McDougall Church doc

Final Report November-7-14

McDougall United Church Building Condition Assessment Report

GROUP2 Architecture Interior Design Heritage Conservation Consultants

Building Science Engineering Ltd. Structural Engineering & Building Envelope

SCL Engineering Ltd. Mechanical & Electrical Engineering

Golder Associates Hazardous Material Consultants

Site BIM 3D Scanning Services

CR_970Attachment 2

McDougall United Church BUILDING CONDITION ASSESSMENT REPORT

GROUP2 ARCHITECTURE INTERIOR DESIGN LTD November-7-14

Final Report

TABLE OF CONTENTS

EXECUTIVE SUMMARY 4

SCOPE OF STUDY 4

CONDITION ASSESSMENT OVERVIEW 4

MATERIAL ASSESSMENT OVERVIEW 5

GENERAL CODE COMPLIANCE 6

CONSERVATION PLAN 6

INDICATIVE ESTIMATE 6

1 INTRODUCTION 8

1.1 OVERVIEW 8

1.2 SCOPE OF INVESTIGATION/LIMITATIONS 8

1.3 PREVIOUS WORKS/REFERENCE INFORMATION 9

1.4 HISTORIC SIGNIFICANCE 9

2 CONDITION ASSESSMENT 10

2.1 OVERVIEW 10

2.2 ENTRANCES 10

2.3 EXTERIOR WALLS 11

2.4 DOORS & WINDOWS 13

2.5 ROOF 15

2.6 INTERIORS 21

2.7 STRUCTURAL 23

2.8 MECHANICAL 28

2.9 ELECTRICAL 32

3 BUILDING MATERIAL ASSESSSMENT 35

3.1 STRUCTURAL COMPONENTS 35

3.2 MECHANICAL COMPONENTS 35

3.3 ARCHITECTURAL COMPONENTS 35

3.4 CONCLUSIONS AND RECOMMENDATIONS 37

4 GENERAL CODE COMPLIANCE 38

4.1 LIFE & BUILDING SAFETY 38

5 CONSERVATION PLAN 40

5.1 INTRODUCTION 40

5.2 STANDARDS 40



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5.3 PROPOSED CONSERVATION WORKS 46

5.4 CONSERVATION SUMMARY 46

6 BUDGET 47

6.1 INTRODUCTION 47

6.2 INDICATIVE COST ESTIMATE 47

6.3 ESTIMATE 47

7 APPENDICES 49

7.1 GOLDER & ASSOCIATES REPORT NOV 4 2014 49



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EXECUTIVE SUMMARY

SCOPE OF STUDY

Group 2 Architecture Interior Design Ltd (Group2) were engaged by The City of Edmonton to document the existing condition of the McDougall United Church at 10025 - 101 Street, Edmonton and provide guidance to the City on a conservation plan that addresses the immediate, short term and medium term preservation of the building. A series of site investigations were undertaken through September and October 2014. At this time we have not undertaken an exhaustive review of the City Archives or the Provincial files at the Historic Resource Management Branch (HRMB) on the building to confirm and include in this report a summary of the historic significance of McDougall United Church.

CONDITION ASSESSMENT OVERVIEW

This report follows in general terms ASTM Standard E2018-08 in that a five-year + time frame for major repairs or replacements of building components has been considered. In this report defined terms are used to describe the condition of the components and systems:

Satisfactory – Performing its intended function; no major defects noted. It is expected that it will last its normal service period.

Serviceable – Performing its intended function, but has some visible defects or is aging. It will require minor to moderate repairs but may require replacement. Costs associated with serviceable items are listed as (MT) MEDIUM TERM and have a 4 – 7+ year likelihood of continued performance.

Fair – Barely performing its intended function. Has visible defects or is aging and will require moderate to major repairs in the short term. Costs associated with a fair rating are listed as (ST) SHORT TERM and have a 1 – 3+ year likelihood of continued performance.



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Poor – Not properly performing its intended function. At or beyond its useful life or is a life and building safety risk that must be corrected. Component requires major repair, replacement or completion if missing immediately. Costs associated with a fair rating are listed as (IM) IMMEDIATE and must be completed within the next 12 months, there is imminent danger to life and potential for further damage to the building if not addressed.

For the purposes of this report we have assumed that “Immediate” work at this point are simply preservation activities and will not instrumentally impact the heritage value of the Church. For interventions beyond this we would recommend the completion of a Historic Resource Impact Assessment (HRIA) that assesses the impact of any intervention on the building’s heritage value defined by its character defining elements beyond preservation. The cost of this HRIA is carried in the short term costs.

Structurally, the building ranges from satisfactory to serviceable for the main building but fair to poor for the Annex and the Carriage House.

The exterior is in fair to poor condition and will need significant work to not only repair but in many instances replace many features and elements.

It can be generally stated that the interior is satisfactory to serviceable condition. Any interior work can be delayed until a continued or adaptive reuse study is completed or it is decided to take the approach of preservation & restoration with limited rehabilitation.

The mechanical systems are in fair to poor condition with many systems past their useful life or are not compliant with the current code.

The electrical systems are in serviceable to fair condition with many systems past their useful life or are not compliant with the current code.

MATERIAL ASSESSMENT OVERVIEW

From a hazmat perspective the material assessment rates from serviceable to fair condition with a few poor.

Structurally the consultant did not identify suspect asbestos-containing materials on structural components during this assessment. While most of the hazardous

MAIN FLOOR

BALCONY



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material can be safely left until a use is determined repair/removal of the boiler room ceiling, asbestos containing vinyl sheet flooring, should be completed.

GENERAL CODE COMPLIANCE

The building is generally non-compliant (not in violation) with the current building code. Major areas of non-compliance are; fire suppression, adequate fire resistance ratings/separations, exiting, barrier free provisions and fire alarm systems and detection.

It is the recommendation that the building can continue in a non-compliance state until a comprehensive continued use or adaptive reuse strategy is developed. If there is continued use religious assembly it is possible to mitigate the areas of non-compliance in other ways as alternative solutions to the acceptable solutions found in the code.

CONSERVATION PLAN

It is our recommendation that until a decision is made to either continue its existing use as a religious assembly or adaptive reuse that only immediate and essential conservation work be undertaken to preserve and restore primarily the building envelope. Essential work should also include those mechanical, electrical and hazardous materials abatement work that are classed as immediate life and building safety issues.

INDICATIVE ESTIMATE

The basis for this estimate assumes the most likely costly solution that of continued use. It is reasonable to conclude that if an adaptive reuse is contemplated there may be scopes work listed that could be incorporated into an overall scope of work for the adaptive reuse, thus potentially reducing the costs listed here. For example, it may be determined after further historic analysis that the Annex and Garage can be removed (to be validated via the HRIA) thus eliminating risk associated with stabilization, building envelope, etc. Further, depending on the adaptive reuse and resultant design concept certain scopes of work carried in this budget may not be necessary or are mitigated by the adaptive reuse budget.

On this basis we would suggest that conservatively the potential savings within an adaptive reuse strategy may range from 10 – 25%.

The following is an indicative (-15% - +20%) cost. This calculated using a median to calculate the range. Probable costs are established for immediate, short and medium term work. Costs include design, construction, City of Edmonton administration costs, design & construction contingencies and escalation. Costs exclude GST and are expressed in November 2014 construction costs.



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Immediate (2015): (-15%) (+20%)

Architectural: 515,000 710,000 Structural: 109,000 150,000 Mechanical: 105,000 144,000 Electrical: 27,000 37,000 Hazmat: 6,000 7,500 General Conditions: 115,000 158,000 GC Fee: 53,000 73,000 Consultants: 141,000 194,000 City of Edmonton: 139,000 191,000 Contingencies & Escalation: 185,000 256,000

$ 1,395,000 1,920,500

Short Term (2016 - 2018):

Architectural: 2,929,000 4,040,000 Structural: 1,305,000 1,800,000 Mechanical: 983,000 1,356,000 Electrical: 498,000 687,000 Hazmat: 83,000 113,500 General Conditions: 870,000 1,200,000 GC Fee: 401,000 552,000 Consultants: 1,067,000 1,471,000 City of Edmonton: 1,047,300 1,445,000 Contingencies & Escalation: 2,120,700 2,926,000

$ 11,304,000 15,590,500

Medium Term (2019 - 2022):

Architectural: 109,000 150,000 Structural: 2,175,000 3,000,000 Mechanical: 171,000 235,000 Electrical: 161,000 221,000 Hazmat: 0 0 General Conditions: 393,000 541,000 GC Fee: 181,000 249,000 Consultants: 482,000 664,000 City of Edmonton: 473,200 652,000 Contingencies & Escalation: 1,593,800 2,199,000

$ 5,739,000 7,911,000

TOTAL $ 18,438,000 25,422,000



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1 INTRODUCTION

1.1 OVERVIEW

Group 2 Architecture Interior Design Ltd (Group 2) along with its consultant team were engaged by The City of Edmonton to document the existing condition of the McDougall United Church at 10025 - 101 Street, Edmonton and provide guidance to the City on a conservation plan that addresses the long term preservation of the building. A series of site investigations were undertaken through September and October 2014 with the use of a 120ft hydraulic boom hoist and general observations. The hoist was positioned on the north, west and south sides of the building and afforded access for a visual inspection and photographic record of the majority of the building envelope. A comprehensive 3D LASER scan of the exterior was completed from which key dimensions of components and building heights were derived.

The assessed building comprises of three elements; the church proper, an Annex and Carriage House (Garage)

1.2 SCOPE OF INVESTIGATION/LIMITATIONS

At this time we have not undertaken an exhaustive review of the City Archives or the Provincial files at the Historic Resource Management Branch (HRMB) on the building to confirm and include in this report a summary of the historic significance of McDougall United Church. For the purposes of this report we have assumed that interventions at this point are simply preservation activities. Should interventions beyond this assumption be considered we would recommend a Historic Resource Impact



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Assessment (HRIA) to be completed that assesses the impact of any intervention on the buildings heritage value defined by its character defining elements.

1.3 PREVIOUS WORKS/REFERENCE INFORMATION

This report updates the report prepared by Johns Group2 in 2007 and includes the roofing report completed by Regional Roofing Inspections & Consulting dated November 2nd 2010 with work executed by September 2011.

This report took into consideration the recommendations found in the Francis Ng Architect Ltd. Building Condition Audit dated February 21st 2012. Apart from the recommendations for the Building Envelope we are in general agreement with its contents, opinions and recommendations.

1.4 HISTORIC SIGNIFICANCE

1.4.1 CURRENT STATUS

Built between 1909 – 11 the building is presently on the City of Edmonton Inventory (Downtown #9) but is not municipally designated or listed with any provincial significance. Date of the Annex and carriage House (Garage) are unknown.

1.4.2 STATEMENT OF SIGNIFICANCE

The exterior exhibits asymmetrical towers, simple, perpendicular tracery on windows and other features typical of Presbyterian churches. The church is of Gothic Revival style, with the exterior reflecting the retention of Scottish traditions. Vertically offset towers add strong massing to the front.

Rounded arches, steeply pitched roofs, minimal battlements, buttresses, pinnacles, stained glass and gothic tracery add to the heritage value as character defining elements.

The interior plan is traditional Scottish “U” balcony, a minor arched dome with hardwood flooring, oak pews and wall panelling. A choir loft is beneath a significant and impressive pipe organ.



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2 CONDITION ASSESSMENT

2.1 OVERVIEW

During September and October 2014 the architectural and engineering teams inspected the building to undertake a condition assessment.

This report follows in general terms ASTM Standard E2018-08 in that a five-year + time frame for major repairs or replacements of building components has been considered. The following defined terms are used to describe the condition of the components and systems reviewed:

Satisfactory – Performing its intended function; no major defects noted. It is expected that it will last its normal service period.

Serviceable – Performing its intended function, but has some visible defects or is aging. It will require minor to moderate repairs but may require replacement. (MT) MEDIUM TERM (4 – 7+ YEARS)

Fair – Barely performing its intended function. Has visible defects or is aging and will require moderate to major repairs in the short term. (ST) SHORT TERM (1 – 3 YEARS)

Poor – Not properly performing its intended function. At or beyond its useful life or is a life and building safety risk that must be corrected. Component requires major repair, replacement or completion if missing. (IM) IMMEDIATE

2.2 ENTRANCES

2.2.1 ENTRANCE DOORWAYS

Serviceable: The entrances while not code compliant are generally in good condition and require minor repointing and concrete repairs.

2.2.2 EXTERIOR STAIRS

Poor: The three sets of concrete stairs on the west elevation have been clad with steel checker plate and the concrete and checker plate have significantly deteriorated. In addition the tread heights are not consistent within each stair on the north and south.



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2.3 EXTERIOR WALLS

2.3.1 CAULKING

Fair: Caulking, likely acrylic, has been applied over many of the mortar joints to presumably fill in cracks and deteriorated mortar. Caulking mortar brick mortar joints is not recommended as the caulking doesn’t breath like mortar. Plus the ‘white’ colour of the caulking is quite unsightly. The caulking should be removed and the cracks and/or deteriorated mortar repaired or repointed as required.

2.3.2 BRICK UNITS:

Serviceable: Brick units have been removed from the east elevation. The concern is primarily aesthetic.

Poor: The deterioration of brickwork appears to be caused by freeze-thaw cycling of the brickwork under conditions of excessive moisture, with the areas of excessive moisture coinciding with the south elevation sloped roof drains. Church maintenance staff indicated that the amount of ‘wetting’ of the brick appears to worsen with rainfall. It is our opinion that the south sloped roof drainage system is most likely compromised, thereby

directly water unnecessarily into the brick wall system, which in turn leads to premature freeze-thaw deterioration of the brickwork. The roof drainage system should be reviewed and repaired.



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2.3.3 MORTAR

Fair: Mortar deterioration, other than noted above, occurs as brickwork ages. The deteriorated mortar joints should be repointed.

2.3.4

2.3.5

2.3.6

2.3.7 PARGING

Poor: Areas of the parging on the brick watertable coursing have failed (right) with the failure in some cases appearing to be the result of impact by a vehicle. The failed parging should be repaired to prevent the infiltration of water and increased freeze-thaw deterioration of the parging and backup brickwork.

2.3.8 CONCRETE COPING UNITS

Fair: A number of concrete coping units on brick parapets have broken (top right). The broken coping units are primarily of an aesthetic concern.

2.3.9 DISCOLOURATION:

Fair: Areas of brickwork have discoloured with the most severe discolouration occurring beneath projecting sills and cornices (top right and right). The discolouration is primarily of an aesthetic concern.



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2.3.10 BRICK ARCHES:

Poor: A number of brick arches located over window or door openings have cracked due to propagation of foundation cracking below or failure of the arch (right). The arch deterioration is a structural concern.

2.3.11 CONCRETE SILL UNITS:

Fair: A number of concrete sill units located beneath window openings have cracked (Photo 10) or broken apart (Photo 19). The cracked and broken sill units should be replaced.

2.4 DOORS & WINDOWS

2.4.1 EXTERIOR DOORS

Serviceable: The entrances while not code compliant are generally in good condition and require minor repointing and concrete repairs.

2.4.2 EXTERIOR WINDOWS

Fair: The windows vary in condition and while it may be more economical to replace than restore the most deteriorated, works undertaken to the majority of windows within the next 2 years will greatly prolong their life expectancy and negate the need for replacement.

Fair: Given the lack of protection afforded by the current condition of the paint surface and the potential for water to enter the frames behind, it is strongly recommended that the primary feature windows are restored to ensure the exterior mouldings do not deteriorate further. A decision on the restoration of the painted interior glazing will also be required in conjunction with the City Heritage Planner and HRMB and to confirm the conservation approach for these elements.



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Poor: The paint on the wood window frames is in need of refinishing (right). During our review we used an awl to probe a number of window frames and found that the wood, including the sill members, had not deteriorated and therefore rebuilding or replacement of the wood frames does not appear to be required. Given that portions of the windows are unprotected (uncoated) they are susceptible to deterioration (rotting).

2.4.3 CAULKING – WINDOW TO BRICK

Poor: The caulking at the window frame to brick junctions has typically failed and requires replacement (right, below).

2.4.4 STORM WINDOWS

Poor: The serviceable condition of the stained glass windows appears to indicate that the storm windows installed outboard of the stained glass is prolonging the life of the stained glass. A number of storm windows are broken and require replacement (previous).

2.4.5 STAINED GLASS

Serviceable: A number of stained glass sections are broken and should be inspected and a mitigation strategy developed by a conservator skilled in this type of glass.



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2.5 ROOF

2.5.1 ROOF - GENERAL

Satisfactory: Re-roofing of the church was recently completed (2011) but the eavestroughs and downspouts do not appear to function correctly and can contribute to and accelerate deterioration of the exterior walls if not addressed.

Poor: There are a number of specific junctions that are poorly detailed and require amendment to prevent water ingress into the building.

Fair: The roof over the Annex is reported as not needing to be replaced in the Regional Roofing Report. It will likely need to be replaced at some point in the near future.

Poor: The cornices are deteriorating and in some locations have separated from the structure.

2.5.2 SOUTH SLOPED ROOF DRAINS

Poor: As discussed in 2.3.2, the drains at the base of the south sloped roof appear to be compromised and allowing water into the brick walls (below and next page). Premature freeze-thaw deterioration of the brickwork is occurring.



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2.5.3 SLOPED ROOF STEP FLASHING

Poor: The sloped roof step flashings appear to be deficient at a number of locations and likely allows water to penetrate under the roofing systems. The step flashing on the sloped roof relies on caulking to keep water out (below and left), whereas the step flashing on the south elevation is not sealed to the brick wall (below right, bottom right).

2.5.4 SLOPED ROOF HEAD FLASHING

Poor: The head flashing on the sloped roof at the northeast corner of the church is deficient as it has does not have proper ‘shingle-laps’ (next page top left) and the head flashing at the east end of the north sloped roof relies on caulking to keep water out (next page top right).



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2.5.5 EAST SLOPED ROOF SCUPPER

Poor: The scupper at the north end of the east sloped roof is not properly connected to the roof membrane and edge flashing allowing water to penetrate under the roof system.

2.5.6 DRAINS - GENERAL

Poor: The drains on the north and south sloped roofs and the west elevation entrance sloped roof appeared to be plugged (right). As there is no access to the west elevation sloped roof from within the building, we carried out a crude cleaning of the drains during our review. It is recommended that all roof drains be periodically reviewed and cleaned, as required, as part of on-going maintenance program of the building.

2.5.7 WEST ELEVATION SLOPED ROOF EAVESTROUGH

Poor: The eavestrough at the bottom end of the west elevation sloped roofs does not appear to be adequate to contain rain runoff from the roof, as the brickwork below the eavestrough is severely discoloured and in areas has deteriorated, most likely from freeze-thaw cycling in a saturated state (right).



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2.5.8 METAL CLAD CORNICES

Poor: The metal clad cornices located above the west elevation entrance (below, top and middle left), along the north and south elevations of the church (see page 13 and 14) and on the towers (middle below) are in need of remediation as the metal cap flashing has severely corroded and the caulking head joint (cornice to brick) has failed. In addition, the cornice on the east elevation of the south tower has structurally failed (Photos middle and bottom) and requires immediate repair.



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2.5.9 ATTIC INSULATION

Poor: The barrel vault over the church is un-insulated except for fiberglass batt insulation placed at the lower level of the barrel (right). Consideration should be given to carrying out a thermal study to determine if the barrel vault should be fully insulated.

2.5.10 ATTIC ACCESS

Poor: Access to the main roof is provided by a ladder and hatch from the second floor suite in the addition (below) and by a make-shift ladder and hatch in the attic space (right). Both sets of ladders and hatches appear to be unsafe and should be upgraded to provide safe access to the attic space and roof.



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2.6 INTERIORS

It should be noted that commentary on the interior assumes continuity of the elements discussed. Any plans for adaptive reuse should include a comprehensive discussion on retention, restoration, removals and replacement of any finishes.

2.6.1 FLOORING:

Fair: The existing flooring within the building is a combination of hardwood (within the Sanctuary and the basement Banquet Hall), carpet (most of the public spaces, offices, and meeting rooms), vinyl tile (the west stairwells), concrete (some of the basement service spaces) and terrazzo (the 1955 addition main stair).

2.6.2 CEILINGS:

Serviceable: The ceilings are either acoustic tile or lath and painted plaster. Any adaptive reuse to incorporate a fire suppression sprinkler system as well as new mechanical systems will result in extensive patching and repairing and in some cases total replacement.

For the areas where the floors (i.e. the main floor and the 2nd floor) will need to be rated, the existing ceilings will have to be removed completely and new Type X GWB installed in order to meet the required ratings. Any existing built up wood beams (i.e. not heavy timber) will have to be fire rated in order to comply with code requirements.

2.6.3 INTERIOR PARTITIONS:

Satisfactory: The walls of the Church are a combination of lath and painted plaster and wood panelling (in the west stairwells, part of the sanctuary and the some of the office/meeting room spaces). Like the ceilings once the electrical and mechanical upgrades are completed the walls are going to need extensive patching and repairing and in some cases total replacement.

Some walls require modification in order to obtain building code compliance. For example, the west stairwells and the stairwell located within the 1955 addition must achieve a 45min rating thus the walls which are covered in wood panelling or lath and plaster must be replaced with ½” Type X GWB on both sides and the wall cavity filled with absorptive material to comply with current codes.

2.6.4 SANCTUARY FINISHES:

Serviceable: Depending on the intended adaptive reuse of the building the overall interior finishes in the sanctuary can be considered serviceable. Items such as the wood pews, wood wall panelling, stained glass, column finishes, wood doors, wood door/window casings and wood baseboards need to be repaired.



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Satisfactory: The arched ceiling of the main sanctuary is in good condition and while there are some surface cracks, it is considered that there is unlikely to be any further settlement or differential movement of the building that would cause any resultant damage. Replacing any missing plaster mouldings will likely become an expensive conservation treatment simply due to the cost of scaffolding the interior for access.

2.6.5 INTERIOR DOORS/WINDOWS:

Serviceable: The majority of the interior doors and windows are wood. Much of the doors and windows require some refinishing.

Some doors are located in rated walls would have to be replaced to achieve required ratings.

2.6.6 KITCHEN:

Fair: The kitchen located in the basement requires significant reworking, replacement or significant refurbishment.

2.6.7 3RD FLOOR CARETAKER’S SUITE:

Fair: It is assumed that the 3rd floor caretaker’s suite would become unnecessary and need to be repurposed. Thus the assumption has been made to remove the residential component and refurbish this area as a combination of offices and meeting room space. The space located on this floor is problematic as it would require two means of egress and currently only one stair connects to the 3rd floor – see section 2.2.3

for further information.



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2.7 STRUCTURAL

2.7.1 STRUCTURAL OVERVIEW

There appears to be separation of various sections of the structure; and specifically:

Separation of Annex from the original church

Separation of the main entrance west elevation from the main church building.

Separation of the Carriage House (Garage).

2.7.2 STRUCTRAL CONDITION ASSESSMENT

Structural Movement

o It is the opinion of our team that the movement is considered to be a geotechnical nature. Given that this is out with the scope of this study, at some point a geotechnical engineer should be engaged to assess the overall approach to mitigation of soils borne movement. This again could be done in the context of an overall adaptive reuse strategy. On this basis it is our opinion that it appears that the movements are have not occurred recently, with the exception of the carriage house, and therefore are likely not overly concerning.



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o Poor: Carriage house movement to date has been significant (of the order of 3 to 4 inches horizontally and 2 inches vertically) and church maintenance staff advise that the carriage house movement is on-going. The movement is of such magnitude that the wood roof joists have pulled out of the bearing pockets in the brick walls. Remedial steel angles have been attached to the brick to pick up the roof joists.

o Fair: Given that the movement appears to be old, it is our opinion that a geotechnical consultant would consider the separation of the entrance and addition from the church would be manageable and considered as serviceable for the movement but poor for the required sealant (caulking). Given the on-going movement of the carriage house has been addressed with the installation of steel angles supporting the roof joists, the rating could be considered serviceable to fair.

Foundation Cracking

o Serviceable: Cracking of the foundation has resulted in propagation of the cracks up through the brick walls above. Typically the brickwork cracking does not appear concerning, however is a few cases the cracking affects the round arches over windows. The worst of the cracking occurs on the south elevation and the east elevation. There are other more minor cracks around the entire building as well.

o Fair: In the past the cracks in the parged watertable coursing have been patched and the brickwork has been repointed, with brick replacement on the south elevation. We think the cracking is not of a serious structural concern unless window arches are affected which will require further detailed structural investigation.

o Poor: Some brick arches are compromised such as the east elevation.

Superstructure

o Satisfactory:The original Church trusses were constructed of steel stamped ‘CARNEGIE’ (Carnegie Steel), riveted together and spaced at 16’ – 0” centres (next page).



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o Fair: The truss top and bottom chords are constructed of back-to-back 6x6 and 6x4 angles, respectively (below left). Wood 2x6 members spaced at 19” centres support the upper barrel vault lath and plaster (below, left). Steel 8”x4” I-shaped purlins span horizontally between the trusses and support 2x6 wood roof joists spaced at 21” centres, which in turn support 1x8 wood decking (below right). No obvious decay was observed within the wood decking and roof joists. No obvious rust or distortion was observed within any steel members with the exception of minor rust on the lowest steel purlin on the south elevation (bottom, left), likely due to water problems caused by ice damming or roof leaks.



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o Satisfactory: The Carnegie-stamped steel columns supporting the roof trusses extend down through the Church assembly area into the basement level (above, right). The spacing of the columns in the Church assembly area was measured to be 47 feet in the north-south direction and 16 feet in the east-west direction. The rows of columns were measured to be approximately 15’ – 6” from the north and south elevation walls. Additional 7 inch diameter steel columns, spaced at 15’ – 6” on centre in the north-south direction and 14’ – 3” centres in the east-west direction, were installed in basement (Banquet Hall) below the Church assembly area (next page, left).

o Satisfactory: The sloped roof on the south side of the original Church is constructed of 2x8 wood roof joists spaced at 24” centres with 1x8 shiplap decking (above, right). No obvious decay was observed within the wood decking and roof joints.

o Poor: The Carriage House roof is constructed of 2x4 wood roof joists spaced at 24 inch centres with 1x8 wood decking (below). Eastward movement (separation) of the Carriage House away from the Church has resulted in the west end of the roof joists pulling out of their bearing pockets in the original Church brick wall. Retrofit steel support angles have been bolted to the Carriage House brick walls to support the roof joists (below).



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2.7.3 FUTURE STRUCTURAL CONSIDERATIONS

o A full geotechnical investigation to determine reasons for movement of the Annex and Carriage House if these structures are to remain as part of an overall adaptive reuse strategy.

o Temporary remediation could consist of caulking the gaps between the church and the Annex and between the church and the front entrance.

o Underpinning of the Annex and Carriage House would most likely be required.



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2.8 MECHANICAL

2.8.1 MECHANICAL OVER VIEW

The following are non-compliant with the current Code:

No ventilation systems have been provided for the building. We would propose that a new variable volume ventilation system be installed using high velocity ducting due to the limited ceiling space the building will offer. This could be considered as part of a potential overall adaptable reuse of the building.

The kitchen does not have a make-up air system to compensate for the exhaust canopy installed. A dedicated make-up air system should be installed if the current use continues. Further, if an adaptive reuse is considered, a kitchen may or may not be required and that could be a factor mitigating cost. Kitchen exhaust canopy does not have a fire suppression system, nor does the exhaust ducting have the required clearance to the building structure. The kitchen will need additional sinks and a grease trap to meet public health requirements. These additional items could easily be added now for continuing use.

No fire suppression systems are installed for the building except for fire extinguishers and a fire hose standpipe on the third floor. As already mentioned, a new sprinkler could be installed as part of an overall adaptive reuse of the building in compliance with NFPA 13.

The following are recommendations for continued service of the building:

The gas meter is installed inside and is now required to be outside. Since the exterior wall of the mechanical room is along the rear parking area, the gas meter can be relocated to this area but only needs to be done as part of an overall adaptive reuse strategy for the building.

The existing mechanical systems, except for the domestic hot water heater, are well past their recommended lifespan, and as part of an overall adaptive reuse of the building should be completely replaced. This would include the following:

o The existing steam heating system be removed and replaced with a hot water heating system.

o A new larger water service to the building will be required to accommodate a new sprinkler system.

o Upgrade the sanitary connection from the property line to throughout the building. The city will be responsible to upgraded from the property line to the city main at no cost to the owner.

o New digital control system to increase the efficiency of the system and for off-site trouble shooting and alarm notifications.



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2.8.2 MECHANICAL CONDITION ASSESSMENT

Basement Mechanical Room

o Poor: One Weil-McLain cast iron steam boiler (2500 MBA).

o Poor: One cast iron steam condensate tank with (2) external pumps.

o Satisfactory: One residential hot water heater (John Wood 75 gallon, 68.4 MBH), replaced in 2008.

o Poor: Two central exhaust fans (Trane) are located in the mechanical room dedicated to the banquet and nursery.

o Poor: Mop sink has no back-flow protection with hoses left open at the bottom of the tub which could then contaminate the water system if there is a negative surge in the building only.

Basement Kitchen

o Poor: Kitchen exhaust canopy is in poor condition and does not meet code. It requires a fire suppression system with welded steel ducting, and the exhaust ducting is too close to the structure with not proper insulation.

o Poor: Kitchen facility does not meet commercial requirements. (3) Compartment sink and grease interceptors are required.

Heating Throughout

o Poor: Radiators are installed throughout to provide the buildings heating requirements. Each unit is supplied with a steam trap, and temperature control/adjustment valve. Overall temperature control noted on site is poor.

o Poor: Other than the two exhaust fans noted above for the basement Banquet room and nursery, only the Sanctuary has ceiling fans installed with the fan control located in the closet of the third floor suite.

o Poor: The main water service located in the community church has been installed with a building back-flow preventor but no direct water feed to the fire hose station located on the third floor. Thus this hose is fed from the domestic water system directly. The hose station should be piped back to the water meter for direct water usage for proper fire protection use.

o Poor: All distribution systems (piping and ducting) throughout are original and in poor condition with no remaining life span.

2.8.3 FUTURE MECHANICAL CONSIDERATIONS

We reiterate that unless the intention is to continue the present use then mechanical replacement and upgrades will be more costly than if they were contained within an overall adaptive reuse strategy. There is no doubt that the mechanical systems have past the life span and must be replaced. Regardless of continuing use or adaptive reuse the following will be required:



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Plumbing Systems

o Plumbing systems will be designed in accordance with the requirements of the Canadian Plumbing Regulations. All plumbing fixtures will be of commercial quality heavy duty, vitreous china. Water closets will be flush valve with infra-red sensors, urinals will be wall mounted with exposed flush valves with infra-red sensors, and lavatories will be stainless steel vanity mounted with infra-red sensors. Barrier free washrooms will be provided with the proper type of water closets and blade handles on the lavatories.

o Pre-cooled water fountains will be of a barrier free type (for the handi-capped) and wall mounted.

o Domestic hot water will be provided by two (2) gas-fired hot water heaters (if the kitchen is to be used extensively), each with a capacity of 300 litres for the washrooms lavatories, and kitchen facilities. A re-circulation pump will be used to maintain the temperature within the hot water lines. Floor drains will be provided in the mechanical room, kitchen, janitor room, and washrooms as required.

o No humidification will be provided as this will have a negative impact on the building envelope unless a comprehensive strategy is developed at a building envelope level to address moisture movement through the solid brick walls.

o All pipes will be supported individually or by a trapeze. Construction of the hanger will be by galvanized materials or prime coated steel. Spacing and supports will meet the requirements of ANSI B31.1 power piping. Black steel piping will be used for natural gas systems. Type L copper will be used for water. DWV copper for exposed sanitary lines or PVC for buried sanitary lines. Water back-flow protection will be provided to water contaminated kitchen equipment. A grease interceptor for the pot sink will be installed.

Air Conditioning and Ventilating Systems

o Three (3) new variable air volume ventilating system will be designed in accordance with the requirements of the Alberta Building Codes and the American Society of Heating, Ventilating, Refrigeration and Air Conditioning Engineers (ASHRAE). Commercial quality air handling units will be used for introducing fresh air and to provide free cooling only to the building with mechanical a cooling section during hot outside temperatures. Air handling units will utilize gas-fired heating section with modulating control energized by an adjustable discharge air controller. All units will operate on a time clock to operate only when the area is being used. An adjustable timer override will be installed for off hours use. The kitchen will be provided with a direct fired make-up air unit to offset the exhaust air requirements.

o The auditorium will have a dedicated air handling unit, which will be similar to the above units except that the motor shall be a two speed unit for low and high occupancy.



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o Concealed ductwork within drywall or T-bar ceilings will be standard gauge (depending upon size and SMACNA requirements), not insulated. Three cone supply diffusers in ceilings or double deflection grilles along the walls will be used in the typical room. Rooms with sound requirements will be provided with a low NC level type diffuser. The ceiling space will provide a common return for each of the air systems.

o Balancing dampers will be installed for each diffuser near the main line take-off to reduce noise levels. Areas where main ducts branch away will also be provided with a balancing damper to reduce noise levels. Fire dampers will be installed at all required fire separations and walls, along with access doors through the ducts to inspect the linkages.

o Washrooms and service rooms will be exhausted with in-line fans ducted to low-rise roof hoods. A canvas connection from the fan to the duct will be installed to minimize the transmission of fan vibration noises.

o Acoustic insulation within the ductwork and sound traps will be used to attenuate noise to acceptable standards.

o All ducts will be supported from the structure above individually or by a trapeze. Construction of the hangers or straps will be by galvanized materials or prime coated steel. Spacing and supports will meet the requirements of SMACNA and ASHRAE handbooks.

Sound Abatement

o The treatment to minimize air noise from the air system, and vibration transmission from the mechanical equipment, will be crucial to the success of the building’s environment and usage. Each of the air systems will have silencer installed to both the supply and return main, with acoustical treatment within the low velocity ducting as required to maintain proper sound attenuation within the occupied rooms. The base for each of the air systems will be provided with a secondary vibration curb with acoustical treatment within the curb using drywall and 4 layers of 50mm acoustic insulation to keep the transmission of sound in the occupied space below the units to acceptable levels.

Heating Systems

o Two copper tube 85% efficiency boilers will be used, sized at 60% of the total required heating load to ensure minimal heat is available if one unit should become un-operational during cold weather. One pump will move the heating water with another pump on stand-by if it should fail. An air cushion expansion tank will be used to allow for expansion and contraction of the fluid.

o Each room will have its own heating thermostat via a hot water radiation valve, unless there are rooms with common heatloss/gain exposures. Then they will be grouped at a maximum of 4. Meeting rooms will always have a dedicated thermostat. Rooms with exterior walls will have hot water radiation cabinets or ceiling mounted radiant panels for heating and tempering the ventilation air.



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o At each entrance a hot water force-flow heater will be installed to supplement heat during extensive use of the outside door during cold days.

Insulation

o All domestic cold water, hot water, and hot water re-circulation piping will have 25mm thick insulation. Similarly exhaust ducts exiting the building, outside air and combustion air ducts will have 50mm thick insulation. All concealed supply air ductwork will have 25mm thick insulation. A standard foil wrapping will be used except in exposed areas where a canvas wrap with a painted finish will be used.

Fire Protection

o Portable fire extinguishers in recessed or surface mounted cabinets will provide the initial fire protection as required by the Alberta Building Code. A new sprinkler system will be installed throughout to meet NFPA 13.

Controls

o Computerized Energy Management Control Systems will be utilized to control boilers, pumps, and ventilation equipment. The system will cycle equipment on and off, reset boiler water temperature and monitor alarms. Each thermostat, including the entry force flows, will be controlled by the control system to provide consistent night set-back requirements.

Balancing and Commissioning

o Air systems will be balanced to ensure that evenly distributed air occurs throughout the building. Mechanical systems will be started and tested by the contractor.

2.9 ELECTRICAL

2.9.1 ELECTRICAL OVERVIEW

The following are non-compliant with the current code:

o Fire alarm system is outdated and the emergency lighting and exit signage is insufficient.

The following are recommendations for continued service of the building:

The existing electrical systems are well past their recommended lifespan, and as part of an overall adaptive reuse of the building should be completely replaced. This would include the following:

o A new and larger power distribution system to accommodate the new air conditioning loads and any new electrical uses within the building, except for some of the newer panels that have been installed that could be re-used.

o New updated lighting systems to the new LED technology.

o Communication and security systems.



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2.9.2 ELECTRICAL CONDITION ASSESSMENT

Lighting

o Poor: Existing lighting in the original building consists of a mixture of original period luminaries combined with surface incandescent (some with compact fluorescent lamps), recessed t-bar fluorescent (T12), fluorescent strips (T12), and fluorescent wraps (T12). The 1958 addition has mostly fluorescent sources. There may be PCBs within existing fluorescent ballasts.

o Serviceable: Existing exterior lighting is minimal and consists primarily of incandescent wall lamps at the office entrance with a few HID lights in the back parking and loading area.

o Serviceable: All corridors and room lights are controlled by line voltage switches.

o Satisfactory: Existing exit lights are located in the corridors and at exits to stairwells. The fixtures have incandescent lamps and do not appear to be connected to an emergency power source. The emergency battery lighting packs are located in corridors only and are operating satisfactorily.

o Poor: Existing fire alarm system is manufactured by Mirtone. The system consists of pull stations at exit doors and miscellaneous detectors throughout the facility. Alarms are transmitted via 10" bells located within the corridors. The third floor suite is presently rented out with the addition of a 120V smoke detector in the corridor outside of the bedrooms.

Distribution

o Fair: Existing main power distribution system appears to be an Amalgamated Electric 400A frame, 120/208V, 3 phase, 4 wire service entrance board complete with 250A main breaker, CT compartment, and breaker distribution section (Existing power drawings were not available for review at the time of this report to confirm). The distribution centre is located on the NE exterior and is supplied by underground utility service lines.

o Fair: Existing panels distributed throughout are older style load centres of various suppliers (thus added or replaced during the life of the building) located throughout the facility (Square D, Federal Pioneer, Canadian General, Westinghouse, Siemens). The configuration of distribution systems could not be confirmed without existing drawings.

o Poor: Existing wiring is old and requires replacement. Renovations have resulted in various surface conduits and BX cabling. Majority of wiring is original in the older sections of the building. There are some deficiencies: cover plates missing, wiring is not secured, broken conduits and flex, boiler room wiring needs attention, and knockout fillers are required in outlet boxes.

o Poor: Existing receptacles are standard ground duplex style. The majority of receptacles are older and appear to be in need of upgrade. Placement of receptacles does not meet minimum code requirements.



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DataCom

o Serviceable: Main telephone service is underground and main telephone panel appears to be located in the central hallway closet. Outlets are located throughout, typically fed using surface raceways. A Meridian telephone system is used for the telephone handsets.

o Serviceable: Existing data HUB is located in central closet near Reception. All data cables are surface runs of Cat 5.

o Satisfactory: A small intrusion alarm system is presently installed. The existing intrusion alarm system (originally Honeywell and upgraded to Paradox) consists primarily of motion sensors connected to a central monitoring agency (residential style security system). One existing CCTV camera is installed in central entrance way. This camera is monitored from Reception to view the south entrance.

o Fair: There is no central clock system. Local battery clocks are utilized.

o Poor: There is presently no emergency power source other than emergency battery packs.



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3 BUILDING MATERIAL ASSESSSMENT

3.1 STRUCTURAL COMPONENTS

Consultant did not identify suspect asbestos-containing materials on structural components during this assessment.

3.2 MECHANICAL COMPONENTS

3.2.1 PIPE-FITTING INSULATIONS

Poor: Three samples of pipe-fitting insulation were collected at the Site during the assessment. All three samples of pipe-fitting insulations collected were found to contain 40% Chrysotile asbestos (see Photographs 1 and 2 in Appendix (B of Appendix 7.1)). Approximately 122 pipe-fittings were observed during the assessment.

Most of the pipe-fitting insulations were found to be in Serviceable condition; however, a few exceptions where the insulation and/or canvas wrapping was damaged or missing.

3.2.2 PIPE-LENGTH INSULATIONS

Serviceable: Two samples of pipe-length insulation were collected at the Site during the assessment. The sample of Air-OCell insulation collected within the Church School Office was found to contain 80% Chrysotile asbestos (see Photograph 3 in Appendix). Approximately 85 linear feet of Air-O-Cell pipe-length insulation was observed throughout the Site. Additional Air-OCell pipe-length insulation may be concealed in walls and ceilings that were not investigated during this assessment.

Serviceable: The second sample of pipe-length insulation was collected off the boiler in the basement Boiler Room and was found to contain 60% Amosite (see Photograph 4 in Appendix). Approximately 200 linear feet of the insulation was observed inside the Basement Boiler Room and was found to be in Serviceable condition at the time of the assessment.

3.3 ARCHITECTURAL COMPONENTS

3.3.1 VINYL FLOOR TILES

Serviceable: Six (6) samples of vinyl floor tiles suspected of containing asbestos were collected during the assessment. Two (2) of the samples contained between 1.7 to 1.9% Chrysotile asbestos (see Photographs 5 and 6 in Appendix).

These two samples included the 9”x9” tan with brown swirls pattern and the 9”x9” red pattern. Approximately 6,000 ft2 of the floor tiles were observed throughout the Site.

3.3.2 VINYL SHEET FLOORING

Poor: Five (5) samples of vinyl sheet flooring suspected of containing asbestos were collected during the assessment. The sample of orange sheet flooring inside the penthouse Caretaker’s Suite closet contained 20% Chrysotile asbestos in the material’s paper backing (see Photograph 7 in Appendix). Approximately 25 ft2 of the sheet flooring was observed.



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3.3.3 CEILING TEXTURE

Serviceable: Two (2) samples of ceiling texture coatings were collected in the 1955 Addition during the assessment. Both samples contained between 1.4 to 1.5% Chrysotile asbestos (see Photographs 8 and 9 in Appendix). The asbestos-containing ceiling textures were found inside the basement Banner Room and the 2nd Floor Norwood Room. Approximately 2,000 ft2 was observed during the assessment.

3.3.4 DRYWALL JOINT COMPOUND

Serviceable: Five (5) samples of drywall joint compound were collected throughout the Site during the assessment. Two (2) of the samples were found to contain between 1.3 to 1.6% Chrysotile asbestos (see Photograph 10 in Appendix). Approximately 9,000 ft2

was measured during the assessment. Drywall joint compound was observed throughout the Site.

3.3.5 MILLBOARD PANELS

Fair: One (1) sample of compressed millboard paneling was collected from the Boiler Room ceiling during the assessment. The sample was found to contain 80% Chrysotile asbestos (see Photograph 11 in Appendix). Approximately 400 ft2 was observed.

3.3.6 PLASTER

Fair: Seven (7) samples of wall and ceiling plaster were collected from throughout the Site during the assessment. One sample of grey ceiling plaster collected form the Boiler Room was found contain 1.8% Chrysotile asbestos (see Photograph 12 in Appendix). The remaining samples were white plaster with grey scratch coat and were found not to contain asbestos. Approximately 800 ft2 of the grey asbestos plaster was observed within the Boiler Room during the assessment.

3.3.7 INCANDESCENT LIGHT FIXTURE PAPER

Serviceable: One (1) sample of incandescent light fixture paper was collected from the Site during the assessment. The sample was found to contain 80% Chrysotile asbestos (see Photograph 13 in Appendix). Approximately 12 light fixtures were observed throughout the Site. The light fixture paper backing was observed.

3.3.8 BASECOVE (BASEBOARD MOULDINGS)

Serviceable: Three (3) samples of baseboard basecoves were collected from the Site during the assessment. The green basecove material collected from the Basement Banner Room was found to contain 5.7% Chrysotile asbestos (see Photograph 14 in Appendix B). Approximately 2,100 linear feet was observed.

3.3.9 SINK UNDERCOAT

Serviceable: One (1) sample of sink undercoating was collected from the kitchen during the assessment. The sample was found to contain 10% Chrysotile asbestos (see Photograph 15 in Appendix B). Approximately 2 sinks with undercoatings were observed within the Basement Kitchen.



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3.3.10 NON ASBESTOS-CONTAINING MATERIALS

A total of eight samples of the following materials were collected and analyzed during this assessment and were found to not contain asbestos:

Kitchen countertops;

1’x1’ acoustical ceiling tiles;

2’x4’ ceiling tiles;

Brick mortar;

Exterior scratch coat; and

Wall coverings within stairwells and lobbies.

3.4 CONCLUSIONS AND RECOMMENDATIONS

Based on the visual assessment and the laboratory analytical results, the following project specific conclusions and recommendations are provided. Asbestos-containing materials were positively identified within the pipe-fittings, pipe-length insulation, floor tiles, sheet flooring, ceiling texture, drywall joint compound, millboard panels, plaster, incandescent light fixture paper, basecove (baseboards), and sink undercoating, as noted in this report.

Asbestos-containing materials which have been identified to be in serviceable condition can be left in place if managed through a Code of Practice (Asbestos Management Plan) while materials in a fair or poor condition or with the potential to release fibres as outlined in this report should be repaired or abated in a timely manner.

Prior to maintenance, renovation, or demolition work, ACM that may be impacted must either be protected from impact or removed. If additional building materials are encountered during renovation activities, additional sampling should be undertaken to identify potential asbestos-containing materials.

Any planned removal work should be completed by workers certified by Alberta Occupational Health and Safety (OHS). Throughout abatement activities, appropriate air monitoring and inspections should be conducted by a qualified Environmental Consultant to document that contamination is contained and that ACM are disposed of appropriately. It is recommended that an asbestos removal Scope of Work document be prepared to detail abatement activities.

All quantities listed in the report are approximate and are based on the conditions at the time of the assessment. Prior to any maintenance, renovation, or demolition work it is recommended that a Hazardous Materials Abatement Contractor conduct a review of the site to quantify and obtain all measurements of all building materials detailed in this report for cost estimating purposes.



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4 GENERAL CODE COMPLIANCE

4.1 LIFE & BUILDING SAFETY

The current code in effect is the Alberta Building Code 2006. While the building was constructed before regulatory building standards were put in place this does not mean that the existing building violates or does not meet the code. There is a distinction made that buildings prior to the current code are assumed to have been compliant with the code under which they were constructed. Therefore the areas to be addressed in this report are simply areas of non-compliance with the current code and not violations.

In applying the requirements of code, it is intended that they be applied with discretion to existing buildings of unusual configuration, significant age and typology that do not clearly conform which would make compliance with particular requirements of the code impracticable. This is not to say that they are not important, rather a careful analysis is required of the code objectives and functional statements to provide the greatest degree of life and building safety at the most practical cost. This can be achieved by the exploration of alternative solutions that provide a level of life and building safety as good as the acceptable solutions and not provide solutions that are considered good enough. This would be done once a determination is made on the future use(s) of McDougall United Church and is not part of the scope or consideration of this report.

On this basis we provide as follows what is required to meet the “Acceptable Solutions” found in part 3 of the Alberta Building Code 2006 that would likely have a significant cost $∆. It would be our recommendation that any future redevelopment or adaptive reuse should contain a comprehensive life and building safety analysis and recommendations. This would include addressing other areas of the code where (as part of an adaptive reuse) the costs would likely have a neutral or modest cost $∆.

General Classification:

3.2.2.26.Group A, Division 2, up to 3 Storeys, Increased Area, Sprinklered

o Building is permitted to be of combustible construction or non-combustible construction used singly or in combination, and floor assemblies shall be fire separations and, if of combustible construction, shall have a fire-resistance rating not less than 45 min. (non-compliant)

o Mezzanines shall have, if of combustible construction, a fire-resistance rating not less than 45 min, and loadbearing walls, columns and arches supporting an assembly required to have a fire-resistance rating shall have a fire-resistance rating not less than 45 min, or be of non-combustible construction. (non-compliant)

o Building must be sprinklered throughout. (non-compliant)

o Building must not be more than 3 storeys in building height, and have a building area of not more than 1 200 m² if 3 storeys in building height. (Compliant)

o The existing caretaker’s suite is non-compliant.



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Exit Requirements

o Generally the number of exits are insufficient.



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5 CONSERVATION PLAN

5.1 INTRODUCTION

Until such time as a conservation plan is developed based on either continued use (religious assembly) or adaptive reuse it is our recommendation that only essential works be completed primarily on the exterior and somewhat limited on the interior.

All interventions will need to follow the “Standards and Guidelines for the Conservation of Historic Places in Canada” (S & G). The Standards and Guidelines provide sound practical guidance for conservation and following their recommendations is strongly encouraged for any works to the property.

This section of the report begins with an overview of the S & G then lists the appropriate interventions to be undertaken to the building to conserve the structure in accordance with the guidelines. The conservation recommendations generally follow a split into the same building elements as the condition assessment. It is on the basis of these guidelines that the indicative cost is developed.

5.2 STANDARDS

Planning is the mechanism that links a comprehensive understanding of an historic place with interventions that respect its heritage value. Planning should consider all factors affecting the future of an historic place, including the needs of the owners and users, community interests, the potential for environmental impacts, available resources and external constraints. The most effective planning and design approach is an integrated one that combines heritage conservation with other planning and project goals, and engages all partners and stakeholders early in the process and throughout. For historic places, the conservation planning process also needs to be flexible to allow for discoveries and for an increased understanding along the way, such as information gained from archaeological investigations or impact assessments.

It is important to maintain a firm sense of the larger picture over the long term, and not to emphasize particular character-defining elements at the expense of others. Intervening on an historic place, that is, any action or process that results in a physical change to its character-defining elements, must respect and protect its heritage value. Interventions can include:

Preservation actions that are part of the ongoing maintenance of an historic place;

Rehabilitation activities related to a new use or code upgrades;

Restoration activities associated with the depiction of an historic place at a specific period in its history.

These three phases can further be defined through a series of steps. Although presented sequentially, these steps should be revisited regularly as part of the ongoing conservation decision making process. When at all possible, unless it can be demonstrate otherwise, it is recommended that preservation takes place over the other interventions until a comprehensive continued or adaptive reuse strategy is developed through a comprehensive Historic Resource Impact Assessment.



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As the Heritage value of the building is already documented through the preliminary Statement of Significance we can plan the work by first determining the primary treatment, review the Standards and follow the Guidelines. The goal is to guarantee the long term existence of the resource while balancing economic and technical considerations.

The conservation approach to the building will encompass aspects of all three primary treatments namely, Preservation, Rehabilitation and Restoration.

Preservation: the action or process of protecting, maintaining, and/or stabilizing the existing materials, form, and integrity of an historic place, or of an individual component, while protecting its heritage value.

o Preservation involves protecting, maintaining and stabilizing the existing form, material and integrity of an historic place or individual component, while protecting its heritage value.

o Preservation can include both short-term and interim measures to protect or stabilize the place, as well as long-term actions to stave off deterioration or prevent damage. This will keep the place serviceable through routine maintenance and small repairs, rather than inoperable during intrusive interventions, extensive replacement and new construction.

o Preservation tends to be the most cautious of the conservation treatments and retains the most materials. It is therefore more appropriate when heritage values related to physical materials dominate.

Rehabilitation: the action or process of making possible a continuing or compatible contemporary use of an historic place, or an individual component, while protecting its heritage value.

o Rehabilitation involves the sensitive adaptation of an historic place or individual component for a continuing or compatible contemporary use, while protecting its heritage value.

o Rehabilitation can include replacing missing historic features. The replacement may be an accurate replica of the missing feature or it may be a new design compatible with the style, era and character of the historic place.

o Rehabilitation can revitalize historical relationships and settings and is therefore more appropriate when heritage values related to the context of the historic place dominate.

Restoration: the action or process of accurately revealing, recovering or representing the state of an historic place, or of an individual component, as it appeared at a particular period in its history, while protecting its heritage value.

o Restoration involves accurately revealing, recovering or representing the state of an historic place or individual component as it appeared at a particular period in its history, while protecting its heritage value.

o Restoration may include removing non character-defining features from other periods in its history and recreating missing features from the restoration period.



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Restoration must be based on clear evidence and detailed knowledge of the earlier forms and materials being recovered.

o Restoration is most appropriate when strong associative or symbolic values have been obscured and can be revealed through removals, repairs and replacements based on historical evidence. Before the work begins, the restoration period must be selected and justified and a plan for Restoration developed. The use of traditional methods and techniques should be encouraged, where possible, in a restoration project.

o Restoration is rarely used today as the primary treatment for an entire historic place, but rather as a secondary treatment for specific character-defining elements. If changes to an historic place have acquired value over time, then Preservation or a combination of Preservation and Rehabilitation would be more Three additional standards are specific to Rehabilitation projects

5.2.1 GENERAL GUIDELINES FOR ROOFS

Understanding the roof and how it contributes to the heritage value of the historic building.

Understanding the properties and characteristics of the roof as well as changes and previous maintenance practices.

Documenting the form, materials and condition of roof assemblies before undertaking an intervention, including the roof’s pitch, shape, decorative and functional elements, and materials, and its size, colour and patterning.

Assessing the condition of the roof assembly and materials early in the planning process so that the scope of work is based on current conditions.

Determining the cause of a roof’s distress, damage or deterioration through investigation, monitoring and minimally invasive or non-destructive testing techniques.

Protecting and maintaining a roof by cleaning and maintaining the gutters, downspouts and flat roof drains, and replacing deteriorated flashing in kind. Roof sheathing should also be checked for proper venting to prevent moisture condensation and water penetration, and to ensure that materials are free from insect infestation.

Retaining sound or deteriorated roof assemblies that can be repaired.

Stabilizing deteriorated roofs by structural reinforcement, weather protection or correcting unsafe conditions, as required, until repair work is undertaken.

Repairing parts of roofs by patching, piecing-in, consolidating, or otherwise reinforcing, using recognized conservation methods. Repair may also include the limited replacement in kind, or with a compatible substitute material, of extensively deteriorated or missing parts of the roof. Repairs should match the existing work as closely as possible, both physically and visually.



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Protecting adjacent character-defining elements from accidental damage or exposure to damaging materials during maintenance or repair work.

Replacing in kind extensively deteriorated or missing parts of roof assemblies where there are surviving prototypes.

Testing proposed interventions to establish appropriate replacement materials, quality of workmanship and methodology. This can include reviewing samples, testing products, methods or assemblies, or creating a mock-up. Testing should be carried out under the same conditions as the proposed intervention.

Documenting all interventions that affect the building’s roof, and ensuring that the documentation is available to those responsible for future interventions

Repairing a roof assembly, including its functional and decorative elements, by using a minimal intervention approach. Such repairs might include the limited replacement in kind, or replacement with an appropriate substitute material, of irreparable or missing elements, based on documentary or physical evidence.

Improving the detailing of roof elements, following recognized conservation methods, to correct faulty details. For example, adjusting the slope of a cornice to prevent ponding, or introducing a new drip edge at the eave to better direct water runoff away from a masonry wall. Such improvements should be physically and visually compatible.

Replacing in kind an entire element of the roof that is too deteriorated to repair — if the overall form and detailing are still evident — using the physical evidence as a model to reproduce the element. This can include a large section of roofing, a dormer, or a chimney. If using the same kind of material is not technically or economically feasible, then a compatible substitute material may be considered.

Replacing missing historic features by designing and constructing a new roof feature, based on physical and documentary evidence, or one that is compatible in size, scale, material, style or colour.

Modifying or replacing a roof or roof element, to accommodate an expanded program, a new use, or applicable codes and regulations, in a manner that respects the building’s heritage value.

Selecting appropriate rooftop mechanical and service equipment and associated piping and cabling, such as air conditioning components, transformers or solar collectors, and installing the equipment as inconspicuously as possible, while respecting the building’s heritage value and character defining elements.

Designing and constructing additions to roofs, such as access stairs, elevator or mechanical equipment housing, decks and terraces, and dormers and skylights that are inconspicuous from the public right of way and do not damage or obscure character defining elements.



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5.2.2 GENERAL GUIDELINES FOR WALLS

Understanding the exterior walls and how they contribute to the heritage value of the historic building.

Understanding the properties and characteristics of the exterior walls as well as changes and previous maintenance practices.

Documenting the composition, form, materials, details, dimensions and condition of exterior wall assemblies before undertaking an intervention. This includes geometry, scale, proportions, openings, form and supporting frames or structures.

Assessing the condition of wall assemblies and their materials early in the planning process so that the scope of work is based on current conditions.

Determining the cause of distress, damage or deterioration of exterior walls through investigation, monitoring and minimally invasive or non-destructive testing techniques.

Protecting and maintaining exterior walls by cleaning and repairing damaged materials, and checking exterior wall assemblies for moisture penetration and insect infestation, taking corrective action, as necessary and as soon as possible.

Retaining sound or deteriorated exterior wall assemblies that can be repaired.

Stabilizing deteriorated exterior walls by using structural reinforcement, weather protection, or correcting unsafe conditions, as required, until repair work is undertaken.

Repairing parts of exterior walls by patching, piecing-in, consolidating, or otherwise reinforcing, using recognized conservation methods. Repair may also include the limited replacement in kind, or with a compatible substitute material, of extensively deteriorated or missing parts of the exterior wall assembly. Repairs should match the existing work as closely as possible, both physically and visually.

Protecting adjacent character-defining elements from accidental damage or exposure to damaging materials during maintenance or repair work.

Replacing in kind extensively deteriorated or missing parts of exterior wall assemblies where there are surviving prototypes.


Documenting all interventions that affect the exterior walls, and ensuring that the documentation is available to those responsible for future interventions.

5.2.3 GENERAL GUIDELINES FOR WINDOWS & DOORS

Understanding windows, doors and storefronts and how they contribute to the heritage value of the historic building.



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Understanding the properties, operation and characteristics of the windows, doors and storefronts as well as changes and previous maintenance practices.

Documenting the form, materials and condition of windows, doors and storefronts, and their elements, before undertaking an intervention. This includes the configuration, style, method of operation and materials.

Assessing the condition of windows, doors and storefronts, including hardware, early in the planning process so that the scope of work is based on current conditions.

Determining the cause of distress, damage, or deterioration of windows, doors and storefronts through investigation, monitoring, and minimally invasive or non-destructive testing techniques.

Protecting and maintaining windows, doors and storefronts by using appropriate surface treatments, such as cleaning, rust removal, limited paint removal, and reapplying protective coating systems in kind.

Making windows, doors and storefronts weather tight and energy efficient by re-puttying and replacing or installing weatherstripping, adjusting hardware, and sealing openings and joints.

Retaining sound and repairable windows, doors and storefronts, including their functional and decorative elements, such as hardware, signs and awnings.

Stabilizing deteriorated windows, doors and storefronts by using structural reinforcement, and weather protection, or correcting unsafe conditions, as required, until repair work is undertaken.

Repairing parts of windows, doors, or storefronts, by patching, piecing-in, consolidating, or otherwise reinforcing, using recognized conservation methods. Repair may also include the limited replacement in kind, or with a compatible substitute material, of those extensively deteriorated or missing parts of windows, doors and storefronts. Repairs should match the existing work as closely as possible, both physically and visually.

Protecting adjacent character-defining elements from accidental damage, or exposure to damaging materials during maintenance or repair work.

Replacing in kind extensively deteriorated or missing parts of windows, doors and storefronts, where there are surviving prototypes.


Documenting all interventions that affect the building’s windows, doors and storefronts, and ensuring that the documentation is available to those responsible for future interventions.



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5.3 PROPOSED CONSERVATION WORKS

It is our recommendation that a comprehensive Resource Conservation Plan (RCP) be developed that is based on both immediate preservation needs and longer term continued or adaptive reuse strategy based on a Historic Resource Impact Assessment (HRIA). The following should be considered:

Exterior brick walls

Exterior windows and entrances

Annex & Carriage House

Roof parapets, flashings, cornices and related elements.

Essential mechanical & Electrical

Essential materials abatement.

5.4 CONSERVATION SUMMARY

Preservation: Protect, maintain, and/or stabilize the existing materials, form, and integrity of an historic place, or of an individual component, while protecting its heritage value. This includes; exterior brick walls, exterior windows and entrances, short term preservation of ingress of moisture at the Annex & Carriage House and the Roof parapets, flashings, cornices and related elements.



Final Report

6 BUDGET

6.1 INTRODUCTION

Group2 uses industry sources to prepare an indicative estimate of the Construction Cost for the Client. Group2 does not warrant the accuracy of such estimates as matters of cost including but not limited to material cost, ways and means, labour availability, etc. are beyond Group2’s control. For the acceptance of the Client, should the project proceed to construction Group2 recommends review and revision of these estimates as the preparation of drawings and specifications proceed.

6.2 INDICATIVE COST ESTIMATE

We have prepared what is termed an "Indicative Estimate". This estimate provides a rough cost projection that can be used for budget planning purposes in the early stages of concept development of a project. It replaces what were formerly "Class C and D Estimates". It is an order-of-magnitude estimate that is not sufficiently reliable to warrant client approval as a cost objective. It is based on an operational statement of requirements, market assessment of products and technology availability that would meet the requirement, and on other considerations such as implementation, life cycle costs and operational savings. According to industry standards it is generally accepted that indicative estimates to have a plus or minus 15 to 20 percent level of accuracy with respect to construction projects.

Minimum Requirements for an Indicative Estimate:

Project plan detailing the project function, purpose and characteristics including information relating to the gross floor area of prime building spaces, equipment, and building systems

Floor-to-floor heights and general information about the exterior building elevations and floor elevations and floor plan configuration project

Geographical location, site configuration, planning limitations, known soil and rock information, availability of utility services to the building, as-found drawings and intrusive investigations for existing building

Procurement methodology and notional timing

Cost limitations and allowances

6.3 ESTIMATE

The following estimate provides a summary of all likely costs. It can be considered as an overall project budget as it includes costs related to the City of Edmonton assuming the project will be managed through Building Design & Construction.

Costs are generally based on November 2014 costs. On this basis, assuming the above we would suggest that the total indicative cost would be in the range of $18,438,000 - $25,422,000. This assumes the total of all work suggested to completed within the next 7 years.



Final Report



Final Report

7 APPENDICES

7.1 GOLDER & ASSOCIATES REPORT NOV 4 2014

November 4, 2014

GROUP2 ARCHITECTURE INTERIOR DESIGN

Asbestos-Containing Building Materials Assessment Report - McDougall United Church, Edmonton, Alberta

REPO

RT

Report Number: 14-12265

Distribution:

One Copy: Group2 Architecture Interior Design One Copy: Golder Associates Ltd.

Submitted to:

Group2 Architecture Interior Design 900, 10150 - 100th Street Edmonton, Alberta T5J 0P6 Phone: (780) 784-0216 Mobile: (780) 970-4411 Email: [email protected] Attention: Mr. Allan Partridge, Principal – Integrated Practice Leader

mailto:[email protected]

ASBESTOS-CONTAINING BUILDING MATERIALS ASSESSMENT REPORT - MCDOUGALL UNITED CHURCH

Table of Contents

1.0 INTRODUCTION ............................................................................................................................................................... 1

2.0 SCOPE OF WORK ........................................................................................................................................................... 1

3.0 ASSESSMENT AND SAMPLE COLLECTION METHODS .............................................................................................. 1

4.0 ALBERTA REGULATIONS AND GUIDELINES .............................................................................................................. 2

4.1 Alberta Occupational Health and Safety Code .................................................................................................... 2

4.2 Alberta Asbestos Abatement Manual ................................................................................................................... 3

4.3 Alberta Environmental Protection and Enhancement Act .................................................................................... 3

5.0 RESULTS AND DISCUSSION ......................................................................................................................................... 3

5.1 Building Description ............................................................................................................................................. 3

5.2 Asbestos-Containing Materials ............................................................................................................................ 4

5.2.1 Structural Components .................................................................................................................................. 4

5.2.2 Mechanical Components ................................................................................................................................ 4

5.2.3 Architectural Components .............................................................................................................................. 5

5.2.4 Non Asbestos-Containing Materials ............................................................................................................... 6

6.0 CONCLUSIONS AND RECOMMENDATIONS ................................................................................................................. 7

7.0 LIMITATIONS ................................................................................................................................................................... 7

8.0 CLOSURE ......................................................................................................................................................................... 8

APPENDICES

APPENDIX A Laboratory Certificate of Analysis Reports

APPENDIX B Site Photographs

APPENDIX C Assessment Result Tables

APPENDIX D Room by Room Summary of Asbestos-Containing Materials

November 4, 2014 Report No. 14-12265 i


1.0 INTRODUCTION Golder Associates Ltd. (Golder) was retained by Group2 Architecture Interior Design (the Client) to conduct an asbestos-containing building materials assessment of the McDougall United Church building located at 10025 – 101 Street in Edmonton, Alberta. This report details our findings, conclusions and recommendations for the Site. The assessment was conducted on October 28, 2014 by Ted Letourneau, Occupational Hygienist & EHS Project Manager with assistance from Richard Mathieson, EHS Group Manager.

The objective of this assessment was to identify and quantify asbestos-containing materials that are present within the building as a basis for an order of magnitude budget estimate. The budget estimate will provide the Client with the cost associated with the abatement of identified asbestos-containing materials during future renovation or demolition activities. The budget estimate is provided in a separate document.

2.0 SCOPE OF WORK In accordance with our proposal P14-12265 dated August 26, 2014, Golder’s scope of work included the following:

Conducting a non-destructive building survey to identify asbestos-containing materials; and

Providing a report detailing the results of the asbestos-containing building materials assessment along with recommendations for regulatory compliance.

3.0 ASSESSMENT AND SAMPLE COLLECTION METHODS Asbestos-containing building materials were assessed and recommendations were made as to the appropriate management of these materials. The assessment was conducted on a room-by-room, system by system basis. Locations of hazardous building materials are detailed in this report. Digital photographs of the identified hazardous building materials were collected for inclusion in this report.

Systematic sampling of identified and accessible suspect asbestos-containing materials was conducted as part of the assessment. Work was conducted in accordance with the standards outlined by Alberta Occupational Health & Safety and the National Institute for Occupational Safety and Health.

The assessment evaluated the type, extent, and condition of asbestos-containing materials throughout the building. The systems that were reviewed as part of the inspection include, but are not limited to:

Structural - systems including fireproofing on beams, open and solid webbed joist systems, Q-deck, window caulking and jointing, bricks, brick mortar.

Mechanical - systems insulation including: hot water and steam system, condensate system, chilled water system, glycol system, domestic hot and cold water, emergency generator exhaust, boiler units, heat exchangers, asbestos cement piping.

Architectural - systems including: texture coats, sheet flooring, vinyl floor tile, acoustical spray-applied materials, condensation control applications, ceiling tile, wall board, window caulking, drywall joint compound, and asbestos sheet products.

November 4, 2014 Report No. 14-12265 1


Only reasonably accessible areas were included in the assessment. Generally, inaccessible areas (e.g., inside confined spaces) or areas requiring special equipment to reach (e.g., high ceilings) were not assessed. However, attempts were made to assess these areas where hatches and openings were present in order to obtain reasonably available information. Gaskets and electrical components were not assessed as sampling may have caused damage that would compromise the integrity of these systems. In addition, Golder did not sample materials where the sampling would have affected the operation of equipment (e.g., wiring). We also did not sample the interior of operational equipment, including boilers.

Suspect asbestos-containing materials samples were analyzed for asbestos type and percentage content using Polarized Light Microscopy in accordance with National Institute for Occupational Safety and Health methodologies and dispersion staining techniques (40 CFR Part 763, Vol. 52, No. 210). Golder followed the Alberta Asbestos Abatement Manual (October, 2012) guidelines for the number of bulk samples to be collected for each material given the size of the homogeneous area.

Upon completion of the sampling, all bulk samples were submitted under chain of custody to the International Asbestos Testing Laboratories (IATL), an accredited laboratory, for rush (24-hour) turnaround analysis. The samples were analyzed for asbestos type and percentage content using Polarized Light Microscopy and dispersion staining techniques in accordance with EPA methodologies (EPA 600/R-93/116). Analytical results are provided in Appendix A.

4.0 ALBERTA REGULATIONS AND GUIDELINES The regulations, codes and guidelines relevant to hazardous building materials include the Alberta Occupational Health and Safety Code (2009), the Alberta Jobs, Skills, Training and Labour, OHS Policy and Program; Development Branch; Safe, Fair and Healthy Workplaces Alberta Asbestos Abatement Manual (October, 2012) and the Alberta Environmental Protection and Enhancement Act and Waste Control Regulation.

4.1 Alberta Occupational Health and Safety Code Part 4 and Schedule 1, Table 2 in the Alberta Occupational Health and Safety Code (2009) defines occupational exposure limits (OELs) for a variety of airborne substances. The OEL for a particular substance represents conditions to which it is believed that nearly all workers may be exposed, day after day, without suffering from adverse health effects. An eight hour OEL refers to the average concentration of a substance over an eight hour period.

Sections 28 through 38 in Part 4 of the Alberta Occupational Health and Safety Code (2009), outline the requirements related to asbestos in facilities. Sections 31 to 35 specifically outline the limitations on the use of asbestos in buildings. The requirements of Sections 31 through 35 are summarized below:

if asbestos fibres may be released in a building, all necessary steps to correct this unsafe condition must be taken;

asbestos products that have the potential for releasing fibres may not be installed;

all materials containing Crocidolite are banned from use;

spray-applied asbestos products are banned from use;

asbestos products, in general, must not be in a form or location where they could release airborne fibres and allow them to enter a ventilation system;



buildings to be demolished are to have all materials with the potential of releasing asbestos fibres removed; and

all materials with the potential of releasing asbestos fibres that may be impacted by a renovation must be either encapsulated, enclosed or removed.

4.2 Alberta Asbestos Abatement Manual The Alberta Asbestos Abatement Manual (October, 2012) is a guide published by Alberta Occupational Health and Safety that is used for evaluating compliance with the Occupational Health and Safety Code in the Province of Alberta. It covers basic information on asbestos, its health hazards, requirements for worker protection, safe work practices, and the basic principles to follow for the safe abatement of ACMs.

4.3 Alberta Environmental Protection and Enhancement Act The Environmental Protection and Enhancement Act is a law which was passed to protect and enhance the environment. As such, the Act and the regulations under the Act are enforceable by law. The Act places the onus on the owner; employer and employee to ensure no adverse effects are experienced in the environment.

The key waste regulation under the Environmental Protection and Enhancement Act (AEPEA) relating to hazardous building materials is the Waste Control Regulation (WCR), and Alberta’s hazardous waste and hazardous recyclables management programs. The WCR provides guidance for the proper handling, storage, transportation, treatment, recycling and disposal of hazardous wastes in the province. The regulation also outlines the materials and criteria to be used to characterize waste as hazardous.

Although asbestos is not considered to be a hazardous waste, Alberta Environment and Sustainable Resources has published guidelines for the disposal of asbestos waste. Within the guidelines, criteria have been established for the handling, transportation and disposal of asbestos waste. Also within the guidelines, the types of landfills that can accept asbestos waste are outlined.

5.0 RESULTS AND DISCUSSION The Laboratory Certificate of Analysis report for the bulk asbestos samples are included in Appendix A. Photographs of asbestos-containing building materials collected during the assessment are detailed in Appendix B.

5.1 Building Description The McDougall United Church is a two story building with a basement originally erected in 1909 with brick over a concrete foundation with sloped roofing. A 1,000 square foot (ft2) addition to the church was built in 1955 along the east end and has a flat roof covered with asphalt and gravel. The original building is approximately 10,000 ft2 in size.

Exterior finishes have concrete foundations with brick walls. Interior finishes include a mix of carpet, vinyl and ceramic floorings, drywall and plaster walls and ceilings with some areas having acoustic ceiling tiles. Heat is provided using a steam-fired boiler with perimeter radiators situated throughout the building. Heating, ventilation and air conditioning (HVAC) units were not observed.

Of note, Golder did not receive a detailed copy of the building floor plans and therefore a drawing showing sample locations could not be provided.



5.2 Asbestos-Containing Materials A total of 44 samples of building materials were collected and tested for asbestos content. Seventeen (17) of the samples were found to contain asbestos. A summary of the asbestos results is provided in Table C-1 of Appendix C. An inventory of asbestos-containing building materials, including a component condition assessment, is provided in Appendix D. This inventory’s assessment rating system was derived by the Client in an effort to provide a consistent approach to assessing building materials for the prospective owner of this facility. This rating system is detailed as follows:

Satisfactory – system is performing its intended function with no major defects noted. It is expected that it will last its normal service period;

Serviceable – system is performing its intended function, but has some visible defects or is aging. It will require minor to moderate repairs but may require replacement. Medium Term Action (4 to 7+ years);

Fair – system is barely performing its intended function, has visible defects or is aging and will require moderate to major repairs in the short term. Short Term Action (1 – 3 years); and

Poor – system is not properly performing its intended function and is at or beyond its useful life or is a life and building safety risk that must be corrected. Component requires major repair, replacement or completion if missing. Immediate Action.

Asbestos-containing building materials identified during the assessment are summarized in the following sections.

5.2.1 Structural Components

Golder did not identify suspect asbestos-containing materials on structural components during this assessment.

5.2.2 Mechanical Components

Pipe-Fitting Insulations Three samples of pipe-fitting insulation were collected at the Site during the assessment. All three samples of pipe-fitting insulations collected were found to contain 40% Chrysotile asbestos (see Photographs 1 and 2 in Appendix B). Approximately 122 pipe-fittings were observed during the assessment.

Most of the pipe-fitting insulations were found to be in Serviceable condition; however, a few exceptions where the insulation and/or canvas wrapping was damaged or missing and were assessed to be in Poor condition. These fittings were found in the following rooms:

Banner Room (Basement) – approximately 2 fittings; and

Boiler Room (Basement) – approximately 6 fittings.



Pipe-Length Insulations Two samples of pipe-length insulation were collected at the Site during the assessment. The sample of Air-O-Cell insulation collected within the Church School Office was found to contain 80% Chrysotile asbestos (see Photograph 3 in Appendix B). Approximately 85 linear feet of Air-O-Cell pipe-length insulation was observed throughout the Site and was found to be in Serviceable condition at the time of the assessment. Additional Air-Cell pipe-length insulation may be concealed in walls and ceilings that were not investigated during this assessment.

The second sample of pipe-length insulation was collected off the boiler in the basement Boiler Room and was found to contain 60% Amosite (see Photograph 4 in Appendix B). Approximately 200 linear feet of the insulation was observed inside the Basement Boiler Room and was found to be in Serviceable condition at the time of the assessment.

5.2.3 Architectural Components

Vinyl Floor Tiles Six (6) samples of vinyl floor tiles suspected of containing asbestos were collected during the assessment. Two (2) of the samples contained between 1.7 to 1.9% Chrysotile asbestos (see Photographs 5 and 6 in Appendix B). These two samples included the 9”x9” tan with brown swirls pattern and the 9”x9” red pattern. Approximately 6,000 ft2 of the floor tiles were observed throughout the Site and were found to be in Serviceable condition at the time of the assessment.

Vinyl Sheet Flooring Five (5) samples of vinyl sheet flooring suspected of containing asbestos were collected during the assessment. The sample of orange sheet flooring inside the penthouse Caretaker’s Suite closet contained 20% Chrysotile asbestos in the material’s paper backing (see Photograph 7 in Appendix B). Approximately 25 ft2 of the sheet flooring was observed. The asbestos-containing sheet flooring was assessed to be in Poor condition at the time of the assessment.

Ceiling Texture Two (2) samples of ceiling texture coatings were collected in the 1955 Addition during the assessment. Both samples contained between 1.4 to 1.5% Chrysotile asbestos (see Photographs 8 and 9 in Appendix B). The asbestos-containing ceiling textures were found inside the basement Banner Room and the 2nd Floor Norwood Room. Approximately 2,000 ft2 was observed during the assessment. The ceiling texture was observed was found to be in Serviceable condition at the time of the assessment.

Drywall Joint Compound Five (5) samples of drywall joint compound were collected throughout the Site during the assessment. Two (2) of the samples were found to contain between 1.3 to 1.6% Chrysotile asbestos (see Photograph 10 in Appendix B). Approximately 9,000 ft2 was measured during the assessment. Drywall joint compound was observed throughout the Site and was found to be in Serviceable condition at the time of the assessment.



Millboard Panels One (1) sample of compressed millboard paneling was collected from the Boiler Room ceiling during the assessment. The sample was found to contain 80% Chrysotile asbestos (see Photograph 11 in Appendix B). Approximately 400 ft2 was observed and was found to be in Fair condition at the time of the assessment.

Plaster Seven (7) samples of wall and ceiling plaster were collected from throughout the Site during the assessment. One sample of grey ceiling plaster collected form the Boiler Room was found contain 1.8% Chrysotile asbestos (see Photograph 12 in Appendix B). The remaining samples were white plaster with grey scratch coat and were found not to contain asbestos. Approximately 800 ft2 of the grey asbestos plaster was observed within the Boiler Room during the assessment and was found to be in Fair condition at the time of the assessment.

Incandescent Light Fixture Paper One (1) sample of incandescent light fixture paper was collected from the Site during the assessment. The sample was found to contain 80% Chrysotile asbestos (see Photograph 13 in Appendix B). Approximately 12 light fixtures were observed throughout the Site. The light fixture paper backing was observed to be in Serviceable condition at the time of the assessment.

Basecove (Baseboard Mouldings) Three (3) samples of baseboard basecoves were collected from the Site during the assessment. The green basecove material collected from the Basement Banner Room was found to contain 5.7% Chrysotile asbestos (see Photograph 14 in Appendix B). Approximately 2,100 linear feet was observed and was found to be in Serviceable condition at the time of the assessment.

Sink Undercoat One (1) sample of sink undercoating was collected from the kitchen during the assessment. The sample was found to contain 10% Chrysotile asbestos (see Photograph 15 in Appendix B). Approximately 2 sinks with undercoatings were observed within the Basement Kitchen and were found to be in Serviceable condition at the time of the assessment.

5.2.4 Non Asbestos-Containing Materials

A total of eight samples of the following materials were collected and analyzed during this assessment and were found to not contain asbestos:

Kitchen countertops;

1’x1’ acoustical ceiling tiles;

2’x4’ ceiling tiles;

Brick mortar;

Exterior scratch coat; and

Wall coverings within stairwells and lobbies.



6.0 CONCLUSIONS AND RECOMMENDATIONS Based on the visual assessment and the laboratory analytical results, the following project specific conclusions and recommendations are provided.

Asbestos-containing materials were positively identified within the pipe-fittings, pipe-length insulation, floor tiles, sheet flooring, ceiling texture, drywall joint compound, millboard panels, plaster, incandescent light fixture paper, basecove (baseboards), and sink undercoating, as noted in this report.

Asbestos-containing materials which have been identified to be in serviceable condition can be left in place if managed through a Code of Practice (Asbestos Management Plan) while materials in a fair or poor condition or with the potential to release fibres as outlined in this report should be repaired or abated in a timely manner.

Prior to maintenance, renovation, or demolition work, ACM that may be impacted must either be protected from impact or removed. If additional building materials are encountered during renovation activities, additional sampling should be undertaken to identify potential asbestos-containing materials.

Any planned removal work should be completed by workers certified by Alberta Occupational Health and Safety (OHS). Throughout abatement activities, appropriate air monitoring and inspections should be conducted by a qualified Environmental Consultant to document that contamination is contained and that ACM are disposed of appropriately. It is recommended that an asbestos removal Scope of Work document be prepared to detail abatement activities.

All quantities listed in the report are approximate and are based on the conditions at the time of the assessment. Prior to any maintenance, renovation, or demolition work it is recommended that a Hazardous Materials Abatement Contractor conduct a review of the site to quantify and obtain all measurements of all building materials detailed in this report for cost estimating purposes.

7.0 LIMITATIONS This report is based on data and information collected during the site visit conducted by Golder on October 28, 2014 and is based solely on site conditions encountered at the time of the assessment and data obtained by Golder as described in this report. Any use of this document or the findings, conclusions or recommendations provided in this report by any person other than the Client is at the sole risk of such user.

The conclusions and recommendations contained in this assessment report are based upon professional opinions with regard to the subject matter. These opinions are in accordance with currently accepted environmental assessment standards and practices applicable to these locations and are subject to the following inherent limitations:

The data and findings presented in this report are valid as of the dates of the investigations. The passage of time, manifestation of latent conditions or occurrence of future events may warrant further exploration at the properties, analysis of the data, and re-evaluation of the findings, observations, and conclusions expressed in this report. No assurance is made regarding changes in conditions or practices subsequent to the time of the investigation. It was beyond the scope of this assessment to conduct a risk assessment and the potential health risks that may be associated with asbestos exposure for building occupants.



The data reported and the findings, observations and conclusions expressed in this report are limited by the Scope of Work. The Scope of Work was defined by the request of the Client, the time and budgetary constraints imposed by the Client, and availability of access to the property.

Because of the limitations stated above, the findings, observations and conclusions expressed by Golder in this report are not, and must not be, considered an opinion concerning compliance of any past or present owner or operator of the site with any federal, provincial or local laws or regulations.

No warranty or guarantee, whether expressed or implied, is made with respect to the data or the reported findings, observations, and conclusions, which are based solely upon site conditions in existence at the time of investigation.

Golder’s assessment reports present professional opinions and findings of a scientific and technical nature. While attempts were made to relate the data and findings to applicable environmental laws and regulations, the report shall not be construed to offer legal opinion or representations as to the requirements of, nor compliance with, environmental laws, rules, regulations or policies of federal, provincial, or local governmental agencies. Any use of the assessment report constitutes acceptance of the limits of Golder’s liability.

Golder’s liability extends only to its client and not to other parties who may obtain this survey report. Issues raised by the report must be reviewed by appropriate legal counsel.

8.0 CLOSURE We trust the information presented in this report meets your requirements. If you have any questions please contact the Richard Mathieson at (780) 483-3499 or email at [email protected]. Thank you for the opportunity to be of service. We look forward to working with you again in the future.


mailto:[email protected]


Report Signature Page

GOLDER ASSOCIATES LTD.

Prepared by: Reviewed by:

Original Signed by Original Signed by

Richard Mathieson, BAEM, OHST, PMP Andrew Grant, B.Sc., P.Eng., EP, CRSP EHS Group Manager Associate, EHS Project Director

RM/AG/nu

Golder, Golder Associates and the GA globe design are trademarks of Golder Associates Corporation.

n:\active\2014\1375 ehs 2014\1412265 group 2 architecture - asbestos consulting mcdougall united\07 reports\14-12265 group2 asbestos assessment mcdougall united rm.docx

November 4, 2014 Report No. 14-12265


APPENDIX A Laboratory Certificate of Analysis Reports


9000 Commerce Parkway Suite B Mt. Laurel, NJ 08054

Telephone: 856-231-9449 Fax: 856-231-9818

International Asbestos

Testing Laboratories

IATL

CERTIFICATE OF ANALYSIS

Client: Report Date:

Project No.:

Project:

BULK SAMPLE ANALYSIS SUMMARY

Golder Associates Ltd.

16820 107 Ave

Edmonton AB T5P 4C3

14-12265

McDougall United Church

10/30/2014

Report No.: 349266

% Asbestos Type % Non-Asbestos Fibrous Material Type % Non-Fibrous Material

Client No.:

Lab No.:

A01

5467207 Description / Location:

Minister's Office Washroom

None Detected None Detected 40 Cellulose 60

Tan/Black Vinyl Sheet Flooring


Client No.:

Lab No.:

A01



None Detected None Detected None Detected None Detected 100

Brown Mastic Layer No.: 2


Client No.:

Lab No.:

A01




Tan Fibrous Layer No.: 3


Client No.:

Lab No.:

A02


Side Office By Closet


Off-White Plaster

NIST-NVLAP No. 101165-0 NY-DOH No. 11021 AIHA-LAP, LLC No. 100188

This confidential report relates only to those item(s) tested and does not represent an endorsement by NIST-NVLAP, AIHA or any agency of the U.S. government

This report shall not be reproduced except in full, without written approval of the laboratory.

Accreditations:

US EPA 600/R-93/116 by Polarized Light Microscopy, (ELAP 198.1 where applicable) Analytical Method:

Comments:Quantification at <0.25% by volume is possible with this method. (PC) Indicates Stratified Point Count Method performed. (PC-Trace) means that asbestos was detected but is not

quantifiable under the Point Counting regimen. Analysis includes all distinct separable layers in accordance with EPA 600 Method. If not reported or otherwise noted, layer is either not

present or the client has specifically requested that it not be analyzed (ex. analyze until positive instructions). Small asbestos fibers may be missed by PLM due to resolution limitations

of the optical microscope. Therefore, PLM is not consistently reliable in detecting asbestos in non-friable organically bound (NOB) materials. Quantitative transmission electron

microscopy (TEM) is currently the only method that can pronounce materials as non-asbestos containing.

Analysis Performed By:

Date:

Approved By:

Frank E. Ehrenfeld, III

Laboratory Director

10/30/2014

Page 1 of 17

R. Kennedy

_____________________________


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A02

5467208B Description / Location:



Grey Plaster

This sample contains vermiculite mineral. It is not vermiculite attic insulation, but may be considered for possible future analysis by

EPA 600-04-004. See attached.


Client No.:

Lab No.:

A02

5467208C Description / Location:



Tan Mastic




Accreditations:








Date: 10/30/2014

Page 2 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A03


Norwood Room, 2nd Floor


Tan/Black Vinyl Sheet Flooring


Client No.:

Lab No.:

A03






Client No.:

Lab No.:

A03




Tan Mastic Layer No.: 3


Client No.:

Lab No.:

A04



PC 1.5 Chrysotile None Detected None Detected PC 98.5

Off-White Ceiling Texture




Accreditations:








Date: 10/30/2014

Page 3 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A05


Kitchen, 2nd Floor


Green/Black Vinyl Sheet Flooring


Client No.:

Lab No.:

A05


Kitchen, 2nd Floor




Client No.:

Lab No.:

A06


Kitchen, 2nd Floor


Off-White Plaster


Client No.:

Lab No.:

A06


Kitchen, 2nd Floor


Grey Plaster






Accreditations:








Date: 10/30/2014

Page 4 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A07


East Stairwell, 2nd Floor, Light Fixture

80 Chrysotile None Detected None Detected 20

Grey Insulation


Client No.:

Lab No.:

A08


East Stairwell, Basement Landing


Tan Floor Tile; 9x9


Client No.:

Lab No.:

A09


East Stairwell,Basement Landing,


Grey Insulation; Pipe-Fitting


Client No.:

Lab No.:

A10


East Stairwell, Basement


Off-White Ceiling Plaster




Accreditations:








Date: 10/30/2014

Page 5 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A11


Banner Room Closet, Basement


Red Floor Tile; 9x9


Client No.:

Lab No.:

A11


Banner Room Closet, Basement


Black Mastic Layer No.: 2


Client No.:

Lab No.:

A12


Banner Room, Basement


Grey Insulation; Pipe Fitting


Client No.:

Lab No.:

A13




Off-White Ceiling Texture




Accreditations:








Date: 10/30/2014

Page 6 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A14


Banner Room, Basement, Wall


Off-White Plaster


Client No.:

Lab No.:

A14




Grey Plaster




Client No.:

Lab No.:

A15




Green Cove Base


Client No.:

Lab No.:

A15








Accreditations:








Date: 10/30/2014

Page 7 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A16


Church School Office, Basement

80 Chrysotile 10 Cellulose 10

Grey Insulation; Pipe Length


Client No.:

Lab No.:

A17


East Corridor, Basement, Ceiling


Off-White Plaster


Client No.:

Lab No.:

A17


East Corridor, Basement, Ceiling


Grey Plaster






Accreditations:








Date: 10/30/2014

Page 8 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A18


West Corridor, Basement, Wall


Off-White Plaster


Client No.:

Lab No.:

A18


West Corridor, Basement, Wall

None Detected None Detected Trace Hair 100

Grey Plaster Layer No.: 2


Client No.:

Lab No.:

A19


Elevator Lobby, Basement


Off-White Joint Compound


Client No.:

Lab No.:

A20


Elevator Lobby, Basement


Off-White Floor Tile; 12x12




Accreditations:








Date: 10/30/2014

Page 9 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A21


South Hall, Basement


Brown Cove Base Mastic


Client No.:

Lab No.:

A22


South Hall, Basement, Wall


Grey Plaster


Client No.:

Lab No.:

A23


Daycare, Basement


Tan Ceiling Tile; 1x1


Client No.:

Lab No.:

A24


Social Room, Basement






Accreditations:








Date: 10/30/2014

Page 10 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A25



None Detected None Detected 5

5

Cellulose

Fibrous Glass

90

Off-White Vinyl Sheet Flooring


Client No.:

Lab No.:

A25




Tan Mastic Layer No.: 2


Client No.:

Lab No.:

A26


Daycare Washroom, Basement


Black Vinyl Sheet Flooring


Client No.:

Lab No.:

A27


Kitchen, Basement


Gold Sink Undercoat




Accreditations:








Date: 10/30/2014

Page 11 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A28


Boiler Room Stairwell, Basement, Ceiling


Grey Insulation


Client No.:

Lab No.:

A29


Boiler Room, Basement, Ceiling


Off-White Plaster


Client No.:

Lab No.:

A29


Boiler Room, Basement, Ceiling




Client No.:

Lab No.:

A30


Boiler Room, Basement


Grey Insulation; Pipe-Fitting




Accreditations:








Date: 10/30/2014

Page 12 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A31



60 Amosite None Detected None Detected 40

Grey Insulation; Pipe-Length


Client No.:

Lab No.:

A32




Grey Brick Mortar


Client No.:

Lab No.:

A33


Foyer South Storage Room, Basement


Grey/Black Vinyl Sheet Flooring


Client No.:

Lab No.:

A33








Accreditations:








Date: 10/30/2014

Page 13 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A34






Client No.:

Lab No.:

A35


North Stairwell, Wall Covering


Tan Woven Fibers


Client No.:

Lab No.:

A36


Sanctuary, Main Floor Column, Wall


Off-White Texture


Client No.:

Lab No.:

A36


Sanctuary, Main Floor Column, Wall






Accreditations:








Date: 10/30/2014

Page 14 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A37


Pioneer's Chapel


20

Cellulose

Fibrous Glass

60

Tan Ceiling Tile; 2x4


Client No.:

Lab No.:

A38


Southwest Stairwell, Main Floor, Wall


Off-White Plaster


Client No.:

Lab No.:

A38


Southwest Stairwell, Main Floor, Wall




Client No.:

Lab No.:

A39


Southwest Stairwell, 2nd Floor


Green/Tan Vinyl Sheet Flooring




Accreditations:








Date: 10/30/2014

Page 15 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A40


2nd Floor Men's Room


Black Cove Base


Client No.:

Lab No.:

A41


Caretaker's Suite Closet




Client No.:

Lab No.:

A42


Caretaker's Suite Kitchen


5

Cellulose

Fibrous Glass

90



Client No.:

Lab No.:

A43


Exterior 1955 Addition


Grey Mortar




Accreditations:








Date: 10/30/2014

Page 16 of 17

R. Kennedy


Telephone: 856-231-9449 Fax: 856-231-9818



IATL



Project No.:

Project:



16820 107 Ave

Edmonton AB T5P 4C3

14-12265


10/30/2014

Report No.: 349266


Client No.:

Lab No.:

A44


Exterior Original Building


Grey Cementitious


Client No.:

Lab No.:

Unlabeled


Additional Sample Received

None Detected None Detected Trace Hair 100

Grey Plaster




Accreditations:








Date: 10/30/2014

Page 17 of 17

R. Kennedy


Photograph 1: Asbestos-Containing Pipe-Fitting in Poor Condition within the Banner Room.

Photograph 2: Asbestos-containing Pipe-Fitting in Poor Condition within the Boiler Room.

November 3, 2014 Project No. 14-12265 1/9


Photograph 3: Asbestos-Containing Pipe-Length Insulation (Typical Canvas Wrapped Air-O-Cell).

Photograph 4: Asbestos-Containing Pipe-Length Insulation within the Boiler Room (Typical Canvas

Wrapped Amosite).



Photograph 3: Asbestos-Containing Pipe-Length Insulation (Typical Canvas Wrapped Air-O-Cell).

Photograph 4: Asbestos-Containing Pipe-Length Insulation within the Boiler Room (Typical Canvas

Wrapped Amosite Insulation).



Photograph 5: Asbestos-Containing Floor Tiles – Brown Swirl Pattern.

Photograph 6: Asbestos-Containing Floor Tiles – Red Pattern.



Photograph 7: Asbestos-Containing Orange Sheet Flooring – Caretakers Suite.

Photograph 8: Asbestos-Containing Ceiling Texture – Norwood room.



Photograph 9: Asbestos-Containing Ceiling Texture – Banner Room.

Photograph 10: Asbestos-Containing Drywall Joint Compound – Typical of Site.



Photograph 11: Asbestos-Containing Millboard – Boiler Room Ceiling.

Photograph 12: Asbestos-Containing Plaster (Grey) – Boiler Room.



Photograph 13: Asbestos-Containing Paper Backing within the Incandescent Light Fixtures.

Photograph 14: Asbestos-Containing Basecove (Baseboard) - Green.



Photograph 15: Asbestos-Containing Sink Undercoating.

n:\active\2014\1375 ehs 2014\1412265 group 2 architecture - asbestos consulting mcdougall united\07 reports\appendix b - site photographs.docx



APPENDIX C Assessment Result Tables


APPENDIX C Assessment Results Tables

Table C-1: Asbestos Results Summary Sample Number

Sample Locations Sample Description % Asbestos

Detected/Type

A1 Minister’s office washroom 9”x9” vinyl floor tile, tan/red/green/brown swirl ND(1)

Mastic backing ND A2 Side office by closet Drywall joint compound ND

A3 Norwood room, 2nd floor Vinyl sheet flooring ND

A4 Norwood room, 2nd floor Ceiling texture 1.5% Chrysotile(2)

A5 Kitchen, 2nd floor Countertop, turquois and white swirl ND

A6 Kitchen, 2nd floor Drywall joint compound ND

A7 East stairwell, 2nd floor Incandescent light fixture paper backing

80% Chrysotile

A8 East stairwell, basement landing 9”x9” vinyl floor tiles, tan with brown swirls

1.9% Chrysotile

Mastic NA A9 East stairwell, basement landing Pipe-fitting insulation 40% Chrysotile

A10 East stairwell, basement Plaster ceiling ND

A11 Banner room closet, basement 9”x9” vinyl floor tiles, red 1.7% Chrysotile Mastic backing ND

A12 Banner room, basement Pipe-fitting insulation 40% Chrysotile

A13 Banner room, basement Ceiling texture 1.4% Chrysotile

A14 Banner room, basement Plaster wall ND

A15 Banner room, basement Base cove, green 5.7% Chrysotile

A16 Church school office, basement Pipe-length insulation (air-cell) 80% Chrysotile

A17 East corridor, basement Plaster ceiling ND

A18 West corridor, basement Plaster wall ND

A19 Elevator lobby, basement Drywall joint compound ND

A20 Elevator lobby, basement 12”x12” vinyl floor tiles, grey ND Mastic backing ND

A21 South hall, basement Base cove (black) ND

A22 South hall, basement Plaster wall ND

A23 Daycare, basement 1’x1’ acoustic ceiling tile, pinholes ND

A24 Social room, basement Drywall joint compound 1.3% Chrysotile

A25 Social room, basement Vinyl sheet flooring, white ND

A26 Daycare washroom, basement 9”x9” vinyl floor tile, black ND Mastic backing ND

September 26, 2014 Project No. 1407212 1/2

APPENDIX C Assessment Results Tables

Sample Number

Sample Locations Sample Description % Asbestos

Detected/Type

A27 Kitchen, basement Sink undercoat (gold) 10% Chrysotile

A28 Boiler room stairwell, basement Ceiling millboard (grey) 80% Chrysotile

A29 Boiler room, basement Plaster ceiling (white) ND Plaster ceiling (grey) 1.8% Chrysotile

A30 Boiler room, basement Pipe-fitting insulation 40% Chrysotile

A31 Boiler room, basement Pipe-length insulation 60% Amosite

A32 Boiler room, basement Brick mortar compound ND

A33 Foyer south storage room, basement

9”x9” vinyl floor tiles, grey ND Mastic backing ND

A34 Foyer south storage room, basement

Drywall joint compound 1.6% Chrysotile

A35 North stairwell Wall covering ND

A36 Sanctuary, main floor column Plaster wall ND

A37 Pioneer’s chapel 2’x4’ acoustic ceiling tile, pinholes with short fissures ND

A38 Southwest stairwell, main floor Plaster wall ND

A39 Southwest stairwell, 2nd floor Battleship linoleum, green ND

A40 2nd floor men’s room Base cove, black ND

A41 Caretaker’s suite closet Vinyl sheet flooring, orange (paper backing)

20% Chrysotile

A42 Caretaker’s suite kitchen Vinyl sheet flooring, grey checker pattern ND

A43 Exterior 1955 addition Mortar compound ND

A44 Exterior original building Concrete scratch coat ND

Notes:

(1) ND = None Detected.

(2) Bold results were found to contain asbestos.

September 26, 2014 Project No. 1407212 2/2


Table D-1: Room by Room Summary of Asbestos-Containing Materials1

Level Room Component Asbestos-Containing Material

Description Friability2 Condition3 Approximate

Quantity

Basement 1955 Addition

Banner Room

Floor 9”x9” vinyl floor tiles, red NF Serviceable 25 ft2

Floor 9”x9” vinyl floor tiles, tan with brown swirls NF Serviceable 1,000 ft2

Wall Base cove, green NF Serviceable 1,000 ft2

Ceiling Texture coating F Fair 1,000 ft2

Mechanical Pipe-fitting insulations F Poor 12 each

Basement to 2nd Floor

1955 Addition

East Stairwell

Floor 9”x9” vinyl floor tiles, tan with brown swirls NF Fair 250 ft2

Wall Incandescent light fixture paper backing F Serviceable 2 each

Ceiling Drywall joint compound F Serviceable 250 ft2

Mechanical Pipe-fitting insulations F Fair 6 each

Main Floor 1955 Addition Offices

Wall Drywall joint compound F Serviceable 1,000 ft2

Ceiling Drywall joint compound F Serviceable 1,000 ft2

2nd Floor 1955 Addition

Norwood Room

Floor 9”x9” vinyl floor tiles, tan with brown swirls NF Serviceable 1,000 ft2


Ceiling Drywall joint compound F Serviceable 1,000 ft2

Kitchen Wall Drywall joint compound F Serviceable 250 ft2

Ceiling Drywall joint compound F Serviceable 250 ft2

Basement

Original Building

Church School Office

Floor 9”x9” vinyl floor tiles, tan with brown swirls NF Serviceable 300 ft2

Mechanical Pipe-fitting insulations F Serviceable 8 each

Mechanical Pipe-length insulations F Serviceable 20 ft





Quantity

Men’s and Ladies

Washrooms


Wall Base cove, green NF Serviceable 400 ft2



East Corridor




West Corridor


Wall Base cove, green NF Serviceable 700 ft2


Elevator Lobby

Wall Drywall joint compound F Serviceable 250 ft2


South Hall Wall Drywall joint compound F Serviceable 500 ft2

Banquet Hall


Ceiling Incandescent light fixture paper backing F Serviceable 2 each

Social Room &

Daycare




Kitchen Wall Drywall joint compound F Serviceable 500 ft2

Counter Sink undercoating (gold) F Serviceable 2 each





Quantity

Boiler Room

Ceiling Millboard F Fair 400 ft2

Ceiling Plaster (grey) F Fair 800 ft2

Mechanical Pipe-fitting insulations F Poor 50 each


Front foyer

Floor 9”x9” vinyl floor tiles, red NF Serviceable 1,000 ft2



Basement to Balcony

North Front Stairwell Floor 9”x9” vinyl floor tiles, red NF Serviceable 800 ft2

South Front Stairwell Floor 9”x9” vinyl floor tiles, red NF Serviceable 800 ft2

Main Sanctuary - No visible suspect ACMs - - -

Main Pioneer’s Chapel & Corridor

- No visible suspect ACMs - - -

Basement to 2nd Floor Southwest

Stairwell

- No visible suspect ACMs - - -

Penthouse Ceiling Incandescent light fixture paper backing F Serviceable 1 each

2nd Floor Choir Room & Offices



Main to 2nd Floor North Stairwell - No visible suspect ACMs - - -

Penthouse Caretaker’s

Suite

Floor Vinyl sheet flooring, orange/brown F Poor 25 ft2






Quantity

Ceiling Texture coating F Serviceable 200 ft2

Main Exterior - No visible suspect ACMs - - - Notes: (1) Assumptions were made during the assessment of asbestos-containing building materials within accessible areas of the building. Refer to the report for assessment

limitations. (2) Friability: NF = non-friable, F = Friable. (3) Condition rating as per Group2 Architecture:

• Satisfactory – Performing its intended function; no major defects noted. It is expected that it will last its normal service period; • Serviceable – Performing its intended function, but has some visible defects or is aging. It will require minor to moderate repairs but may require

replacement. MEDIUM TERM (4 – 7+ YEARS); • Fair – Barely performing its intended function. Has visible defects or is aging and will require moderate to major repairs in the short term. SHORT TERM (1 – 3

YEARS); and • Poor – Not properly performing its intended function. At or beyond its useful life or is a life and building safety risk that must be corrected. Component requires major

repair, replacement or completion if missing. (IM) IMMEDIATE.



16820 107 Avenue

Edmonton, Alberta, T5P 4C3

Canada

T: +1 (780) 483 3499

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