areas.
Further destructive testing will be required to fully assess concealed conditions within walls, making the scope of work difficult to assess in advance. Preliminary estimates of cost required for these urgent repairs, including soft costs, vary from $350,000 to $500,000, but cannot be finalized until the work begins. The Consultant has prepared drawings and specifications for repair options, which will be tendered with requests for separate and unit prices, which will be selected as conditions are exposed during the course of work. To minimize disruption to programs, this work should be tendered now and scheduled to take advantage of dry weather and the slower summer vacation period.
The City may seek restitution for these costs through the courts once the full scope of work and costs are established.
FINANCIAL IMPLICATIONS
Preliminary estimates indicate that costs may range from $350,000 to $500,000; however, there is some uncertainty about the extent of required repairs. The tender documents will provide flexibility to respond to as found conditions so as to manage the project in the most cost effective manner.
The scope of the repair work for Mount Pleasant Neighbourhood House cannot be addressed within annual maintenance budgets and no funding has been provided from existing Supplementary Capital or Capital Plan allocations.
Some additional exploratory testing may be undertaken within existing consultant funds allocated for this purpose; however, staff will report back to Council by June, 2004, on the budget and source of funding prior to the award of a contract. We note that all contract awards over $300,000 must be reported to Council.
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