BOILER REPLACEMENT MEMORIAL POOL - City of Courtenay · Boiler Replacement Memorial Pool Page 2 of...

CITY OF COURTENAY

REQUEST FOR PROPOSAL NO. R17-03

BOILER REPLACEMENT MEMORIAL POOL

Closing Date: 2:00pm local time, March 16, 2017

City of Courtenay 830 Cliffe Avenue

Courtenay, B.C. V9N 2J7 Attn: Purchasing Division

RFP No. R17-03 Boiler Replacement Memorial Pool of 11

SECTION I TERMS OF REFERENCE

1. INTRODUCTION

Proposals are being accepted for the design, supply and installation of a pool heating boiler with the addition of an air sourced heat pump with all associated bypasses, valves and piping at the Courtenay Memorial Pool. The pool is located at 489 Old Island Highway, Courtenay, BC. The City will hold a site meeting for those interested in submitting a proposal on March 9, 2017 @ 11am. The City is not liable for any expense, damage or loss incurred as a result of any misunderstanding or error by the proponent regarding the work and conditions affecting it, including site conditions. The Memorial Pool Energy Study and Infrastructure Review have been included as part of the RFP package and may be of use to proponents in preparing your responses. The system design should maintain a water temperature of 80-82 degrees Fahrenheit, with initial heating load undertaken by boiler and maintenance heating performed by heat pump. Bypass piping shall permit each unit to serve as the independent heat source. In addition, the successful proponent will be required to supply and install a new direct digital control operating system, complete with all associated wiring and controls to deliver a complete system. This project encompasses the removal and environmentally responsible disposal of the existing atmospheric boiler and associated redundant piping. The nature, scale and proximity of the works contained within this RFP dictates that the project must be completed and commissioned by May 15, 2017.

2. SCOPE OF WORK

2.1 The Deliverables

a) Design & build of replacement pool heating boiler and integrated air sourced heat pump (ASHP) and direct digital control system (DDC) with all associated electrical and piping modifications. Minimum component requirements are as follows:

i) Boiler

• Minimum 1 300 000 btu/hour output condensing type natural gas boiler with a minimum 92% operating efficiency rating.

• Make, model, specifications & ratings to be included with tender.

ii) ASHP

• Minimum 10t ASHP (City to provide electrical panel & concrete pad for installation) with minimum COP rating of 5.0.

• Make, model, specifications & ratings to be included with tender.

iii) DDC

• Internet based (City to provide internet to building), network capable for offsite control of system.


• Modular/expandable in nature to allow for the addition of future controls, sensors, etc.

• Provision of operator access to source code for diagnostic & operational purposes.

• Make, model, & specifications to be included with tender.

b) As built plans, including technical specifications, in digital format.

c) All owner’s & operating manuals, including warranties, in digital format.

2.2 Value Added Services

Provide detailed description(s) of any “value added services” offered to the City in conjunction with your proposal for the term of the contract.

2.3 Alternate Proposal or Innovations

Provide detailed description(s) of any alternative goods or services available to achieve the scope of work and deliverables described within this RFP. Any alternatives offered must be provided as a separate proposal as stated in Instructions to Proponents - Section 8.

3. PROPOSAL SUBMISSION

3.1 All proponents are required to include the following information with their submissions, and in the order that follows:

• A Corporate profile of their firm outlining its history, philosophy and target market.

• A description of the proponent’s understanding of the project objectives/outcomes and vision, and how these will be achieved.

• A detailed project methodology explaining each project task including what will be expected of both the proponent and the City with respect to each task.

• Team Composition – a complete listing of all key personnel who will be assigned to this project. This will include relevant experience, qualifications for this project, roles and responsibilities, leadership, etc. in addition to their availability for this project. In addition, the Consultant’s team shall have knowledge of an be able to apply all applicable codes, standards and regulations to the project in its entirety.

• A detailed proposal of what will be delivered, including the expected outcome and benefits to the City of Courtenay.

• A detailed schedule of all activities, including start date, milestones, project meetings, interim reports and progress reports required by this project.

• Provision of priced methodology complete with a time allotment for each identified task you propose to employ to carry out the work, this shall form the basis for payments to the successful proponent. Supplement this with a schedule of fees for staff to be assigned to the project. These rates shall be the basis for adjustments to the value of the contract in the event the scope of work varies from that proposed. Proponents are advised that the City requests that separate prices be provided for each elevator/lift listed in Appendix A and that a cost for re-inspections be provided separately.

• A minimum of three (3) client references from projects of a similar size and scope.

RFP No. R17-03 Boiler Replacement Memorial Pool of 11 4. MATERIALS RECYCLING 4.1 The City encourages the Contractor, sub-contractor(s) and vendors to recycle excess materials and reduce

addition to regional landfills. Any costs incurred for recycling will be paid for by the Contractor.

5. HEALTH & SAFETY

5.1 Prime Contractor

The successful Proponent shall be designated the Prime Contractor during maintenance services in the immediate elevator maintenance area and will be required to sign and submit the attached Prime Contractor Designation Form.

5.2 Contractor’s Health & Safety Program

The Contractor must submit a copy of their Health & Safety Program Manual and/or Safe Work Procedure that is directly related to the work outlined in this RFP. The submitted Health & Safety Program Manual and/or Safe Work Procedure shall be reviewed for compliance by the City’s OH&S/Disability Claims Coordinator.

6. AGREEMENT

6.1 The successful Contractor will be required to enter into a formal agreement with the City, see attached

standard agreement.


SECTION II INSTRUCTIONS TO PROPONENTS

1. An electronic submission of the proposal in .pdf format must be submitted to [email protected] no later than 2:00pm local time, Thursday, March 16, 2017 (the RFP Closing Date).

The email subject line shall read “R17-03 Boiler Replacement Memorial Pool”.

It is the sole responsibility of the Proponent to ensure that their proposal is received by the City within the proper time allocation. Late responses will be rejected by the City of Courtenay. All proposals must be signed by an authorized Proponent representative. Submission of a proposal indicates acceptance by the Proponent of the conditions contained in this RFP, unless clearly and specifically noted in the proposal submitted.

2. Questions are to be submitted in writing within 2 business days of the RFP Closing Date quoting the RFP name, number and contact person below, and sent to email [email protected].

Anthony Jeffery, Buyer City of Courtenay [email protected]

Any verbal communications will be considered unofficial and non-binding to the City. Proponents should rely only on written statements issued by the contact person listed above.

3. Not a Tender Call

This RFP is not a tender call, and the submission of any response to this RFP does not create a tender process. This RFP is not an invitation for an offer to contract, and it is not an offer to contract made by the City. Proposals will not be opened in public.

4. No Obligation to Proceed

a) Though the City fully intends at this time to proceed through the RFP process in order to select the goods or services, the City is under no obligation to proceed to the purchase, or any other stage. The receipt by the City of any information (including any submissions, ideas, plans, drawings, models or other materials communicated or exhibited by any intended Proponent, or on its behalf) shall not impose any obligations on the City. There is no guarantee by the City, its officers, employees or agents, that the process initiated by the issuance of this RFP will continue, or that this RFP process or any RFP process will result in a contract with the City for the purchase of the product, service or project.

b) The City reserves the right to accept or reject all or part of the proposal, however the City is not precluded from negotiating with the successful Proponent to modify its proposal to best suit the needs of the City.

c) The City reserves the right to reject, at the City’s sole discretion, any or all proposals if the proposal is either incomplete, obscure, irregular or unrealistic.

d) Further, a proposal may be rejected on the basis of the Proponents past performance, financial capabilities, completion schedule and non-compliance with Federal, Provincial and Municipal legislation.

e) The City reserves the right to accept or reject a proposal where only one proposal is received.

mailto:[email protected]



RFP No. R17-03 Boiler Replacement Memorial Pool of 11 5. Cost of Preparation

Any cost incurred by the Proponent in the preparation of the proposal will be solely at the expense of the Proponent.

6. Confidentiality and Freedom of Information and Protection of Privacy Act

The proposal should clearly identify any information that is considered to be confidential or proprietary information (the “Confidential Information”). However, the City is subject to the Freedom of Information and Protection of Privacy Act. As a result, while the Act offers some protection for third party business interests, the City can’t guarantee that any Confidential Information provided to the City can be held in confidence if a request for access is made under the Freedom of Information and Protection of Privacy Act.

7. Irrevocability of Proposals

By submission of a written request, the Proponent may amend or withdraw its proposal prior to the closing date and time. Upon closing time, all proposals become irrevocable and are valid for a minimum of 60 days. By submission of a proposal the Proponent agrees should the proposal be successful, the Proponent will enter into a contract with the City. Prices will be firm for the entire contract period, unless otherwise agreed to by both parties.

8. Alternate Proposals

If an alternate solution is offered, the information shall be submitted in the format requested as a separate proposal.

9. Pricing

Prices are to be quoted in Canadian funds with the Goods and Services Tax (GST) shown as a separate line item, if requested. Prices must be quoted inclusive of all shipping, duty and other applicable costs F.O.B. the location indicated in the RFP.

10. Sub-Contracting

Under no circumstances may the provision of goods or services, or any part thereof be sub-contracted, transferred, or assigned to another company, person, or other without the prior written approval of the City.

11. Limitation of Damages

The Proponent, by submitting a proposal, waives any claim for loss of profits if no contract is made with the Proponent. By submitting a proposal the Proponent agrees to all terms and conditions of this RFP. Proponents who have obtained the RFP electronically must not alter any portion of the document, with the exception of adding the information requested. To do so will invalidate the proposal. The Proponent is responsible to ensure that they have obtained and considered all information necessary to understand the requirements of the RFP and to prepare and submit their proposal.

12. Cancellation of RFP

The City reserves the right to cancel this RFP at any time. 13. Accuracy of Information

The City makes no representation or warranty, either express or implied, with respect to the accuracy or completeness of any information contained or referred to in this RFP.

RFP No. R17-03 Boiler Replacement Memorial Pool of 11 14. Cancellation of Contract

The City reserves the right to terminate the Contract, at its sole and absolute discretion, on giving 30 days written notice to the successful Proponent of such termination and the successful Proponent will have not rights or claims against the City with respect to such termination. Cancellation would not, in any manner whatsoever, limit the City’s right to bring action against the successful Proponent for damages for breach of contract.

15. Default

a) The City may, by notice of default to the Contractor, terminate the whole or any part of this Contract if the Contractor fails to make delivery of the Services within the time specified, or to perform any other provisions of this Contract.

b) In the event the City terminates this Contract in whole or in part as provided in clause 15(a), the City may procure goods or services similar to those so terminated, and the Contractor shall be liable to the City for any excess costs for such similar goods or services.

c) The Contractor shall not be liable for any excess costs under clause 15(b) or 15(c) if failure to perform the Contract arises by reason of Force Majeure or acts of the City.

16. Misrepresentation or Solicitation

If any director, officer or employee or agent of a Proponent makes any representation or solicitation to any Councillor, officer, employee or agent of the City of Courtenay with respect to the RFP, whether before or after the submission of the proposal, the City shall be entitled to reject or not accept the proposal.

17. Business License and Permits

The successful Proponent shall be responsible for acquiring and payment for all required licenses, permits and approvals from authorities having jurisdiction, for the performance of the work.

The successful Proponent shall be responsible to acquire and maintain a valid City of Courtenay Business License for the term of the Contract.

18. Payment Terms

The successful Proponent shall invoice the City in an acceptable format and will be paid as per the City’s standard payment terms, net 30 days from date of invoice.

19. Applicable Laws and Agreements

This RFP is subject to the terms and conditions of the Agreement for Internal Trade, Mash Annex 502.4 and the Trade, Investment and Labour Mobility Agreement, both inter-provincial trade agreements.

The laws of the Province of B.C. shall govern this request for proposal and any subsequent Contract resulting from the proposal.

20. References

The Proponent shall provide a minimum three (3) references for similar work detailed in the Terms of Reference.

21. Insurance


As a minimum, the successful Proponent shall procure and maintain through the term of the contract, at its own expense and cost, the following insurance policies:

a) Commercial General Liability Insurance in an inclusive amount of not less than $2,000,000 for each occurrence or accident. Minimum coverage must include Personal Injury, Contractual Liability, Non-Owned Automobile Liability, Products/Completed Operations, Contingent Employers Liability, Cross Liability and Severability of Interest, and a 30 day written notice of insurance cancellation clause .

b) Motor Vehicle Insurance including Bodily Injury and Property Damage in an inclusive amount of not less than $2,000,000 per accident per licensed motor vehicle used to carry out the work.

c) Proof of WorkSafe BC registration, including proof of up to date assessment payments in the form of a WorkSafe BC Certificate of Compliance letter.

21. Ownership of Material and Copyright

a) Any drawings, audio-visual materials, plans, models, designs, specifications, software, reports and

other similar documents or products produced by the Consultant for the benefit of the City as a result of the provision of the Services (the “Material”) may be used by the City as part of its operations associated with the Materials provided.

a) All Material shall be transferred and delivered by the Consultant to the City following the expiration or

sooner termination of this Agreement, provided that the City may, at any time or times prior to the expiration or sooner termination of this Agreement, give written notice to the Consultant requesting delivery by the Consultant to the City of all or any part of the Material in which event the Consultant shall forthwith comply with such request. All materials created electronically must be provided in electronic format, in a format and in a medium acceptable to the City.

b) The Consultant agrees that the City will own all of the Material and the Consultant irrevocably assigns

to the City all of the Consultant’s title in the Material. The Consultant retains ownership of the “Embedded IP”. The Material does not include intellectual property or confidential information that is proprietary to the Consultant and (a) used by the Consultant to prepare, produce or supply the Material, or (b) that is otherwise embedded within the Material (“Embedded IP”).

c) The Consultant hereby represents and warrants that any portion of the Material produced by the

Consultant will not infringe any patent or copyright or any other industrial or intellectual property rights including trade secrets.

23. Corporate Climate Action Strategy Requirements

a) The Government of BC Greenhouse Gas (GHG) Reporting Regulation (November 2009), mandates municipal facilities to report GHG emissions by facility and in addition, report GHG emissions by Contractors hired for new contracts and contract renewals. The City of Courtenay have prepared a GHG emissions guide and format for ease of use to report GHG emissions on behalf of the City.

b) The City requires the management of its assets in an environmentally sound manner and integrates environmental factors into planning and decision making. The intent is to conserve natural resources and to minimize negative impacts on the environment, while retaining optimal product or service performance. To that end, evaluation of proposals for the delivery of products and services to the City will consider environmental performance as one of the evaluation criteria.

c) Anti-idling


In the interest of reducing negative impacts on human health, all Contractors working directly or indirectly for the City or on City owned property must ensure that when vehicles or equipment are not required to be running for operational purposes every effort is made to reduce engine idling.

Idling time shall be permitted to provide safe and efficient engine warm up time, 3 to 5 minutes for heavy duty vehicles and equipment, and up to 1 minute for light duty vehicles and equipment. During field operation, the same criteria shall apply.

These time periods have been calculated by Natural Resources Canada to account for all incremental weather wear on batteries and starters as well as the incremental usage associated with re-starting the engine. The anti-idling criteria do not apply to any situation where the safety of the operator, passengers or other person shall be compromised by turning off the engine.

24. Evaluation Process and Criteria

a) An evaluation committee made up of City staff will be reviewing proposal submissions. The City reserves the right to accept any or none of the proposals submitted and will evaluate proposals based on best value and not necessarily the lowest cost.

b) Notwithstanding any custom or trade practice to the contrary, the City reserves the right to, at its sole discretion and according to its own judgement of its best interest to waive any technical or formal defect in a proposal and accept that proposal.

c) The City reserves the right to award the contract to other than the lowest cost Proponent.

d) Award of any contract resulting from this RFP may be subject to City of Courtenay Council approval, and budget considerations.

e) The City reserves the right to accept any or none of the proposals submitted and will evaluate proposal submissions based on “best value” using the following criteria:

Evaluation Criteria Wt.

Score Per Evaluation Criteria Weighted

Total Poor (.3) Marg (.5) Fair (.7) Good (.9) Exc. (1.0)

Financial Cost to the City 30

Qualifications & Related Experience 30

Project Completion Schedule 30

Quality of Submission & Methodology 10

Total 100


BID FORM The Proponent offers to supply the work in accordance with the Contract documents and accept payment at the unit prices specified in the Bid Form in accordance with the Contract documents. The Proponent declares that all information, which is provided or will be provided to the City of Courtenay is true and understands and agrees to be bound by the Contract documents. Bid prices shall not include GST.

A. Project Description

i. Removal of current Boiler and all associated pieces $________________ ii. Design of integrated boiler, heat pump and DDC control system $________________

iii. Installation of integrated boiler, heat pump and DDC control system. $________________

B. References Included with Proposal Yes or No

C. Health & Safety Program Manual or Safe Work Plan Included With Proposal Yes or No

D. Maintenance agreement cost per season $________________

The above prices include and cover all duties, handling and transportation charges, and all other charges incidental to and forming part of this Proposal. Acknowledgement is hereby made of receipt and inclusion of the following addenda to the documents: Addendum No. _________Dated: _____________________No. Of Pages:__________________

Company Name:

Address:

Email:

Tel and Fax:

Name, Signature, and Title of Signing Officer:

Date:


Existing boiler room ~2.4m x 3.6m

New concrete pad for ASHP

Pool volume ~189 000 litres Surface area ~380 m2

Project Title AGREEMENT

THIS AGREEMENT made the 23rd day of January, 2015. BETWEEN

THE CORPORATION OF THE CITY OF COURTENAY 830 Cliffe Avenue Courtenay, B.C. V9N 2J7

(hereinafter the “City”) OF THE FIRST PART AND Contractor Name adresss

OF THE SECOND PART

WHEREAS:

The City wishes to hire the Contractor for the (description) Courtenay, B.C. as described herein, and desires to engage the Contractor to perform said work.

The Contractor has agreed to perform the said work in accordance with the terms and conditions of this Agreement.

NOW THEREFORE THIS AGREEMENT WITNESSES THAT in consideration of the terms, covenants and conditions herein contained, the parties hereto, hereby covenant and agree as follows:

City of Courtenay (Project title) Agreement Page 2 of 6

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1. SCOPE OF WORK 1.1 Detailed Project Description, (hereinafter called the “Work”):

1.2 The Contractor must provide and is responsible for the Work outlined in their proposal DATE (attached hereto as Schedule A) submitted to the City by the Contractor in response to the City’s PUBLIC COMPETITITION/OR PROJECT FILE (attached as Schedule B) and forming an integral part of this Agreement.

1.3 The City has issued purchase order xxxx for this project and this number must be clearly stated on all invoices and related documentation.

1.4 The Contractor shall perform the Work:

a) with the degree of care, skill and diligence normally applied in the performance of Work of a similar nature;

b) in accordance with current professional practices; c) in conformance with the latest industry standards and regulations applicable at the

time of the Work to be undertaken.

1.5 The Contractor must furnish all personnel required to perform the Work and personnel must be competent and qualified to perform the Work.

1.6 Where specific personnel have been proposed by the Contractor for the performance of the Work, and have been accepted by the City, the personnel may not be replaced without the prior written consent of the City.

1.7 The Contractor must commence the Work in a timely manner and carry out the Work in accordance with the completion dates set out in the work plan and stated on the Bid Form.

1.8 The contract price or schedule of rates included in Schedule A shall be the entire compensation owing to the Contractor for the Work and this compensation shall cover all profit and all costs of supervision, labour, material, equipment, overhead, financing, warranty work, and all other costs and expenses whatsoever incurred in completing the Work.

2. PROJECT SCHEDULE 2.1 The Work shall be complete on or before DATE, subject to inspection and approval by

the City’s project representative. 3. PAYMENT 3.1 In consideration of the Work performed by the Contractor to the satisfaction of the City,

the City shall pay to the Contractor the contract price prescribed in Schedule A attached hereto and forming an integral part of this Agreement.

3.2 The Contractor shall submit invoices to the City representative or delegate on a pre-determined schedule. If the City approves the amount of an invoice, the City will pay the invoice net 30 days of receipt and approval of the invoice.

3.3 The Contractor shall keep proper accounts and records of all costs and expenditures


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forming the basis of the billing to the City, including but not limited to hours worked, details of disbursements and percentage amounts of work completed. The City shall be entitled to verify the accuracy and validity of all billings and payments made by auditing and taking extracts from the books and records of the Contractor and by such other means as shall be reasonably necessary or advisable.

4. CHANGES TO SCOPE OF WORK 4.1 The City may at any time vary the scope of work to be provided by the Contractor as

part of the Work. In that case and where this Agreement contains a limit or limits in sub-clause 1.7 as to the maximum fees and disbursements to be paid to the Contractor for all or any part of the Work, such limit or limits shall be adjusted as agreed to by both parties in writing and failing agreement, as reasonably determined by the City. Should the Contractor consider that any request or instruction from the City constitutes a change in the scope of the Work, the Contractor shall so advise the City within ten (10) days in writing. Without said written advice within the time period specified, the City shall not be obligated to make any payments of additional fees to the Contractor.

5. UNDERTAKING, RELEASE AND INDEMNIFICATION 5.1 The Contractor hereby indemnifies and releases the City, its officers, employees and

agents from all costs, losses, damages and disbursements including those caused by personal injury, death, property damage, loss and economic loss arising out of, suffered or experienced by the Contractor, its officers, servants and agents, and sub-contractors in connection with their performance of the Work under this Agreement except where such loss arises solely out of negligence on the part of the City, its officers, servants and agents.

5.2 This release and covenant of indemnification above set forth shall survive termination of the term of this Agreement.

6. INSURANCE 6.1 The Contractor agrees to obtain at its own expense and submit to the City prior to

commencing the Work under this Agreement:

a) Comprehensive General Liability Insurance (CGL) policy with coverage of not less than $2,000,000 per claim and aggregate per year (hereinafter the CGL policy). The CGL policy shall include liability for Bodily Injury, Property Damage, and Non-Owned Vehicles, including Broad Form products and completed operations, shall name the City as an additional named insured and contain a Cross Liability clause The CGL policy shall remain in full force and effect at all times during the term of this Agreement;

b) Motor Vehicle Insurance, including bodily injury and property damage in an amount not less than $2,000,000 per occurrence covering all owned, non-owned, leased, rented or temporary vehicles;

c) The Contractor is responsible for any deductible amounts under the policies. The cost of all insurance required by this Agreement shall be included in the Contractor’s fees.


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d) The insurance policies shall be on terms satisfactory to the City. Insurance policies must be signed by an authorized representative of the insurance brokerage firm. Proof of the insurance policies, to the satisfaction of the City, and shall be delivered to the City prior to commencement of the Work. Such proof shall confirm that coverage is in effect, identify the City as an additional insured under the CGL policy, describe the type and amount of insurance, list major exclusions and agree to provide the City 30 days’ prior written notice of cancellation of any insurance policy.

6.2 If the Contractor hires a sub-contractor to perform any work related to the Work, the Contractor shall in turn, ensure such sub-contractor to obtain insurance on the same terms as outlined in 6.1 above. Such insurance shall name the City as an additional insured and shall include coverage for all operations required for the sub-contractor’s work under this Agreement.

6.3 The foregoing insurance requirements shall not in any way reduce the Contractor’s obligations to release and indemnify the City as outlined in Section 5 “Undertaking Release and Indemnification”.

7. LICENSES AND PERMITS 7.1 The Contractor and sub-contractors shall acquire and maintain a City of Courtenay

Business License prior to the commencement of the Work and shall maintain it in good standing for the term of this Agreement.

7.2 The Contractor and sub-contractors must comply with all applicable federal, provincial and municipal legislation, regulations and bylaws.

8. HEALTH & SAFETY 8.1 During the term of this Agreement the Contractor shall ensure that all work performed

is in compliance with all applicable health &safety regulations and guidelines, including without limitation the Workers Compensation Act and Regulation of B.C.

8.2 The Contractor shall be responsible for WorkSafe BC assessments relating to its work under this Agreement and the work of its sub-contractors. It shall remain in good standing with WorkSafe BC for the term of the Agreement.

8.3 If the Contractor fails to comply with clause 8.1 and 8.2 of this Agreement the City may terminate this Agreement for cause.

8.4 The Contractor may be designated the Prime Contractor by the City for the immediate and/or designated work area. The Contractor shall complete, authorize and forward a Prime Contractor Designation form to the City prior to the commencement of the Work.

9. FREEDOM OF INFORMATION AND PROTECTION OF PRIVACY ACT 9.1 The City is subject to the Province of British Columbia’s “Freedom of Information and

Protection of Privacy Act”. All documents will be received and held, to the extent reasonable, in confidence by the City and the information will not be disclosed except to the degree necessary for carrying out the City’s purposes or as required by law.


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10. CITY INSPECTIONS 10.1 No reviews, approvals or inspections carried out or information supplied by the City

derogate from the duties and obligations of the Contractor, with respect to the Work and all responsibility for the Work is the Contractor’s.

11. TERMINATION

11.1 If at any time for the reasons herein stated, the City wishes to terminate this Agreement

it may do so by giving written notice delivered to the Contractor with no liability, cost or expense to the City, in instances of substandard workmanship, non-compliance with any regulation, legislation or bylaw, inadequate machinery, or unsafe work habits on the part of the Contractor. Upon receipt of written notice of termination, the Contractor must cease work, other than that authorized to close out the works in progress to a safe condition.

11.2 If termination is not for cause, the Contractor shall be paid at the rate prescribed for all Work properly performed to the date of delivery of the notice of termination according to the terms of this Agreement, plus necessary and reasonable windup costs incurred, if any, in closing out the Work or the part terminated.

12. NON-DISCLOSURE 12.1 The Contractor acknowledges that in performing the Work required under this

Agreement, it will acquire information about certain matters which is confidential to the City, and the information is the exclusive property of the City.

12.2 The Contractor undertakes to treat as confidential all information received by reason of its position as Contractor and agrees not to disclose it to any third party either during performance of the Work or after the Work have been rendered under this Agreement.

13. WARRANTIES

13.1 The Contractor shall supply a minimum warranty for the work which shall survive the

date of completion of the Work as agreed to by the Contractor and the City.

13.2 The minimum warranty for labour shall be one (1) year and the materials warranty shall be as per the manufacturer’s warranty.

14. RESOLUTION OF DISPUTES

14.1 This Agreement shall be governed be interpreted and construed according to the laws of

British Columbia.

14.2 The duties and obligations imposed by this Agreement and the rights and remedies available under this Agreement shall be in addition to and not in substitution for any duties, obligations, rights and remedies otherwise imposed by or available at law or equity.

15. CONFLICT OF INTEREST


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15.1 The Contractor declares and confirms that it has no pecuniary or other interest in the

business of any third party that would cause a conflict of interest or be seen to cause a conflict of interest in performing the Work.

15.2 If any such conflict of interest occurs during the term of this Agreement, then the Contractor shall immediately declare it in writing to the City and, at the direction of the City, the Contractor shall promptly and diligently take steps to the satisfaction of the City to resolve the conflict.

16. COMPLIANCE WITH LAWS AND RESOLUTION OF DISPUTES 16.1 The Contractor will comply with all applicable laws, statutes, regulations, or bylaws

including those of Canada, the Province of BC, and the City of Courtenay. This Agreement and all disputes arising out of or in connection with this Agreement or in respect of any defined legal relationship associated with it or derived from it shall be governed by the laws of the Province of British Columbia.

IN WITNESS WHEREOF, the parties shall execute this Agreement with effect as of the date first forth above. THE CORPORATION OF THE CITY OF COURTENAY By: ________________________ By: ______________________

Signature Signature Name: ________________________ Name: ______________________ Title: ________________________ Title: ______________________ Date: ________________________ Date: ______________________ CONTRACTOR’S NAME By: ________________________

Signature Name: Title: Date: ________________________

REGIONAL DISTRICT OF NORTH OKANAGAN MARCH 6, 2015 CIVIC ARENA ENGINEERING ASSESSMENT

bruce carscadden ARCHITECT inc.

f i n a l r e p o r t f o r

CITY OF COURTENAY COURTENAY OUTDOOR POOL INFRASTRUCTURE REVIEW

PRESENTED TO: City of Courtenay Attn: Joy Chan, Property Management Coordinator Community Services Department 830 Cliffe Avenue Courtenay BC V9N 2J7

revised to March 6th, 2015

Job # 1443

•

THOMAS DISHLEVOY

ARCHITECTURE----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

L I M I T E D

CITY OF COURTENAY MARCH 6, 2015 COURTENAY OUTDOOR POOL INFRASTRUCTURE REVIEW FINAL REPORT


CONTENTS

EXECUTIVE SUMMARY PAGE 1

1. INTRODUCTION PAGE 2

2. INFORMATION GATHERING PAGE 3

3. REVIEW + ANALYSIS PAGE 4

4. MATRIX DEVELOPMENT + UPGRADE OPTIONS PAGE 8

5. THE PREFERRED OPTION + COST ESTIMATES PAGE 16

6. CONCLUSION PAGE 17

APPENDICES

Appendix A Meeting Minutes and Project Directory Appendix B Levelton Consultants Structural Report Appendix C Rocky Point Engineering Mechanical Report Appendix D Muir Engineering Electrical Report

CITY OF COURTENAY MARCH 6, 2015 COURTENAY OUTDOOR POOL INFRASTRUCTURE REVIEW FINAL REPORT


EXECUTIVE SUMMARY

In the fall of 2014, the City of Courtney (the "City") retained Bruce Carscadden Architect Inc

(BCA), in association with Thomas Dishlevoy Architecture (TDA), and their team of, structural,

mechanical, and electrical engineering consultants, to conduct a high level architectural and

engineering review and assessment of the Courtenay Outdoor Pool.

With the support of the City, and the staff at the Courtenay Outdoor Pool, the consultants

undertook an iterative (back and forth), collaborative process of information gathering, review,

and analysis. The facility and infrastructure assessment identified immediate/maintenance, 2-5

year (mid-term), and 10 year (long term) priorities and opportunities. The consultants worked

with the City to explore concepts to address these priorities and time lines so that informed

decisions could be made about the possible future the Courtenay Outdoor Pool.

A graphic summary of issues and necessary upgrades and decision points on the facility are

presented, providing the City and stakeholders with plans to consider for the future of the

Courtenay Outdoor Pool.

While budget numbers have been estimated, detailed cost planning of a preferred option was a

project enhancement that was not undertaken but might be a next step for the City to consider.

ABOVE: PHOTO OF THE CHANGE ROOM

BUILDING ENTRANCE BELOW AND RIGHT:

THE LAP POOL WITH THE CHANGE ROOM BUILDING BEYOND

CITY OF COURTENAY MARCH 6, 2015 COURTENAY OUTDOOR POOL INFRASTRUCTURE REVIEW


INTRODUCTION.1

The City of Courtney – COURTENAY OUTDOOR POOL INFRASTRUCTURE REVIEW

represents a substantial effort on the part of the City and community to review the infrastructure

and assess its ability to continue serving the community.

This document summarizes the findings of the client, Bruce Carscadden Architect, Tom

Dishlevoy Architecture, and its team of consultants. It assembles the review, design drawings,

and budgets to provide the City with a study on the Courtenay Outdoor Pool so the stakeholders

can make informed choices on the ways to best address the community’s needs.

TEAM

To achieve the project goals, a complimentary and experienced team of professionals was

assembled:

Architecture & Planning Bruce Carscadden Architect Inc Bruce Carscadden Tom Dishlevoy, Thomas Dishlevoy Architecture Limited Armen Mamourian

Structural Engineering Levelton Consultants Ltd Mark Bryam Mechanical Engineering Rocky Point Engineering Aaron Mullaley Electrical Engineering Muir Engineering Brian Muir

The consulting team was greatly assisted by the contributions of staff members who gave their

time, energy and guidance in this process and in the preparation of this report. Key participants

included:

Joy Chan, City of Courtenay, Community Services Department

Randy Wiwchar, City of Courtenay, Community Services Department

Dave, City of Courtenay, Maintenence Department



INFORMATION GATHERING.2

INFORMATION GATHERING

Existing technical information, completed studies, and reference and policy material was made available for

the project. Documentation was made available for review from the City of Courtenay included the following:

Courtenay Recreation Association Location Plan, " Courtenay Pool layout plan " Date unknown

Altum Cover Letter Solar Main

City of Courtenay Memorial Pool Chlorination System Equipment Schedule

City of Courtenay Memorial Pool Specification

Courtenay Memorial Pool Chlorination System - M-1

Courtenay Memorial Pool Chlorination System - M-2 (2)

HCC-Manual-CDR7

Memorial Outdoor Pool Field Inspection

Pulsatron-Generic-IOM-revB-EN

Pulsatron-Series-E-Specifications-EN

Storage tanks

Courtenay & District memorial Pool ortho

Courtenay & District memorial Pool ortho2

Unfortunately there are no architectural drawings of any of the buildings.

PROJECT INITIATION MEETING

A Project Initiation Meeting was held via telephone call on September 22nd, 2014, wherein the

consulting project team and key staff met to review, identify and prioritize the key issues that affect

the project. At this meeting, arrangements were discussed for the Integrated Team Visit. Information

collection protocols were established and the project schedule was reviewed.

Meeting notes are including in Appendix B



REVIEW + ANALYSIS.3

SITE REVIEW AND WORKSHOP

On October 1st, 2014, Bruce Carscadden Architect Inc, Thomas Dishlevoy Architecture Limited, Levelton

Consultants Ltd (structural), Rocky Point Engineering (mechanical), and Muir Engineering (electrical)

completed a visual review of the Courtenay Outdoor Pool facility and participated in a round table

discussion with key staff and stakeholders to discuss the building, the staff’s experience, and the

consultant’s first impressions.

The following is a summary of the review and analysis performed by the consultant team to ascertain, in

general, the condition of the Courtenay Outdoor Pool. This review is based on observations from this site

visit, and is informed by staff and operator comments and a review of owner provided drawings and

documentation.

GENERAL

The Courtenay Outdoor Pool has played a significant role in the history of the community, and is one of

the oldest of pools of this type in the province, with construction beginning in 1981. The facility has been

renovated several times since it was first constructed, including a 2011 addition.



REVIEW + ANALYSIS.3

THE EXISTING FACILTY

The original pool tank dates from 1949 and is constructed of cast in place concrete walls and slabs. It is a

six lane 25 yard pool. The wading pool was added in 1959 and change rooms and bleachers from 1960

to 1980.

CITY PLANNING

A high level review of the City documents relative to the site included general research into the site, its

immediate context, and its regional connections.

Together, the park and recreation use of the site, the development of the trail systems along the river

suggest Courtenay Outdoor Pool lies at the nexus of a larger community enhancement projects and

exists as an important cultural and recreational focal point.

ARCHITECTURAL REVIEW

The architectural review performed by Bruce Carscadden Architect ascertained, in general, the condition

of the existing facility and looked specifically at the building envelope, pool tanks, applicable codes

including accessibility, health and maintenance issues. The review was based on visual observations,

owner-provided comments, and a review of existing drawings/reports, but did not include any destructive

testing or specialized analysis.

Following is a summary of the sometimes interrelated issues and recommendations:

CHANGE ROOM BUILDING

1. Water shedding elements constitute an important part of the envelope. The roof appears to

be in reasonable condition however wall cladding has exposed areas and is in poor condition.

Repair of the cladding, insulation and air vapour barrier is recommended.

2. Accessibility in the entire facility is limited. Change rooms and washrooms are generally not

accessible and lack the appropriate space, clearances, and fixtures.

Accessibility is an aspiration of most communities. Opportunities to improve or find new

accessible solutions will be important in the next 2 to 5 years

3. Finishes in the change areas have been improved however health act regulations call for cove

bases and shower drains. Insufficient or poorly located shower drains where noted.

Provide cove bases and code compliant drainage with any new work in the medium to long

term communities.



REVIEW + ANALYSIS.3

Following is a summary of the sometimes interrelated issues and recommendations:

POOL REGULATIONS

4. Enclosures and Fences, Chain-link fences should be reviewed for compliance annually.

Fences should not have any openings that would allow the passage of a spherical object having a

diameter exceeding 38mm (1.5 inches) and the top of the pool fence should be 1.5 m (5 ft) away

from any objects that could help a small child climb over the fence.

5. The single Main Drain is 65 years old, and has been identified as a health and safety concern.

A second main drain or aftermarket fix for the entrapment issue is recommended.

MECHANICAL BUILDING

6. The pool mechanical building is a modest wood shed and contains electrical equipment, fuel fired

appliances and pool mechanical all in on one space. The building code classification might be F-

Industrial and is permissible to be of combustible construction up to 8,000 ft2. The ventilation

system, or lack of it, combined with electrical in the same environment is causing premature

corrosion of both mechanical and electrical equipment.

Upgrade ventilation and separate out electrical equipment from the pool environment.

WADING POOL BUILDING

7. The wading pool mechanical building houses the wading pool filter, which is made of cast-in-place

concrete. The structure small, less that 6'clear inside, and as a result may not conform to current

codes or health and safety concerns.

Consideration should be given to removing this structure.

FACILITY CONDITION INDEX

A facility condition index looks at the building’s various components relative to their expected lifespan,

renewal dates, and corrected for relative wear from which a facility condition score is produced. This FCI

score is one measure of the facility’s remaining value;

FCI = Total replacement cost per component / value remaining per component.

Based on the engineering and architectural input the Facility Condition Index score of the Courtenay Outdoor

Pool is 0% score. This score is beguiling in that with ongoing maintenance, it is not a real expression of the

facility’s value as a community asset.

FCI score

0%



REVIEW + ANALYSIS.3

The following are brief summaries of the reviews of the Courtenay Outdoor Pool completed by the

consultants. Full reports and recommendations made by these team members can be found in the

appendices.

STRUCTURAL REVIEW

The structural report was reviewed in general. It was noted the existing wood structures require

maintenance in the short term and could be reclad in the long-term, depending on CoC’s

determination of the future of the facility. The main pool tank has many years of remaining value.

Delimitation and cracks in concrete were identified to be repaired in the short term, while additional

repairs, sandblasting and surface recoating were identified as long term items. Areas of specific

concerns include:

Existing wood structures require maintenance in the short term.

Delimitation and cracks in concrete were identified and required continued maintenance.

Additional details, including the full list of recommendations can be found in LEVELTON

CONSULTING’S report, in the appendices of this document.

MECHANICAL REVIEW

The mechanical report was reviewed in general. It was noted that the existing mechanical services to

the pools, change rooms, and mechanical rooms vary in condition and likely will require replacement

in the short-mid term. Rocky Point Engineering to review items listed as short-term repairs/upgrades

and identify whether they are either immediate, maintenance, or mid-term.

Plumbing leaks on domestic hot water side, fixture replacement are immediate priorities.

Additional details can be found in ROCKY POINT ENGINEERING’S report, in the appendices of this

document.

ELECTRICAL REVIEW

Electrical report was reviewed in general. Maintenance items were identified to be corrected in the

short term. Potential upgrades to the facility’s lighting fixtures were identified as a mid-term item.

Maintence upgrades to electric equipement is recommened.

Additional details can be found in MUIR ENGINEERING’S report, in the appendices of this document.



M A T R I X D E V E L O P M E N T & U P G R A D E O P T I O N S . 4

Based on the review and analysis, consultant reports, staff consultations, a matrix of recommended

upgrades and associated costs was developed. In turn, this matrix was used as the basis for the Upgrade

Options, highlight possible improvements and upgrade programs for the Courtenay Outdoor Pool.

MATRIX OF RECOMMENDED UPGRADES

The review resulted in the following upgrade and maintenance recommendations. Recommendations are

grouped by building component and prioritized by the following categories:

Immediate: Items in this category represent a current life safety concern in the facility and should

be addressed in the immediate future.

Maintenance: Items in this category are a part of the required maintenance in the facility and

should be addressed in the short term of 1 to 2 years.

2-5 Years: Items in this category require appropriate attention to preclude predictable deterioration

or potential downtime and associated damage or higher costs if deferred further and are

recommended to be carried in the medium term of 2 to 5 years.

10+ Years: Items in this category are beyond, or will soon be beyond, their expected useful life, but

are currently functioning and in reasonable condition. Some recommendations identified in this

category require no action at this time, however may improve the energy performance or functional

operation of the existing facility.

Reference prefixes A, S, M, and E refer to the architectural, structural, mechanical, and electrical respectively

Location / Reference Recommendation IMMEDIATE MAINTENANCE 2-5 YEARS 10+ YEARS

Written description of the recommendation action and location

Estimated cost Estimated cost Estimated cost Estimated cost

BUILDING

A1

Consider upgrading or replacing cladding on facility building to improve durability

See S – 1.1 & S – 1.5-S – 1.10 below

A2

Upgrade existing plumbing fixtures for improved aesthetics and reduction in water consumption

See M4.1 below

A3

Improve or replace existing change rooms including accessibility, gender neutral, cleanable (include cove base tiles, code compliant shower drains)

1,000 ft2 x 200 = $200,000 note 1

A4

Include second main drain in the main pool tank or other device to address safety

See M3.1

A5

Repair concrete deck surrounding existing pools

See S – 1.11 below

A6 Consider decommissioning existing wading pool

2,500 ft2x80= $200,000

ARCHITECTURAL Subtotal rounded $6,500 misc allowance $200,000




Structural

S – 1.1

Paint cladding at the Main Building. $1,500

Replace wood shingles, repair tile at the Main Building

$10,000

S – 1.2 Install metal flashing vent over hole through roof at South Bleachers

$500

Painting at South Bleachers $500

S – 1.3 Repair concrete cracks & delamination at Wading Pool.

$1,000

Reblast and recoat concrete at Wading Pool.

$15,000

S – 1.4 Repair concrete cracks & delamination at Main Pool.

$15,000

Concrete repairs, reblast and recoat concrete at Main Pool.

$50,000

S – 1.5 Wood rot repair and painting at South Storage Room

$500

S – 1.6 Wood rot repair and painting at West Bleachers

$700

S – 1.7 Wood rot repair and painting at Filtration Plant

$500

S – 1.8 Wood rot repair and painting at West Storage

$500

S – 1.9 Wood rot repair and painting at Family Change Room

$500

S – 1.10 Wood rot repair and painting at North Storage Shed

$500

S – 1.11 Replace slab on grade sections at main pool concrete apron

$500

STRUCTURAL Subtotal rounded $16,500 $5,200 $14,200 $75,000




Mechanical

M1.1 Upgrade boiler room walls, replace boiler, heat exchanger, and associated boiler piping insulation in Pool Mechanical Room

00 $80,000 $65,000

M1.2 Replace circulation pump in Pool Mechanical Room $9,000

M1.3 Replace filtration and backwash system in Pool Mechanical Room

$22,500

M1.4 Surge tank in Pool Mechanical Room is in satisfactory condition

$55,000

M1.5 Replace surge tank float sensor in Pool Mechanical Room $1,250 $1,250

M1.6 Replace chemical storage tanks and associated piping in Pool Mechanical Room are in satisfactory condition

$8,000

M1.7 Replace chemical feed controls in Pool Mechanical Room $5,000

M1.8 Pool piping system in the Pool Mechanical Room: replace older piping in mid-term; 2012 installation to be replaced over long term

$12,500

M1.9 Existing solar water heating system is in satisfactory condition in the Pool Mechanical Room

$1,500 $5,000 $20,000

M1.10 Replace domestic hot water heater; existing equipment is in satisfactory condition in Pool Mechanical Room

$10,000 $10,000

M1.11 Existing emergency shower/eyewash station is in satisfactory condition; replacement is recommended in the mid-term in Pool Mechanical Room

$5,000

M1.12 Existing fire extinguishers are in satisfactory condition; replacement is recommended in the mid-term in Pool Mechanical Room

$500 $500

M1.13 Replace backflow preventer; equipment is in worn condition in Pool Mechanical Room $1,000 $1,000

M1.14 Existing domestic water piping system in the Pool Mechanical Room is in satisfactory condition

$5,000

M1.15 Upgrade existing ventilation equipment in Pool Mechanical Room in Pool Mechanical Room

$14,000 $7,500

M1.16 Existing gas piping system is in satisfactory condition; replace with stainless steel tubing in the mid-term in Pool Mechanical Room

$2,500

M2.1 Replace circulation pump in Wading Pool Room $3,500 $3,500



M2.2 The condition of the Wading Pool filtration system is satisfactory and is recommended to be replaced in the mid-term

$750

M2.3 Backflow preventer in Wading Pool Room in worn and should be replaced $500 $500

M2.4 The domestic water piping system in the Wading Pool Room in worn and should be replaced

$1,500

M2.5 Ventilation system in the Pool Wading Room is required and should be added in the short term

$3,500 $1,500

M3.1 Pool main drain is worn and should be replaced $12,500 $5,000

M3.2 Pool gutter drains are in satisfactory condition $3,500

M3.3 Pool water supply connections are in satisfactory condition $1,000

M3.4 General area drains are in satisfactory condition $5,000

M3.5 The quantity and conditions of hose bibs in the facility are satisfactory $650

M3.6 Solar panels (2012) are in satisfactory condition See M1.9 above

M4.1 Change Room Building plumbing fixtures (toilets, urinals, showers, sinks) are in satisfactory condition and could be upgraded in the mid-term

$20,000

M4.2 Change Room Building domestic hot water heaters are worn and should be replaced $7,500 $7,500

M4.3 Change Room Building domestic water piping is in satisfactory condition $15,000

M4.4 Change Room Building drainage piping is in satisfactory condition $5,000

M4.5 Change Room Building ventilation system and equipment should be repaired and upgraded to meet occupant load requirements

$9,000 $7,500

M4.6 Change Room Building heating systems are in satisfactory condition $5,000

M4.7 Gas piping in Change Room Building is in satisfactory condition, but requires an automatic seismic shut off valve on meter set.

$2,500

MECHANICAL Subtotal rounded $27,000 $29,000 $151,000 $239,000




Electrical

E1 Replace starter and disconnect for the re-circulating pump $1,750

E2 Replace panel board in lifeguard building $1,000

E3 Install dedicated circuit for kitchen equipment in the lifeguard building $200

E4 Clean, remove rust, and repaint steel light poles near pool deck $500

E5 Clean and cap unused conduit located on south side of building $50

E6 Remove obsolete and unused electrical junction boxes and meter base, located in the service building

$50

E7 Upgrade exterior light fixtures (retain existing poles) to LED for improved light quality, maintenance, and energy savings

$8,000

ELECTRICAL Subtotal rounded $3,600 $8,000

STRUCTURAL Subtotal rounded $16,500 $5,200 $14,200 $75,000

MECHANICAL Subtotal rounded $27,000 $29,000 $151,000 $239,000

ARCHITECTURAL Subtotal rounded $6,500 misc allowance $200,000

SUBTOTAL $50,000 $40,000 $373,000 $500,000 to

5 million

Soft Costs (allow 25%) 12,500 10,000 93,250

Design/Construction Contingency (allow 15%)

7,500 6,000

55,950

TOTAL $70,000 $56,000 $522,200

See note 1 and

discussion in report

NOTES:

1. Renovations to improve the existing change rooms are not necessarily recommended, other options should be considered, replacement options might be the order of 1.3 to 1.8 million.

2. Numbers provided by the structural engineer are estimates only. Levelton Consultants Ltd. recommends a professional cost estimate completed by a quantity surveyor.

3. Numbers provided by the mechanical engineer are estimates and only address replacement of equipment unless noted otherwise. Rocky Point Engineering recommends a professional cost estimate completed by a quantity surveyor.

4. Numbers provided by the electrical engineer are estimates only. Muir Engineering recommends a professional cost estimate completed by a quantity surveyor.




The findings of the assessment and matrix were used to develop options highlighting the facility review in

general including immediate and maintenance concerns.

THE EXISTING FACILITY

These are the specific IMMEDIATE and MAINTENANCE concerns to be addressed in the short term at

the existing facility.

The pool main drain has been identified as an existing non conforming feature that presents safety concerns

in continued operations. The Health Act governs these features and currently requires every pool to have 2

main drains at least 6' apart to prevent entrapment by suction.

Mechanical also is recommending ventilation upgrades to the pool mechanical shed. The pool mechanical

building is a modest wood shed and contains electrical equipment, fuel fired appliances and pool mechanical

all in on one space. The building code classification might be F-Industrial and is permissible to be of

combustible construction up to 8,000 ft2. The ventilation system, or lack of it, combined with electrical in the

same environment is causing premature corrosion of both mechanical and electrical equipment.

Structurally, the tanks are made of concrete and have a number of cracks and delimitation issues that are

recommended to be repaired immediately.

TOP THREE ISSUES:

1. Upgrade Lap Pool

single main drain

2. Minor or ongoing

repairs to decks to

maintain non slip

even surfaces that

drain

3. Mechanical Upgrades

including boilers,

backflow, domestic

hot water repairs




TWO – FIVE YEARS

This summarizes medium term enhancements that might ensure the facility could continue to operate much

as it has for the medium term (2-5 years).

Maintenance of the pool and building, "the status quo", in the midterm is a practical option. Required

mechanical upgrades are limited. Further removal of wood (bleacher) structures and the wading pool

might be favored as low cost options that improve circulation and views. Accessibility and health act

compliance is a long term aspiration that is difficult to improve within the confines the existing building,

planning for replacement might be better that significant investment in this the existing structure.

Definition the project and scope will be important next steps in refining budgets and time lines. Other

solutions can be explored that align with other aspirations of the community.

TOP THREE ISSUES:

1. Improve accessibility

in change rooms and

on pool deck

2. Address wood rot in

all structures

3. Replace selected pool

equipment, piping,

chemical feeders




TEN YEARS PLUS

Ideas that might be considered for the long term (10 plus years) could include both retention and

replacement of the existing tank and change facilities. Renovations to improve the existing change

rooms are not necessarily recommended. Other options including replacement in kind or replacement

with new ideas should be considered. Change room design has evolved significantly in recent years

with concepts like family / universal change, accessibility, and gender neutrality, and durability and

cleanliness. Many of these concepts would benefit from building a new facility. Replacement options

might be the order of $500 per square foot because of the intensive mechanical and plumbing systems.

A slightly larger facility might be 2,500 to 3,500 ft2 and cost $1.3 to $1.8 million. New change room

designs are governed in part by the Health Act, related to pool size, and may include other related and

ancillary functions. A conceptual design process is needed to arrive at a vision, size and budget. New

change room facilities might enhance other park uses and community aspirations the site.

A retention option might look to restore the heritage character and multifunctional "community centre

status" of the Courtenay Outdoor Pool. A rough budget might look like this: 1,000 ft2 x 200 = $200,000.

Improvements to the pool and decks should also be considered. Replacement of the concrete decks,

improved deck drainage, upgraded pool gutters (for improved circulation) is recommended.

TOP THREE ISSUES:

1. Pool gutters and deck

drainage should be

updated or replaced

2. Replacement of the

change room building

entirely

3. Decommission the

wading pool.



T H E P R E F E R R E D O P T I O N + C O S T E S T I M A T E S . 5

At this stage in the assessment and planning for the future of the Courtenay Outdoor Pool, the City has

not identified a Preferred Option. The next steps for the Courtenay Outdoor Pool Infrastructure Review

would be to identify a Preferred Future Option and using this as a basis for professional cost estimates

completed by a quantity surveyor.

The preferred option and cost estimates would provide the City with the information necessary for grant

applications and funding appeals, should they decide to move forward with upgrades to the facility.

C O N C L U S I O N . 6

This study reviewed the existing condition of the Courtenay Outdoor Pool and provided architectural,

structural, mechanical, and electrical recommendations for immediate maintenance concerns and short and

long term upgrade options. Working closely with the City, the consultant team examined the feasibility and

preliminary costs associated with making these improvements.

At this time, this report provides some of the information necessary, including conceptual design ideas, and

budget estimates to make informed decisions about the future of the Courtenay Outdoor Pool.



A P P E N D I C E S

The following appendices provide supplementary information and record documents for the

project.

Appendix A Project Directory and Meeting Minutes Appendix B Levelton Consultants Structural Report (revised to 6 March 2015) Appendix C Rocky Point Engineering Mechanical Report Appendix D Muir Engineering Electrical Report

a. project directory and meeting minutes

PROJECT DIRECTORY 16 September, 2014 CITY OF COURTENAY Courtenay Outdoor Pool Infrastructure Review #14 43

bruce carscadden ARCHITECT inc

CITY OF COURTENAY 830 Cliffe Avenue, Courtenay BC V9N 2J7 OWNER

Joy Chan, Property Management Coordinator Community Services Department P (250) 703-4859 M (250) 897-6430 E : [email protected]

BRUCE CARSCADDEN ARCHITECT INC. ARCHITECT/ AQUATIC SPECIALIST 715 East Hastings Street, Vancouver, BC V6A 1R3 P (604) 633-1830

Bruce Carscadden, ARCHITECT AIBC, NWTAA, MRAIC E [email protected] THOMAS DISHLEVOY ARCHITECTURE LOCAL ARCHITECTURE Studio 305 – 1819 Beaufort Avenue, Comox, BC V9M 1R9

Tom Dishlevoy, ARCHITECT AIBC, MRAIC, LEED AP P (250) 339-9528 M (250) 650-4777 E : [email protected] LEVELTON CONSULTANTS LTD. STRUCTURAL 760 Enterprise Crescent, Victoria, BC V8Z 6R4 Mark Byram, PENG P (250) 475-1000 M (250) 480-811 E [email protected] ROCKY POINT ENGINEERING MECHANICAL #102-3721 Shenton Road, Nanaimo BC V1T 2H1

Aaron Mullaley ASCT, LEED AP P (250) 585-0222 E [email protected] MUIR ENGINEERING ELECTRICAL 575 Aspen Road, Comox BC V9M 3L6

Brian Muir PENG P (250) 890-0870 E [email protected]

11/21/2014 Bruce Carscadden Architect Inc. Mail - RE: Courtenay Outdoor Pool Review Project Initiation Meeting

https://mail.google.com/mail/u/0/?ui=2&ik=54244340d5&view=pt&q=courtenay&qs=true&search=query&msg=148b3a3d825ef472&siml=148b3a3d825ef472 1/4

Emma Carscadden <[email protected]>

RE: Courtenay Outdoor Pool Review Project Initiation Meeting

Bruce Carscadden <[email protected]> Fri, Sep 26, 2014 at 1:25 PMTo: Brian Muir <[email protected]>, Mark Byram <[email protected]>, Aaron Mullaley<[email protected]>Cc: Tom Dishlevoy <[email protected]>, "Chan, Joy" <[email protected]>, Emma Carscadden <[email protected]>

Team,

I am confirming (and wanting to push back to 9:30) our site visit and meeting:

Wednesday, October 1st at 9:30 am, on the site at 489 Old Island Highway

Let me know if there are any problems.

Regards

Bruce

Bruce Carscadden | Principle Architect AIBC MRAIC | Bruce Carscadden Architect

715 East Hastings Street | t: 604.633.1830 | w: carscadden.ca

This e-mail message and any attached files are confidential and may contain privileged information. If you are not the intended

recipient of this e-mail, you may not copy, disclose, distribute or otherwise use it, or any part of it, in any form whatsoever

From: Bruce Carscadden [mailto:[email protected]] Sent: September-22-14 12:46 PMTo: 'Chan, Joy'Cc: 'Tom Dishlevoy'; 'Brian Muir'; 'Mark Byram'; 'Aaron Mullaley'Subject: RE: Courtenay Outdoor Pool Review Project Initiation Meeting

Joy,

Just a few notes from our conversation this morning:

PRESENT:

Joy Chan, Property Management Coordinator, City of Courtenay


tel:604.633.1830

http://carscadden.ca/



David, City of Courtenay

Randy, City of Courtenay

Tom Dishlevoy, TD Architecture

Bruce Carscadden, BC Architect Inc

INTRODUCTIONS; as noted above, project directory is attached.

INFORMATION GATHERING; owner is look ing for existing drawings including upgrades, BCA noted receipt ofthis information is important to the next steps. BCA to review with mechanicals on special on site needs(equipment demo, power, operator)

SCHEDULE; discussed and revised as attached. Importantly October 1st at 9:00 am, at the site was agreed tofor the integrated review and facility tour. Revised schedule is attached.

PROGRAM; the owner reviewed the project goals and outcomes and noted; the need to for confidentiality relativeto elections, desire for a clinical review, consider the flood zone issues, a tool for assessment management,understating highest and best use of the site and assets.

Let me know if you have any comments or concerns

Regards

Bruce





From: Bruce Carscadden [mailto:[email protected]] Sent: September-22-14 10:37 AMTo: 'Chan, Joy'Cc: 'Tom Dishlevoy'Subject: RE: Courtenay Outdoor Pool Review Project Initiation Meeting

Joy,

no problem, here is a new go to meeting link- some technical problem.

tel:604.633.1830





1. Please join my meeting.

https://global.gotomeeting.com/join/427455189

Meeting ID: 427-455-189

GoToMeeting®

Online Meetings Made Easy®

Bruce





From: Chan, Joy [mailto:[email protected]] Sent: September-22-14 10:18 AMTo: 'Bruce Carscadden'Cc: 'Tom Dishlevoy'Subject: RE: Courtenay Outdoor Pool Review Project Initiation Meeting

Thanks Bruce,

City and Tom will be meeting in a meeting room which has a conference speaker phone so it’s best if I call you.

Does that work?

Sincerely,

Joy Chan, B. Comm

Property Management Coordinator

tel:604.633.1830



https://global.gotomeeting.com/join/427455189



City of Courtenay

250-703-4859

From: Bruce Carscadden [mailto:[email protected]] Sent: September-22-14 10:09 AMTo: Chan, JoyCc: 'Tom Dishlevoy'Subject: Courtenay Outdoor Pool Review Project Initiation Meeting

Joy,

Attached is the project directory and following is my agenda;

· Introductions (project directory)

· Information Gathering

· Schedule

· Program

I will call you at 250 703 4859

Regards

Bruce





DISCLAIMER- This e-mail and any attachments may contain confidential and privileged information. Anyuse, disclosure, copying or dissemination of this information by a person other than an intended recipient is

not authorized and may be illegal. If you are not an intended recipient, please notify the sender immediately

by return e-mail, delete this e-mail and destroy any copies. Further, opinions expressed are strictly the

author's own and are not necessarily those of the City of Courtenay.

tel:250%20703%204859



tel:604.633.1830

tel:250-703-4859

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POST

FAX

PAGE(S) INCLUDING THIS PAGE

TO Joy Chan, PROPERTY MANAGEMENT COORDINATOR E [email protected] CITY OF COURTENAY 830 Cliffe Avenue, Courtenay BC V9N 2J7

CC Consultants as noted below

FROM Bruce Carsadden ARCHITECT AIBC

PROJECT 14-43 Courtenay Outdoor Pool Infrastructure Review

DATE 17 October, 2014

ATTENDEES:

PRESENT COMPANY

Joy Chan City of Courtenay, Community Services Department (CoC)

Randy Wiwchar City of Courtenay, Community Services Department (CoC)

Tom Dishlevoy Thomas Dishlevoy Architecture Limited (TDA)

Mark Bryam Levelton Consultants Ltd. (LC)

Aaron Mullaley Rocky Point Engineering (RPE)

Bruce Carscadden Bruce Carscadden Architect Inc. (BCA)

Armen Mamourian Bruce Carscadden Architect Inc. (BCA)

The following is an account of our Meeting on 16 October 2014, via conference call, 9:15 to 10:15 am.

Meeting # 1 NEW BUSINESS

ITEM DESCRIPTION ACTION BY

1 Introductions were made as noted above.

Info

2 Discussion

2.1 The results to the facility tour and round table were discussed in detail. Draft copies of

Structural, Mechanical, and Electrical reports were tabled for discussion. BCA tabled a

draft matrix of recommendations and upgrades. Comments as follows:

2.2 MATRIX: the breakdown into Life Safety and Maintenance / 2-5 Years / and Long Range

was discussed. CoC suggested it might be preferable to split Life Safety and

Maintenance to separate time frames and/or to rename Life Safety to Immediate. BCA to

review and revise as required.

Info

3 Review and Analysis

bruce carscadden ARCHITECT inc DATE: 17 October, 2014 PAGE: 2 of 2

3.1 STRUCTURAL

Structural report was reviewed in general. It was noted the existing wood structures

require maintenance in the short term and could be reclad in the long-term, depending on

CoC’s determination of the future of the facility. The main pool tank has many years of

remaining value. Delamination and cracks in concrete were identified to be repaired in the

short term, while additional repairs, sandblasting and surface recoating were identified as

long term items.

CWMM

3.2 MECHANICAL

Mechanical report was reviewed in general. It was noted that the existing mechanical

services to the pools, change rooms, and mechanical rooms vary in condition and likely

will require replacement in the short-mid term. RPE to review items listed as short-term

repairs/upgrades and identify whether they are either immediate, maintenance, or mid-

term.

RPE

3.3 ELECTRICAL

Electrical report was reviewed in general. Maintenance items were identified to be

corrected in the short term. Potential upgrades to the facility’s lighting fixtures were

identified as a mid-term item.

ME

3.4 ARCHITECTURAL

BCA discussed the building envelope and code compliance in general. Accessibility,

shower drains and cove bases in the change rooms, and two (2) main drains for the

existing main pool were highlighted as items to be reviewed.

A number of concepts for the facility future were imagined. It was proposed to develop

graphics and estimates that could represent phasing. The following concepts were

suggested:

1. SAFETY AND MAINTENANCE; Renovate existing change, upgrade mechanical rooms

and systems, renovate main pool and concrete deck. 2. ENHANCED: Tear down the existing structures, add new modern change rooms,

ancillary spaces, and, mechanical rooms, decommission existing wading pool, and renovate existing main pool and deck to extend its useful life.

BCA

4 SCHEDULE

4.1 Upcoming meeting to be confirmed

TBC

5 DISTRIBUTION

5.1 As noted above, and to Structural, Mechanical, and Electrical.

These notes are considered an accurate account of subjects discussed and decisions reached during the meeting. Please advise the writer in writing of any errors or omissions.

BRUCE CARSCADDEN ARCHITECT INC

Bruce Carscadden, ARCHITECT AIBC

b. levelton consultants report

Bruce Carscadden Architect Inc.

Courtenay Outdoor Pool

Infrastructure Review

Submitted by:

LEVELTON CONSULTANTS LTD.

March 06, 2015

Levelton File # R814-1646-00


March 06, 2015



Infrastructure Review Rev. 1

Page | i

LEVELTON CONSULTANTS LTD. 760 Enterprise Crescent

Victoria, BC V8Z 6R4

T: 250.475.1000 F: 250.475.2211

[email protected]

www.levelton.com

March 06, 2015



715 East Hastings Street

Vancouver, BC V6A 1R3

Attention: Mr. Bruce Carscadden, MAIBC

Project: Courtenay Outdoor Pool

Subject: Infrastructure Review Rev. 1

Dear Mr. Carscadden

Levelton Consultants Ltd. (Levelton) is pleased to submit this report to Bruce Carscadden Architect Inc.

(Carscadden) for the materials condition assessment portion that will form part of the comprehensive condition

assessment of the Courtenay Outdoor Pool Facility located at 489 Old Island Highway in Courtenay, BC for which

Carscadden was engaged by the City of Courtenay.

Levelton has been engaged as a sub-consultant to Carscadden providing specialist input as part of the overall

evaluation. Specific elements reviewed by Levelton were the timber and concrete elements of the structures.

This report summarizes the condition of the various elements of the facility structures and provides

recommendations for rehabilitation work for the concrete and timber elements to prolong the service life of the

facility.

It has been enjoyable working with you on this project and it is trusted that this report meets your requirements.

Yours truly,

Levelton Consultants Ltd.

Signature on File

Per: Mark Byram, P.Eng.

Group Leader Vancouver Island

Construction Materials, BC Division


March 06, 2015




Page | ii

EXECUTIVE SUMMARY

Levelton Consultants Ltd. performed a material condition assessment on the Courtenay Outdoor Pool Facility

located at 489 Old Island Highway in Courtenay, BC as a sub-consultant to Bruce Carscadden Architect Inc.

(Carscadden). The focus of the review was the timber and concrete elements of the Main Pool and surrounding

structures.

The existing condition of the Courtenay Outdoor Pool facility indicates that remediation measures are required,

namely remediation of cracks within the pool and localized wood repair due to decay. Structures that have

sufficient clearance from grade and appropriate water shedding details have performed well. Those structures

that have timber elements in direct contact with grade and inappropriate water shedding details are showing

accelerated wood decay.

It is anticipated that all of the structures will require ongoing timber replacement. The main pool and wading

pool require crack and joint repairs along with concrete repairs in the base of the pools.

Rehabilitations have been recommended for the prescribed Maintenance, (2-5 year) and 10+ year time periods.

To facilitate long-term budget planning, we have provided the following table of estimated order-of-magnitude

costs for the recommendations.


March 06, 2015




Page | iii

TABLE OF CONTENTS

Executive Summary ................................................................................................................................................. ii

1. Introduction .................................................................................................................................................... 1

1.1 Terms of Reference ................................................................................................................................. 1

1.2 Scope of Investigation ............................................................................................................................. 1

1.3 Structure Descriptions ............................................................................................................................ 2

1.4 Maintenance History ............................................................................................................................... 2

2. Assessment / Reccomendations ..................................................................................................................... 3

2.1 Main building .......................................................................................................................................... 3

2.2 South Bleachers & West Bleachers ......................................................................................................... 3

2.3 Wading pool ............................................................................................................................................ 3

2.4 Ancillary Buildings (N, S, W Storage Rooms, Family Change Room) ....................................................... 4

2.5 Filtration Plant......................................................................................................................................... 4

2.6 Main pool ................................................................................................................................................ 4

2.7 Concrete Apron ....................................................................................................................................... 4

3. Order of Magnitude Costing ........................................................................................................................... 5

4. Closure ............................................................................................................................................................ 7

Appendix I Photo Table ........................................................................................................................................... A

Appendix II Marked Up Drawing ............................................................................................................................. B

© 2014 ALL RIGHTS RESERVED

THIS DOCUMENT IS PROTECTED BY COPYRIGHT LAW AND MAY NOT BE REPRODUCED IN ANY MANNER, OR FOR ANY PURPOSE, EXCEPT

BY WRITTEN PERMISSION OF LEVELTON CONSULTANTS LTD.


March 06, 2015




Page | 1

1. INTRODUCTION

1.1 TERMS OF REFERENCE

Levelton Consultants Ltd. (Levelton) acted as a sub consultant to Bruce Carscadden Architect Inc. to assist with

the infrastructure review for the City of Courtenay Outdoor Pool (RFP #R14-25). Levelton’s key role within the

multidisciplinary project team was to assess the condition of the materials of the pool structure and surrounding

buildings. This report describes the immediate/maintenance, mid-term (2-5 years), and long term (10+ years)

maintenance options as required by the RFP.

Levelton has prepared this report solely for the use of their client. Levelton accepts no responsibility for

damages suffered by third parties as a result of decisions or actions based on this report.

1.2 SCOPE OF INVESTIGATION

A field review of the site was completed on October 1, 2014. The fieldwork included a visual review of the pool

and surrounding structures. The facility condition assessment was completed through a visual review of the

exterior of the structures and at select locations within the structures. A hammer sounding survey was

completed on the internal surfaces of the wading pool and the main pool. Selective probing of timber elements

was completed using a wood awl to determine the extent of timber decay in accessible areas. Photographs of

the structures and items of note have been appended.

Levelton completed visual review of the facility to document signs of deterioration that may be related to:

• Concrete spalling or delamination;

• Major cracks in concrete;

• Water leakage from pool;

• Cyclical freezing/thawing of concrete, and

• Wood rot.

The review was focused on the following elements:

• Concrete apron slab,

• Pool basin,

• Children’s pool,

• Timber structures surrounding the pool and

• Main Building

The recommendations for remedial work contained in this report are based upon an analysis of current

conditions. The descriptions and evidence of damage reflect the condition and status of the structures as of the

time of the field evaluation.

No analysis on the structural capacity of the structures was completed. It was not the intent of this assessment

to determine structural capacity or performance of the structures during a seismic event. Building roofing and

cladding has not been reviewed as part of the materials assessment. Paint testing to determine lead content

was not completed.


March 06, 2015




Page | 2

1.3 STRUCTURE DESCRIPTIONS

The Courtenay Outdoor Pool consists of two in ground, outdoor pools and surrounding structures. The Main

Pool is a 40 feet wide by 100 feet long outdoor reinforced concrete basin pool. It was originally constructed in

1949. The wading pool was reportedly added on in 1959 and the change rooms and bleachers were constructed

between 1960 and 1980.

The storage sheds are standard wood frame construction with metal roofs. The main building and filtration

plant are wood frame structures clad with building paper and wood shingles with an asphalt shingle roof.

For the purpose of discussing maintenance approaches the structures and components of the outdoor pool have

been separated into the following assets:

• Main pool (Appendix I – Photo 1),

• Filtration plant (Appendix I – Photo 2),

• South storage room (Appendix I – Photo 3),

• Family change room (Appendix I – Photo 4),

• North storage shed (Appendix I – Photo 5),

• Main building (Appendix I – Photo 6),

• South bleachers (Appendix I – Photo 7),

• West bleachers (Appendix I – Photo 8),

• West storage (Appendix I – Photo 9),

• Concrete apron (Appendix I – Photo 10),

• Wading pool (Appendix I – Photo 11).

1.4 MAINTENANCE HISTORY

Information regarding the relevant building maintenance was obtained from of the City of Courtenay’s

Journeyman carpenter in charge of pool operations Maintenance Department who was present during the

review.

The following are the main items from the maintenance history:

• The Pools are touch up painted annually and a full recoat is performed every two years. The coating

system for the pools is Olympic Premium Epoxy Pool Coating Zeron No 399 Black and Blue manufactured

by Kelley Technical Coatings.

• The basin was reportedly sandblasted to bare concrete in approximately 2004 prior to recoating.

Additionally, cracks and delaminations in the mortar render on the concrete have been repaired in the

past.

• The vertical shower tiles at the wall / floor interface have been replaced in the women’s change room

area. The walls at the base of the showers required re-building due to moisture damage to the wood

framing (Photo 12).

• The timber frame structures require annual maintenance for repair of wood rot.


March 06, 2015




Page | 3

2. ASSESSMENT / RECCOMENDATIONS

No structural drawings were available at the time of the field review. The roofing was not included in Levelton’s

scope of work.

No testing of materials was completed during the assessment work. Levelton did not obtain samples of the

paint on the structures to determine if they contained lead. Lead paint testing will need to be completed in

order to determine the details of the safe work procedures required for the remedial work.

2.1 MAIN BUILDING

The roof structure was reviewed from an access hatch within the centre of the building. No evidence of moisture

damage was observed (Photo 13). The interior and exterior finishes of the main building restricted the review

of the structural elements within the walls. Sections of the wood shingle cladding system are missing and require

repair (Photo 14). If a recladding of the building is undertaken then a review of the condition of the structural

members in the wall could be completed.

Localized cladding repairs are recommended to protect the structural wall elements.

2.2 SOUTH BLEACHERS & WEST BLEACHERS

The timber posts and supports for the bleacher seating have been raised using metal brackets and concrete

pedestals (photo 15). Decay is evident at the base of the timber posts. Several columns on the west bleachers

have shown section loss at mid height due to decay (Photo 16, 17). It is recommended that the columns on the

west bleachers be replaced. As the timber posts are replaced on the structures the new posts should be installed

so that the base of the columns not contact the ground.

The plywood sheathing on the backside of the west bleachers is decayed from moisture damage. Water ponding

below the concrete pavers has wicked up water to the underside of the base of the wall resulting in the decay

of the wood. Replacement of the sheathing on the back of the west bleachers is recommended.

A light pole at the east end of the south bleachers penetrates through the roof of the structure. Rainwater is

allowed to fall through the roof at this location onto a wood beam below. It is recommended that a flashing be

installed at this location in order to promote water-shedding and to reduce the decay of the beam below the

opening.

2.3 WADING POOL

A mortar render on the perimeter wall is debonded. The paint coating is primarily intact. Some cracking is

visible in the base slab. One area of delaminated concrete in the base of the pool has been identified (See Figure

11).

It is recommended that the cracks and debonded concrete in the base of the wading pool be repaired.


March 06, 2015




Page | 4

2.4 ANCILLARY BUILDINGS (N, S, W STORAGE ROOMS, FAMILY CHANGE ROOM)

The ancillary buildings all showed evidence of wood decay primarily at the base of the structures. This is due to

direct contact of the timber elements with grade which allows for continued water contact.

Ongoing timber and cladding repairs will be required.

2.5 FILTRATION PLANT

No significant timber decay was noted in the filtration plant. Localized cladding repairs are recommended in

order to protect the structural wall members.

2.6 MAIN POOL

During the field review the previous repairs within the pool were discussed. It was reported that reinforcement

was observed within the concrete slab during concrete repairs carried out previously. The thickness of the

mortar render on the pool walls and base slab is not known at this time.

A construction joint is present around the perimeter of the pool and at two locations through the short length

of the pool (Photo 18 and 19, Figure 1). Additionally, cracking has been observed in the sloped section of the

pool at the main drain as shown on the appended drawing (Figure 1). Plant growth was noted at several

locations of failed sealant.

The main pool has four areas of debonded concrete in the base of the pool (Photo 20, Figure 1). It is not known

if the debondment is occurring as a result of reinforcement corrosion or due to poor bonding of the mortar

render on the concrete substrate.

The pool reportedly loses a measureable amount of water during operation. It is likely that some of the water

loss can be attributed to the openings in the construction joints around the pool. Re-sealing of the construction

joints is recommended in order to reduce water movement through the subgrade of the pool.

The handrail at the entrance to the pool is corroding and will require replacement in the near future.

Localized repair of delaminated concrete is recommended.

2.7 CONCRETE APRON

The concrete apron has cracking throughout the slab. Two areas of particularly extensive cracking have been

identified on the appended Figure 1 (Photo 22 and 21). Repairs have been carried out to seal the cracks and to

reduce the elevation differences at the joints and cracks to reduce the potential for tripping. The annual

maintenance effort for the repair of the joints is not known at this time. It may be worthwhile to remove and

replace sections of the slab that have significant cracking in order to reduce the maintenance cost associated

with these sections.

Ongoing maintenance at the cracks and panel joints is recommended to reduce trip hazards until larger scale

replacement of the apron is carried out.


March 06, 2015




Page | 5

3. ORDER OF MAGNITUDE COSTING

The existing condition of the Courtenay Outdoor Pool facility indicates that remediation measures are required,

namely remediation of cracks within the pool and localized wood repair due to rot.

To facilitate long-term budget planning, we have provided the following table of estimated order-of-magnitude

costs for these recommendations.

Recommendations are listed in the recommendations column and are grouped by building component and

prioritized by the following categories:

• Maintenance: Items in this category are a part of the required maintenance in the facility and should

be addressed in the short term of 1 to 2 years.

• 2-5 Years: Items in this category require appropriate attention to preclude predictable deterioration or

potential downtime and associated damage or higher costs if deferred further and are recommended

to be carried in the medium term of 2 to 5 years.

• 10+ Years: Items in this category are beyond, or will soon be beyond, their expected useful life, but are

currently functioning and in reasonable condition. Some recommendations identified in this category

require no action at this time, however may improve the energy performance or functional operation

of the existing facility.

Levelton has no control over the cost of labour, materials or equipment; over contractors’ methods of

determining bid prices; or over competitive bidding, market conditions or negotiation. Therefore, we cannot

warrant that actual project costs will not vary from these estimates. These estimates are based on recent market

observations and should be used for budgeting and planning purposes only, and are intended to be conservative,

to avoid under-funding the remediation work. GST is not included.


March 06, 2015




Page | 6

Table 1 – Repair Recommendations and Cost Estimates

Estimated Cost

Location /

Reference Recommendation Maintenance 2-5 Years 10+ Years

1.1 Localized cladding repairs at the Main Building $1,000

Replace wood shingles at the Main Building $10,000

1.2 Install metal flashing vent over hole through

roof at South Bleachers $500

Painting and wood repair at South Bleachers $1500

1.3 Repair concrete cracks & delamination at

Wading Pool $1,000

Re-blast and recoat concrete at Wading Pool $9,000

1.4 Repair concrete cracks and delamination at

Main Pool $15,000

Concrete repairs, re-blast and recoat concrete

at Main Pool $50,000**

1.5 Wood rot repair and painting at South Storage

Room $500 $700

1.6 Wood rot repair and painting at West

Bleachers including maintenance post

replacements.

$2000 $500 $700

1.7 Wood rot repair and painting at Filtration

Plant $500 $700

1.8 Wood rot repair and painting at West Storage. $500 $700

1.9 Wood rot repair and painting at North Storage

Shed $500 $700

1.10 Wood rot repair and painting at Family

Change Room $500 $500

1.11* Repair slab on grade sections at main pool

concrete apron $1500 $2000

Subtotal rounded $19,500 $6,000 $75,000

ST – Short Term, MT – Medium Term, LT – Long Term,

* The replacement of sections of the concrete apron has not been included in the table, a maintenance approach

is anticipated.

** An allowance for concrete repair has been incorporated into the budget figure. The extent of concrete repair

in 10 + years’ time is very difficult to determine without conducting a more thorough assessment which would

include materials testing.

Note that this is order-of-magnitude costing only. More accurate costing would require a complete detailed

design the services of a contractor, estimator or cost consultant. The above values are provided for discussion

purposes, and to establish approximate budgets.

Engineering costs for assistance with the design of repairs if required has not been included in the above figures.


March 06, 2015




Page | 7

4. CLOSURE

We trust this meets your current needs. Please call if you require anything further.

Yours truly,

LEVELTON CONSULTANTS LTD.

Reviewed by:

[Original signed by Mark Byram] [Original signed by Stephen Jankowski]

Mark Byram, P.Eng.

Group Leader, VI Materials Engineering

Materials Division, BC Region Phone: 250-475-1000

Email: [email protected]

Stephen Jankowski

Manager Geotechnical Laboratory and Field Services

Geotechnical Division, VI Region Phone: 250-753-1077

Email: [email protected]


March 06, 2015




Page | A

APPENDIX I

PHOTO TABLE

Levelton File # R814‐1646‐00 December 17, 2014

Bruce Carscadden Architect Inc. Courtenay Outdoor Pool Infrastructure Review – Photo Table

Page | i

Photo1 – General view main pool. Photo 2 – General view filtration plant.

Photo 3 – General view south storage room.

Photo 4 – General view family change room.



Page | ii

Photo 5 – General view north storage shed. Photo 6 – General view main building.

Photo 7 – General view south bleachers. Photo 8 – General view west bleachers.



Page | iii

Photo 9 – General view west storage. Photo 10 – General view concrete apron.

Photo 11 – General view wading pool. Photo 12 – Tile baseboard requiring annual repairs in shower facilities.



Page | iv

Photo 13 – View of main building roof cavity with no sign of moisture damage in vicinity of entrance hatch.

Photo 14 – Main building with localized sections of cladding missing.

Photo 15 – Typical condition of post bases of west and south bleachers.

Photo 16 – Posts of west bleachers showing section loss requiring replcament.



Page | v

Photo 17 – Close up of section loss of post of west bleachers.

Photo 18 – Construction joint in main pool base.

Photo 19 – Close up of construction joint in main pool base showing debondment and localized plant growth.

Photo 20 – Section of debonded concrete previously repaired in main pool.



Page | vi

Photo 21 – Corrosion occurring on handrail at main pool entry.

Photo 22 – Cracking in apron slab at west end of pool.

Photo 23 – Cracking in apron slab at north end of facility adjacent to pool.


March 06, 2015




Page | B

APPENDIX II

MARKED UP DRAWING

c. rocky point engineering report

City of Courtenay Outdoor Pool

Mechanical Systems Condition Assessment Report

Prepared For:

City of Courtenay

Prepared By:

Nanaimo Office 102 – 3721 Shenton Road

Nanaimo, BC, V9T 2H1

RPE File 14336-N206 November 12, 2014

RPE File 14336- N-206 City of Courtenay Outdoor Pool

Mechanical Systems Condition Assessment Report Page 2 of 17

INTRODUCTION

Rocky Point Engineering Ltd. has been engaged to review the condition of the Mechanical systems for the City of Courtenay Outdoor Pool located at 489 Old Island Highway in Courtenay and provide a Mechanical Systems Condition Assessment Report. The Outdoor Pool was originally constructed in 1949 and is 40’ wide by 100’ long. The wading pool was added in 1959 and the change rooms and bleachers were built between 1960 and 1980. Aaron Mullaley from Rocky Point Engineering attended a site review on Wednesday October 1, at 9:30AM with the architect, materials engineer, electrical consultant, and building representative. No mechanical drawings or operation and maintenance manuals were available for review, other than related to a solar water heating system upgrade completed in 2011. The site review included a non-invasive review of existing review of existing mechanical system conditions with focus on the following:

o Main pool chlorination water treatment and mechanical pool heating systems

o Wading pool chlorination water treatment systems

o The pool’s plumbing systems including supply and drainage infrastructure

o Mechanical and plumbing systems in the pool building components

o Domestic water heating systems

o Drainage systems

o Gas piping systems

o Heating systems

o Ventilation systems

o Assessing all equipment for condition and possible life-span remaining Review of structural, electrical, and building envelope components were completed by separate consultants. Below is a table of reviewed mechanical systems along with information gathered and recommendations for future system replacements/upgrades, followed by pictures of main mechanical system components. A broad scope estimation of probable cost for capital expenditures in short term (1-5yrs), mid-term (6–10yrs) and long term (11-20yrs) is included along with a summary of common system useful life expectancies.



Item Mechanical System Information Comments / Recommendations

1.0 Mechanical Room

Equipment o All components where decommissioned

as part of seasonal shut-down.

o 1.1 Boiler and Accessories

(See Pics No. 1 & 2) o Boiler was installed in 2007. o LAARS Model AP1670IN11CB, rated for

1670 MBH input of natural gas with maximum 81% efficiency rating.

o Copper return water piping has some evidence of copper oxide on surface which is normally created by condensation, or due to chlorine present in the air.

o Boiler system in located in separate room from pool distribution components and chemical treatment system. Openings in room walls include combustion and relief air vents to outside, as well as a transfer air grille and window open to the pool mechanical room.

o Thermostatic mixing valve was present to limit maximum water temperature.

Corrosion was present in boiler heat exchanger due to expected condensation created during system operation.

Heat exchanger corrosion will reduce the useful service life of boiler below what would normally be expected (est. 15-20 years).

Boiler replacement should be a high efficiency condensing boiler type rated for lower temperature water operation.

Insulation of boiler piping recommended as part of boiler system upgrade.

Openings in boiler room walls to remainder of mechanical room should be permanently closed off.

Recommend replacement in Short-Term.

1.2 Circulation Pump (See Pic No. 11)

o Main circulation pump was in the process of being refurbished and was not present at time of review.

o Flow meter was installed but required calibration.

When new pump is installed it should be balanced and set to a maximum flow rate limit of 750 GPM.

Recalibrate flow meter as part of installation of commissioning on new pump.

Recommend replacement in Long-Term. 1.3 Filtration and

Backwash system (See Pic No. 11)

o Sand Filter appears to have been installed in 1980’s or earlier. It is 6’ diameter and 6’ high.

o Filter sand had been replaced as part of system maintenance after pool system was shut-down for season.

o Backwash discharges to 2x 2500 gallon tanks prior to connecting to city sewer system.

Worn condition but appeared functional. Replacement to be of system rated for maximum

750 GPM and 6 hour turnover period of pool capacity at 125,000 gallons.

Recommend replacement in Mid-Term

RPE File 14336- N-206

City of Courtenay Outdoor Pool Mechanical Systems Condition Assessment Report

Page 4 of 17


1.4 Surge Tank (See Pic No. 6)

o Surge Tank is part of original installation in 1949.

o Capacity is noted as 4000 gallon. This is suitable for the 200 person occupant load which requires a minimum 15 gpm/person (min. 3000 gallon total).

System appeared in Satisfactory condition. Recommend replacement/upgrade of Tank in

Long-Term

1.5 Surge Tank Float sensor (See Pic No. 6)

o Tank includes float sensor to operate make-up water system to compensate for pool water level changes due to evaporation, occupant load, and leaks.

o Age of float sensor unknown.

System appeared in Worn condition. Recommend replacement of Float sensor in Short-

Term

1.6 Chemical Storage Tanks & Piping (See Pic No. 4, 8, 9, & 10)

o Chemical treatment system was upgraded in 2012.

o Upgrade included a new Sodium Hypochlorite and Hydrochloric Acid (Muriatic Acid) feed tank and pumping system (Pulsatron type)

o New liquid chemical tanks included spill containment protection with secondary tank sized for overflow conditions.

o Dry chemicals storage was present for Sodium Bicarbonate and Calcium Chloride

o Warning sign were posted with listed precautionary and first aid requirements for each chemical type

System appeared in Satisfactory condition Recommend posting of WHMIS sheets for each

chemical in an accessible location. Chemical used were common and acceptable

types suitable for use in this facility. Follow maintenance recommendations as outlined

in documentation provided during system upgrade.

Procedures for chemicals treatment and testing were in the process of being updated. Final documentation should be reviewed approved by the local authority and VIHA.

Recommend system replacement in Long-Term

1.7 Chemical Feed Controls o Chemical Feed Control was installed in 2012.

o Hayward model HCC 2000 automated controller with pH and ORP sensor, along with flow sensor.

System appeared in Satisfactory condition Recalibration required when re-commissioned for

annual start-up Recommend replacement in Mid-Term

RPE File 14336- N-206


Page 5 of 17


1.8 Pool Piping system (See Pic No. 7)

o Multiple types of piping systems were present.

o New pool piping installed in 2012 was of PVC type, and is connected to filtration and chemical treatment components.

o Older pool piping connected to surge tank is of steel type.

System appeared in Satisfactory condition Regular visual inspection and monitoring of piping

systems required to check for signs of leakage Recommend replacement in Mid-Term of older

piping and Long-Term for recently installed piping systems.

1.9 Solar Water Heating System (See Pic No. 21)

o Solar water heating system was installed in 2012.

o Techno-Solis, 16 (4’x10’) unglazed, flat plated, solar panels, with direct PVC piping system connected to pool distribution loop with circulation pump, and solar pump controller.

System appeared in Satisfactory condition Follow maintenance recommendations as outlined

in documentation provided during system upgrade.

Recommend replacement in Long-Term

1.10 Domestic Water Heater (See Pic No. 7)

o Water Heater appeared to have been installed in 2004 and was in decent condition.

o A.O. Smith model BT 100-300, rated for 75 MBH input of natural gas with maximum 80% efficiency rating, and 98 gallon capacity.

System appeared in Satisfactory condition Recommend replacement in Short-Term

1.11 Emergency Shower/Eyewash (See Pic No. 12)

o Emergency Shower/Eyewash expected to have been installed in 2004.

o Bradley combination shower and eyewash unit suitable for hazard type.

o Thermostatic mixing valves are included to limit temperature at showers.

System appeared in Satisfactory condition Testing check sheet was attached to unit. Recommend replacement in Mid-Term

1.12 Fire Extinguishers o Fire extinguisher was present near exit. Testing certificate was attached.

System appeared in satisfactory condition. Maintain testing of fire extinguishers as required

by local authority. Recommend replacement in Mid-Term.

1.13 Backflow Preventer (See Pic No. 5)

o Reduced pressure backflow preventer is installed as required for hazard type.

o Watts model 009M2 QT RP 2”. o Date of installation not found

Worn condition Annual testing of backflow preventer required Recommend replacement in Short-Term

RPE File 14336- N-206


Page 6 of 17


1.14 Domestic Water Piping (See Pic No. 7)


o Piping serving emergency showers was Polypropylene (PP-R) type.

o Piping directly connected to water heater is copper type.

o Cold water supply to water heaters and hose bibb in mechanical room is PVC type.

System appeared in Satisfactory condition Recommend replacement in Long-Term

1.15 Ventilation Systems (See Pic No. 3)

o Existing exhaust fans were not functional at time of review.

o Based on current code requirements a direct replacement would not be suitable and an upgrade is required.

Immediate Replacement and upgrade of existing ventilation systems required.

Chemical Storage rooms require 1.5 CFM/square foot of room area.

Recommend immediate upgrade in Short-Term 1.16 Gas Piping o Gas piping material is schedule 40 black

steel and is showing evidence of corrosion on fittings. Corrosion is expected to be due to high humidity and potential of chlorine being present in the environment.

System appeared Satisfactory condition Recommend replacement in Mid-Term with

stainless steel tubing type (CSST) material.

Gas meter requires automatic seismic shut-off valve installed on meter set.

2.0 Wading Pool Room

Equipment o All components where decommissioned


2.1 Circulation Pump

(See Pic No. 23) o Pump had visible corrosion and should

be replaced immediately. Corrosion expected to be related to insufficient ventilation in equipment space. See point 2.8

o Hydropump model RPF58, 1/2 HP

Immediate replacement recommended Recommend replacement in Short-Term

2.2 Filtration system o Sand Filter appeared to be in decent condition. Age of unit unknown

o Sta-Rite model T-240BP-1, suitable for up to 63 GPM, with 3.14 ft3 surface area.

Satisfactory condition Recommend replacement in Mid-Term

RPE File 14336- N-206


Page 7 of 17


2.3 Backflow Preventer (See Pic No. 24)

o Reduced pressure backflow preventer is installed as required for hazard type.

o Watts model 009M2 QT RP 1”. o Date of installation not found

Worn condition Annual testing of backflow preventer required Recommend replacement in Short-Term

2.4 Domestic Water Piping (See Pic No. 24)


o Piping connected to filtration unit of PVC type.

o Service water piping to pump is of copper type.

o Copper return water piping has some evidence of copper oxide and on surface which is normally created by condensation, or by chlorine present in environment.

Worn condition Recommend replacement in Short-Term

2.5 Ventilation System o No ventilation system was present. Room was small but some ventilation would benefit component operation by providing humidity control.

New Ventilation system required. Recommend minimum 1.5 CFM/square foot of

room area. Recommend addition in Short-Term

3.0 Pool Area Systems o All components where decommissioned


3.1 Pool Main Drain

(See Pics No. 15 & 16) o Main drain in pool is approximately

20”x12” and is not Virginia Graeme Baker Pool and Spa Safety Act (VGBPSSA) compliant. It appeared adequately secured to pool structure.

o Hydrostatic relief valve is installed to account for water level fluctuations of nearby river.

Worn condition Replacement of cover which is VGBPSSA compliant

and limits flow rate to 1.5ft/sec is recommended as per the “BC Guidelines for Pool Design”.

Recommend immediate upgrade in Short-Term

3.2 Pool Gutter Drains (See Pic No. 17)

o Number, location, and placement of pool gutter drains appeared adequate.

o Drains appeared to be in decent condition. No evidence of blockage or damage was found

Satisfactory condition Recommend replacement in Long-Term

RPE File 14336- N-206


Page 8 of 17


3.3 Pool Supply Water Connections (See Pic No. 18)

o Number, location, and placement of pool supply water connections appeared adequate.

o Supply water openings appeared to be in decent condition. No evidence of blockage or damage was found


3.4 General Area Drains o Number and location of general area drains appeared adequate for facility operations.


3.5 Hose Bibbs o Number and location of hose bibbs appeared adequate for facility operations.

Satisfactory condition Recommend replacement in Mid-Term

3.6 Solar Panels and Piping (See Pic No. 21)

o Solar water heating system was installed in 2012.

o Techno-Solis, 16 (4’x10’) unglazed, flat plated, solar panels, with direct PVC piping system exposed and secured in inaccessible locations.


4.0 Change Room Building o 4.1 Plumbing Fixtures

(See Pics No. 25 - 30) o Plumbing fixtures appeared in decent

condition. o Flush valve urinals were functional and

clean. o Tank type toilets were functional and

clean. o Stainless steel lavatory sinks appeared

to have been recently upgraded. o Shower trim could not be operated due

to storage in shower stalls. Appeared in decent condition.

o Stainless steel kitchen sink (double bowl) appeared functional but in worn condition.

Satisfactory condition Upgrade of urinals, toilets, showers, and sinks

may be required for aesthetic purposes. Recommend replacement in Mid-Term

RPE File 14336- N-206


Page 9 of 17


4.2 Domestic Water Heater (See Pics No. 33 & 34)

o Water Heater was installed in 1999 and was in worn condition.

o Flue vent had signs of condensation on exposed section in water heater closet.

o Combustion air duct appeared adequate for size of unit.

o Water Heater closet had transfer air grilles in closet door from adjacent room.

Water Heater was in Worn condition Recommend replacement in Short-Term

Remove transfer air grilles from closet door.

4.3 Domestic Water Piping o Visible domestic water piping components appeared in decent condition.

o No piping insulation was present

Satisfactory condition Recommend addition of insulation on domestic hot

and cold water piping where accessible Recommend replacement in Long-Term

4.4 Drainage Piping o Visible drainage piping components appeared in decent condition


4.5 Ventilation Systems (See Pic No. 32)

o Washroom ventilation system capacity appeared adequate for use.

o Roof mounted exhaust fans appeared to be near the end of their useful service life. Age and model of exhaust was not available.

o Limited ventilation system was present for common gathering space with small wall mounted exhaust fan.

Roof mounted exhaust fans appeared in Worn condition

Recommend replacement in Short-Term

Common gathering space requires a ventilation system sized for the occupant load of the space which includes tempered make-up air.

4.6 Heating Systems (See Pic No. 31)

o Electric baseboard heaters where in place for all perimeter spaces.

Satisfactory condition Refer to electrical report for more details. Recommend replacement in Long-Term

4.7 Gas Piping o Gas piping is schedule 40 black steel and appeared in decent condition.


Gas meter requires automatic seismic shut-off

valve installed on meter set.



PHOTOGRAPHS

No. 1 – Heating Water Boiler No. 2 – Boiler room wall openings

No. 3 – Chemical Storage Exhaust Fans No. 4 – Chemical Storage

No. 5 – Water meter and backflow preventer No. 6 – Surge Tank below

No. 7 - Domestic Water Heater & Pool Piping No. 8 - Chemical Injection Lines



No. 9 – Sodium Hypochlorite Tank No. 10 – Hydrochloric Acid Tank

No. 11 – Sand Filter and Pool Pump location No. 12 – Emergency Shower/Eyewash



No. 13 - Pool (View #1) No. 14 – Pool (View #2)

No. 15 - Pool Main Drain (View #1) No. 16 - Pool Main Drain (View #2)

No. 17 - Pool Gutter drain (typical) No. 18 - Pool Supply water opening (typical)

No. 19 - Wading Pool (View #1) No. 20 - Wading Pool (View #2)



No. 21 - Bleachers (Solar Panels above) No. 22 - Bleacher area

No. 23 - Wading Pool pump No. 24 - Wading Pool backflow preventer



No. 25 – Change Building Lavatory sink No. 26 - Change Building Urinal

No. 27 - Change Building Toilet No. 28 – Change Building Kitchen Sink



No. 29 - Change Building Shower No. 30 - Change Building Shower drain

No. 31 - Change Building Heater (typ) No. 32 – Change Building Exhaust grilles in

ceiling

No. 33 - Change Building Water Heater No. 34 - Change Building Water Heater

Venting



ESTIMATED REPLACEMENT/UPGRADE COSTS Noted below is a broad scope estimation of probable cost for capital expenditures in short term (1-5 yrs.), mid-term (6–10 yrs.) and long term (11-20 yrs.).

Item Mechanical System Costs Short-Term Mid-Term Long-Term

Immediate Maintenance 1.0 Mechanical Room Equipment 1.1 Boiler and Accessories (Upgrade) $80,000 $65,000 1.2 Circulation Pump $9,000 1.3 Filtration and Backwash system $22,500 1.4 Surge Tank $55,000 1.5 Surge Tank Float sensor $1,250 $1,250 1.6 Chemical Storage Tanks & Piping $8,000 1.7 Chemical Feed Controls $5,000 1.8 Pool Piping system $12,500 1.9 Solar Water Heating System $1,500 $5,000 $20,000 1.10 Domestic Water Heater $10,000 $10,000 1.11 Emergency Shower/Eyewash $5,000 1.12 Fire Extinguishers $500 $500 1.13 Backflow Preventer $1,000 $1,000 1.14 Domestic Water Piping $5,000 1.15 Ventilation Systems (Upgrade) $14,000 $7,500 1.16 Gas Piping $2,500 2.0 Wading Pool Room Equipment 2.1 Circulation Pump $3,500 $3,500 2.2 Filtration system $750 2.6 Backflow Preventer $500 $500 2.7 Domestic Water Piping $1,500 2.8 Ventilation System (Addition) $3,500 $1,500 3.0 Pool Area Systems 3.1 Pool Main Drain (VGB Compliance) $12,500 $5,000 3.2 Pool Gutter Drains $3,500 3.3 Pool Supply Water Connections $1,000 3.4 General Area Drains $5,000 3.5 Hose Bibbs $650 3.6 Solar Panels and Piping See Item 1.9 4.0 Change Room Building 4.1 Plumbing Fixtures $20,000 4.2 Domestic Water Heaters $7,500 $7,500 4.3 Domestic Water Piping $15,000 4.4 Drainage Piping $5,000 4.5 Ventilation Systems $9,000 $7,500 4.6 Heating Systems $5,000 4.7 Gas Piping $2,500 Total Estimated Costs $26,500 $108,750 $70,900 $239,250

Note: Estimated costs above only address equipment replacement unless otherwise noted. No adjustment for inflation is included. Quantity Surveyor recommended for higher level cost analysis.



REFERENCE INFORMATION ON SYSTEM LIFE EXPECTANCY Like Expectancy data for mechanical equipment referenced from ASHRAE Design Guide Handbook, HVAC Applications, Chapter 37. System Type Estimate of Useful Service Life (Years) Boilers (standard efficiency gas-fired) 20-25 Pumps (base mounted 20 Exhaust Fans (Ceiling mounted) 10-15 Exhaust fans (Roof/Wall Mounted) 20 Plumbing Fixtures 10-15 (depending on usage) Water Heaters (Gas Fired) 10-15 Water Piping (Copper) 40-50 Water Piping (PVC) 50+ Water Piping (Polypropylene) 50 Ductwork 30 Dampers 20 Diffusers/Grilles 27 Controls (Electronic) 15 DISCLAIMER OF LIABILITY The material in this report reflects our professional opinion based on information available to us, a site walk-through, visual observations of the mechanical systems/equipment, and building operators comments. Any use which a third party makes of this report or reliance on decisions made based on it, are the responsibilities of such third parties. Rocky Point Engineering Ltd. accepts no responsibility for damages, if any suffered by any third party as a result of decisions made or actions based on this report. A visual review has been carried out by Rocky Point Engineering Ltd. on readily accessible mechanical systems and equipment. No physical testing of systems/equipment capacities have been undertaken to ascertain the capacities to meet plumbing requirements or compliance with current code requirements. Yours very truly, ROCKY POINT ENGINEERING LTD.

Aaron Mullaley, AScT LEED® AP

d. muir engineering report

Brian Muir, P.Eng. Tel (250) 890 0870

575 Aspen Road Comox, B.C.

V9M 3L6 [email protected]

COURTENAY OUTDOOR POOL

ELECTRICAL SYSTEM REVIEW

OCT 17, 2014

INTRODUCTION This is a report describing the condition of the electrical equipment and systems at the Courtenay Outdoor Pool, as surveyed by Brian Muir, P.Eng during an onsite review conducted on Oct 1, 2014. This report supports the survey of the facility initiated by the City and coordinated by Bruce Carscadden, Architect Within the report the following terms are used:

Short term – Within five years. Medium term – 5 to 20 year time span. Long term – Beyond 20 years.

ABSTRACT The electrical systems at this facility are of limited complexity and in relatively good condition. Three items are identified that will require attention no later than the medium term: a branch panelboard in the lifeguard building, and the starter and disconnect for the main recirculating pump. Several minor improvements and maintenance items are recommended. There is one item listed (microwave connection) that is a violation of the current edition of the Canadian Electrical code, which prohibits the use of flexible extension cords in a permanent manner. One improvement item (exterior light fixture upgrade to LED type) is listed for consideration. Cost estimates associated with the recommendations are collected the table located at the end of this report. SERVICE BUILDING. This building is served by a 200A single phase electrical service, with service entry equipment obviously replaced within the past ten years. The main panel board is of recent vintage and is in good condition, properly installed, and can be expected to serve into the long term. Supporting electrical items, such as branch circuit wiring, light fixtures, light switches, junctions are all in good condition and are of no cause for concern. There is some unused wall mounted electrical equipment which should be removed, see photo. The electrical components of the solar heating system are new and in good order.

The pool recirculating pump disconnect and starter are in poor condition externally, no doubt due to the caustic environment. Internally the starter and disconnect are in reasonable condition, and may prove reliable in the short term, but not beyond. Furthermore, system status is displayed on incandescent indicators, which are failure prone. The branch feeder to the recirculation pump (not installed at the time of our review) is in acceptable condition. Recommendation: Replace disconnect and starter. Replace indicators with LED equivalents. Note: measures that will reduce the humidity and level of caustic chemicals in the air will help extend the life of electrical equipment in the service building. PUBLIC/LIFEGUARD BUILDING This building is supplied by a 200A single phase panel located in the center of the building, behind a wooden panel. This panel is approaching end of life. Recommendation: Replace main panelboard, reconnect all branch circuits. Panel schedule should be provided in machine type for clarity. Note that CEC 6-208 (rules relating to consumer service conductors) may installation of a main breaker close to the meter, this to be determined based on investigation by electrician prior to upgrade. Other items in the building including light fixtures, receptacles, switches, are in reasonable condition and can be expected to serve the facility into the long term. The arrangement of receptacles in this building is not well suited to the present use. A microwave oven is located without a receptacle adjacent, and is supplied via an extension cord. CEC does not allow use of extension cords for permanent connections. Recommendation: Install an additional receptacle on a dedicated circuit. Add or move existing receptacles in order to improve the usability of the space. The ideal time to make these improvements is when the main panel is replaced. OUTDOOR EQUIPMENT The pool deck lights are high intensity discharge type mounted on painted steel poles. The lights appear to be in good condition but replacement with modern LED heads (such as the lights installed in the parking area) will lead to improved quality of light, lowered maintenance hassle, and modest energy savings. There is some rust visible on some of the poles, but structurally these appear reasonably intact. Replacement of the poles is may be required to support the facility into the long term, but this may be averted (or at least delayed) with care and attention in the short term. Recommendation: Spot repair poles by removing rust, fill, and repaint. Inspect annually. An outlet box is not secured, see photo. Recommendation: Secure outlet box to structure.

PHOTOS # Description Photo Action

1 Service Building, Main Panel

Info

2 Wiring out of Service Building, Main Panel. Modern, and in good condition

Info

3 Recirculating pump starter with indicators

4 Recirculating pump, starter, cover removed.

Replacement recommended

5 Recirculating pump, fused disconnect

Replacement recommended.

6 Disconnected electrical in service building, no longer required.

Remove

7 Main panel in lifeguard room, at end of life.

Replacement recommended.

8 Extension cord used to power microwave.

Install additional receptacle

9 Rusted area, light pole,

Spot restore, Maintain & inspect annually.

10 Service building, exterior light and photocell.

Consider replacing with LED wallpack designed for downward illumination (or remove if not required)

11 Dangling electrical outlet

Secure to post

12 Conduit stuffed with garbage

Clean and conduit if useful, otherwise cut off at grade.

LIST OF RECOMMENDATIONS WITH ORDER OF MAGNITUDE COST INFORMATION The following table presents capital costs associated with the items described in the report. Standard maintenance is not included, and is assumed to be provided via the building operating budget. Muir Engineering has no control over the cost of labour, materials or equipment, market conditions or other factors affecting contractor pricing. These estimates are intended for planning and budgeting purposes only.

Asset Short Term Recommendation

Medium Term Long Term Estimated Cost Short Term Medium Term Long Term

Service Building Replace starter and disconnect1 for the recirculating pump. Clean and cap unused conduit located on south side of building. Remove obsolete and unused electrical junction boxes and meter base

$3,500

Lifeguard Building Replace panel board. Install dedicated circuit for the microwave oven in the lifeguard building. Install additional receptacles where appropriate.

$1,500

Pool Deck Clean, remove rust, and repaint steel light poles near the pool deck. Secure hanging receptacle to structure

Replace light heads with LED type.

Replace poles $500 $3,500 $6,000

1 The existing disconnect is fused, but a non fused disconnect may be considered. In this case the panel breaker size must be reviewed in light of the motor size and CEC

28-200.


Essential to our work is a respect for place that grows out of an

understanding of a specific site, climate, and historical and community

context.

We are committed to an architecture that embodies the aspirations of its

community and returns to its occupants a healthier environment.

www.sesconsulting.com

Memorial Pool Energy Assessment

Energy Assessment for:

City of Courtenay Memorial Pool

Attention: Randy Wiwchar

Director of Community Services

City of Courtenay

Prepared by:

SES Consulting Inc. Suite 410 – 55 Water Street

Vancouver, BC V6B 1A1 Tel: 604.568.1800

www.sesconsulting.com

December 8, 2015

Alliance

SES Consulting Inc. Memorial Pool Energy Study

www.sesconsulting.com 1

Memorial Pool - Courtenay, BC - Energy Assessment -

Table of Contents 1. ENERGY STUDY METHODOLOGY .......................................................................................................................... 2

2. BACKGROUND DESCRIPTION OF FACILITY, HARDWARE AND SYSTEMS ................................................................. 3

2.1 OVERVIEW .................................................................................................................................................................. 3 2.2 MECHANICAL SYSTEMS ................................................................................................................................................. 3 2.3 ELECTRICAL SYSTEM ...................................................................................................................................................... 4 2.4 LIGHTING SYSTEM ........................................................................................................................................................ 4 2.5 CONTROL EQUIPMENT .................................................................................................................................................. 4 2.6 WATER CONSUMING DEVICES ........................................................................................................................................ 4 2.7 ENERGY ANALYSIS ........................................................................................................................................................ 5

3. ENERGY CONSERVATION OPPORTUNITIES ........................................................................................................... 8

3.1 SHORT TERM MEASURES ............................................................................................................................................... 8 3.2 LONGER TERM MEASURES ............................................................................................................................................. 9 3.3 PROJECT ANALYZED BUT NOT RECOMMENDED................................................................................................................. 10

4. PROJECT PRIORITIZATION .................................................................................................................................. 10

5. FINANCIAL ANALYSIS ......................................................................................................................................... 10

6. ENERGY CONSULTING AND PROJECT MANAGEMENT ......................................................................................... 11

7. CONCLUSION ..................................................................................................................................................... 11

List of Figures FIGURE 1: ELECTRICAL CONSUMPTION (ESTIMATED) .......................................................................................................................... 5 FIGURE 2: MONTHLY GAS CONSUMPTION PROFILE ............................................................................................................................ 5 FIGURE 3: ENERGY USE INTENSITY COMPARISON ............................................................................................................................... 6 FIGURE 4: ELECTRICITY CONSUMPTION ............................................................................................................................................ 7 FIGURE 5: GAS AND ELECTRICITY ..................................................................................................................................................... 7

List of Tables TABLE 1: FACILITY DETAILS ............................................................................................................................................................ 3 TABLE 2: SERVICE LIFE REMAINING.................................................................................................................................................. 4 TABLE 3: ANNUAL ENERGY CONSUMPTION AND ENERGY INTENSITY ...................................................................................................... 6 TABLE 4: RATE SCHEDULES ............................................................................................................................................................ 8 TABLE 5: SHORT TERM MEASURES SUMMARY ................................................................................................................................... 8 TABLE 6: LONGER TERM MEASURES SUMMARY ................................................................................................................................. 9 TABLE 7: NOT RECOMMENDED MEASURES SUMMARY ...................................................................................................................... 10 TABLE 8: PROJECT PRIORITIZATION ................................................................................................................................................ 10 TABLE 9: FINANCIAL ANALYSIS ...................................................................................................................................................... 10

Appendices A. Lighting Opportunity Assessment A1



1. Energy Study Methodology

Timing of Work: This study started in October 2015, and involved a site visit to gather inventory information and investigate site conditions. This included a review of the building HVAC systems. The study was completed in December, 2015.

Reference Material: The following documents were provided to us to be referenced in this

work: • Site Drawings • Energy Data

Methodology: The primary purpose of this study was to identify and evaluate

opportunities to dramatically reduce energy consumption at this facility. Our goal in this analysis was to seek projects that reduce net energy consumption by at least 20%. To do this we have gathered up-to-date site inventory information of all mechanical and electrical systems that consume significant amounts of energy. We then analysed the utility billing history for the site, and performed an energy balance to understand the breakdown of usage for each of the systems in the facility. Beyond that, we created a list of potential conservation projects and evaluated the business case associated with these ideas. Project Costs are estimated, and the energy savings are projected using a combination of reasonable assumptions and spreadsheet based modelling.

Consulting Team: Justin Blanchfield P.Eng – Lead Consultant Uwe Fabert - Engineering Review Rowan Waldron P.Eng – Engineering Support / Inventory Jorge Martinez-Gallego –Technical Support



2. Background Description of Facility, Hardware and Systems

2.1 Overview

The Memorial Pool located at 489 Old Island Highway in Courtenay, BC, was originally constructed in 1949. It is used as an outdoor pool for the community during the summer. Opening schedule is approximately 8:30 am to 8:45 pm Monday to Friday and 8:30 pm to 4:00 pm Saturday and Sunday. The total square footage of the pool and buildings is approximately 1,022 m2 (11,000 ft2).

Facility details are presented in Table 1.

Table 1: Facility Details

Description DetailsBC Hydro Account Number N/AFortisBC Account Number 885358 & 885357

Facility type Pool

Year of construction 1949

Facility age 66 yearsTotal conditioned floor space (ft2) 11,000

Number of floors 1

Percent glazing 10%

2.1.1 Physical condition

The original pool is over 66 years old, while the change rooms and multipurpose rooms were added in 1979. A solar water heating system was added in 2010. The facility has been well maintained.

2.2 Mechanical Systems

2.2.1 Heating

Pool heating is provided by one large gas boiler and a roof mounted solar water heating system. Building heating is provided by six electrical baseboard heaters.

2.2.2 Cooling

There is no cooling at this facility.

2.2.3 Ventilation

An exhaust fan serves the Entrance building.

2.2.4 Domestic Hot Water (DHW)

Domestic hot water for the facility is provided by two gas fired water storage tanks.



2.2.5 Mechanical Equipment Service Life

A brief overview of theoretical average service life of the main mechanical equipment described in this section is presented in Table 2.

Table 2: Service Life Remaining

ASHRAE Service Life Equipment Age Service Life* RemainingGas Boiler - Pool Heating 8 25 17

Gas Boiler - DHW - Entrance Bld. 16 25 9

Gas Boiler - DHW - Mechanical Rm. 5 25 20 * Based on 2007 ASHRAE HVAC Applications Manual Chapter 36, Table 4.

2.3 Electrical System

It was assumed that the facility is billed according to Rate Schedule 1500 of the BC Hydro Electrical Tariff under the same account as the Lewis Centre.

2.4 Lighting System

The major lighting systems in the building comprise a mixture of CFL, T5s, T12s and HPS.

2.5 Control Equipment

The building has a combination of analog thermostats and manual switches to control equipment.

The solar water heating system is controlled by its own controller.

2.6 Water Consuming Devices

Many of the building's water consuming devices are low flow models, including low flow toilets, faucet aerators and shower heads.



2.7 Energy Analysis

Historical trends in electricity and gas consumption were analyzed based on data provided by the client.

2.7.1 Energy Use Profiles

The building’s electrical consumption was unavailable for this study so an annual profile for 2013 and 2014 was estimated based on the expected electrical equipment run time. Figure 1 presents the building’s estimated electrical consumption. This is assumed to follow the summer opening profile based on the pool use season.

050

100150200250300350400450500

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

Aver

age

daily

(kW

h) 2011

2012

2013

2014

2015

Figure 1: Electrical Consumption (Estimated)

Figure 2 presents gas consumption since 2011. This follows the summer opening profile based on the pool use season. The significant year to year fluctuations in consumption suggests a lack of proper control of the pool heating systems, indicating a large opportunity for energy savings.

0

50

100

150

200

250

300

350

400

450

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

Gas c

onsu

mpt

ion

(GJ)

2011

2012

2013

2014

2015

Figure 2: Monthly Gas Consumption Profile



2.7.2 Energy Intensity Analysis

Annual energy consumption and the corresponding costs and energy intensity for the Memorial Pool are presented in Table 3. A comparison of energy use intensity (BEPI) and GHG intensity between the Memorial Pool and other City of Courtenay buildings is presented below in Figure 3. Note that all values for electrical consumption are estimated.

Table 3: Annual Energy Consumption and Energy Intensity

Utility 2014 2013 2014 2013 2014 2013 2014 2013Gas 774 907 757 888 20 23 $10,028 $11,752

Electricity (estimated) 160 160 157 157 4 4 $3,806 $3,806

Total 934 1,067 914 1,044 24 27 $13,833 $15,557

Cost ($)BEPI (kWh/ft2)BEPI (MJ/m2)Energy Use (GJ)

The Memorial Pool had a Building Energy Performance Index (BEPI) of approximately 914 MJ/m2 in 2014. It is worth noting that a combined pool and building floor area was to calculate the associated BEPI, while total floor area was used for the other buildings.

0

10

20

30

40

50

60

0

200

400

600

800

1,000

1,200

1,400

Com

ox V

alle

y C

entre

for

the

Arts

Cou

rtena

y C

ity H

all

Cou

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y Fi

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ll #1

Cou

rtena

y Li

brar

y

Flor

ence

Filb

erg

Cen

tre

Mem

oria

l Poo

l

Nat

ive

Son

s H

all

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ratio

ns Y

ard

Bui

ldin

gs

Sid

Willi

ams

t CO

2e

BEPI

(MJ/

m²)

Electricity

Gas

GHG

Figure 3: Energy Use Intensity Comparison



2.7.3 End Use Breakdown

The percentage of energy consumption by building system is presented in Figure 4. Pump and lighting account for approximately 58% and 25% of the total consumption, respectively. These systems will therefore be the main focus for energy conservation projects including equipment and control upgrades.

Pump58%

Ventilation1%

Electric heating

16%

Plug load1%

Lighting24%

Figure 4: Electricity Consumption

Electrical and gas consumption, in equivalent units of energy, is presented in Figure 5. Gas consumption accounts for approximately 86% of the energy consumption at this facility. We have identified several opportunities to reduce gas consumption, which will be discussed in Section 4.

Gas Equipment

85%

Electricity -Mechanical Equipment

11%

Electricity -Lighting

4%

Figure 5: Gas and Electricity



3. Energy Conservation Opportunities

The primary objective of this study was to identify and analyse energy conservation opportunities at the Memorial Pool. The rate schedules used in this analysis for financial savings estimates are presented in Table 4. The electricity rates are based on schedule Medium General Services, whereas, the recent gas consumption rates are based on the Rate 2 schedule and a carbon tax of $1.49 per GJ of gas. The financial savings estimates include Provincial Sales Tax (PST) and Goods and Services Tax (GST). For Greenhouse Gas estimates, we have used emissions factors of 0.01 kg CO2e / kWh of electricity in BC, and 49.75 kg CO2e / GJ for gas.

Table 4: Rate Schedules

UtilityElectricity

Marginal Demand Charge $6.10 / kW (inc taxes)

Marginal Consumption $0.077 / kWh (inc taxes)

GasRecent Gas Consumption $12.95 / GJ (inc taxes)

Rate

A number of potential conservation opportunities have been analyzed and are broken down in this section between Short Term upgrades and Longer Term upgrades. A detailed explanation as well as an estimated cost and energy saving potential are summarized for these projects. Savings calculations are based on an energy consumption baseline derived from 2011 to 2015 historical data for gas and an assumed consumption for electricity.

There are many opportunities for incentive funding available from BC Hydro and FortisBC, as presented below where applicable to a particular ECM. Please note that incentive amounts can often vary between projects and have not been included in the financial analysis. We recommend that you contact your utility representatives prior to implementing any of the following measures to discuss incentive opportunities. Typically incentive applications must be submitted prior to purchasing any equipment.

3.1 Short Term Measures

A summary of the analysis for the recommended Short Term upgrades is presented in Table 5. Descriptions for each project are presented below.

Table 5: Short Term Measures Summary

$ GJ kW kWh GHG3.1.1 Building Automation System $15,000 9.4 $1,600 80 - 6,600 4.03.1.2 Lighting Retrofit LED $3,000 8.6 $350 0 12 3,600 0.03.1.3 ASHP DHW $6,900 6.9 $1,000 80 (2) - 4.0

Total $24,900 8.4 $2,950 160 10 10,200 8.0

Item Description Cost Simple Payback

Annual Savings

3.1.1 Building Automation System

HVAC systems in the building are currently controlled by separate programmable thermostats. This type of control results in a significant waste of energy.

All Baseboard heaters in the Entrance Building are controlled by non programmable thermostats, which results in heating use during unoccupied periods. The main exhaust fan in the entrance building is controlled by an on/off switch.



We recommend installing a building automation system (BAS), also known as direct digital control (DDC), to control all HVAC and pool systems. BAS control will allow much higher levels of control of existing equipment, enabling a large number of advanced energy savings controls measures to be implemented:

• Pool water heating control

o Control the pool water circulation pump, solar system pump and boiler to reset the pool water temperature.

• Scheduling and NTSB

o Schedule all equipment where possible and reset room temperatures afterhours. Schedule off the EF afterhours to reduce heating loss and ventilation energy use.

• OAT Lockout

o An OAT (Outdoor Air Temperature) lockout may be applied to all heating systems to reduce the OAT lockout setpoint to 16°C (adj.). The pool heating system maybe locked out on really hot days since users may appreciate a cooler water temperature.

Incentive: Potential for BC Hydro custom incentive.

Please note that a low cost alternative to the BAS would be the installation of programmable thermostats on all heating devices.

3.1.2 Lighting Retrofit LED

A number of interior and exterior lamps use inefficient lighting technology, including T12 and HPS. We recommend retrofitting these with efficient LED technology. Please note that a detailed lighting count should be performed prior to purchasing equipment.

Incentive: The BC Hydro Product-Incentive-Program (PIP) can be used to support a proportion of this cost.

3.1.3 ASHP DHW

The DHW system in the Entrance Building consists of a mid-efficiency gas fired storage tank.

We recommend installing an air source heat pump (ASHP) to provide heating for domestic hot water in the Entrance Building. This measure will significantly improve the DHW system efficiency while dramatically reducing the building's gas consumption and green house gas emissions.

In case of limitation with existing power supply we recommend to install a high efficiency (condensing) tank style DHW heater for the showers to reduce water heating energy.

3.2 Longer Term Measures

A summary of the analysis for the recommended Longer Term upgrades is presented in Table 6. Descriptions for each project are presented below.

Table 6: Longer Term Measures Summary

$ GJ kW kWh GHG3.2.1 Pool ASHP $80,000 15.1 $5,300 760 (147) (46,700) 37.33.2.2 DHW upgrade $4,700 11.5 $410 30 - (500) 1.5

Total $84,700 14.8 $5,710 790 (147) (47,200) 38.8

Item Description Cost Simple Payback

Annual Savings

3.2.1 Pool ASHP

The existing boiler is 8 years old and has a low efficiency of approximately 82%. The pool supply water temperature is approximately 33°C. We recommend replacing the boiler with a high efficient air sourced heat pump (ASHP) and use the advantage of high efficiency of the ASHP in summer to achieve energy savings. This solution would increase the electrical demand by about 50 kW. The main advantage is that it would reduce GHGs to almost zero.



Incentive: The FortisBC Efficient Boiler Program can be used to support a proportion of this cost.

3.2.2 ASHP DHW Upgrade

The DHW system in the boiler room consists of a mid-efficiency gas fired storage tank and serves an eyewash station and an emergency shower. This is a very small load making the existing tank considerably oversized. The vast majority of the consumption is downtime losses.

We recommend replacing the boiler room DHW heater with a smaller electric tankless DHW heater.

3.3 Project Analyzed but not Recommended

3.3.1 Condensing Boiler

The existing boiler is 8 years old and has a low efficiency of approximately 82%. The pool supply temperature is approximately 30°C.

We recommend to replace the boiler with an high efficient condensing boiler and use the advantage of constantly low return water temperature from the pool water to achieve energy savings.

Incentive: The FortisBC Efficient Boiler Program can be used to support a proportion of this cost.

Table 7: Longer Term Measures Summary

$ GJ kW kWh GHG3.3.1 Boiler Upgrade $23,000 16.4 $1,400 110 - - 5.5

Total $23,000 16.4 $1,400 110 0 - 5.5

Description Cost Simple Payback

Annual SavingsItem

4. Project Prioritization

Table 7 presents a recommended prioritization for the implementation of these projects.

Table 8: Project Prioritization

Item Description Cost Payback $ GJ kW kWh GHG BEPI (MJ / m²) NPV IRR3.1.1 Building Automation System $15,000 9.4 $1,600 80 6,600 4.0 101 $1,300 9%3.1.2 Lighting Retrofit LED $3,000 8.6 $350 - 12 3,600 -.0 13 ($300) 5%3.1.3 ASHP DHW $6,900 6.9 $1,000 80 (2) - 4.0 78 $5,300 16%3.2.1 Pool ASHP $80,000 15.1 $5,300 760 (147) (46,700) 37.3 579 ($15,500) 5%3.2.2 DHW upgrade $4,700 11.5 $410 30 (500) 1.5 28 ($500) 6%

Total Recommended Projects $109,600 12.7 $8,660 950 (137) (37,000) 46.8 799

Annual Savings

5. Financial Analysis

Table 9 presents a financial analysis of the energy conservation measures presented above.

Table 9: Financial Analysis Annual Life

Item Description Cost Payback Savings Expectancy NPV IRR3.1.1 Building Automation System $15,000 9.4 $1,600 15 $1,300 9%3.1.2 Lighting Retrofit LED $3,000 8.6 $350 10 ($300) 5%3.1.3 ASHP DHW $6,900 6.9 $1,000 20 $5,300 16%3.2.1 Pool ASHP $80,000 15.1 $5,300 20 ($15,500) 5%3.2.2 DHW upgrade $4,700 11.5 $410 15 ($500) 6%

Total Recommendations $109,600 12.7 $8,660 18.8 ($10,600) 6% Our financial analysis is based on BC Ministry of Finance rates issued in October 2009 with an annual fuel cost escalation rate of 2.1%, and a discount rate of 7.5%. Please note that a weighted average life expectancy has been used to analyze the ‘Total’ NPV of these projects.



6. Energy Consulting and Project Management

In order to allow an accurate analysis of the overall cost of this renovation we estimate the required consulting budget to be approximately $8,000. This includes scope to cover engineering consultation and commissioning time to direct the implementation of the projects described.

7. Conclusion

This facility is has an annual energy consumption of 914 MJ/m2, making it a good candidate for energy efficiency upgrades. We have identified a number of significant energy savings opportunities by upgrading and optimizing the facilities, mechanical, control, and lighting systems. In particular, we recommend upgrading to a building automation system (BAS) to reduce energy use, improve comfort, and enable remote monitoring and control of this facility.

If all our recommendations are implemented, we expect the facility to reduce its energy footprint and greenhouse gas emissions by 75% and 100% respectively, and have a new BEPI of 269 MJ/m2.

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