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Home My WebLink AboutDSD-2024-052 - Heritage Permit Application HPA-2024-IV-01 - 25 Joseph StreetStaff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: February 6, 2024 SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals, 519-741-2200 ext. 7070 PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7291 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: January 12, 2024 REPORT NO.: DSD -2024-052 SUBJECT: Heritage Permit Application HPA-2024-IV-01 25 Joseph Street Replacement of 7 Windowpanes RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2024-IV-01 be approved to permit the replacement of seven windowpanes on the property municipally addressed as 25 Joseph Street. REPORT HIGHLIGHTS: • The purpose of this report is to present the proposed replacement of seven damaged windowpanes on the property municipally addressed as 25 Joseph Street. • The key finding of this report is that the proposed alterations are necessary for the comfort and well-being of the property residents due to the poor condition of the existing windows and is not anticipated to have an adverse impact on the cultural heritage value or interest of the subject property. • There are no financial implications associated with this report. • Community engagement included consultation with the Heritage Kitchener committee. • This report supports the delivery of core services. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2024-IV-01 seeking permission to replace seven damaged windowpanes with new panes at the property municipally addressed as 25 Joseph Street. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 3 of 426 JUBILEE DR Ba tr t I u I — The Boathouse ,�4 Bapti I LatestogaTowers Ii - 1ftiflfle'17fkC0 VicTawePark ,,r;E6AR HELL yr CO 0 Figure 1: Location Map of 25 Joseph Street This permit has been brought before the Heritage Kitchener Committee as the subject property is designated under Part IV of the Ontario Heritage Act through Designating By- law 1988-154. In accordance with By-law 2009-089, delegating Council's approval for certain classes of alterations to Staff, delegated authority is permitted for Part IV designated property after consultation with the Heritage Kitchener Committee. REPORT: The subject property is located on the southern side of Joseph Street and eastern side of David Street, directly across from the Ontario Street South intersect. The former Victoria Public School, the subject property is comprised of three buildings having separate construction dates; the main Edwardian Baroque block constructed between 1910-1911 (Figure 2) is the identified heritage attribute within the designating by-law. Specifically, the main fagade (Joseph Street elevation) and east and west side elevations in addition to the slate roof are identified. Page 4 of 426 .�F r Y / Tile Mural rO 6f On a.. TheObx t)I MM' cx any ,re S .a .�a �Clock Tower ¢ J aueensPlace.'`CITY(—QIIA 1E .,.All xtill ertr ...I I 'O n• Lia -j litiJ. - I.nil`Luli.niliul LI Bentr°n4•h-- r JUBILEE DR Ba tr t I u I — The Boathouse ,�4 Bapti I LatestogaTowers Ii - 1ftiflfle'17fkC0 VicTawePark ,,r;E6AR HELL yr CO 0 Figure 1: Location Map of 25 Joseph Street This permit has been brought before the Heritage Kitchener Committee as the subject property is designated under Part IV of the Ontario Heritage Act through Designating By- law 1988-154. In accordance with By-law 2009-089, delegating Council's approval for certain classes of alterations to Staff, delegated authority is permitted for Part IV designated property after consultation with the Heritage Kitchener Committee. REPORT: The subject property is located on the southern side of Joseph Street and eastern side of David Street, directly across from the Ontario Street South intersect. The former Victoria Public School, the subject property is comprised of three buildings having separate construction dates; the main Edwardian Baroque block constructed between 1910-1911 (Figure 2) is the identified heritage attribute within the designating by-law. Specifically, the main fagade (Joseph Street elevation) and east and west side elevations in addition to the slate roof are identified. Page 4 of 426 Figure 2: Front Facade of Subject Property Window Replacement WalterFedy was retained by the Region of Waterloo to complete a Building Condition Assessment (BCA) for the property municipally addressed as 25 Joseph Street (Attachment C). The intent of the assessment was to determine the physical condition of the different components of the building and make lifecycle repair / replacement recommendations for deficiencies identified. Visual deficiencies, including the damaged windows, were identified during a site visit conducted as part of this work on June 21, 2022. The BCA identified the windows in the original portion of the building as being wood -framed units in poor condition with visible aging and deterioration. It recommended that the windows be refurbished rather than replaced, to maintain the historical value of the building. However, several located on the western elevation of the building contained broken panes of glass (Figure 3-4). Page 5 of 426 ago~ Figure 3-4: Broken Windowpanes on the Subject Property 40 To comply with the recommendations of the BCA, these broken panes are proposed to be replaced with new tempered thermal sealed glass units, frosted for privacy, rather than replace the entire window unit. While the new glass panes are not an exact match to what is currently existing, they will maintain a similar appearance. The broken panes will be removed by first carefully taping the shattered pieces, then using a heat gun to remove the putty around the sash edge. Once this is done the opening will be cleaned and prime painted before the new glass is installed in a new bed of putty with glazier's points every 6 inches. Heritage Planning Comments In reviewing the merits of this application, Heritage Planning Staff note the following: • The subject property municipally addressed as 25 Joseph Street is designated under Part IV of the Ontario Heritage Act by way of designating by-law number 1988-154; • The proposal is for the replacement of seven panes of glass on the original 1910- 1911 Edwardian Baroque portion of the building; • The windows are identified as heritage attributes in the designating by-law; • The existing panes of glass proposed to be replaced are broken, impacting resident's quality of living and exposing the interior to damaging conditions; • While replacement is proposed for the broken panes of glass, the original window unit is proposed to be retained and refurbished; • The work is required for the comfort and well-being of the residents; Page 6 of 426 • The work will also protect the interior of the building from damage as a result of weather and animals; • The proposed work is consistent with the Eight Guiding Principles in the Conservation of Built Heritage Properties and with Parks Canada's The Standards and Guidelines for the Conservation of Historic Places in Canada; and • The proposed alteration is not anticipated to adversely impact the cultural heritage value or interest of the subject property. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT — Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act, 2022 APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2024-IV-01 Attachment B — Designating By-law 1988-154 Attachment C — Supporting Documents Page 7 of 426 DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS �—� Development & Housing Approvals .L 200 King Street West, 6t" Floor MENER Kitchener ON N2G 4V6 519-741-2426; plan ning@kitchener.ca PART A: SUBMISSION REQUIREMENTS Page 1 of 10 The following requirements are designed to assist applicants in submitting sufficient information in order thal their Heritage Permit Application may be deemed complete and processed as quickly and efficiently as possible. If further assistance or explanation is required please contact heritage planning staff at heritage(a)kitchener.ca. 1. WHAT IS A HERITAGE PERMIT APPLICATION? The Province of Ontario, through the Ontario Heritage Act, has enacted legislation to assist its citizens with the protection and conservation of cultural heritage resources. Once properties are designated under the Ontario Heritage Act, the City is enabled to manage physical change to the cultural heritage resources as a means of protection. The principal mechanism of management is the Heritage Permit Application process, which allows the municipality to review site-specific applications and determine if proposed changes will beneficially or detrimentally affect the reasons for designation and heritage attributes. As a general rule, the preferred alterations to heritage properties are those that repair rather than replace original heritage attributes, and those that do not permanently damage cultural heritage resources and their heritage attributes. Where replacement of materials or new construction is necessary, these should be compatible with the original. Reversibility is also preferable as this allows for the future reinstatement of heritage attributes. According to the Ontario Heritage Act, no owner of designated property shall alter the property or permit the alteration of the property if the alteration is likely to affect the property's heritage attributes, unless the owner applies to the council of the municipality and receives written consent. This consent is obtained through the approval of a Heritage Permit Application. Heritage Permit Applications are applicable for all individually designated properties (under Part IV of the Ontario Heritage Act) and all properties located within the boundaries of Heritage Conservation Districts (designated under Part V of the Ontario Heritage Act). 2. WHEN IS A HERITAGE PERMIT APPLICATION REQUIRED? Under the Ontario Heritage Act, R.S.O. 1990, any new construction or "alteration" to a property designated under Part IV of the Act (individually designated property) or a property designated under Part V of the Act (within a Heritage Conservation District) requires a Heritage Permit Application. "Alteration" is defined as: "to change in any manner and includes to restore, renovate, repair or disturb." In addition, the approval of a Heritage Permit Application is required for any demolition of a property designated under Part IV or V of the Act. Please contact Heritage Planning staff directly to confirm if your specific project requires the approval of a Heritage Permit Application. Below are some examples of typical Part IV alterations that may require a Heritage Permit Application: • Addition and/or alteration to an existing building or accessory building • Replacement of windows or doors, or a change in window or door openings • Change in siding, soffit, fascia or roofing material • Removal and/or installation of porches, verandahs and canopies • Removal and/or installation of cladding and chimneys • Changes in trim, cladding, or the painting of masonry Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 • Repointing of brick Page 2 of 10 Note: Heritage Permit Application requirements differ between Part V designations depending on the policies and guidelines of the respective Heritage Conservation District Plans. Please refer to the City of Kitchener's website at www.kitchener.ca/heritage to download a copy of the relevant Heritage Conservation District Plan (Civic Centre Neighbourhood, St. Mary's, Upper Doon, and Victoria Park Area). 3. WHAT INFORMATION IS REQUIRED WITH A HERITAGE PERMIT APPLICATION? The information required varies with each application. The intent of the application is to ensure that Heritage Planning staff and, where required, the Heritage Kitchener committee understand the specific details of any proposed changes in order to be sufficiently informed so they may offer advice to the applicant and, where required, to City Council. An incomplete application cannot be processed and the official notice of receipt (as required under the Ontario Heritage Act) will not be issued until all of the documents have been submitted. Failure to provide a complete application may result in deferral by Heritage Planning staff or the Heritage Kitchener committee in order to secure additional information, which will delay final approval. At minimum, the following information is required: Heritage Permit Application Form The applicant must provide a complete original copy, including signature of the owner, of the Heritage Permit Application Form. Written Description The applicant must provide a complete written description of all proposed work. The description should complement drawings, detailed construction plans, photos and any other sketches or supporting information submitted with the application. The written description must include a list and the details of all proposed work including, but not limited to, proposed colours, materials, sizes, etc. Construction and Elevation Drawings Along with construction elevation drawings (drawn to scale) the applicant may also, but not in lieu of, submit a sketch of the proposed work made over a photograph. Drawings must be drawn to scale and include: a) Overall dimensions b) Site plan depicting the location of existing buildings and the location of any proposed new building or addition to a building c) Elevation plan for each elevation of the building d) Specific sizes of building elements of interest (signs, windows, awnings, etc.) e) Detailed information including trim, siding, mouldings, etc., including sizes and profiles f) Building materials to be used (must also be included in the written description) g) Construction methods and means of attachment (must also be included in the written description) Some of the above components may be scoped or waived at the discretion of Heritage Planning staff following discussion with the applicant. Photographs Photographs of the building including general photos of the property, the streetscape in which the property is located, facing streetscape and, if the property is located at an intersection, all four corners. Photos of the specific areas that may be affected by the proposed alteration, new construction, or demolition must be included. Electronic copies of construction and elevation drawings, sketches, and photographs, along with hard copies submitted with the application, are encouraged. Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 Samples Page 3 of 10 It is recommended that applicants bring samples of the materials to be used to the Heritage Kitchener meeting when their application is to be considered. This may include a sample of the windows, brick, siding, roofing material, as well as paint chips to identify proposed paint colours. Other Required Information In some circumstances Heritage Planning staff may require additional information, such as a Heritage Impact Assessment or Conservation Plan, to support the Heritage Permit Application. The requirement for additional information will be identified as early on in the Heritage Permit Application process as possible. Pre - consultation with Heritage Planning staff before formal submission of a Heritage Permit Application is strongly encouraged. 4. WHAT CAN I DO IF MY HERITAGE PERMIT APPLICATION IS DENIED? City of Kitchener Heritage Planning staff and the Heritage Kitchener committee endeavour to come to solutions for every Heritage Permit Application submitted. Discussions with the applicant and revisions usually result in successful applications. However, if the municipality refuses your application and you choose not to resolve the issue with a revised application, you have the option of appealing the decision to the Conservation Review Board (for alterations to designated properties under Part IV) or the Ontario Municipal Board (for demolition of property designated under Part IV or for any work to designated property under Part V). 5. IMPORTANT NOTES Professional Assistance Although it is not a requirement to obtain professional assistance in the preparation of this information, the applicant may wish to seek such assistance from an architect, architectural technologist, draftsperson or others familiar with the assessment of buildings and the gathering together of building documents. Building Codes and Other By-laws It is the applicant's responsibility to ensure compliance with all other applicable legislation, regulations and by-laws. These items include the Ontario Building and Fire Codes, and the City's zoning and property standards by-laws. 2024 Heritage Permit Application Submission Deadlines 2024 Heritage Kitchener Meeting Dates November 24, 2023 January 9, 2024 December 29, 2023 February 6, 2024 January 26, 2024 March 5, 2024 February 23, 2024 April 2, 2024 March 29, 2024 May 7, 2024 April 26, 2024 June 4, 2024 - No July Meeting June 28, 2024 August 61 2024 July 26, 2024 September 3, 2024 August 23, 2024 October 1, 2024 September 27, 2024 November 5, 2024 - No December Meeting Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 Page 4 of 10 6. HOW DO I PROCEED WITH SUBMITTING MY HERITAGE PERMIT APPLICATION? a) Heritage Planning Staff are available to meet with applicants and review all documentation prior to formal submission. Often Heritage Planning staff can assist you with historical and architectural information that might help with your proposed changes. b) Formal submission of a Heritage Permit Application with all supporting documentation (written description, construction drawings, sketch plans, scale drawing, photographs) to Heritage Planning staff are due approximately five (5) weeks prior to a Heritage Kitchener meeting (see schedule for submission deadlines and committee meeting dates). c) Upon confirmation of the submission of a complete application, including the owner's signature and all supporting documentation, Heritage Planning staff will issue a Notice of Receipt, as required by the Ontario Heritage Act, to the Applicant. d) Heritage Planning staff determine whether the Heritage Permit Application may be processed under delegated authority approval without the need to go to Heritage Kitchener and/or Council. Where Heritage Permit Applications can be processed under delegated authority approval without the need to go to Heritage Kitchener and Council, Heritage Planning staff will endeavour to process the application within 10 business days. e) Where Heritage Permit Applications are required to go to Heritage Kitchener, Heritage Planning staff prepare a staff Report based on good conservation practice and the designating by-law, or the guidelines and policies in the Heritage Conservation District Plan. Preparation of the staff Report may require a site inspection. f) Heritage Kitchener Meeting Agenda, including staff Report, circulated to Committee members prior to Heritage Kitchener meeting. Staff Report circulated to applicant prior to meeting. g) Heritage Permit Application is considered at Heritage Kitchener meeting. Heritage Planning staff present staff Report and Recommendations to Heritage Kitchener. Applicants are encouraged to attend the Heritage Kitchener meeting in order to provide clarification and answer questions as required. Failure to attend the Heritage Kitchener meeting may result in a deferral in order to secure additional information, which would delay consideration of the Heritage Permit Application. Where the applicant, Heritage Planning staff, and Heritage Kitchener support the Heritage Permit Application, the application may be processed under delegated authority and approved by the Coordinator, Cultural Heritage Planning. Where the applicant, Heritage Planning staff and/or Heritage Kitchener do not support the Heritage Permit Application, the staff report with recommendation and Heritage Kitchener recommendation will be forwarded to Council for final decision. h) Where the staff report with recommendation and Heritage Kitchener recommendation are forward to Council for final decision, Council may: 1. Approve the Heritage Permit Application; 2. Approve the Heritage Permit Application on Terms and Conditions; or, 3. Refuse the Heritage Permit Application. i) Within 30 days of receiving Notice of Council's Decision, the applicant may appeal the decision and/or terms and conditions to the Conservation Review Board or Local Planning Appeal Tribunal (LPAT). 7. SPECIFIC REQUIREMENTS FOR NEW CONSTRUCTION, ALTERATIONS AND ADDITIONS TO DESIGNATED PROPERTY Information presented in the Heritage Permit Application should indicate an understanding of the reasons for designation and heritage attributes of the designated property and, if applicable, the surrounding area, including the following: Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 Setting 1. Positioning of the heritage building or structure on the property 2. Lot size related to building size 3. Streetscape (relationship to other properties and structures on the street) Building Details 1. Proportion and massing 2. Roof type and shape 3. Materials and detailing 4. Windows and doors: • Style • Proportions • Frequency or placement 5. Relationship of the heritage building to other buildings on the lot and to the streetscape Heritage Attributes The following applies where a Heritage Permit Application includes work on heritage attributes: Windows and Doors The applicant should consider in order of priority: Page 5 of 10 1. Repairing or retrofitting the existing units (information on how to make older windows more energy efficient is available from Heritage Planning staff) 2. Replacing the units with new units matching the originals in material, design, proportion and colour 3. Replacing the units with new units that are generally in keeping with the original units If historic window units are proposed to be replaced the application should include the following: • Description of the condition of the existing units • Reasons for replacing the units • Description of the proposed new units If approval to replace historic window units is given, the following action should be considered: • A sample of a window removed should be stored on site in case a future owner wishes to construct a replica of the original • The masonry opening and/or door framing should not be disturbed • Exterior trim should match the original Roofing The application should include: • Description of proposed roofing material to be applied • If there is a request to install a different roofing material, the applicant may wish to investigate what the original material might have been Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 Masonry Work The application should include: Page 6 of 10 A description of the proposed work, materials (type/style of brick, type of mortar mix, etc.) and methods of repair and application • Outline the reasons for the work Signage The application should include: • A general written description of the proposed signage to be installed A scale drawing of the signage with dimensions, materials, methods of construction, colours and means of attachment (the means of attachment should be arranged to anchor into joints between historic masonry units or into wood building elements) • Type of illumination, if applicable Awnings The application should include: • A sketch view of the proposed awning — perhaps over a photo A scale drawing of the awning on the building with dimensions, materials, operating mechanism, method of construction, colours and means of attachment (the means of attachment should be arranged to anchor into joints between masonry units or into wooden building elements) • Type of illumination, if applicable. 8. SPECIFIC REQUIREMENTS FOR DEMOLITION Information presented in the Heritage Permit Application should describe the existing conditions, including the existing setting and existing heritage attributes, of the designated property and the surrounding area, specifically as they relate to the building proposed for demolition. The Heritage Permit Application should provide a detailed rationale for the demolition, including an assessment of the current condition of the building, and a cost comparison identifying the difference in cost to repair and restore the building versus cost to demolish and construct a new building. 9. HERITAGE CONSERVATION PRINCIPLES The Heritage Permit Application must demonstrate how the proposed work (e.g., alteration, new construction or demolition) is consistent with the designating by-law for individual properties (Part IV) or the Heritage Conservation District Plan for properties within a Heritage Conservation District (Part V designation). In addition, the Heritage Permit Application must demonstrate how the proposed work is consistent with the Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (available at www.historicplaces.ca/en/pages/standards-normes.aspx). For more information on Heritage Planning in the City of Kitchener please contact our heritage planning staff at heritage(o-)-kitchener.ca. Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS �—� Development & Housing Approvals .L 200 King Street West, 6t" Floor MENER Kitchener ON N2G 4V6 519-741-2426; plan ning@kitchener.ca STAFF USE ONLY Date Received: Accepted By: Application Number: H PA - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION Page 7 of 10 ❑ Exterior ❑ Interior ❑ Signage ❑ Demolition ❑ New Construction ❑ Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal Address: 25 Joseph Street Kitchener, ON. N2G 4X6 Legal Description (if know): Building/Structure Type: ® Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: ® Part IV (Individual) ❑ Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ® Yes ❑ No 3. PROPERTY OWNER Name: Lori Trumper Address: 11 Weber Street West City/Province/Postal Code: Kitchener, ON. N2M 3Y9 Phone: Email: 4. AGENT (if applicable) Name: Company: Address: City/Province/Postal Code: Phone: Email: Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 Page 8 of 10 5. WRITTEN DESCRIPTION Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. Replacing window panes that have been damaged and broken. Replacement of 7 panes of glass Source and install 4 new Tempered thermal sealed glass units measuring 11 3/8" x 14 3/8" each. Argon Gas filled, IowE solar coating with Aluminum Spacer. PIN HEAD Frosted for privacy. Not an exact match to existing. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: It is necessary to provide security and safety to the residents residing within the building and the property. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: The windows will maintain the same or similar to the vintage glass currently installed. Carefully tapping to shatter the pane and with the heat gun remove putty around the sash edge. Clean and prime paint the opening. Insert new glass in a bed of putty with glazier's points every 6". If possible, obtain glass of the same vintage as that remaining in the window. This will conserve the character and look of the window's old glass. Paint, overlapping the glass by 1/16". Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx): Repairing the window panes rather than replacing the window follows the standards of maintaining character -defining elements. Following the guidelines and standards to protect and stabilize the historic place by keeping the elements of weather, animals and other damaging events to occur. 7. PROPOSED WORKS As soon as possible a) Expected start date: Expected completion date: b) Have you discussed this work with Heritage Planning Staff? ® Yes ❑ No - If yes, who did you speak to? Jessica Vieira c) Have you discussed this work with Building Division Staff? ❑ Yes ® No - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? ❑ Yes 0 No e) Other related Building or Planning applications: Application number, Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 8. ACKNOWLEDGEMENT Page 9 of 10 The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application. The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs, which are necessary for the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. DocuSigned by: Signature of Owner/Agent: Date: 1/2/2024 28E21FDDF4124A7... Signature of Owner/Agent: Date: 9. AUTHORIZATION If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I / We, owner of the land that is subject of this application, hereby authorize to act on my / our behalf in this regard. Signature of Owner/Agent: Date: Signature of Owner/Agent: Date: The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769). Working together • Growing thoughtfully • Building community rage DocuSign Envelope ID: 084EAOCB-33A6-4DDD-A91 E-5AC30F26005F 2024 Page 10 of 10 Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: STAFF USE ONLY Working together • Growing thoughtfully • Building community rage (13) Address _._.. for Service (14) Munl 1pal Address of Property (15) Document Prepared by: i Fees and Tax J JAMES WiLACE, Commissioner of i3 Registration Fee - 25 Joseph Street Legal Services & City Solicitor? Kitchener, Ontario 22 Frederick Street v City Hall LL Kitchener, Ontario o o'. o':1 Total ,..- ni.nL 11481, MI CROF i LMEU Pr°°`°°e of –u- ontar.° Document General .DUNE 1994 p Form 4 — land Registration Reform Act, 1981 (1) Registry N Land Titles FIT(2) Page 1 of 5 pages (3) Property Block Property Identifler(s) Additional. see Schedule (4) Nature of Document A Designation By-law under the Ontario Heritage Act J (5) Consideration Z IO Dollars $ w (6) Descilption `ix LANG R211STPAR"JLots 1, 2, 3 and 4, Registered Plan 154, in 0 ' the City of Kitchener, in the Regional Municipality 01 LL I of Waterloo New Property Identifiers Addifionai. See Schedule L..I Executions (7) This (a) Redescription (b) Schedule for. Additional See Document New Easement Additional Contains Plan/Sketch ❑ Description ® Parties ❑ Other Schedule (6) Thia Document provides as follows: By-law Number 88-154 designates part of 25 Joseph.Street in the City of Kitchener as being of historic and architectural value Continued on Schedule ❑ (9) This Document relates to Instrument number(s) (10) Party(ies) ;Set out Status or interest) Name(s) Signature(s) Date of Signature Y M 0 THE CORPORATION OF THE „CITY OF KITCHENER by its ' Solicitor DONALD C. FISHER I 1988. 08:',31 (11) Address Sdr srrvide 22 Frederick.. Street, P.O. Box 1118, Kitchener, Ontario N2G 4G7 (12) Party(les) (Set out Status or Interest) Name(s) Signature(s) Date of Signature Y M 0 i (13) Address _._.. for Service (14) Munl 1pal Address of Property (15) Document Prepared by: i Fees and Tax J JAMES WiLACE, Commissioner of i3 Registration Fee - 25 Joseph Street Legal Services & City Solicitor? Kitchener, Ontario 22 Frederick Street v City Hall LL Kitchener, Ontario o o'. o':1 Total ,..- ni.nL 11481, MICROFILMED Pr� S FOR D&SIGNATICU JUNE 1994 Me designation described herein has been rade m historic and architectural grounds. pit the tires of its construction, Victoria Public School was considered cne of the finest school structures in the Province and is still 11;cked ulxr, as a major public landmar'x. In addition to being an. outstanding exalrple of Cntario architecture at the turn of the century, it is associated with a n of individuals influential in the development of the cumiunity. The rain Wwardian Baroque block was constructed by Jacob Baetz between 1910 and 1911 and was officially opened by the minister of Education in January of I912. The original building was designed by ti-ze ',.awiltcn architectural firre, of janro aald fir. R.G. Hill, editor of the Biographical D ,icti222a of Canadian Architects (18UQ to 1550), refers to as playing a significant role in t1le development of arctdtectural style and design L-1 soutilern Ontario at the turn of the century. Two additional wings corprising east and west elevations were designed by Mr. Charles Xnecntel and constructed at a later data. Mr. Pequegnat, Lbair of the Board of Education for 9 years and a rieLber for 27 years, presided over the planning and building of tine structure. A bronze plaque mounted inside the school recognizes his contribution to the education zyster- Mr. Pequegnat was also a prordment local businessman who founded the Arthur Paquegnat Clock Company in 1903, time second of its kind estab,LK,ied in s,Wada. Victoria Public School is a hybrid in style reminiscent of the stately houses of Europe. It cu,�bines features of the Jacobean, Baroque and !Zwardi--.n style . b e spccific features w,-,ich constitute the architectural reasons for designation are as follows: the three projecting frontispieces (Joseph Street facade) Wbict-1 includes the rusticated entrance way with radiating voussoir, double -leaf door and fanlight, bot:r, brcken sequentally arched pediments supported by Doric colunns; the original six/nine double hung sash, muntins and frames; the Tuclor window over the mi � n Exitrance witft centre crest, the cylindrical laLap standards on either side of the front steps; the pyrarAdial finials atop the front entryway; All molded fascia and soffits; the red -glazed brick building fabric laid in a Flemisin D, -,-rd pattern; the raised romen stone foundation with rock -faced finish laid in broken courses; and the slate roof. sv CD 8 0 0) 18- MICROFILMED U11 THE COF-PC1P1UIW OF ME CITY U 1dTCftU4LR JUNE 7 994 (Being ,1 a se-laq to designate jzrt of the property municipelly knoAT. as 25 Joseph Street in the City of Kdtcklener abeing of historic and architectural value) W Section 29 of the Cntario Heritage Act, R.S.O. 1980, Chapter 337, authorizes the Council of a Liunicipality to enact by-laws to designate real property, including all buildings and structures thereon, to be of architectural or historical value or interest, AND WHEREAS the Council of The Corporation of the City of Kitchener has ,used to be served on the cwner of the lands and premises knaiAn aunicipally as 25 Joseph street in the City of Kitchener, and upon the Ontario heritage Foundation, a Notice of Intention to Designate as being of historical and architectural value that part of the aforesaid real property more particularly hereinafter described, and has caused such Notice of Intention to be published in a newspaperhaving general circulation in the municipality once for each of three consecutive weeks, AM MMRLAS no Notice of objection to the proposed designation has been -served upon the Clerk of the iv1unicipality; NCW 'MUZOORL the Council of The LorEzoration of the City of Kitchener enacts as follows: 1. There is designated as being of historical and architectural value that part of the aforesaid real pro rty known as 25 Joseph Street being comprised of the wain facade (Joseph Street elevation), both east and west side elevations and the slate twi. MiCROFILMED - 2 - JUNE 1994 2. The City solicitor is here` authorized to cause a copy of this sy-law to be registered against t -he whole of the property described in Schedule "A" hereto (of which the said designated area forge a part) in the proper land registry office. 3. The Clerk, is hereby authorized to cause a copy of this By-law to be served on the owner of the aforesaid property and on the Ontario Heritage Four-daticr, and to cause notice of the passing of this By-law to be published in the sare newspaper having general circulation in the conounity once for each of three consecutive weeks. 1?&BSi at the Council Chanbers in the City of Kitchener this 2- 2 ,e( day of A.D. 19,88. Mavor DEPUTY Clerk mmumum SaffiWLE 'W' Lots 1, 2, 3 and 4 Registered Plain 154 City of Kitchener Regional Namicipality of waterloc, BUILDING CONDITION ASSESSMENT THE REGION OF WATERLOO Kitchener Housing 25 JOSEPH ST., Kitchener, ON N2G 4X6 WalterFedy Project No.: 2022-0134 The Region of Waterloo Project No.: C2022-04 N ove m be r 22, 2022 DISCLAIMER AND LIMITATION OF LIABILITY This document was prepared by WalterFedy for the above -stated client ("Client") for the specific purpose and use by the client as outlined in the client's Request for Proposal C2022-04. WalterFedy does not accept any liability if this report is used for an alternative purpose from which it is intended, nor if this report is used by a third party - any use which a third party makes of the report is at the sole responsibility and risk of the third party. This report was completed based on the information that was available at the time of report preparation and completion and is subject to all limitations, assumptions and qualifications contained herein. Any events or circumstances that have occurred since the date on which the report was prepared, are the responsibility of the client, and WalterFedy accepts no responsibility to update the report to reflect these changes. WalterFedy agrees that this report represents its professional judgement and any estimates or opinions regarding probable costs, schedules, or technical data provided represent the professional judgement of WalterFedy's experience as well as the information available at the time of report preparation. In addition, WalterFedy accepts no responsibility for changes in the market or economic conditions, price fluctuations for labour and material costs, and therefore makes no representations, guarantees or warranties for the cost estimates in this report. Persons relying on such estimates or opinions do so at their own risk. WalterFedy agrees with the Client that it will complete the work identified in the client's RFP to the standards of care, skill and diligence normally provided in the performance of professional services with respect to work similar to that contemplated by this Agreement. WalterFedy at its own expense carries professional liability insurance to the extent that it deems prudent and WalterFedy's liability under this Agreement to the Client for any claim in contract or in tort related to the services provided under this Agreement howsoever arising shall be limited to the extent that such liability is covered by such professional liability insurance from time to time in effect including the deductible therein, and which is available to indemnify WalterFedy and in any event WalterFedy's liability under this Agreement shall be limited to loss or damage directly attributable to the negligent acts of WalterFedy, its officers, servants or agents, or its failure to provide the standards of care, skill and diligence aforesaid. In no event shall WalterFedy be liable for loss or damage caused by delays beyond WalterFedy's control, or for loss of earnings or for other consequential damage howsoever caused. The errors and omissions policies are available for inspection by the Client at all times upon request. If the Client, because of its particular circumstances or otherwise, desires to obtain further insurance to protect it against any risk beyond the coverage provided by such policies, WalterFedy will co-operate with the Client to obtain such insurance at the Client's expense. The Client, in consideration of the provision by WalterFedy of the services set forth in this Agreement, agrees to the limitations of the liability of WalterFedy aforesaid. The Client shall have no right of set-off against any billings of WalterFedy under this Agreement. Page 24 of 426 WalterFedy Project No.: 2022-0134 November 22, 2022 Rhonda Wadel Housing Asset Administrator 99 Regina St. S., 4th Floor Waterloo, N2J 4V6 Dear Ms. Rhonda Wade], RE: The Region of Waterloo: Building Condition Assessment 25 JOSEPH ST., Kitchener, ON N2G 4X6 WalterFedy is pleased to submit this Building Condition Assessment to The Region of Waterloo. This report encompasses the originally agreed upon scope, as outlined in our response to C2022-04 for the Kitchener Housing located at 25 JOSEPH ST. in Kitchener. This report was completed with the data supplied by The Region of Waterloo, and that collected during our site visit, as well as engineering judgement and various analysis tools to arrive at the final recommendations. All of which is respectfully submitted, WALTERFEDY Marlen Alem n, EED "A, FMP Team Leader Asset and Facilities Management Solutions marlen.aleman@wa]terfedy.com 519-576-2150 ext. 211 Page 25 of 426 TABLE OF CONTENTS GLOSSARY OF TERMS AND DEFINITIONS.......................................................................................................5 1 EXECUTIVE SUMMARY.................................................................................................................................6 1.1 General Information....................................................................................................................................6 1.2 Annual Investment Projections...................................................................................................................6 1.3 General Summary.......................................................................................................................................7 1.4 Structural Summary....................................................................................................................................7 1.5 Architectural: Exterior Elements Summary.................................................................................................7 1.6 Architectural: Interior Elements Summary..................................................................................................8 1.7 Mechanical Summary.................................................................................................................................8 1.8 Electrical Summary.....................................................................................................................................9 1.9 Fire & Life Safety Summary........................................................................................................................9 1.10 Accessibility Summary................................................................................................................................9 1.11 Site Summary.............................................................................................................................................9 2 INTRODUCTION........................................................................................................................................... 10 2.1 Objectives................................................................................................................................................ 10 2.2 Scope of Work......................................................................................................................................... 10 2.3 Recommended Actions............................................................................................................................ 11 2.4 Cost Estimates......................................................................................................................................... 11 2.5 Action Year.............................................................................................................................................. 12 2.6 Condition and Priority Rating System...................................................................................................... 12 3 FACILITY CONDITION INDEX(FCI).......................................................................................................... 13 3.1 General Information and Methodology.................................................................................................... 13 3.2 Subject Building Details........................................................................................................................... 13 4 LIST OF REFERENCE DOCUMENTS AND STANDARDS...................................................................... 18 4.1 Contact Information................................................................................................................................. 18 5 EXISTING CONDITIONS AND RENEWAL RECOMMENDATIONS...................................................... 19 APPENDIX A - PRE -SITE VISIT INFORMATION CHECKLIST APPENDIX B - ELEVATOR REPORT Page 26 of 426 Region of Waterloo Building Condition Assessment 5 Kitchener Housing — 25 JOSEPH ST., Kitchener GLOSSARY OF TERMS AND DEFINITIONS Action Repeat Interval This means the time interval in which the recommended action needs to be repeated. For lifecycle replacement, the repeat interval is usually equal to the normal life expectancy of the component. For regular maintenance recommendations, the repeat interval is determined based on the existing condition, consultant's professional opinion, and staff/tenant's reports. Action Cost This is the estimated cost of the action recommended, repairs and/replacement, derived from the market or building cost services, which publish construction and remodeling costs on an annual basis. Replacement cost estimates are generally based on local material costs, union labor costs and normal construction conditions. Action Description This provides the details of the work recommended to be undertaken. Action Year This indicates the year in which the action recommended should be undertaken. FCI Facility Condition Index Overall Condition This identifies the overall condition of the entire element/system. For example, a new flat roof is in good overall condition, but there may be localized minor damage to the roof membrane, drainage, or flashing, etc. The observed minor defect will not affect the good overall condition. Replacement Cost These are unit cost estimates of various building components, derived from the market or building cost services, which publish construction and remodeling costs on an annual basis. Replacement cost estimates are generally based on local material costs, union labour costs and normal construction conditions. The represent the costs of major repairs or replacements at the current prices and under current conditions Reserve Fund Study (RFS) This is a study for future funding of the reserve fund that the board determines will ensure that, within a prescribed period of time and in accordance with the prescribed requirements, the fund will be adequate for the purpose for which it was established. SF Square Footage Year Installed This date indicates the timing of the installation of the element. It is noted that this date will vary for elements throughout the facility. Page 27 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing - 25 JOSEPH ST., Kitchener 1 EXECUTIVE SUMMARY 1.1 General Information Table 1- Facility Background Information Facility Name: Kitchener Housing Location: 25 JOSEPH ST., Kitchener Facility Type: Apartment Facility Description: Apartment Tower with 100 units. Number of Units: 100 Number of Units Assessed: 10 Date of Site Visit: Jun. 21, 2022 Assessor 1: Peter Downar Assessor 2: Construction Year: 1910 Building Age (years): 112 Estimated Current Replacement Cost: $28,000,000 at $350 per SF Number of Floors (above grade): 8 Number of Floors (below grade): 1 Number of Elevators: 2 Estimated Window Area (SF): 9,300 Window / Wall Percentage: 7.00% Site Area (SF): 100,000 Building Footprint (SF): 12,000 Building Gross Area (SF): 80,000 Percent of Site Coverage: 12.00% Estimated Permeable Site Area (SF): 20,000 Percentage Permeable Site: 20.00% FCI (2022): 0.00% - Good FCI - Next ten (10) years: 12.64% - Poor 1.2 Annual Investment Projections 2 The study timeline for this report spans from 2022 to 2052. Annual investment on maintenance, repair and end -of - life replacement of building components will be required over the next thirty (30) years in order to ensure the building lifecycle is maximized and it remains in safe condition for the users of the building. The annual expenditure forecast in each year is not constant due to different remedial actions that have been identified, and differing lifecycles for different equipment types. Therefore, WalterFedy provides annual average, maximum annual investment, and total forecast investment value over the study period, as listed in the tables below where the dollar amounts are expressed in 2022 costs without inflation: Capital Cost Forecast (Lifecycle Replacement) Page 28 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener Repair Cost Forecast Average Annual Expenditure [$] $439,485 Maximum Annual Expenditure [$] $1,290,100 Total 30 -Year Expenditure [$] $13,624,050 *2022 dollars without inflation Average Annual Expenditure [$] $20,581 Maximum Annual Expenditure [$] $89,250 Total 30 -Year Expenditure [$] $638,000 *2022 dollars without inflation 1.3 General Summary 7 The report identifies and makes lifecycle repair/replacement recommendations for deficiencies visually identified while on-site on June 21, 2022. Within the property condition assessment methodology, each major component was assessed for condition, based on a visual review, while factoring in component history, current maintenance practices, and time since the last major replacement/ repair. The assessed condition of the component is then compared against industry -accepted "expected useful life" values for each component type. An inventory of needs was then developed based on age, condition, and the relative impact that failure of that particular component represents for the building. 1.4 Structural Summary The original foundation is comprised of parged clay brick masonry foundation walls extending below grade, a poured concrete basement floor slab, and poured concrete footings extending below grade. The foundation of the addition is comprised of precast concrete foundation walls extending below grade, a poured concrete foundation floor slab and poured concrete footings extending below grade. The basement level of the addition is an underground parking garage which provides parking for the tenants. The floor of the parking garage is the poured concrete foundation slab. The superstructure of the original building is comprised of cast -in-place concrete floor slabs and clay brick masonry structural walls. The superstructure of the addition is comprised of precast concrete floor slabs and concrete block structural walls. Units on the second, fourth, fifth, sixth, and seventh floors of the addition are each equipped with two precast concrete balconies. The balconies are topped with concrete pavers and equipped with painted metal guardrails. 1.5 Architectural: Exterior Elements Summary The exterior walls of the original building are clad with clay and stone brick masonry. The majority of the addition's exterior walls are clad with clay brick masonry. A portion of the addition's exterior walls is clad with aluminum siding. A portion of the addition's exterior walls is clad with an EIFS (Exterior Insulation Finish System). The windows in the original building are comprised of wood -framed units in a punched configuration with vertical sliders. The windows in the addition are comprised of aluminum -framed units in a punched configuration with casement and fixed units. There are two portions of aluminum -framed exterior glazing located on the exterior wall of two staircases. The main entrances into the original building are provided by twelve (12) solid -wood glazed exterior doors. There are a pair of hollow -metal service doors which provide access to the original building. There is a pair of aluminum -framed glazed entrance doors which provide entry to the addition. Additional entry into the newer section of the building is provided by hollow -metal doors with or without inset glazing. The ground -level units of the addition are accessed through hollow -metal glazed doors. Entry onto the unit balconies is provided by aluminum -framed glazed balcony doors. Additionally, the ground -level unit patios are accessed through aluminum -framed glazed sliding doors. There Page 29 of 426 Region of Waterloo Building Condition Assessment 8 Kitchener Housing — 25 JOSEPH ST., Kitchener are two aluminum overhead doors which provide access to the parking garage. Additionally, the addition's garage room is also equipped with an aluminum overhead door. A portion of the original building's roof is clad with a BUR (Built -Up Roofing) system. A portion of the original building's roof is clad with slate roofing. The addition's roof is clad with a BUR (Built -Up Roofing) system. There are three (3) wood -framed skylights located on the roof of the original building. 1.6 Architectural: Interior Elements Summary Entry into the majority of the units is provided by solid -wood entry doors. The unit interior doors are comprised of hollow -wood room and closet doors. The number of doors varies from unit to unit (3-14 doors/unit). There are hollow -wood and hollow -metal interior doors with or without inset glazing located throughout the common areas of the building. The original building is equipped with two (2) concrete staircases which provide access to all floors of the building. The stairs are topped with paint and rubber nosings and are equipped with either painted metal handrails or painted metal guardrails with wood handgrips. The addition is equipped with two (2) metal staircases which service all the floors of the building. The stairs are topped with concrete treads and metal nosings and are equipped with painted metal guardrails. The units in the addition are equipped with wood staircases to access both floors of the units. The stairs are topped with carpet and are equipped with a wood handrail on one side. The common area interior finishes are as follows: Walls: Painted drywall and ceramic tile. Floors: Ceramic tile, vinyl sheet, terrazzo, parquet, and painted concrete. Ceilings: ACT and painted drywall. The unit interior finishes are as follows: Walls: Painted drywall. Floors: Carpet, laminate, VCT, and parquet. Ceilings: Painted drywall. 1.7 Mechanical Summary The domestic water supply system for the building is comprised of supply piping, two (2) domestic hot water storage tanks, four (4) water softener tanks, and two (2) circulation pumps. The sanitary waste piping for the building is connected to the local municipal sanitary waste sewers. The heating system for the building is comprised of four (4) gas-fired boilers, two (2) circulation pumps, hydronic baseboard heaters, hydronic cabinet heaters, fan -forced unit heaters, electric unit heaters, residential gas-fired furnaces, rooftop gas-fired furnaces, and unit gas-fired furnaces. The cooling system for the building is comprised of two condensing units and a split system. The ventilation system for the building is comprised of ceilings mounted and range hood exhaust fans in the bathrooms and kitchens, fresh air dampers, two (2) make-up air units, and air vents. The building's laundry rooms are equipped with a total of eight (8) washers and eight (8) dryers. The building is equipped with a diesel -powered emergency generator which is manufactured by Simpower and is located in the generator room. Fuel for the generator is stored in the ULC fuel storage tank which is located in the generator room. Page 30 of 426 Region of Waterloo Building Condition Assessment 9 Kitchener Housing — 25 JOSEPH ST., Kitchener Each unit kitchen is equipped with melamine cabinetry, laminate countertops, a metal sink with a metal faucet, ceramic tile backsplash, a range hood exhaust fan, a stove, a refrigerator, vinyl composite tile (VCT) or laminate flooring, and painted drywall walls and ceilings. 1.8 Electrical Summary The primary electrical distribution system for the building is comprised of a 2500A switchboard which is manufactured by Siemens (3 -Phase, 4 -Wire) and located in the electrical room. The secondary electrical distribution system for the building is comprised of approximately fourteen (14) distribution panels and three (3) safety switches. Each unit is equipped with a 125A electrical distribution panel which is manufactured by ITE. Hardwired light fixtures in the units use incandescent and CFL, bulbs in ceiling -mounted lighting fixtures. Hardwired light fixtures in the common areas use incandescent and CFL, bulbs and tubes in ceiling -mounted lighting fixtures. 1.9 Fire & Life Safety Summary The dry -pipe sprinkler system services the mechanical rooms, service rooms, laundry rooms, parking garage, and garbage rooms. There is a fire pump which is manufactured by ULC (M/N: 20 -IE -7) and is located in the addition's mechanical room. There is a standpipe system running vertically through the building which is connected to the fire hose cabinets. There are approximately twenty (20) fire extinguishers located throughout the building. There is a fire alarm panel which is manufactured by Troy and is located in the electrical room. Annunciator panels are present at the main entrances to the building. The fire alarm devices for the building are comprised of manual pull stations, heat detectors, and warning bells. Exit signage and emergency lighting consist of ceiling and wall -mounted exit signs and battery power emergency lighting fixtures. 1.10 Accessibility Summary A full accessibility audit was not completed as part of this assessment but general observations indicate that the building could be considered only partly accessible. The elevator does not have an audible indicator of floor level. Only audible fire alarms were observed - no visual (strobe light devices) were observed. Automatic door operators are installed at the main building entrance. 1.11 Site Summary There is an asphalt roadway which leads from Joseph Street through the site. Site parking is provided by an asphalt parking lot which is located on the North end of the site. The perimeter of the paved asphalt parking and roadways are equipped with poured concrete curbs. Pedestrian walkways for the site are comprised of poured concrete and interlocking brick. There is concrete paving located in the courtyard which is comprised of poured concrete slabs and interlocking brick. General landscaping consists of manicured lawns, shrubs, and trees. There is wood fencing between the unit patios on the South end of the site. There are painted metal railings located throughout the site. Site lighting is provided by approximately twenty (20) pole -mounted fixtures and 100 wall -mounted and soffit - mounted fixtures. Page 31 of 426 Region of Waterloo Building Condition Assessment 10 Kitchener Housing — 25 JOSEPH ST., Kitchener 2 INTRODUCTION 2.1 Objectives The objectives of Building Condition Assessments (BCAs) and Elevator Audits' will be: • To determine the present physical condition of the listed facilities with respect to structural/architectural components, building envelope, mechanical and electrical systems, fire/life safety systems, and predictive 30 - year renewal costs; • To determine the scope, timing and current cost of all building component repairs or replacement likely to be required; • To determine the finances required to be set aside for both normal maintenance and capital repair/replacement of major components for budgetary purposes; and • To report all findings and recommendations from these assessments and audits of all repairs, replacements, rehabilitations, and 30 -year plans in the formats as stated in this RFP. 2.2 Scope of Work As per the agreement between the client and WalterFedy, the Building Condition Assessment (BCA) includes a visual assessment using non-destructive techniques and tools of the following major building assemblies and their component parts: • Structural assemblies (those that are visible) o Including parking garages (when applicable) • Architectural assemblies (exterior, interior components) o Roof coverings o Building wall cladding o Windows and doors o Unique architectural items o Room finishes • Mechanical assemblies o Heating, Cooling and Ventilation o Plumbing • Electrical assemblies • Fire and Life Safety assemblies • Exterior site features o Roadways and parking o Sidewalks, patios or other hard surfaces o Fences and gates o Storm water drainage o Soft landscaping • Elevators (when applicable) The assessments consider the physical condition of each assembly and its components, the age of the components compared to an expected useful life of similar components, and any capacity issues identified. When further details are required to fully understand the scope of a deficiency that is identified, WalterFedy recommends further study and investigative work to be done. 1 Where Applicable Page 32 of 426 Region of Waterloo Building Condition Assessment 11 Kitchener Housing — 25 JOSEPH ST., Kitchener Building components are identified using the ASTM E1557 - 09(2015) Standard Classification for Building Elements and Related Sitework-UNIFORMATII. This industry -recognized standard allows an easy -to -understand description of the building components, as well as a logical method to analyze collected data. 2.3 Recommended Actions When necessary WalterFedy will develop Recommended Action items for components. The Actions are classified as one of the following categories: Table 2: Possible Action Type Categories Action Type Definition Repair The existing component is functioning, but in need of repair so that it will function to its intended capacity and design lifecycle Replacement The existing component cannot be effectively repaired due to • the cost of repair being greater than the cost of a new component, • outdated technology, • the component is at its expected normal useful lifecycle, or • a repair will not be effective at resolving any deficiencies Install A component that is required is missing and should be installed Study Further detailed assessment including possible destructive testing is required in order to fully understand the requirements for the component Action items are developed based on the knowledge of WalterFedy's assessors and industry standards (including applicable Code requirements). 2.4 Cost Estimates Action cost estimates provided in this report should be considered Class "D" estimates (i.e., ±25% of expected actual costs) and are provided as a preliminary estimate of the expected costs to repair the deficiencies identified by WalterFedy assessors. The cost values are determined by identifying the requirements for an element or component of the building and then estimating element replacement costs and/or a reasonable lump sum allowance for the recommended work. The action cost estimates are, unless otherwise stated, reflective of the cost to remove the existing element and replace it with a new version of the element that would provide equivalent service (i.e., a "like -for -like" replacement). These costs are determined from a combination of source information: RS Means is an industry leader specializing in providing baseline cost estimates for building systems. Their costing databases compare building activities across North America in order to establish baseline cost estimates for replacement or installation of components and elements adjusted for the geographic location of the subject building. RS Means costs include an allowance for a contractor's overhead and profit. WalterFedy also makes use of information from other current and past projects completed by our firm that include work similar in scope to the actions recommended in the BCA reports. Page 33 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 12 Finally, with an extensive project history in Southwestern Ontario and beyond, WalterFedy has relationships with many local contractors, and has gained a good understanding of current building construction, market trends and costs. The information from the sources listed above is compiled, reviewed and maintained in an internal database of action costs for actions or building elements that are relevant to the building(s) in this study. This database is regularly reviewed and updated as necessary in order to ensure that our cost estimates match current market values. Cost estimates are prepared in 2022 Canadian Dollars (i.e., the year of assessment) and include a 20% contingency fee to cover unforeseen costs plus a 10% contingency fee to cover applicable consulting fees, but do not include any applicable taxes. The cost estimates assume work is performed at one time and, as such, do not include general project management costs, or costs for a contractor to mobilize for a project that might result from a combination of multiple actions into one larger project. More precise cost estimates would require more detailed investigations and design work than provided for in the scope of work of this project. WalterFedy cannot guarantee or warrant that the final costs will not exceed these estimated amounts, or that all ancillary costs related to the recommended actions are covered. 2.5 Action Year For each identified action WalterFedy also identifies a year when that action should occur. This timing is based on our knowledge of the typical lifecycles of building components before replacement is expected, but will also be developed taking into consideration the unique situation of the component. When a component lifecycle is less than the length of the study period (i.e., less than 30 years) the action item will appear as many times in the future as the lifecycle requires within the study period. 2.6 Condition and Priority Rating System As part of the RFP package, the client provided a template worksheet for identifying the various components within the building, including defined condition ratings: Table 3: Condition Definitions Condition Definition Very Good Asset is physically sound and is performing its function as originally intended. Required maintenance costs are well within standards and norms. Typically, asset is new or recently rehabilitated. Good Asset is physically sound and is performing its function as originally intended. Required maintenance costs are within acceptable standards and norms but are increasing. Typically, the asset has been used for some time but is within mid -stage of its expected life. Fair Asset is showing signs of deterioration and is performing at a lower level than originally intended. Some components of the asset are becoming physically deficient. Required maintenance costs exceed acceptable standards and norms are increasing. Typically, asset has been used for a long time and is within the later stage of its expected life. Poor Asset is showing significant signs of deterioration and is performing to a much lower level than originally intended. A major portion of the asset is physically deficient. Required maintenance costs significantly exceed acceptable standards and norms. Typically, asset is approaching the end of its expected life. Page 34 of 426 Region of Waterloo Building Condition Assessment 13 Kitchener Housing — 25 JOSEPH ST., Kitchener Very Poor Asset is physically unsound and/or not performing as originally intended. Asset has higher probability of failure or failure is imminent. Maintenance costs are unacceptable and rehabilitation is not cost effective. Replacement/major refurbishment is required. 3 FACILITY CONDITION INDEX (FCI) 3.1 General Information and Methodology The FCI is an industry standard key performance indicator (KPI) which can be used to objectively quantify and evaluate the current condition (i.e., physical health) of an individual building, or to compare an individual building to other buildings in a portfolio. It is based on the financial needs of the building only, and can help building owners and managers make benchmark comparisons on the relative condition of buildings but should be used with care. The FCI will not allow identification of priority actions or levels of risk associated with the building, nor a detailed list of all the required Actions. By using projected renewal and replacement costs a future FCI can be predicted that will demonstrate the changing condition of the building over time. FCI is typically expressed using the following equation: FCI = Total Renewal and Repair Costs Building Replacement Cost Where: • Renewal and repair costs are determined by the identified Repair or Replacement Action items. • The building replacement cost represents the construction cost to building a building the same size, with the same function, in accordance with current Standards and Codes, exclusive of land or real estate market costs. The following benchmarks are typical industry standards used to indicate the overall building condition based on the FCI calculation: • FCI: 0-5% Good Condition • FCI: 5-10% Fair Condition • FCI: 10-30% Poor Condition • FCI: >30% Critical Condition Unless advised otherwise, WalterFedy uses a unit -cost -per -area construction cost based on current construction market costs and comparable buildings. 3.2 Subject Building Details As it stands, the building is currently in Good condition overall with an FCI score of 0.00%. In order to examine how the condition of the building may change, we assume a "worst case" scenario where no investment is made to the building. The FCI will continue to worsen (i.e., the percentage value will increase) and over the next ten (10) years, the calculated 10 -year average FCI value is 12.64%. That means the facility will be in Poor condition overall. If the FCI is calculated in a longer term such as 20-30 years, some of the lifecycle replacement actions may be repeated. Therefore, the calculation results will not accurately reflect the actual condition. Figure 1 displays the FCI graph over the thirty (30) year study period. Page 35 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 14 Figures 2 and 3 provide an annual breakdown of forecast expenditures: Figure 2 represents the forecast replacement costs (i.e., due to lifecycle needs or other reasons) and Figure 3 represents the forecast repair costs for elements that do not require full replacement, but do require attention to return them to satisfactory condition. 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Q Y O70 T O d 0 L C))U) cO Lo m CV O O O7 N to C6 0 r O N C C O N .� � Y U C ro C 4J +J cro G C ro C O .r ro O O 4J L 7 Y C 41 Q X W 75 7 C C O O O O O O O O O 0 0 N � O 0 T O — N 0C O C N 4 O _�Q W O N O .r� U O J-+ to C 0 O N U o O ca N Y Q Q lfl — Vi O N O N ci M Il O M M N ■ ■ m 0 0 N N 0 0 ti 0 N O O N m N o � ca o N E r � O W N _y 1p Y mC o vC N C O v=3 t a m o Ln zT m N lO m M M O N m 0 0 N O m 0 N O N CO O O N Y io O 0 3 N D 4J Y � N N Y NU to O L 0 N ) 4J O m i i i o O N O N4 rl 00 N M M M O 0 0 Region of Waterloo Building Condition Assessment 18 Kitchener Housing — 25 JOSEPH ST., Kitchener 4 LIST OF REFERENCE DOCUMENTS AND STANDARDS • ASTM E2018 - 15 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process • ASTM E2166 - 16 Standard Practice for Organizing and Managing Building Data • ASTM E1557 - 09(2015) Standard Classification for Building Elements and Related Sitework-UNIFORMATII • Ontario Building Code, 2012 • Ontario Fire Code, 2007 4.1 Contact Information The contact information for the Owner (The Region of Waterloo) and the Consultant (WalterFedy) can be found in Table 5: Table 5: Contact Information Owner: Consultant: The Region of Waterloo Rhonda Wadel Housing Asset Administrator rwadel@regionofwaterloo.ca WalterFedy Marlen Aleman, LEED GA, FMP Team Leader 519-576-2150 ext. 211 marlen.aleman@walterfedy.com 99 Regina St. S., 4th Floor 675 Queen Street South, Suite 111 Waterloo N2J 4V6 Kitchener, ON N2M 1A1 Page 40 of 426 Region of Waterloo Building Condition Assessment 19 Kitchener Housing — 25 JOSEPH ST., Kitchener 5 EXISTING CONDITIONS AND RENEWAL RECOMMENDATIONS 3201 - Substructure 1. 3206 - Wall Foundations Element Name: Foundations - Original Year of Installation: 1910 Condition Rating: Fair - 3 Component Condition: The original foundation is comprised of parged clay brick masonry foundation walls extending below grade, a poured concrete basement floor slab, and poured concrete footings extending below grade. Upon inspection, the foundations appeared to be in fair condition with some of the exterior foundation's walls being visibly damaged and missing parging. Full replacement of the foundation is not anticipated within the terms of the study. Component Recommendation: An allowance has been included to repair the original foundations as needed. .ecommenaea Hcuon: Kepair Action Summary: Action Description: Allowance for repairs Repair the original foundation as needed. Other Information: Action Cost: $10,000 Action Year: 2024 Expected Useful Life: 100 Repeat Cycle: 5 Average CoF: 4 Average PoF 3 Component Photographs Page 41 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3201 - Substructure 2. 3206 - Wall Foundations 20 Element Name: Foundations - Addition Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The foundation of the addition is comprised of precast concrete foundation walls extending below grade, a poured concrete foundation floor slab and poured concrete footings extending below grade. No issues with regard to the addition's foundation were reported during the site inspection, therefore, it is considered to be in good condition. Full replacement of the foundation is not anticipated within the terms of the study. Component Recommendation: No major capital expenditures are anticipated within the terms of the study period. Recommended Action: No Action Required Action Summary: Action Description: Not Applicable Not Applicable Other Information: Action Cost: Not Applicable Action Year: Not Applicable Expected Useful Life: 100 Repeat Cycle: Not Applicable Average CoF: 4 Average PoF 2 Component Photographs Page 42 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3201 - Substructure 3. 3206 - Wall Foundations 21 Element Name: Underground Parking Garage - Waterproofing Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: The basement level of the addition is an underground parking garage which provides parking for the tenants. The floor of the parking garage is the poured concrete foundation slab. Upon inspection, the slab appeared to be in fair condition with some areas of visible wear and surface deterioration. Component Recommendation: An allowance has been included to waterproof the floors of the underground parking garage at the end of its useful life. Recommended Action: Install Action Summary: Action Description: Allowance for installation Waterproof the parking garage floor Qty: 10,000 SF Unit Cost: $3/SF Other Information: Action Cost: $30,000 Action Year: 2024 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 4 Average PoF 3 Component Photographs Page 43 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3201 - Substructure 4. 3206 - Wall Foundations 22 Element Name: Underground Parking Garage - Painting Year of Installation: 2015 Condition Rating: Good - 2 Component Condition: The walls of the parking garage are finished with paint on precast concrete. The actual age of the finish is unknown, therefore, the installation year has been estimated. Upon inspection, the finish appeared to be in good condition. Component Recommendation: An allowance has been included to replace the paint finishes on the underground parking walls at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Repaint the parking garage walls Qty: 40,000 SF Unit Cost: $3.50/SF Other Information: Action Cost: $140,000 Action Year: 2030 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 4 Average PoF 2 Component Photographs Page 44 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell S. 3257 - Upper Floors Construction 23 Element Name: Superstructure - Original Year of Installation: 1910 Condition Rating: Good - 2 Component Condition: The superstructure of the original building is comprised of cast -in-place concrete floor slabs and clay brick masonry structural walls. No issues with regard to the original superstructure were reported during the site inspection, therefore, it is considered to be in good condition. Full replacement of the superstructure is not anticipated within the terms of the study period. Component Recommendation: An allowance has been included to repair the original superstructure as needed. .ecommenaea Action: Kepair Action Summary: Action Description: Allowance for repairs Repair the original superstructure as needed Other Information - Action Cost: $10,000 Action Year: 2027 Expected Useful Life: 100 Repeat Cycle: 10 Average CoF: 4 Average PoF 2 Component Photographs Page 45 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 6. 3257 - Upper Floors Construction 24 Element Name: Superstructure - Addition Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The superstructure of the addition is comprised of precast concrete floor slabs and concrete block structural walls. No issues with regard to the superstructure were reported during the site inspection, therefore, it is considered to be in good condition. Component Recommendation: No major capital expenditures are anticipated within the terms of the study period. I ecommended Action: No Action Required Action Summary: Action Description: Not Applicable Not Applicable Other Information: Action Cost: Not Applicable Action Year: Not Applicable Expected Useful Life: 100 Repeat Cycle: Not Applicable Average CoF: 4 Average PoF 2 Component Photographs Page 46 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 7. 3258 - Balcony Floors Construction 25 Element Name: Unit Balconies Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Units on the second, fourth, fifth, sixth, and seventh floors of the addition are each equipped with two precast concrete balconies. The balconies are topped with concrete pavers and equipped with painted metal guardrails. Upon inspection, the balconies appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the concrete balconies at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace concrete balconies Qty: 36 Units Unit Cost: $10,000/Unit Other Information: Action Cost: $360,000 Action Year: 2032 Expected Useful Life: 40 Repeat Cycle: 20 Average CoF: 3 Average PoF 2 Component Photographs �/ `i Page 47 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 8. 3276 - Exterior Wall Construction 26 Element Name: Brick Masonry - Original Year of Installation: 1910 Condition Rating: Fair - 3 Component Condition: The exterior walls of the original building are clad with clay and stone brick masonry. Upon inspection, the masonry appeared to be in fair condition with areas of efflorescence and deterioration. Full replacement of the masonry is not anticipated within the terms of the study. Component Recommendation: An allowance has been included to repair the brick masonry as needed. Recommended Action: Repair Action Summary: Action Description: Allowance for repairs Repair the brick masonry as needed (5% of total area) Qty: 2,500 SF Unit Cost: $7.50/SF Other Information: Action Cost: $18,750 Action Year: 2025 Expected Useful Life: 100 Repeat Cycle: 5 Average CoF: 2 Average PoF 3 Component Photographs Page 48 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 9. 3276 - Exterior Wall Construction 27 Element Name: Brick Masonry - Addition Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The majority of the addition's exterior walls are clad with clay brick masonry. Upon inspection, the masonry appeared to be in good condition. Full replacement of the brick masonry is not anticipated within the terms of the study. Component Recommendation: An allowance has been included to repair the brick masonry as needed. Recommended Action: Renair Action Summary: Action Description: Allowance for repairs Repair the brick masonry as needed (5% of total area) Qty: 2,500 SF Unit Cost: $7.50/SF Other Information: Action Cost: $18,750 Action Year: 2032 Expected Useful Life: 100 Repeat Cycle: 10 Average CoF: 2 Average PoF 2 Component Photographs Page 49 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 10. 3276 - Exterior Wall Construction 28 Element Name: Concrete Columns Year of Installation: 1910 Condition Rating: Good - 2 Component Condition: There are six (6) concrete columns which are located at the front of the original building. Upon inspection, the columns appeared to be in good condition. Component Recommendation: No major capital expenditures are anticipated within the terms of the study period. Recommended Action: No Action is Required. Action Summary: Action Description: Not Applicable Not Applicable Other Information: Action Cost: Not Applicable Action Year: Not Applicable Expected Useful Life: 100 Repeat Cycle: Not Applicable Average CoF: 2 Average PoF 2 Component Photographs Page 50 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 11. 3276 - Exterior Wall Construction Element Name: Wood Crown Molding Year of Installation: 1910 Condition Rating: Good - 2 Component Condition: Portions of the exterior wall are equipped with painted wood crown moulding. Upon inspection, the moulding appeared to be in fair condition with sections of visible wear and deterioration. Full replacement of the moulding is not anticipated within the terms of the study. Component Recommendation: An allowance has been included to repair/repaint portions of the moulding as needed. .ecommenaea Action: Kepair Action Summary: Action Description: Allowance for repairs Repair/repaint the crown moulding as needed Other Information - 29 Action Cost: $10,000 Action Year: 2025 Expected Useful Life: 100 Repeat Cycle: 15 Average CoF: 2 Average PoF 2 Component Photographs Page 51 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 12. 3276 - Exterior Wall Construction 30 Element Name: Aluminum Siding Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: A portion of the addition's exterior walls is clad with aluminum siding. Upon inspection, the siding appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the aluminum siding at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the aluminum siding Qty: 20,500 SF Unit Cost: $11/SF Other Information: Action Cost: $225,500 Action Year: 2042 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 2 Average PoF 2 Component Photographs Page 52 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 13. 3276 - Exterior Wall Construction Element Name: Exterior Walls - EIFS Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: A portion of the addition's exterior walls is clad with an EIFS (Exterior Insulation Finish System). Upon inspection, the cladding appeared to be in fair with some areas with visible cracking. Component Recommendation: An allowance has been included to repair the EIFS. Recommended Action: Replacement 31 Action Summary: Action Description: Allowance for lifecycle replacement Repair/replace the damaged portions of the EIFS Expected Useful Life: (roughly 10 % of the total area) Repeat Cycle: Qty: 500 SF Unit Cost: $11/SF Other Information - Action Cost: $7,500 Action Year: 2024 Expected Useful Life: 50 Repeat Cycle: 0 Average CoF: 2 Average PoF 2 Component Photographs vim 01111111111WAP"- 7 3(7 Page 53 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 14. 3276 - Exterior Wall Construction Element Name: Exterior Walls - EIFS Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Please refer to the previous element for commentary. Component Recommendation: An allowance has been included for the lifecycle replacement of the EIFS at the end of its useful life. Recommended Action: Replacement 32 Action Summary: Action Description: Allowance for lifecycle replacement Replace the EIFS Qty: 5,000 SF Unit Cost: $15/SF Other Information: Action Cost: $75,000 Action Year: 2042 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 2 Average PoF 2 Component Photographs Page 54 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 15. 3276 - Exterior Wall Construction 33 Element Name: Exterior Caulking Year of Installation: 2020 Condition Rating: Good - 2 Component Condition: There is exterior caulking located along the perimeter of the exterior doors and windows. The actual age of the caulking is unknown, therefore, the installation year has been estimated. Upon inspection, the caulking appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the exterior caulking at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace exterior caulking Qty: 6,200 LF Unit Cost: $3/1-F Other Information: Action Cost: $18,600 Action Year: 2028 Expected Useful Life: 8 Repeat Cycle: 8 Average CoF: 1 Average PoF 2 Component Photographs Page 55 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 16. 3286 - Windows 34 Element Name: Exterior Windows - Wood -Framed IGUs Year of Installation: 1910 Condition Rating: Poor - 4 Component Condition: The windows in the original building are comprised of wood -framed units in a punched configuration with vertical sliders. Upon inspection, the windows appeared to be in poor condition with visible aging and deterioration. Component Recommendation: It is recommended that the windows be refurbished rather than replaced as they hold historical value for the building. Therefore, an allowance has been included to refurbish the wood -framed windows at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for refurbishment Refurbish the wood -framed windows Qty: 140 Windows Unit Cost: $3,000/Window Other Information: Action Cost: $340,000 Action Year: 2023 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 4 Component Photographs Page 56 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 17. 3286 - Windows 35 Element Name: Exterior Windows - Aluminum -Framed IGUs Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The windows in the addition are comprised of aluminum -framed units in a punched configuration with casement and fixed units. Upon inspection, the windows appeared to be in good condition, therefore, their expected service life has been extended. Component Recommendation: An allowance has been included for the replacement of the windows at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the aluminum -framed windows Qty: 240 Windows Unit Cost: $2,000/Window Other Information: Action Cost: $480,000 Action Year: 2028 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 57 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 18. 3286 - Windows 36 Element Name: Exterior Glazing Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There are two portions of aluminum -framed exterior glazing located on the exterior wall of two staircases. Upon inspection, the glazing appeared to be in good condition, therefore, the expected service life of the glazing has been extended. Component Recommendation: An allowance has been included for the replacement of the exterior glazing at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the exterior glazing Qty: 1,700 SF Unit Cost: $100/SF Other Information: Action Cost: $170,000 Action Year: 2029 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs J Page 58 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 19. 3291 - Glazed Doors & Entrances 37 Element Name: Main Entrance Doors - Original Year of Installation: 1910 Condition Rating: Fair - 3 Component Condition: The main entrances into the original building are provided by twelve (12) solid -wood glazed exterior doors. Similar doors are located on the interior of the vestibules. The doors are equipped with top glazing. Upon inspection, the doors appeared to be in fair condition with signs of wear and deterioration. Component Recommendation: It is recommended that the entrance doors be refurbished rather than replaced as they hold historical value for the building. Therefore, an allowance has been included to refurbish the solid -wood entrance doors at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for refurbishment Refurbish the solid wood entrance doors Qty: 24 Doors Unit Cost: $3,000/Door Other Information: Action Cost: $72,000 Action Year: 2025 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs Page 59 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 20. 3295 - Other Doors & Entrances 38 Element Name: Hollow -Metal Service Doors - Original Year of Installation: 2000 Condition Rating: Fair - 3 Component Condition: There are a pair of hollow -metal service doors which provide access to the original building. The doors are equipped with top glazing. The actual age of the doors is unknown, therefore, their installation year has been estimated. Upon inspection, the doors appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the lifecycle replacement of the hollow -metal service doors at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the hollow -metal service doors Qty: 2 Doors Unit Cost: $2,000/Door Other Information: Action Cost: $4,000 Action Year: 2025 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs * s� Page 60 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 21. 3295 - Other Doors & Entrances Element Name: Aluminum Framed Glazed Entrance Doors Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: There is a pair of aluminum -framed glazed entrance doors which provide entry to the addition. There is a similar set of doors on the interior of the vestibule. Both sets of doors are equipped with automatic door openers and side/top glazing. Upon inspection, the doors appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the aluminum -framed glazed entrance doors at the end of their useful life. Recommended Action: Replacement 39 Action Summary: Action Description: Allowance for replacement Replace the aluminum -framed glazed entrance doors Qty: 4 Doors Unit Cost: $10,000/Door Other Information: Action Cost: $40,000 Action Year: 2026 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs Page 61 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 22. 3295 - Other Doors & Entrances M Element Name: Hollow -Metal Exterior Doors - Addition Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: Additional entry into the newer section of the building is provided by hollow -metal doors with or without inset glazing. Upon inspection, the doors appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the hollow -metal exterior doors at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the hollow -metal exterior doors Qty: 6 Doors Unit Cost: $2,000/Door Other Information: Action Cost: $12,000 Action Year: 2026 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs Page 62 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 23. 3295 - Other Doors & Entrances 41 Element Name: Exterior Unit Entry Doors Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: The ground -level units of the addition are accessed through hollow -metal glazed doors. Upon inspection, the doors appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the exterior unit entry doors at the end of their useful life. Recommended Action: Renlacement Action Summary: Action Description: Allowance for replacement Replace exterior unit entry doors Qty: 12 Doors Unit Cost: $2,000/Door Other Information: Action Cost: $24,000 Action Year: 2025 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs Page 63 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 24. 3295 - Other Doors & Entrances Element Name: Balcony & Patio Doors Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: Entry onto the unit balconies are provided by aluminum -framed glazed balcony doors. Additionally, the ground -level unit patios are accessed through aluminum -framed glazed sliding doors. Upon inspection, the doors appeared to be in good condition, therefore, their expected service life has been extended. Component Recommendation: An allowance has been included for the replacement of the unit balcony and patio doors at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the unit balcony and patio doors Qty: 72 Doors Unit Cost: $2,000/Door Other Information: Action Cost: $144,000 Action Year: 2028 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs Page 64 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 25. 3295 - Other Doors & Entrances 43 Element Name: Overhead Doors Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: There are two aluminum overhead doors which provide access to the parking garage. Additionally, the addition's garbage room is also equipped with an aluminum overhead door. Upon inspection, the doors appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the overhead doors at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the overhead doors Qty: 3 Doors Unit Cost: $7,500/Door Other Information: Action Cost: $22,500 Action Year: 2025 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs Page 65 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 26. 3306 - Roof Finishes Element Name: Built -Up Roofing - Original Year of Installation: 2010 Condition Rating: Good - 2 Component Condition: A portion of the original building's roof is clad with a Built -Up Roofing (BUR) system. The actual age of the roofing is unknown, therefore, the installation year has been estimated. Upon inspection, the roofing appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the BUR system at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the BUR system Qty: 7,500 SF Unit Cost: $25/SF Other Information: Action Cost: $187,500 Action Year: 2030 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs Page 66 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 27. 3306 - Roof Finishes 45 Element Name: Slate Roofing - Original Year of Installation: 1980 Condition Rating: Good - 2 Component Condition: A portion of the original building's roof is clad with slate roofing. The actual age of the roofing is unknown, therefore, the installation year has been estimated. Upon inspection, the roofing appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the slate roofing at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the slate roofing Qty: 21,000 SF Unit Cost: $30/SF Other Information: Action Cost: $630,000 Action Year: 2050 Expected Useful Life: 70 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs —MMA" ' M i Page 67 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 28. 3306 - Roof Finishes Element Name: Built -Up Roofing - Addition Year of Installation: 2012 Condition Rating: Good - 2 Component Condition: The addition's roof is clad with a BUR system. The actual age of the roofing is unknown, therefore, the installation year has been estimated. Upon inspection, the roofing appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the roofing at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the BUR system Qty: 7,000 SF Unit Cost: $25/SF Other Information: Action Cost: $175,000 Action Year: 2032 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs Page 68 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 29. 3306 - Roof Finishes 47 Element Name: Roof Anchors Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The roof is equipped with several fall -arrest roof anchors. Upon inspection, the roof anchors appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the roof anchors at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the roof anchors Other Information: Action Cost: $50,000 Action Year: 2042 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 2 Average PoF 2 Component Photographs Page 69 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3251 - Shell 30. 3316 - Glazed Roof Openings Element Name: Skylights Year of Installation: 1910 Condition Rating: Good - 2 Component Condition: There are three (3) wood -framed skylights located on the roof of the original building. Upon inspection, the skylights appeared to be in good condition. Component Recommendation: It is recommended that the skylights be refurbished rather than replaced as they hold value for the building. Therefore, an allowance has been included to refurbish the skylights at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for refurbishment Refurbish the skylights Qty: 3 Lights Unit Cost: $10,000/Unit Other Information: Action Cost: $30,000 Action Year: 2028 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 70 of 426 Region of Waterloo Building Condition Assessment 49 Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 31. 3326 - Fixed Partitions Element Name: Interior Brick Masonry Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There is interior brick masonry present in the lobby of the original building. Upon inspection, the masonry appeared to be in good condition. Component Recommendation: No major capital expenditures are anticipated within the terms of the study period. ecommenaea Action: i,4o action requirea Action Summary: Action Description: Not Applicable Not Applicable Other Information - Action Cost: Not Applicable Action Year: Not Applicable Expected Useful Life: 85 Repeat Cycle: Not Applicable Average CoF: 2 Average PoF 2 Component Photographs Page 71 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 32. 3326 - Fixed Partitions 50 Element Name: Interior Glazing Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There is interior glazing in multiple locations within the common areas of the building. Upon inspection, the glazing appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the interior glazing at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace interior glazing Qty: 200 SF Unit Cost: $100/SF Other Information: Action Cost: $20,000 Action Year: 2032 Expected Useful Life: 40 Repeat Cycle: 40 Average CoF: 2 Average PoF 2 Component Photographs Page 72 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 33. 3336 - Interior Doors 51 Element Name: Unit Entry Doors Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Entry into the majority of the units is provided by solid -wood entry doors. Upon inspection, the doors appeared to be in good condition. It was reported that unit entry doors are replaced as needed, generally during unit turnover. Component Recommendation: A turnover rate of 5% (5 units) is anticipated annually, at which time replacement of the unit entry doors is recommended. However, replacement of the doors is not always required. Therefore, an allowance has been included to replace the entry door for three (3) units annually. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the entry door in three (3) units annually Qty: 3 Units Unit Cost: $3,000/Door Other Information: Action Cost: $9,000 Action Year: 2023 Expected Useful Life: 30 Repeat Cycle: 1 Average CoF: 2 Average PoF 2 Component Photographs Page 73 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 34. 3336 - Interior Doors 52 Element Name: Hollow -Wood Unit Interior Doors Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The unit interior doors are comprised of hollow -wood room and closet doors. The number of doors varies from unit to unit (3-14 doors/unit). Upon inspection, the doors appeared to be in good condition Component Recommendation: A turnover rate of 5% (5 units) is anticipated annually, at which time replacement of the unit interior doors is recommended. However, replacement of the doors is not always needed. Therefore, an allowance has been included to replace the interior doors in three (3) units every year. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the interior doors in three (3) units annually Qty: 21 Doors (7/Unit) Unit Cost: $600/Door Other Information: Action Cost: $12,600 Action Year: 2023 Expected Useful Life: 30 Repeat Cycle: 1 Average CoF: 2 Average PoF 2 Component Photographs ut r Page 74 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 35. 3336 - Interior Doors 53 Element Name: Interior Doors - Common Area Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There are hollow -wood and hollow -metal interior doors with or without inset glazing located throughout the common areas of the building. Upon inspection, the doors appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the interior doors at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace common area interior doors Qty: 70 Doors Unit Cost: $1,200/Door Other Information: Action Cost: $84,000 Action Year: 2026 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 75 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 36. 3352 - General Fittings & Misc. Metals 54 Element Name: Aluminum Mailboxes Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There are aluminum mailboxes located in the mail room of the addition. Upon inspection, the mailboxes appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the mailboxes at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the aluminum mailboxes Qty: 100 Units Unit Cost: $140/Unit Other Information: Action Cost: $14,000 Action Year: 2037 Expected Useful Life: 45 Repeat Cycle: 45 Average CoF: 1 Average PoF 2 Component Photographs Page 76 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 37. 3366 - Regular Stairs 55 Element Name: Interior Stairs - Original Year of Installation: 1910 Condition Rating: Poor - 4 Component Condition: The original building is equipped with two (2) concrete staircases which provide access to all floors of the building. The stairs are topped with paint and rubber nosings and are equipped with either painted metal handrails or painted metal guardrails with wood handgrips. Upon inspection, the staircase finishes appeared to be in poor condition with visible wear and deterioration. Full replacement of the stairs is not anticipated within the terms of the study. Component Recommendation: An allowance has been included to replace the staircase finishes at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace staircase finishes and refinish Expected Useful Life: railings/handrails Repeat Cycle: Qty: 2 Staircases Unit Cost: $5,000/Staircase Other Information - Action Cost: $10,000 Action Year: 2023 Expected Useful Life: 100 Repeat Cycle: 20 Average CoF: 2 Average PoF 4 Component Photographs Page 77 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 38. 3366 - Regular Stairs 56 Element Name: Interior Stairs - Addition Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The addition is equipped with two (2) metal staircases which service all the floors of the building. The stairs are topped with concrete treads and metal nosings and are equipped with painted metal guardrails. Upon inspection, the staircase finishes appeared to be in fair condition with signs of wear and aging. Full replacement of the staircases is not anticipated within the terms of the study. Component Recommendation: An allowance has been included to repair the staircase treads within the terms of the study. Recommended Action: Repair Action Summary: Action Description: Allowance for repairs Repair the concrete treads and refinish the metal Expected Useful Life: railings Repeat Cycle: Qty: 2 Staircases Unit Cost: $12,000/Staircase Other Information: Action Cost: $24,000 Action Year: 2026 Expected Useful Life: 100 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs �JlI Page 78 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 39.3366 - Regular Stairs 57 Element Name: Interior Stairs - Units Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The units located in the building's addition are equipped with wood staircases to access both floors of the units. The stairs are topped with carpet and are equipped with a wood handrail on one side. Upon inspection, the finishes appeared to be in good condition. Full replacement of the stairs is not anticipated within the terms of the study period. Component Recommendation: An allowance has been included to replace the staircase finishes in two (2) units located in the building's addition each year. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the staircase finishes and refinish the Expected Useful Life: handrails in two (2) units annually Repeat Cycle: Qty: 2 Staircases Unit Cost: $1,400/Staircase Other Information: Action Cost: $2,800 Action Year: 2023 Expected Useful Life: 20 Repeat Cycle: 1 Average CoF: 2 Average PoF 2 Component Photographs F qm i Page 79 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 40. 3387 - Wall Finishes to Interior Walls 58 Element Name: Painted Wall Finish Year of Installation: 2010 Condition Rating: Good - 2 Component Condition: The majority of the common area interior walls are finished with paint on drywall, brick masonry, or concrete block. The actual age of the finish is unknown, therefore, the installation year has been estimated. Upon inspection, the finish appeared to be in fair condition overall with some areas of wear and deterioration. Component Recommendation: An allowance has been included to refinish the common area walls at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for repairs Repaint the common area walls Qty: 50,000 SF Unit Cost: $3.50/SF Other Information: Action Cost: $175,000 Action Year: 2025 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 2 Component Photographs 66;;� �fllL,ti r .f,tl7 iR Page 80 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 41. 3387 - Wall Finishes to Interior Walls 59 Element Name: Ceramic Tile Walls Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: A portion of the interior walls in the lobby area is finished with ceramic tile. Upon inspection, the tile appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the ceramic tile walls at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the ceramic tile walls Qty: 200 SF Unit Cost: $20/SF Other Information: Action Cost: $4,000 Action Year: 2042 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 1 Average PoF 2 Component Photographs Page 81 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 42. 3394 - Flooring .E Element Name: Ceramic Tile Floors Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: A portion of the common areas (lobbies, laundry rooms, etc.) are equipped with ceramic tile flooring. The ceramic tile was observed to be in overall good condition and therefore, the useful life has been extended. Component Recommendation: An allowance has been included for the replacement of the ceramic tile flooring at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace ceramic tile flooring Qty: 3,000 SF Unit Cost: $20/SF Other Information: Action Cost: $60,000 Action Year: 2028 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 82 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 43. 3394 - Flooring 61 Element Name: Vinyl Sheet Flooring Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: A portion of the common areas (addition corridors) are equipped with vinyl sheet flooring. Upon inspection, the flooring appeared to be in good condition, therefore, the expected service life of the flooring has been extended. Component Recommendation: An allowance has been included for the replacement of the vinyl sheet flooring at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace vinyl sheet flooring Qty: 1,000 SF Unit Cost: $8/SF Other Information: Action Cost: $8,000 Action Year: 2026 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 1 Average PoF 2 Component Photographs Page 83 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 44. 3394 - Flooring 9 Element Name: Terrazzo Flooring Year of Installation: 1985 Condition Rating: Good - 2 Component Condition: A portion of floors in the original building are equipped with terrazzo flooring. The actual age of the flooring is unknown, therefore, the installation year has been estimated. Upon inspection, the flooring appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the terrazzo flooring at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the terrazzo flooring Qty: 1,000 SF Unit Cost: $95/SF Other Information: Action Cost: $95,000 Action Year: 2035 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 2 Average PoF 2 Component Photographs My --a-1 Page 84 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 45. 3394 - Flooring 63 Element Name: Wood Flooring Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: A portion of the floors in the original building (corridors) are finished with wood flooring. Upon inspection, the flooring appeared to be in fair condition with visible wear and aging. Component Recommendation: An allowance has been included for the lifecycle replacement of the wood flooring at the end of its useful life. Recommended Action: Renlacement Action Summary: Action Description: Allowance for replacement Replace the wood flooring Qty: 2,500 SF Unit Cost: $25/SF Other Information: Action Cost: $62,500 Action Year: 2025 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs Page 85 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 46. 3395 - Carpeting Element Name: Painted Concrete Flooring Year of Installation: 1992 Condition Rating: Poor - 4 Component Condition: The majority of the service areas are equipped with painted concrete flooring. Upon inspection, the finish appeared to be in poor condition with visible deterioration and damage. Component Recommendation: An allowance has been included to repaint the service area floors at the end of its useful life. Recommended Action: Renlacement Action Summary: Action Description: Allowance for repairs Repaint the flooring in the service areas Qty: 5,000 SF Unit Cost: $3.50/SF Other Information: Action Cost: $17,500 Action Year: 2023 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 4 Component Photographs Page 86 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 47. 3402 - Suspended Ceilings 65 Element Name: Acoustic Ceiling Tile (ACT) Year of Installation: 2010 Condition Rating: Good - 2 Component Condition: A portion of the addition's corridors are equipped with Acoustic Ceiling Tile (ACT) ceilings. The actual age of the ACT is unknown, therefore, the installation year has been estimated. Upon inspection, the ACT appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the ACT at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace ACT Qty: 1,000 SF Unit Cost: $5/SF Other Information: Action Cost: $5,000 Action Year: 2030 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 1 Average PoF 2 Component Photographs :i� !-4k: s Page 87 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3321 - Interiors 48. 3402 - Suspended Ceilings Element Name: Painted Drywall & Concrete Ceilings Year of Installation: 2000 Condition Rating: Fair - 3 Component Condition: The majority of the common area ceilings are finished with paint on drywall and concrete ceilings. The actual age of the finish is unknown, therefore, the installation year has been estimated. Upon inspection, the finish appeared to be in fair condition with signs of wear and deterioration. Component Recommendation: An allowance has been included to repaint the common area ceilings at the end of their useful life. Recommended Action: Repair Action Summary: Action Description: Allowance for repairs Repaint/repair the common area drywall and concrete Expected Useful Life: ceilings Repeat Cycle: Qty: 6,500 SF Unit Cost: $3.50/SF Other Information: Action Cost: $22,750 Action Year: 2025 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs Page 88 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 49. 3426 - Passenger Elevators 67 Element Name: Passenger Elevators 1 & 2 - Major Modernization Year of Installation: 2017 Condition Rating: Good - 2 Component Condition: Vertical transportation for the building is provided by two (2) traction passenger elevators. The elevators were originally installed in 1992 by Northern Elevator and were modernized in 2017 by Delta. The elevators are currently maintained by Delta. Upon inspection, the elevators appeared to be in good condition. For further details, please refer to the Solucore Elevator Report dated May 9, 2022. Component Recommendation: An allowance has been included for the major modernization of the passenger elevators at the end of their useful life. .ecommenaea Hcuon: Kepiacement Action Summary: Action Description: Allowance for replacement Major modernization Other Information: Action Cost: $400,000 Action Year: 2047 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 89 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 50. 3426 - Passenger Elevators Element Name: Passenger Elevators 1 and 2 - Code Changes and Vandalism Year of Installation: 2017 Condition Rating: Good - 2 Component Condition: The Technical Standards and Safety Authority (TSSA) periodically upgrade/change the requirements for elevators. The elevators may need upgrades to meet the requirements of the TSSA. The elevators may also require repairs due to vandalism. These repairs and upgrades to ensure the elevators comply with the Rulings are not covered under the maintenance contract and are the responsibility of the Owner. For more details please refer to the Elevator Report by Solucore dated May 9, 2022. Component Recommendation: An allowance has been included for code changes and vandalism repairs to the passenger elevators. Kecommenaea Action: Kepair Action Summary: Action Description: Allowance for repairs Upgrades due to code changes and vandalism Other Information: Action Cost: $10,000 Action Year: 2027 Expected Useful Life: 30 Repeat Cycle: 10 Average CoF: 2 Average PoF 2 Component Photographs Page 90 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 51. 3426 - Passenger Elevators Element Name: Passenger Elevators 1 and 2 - Door Operators Year of Installation: 2017 Condition Rating: Good - 2 Component Condition: The existing door operators have a closed-loop system and are currently in good condition. However, more efficient door operators are entering the market. For more details please refer to the Elevator Report by Solucore dated May 9, 2022. Component Recommendation: An allowance has been included to replace the door operators at the end of their useful life. .ecommenaea Action: Kepiacemem Action Summary: Action Description: Allowance for replacement Replace door operators Other Information - Action Cost: $30,000 Action Year: 2032 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 91 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 52. 3426 - Passenger Elevators 70 Element Name: Passenger Elevators 1 and 2 - Rusting Year of Installation: 2017 Condition Rating: Good - 2 Component Condition: Some of the door equipment is rusting which will eventually cause damage. To prevent further deterioration from occurring, the equipment should be sanded, painted and replaced if required. For more details please refer to the Elevator Report by Solucore dated May 9, 2022. Component Recommendation: An allowance has been included to address the rusting issues with the door equipment. Kecommenaea Action: Kepair Action Summary: Action Description: Allowance for repairs Repair rusting door equipment Other Information: Action Cost: $4,000 Action Year: 2023 Expected Useful Life: 30 Repeat Cycle: 0 Average CoF: 2 Average PoF 2 Component Photographs Page 92 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 53. 3426 - Passenger Elevators 71 Element Name: Passenger Elevators 1 and 2 - Cab and Fixture Upgrade Year of Installation: 2017 Condition Rating: Good - 2 Component Condition: The existing passenger cab enclosures are in good condition but are starting to show signs of wear and tear. The fixtures are also in good condition but are easily damaged and can cause problems with vandals. Therefore, a cab and fixture upgrade may be required to maintain a consistent standard for the passengers. For more details please refer to the Elevator Report by Solucore dated May 9, 2022. Component Recommendation: An allowance has been included to upgrade the cabs and fixtures of the passenger elevators at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Cab and fixture upgrade Other Information: Action Cost: $50,000 Action Year: 2032 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 93 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 54. 3466 - Cold Water Service 72 Element Name: Domestic Water Supply - Original Year of Installation: 1910 Condition Rating: Fair - 3 Component Condition: The original building is equipped with domestic water supply piping. It is our understanding that leaking and damaged sections of the pipe are repaired/replaced as needed. Upon inspection, the piping appeared to be in fair condition with areas of visible rusting and deterioration. Full replacement of the piping is not anticipated within the terms of the study period. Component Recommendation: An allowance has been included to repair/replace the original domestic water supply piping as needed. Recommended Action: Repair Action Summary: Action Description: Allowance for repairs Repair/replace 20% of the original building's domestic water piping as needed Other Information: Action Cost: $10,000 Action Year: 2023 Expected Useful Life: 50 Repeat Cycle: 10 Average CoF: 2 Average PoF 3 Component Photographs Page 94 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 55. 3466 - Cold Water Service 73 Element Name: Domestic Water Supply - Addition Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The building addition is equipped with copper domestic water supply piping. It is our understanding that leaking and damaged sections of the pipe are repaired/replaced as needed. Upon inspection, the domestic water piping appeared to be in good condition. Full replacement of the piping is not anticipated within the terms of the study period. Component Recommendation: An allowance has been included to repair/replace the addition's domestic water supply piping as needed. Recommended Action: Repair Action Summary: Action Description: Allowance for repairs Repair/replace 10% of addition's domestic water piping as needed Other Information: Action Cost: $5,000 Action Year: 2027 Expected Useful Life: 50 Repeat Cycle: 10 Average CoF: 2 Average PoF 2 Component Photographs Page 95 of 426 Region of Waterloo Building Condition Assessment 74 Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 56.3468 - Domestic Water Supply Equipment Element Name: Water Storage Tank (1) Year of Installation: 2021 Condition Rating: Good - 2 Component Condition: There is a hot water storage tank which is manufactured by A.O. Smith (M/N: T -200V 000) and is located in the original building's mechanical room. The tank was found to be rated for 188 USGAL. Upon inspection, the tank appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the hot water storage tank at the end of its useful life. .ecommenaea Action: Kepiacemem Action Summary: Action Description: Allowance for lifecycle replacement Replace water storage tank (1) Other Information - Action Cost: $7,500 Action Year: 2051 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs 3015549'715. 6V;111�tiYp�111��VlVo,�p�� ,,,IIIIVINI�IIIG� MW ,g Page 96 of 426 Region of Waterloo Building Condition Assessment 75 Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 57.3468 - Domestic Water Supply Equipment Element Name: Water Storage Tank (2) Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There is a hot water storage tank which is manufactured by A.O. Smith and is located in the penthouse mechanical room. The equipment tag was not readable at the time of the inspection, therefore the model and capacity of the storage tank could not be determined. Based on the age of the tank, it is considered to be in fair condition as it has passed its expected service life. Component Recommendation: An allowance has been included for the lifecycle replacement of the hot water storage tank at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace water storage tank (2) Other Information: Action Cost: $7,500 Action Year: 2025 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 97 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 58. 3468 - Domestic Water Supply Equipment 76 Element Name: Water Softeners Year of Installation: 2015 Condition Rating: Good - 2 Component Condition: There are four water softener tanks located in the original mechanical room and the penthouse mechanical room. The actual age of the tanks is unknown, therefore, the installation year has been estimated. Upon inspection, the tanks appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the water softener tanks at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace water softener tanks Expected Useful Life: Large Tank: Repeat Cycle: Qty: 1 Tank Unit Cost: $10,000/Tank Average CoF: Small Tanks: Average PoF Qty: 3 Tanks Unit Cost: $5,000/Tank Other Information: Action Cost: $25,000 Action Year: 2030 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 2 Component Photographs Page 98 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 59.3468 - Domestic Water Supply Equipment 77 Element Name: Domestic Water Circulation Pumps Year of Installation: 2010 Condition Rating: Good - 2 Component Condition: The domestic water supply piping is equipped with two (2) domestic water circulation pumps which are manufactured by Armstrong and located in the original building's mechanical room. The actual age of the pumps is unknown, therefore, the installation year has been estimated. Upon inspection, the pumps appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the domestic water circulation pumps at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace domestic water circulation pumps Qty: 2 Pumps Unit Cost: $2,500/Pump Other Information: Action Cost: $5,000 Action Year: 2030 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs Page 99 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 60. 3471 - Waste Piping 78 Element Name: Sanitary Waste Piping Year of Installation: 1910 Condition Rating: Good - 2 Component Condition: The sanitary waste piping for the building is connected to the local municipal sanitary waste sewers. The sanitary piping is concealed under interior finishes and was not accessible for visual inspection at the time of the building assessment. No indications of problems were identified or reported by staff. Sanitary drain systems typically have a lifecycle of 50+ years with minimal maintenance. Component Recommendation: An allowance has been included to repair/replace the sanitary waste piping as needed. :ecommenaea Hcuon: Kepair Action Summary: Action Description: Allowance for repairs Repair/replace sanitary piping as -needed Other Information: Action Cost: $10,000 Action Year: 2027 Expected Useful Life: 50 Repeat Cycle: 10 Average CoF: 2 Average PoF 2 Component Photographs Unable to obtain photos on site. Page 100 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 61. 3483 - Rainwater Drainage Equipment 79 Element Name: Storm Water Drainage Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Storm water drainage from the roof is provided via inset drains that lead to PVC pipes on the interior side of the building. The storm drain pipes route through the building and are concealed behind interior finishes and could not be assessed. The slope and capacity of the stormwater drainage system appears to be adequate and the building representative has not observed any accumulation of water during heavy storm events. Component Recommendation: An allowance has been included for the lifecycle replacement of the storm water drainage system at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the stormwater drainage system Other Information: Action Cost: $80,000 Action Year: 2042 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 2 Average PoF 2 Component Photographs Page 101 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 62.3497 - Gas Supply System :E Element Name: Natural Gas Piping Year of Installation: 2015 Condition Rating: Good - 2 Component Condition: Natural gas supply lines are connected to the associated mechanical equipment (Boilers, MAUs, etc.). Upon inspection, the natural gas supply piping appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the natural gas supply lines at the end of their useful life. I ecommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace gas supply piping Other Information: Action Cost: $40,000 Action Year: 2042 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 2 Average PoF 2 Component Photographs �� Page 102 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 63.3506 - Boilers 81 Element Name: Domestic Hot Water Boilers Year of Installation: 2011 Condition Rating: Good - 2 Component Condition: There are two (2) domestic hot water boilers which are manufactured by Rheem (M/N: WH3-HD401) and are located in the penthouse mechanical room. The boilers were found to be rated for 399,000 BTUH and 411 GPH. It is our understanding that the boilers were replaced in 2011. Upon inspection, the boilers appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the boilers at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace domestic hot water boilers Qty: 2 Boilers Unit Cost: $25,000 Other Information: Action Cost: $50,000 Action Year: 2041 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 103 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 64. 3506 - Boilers Element Name: Heating Boilers Year of Installation: 2021 Condition Rating: Good - 2 Component Condition: There are two (2) P -K Thermific heating boilers which are manufactured by Patterson - Kelley and located in the original building's mechanical room. The heating boilers feed the fin tube radiators. It is our understanding that the boilers were replaced in 2021. Upon inspection, the boilers appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the boilers at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace boilers Qty: 2 Boilers Unit Cost: $25,000 Other Information: Action Cost: $50,000 Action Year: 2051 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 104 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 65.3506 - Boilers 83 Element Name: Circulation Pumps - Heating Year of Installation: 1992 Condition Rating: Poor - 4 Component Condition: There are two (2) circulation pumps which service the hydronic heating system. Upon inspection, the pumps appeared to be in poor condition with visible wear and deterioration. Component Recommendation: An allowance has been included for the replacement of the circulation pumps at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace circulation pumps Qty: 2 Pumps Unit Cost: $5,000 Other Information: Action Cost: $10,000 Action Year: 2023 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 4 Component Photographs Page 105 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 66. 3510 - Cooling Generating Systems Element Name: Condensing Unit (1) Year of Installation: 2019 Condition Rating: Good - 2 Component Condition: There is a condensing unit which is manufactured by Carrier (M/N: 24ABB360A520) located on the exterior of the building. Upon inspection, the condensing unit appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the condensing unit at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace condensing unit Other Information: Action Cost: $5,000 Action Year: 2039 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs Page 106 of 426 Region of Waterloo Building Condition Assessment 85 Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 67. 3510 - Cooling Generating Systems Element Name: Condensing Unit (2) Year of Installation: 1993 Condition Rating: Good - 2 Component Condition: There is a condensing unit which is manufactured by Carrier (M/N: 38TKB060500) located on the exterior of the building. Upon inspection, the condensing unit appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the lifecycle replacement of the condensing unit at the end of its useful life. ecommenaea Action: Kepiacemem Action Summary: Action Description: Allowance for lifecycle replacement Replace condensing unit Other Information - Action Cost: $5,000 Action Year: 2025 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs Page 107 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 68. 3510 - Cooling Generating Systems Element Name: Split System Year of Installation: 2011 Condition Rating: Good - 2 Component Condition: There is a split system which is manufactured by Carrier (M/N: 38HDF036 --- 3) and is located in the elevator room. Upon inspection, the split system appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the split system at the end of its useful life. tecommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace split system Other Information: Action Cost: $6,000 Action Year: 2031 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs Page 108 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 69. 3512 - Direct Expansion Systems 87 Element Name: Expansion Tanks Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The hydronic heating system is equipped with two (2) expansion tanks. Upon inspection, the tanks appeared to be in good condition, therefore, their expected service life has been extended. Component Recommendation: An allowance has been included for the replacement of the expansion tanks at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the expansion tanks Qty: 2 Tanks Unit Cost: $4,000/Tank Other Information: Action Cost: $8,000 Action Year: 2029 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 109 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 70. 3531 - Heating Generating Systems Element Name: Hydronic Baseboard Heaters - Original Building Year of Installation: 1995 Condition Rating: Fair - 3 Component Condition: Heating in the common areas and units of the original building is provided by hydronic baseboard heaters. The actual age of the heater is unknown, therefore, the installation year has been estimated. Upon inspection, the heaters appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the lifecycle replacement of the hydronic baseboard heaters at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the hydronic baseboards in the original Expected Useful Life: building Repeat Cycle: Qty: 300 Heaters Unit Cost: $1,000/Heater Other Information - Action Cost: $300,000 Action Year: 2025 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 3 Component Photographs Page 110 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 71. 3531 - Heating Generating Systems Element Name: Hydronic Baseboard Heaters - Addition Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: Heating in the common areas of the building addition is provided by hydronic baseboard heaters. Upon inspection, the heaters appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the hydronic baseboard heaters at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the hydronic baseboards in the addition Qty: 20 Heaters Unit Cost: $1,000/Heater Other Information: Action Cost: $20,000 Action Year: 2025 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 3 Component Photographs Page 111 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 72. 3531 - Heating Generating Systems Element Name: Hydronic Cabinet Heaters Year of Installation: 2000 Condition Rating: Good - 2 Component Condition: There are approximately ten (10) hydronic cabinet heaters which are located at the entrances to the original building. The actual age of the heaters is unknown, therefore, the installation year has been estimated. Upon inspection, the heaters appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the hydronic cabinet heaters at the end of their useful life. Recommended Action: Replacement .N Action Summary: Action Description: Allowance for lifecycle replacement Replace the hydronic cabinet heaters Qty: 10 Heaters Unit Cost: $1,500/Heater Other Information: Action Cost: $15,000 Action Year: 2030 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 112 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 73. 3531 - Heating Generating Systems 91 Element Name: Fan -Forced Unit Heaters Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: There are approximately twenty (20) fan -forced unit heaters located throughout the building. Upon inspection, the heaters appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the fan -forced unit heaters at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the fan -forced unit heaters Qty: 20 Heaters Unit Cost: $1,500/Heater Other Information: Action Cost: $30,000 Action Year: 2025 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 3 Component Photographs Page 113 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 74. 3531 - Heating Generating Systems 92 Element Name: Electric Unit Heaters Year of Installation: 2020 Condition Rating: Good - 2 Component Condition: There are approximately four (4) electric ceiling -hung unit heaters located in the service areas of the building. The actual age of the heaters is unknown, therefore, their installation year has been estimated. Upon inspection, the unit heaters appeared to be in good condition overall. Component Recommendation: An allowance has been included for the lifecycle replacement of the ceiling -hung unit heaters at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the electric ceiling -hung unit heaters Qty: 4 Heaters Unit Cost: $2,500/Heater Other Information: Action Cost: $10,000 Action Year: 2050 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 114 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 75.3531 - Heating Generating Systems 93 Element Name: Furnaces - Parking Garage Year of Installation: 2010 Condition Rating: Good - 2 Component Condition: There are two (2) gas-fired furnaces which are manufactured by Lennox and are located in the parking garage. The model and capacities of the furnaces were not accessible at the time of the site inspection. The actual age of the furnaces is unknown, therefore, the installation year has been estimated. Upon inspection, the furnaces appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the furnaces at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the furnaces in the parking garage Qty: 2 Furnaces Unit Cost: $7,500/Furnace Other Information: Action Cost: $15,000 Action Year: 2030 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs Page 115 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 76. 3531 - Heating Generating Systems Element Name: Furnaces - Roof Year of Installation: 1998 Condition Rating: Good - 2 Component Condition: There are two gas-fired commercial furnaces which are manufactured by ICE (M/N: HTDM 400) and located on the roof of the addition. The furnaces were found to be rated for 400,000 BTUH and 4,000 CFM. Upon inspection, the furnaces appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the furnaces at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the rooftop furnaces Qty: 2 Units Unit Cost: $50,000/Unit Other Information: Action Cost: $100,000 Action Year: 2028 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs Page 116 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 77. 3531 - Heating Generating Systems 95 Element Name: Furnaces - Units Year of Installation: 2017 Condition Rating: Good - 2 Component Condition: The units in the addition are heated and cooled by gas-fired furnaces which are manufactured by Napoleon (M/N: PSC030A012A) and located within the units. The furnaces were found to be rated for 30,000 BTUH and were reported to be installed in 2017. Upon inspection, the furnaces appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the furnaces at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the unit furnaces Qty: 48 Furnaces Unit Cost: $7,500/Furnace Other Information: Action Cost: $360,000 Action Year: 2037 Expected Useful Life: 30 Repeat Cycle: 20 Average CoF: 3 Average PoF 2 Component Photographs Page 117 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 78. 3534 - Exhaust & Ventilating Systems EM Element Name: Exhaust Fans Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: Each kitchen within the building is equipped with a range hood exhaust fan. Additionally, the common and unit bathrooms are each equipped with a ceiling -mounted exhaust fan. The actual age of the exhaust fans is unknown, therefore, the installation year of the fans has been estimated. Upon inspection, the fans appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the lifecycle replacement of the exhaust fans at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace bathroom and kitchen exhaust fans Qty: 212 Fans Unit Cost: $500/Fan Other Information: Action Cost: $106,000 Action Year: 2026 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 3 Component Photographs Page 118 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 79. 3534 - Exhaust & Ventilating Systems 97 Element Name: Fresh Air Dampers Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: There are three (3) fresh air dampers which service the parking garage. Upon inspection, the dampers appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included to replace the fresh air dampers at the end of their usefu I life. Recommended Action: Renlacement Action Summary: Action Description: Allowance for replacement Replace fresh air dampers Qty: 3 Dampers Unit Cost: $5,000/Damper Other Information: Action Cost: $15,000 Action Year: 2026 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 3 Component Photographs Page 119 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 80. 3534 - Exhaust & Ventilating Systems Element Name: Air Vents Year of Installation: 1990 Condition Rating: Good - 2 Component Condition: There are four (4) painted metal air vents which are located on the exterior of the original building. The actual age of the air vents is unknown, therefore, the installation year has been estimated. Upon inspection, the vents appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the air vents at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace air vents Qty: 4 Vents Unit Cost: $500/Vent Other Information: Action Cost: $2,000 Action Year: 2040 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 1 Average PoF 2 Component Photographs Page 120 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 81. 3534 - Exhaust & Ventilating Systems Element Name: Make -Up Air Units Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: There are two (2) make-up air units which are manufactured by En -Mar and are located in the original building's mechanical room. Upon inspection, the units appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the make-up air units at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the make-up air units Qty: 2 Units Unit Cost: $50,000/Unit Other Information: Action Cost: $100,000 Action Year: 2026 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 3 Component Photographs 'ej ago Page 121 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 82. 3537 - Energy Monitoring & Control 100 Element Name: Thermostats Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: Each unit is equipped with thermostats which control the furnace/baseboard heaters. Upon inspection, the thermostats appeared to be in fair condition as they are outdated and have surpassed their expected service life. Component Recommendation: It is recommended that the thermostats be upgraded to programmable units. An allowance has been included for the replacement of the thermostats at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace thermostats with programmable thermostats Qty: 100 Units Unit Cost: $500/each Other Information: Action Cost: $50,000 Action Year: 2025 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 3 Component Photographs Page 122 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 83. 3566 - Sprinkler Water Supply 101 Element Name: Dry -Pipe Sprinkler System Year of Installation: 1992 Condition Rating: Poor - 4 Component Condition: The dry -pipe sprinkler system services the mechanical rooms, service rooms, laundry rooms, parking garage, and garbage rooms. The system was not tested but all inspection tags are up-to-date. The sprinkler system appears to have been replaced and expanded in the original building during the construction of the addition in 1992. Upon inspection, the system appeared to be in poor condition with extensive rusting and deterioration visible throughout the building. Component Recommendation: An allowance has been included for the replacement of the sprinkler system at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the dry -pipe sprinkler system Qty: 20,000 SF Unit Cost: $4.20/SF Other Information: Action Cost: $84,000 Action Year: 2023 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 4 Component Photographs Page 123 of 426 Region of Waterloo Building Condition Assessment 102 Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 84. 3567 - Sprinkler Pumping Equipment Element Name: Fire Pump Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: There is a fire pump which is manufactured by ULC (M/N: 20 -IE -7) and is located in the addition's mechanical room. The pump was found to be rated for 6.8 HP and 3500 RPM. Upon inspection, the pumps appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the fire pump at the end of its useful life. Kecommenaea Action: Kepiacemem Action Summary: Action Description: Allowance for replacement Replace fire pump Other Information - Action Cost: $15,000 Action Year: 2026 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 2 Average PoF 3 Component Photographs 10 b I Page 124 of 426 Region of Waterloo Building Condition Assessment 103 Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 85. 3573 - Standpipe Equipment Element Name: Standpipe System Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There is a standpipe system running vertically through the building which is connected to the fire hose cabinets. Upon inspection, the standpipe system appeared to be in good condition. Component Recommendation: No major capital expenditures are anticipated within the terms of the study period. Kecommenaea Action: No action required Action Summary: Action Description: Not Applicable Not Applicable Other Information - Action Cost: Not Applicable Action Year: Not Applicable Expected Useful Life: 85 Repeat Cycle: Not Applicable Average CoF: 2 Average PoF 2 Component Photographs Page 125 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 86. 3576 - Fire Extinguishers Element Name: Fire Extinguishers Year of Installation: 2020 Condition Rating: Good - 2 Component Condition: There are approximately twenty (20) fire extinguishers located throughout the building. The actual age of the fire extinguishers is unknown, therefore, the installation year has been estimated. Upon inspection, the fire extinguishers appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the fire extinguishers at the end of their useful life. Recommended Action: Replacement 104 Action Summary: Action Description: Allowance for lifecycle replacement Replace the fire extinguishers Qty: 20 Units Unit Cost: $500/unit Other Information: Action Cost: $10,000 Action Year: 2025 Expected Useful Life: 5 Repeat Cycle: 5 Average CoF: 2 Average PoF 2 Component Photographs Page 126 of 426 �ney �.�:. awl -' • �. A9 si 4 Page 126 of 426 Region of Waterloo Building Condition Assessment 105 Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 87. 3596 - High Tension Service & Dist. Element Name: Primary Electrical Distribution System Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The primary electrical distribution system for the building is comprised of a 2500A switchboard which is manufactured by Siemens (3 -Phase, 4 -Wire) and located in the electrical room. Upon inspection, the switchboard appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the switchboard at the end of its useful life. ecommenaea Action: Kepiacemem Action Summary: Action Description: Allowance for lifecycle replacement Replace the main switchboard Other Information - Action Cost: $100,000 Action Year: 2027 Expected Useful Life: 35 Repeat Cycle: 35 Average CoF: 2 Average PoF 2 Component Photographs Page 127 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 88. 3597 - Low Tension Service & Dist. 106 Element Name: Secondary Electrical Distribution System Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The secondary electrical distribution system for the building is comprised of approximately fourteen (14) distribution panels and three (3) safety switches. Upon inspection, the panels and switches appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the secondary electrical panels and switches at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace secondary electrical panels and switches Expected Useful Life: 60-200A Panels: Repeat Cycle: Qty: 6 Panels Unit Cost: $2,500/Panel Average CoF: 200A Panels: Average PoF Qty: 6 Panels Unit Cost: 5,000/Panel 600A Panels: Qty: 2 Panels Unit Cost: 8,000/Panel 60-200A Switches: Qty: 3 Switches Unit Cost Other Information: Action Cost: $64,000 Action Year: 2027 Expected Useful Life: 35 Repeat Cycle: 35 Average CoF: 2 Average PoF 2 Component Photographs t . It[I y Page 128 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 89. 3597 - Low Tension Service & Dist. 107 Element Name: Unit Electrical Panels Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Each unit is equipped with a 125A electrical distribution panel which is manufactured by ITE. Upon inspection, the panels appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the unit electrical panels at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the unit electrical panels Qty: 100 Units Unit Cost: $1,500/Unit Other Information: Action Cost: $150,000 Action Year: 2027 Expected Useful Life: 35 Repeat Cycle: 35 Average CoF: 2 Average PoF 2 Component Photographs Page 129 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 90. 3602 - Lighting Equipment 108 Element Name: Lighting Fixtures - Units Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: Hardwired light fixtures in the units use incandescent and CFL bulbs in ceiling -mounted lighting fixtures. Each unit has approximately seven (7) lighting fixtures. Upon inspection, the lighting fixtures appeared to be in fair condition with signs of wear and aging. Component Recommendation: It is recommended the existing fixtures be replaced with LED fixtures for improved energy saving and illumination quality. A turnover rate of 5% (5 units) is anticipated annually, at which time replacement of the unit lighting fixtures is recommended. Therefore, an allowance has been included for the replacement of the lighting fixtures in five (5) units every year. Recommended Action: Replacement Action Summary: Action Description: Allowance for LED lighting upgrade Upgrade lighting fixtures to LED in five (5) units Expected Useful Life: annually Repeat Cycle: Qty: 5 Unit Cost: $1,500/unit Other Information: Action Cost: $7,500 Action Year: 2023 Expected Useful Life: 17 Repeat Cycle: 1 Average CoF: 2 Average PoF 3 Component Photographs V77"I 7 Page 130 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 91. 3602 - Lighting Equipment 109 Element Name: Lighting Fixtures - Common Area Year of Installation: 2012 Condition Rating: Good - 2 Component Condition: Hardwired light fixtures in the common areas use incandescent and CFL bulbs and tubes in ceiling -mounted lighting fixtures. The actual age of the fixtures is unknown, therefore, the installation year has been estimated. Upon inspection, the fixtures appeared to be in good condition Component Recommendation: It is recommended the existing fixtures be replaced with LED fixtures for improved energy saving and illumination quality. An allowance has been included for the lifecycle replacement of the common area lighting fixtures at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for LED lighting upgrade Upgrade common area lighting fixtures to LED Qty: 200 Unit Cost: $350/unit Other Information: Action Cost: $70,000 Action Year: 2032 Expected Useful Life: 17 Repeat Cycle: 17 Average CoF: 2 Average PoF 2 Component Photographs Page 131 of 426 Region of Waterloo Building Condition Assessment 110 Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 92.3607 - Intercommunication & Paging System Element Name: Enterphone Year of Installation: 2007 Condition Rating: Good - 2 Component Condition: The building is equipped with an Enterphone system at the main entrance. The actual age of the system is unknown, therefore, the installation year has been estimated. Upon inspection, the Enterphone appeared to be in good condition, therefore, the expected service life of the Enterphone has been extended. Component Recommendation: An allowance has been included for the replacement of the Enterphone at the end of its useful life. .ecommenaea Hcuon: Kepiacement Action Summary: Action Description: Allowance for lifecycle replacement Replace Enterphone Other Information: Action Cost: $5,000 Action Year: 2036 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 1 Average PoF 2 Component Photographs Page 132 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 93.3612 - Fire Alarm Systems Element Name: Smoke Detectors Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Each unit is equipped with a hard -wired smoke detector. Upon inspection, the smoke detectors appeared to be in good to fair condition based on the replacement dates of the observed units. Component Recommendation: An allowance has been included for the replacement of the smoke detectors as needed. Recommended Action: Replacement 111 Action Summary: Action Description: Allowance for lifecycle replacement Replace smoke detectors as needed (10% of total Expected Useful Life: units) Repeat Cycle: Quantity: 10 Units Unit Cost: $150/Unit Other Information: Action Cost: $1,500 Action Year: 2023 Expected Useful Life: 10 Repeat Cycle: 1 Average CoF: 2 Average PoF 2 Component Photographs —A W. MIM Page 133 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 94. 3612 - Fire Alarm Systems 112 Element Name: Fire Alarm Panels Year of Installation: 2012 Condition Rating: Good - 2 Component Condition: There is a fire alarm panel which is manufactured by Troy and is located in the electrical room. Annunciator panels are present at the main entrances to the building. The actual age of the panels is unknown, therefore, the installation year has been estimated. Upon inspection, the panels appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the fire alarm panels at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace fire alarm and annunciator panels Expected Useful Life: Main Panel: $7,500 Repeat Cycle: Annunciators: $2,500 each Other Information: Action Cost: $12,500 Action Year: 2032 Expected Useful Life: 15 Repeat Cycle: 20 Average CoF: 2 Average PoF 2 Component Photographs I Page 134 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 95.3612 - Fire Alarm Systems 113 Element Name: Fire Alarm Devices Year of Installation: 2007 Condition Rating: Good - 2 Component Condition: The fire alarm devices for the building are comprised of manual pull stations, heat detectors, and warning bells. The actual age of the devices is unknown, therefore, the installation year has been estimated. Upon inspection, the devices appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the replacement of the fire alarm devices at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace fire alarm devices Expected Useful Life: Heat Detectors: Repeat Cycle: Qty: 125 Units Unit Cost: $300/Unit Average CoF: Warning Bells: Average PoF Qty: 20 Units Unit Cost: $350/Unit Manual Pull Stations: Qty: 50 Units Unit Cost: $350/Unit Other Information - Action Cost: $62,000 Action Year: 2025 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 2 Component Photographs Page 135 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 96. 3613 - Security and Detection Systems 114 Element Name: Security System Year of Installation: 2015 Condition Rating: Good - 2 Component Condition: The security system for the building is comprised of nine (9) security cameras. The actual age of the cameras is unknown, therefore, the installation year has been estimated. Upon inspection, the cameras appeared to be in good condition Component Recommendation: An allowance has been included for the lifecycle replacement of the security cameras at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace security system cameras Qty: 9 Cameras Unit Cost: $1,500/Camera Other Information: Action Cost: $13,500 Action Year: 2030 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 2 Component Photographs Page 136 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3421 - Services 97. 3617 - Emergency Light & Power Systems 115 Element Name: Exit Signs & Emergency Lighting Year of Installation: 2012 Condition Rating: Good - 2 Component Condition: Exit signage and emergency lighting consist of ceiling and wall -mounted exit signs and battery power emergency lighting fixtures. The number of exit signs and emergency lighting fixtures appears to be sufficient for the building. All of the exit signs throughout the building were red CFL fixtures. The actual age of the fixtures is unknown, therefore, the installation year has been estimated. Upon inspection, the fixtures appeared to be in good condition. Component Recommendation: It is recommended that the CFL exit signage be replaced with the new, code - compliant 'green running man' signs. An allowance has been included for the lifecycle replacement of the exit signage and emergency lighting fixtures at the end of their useful Iif Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace exit signs and emergency lighting fixtures Expected Useful Life: Exit Signage: Repeat Cycle: Qty: 40 Fixtures Unit Cost: $600/Fixture Average CoF: Emergency Lighting: Average PoF Qty: 10 Fixtures Unit Cost: $1,500/Fixture Other Information: Action Cost: $39,000 Action Year: 2027 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 2 Component Photographs Page 137 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3640 - Equipment & Furnishings 98. 3651 - Laundry & Dry Cleaning Equipment 116 Element Name: Laundry Equipment Year of Installation: 2015 Condition Rating: Good - 2 Component Condition: The building's laundry rooms are equipped with a total of eight (8) washers and eight (8) dryers. The actual age of the washers and dryers is unknown, therefore, the installation year has been estimated. Upon inspection, the washers and dryers appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the washers and dryers at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the washers and dryers Qty: 16 Units Unit Cost: $1,500/Unit Other Information: Action Cost: $24,000 Action Year: 2030 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 2 Component Photographs Page 138 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3640 - Equipment & Furnishings 99. 3675 - Unit Kitchens/Appliances 117 Element Name: Refrigerators Year of Installation: 2010 Condition Rating: Fair - 3 Component Condition: Each unit kitchen is equipped with a refrigerator. Upon inspection, the refrigerators appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the lifecycle replacement of the refrigerators at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the refrigerators Qty: 100 Units Unit Cost: $1,000/Unit Other Information: Action Cost: $100,000 Action Year: 2025 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 3 Component Photographs Page 139 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3640 - Equipment & Furnishings 100. 3675 - Unit Kitchens/Appliances 118 Element Name: Stoves Year of Installation: 2010 Condition Rating: Fair - 3 Component Condition: Each unit kitchen is equipped with a stove. Upon inspection, the stoves appeared to be in fair condition with signs of wear and aging. Component Recommendation: An allowance has been included for the lifecycle replacement of the stoves at the end of their useful life. Recommended Action: Renlacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the stoves Qty: 100 Units Unit Cost: $1,000/Unit Other Information: Action Cost: $100,000 Action Year: 2025 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 2 Average PoF 3 Component Photographs 4 hr8. k Page 140 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3640 - Equipment & Furnishings 101. 3677 - Other Equipment 119 Element Name: Garbage Compactor Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The building is equipped with a garbage compactor that is attached to a chute that services all floors of the building. Upon inspection, the compactor appeared to be in good condition. Component Recommendation: It is recommended that the hydraulic pump and cylinder be replaced as part of regular maintenance and repair activities for the trash compactor. Recommended Action: Renair Action Summary: Action Description: Allowance for as -needed replacements/repairs Replace hydraulic pump Expected Useful Life: Unit: 1 Unit Cost: $2,500 Repeat Cycle: Replace hydraulic cylinder Average CoF: Unit: 1 Unit Cost: $10,000 Other Information: Action Cost: $12,500 Action Year: 2027 Expected Useful Life: 30 Repeat Cycle: 15 Average CoF: 2 Average PoF 2 Component Photographs 3640 - Equipment & Furnishings 102. 3677 - Other Equipment Page 141 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 120 Element Name: Garbage Compactor Year of Installation: 1992 Condition Rating: Good - 2 Component Condition:. See previous element for commentary Component Recommendation: An allowance has been included to replace the garbage compactor within the study period. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace garbage compactor Unit: 1 Unit Cost: $30,000 Other Information: Action Cost: $30,000 Action Year: 2042 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 2 Average PoF 2 Component Photographs See previous element for photo. Page 142 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3640 - Equipment & Furnishings 103. 3677 - Other Equipment 121 Element Name: Diesel -Powered Generator Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The building is equipped with a diesel -powered emergency generator which is manufactured by Simpower and is located in the generator room. The generator was found to be rated for 110 kW. Upon inspection, the generator appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the generator at the end of its useful life. .ecommenaea Action: Kepiacemem Action Summary: Action Description: Allowance for lifecycle replacement Replace the generator Other Information - Action Cost: $60,000 Action Year: 2027 Expected Useful Life: 35 Repeat Cycle: 35 Average CoF: 2 Average PoF 2 Component Photographs Page 143 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3640 - Equipment & Furnishings 104. 3677 - Other Equipment 122 Element Name: Fuel Storage Tank Year of Installation: 2015 Condition Rating: Good - 2 Component Condition: Fuel for the generator is stored in the ULC fuel storage tank which is located in the generator room. It is our understanding that the tank was installed in 2015. The tank was viewed to be rated for 94.5L. Upon inspection, the tank appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the fuel storage tank at the end of its useful life. tecommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the fuel storage tank Other Information: Action Cost: $5,000 Action Year: 2040 Expected Useful Life: 25 Repeat Cycle: 25 Average CoF: 1 Average PoF 2 Component Photographs MMMEL ®r WESTEEi Page 144 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3710 - Special Construction & Demolition 105. 3723 - Other Integrated Construction 123 Element Name: Kitchen Renovations - Units Year of Installation: 1992 Condition Rating: Fair - 3 Component Condition: Each unit kitchen is equipped with melamine cabinetry, laminate countertops, a metal sink with a metal faucet, ceramic tile backsplash, a range hood exhaust fan, a stove, a refrigerator, VCT or laminate flooring, and painted drywall walls and ceilings. Upon inspection, the unit kitchens appeared to be in fair condition. Kitchen renovations are inclusive of melamine cabinetry, laminate countertops, a metal sink with a metal faucet, ceramic tile backsplash, flooring finishes and paint touch-ups. GFCI receptacles were not viewed to be present in the unit kitchens during the site inspection. Component Recommendation: It is recommended that GFCI receptacles be installed on outlets within 1.5m of a water source for shock prevention. A turnover rate of 5% (5 units) is anticipated annually, at which time renovation of the kitchens is recommended. Therefore, an allowance has been included for the renovation of the kitchens in five (5) units every year. Recommended Action: Replacement Action Summary: Action Description: Allowance for renovations Renovate the kitchens in five (5) units annually Qty: 5 Units Unit Cost: $6,500/Unit Other Information: Action Cost: $32,500 Action Year: 2023 Expected Useful Life: 20 Repeat Cycle: 1 Average CoF: 2 Average PoF 3 Component Photographs Page 145 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3710 - Special Construction & Demolition 106. 3723 - Other Integrated Construction 124 Element Name: Bathroom Renovations - Units Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Each unit bathroom is equipped with a melamine vanity, a laminate or ceramic countertop, a ceramic sink with a metal faucet, a toilet (unknown LPF), a tub with ceramic tile tub surround, a ceiling -mounted exhaust fan, VCT flooring, and painted drywall walls and ceilings. The units in the addition are also equipped with a powder room that has similar finishes and fixtures. Upon inspection, the unit bathrooms appeared to be in good condition. Bathroom renovations are inclusive of a vanity, a countertop, a ceramic sink with a metal faucet, a toilet, a tub and surround, flooring finishes and paint touch-ups. GFCI receptacles were viewed to be present in the unit bathrooms. Component Recommendation: A turnover rate of 5% (5 units) is anticipated annually, at which time renovation of the bathrooms is recommended. Therefore, an allowance has been included to renovate the bathrooms in five (5) units every year. Recommended Action: Replacement Action Summary: Action Description: Allowance for renovations Renovate the bathrooms in five (5) units annually Qty: 5 Units Unit Cost: $6,500 Other Information: Action Cost: $32,500 Action Year: 2023 Expected Useful Life: 20 Repeat Cycle: 1 Average CoF: 2 Average PoF 2 Component Photographs 4 Page 146 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 125 Page 147 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3710 - Special Construction & Demolition 107. 3723 - Other Integrated Construction 126 Element Name: Bathroom Renovations - Common Area Year of Installation: 2010 Condition Rating: Fair - 3 Component Condition: The addition of the building is equipped with four (4) common area washrooms. The washrooms are equipped with a wood vanity, a laminate countertop, a ceramic sink with a metal faucet, a toilet (unknown LPF), a ceiling -mounted exhaust fan, VCT (Vinyl Composite Tile) flooring, and painted drywall walls and ceilings. The actual age of the washrooms is unknown, therefore, the installation year has been estimated. Upon inspection, the washrooms appeared to be in fair condition. Washroom renovations are inclusive of a vanity, a countertop, a ceramic sink with a metal faucet, a toilet, flooring finishes and paint touch-ups. Component Recommendation: An allowance has been included for the renovation of the common washrooms at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for renovations Renovate the common area washrooms Qty: 4 Units Unit Cost: $5,000/Unit Other Information: Action Cost: $20,000 Action Year: 2030 Expected Useful Life: 20 Repeat Cycle: 20 Average CoF: 2 Average PoF 3 Component Photographs �ry Page 148 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3710 - Special Construction & Demolition 108. 3723 - Other Integrated Construction 127 Element Name: Unit Renovations Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The interior finishes of the units are comprised of painted drywall ceilings with or without a stipple finish, painted drywall walls, and either wood, laminate, carpet, or VCT flooring. Upon inspection, the unit interior finishes appeared to be in good condition. Component Recommendation: A turnover rate of 5% (5 units) is anticipated annually, at which time renovation of the unit interior finishes is recommended. Therefore, an allowance has been included for the renovation of the interior finishes of five (5) units every year. Recommended Action: Replacement Action Summary: Action Description: Allowance for renovations Renovate the interior finishes of five (5) units annually Qty: 5 Units Unit Cost: $10,000/Unit Other Information: Action Cost: $50,000 Action Year: 2023 Expected Useful Life: 20 Repeat Cycle: 1 Average CoF: 2 Average PoF 2 Component Photographs Page 149 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 128 Page 150 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 109. 3827 - Parking Paving & Surfacing 129 Element Name: Asphalt Roadway & Parking Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There is an asphalt roadway which leads from Joseph Street through the site. Site parking is provided by an asphalt parking lot which is located on the North end of the site. Upon inspection, the asphalt paving appeared to be in good condition. Component Recommendation: An allowance has been included to resurface the asphalt paving within the study period. Recommended Action: Repair Action Summary: Action Description: Allowance for repairs Resurface the asphalt paving Qty: 16,700 SF Unit Cost: $2.50/SF Other Information: Action Cost: $41,750 Action Year: 2027 Expected Useful Life: 40 Repeat Cycle: 40 Average CoF: 1 Average PoF 2 Component Photographs Page 151 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 110. 3827 - Parking Paving & Surfacing 130 Element Name: Asphalt Roadway & Parking Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Please refer to the previous element for commentary. Component Recommendation: An allowance has been for the replacement of the asphalt paving at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for replacement Replace the asphalt paving Qty: 16,700 SF Unit Cost: $7/SF Other Information: Action Cost: $116,900 Action Year: 2047 Expected Useful Life: 40 Repeat Cycle: 40 Average CoF: 1 Average PoF 2 Component Photographs Page 152 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 111. 3828 - Curbs, Rails & Barriers 131 Element Name: Concrete Curbs Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: The perimeter of the paved asphalt parking and roadways are equipped with poured concrete curbs. The concrete curbs were observed to be in good condition overall with minor cracks and chipping noted. Component Recommendation: An allowance has been included for the lifecycle replacement of the concrete curbs at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for repairs Replace the concrete curbs Qty: 970 LF Unit Cost: $25/LF Other Information: Action Cost: $24,250 Action Year: 2032 Expected Useful Life: 40 Repeat Cycle: 40 Average CoF: 1 Average PoF 2 Component Photographs Page 153 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 112. 3836 - Pedestrian Paving & Surfacing 132 Element Name: Concrete Walkways Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Pedestrian walkways for the site are comprised of poured concrete and interlocking brick. Upon inspection, the walkways appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the concrete walkways at the end of their useful life. Recommended Action: Renlacement Action Summary: Action Description: Allowance for lifecycle replacement Replace concrete walkways Qty: 500 LF Unit Cost: $25/LF Other Information: Action Cost: $12,500 Action Year: 2032 Expected Useful Life: 40 Repeat Cycle: 40 Average CoF: 1 Average PoF 2 Component Photographs a j Page 154 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 113. 3836 - Pedestrian Paving & Surfacing 133 Element Name: Concrete Paving Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There is concrete paving located in the courtyard which is comprised of poured concrete slabs and interlocking brick. Upon inspection, the concrete appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the concrete paving at the end of its useful life. Recommended Action: Renlacement Action Summary: Action Description: Allowance for lifecycle replacement Replace concrete paving Qty: 4,000 SF Unit Cost: $7.50/SF Other Information: Action Cost: $30,000 Action Year: 2032 Expected Useful Life: 40 Repeat Cycle: 40 Average CoF: 1 Average PoF 2 Component Photographs - Page 155 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 114. 3841 - Fences & Gates 134 Element Name: Wood Fencing Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There is wood fencing between the unit patios on the South end of the site. Upon inspection, the wood fencing appeared to be in good condition. Based on the observered good condition of the wood fence, the useful life has been extended. Component Recommendation: An allowance has been included for the lifecycle replacement of the wood fencing at the end of its useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace patio wooden fences Qty: 140 LF Unit Cost: $100/LF Other Information: Action Cost: $14,000 Action Year: 2032 Expected Useful Life: 30 Repeat Cycle: 30 Average CoF: 1 Average PoF 2 Component Photographs Page 156 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 115. 3841 - Fences & Gates 135 Element Name: Metal Railings Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: There are painted metal railings located throughout the site. Upon inspection, the railings appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the painted metal railings at the end of their useful life. Recommended Action: Renlacement Action Summary: Action Description: Allowance for lifecycle replacement Replace the painted metal railings Qty: 400 LF Unit Cost: $100/LF Other Information: Action Cost: $40,000 Action Year: 2042 Expected Useful Life: 50 Repeat Cycle: 50 Average CoF: 1 Average PoF 2 Component Photographs Page 157 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 116. 3858 - Other Landscape Features 136 Element Name: General Landscaping Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: General landscaping consists of manicured lawns, shrubs, and trees. The landscaping was found to be in good condition. Component Recommendation: An allowance has been included for regular maintenance and repair. Recommended Action: Repair Action Summary: Action Description: Allowance for maintenance Allowance for tree trimming and minor landscape repairs Other Information: Action Cost: $5,000 Action Year: 2023 Expected Useful Life: 30 Repeat Cycle: 5 Average CoF: 2 Average PoF 2 Component Photographs Page 158 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 117. 3921 - Fixtures & Transformers 137 Element Name: Site Lighting - Fixtures Year of Installation: 2020 Condition Rating: Good - 2 Component Condition: Site lighting is provided by approximately twenty (20) pole -mounted fixtures and 100 wall - mounted and soffit -mounted fixtures. It is our understanding that the fixtures were upgraded to LEDs in 2020. Upon inspection, the site lighting fixtures appeared to be in good condition. Component Recommendation: An allowance has been included for the lifecycle replacement of the site lighting fixtures at the end of their useful life. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace LED site lighting fixtures Expected Useful Life: Pole -Mounted: Repeat Cycle: Qty: 20 Fixtures Unit Cost: $1,200/Fixture Average CoF: Wall/Soffit-Mounted: Average PoF Qty: 100 Fixtures Unit Cost: $500/Fixture Other Information: Action Cost: $74,000 Action Year: 2035 Expected Useful Life: 15 Repeat Cycle: 15 Average CoF: 1 Average PoF 2 Component Photographs Page 159 of 426 Region of Waterloo Building Condition Assessment Kitchener Housing — 25 JOSEPH ST., Kitchener 3780 - Building Sitework 118. 3921 - Fixtures & Transformers 138 Element Name: Site Lighting - Poles Year of Installation: 1992 Condition Rating: Good - 2 Component Condition: Please refer to the previous element for commentary. Component Recommendation: An allowance has been included to replace the pole standards during the lighting replacement in 2035. Recommended Action: Replacement Action Summary: Action Description: Allowance for lifecycle replacement Replace pole standards Qty: 20 Poles Unit Cost: $5,000/Pole Other Information: Action Cost: $100,000 Action Year: 2035 Expected Useful Life: 40 Repeat Cycle: 40 Average CoF: 1 Average PoF 2 Component Photographs Page 160 of 426 Page 161 of 426 BCA 2022 Questionnaire for Site Visit Please fill in the following questionnaire before the scheduled site visit. We hope to receive this completed form 2 business days before the site visit, if possible, to share with the consultant. Note: as you type in the comments field in the form, the box will keep expanding. If the site has more than one building type (apartment and townhouses) please use a separate form per building type. Highlighted questions are examples of areas that may have supporting documentation the Housing Provider can share to assist in writing their report. If possible, please send a copy of supporting documents back electronically, along with the completed questionnaire, or email on the day of site visit. Documentation can be sent to: To: HPreportinq(a)regionofwaterloo.ca Cc: RWadel(o-)regionofwaterloo.ca Subject: BCA 2022 Site Visit - <Housing Provider Name> <Site Address, City> We appreciate your help in addressing emails as such to streamline the process of documentation coming forth over the next few months. Document Number: 4096801 Version: 1 Page 162 of 426 Housing Provider Name Site Address Site visit date: Building type: Apartment/Townhouse Sect/No. Question Yes No N/A Comments/Explanation A Building Structure and Envelope There have been several minor cracks found — and they have been Any crack on the foundation, exterior wall, repaired or are in the process of 1 floor structure? X being repaired. Is there water leakage through the 2 foundation or exterior wall? X Is there water leakage or other roof -related 3 issues? X Was the roof replaced in the last 10 years? 4 If so, cost? X 5 Has roof insulation been added? X Have the windows been replaced since building construction? If so, what was the 6 cost? X If windows have not been replaced, are 7 there any plans of replacement? X There have been some repairs Is there water leakage or condensation or made to windows if leakage has 8 mould issues with the windows? X been reported/noted Has any exterior door (entrance/unit/patio door) been replaced? Identify the type of Doors are replaced as needed, 9 doors and costs of replacement. X sometimes at Unit Turnover If doors have not been replaced, are there 10 any plans of replacement? X 11 Is there underground parking? X If there is underground parking, are there 12 any issues? X B Mechanical and Plumbing What is the common area heating system (furnace, baseboard heater, rooftop unit or 1 boiler)? Boiler Any there any issues with the common area 2 heating system? X Was the common area heating system 3 replaced in the last 10 years? X Boiler installed in 2011. Document Number: 4096801 Version: 1 Page 163 of 426 No. Question Yes No N/A Comments/Explanation What is the in -suite heating system (furnace, baseboard heater, rooftop unit or 4 boiler)? Boiler Any there any issues with the in -suite 5 heating systems? X Was the in -suite heating system replaced in 6 the last 10 years? X What is the common area cooling system One MUA unit to provide tempered 7 (window AC unit or rooftop unit)? air to common spaces Was the common area cooling system 8 replaced in the last 10 years? X What is the in -suite cooling system Rooftop, as well as heating/cooling 9 (window AC unit or rooftop unit)? I furnace, MUA units. If window AC unit, are they unit owned or 10 building owned? Building Was the in -suite cooling system replaced in Heating/Cooling furnace installed in 11 the last 10 years? X 2017. Are the bathrooms equipped with exhaust 12 fans? X Were the exhaust fans replaced in the last 13 10 years? I X If existing, when was the elevator(s) 14 installed? Elevator was modernized in 2017 Were the domestic water heaters replaced No — but major repair was done in 15 in the last 10 years? X December 2021 Are there issues with pinhole leaks in the We have had leaks —that are 16 domestic water pipe lines? X repaired when found. 17 Has a back-flow preventer been installed? X C Electrical Were the electrical services updated in the last 10 years (panels, transformers, switches, UPS, etc)? Identify what was 1 updated. X Were the lighting fixtures replaced with 2 LED? Identify where. X Outdoor lighting in 2020 No. Question Yes No N/A Comments/Explanation If the lighting has not been replaced with LED, is an LED retrofit considered in the 3 future? X Is there a power generator? Type, age, 4 capacity if available. X 5 What is the type or fuel? X 6 Where is the fuel located? X Document Number: 4096801 Version: 1 Page 164 of 426 Document Number: 4096801 Version: 1 Page 165 of 426 Are there emergency lighting and exit 7 signs? X D Building Interior Were the interior finishes in public areas updated in the last 10 years, (ceiling and 1 wall paint, carpet, etc.) X Unit interior finishes are done as 2 Were the unit interior finishes updated? X needed and at turnover if needed Unit interior finishes are done as 3 Are the unit interiors updated at turnover? X needed and at turnover if needed Were the unit washrooms renovated (tubs, toilets, lavatories)? If yes, provide time of Washrooms are renovated at 4 renovation. X turnover if needed Are the unit washrooms renovated at Washrooms are renovated at 5 turnover? X turnover if needed Were the unit kitchens renovated (sinks, stoves, counter tops, cabinets)? If yes, Kitchens are done at turnover if 6 provide time of renovation. X needed Are the unit kitchens renovated at Kitchens are done at turnover if 7 turnover? X needed If there is a common kitchen, has it been renovated? If yes, provide time of 8 renovation. X If there are common washrooms, have they been renovated? If yes, provide time of 9 renovation. X Is there asbestos, lead, or mould in the When mould is identified, it gets 10 building? If yes, please specify X professionally removed Are there previous DSS reports available for 11 review? X Document Number: 4096801 Version: 1 Page 165 of 426 No. Question Yes No N/A Comments/Explanation E Site 1 Was the parking lot re -paved in the last 10 years? X We are looking into repaving. 2 Are there barrier free parking spots available? X 3 Were the site lighting fixtures (lighting poles, wall packs, flood lights) replaced in the last 10 years? X 4 Has the site lighting been replaced to LED? X Updated in 2020. 5 If not, are there any plans to replace the site lighting to LED? X 6 Are there septic or well systems on the site? If yes, please identify which. X 7 Are there electric solar systems on the site? If yes, please provide size of system, and age of system X 8 Is there a hot water heating solar system on the site? X 9 Have the catch basins ever been cleaned? If yes, when? X October 2021 F Accessibility, Health, Safety, and Others 1 Is there modified unit for barrier free access? X 5 accessible units 2 Are there automatic door openers? X 3 Is the site equipped with accessible ramps? X 4 Is there an accessible bathroom? X 5 Are there fire alarms? X 6 Are there smoke detectors? X 7 Are there heat detectors? X 8 Are there CO detectors? X 9 Is there a CCTV system? X 10 Is there a security alarm system provided for the building? X Document Number: 4096801 Version: 1 Page 166 of 426 Additional Items Comments or Concerns The building is a heritage building, which makes some repairs more difficult. Document Number: 4096801 Version: 1 Page 167 of 426 Page 168 of 426 5160 Explorer Drive, Unit 29 SOLUCORE .;A Mississauga, Ontario L4W 4T7 WO) n is s 4 Tel: 905.206.0555 P/; it www.solueore.com Offices: Calgary • Edmonton - Florida - Halifax . Kitchener • Los Angeles • hlississauga • Montreal - New York • Ottawa • Toronto • Vancouver . Victoria - Winnipeg May 9, 2022 Walterfedy 675 Queen St. S., Suite 111 Kitchener, ON, N2M 1A1 Canada Attention: Ms. Linda Bennett, Project Coordinator Reference: Kitchener Housing - Joseph Street 25 Joseph Street, Kitchener, Ontario Elevator Technical Audit Our Job Number: 2250018TO03 Dear Ms. Bennett: On May 9, 2022, we reviewed the elevator equipment at 25 Joseph Street, located in Kitchener, Ontario. Enclosed is our report detailing our findings. Should you have any questions or concerns, please do not hesitate to call. Sincerely Yours, Solucore Inc. Valentin Marineci, B. Eng Field Engineer 2250018TO03(905) 25 OSEPH STREET, KITCHENER May Page 1 of 1 2022 �� P fessional neee +� wage 1F6§3 Of 426 5160 Explorer Drive, Unit 29 SOLUCORE � Mississauga.Ontario L4W 4TT WO)T Tel: 905.206.0555 www.solueore.com Offices: Calgary • Edmonton - Florida - Halifax . Kitchener • Los Angeles • hlississauga • Montreal - New York • Ottawa • Toronto • Vancouver . Victoria - Winnipeg KITCHENER HOUSING -JOSEPH STREET 25 JOSEPH STREET KITCHENER, ONTARIO Elevator Technical Audit Performed by: Nauman Saeed, P.Eng, M.Eng, EDM -F Reviewed by: Valentin Marineci, B. Eng For: Walterfedy Date of Inspection: May 9, 2022 Job Number: 2250018TO03 2250018TO03 - 25 JOSEPH STREET, KITCHENER Page 1 of 18 � i Solucore Inc. (905) 206-0555 May 25, 2022 '�! PWage �1F%�" R 426 ITZ TABLE OF CONTENTS SUMMARY......................................................................................................................................................3 ITEMS OF CONCERN PASSENGER....................................................................................................................4 EQUIPMENT DESCRIPTION - PASSENGER........................................................................................................5 NOTES ON PERFORMANCE DATA....................................................................................................................7 PERFORMANCE DATA - PASSENGER................................................................................................................8 DEFICIENCIES - PASSENGER...........................................................................................................................10 MAINTENANCE RELATED DEFICIENCIES........................................................................................................................ 10 OTHER MAINTENANCE RELATED DEFICIENCIES.............................................................................................................. 12 OWNER RELATED DEFICIENCIES.................................................................................................................................. 12 PHOTO REFERENCE PASSENGER..................................................................................................................13 POSSIBLE UPGRADES AND CONCERNS..........................................................................................................14 REQUIRED IMMEDIATE (PASSENGER)..................................................................................................................... 14 REQUIRED-SHORTTERM (PASSENGER)................................................................................................................. 14 REQUIRED - MID TERM (PASSENGER)..................................................................................................................... 14 OPTIONAL - MID TERM (PASSENGER)..................................................................................................................... 15 REQUIRED- LONGTERM (PASSENGER)................................................................................................................... 15 COST ASSESSMENT SUMMARY - REQUIRED (PASSENGER)................................................................................................ 16 COST ASSESSMENT SUMMARY - OPTIONAL (PASSENGER)................................................................................................ 16 RIDEANALYSIS.............................................................................................................................................17 PASSENGER- 1........................................................................................................................................................ 17 PASSENGER- 2........................................................................................................................................................ 18 2250018TO03 - 25 JOSEPH STREET, KITCHENER Page 2 of 18 � i ,c� Solucore Inc. (905) 206-0555 May 25, 2022 '�! (Fuge �M" R 426 SUMMARY On May 9, 2022, Solucore Inc. performed an inspection of the vertical transportation equipment located at 25 Joseph Street, in Kitchener, Ontario, for Walterfedy. The purpose of the inspection was to check the general condition and operation of the equipment and to note concerns and deficiencies. A detailed reserve fund study and performance audit was performed. The vertical transportation consists of 2 traction Passenger elevators. A visual review of the equipment was performed and the available documentation in the equipment room was reviewed. This inspection did not include a review of the safety aspects of the installation as this falls under the jurisdiction of the governing authorities. There are no major areas in which the equipment is not in compliance with current codes except as noted. An electronic copy of the maintenance contract was not provided for review. The elevators appear to be covered under the terms of a full maintenance contract with Delta Elevator. The typical elevator "full maintenance" contract covers the replacement of major components in addition to the labour and materials necessary for ongoing repairs, adjustment and preventative maintenance work. Entrances and cab finishes are normally excluded. As long as "full maintenance" is purchased the only additional costs to the Owner should be for malicious damage, repairs to the elevator cabs and entrances and replacement of obsolescent parts. We are assuming, of course, that repairs required due to accidents or "Acts of God" (flood, fire, etc.) are covered by insurance. The schematics are located in the machine room and were laminated. The Maintenance Control Program (MCP) was also reviewed and all items appear to be complete. The fire testing according to Technical Standards and Safety Authority (TSSA) Code Amendment Document (CAD) 261-13 r1 and Director's Order 239/10 has been completed and is available in the machine room. The vertical transportation equipment installed at this location is generally considered to be of average quality in terms of longevity, reliability and performance. The elevators have been located in an adequate manner to provide a reasonable level of service for a building of this type and size. Car top railings have been installed and are compliant with TSSA Code Amendment Document (CAD) 261-13 r1 and Director's Order 245/10. Machine guarding has been installed as per Ministry of Labour (MOL) requirements. The elevators were modernized in 2017 and will most likely require modernization again in the long term of this review. This is mostly due to shortage in parts and expertise. Modernizing the equipment will also bring the elevators up to new code requirements. Therefore, we have made some recommendations in the Possible Upgrades and Concerns section of the report. S050�f8T003(905) 206 25 E0555PH TREET, KITCHENER May 25, 2022 �� e 3 of 18 P fessional nese +� wage 1�! of 426 ITEMS OF CONCERN PASSENGER Controls Passenger: 1, 2 - The Delta elevator controls provided at this site are considered to be of reasonable quality. The controllers are provided in several installations around the country. The controller is having Delta Diagnostic Interface (DDI) to access the DMPC elevator controller, which may render them easy for others to service and maintain. The advantages of having a non-proprietary elevator control system are: greater flexibility in selecting the elevator contractor; ability to get competitive quotes; and wider sources for parts. The manufacturer should also provide a certificate to the Owner pledging support for parts and labour. Elevator Ride Passenger: 1, 2 - The ride profiles consist of horizontal vibrations (front to rear or X-axis and side to side or Y-axis) and vertical vibrations (up and down or Z-axis) as well as jerk and acceleration. Some of these vibrations are above the recommended value and should be adjusted to improve the overall ride quality. Manuals Passenger: 1, 2 - A complete set of manuals should be provided to the Owner with the latest information on this elevator equipment. The information should include the following where applicable: door operator manual, door locks, clutch and door operator arms adjustment manual, car top devices, motor, machine, governor, rope gripper, drive, controller, safeties, and door infrared detector manuals. Performance Passenger: 1, 2 - We observed during our maintenance audit that the elevator control system is not adequately adjusted to provide optimum performance. Given the type of elevator(s) installed, the performance can be significantly improved. Some of the performance concerns identified during the inspection include: car up and down times, door open and close times and car dwell times. S050�f8T003(905) 206 25 E0555PH TREET, KITCHENER May 25, 2022 �� e 4 of 18 P fessional nese +� wage 1 & 426 EQUIPMENT DESCRIPTION - PASSENGER Installation Number: 68490 68491 OEM Manufacturer: Northern Elevator Northern Elevator Modernization Installer: Delta Delta Current Contractor: Delta Delta Year Installed: Circa 1993 Circa 1993 Year Modernized: Circa 2017 Circa 2017 Sales Number: EP176340 EP176341 Control Manufacturer: Delta Delta Control Type: PC6AR PC6AR Elevator Classification: Passenger Passenger Capacity (lbs): 2500 2000 Contract Speed (fpm): 200 200 Governor Trip Speed: 266 266 Motor Manufacturer: Reuland Reuland Motor Type: A000 A000 Motor Output: 15 HP 12.5 HP Machine Type: Geared Geared Machine Manufacturer: Hollister Whitney Hollister Whitney Machine Model: 540H 440H Drive Manufacturer: Yaskawa Yaskawa Drive Type: VVVF VVVF Drive Model: A1000 A1000 Drive Configuration: Overhead Overhead Rope Ratio: 1:1 1:1 # of Ropes/Belts: 4 4 Rope Diameter: 0.5 0.5 Auxiliary Brake: Rope gripper - HW Rope gripper - HW Entrance Type: SSSO SSSO Door Operator Type: GAL MOVFE 2500 GAL MOVFE 2500 Door Locks: GAL GAL Entrance Protection: Infrared Infrared Entrance Width (inches): 42 36 2250018Solucore Inc. (905) TO03JOSEPH STREET, KITCHENER May 25, 2022 �� P fessional g' ece (wage 426 Entrance Height (inches): 84 84 Arrival Signal: Car lantern Car lantern Cab Width (inches): 76 66 Cab Depth (inches): 50 49 Cab Height (inches): 103 90 Car Operating Panels: Main Main Floors Served: P,G,2-5 P,G,2-5 Fire Service: FEO FEO Communication: Hands-free Hands-free Secu rity: Keyed Keyed S050�f8T003(905) 206 25 E0555PH TREET, KITCHENER May 25, 2022 �� e 6 of 18 P fessional ece +� wage 1�t & 426 NOTES ON PERFORMANCE DATA 1. The Operating Time is measured from the time the doors begin to close until they are three quarters open at the next floor. 2. The Door Open Time is measured from the time the doors begin to open until they are fully open. 3. The Door Close Time is measured from the time the doors begin to close until they are completely closed. 4. The Door Dwell times are measured from the time the doors are fully open until they start to close after answering a hall or car call. 5. Hall Advance Time is measured in seconds from the time the hall directional lantern chimes until the door begins to open. 6. Noise levels are measured with an ANSI type 2 sound level meter on the "A" scale, set for an "F" response. For elevators the running (fan) noise level is measured inside the cab with the doors closed; the door operation noise level is measured during a full door open and close cycle. For escalators the ambient noise level is measured at the respective landing with the meter at eye level; escalator noise level is measured with the meter pointed to the respective deck plate. 7. Unless otherwise stated, all times are in seconds, all distances are in inches (in) or millimeters (mm), all speeds are in feet per minute (fpm) or meter per second (mps), all capacities are in pounds (lbs) or kilograms (kg), all sound levels are in decibels, all temperatures are in degrees Fahrenheit (F) or Celsius (C) and all forces are in pound -force (lbf) or Newton (N). 8. Unless otherwise stated, for elevators the terms "left" and "right" are used viewing the elevator from the hall lobby. For escalators the terms "left" and "right" are used viewing the escalator from the bottom landing looking up. 9. Acceleration is the change in velocity and is measured in feet per second squared (ft/sec') or meter per second squared (m/sec') and is measured from peak -to -peak. 10. Jerk is the rate of change in acceleration and is measured in feet per second cubed (ft/sec') or meter per second cubed (m/sec'). S050�f8T003(905) 206 25 E0555PH TREET, KITCHENER May 25, 2022 �� e 7 of 18 P fessional neer +� wage 1 N 426 PERFORMANCE DATA - PASSENGER Designation: I Measured Values Suggested Values' Installation Number: 68490 - Speed Up (fpm): 204.0 196.0 - 204.0 Speed Down (fpm): 204.0 196.0 - 204.0 Operating Time Up (s): 15.19 10.20 Operating Time Down (s): 15.24 10.20 Door Open Time (s): 4.29 2.70 Door Close Time (s): 4.66 4.30 Car Call Dwell Time (s): 7.29 3.00-4.00 Hall Call Dwell Time (s): 5.52 5.00-6.00 Nudging Time (s): 18.29 <_ 20.00 Running (Fan) Noise Level (db): 54.0 <_ 55.0 Door Open Noise Level (db): 57.0 <_ 62.0 Door Close Noise Level (db): 56.0 <_ 62.0 Max: X (mg): 3.3 <_ 10.0 Max: Y (mg): 8.2 <_ 10.0 Max: Z (mg): 12.7 <_ 10.0 A95: X (mg): 1.6 <_ 6.0 A95: Y (mg): 3.7 <_ 6.0 A95: Z (mg): 5.3 <_ 6.0 Levelling Accuracy (inches): 0.250 <_ 0.250 Door Closing Force (lbf): 20 <_ 30 Jerk (ft/s3): 4.4 <_ 9.0 A95 Acceleration (ft/s2): 3.1 <_ 4.5 2250018TO03 - 25 JOSEPH STREET, KITCHENER Page 8 of 18 Solucore Inc. (905) 206-0555 May 25, 2022 =60 �1 '%' o 426 Designation: 2 Measured Values Suggested Values' Installation Number: 68491 - Speed Up (fpm): 196.4 196.0 - 204.0 Speed Down (fpm): 196.0 196.0 - 204.0 Operating Time Up (s): 16.36 10.00 Operating Time Down (s): 14.98 10.00 Door Open Time (s): 4.07 2.50 Door Close Time (s): 4.61 4.10 Car Call Dwell Time (s): 7.58 3.00-4.00 Hall Call Dwell Time (s): 5.24 5.00-6.00 Nudging Time (s): 17.59 <_ 20.00 Running (Fan) Noise Level (db): 54.0 <_ 55.0 Door Open Noise Level (db): 57.0 <_ 62.0 Door Close Noise Level (db): 57.0 <_ 62.0 Max: X (mg): 4.1 <_ 10.0 Max: Y (mg): 5.7 <_ 10.0 Max: Z (mg): 15.5 <_ 10.0 A95: X (mg): 1.6 <_ 6.0 A95: Y (mg): 3.7 <_ 6.0 A95: Z (mg): 8.6 <_ 6.0 Levelling Accuracy (inches): 0.250 <_ 0.250 Door Closing Force (lbf): 20 <_ 30 Jerk (ft/s3): 3.0 <_ 9.0 A95 Acceleration (ft/s2): 2.4 <_ 4.5 4P- Operating times and door times should be discussed with building management. s/d - Elevator shutdown. S050�f8T003(905) 206 25 E0555PH TREET, KITCHENER May 25, 2022 �� e 9 of 18 P fessional nese +� wage 1 & 426 DEFICIENCIES - PASSENGER Maintenance Related Deficiencies The elevator company should address the following deficiencies under the maintenance contract: 1 1 The cab handrail is loose or damaged. The cab handrail should be repaired or secured properly. Right hand side is loose. 2 1 We observed rollback in one or both directions. The contractor should adjust the preloading and rollback of the elevator as well as review the drive and acceleration parameters. 3 1 The car door is scratched, scuffed, or damaged. The contractor should refinish or repair the door as required. 4 1 The overlap between the hall door and entrance frame is less than the allowable limit. Adjust the door to increase the overlap and prevent any passenger injuries. On floor 4. 5 1 One or more hall door gibs are loose or worn. The worn gibs should be replaced or adjusted to prevent excessive door movement or scraping. On floor 4 6 1 The grounding/bonding for the machine guards is missing or not secured properly. The grounding should be provided and properly installed. Missing. 7 1 The door open time is too slow and should be improved. Refer to the "Performance Data" for suggested value. 8 1 The door close time is too slow and should be improved. Refer to the "Performance Data" for suggested value. 9 1 The operating time up is too slow and should be improved. Refer to the "Performance Data" for suggested value. 10 1 The operating time down is too slow and should be improved. Refer to the "Performance Data" for suggested value. 11 1 The car call dwell time is too long. The time should be improved so that this time is within expectations. Refer to the "Performance Data" table for suggested value. 12 1 The maximum vertical vibration in the Z-axis or up and down direction is greater than the suggested limit. Refer to the Performance Data for suggested value and to the ride analysis portion of our report for more details. 2250018TO03 - 25 JOSEPH STREET, KITCHENER Page 10 of 18 Solucore Inc. (905) 206-0555 May 25, 2022 (wage � '�1�' n & 426 13 2 One or more hall door rubber stops are missing. The contractor should replace the missing rubber stops. On floor 5. 14 2 The car door is scratched, scuffed, or damaged. The contractor should refinish or repair the door as required. 15 2 The overlap between the hall door and entrance frame is less than the allowable 1 limit. Adjust the door to increase the overlap and prevent any passenger injuries. On floor 2. 16 2 The hall door does not open fully reducing the open width. The contractor should adjust the door equipment and replace worn components to allow for a full width opening. 17 2 One or more screws in the hall call faceplate are missing or loose. The loose or missing screws should be secured or provided. Not flushed against the wall on floor 5. 18 2 The grounding/bonding for the machine guards is missing or not secured properly. The grounding should be provided and properly installed. Missing. 19 2 The door open time is too slow and should be improved. Refer to the "Performance Data" for suggested value. 20 2 The door close time is too slow and should be improved. Refer to the "Performance Data" for suggested value. 21 2 The operating time up is too slow and should be improved. Refer to the "Performance Data" for suggested value. 22 2 The operating time down is too slow and should be improved. Refer to the "Performance Data" for suggested value. 23 2 The car call dwell time is too long. The time should be improved so that this time is within expectations. Refer to the "Performance Data" table for suggested value. 24 2 The maximum vertical vibration in the Z-axis or up and down direction is greater than the suggested limit. Refer to the Performance Data for suggested value and to the ride analysis portion of our report for more details. 25 2 The maximum vertical vibration in the Z-axis or up and down direction for 95% of the ride is greater than the suggested limit. Refer to the Performance Data for suggested value and to the ride analysis portion of our report for more details. 2250018Solucore Inc. i905) TO03JOSEPH STREET, KITCHENER Page May 2512022 4 of 18 P fessional nese (wage 1bb 426 Other Maintenance Related Deficiencies The elevator company should address the following deficiencies under the maintenance contract: 26 1 The pit is slightly dusty and dirty. The pit should be cleaned. 27 2 The pit is slightly dusty and dirty. The pit should be cleaned. Owner Related Deficiencies Trades other than the elevator company, at the conclusion of construction, should have addressed the following deficiencies: 28 1 No load rating is provided on the overhead beams in the machine room. The load rating of the beam should be verified and a label installed. 29 1 The hall door is scuffed or damaged in places. Owner should repair the door skin. Hall door frame is scratched on few floors and needs to be re -painted. 30 1 The hall door equipment is rusting. To correct this problem we recommend sanding, priming and painting the hall door equipment with a high grade rust inhibitor. On floor P. 31 2 The hall door is scuffed or damaged in places. Owner should repair the door skin. Hall door frame is scratched on few floors and needs to be re -painted. 32 2 The handrail has been removed on one or more sides. The missing handrails should be replaced. 33 2 The hall door equipment is rusting. To correct this problem we recommend 2 sanding, priming and painting the hall door equipment with a high grade rust inhibitor. On floor P. 2250018Solucore Inc. (905) TO03JOSEPH STREET, KITCHENER Page 12 of 18 May 25, 2022 4P fessional nese (wage 181 of 426 ITZ PHOTO REFERENCE PASSENGER Photo - 1 Photo - 2 2250018TO03 - 25 JOSEPH STREET, KITCHENER Page 13 of 18 Solucore Inc. (905) 206-0555 May 25, 2022 ageI'nN 426 POSSIBLE UPGRADES AND CONCERNS A summary of possible elevator related upgrades and/or concerns are as follows. We would suggest that money be set aside for the following upgrades that will likely be required (voluntarily or otherwise) over the next 30 years. Please note that all capital costs are in today's dollar and these costs are estimates for budgetary purpose only. These costs can change without notice due to fluctuation in the Canadian Dollar, changes in the collective agreement, inflation, war, and strikes. REQUIRED IMMEDIATE (Passenger) Rusting - Door Equipment (1, 2) Some of the door equipment such as hall doors, entrance frames, car door equipment and sills are rusting and the presence of rust on the equipment will eventually cause damage. To prevent further deterioration from occurring, the equipment should be sanded and painted so that further damage does not occur. The scope of work includes cleaning and treating the steel, sanding the equipment and priming and painting. Some components may need to be replaced as required. Total cost of upgrade : $4,000 REQUIRED - SHORT TERM (Passenger) Code Changes and Vandalism (Short Term) (1, 2) Some money should be set aside for code changes and to repair vandalism of the equipment or for other items not covered under the maintenance contract. If the money is not used, it can be redistributed to help finance some of the capital upgrade items. Total cost of upgrade : $10,000 REQUIRED - MIDTERM (Passenger) Code Changes and Vandalism (Mid Term) (1, 2) Some money should be set aside for code changes and to repair vandalism of the equipment or for other items not covered under the maintenance contract. If the money is not used, it can be redistributed to help finance some of the capital upgrade items. Total cost of upgrade : $10,000 Door Operators (1, 2) The existing door operator(s) have a closed loop system. However, newer closed loop door operators are entering the market that are more efficient and durable while still adjusting the door closing force to compensate for wind pressure and other obstacles. Since door related calls represent 80% of the callbacks, it is not uncommon to upgrade the door operators prior to a modernization. Therefore, an upgrade is recommended. Total cost of upgrade : $30,000 2250018 i905) TO03JOSEPH STREET, KITCHENER Page 14 of 18 May 25, 2022 �� P fessional nese Solucore Inc. (wage 1�' 426 OPTIONAL - MID TERM (Passenger) Cab and Fixture Upgrade (1, 2) The existing passenger cab enclosure(s) are in good condition, but starting to show signs of wear and tear. The fixtures are in good condition, but are also easily damaged and stop buttons if equipped can also cause problems with vandals. Hence, upgrading the cab and fixtures may be required in order to maintain a consistent standard and clean looking elevator cab(s). Furthermore, upgrading the fixtures will increase the user's confidence with the elevator because new fixtures are associated with new elevators. The upgrade will include emergency light, new hall and car pushbuttons, new service panel and switches, integrated security capabilities where required, tactile markings, new digital position indicator where chosen, integrated hands-free phone and license certificate. The cab would also be refurbished. Total cost of upgrade : $50,000 REQUIRED - LONG TERM (Passenger) Major Modernization (1, 2) Over time elevators will require modernization as certain elevator components may be unavailable due to obsolescence. Additionally, as newer equipment designs become more predominant, the service personnel capable of performing necessary adjustments will become increasingly difficult to find. Thus, in order to remain competitive and ensure reliable elevator service over the long term, modernization of the elevators will likely be required. Though parts are still available from elevator parts manufacturers they will become increasingly difficult to source and expertise in trouble -shooting may eventually become scarce. The elevating device system in this complex is equipped with a Variable Voltage Variable Frequency (VVVF) drive. This design has become very common and popular. Therefore, a major modernization is anticipated depending on the need to compete with other buildings, and how well this equipment functions. The scope of work would include replacing existing controller with newer microprocessor based controls, replacing existing motor controls with newer solid-state electronic VVVF, providing emergency lighting, and updating cab and fixtures if not already performed. Barrier free requirements should also be addressed during this time if not compliant with local legislation. Other costs for items like taxes, electrical work and patching should be added to the overall cost. We recommend budgeting a contingency of 20% to cover these additional costs. Total cost of upgrade : $400,000 2250018Solucore Inc. (905) TO03JOSEPH STREET, KITCHENER Page 15 of 18 May 25, 2022 4P fessional g' ece (wage 426 Cost Assessment Summary - Required (Passenger) Cost Assessment Summary - Optional (Passenger) Component Repair/Replacement Reserve Analysis Component Immediate Short Term Mid Term Long Term Total (1-10 years) (11-20 years) (21-30 years) Total Code Changes and Vandalism $10,000 $50,000 $10,000 (Short Term) Code Changes and Vandalism $10,000 $10,000 (Mid Term) Door Operators $30,000 $30,000 Major Modernization $400,000 $400,000 Rusting - Door Equipment $4,000 $4,000 Total $4,000 $10,000 $40,000 $400,000 $454,000 Cost Assessment Summary - Optional (Passenger) Component Repair/Replacement Reserve Analysis Immediate Short Term (1-10 years) Mid Term (11-20 years) Long Term (21-30 years) Total Cab and Fixture Upgrade $50,000 $50,000 Total $50,000 $50,000 2250018Solucore Inc. (905) TO03JOSEPH STREET, KITCHENER Page 16 of 18 May 25, 2022 4P fessional ece (wage 18�' 426 ITZ RIDE ANALYSIS The following graphs show the ride quality ofthe building equipment. The ride quality appears to be good in all axes. No further action is required by the contractor other than monitoring. 25 Joseph Street 250001 Units: miu(o File:0000mcn`E2 11J7:240J11)9t22 300 ED ------------------------------------------------------------------------------------------------------------------------------------------------------- ED U , ry Seconds ISO %(Ple, Body Y�yz 1999 Solucore Inc- (905) 206-0555 May 25, 2022 * 31a ... ge 1865"N 426 Passenger - 2 The ride quality appears to be poor in the Z-axis. The readings are greater than the suggested value and should be improved. The contractor should review the ride quality in the Z-axis and make the necessary adjustment or repairs to rollers, rails, stabilizers, etc. as required. 25 Joseph Street Elevator/Escalator 250002 Units: milli(o File: YR7H9GRB.VE2 12:03 5S 05.",122 IA—W Aced: 2. 406DeceJ: -2.79711.971 W— Pd Pk: 4.1 A95: 1.6: 6 -Pk: 2.4 F. hl- Pk Pk: 5.7 A95: 3.7: 4Pk: 3.7 °.� -5. Pk: 1 .5 0 -Pk: 20.0 Jer# Zone Ik P)JPk: 29.9 - ------------- - ----- ---------- -- -------- - F 0 5 10 15 20 25 Seconds ISO Whole Body XYZ 1999 2250018TO03(905) 25 OSEPH STREET, KITCHENER Page 18 of 18 May 25, 2022 '/ ��ge 187 Wf 426