final baseline property condition assessment...final baseline property condition assessment camp...

© 2016 Pinchin Ltd.

FINAL Baseline Property Condition Assessment Camp Ademac 2685 Shirley Road, Regional Road #1, Blackstock, Ontario

Prepared for:

Girl Guides of Canada, Ontario Council Girl Guides of Canada, Ontario Council 180 Duncan Mill Road, Suite 100 Toronto, ON M3B 1Z6

Attention: Ms. Jillian Dundas Executive Director

January 20, 2016

Pinchin File: 108378

Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL

© 2016 Pinchin Ltd. Page ii

Issued to: Contact: Issued on: Pinchin file: Issuing Office: Primary Contact:

Girl Guides of Canada, Ontario Council Ms. Jillian Dundas January 20, 2016 108378 2470 Milltower Court, Mississauga, ON L5N 7W5 Casey Norouzian, M.Sc. Senior Project Manager 905.363.1366 [email protected]

Author: Kenneth Andeza, Building Scientist 905.363.1363 [email protected]

Reviewer: Casey Norouzian, M.Sc. Senior Project Manager 905.363.1366 [email protected]

mailto:[email protected]




© 2016 Pinchin Ltd. Page iii

EXECUTIVE SUMMARY

Pinchin Ltd. (Pinchin) was retained by Ms. Jillian Dundas, Executive Director of Girl Guides of Canada,

Ontario Council (Client) to conduct a Baseline Property Condition Assessment (BPCA), subject to the

limitations outlined in Section 6.0 of this report. Based on Pinchin’s scope of work this service did not

include any specialist reviews of items such as structural components, mechanical/electrical systems, fire

protection and life safety systems, etc. The municipal address for the property is 2685 Shirley Road,

Regional Road #1, Blackstock, Ontario (Site), referred to as Camp Ademac. Mr. Kenneth Andeza of

Pinchin conducted a visual assessment of the Site on November 4, 2015 at which time Pinchin

interviewed and was accompanied by Mr. Dennis White, Site Superintendent (hereafter referred to as the

Site Representative).

Pinchin was advised by the Client that the purpose of the BPCA was to assess visible deficiencies in

relation to the internal due diligence requirements of the Site.

The Site is located on the north side of Shirley Road (Regional Road #1) and approximately 12 km

southeast of Port Perry, Ontario. The Site is an irregular-shaped property approximately 50.0 acres in

area consisting primarily of undeveloped woodlands and fields. The Site consists of a multi-building

recreational camp property developed with a lodge, a cottage house, two longhouses, four campgrounds,

an outdoor pavilion, a maintenance shed, outdoor picnic shelters and storage buildings (Site Buildings).

The following is a general description of the Site Buildings:

Site Building Description

Trillium Lodge • A two-storey multi-functional building complete with meeting areas, living rooms, dining/kitchen areas, sleeping quarters and utility rooms.

• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 4,000 Square Feet (ft2) and a total building area of approximately 8,000 ft2.

Food Prep Building • A single-storey building utilized for food preparation and seating area.

• It was reportedly constructed in approximately 1989 and possesses a footprint and total building area of approximately 600 ft2.

• The sloped asphalt shingled roof system was reportedly replaced in approximately 2003/2004 (i.e., approximately 12 to 13 years old).

Food Prep Outdoor Picnic Shelter

• An outdoor picnic shelter utilized for outdoor eating and seating area.

• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 375 ft2.

Camp Site #1 • Camp Site #1 consists of five tents erected with wood frame support structures and floor decking.

• The five tents possess a combined footprint and total building area of approximately 850 ft2 (approximately 170 ft2 each).

• Shares a comfort station with Camp Site #2.


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Camp Site #2 • Camp Site #2 consists of five tents and an outdoor picnic shelter complete with a storage shed.

• The five tents possess a combined footprint and total building area of approximately 850 ft2 (approximately 170 ft2 each). The tents are erected with wood frame structures and floor decking.

• The outdoor picnic shelter and storage shed were reportedly constructed in 2000. The outdoor picnic shelter possesses a footprint area of approximately 375 ft2, while the storage shed possesses a footprint area of approximately 72 ft2.


Camp Site #3 • Camp Site #3 consist of a longhouse and an outdoor picnic shelter complete with a storage shed.

• A longhouse is a single-storey building utilized as a sleeping quarter. The longhouse was reportedly constructed in 2000 and possesses a footprint and total building area of approximately 720 ft2.



Camp Site #4 • Camp Site #4 consist of a longhouse and an outdoor picnic shelter complete with a storage shed.

• A longhouse is a single-storey building utilized as a sleeping quarter. The longhouse was reportedly constructed in 2000 and possesses a footprint and total building area of approximately 720 ft2.



Comfort Stations • Two single-storey buildings utilized as washroom facilities. Comfort Station #1 reportedly serves Camp Sites #1 and 2, while Comfort Station #2 reportedly serves Camp Sites #3 and 4.

• The comfort stations were reportedly constructed in approximately 2000 and possess a combined footprint and total building area of approximately 1120 ft2 (approximately 560 ft2 each).

Maintenance Building

• A single-storey building utilized as a workshop, a garage and storage of maintenance supplies.


Day Camp Pavilion • An open-air pavilion utilized as an outdoor meeting and picnic area.

• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 750 ft2.


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Shirley’s Cottage • A single-storey building utilized for lodging complete with bedrooms, living and dining rooms, laundry room and a kitchen.


• The sloped asphalt shingled roof system was reportedly replaced in approximately 2003/2004 (i.e., approximately 12 to 13 years old).

Outhouses • Two single-storey outhouses referred to as “Shirley’s Cottage Outhouse” and “Wilderness Outhouse”.

• The outhouses were reportedly constructed in approximately 1989 and possess a combined footprint and total building area of approximately 48 ft2 (approximately 16 ft2 for Shirley’s Cottage Outhouse and 32 ft2 for Wilderness Outhouse).

Vehicular access to the Site is provided by one entranceway from Shirley Road located on the south

perimeter of the Site. Asphalt pavement, gravel surfaced and dirt roadways are located throughout the

Site.

The Site Buildings appear to be in satisfactory condition and in comparable standing with other similar

camp properties in the area. Based on our visual assessment, the Site Buildings appear to have been

constructed in general accordance with standard building practices in place at the times of construction.

The assessment did not reveal any visual evidence of major structural failures, soil erosion or differential

settlement. However, leaning concrete piers and off-centered wood posts were noted at the base of the

wood deck patio located adjacent to the west elevation of Trillium Lodge. Pinchin recommends repairs

and replacement of the concrete piers and wood posts under the supervision of a Structural Engineer.

No immediate repair requirements were noted. Repair and replacement requirements (under replacement

reserves) over the term of the analysis (i.e., 15 years) of $345,000 have been identified. As noted during

the Site visit, deficiencies relating to the roof systems, wall systems, interior finishes, Site features,

mechanical and life safety systems. Of particular note, recommendations, repairs and replacements for

the following items are included throughout the term of the analysis:

• Replacement of the sloped asphalt shingled roof systems atop Trillium Lodge, Food Prep

Building, Shirley's Cottage, longhouses, day camp pavilion and outhouses within the term

of analysis;

• Repairs to the exterior wall systems;

• Replacement of the deteriorated and de-bonded exterior sealants (i.e., window/door

perimeter and wall joint sealants);

• Regular repairs of the interior finishes throughout the term of the analysis;

• Repairs of the exterior walkways and wood stairs throughout the term of the analysis;

• Regular inspections and repairs of the on-Site septic systems;


© 2016 Pinchin Ltd. Page vi

• Replacement of two electric and one propane-fired furnaces;

• Replacement of four Domestic Hot Water (DHW) heaters; and

• Replacement of the fire alarm main control panel within Trillium Lodge.

Consideration has been given regarding required ongoing maintenance and repairs of the major elements

and at the direction of the Client, Pinchin has utilized a threshold of $1,000.00 per system, per year as a

limit in determining and carrying anticipated expenditures. Anticipated expenditures associated with

maintenance and reparation of the major components below the threshold are carried within the annual

operating budget and excluded from the Summary of Anticipated Expenditures.

Regular maintenance should be conducted on the roof systems, wall systems, interior finishes,

mechanical systems, electrical and life safety systems to ensure that the Projected Useful Life (PUL) of

the major components is realized. Repair costs for the aforementioned items have been included over the

term of the analysis (i.e., 15 years) included within Appendix I. The specific deficiencies identified during

the BPCA and their associated recommendations for repair are described in the main body of the report.

These deficiencies should be corrected as part of routine maintenance unless otherwise stated within the

report. Costs associated with desired upgrades have not been carried.

The detailed breakdown of all costs for the Site can be found in Appendix I.

It is noted that in addition to the BPCA, Pinchin retained Avison Young Commercial Real Estate to

conduct a viability study of the Site specifically related to the long term growth projection for the region in

which the Site is located as well as the potential long term use of the Site, as related to the potential

reduction or expansion of the current operations. A detailed breakdown of regional demographics and

redevelopment potential of the Site can be found in Appendix III.

This Executive Summary is subject to the same standard limitations as contained in the report and must

be read in conjunction with the entire report.


© 2016 Pinchin Ltd. Page 1 of 50

TABLE OF CONTENTS

EXECUTIVE SUMMARY ............................................................................................................................. III

1.0 INTRODUCTION .............................................................................................................................. 3

1.0 SCOPE AND METHODOLOGY ...................................................................................................... 3

2.0 OBSERVATIONS AND COMMENTS .............................................................................................. 5 2.1 Site Information..................................................................................................................... 5 2.2 Roof Systems ..................................................................................................................... 11 2.3 Wall Systems ...................................................................................................................... 16 2.4 Structural Elements ............................................................................................................ 22 2.5 Underground Parking Garage ............................................................................................ 26 2.6 Vertical Transportation Systems ......................................................................................... 27 2.7 Interior Finishes .................................................................................................................. 27 2.8 Site Features ...................................................................................................................... 32 2.9 Mechanical Systems ........................................................................................................... 35

2.9.1 Heating, Ventilation and Air Conditioning (HVAC) ..................................................... 35 2.9.2 Plumbing ..................................................................................................................... 36 2.9.3 Fire Protection ............................................................................................................ 37

2.10 Electrical Systems .............................................................................................................. 43 2.10.1 Electrical Power .......................................................................................................... 43 2.10.2 Emergency Electrical Power....................................................................................... 44 2.10.3 Fire Alarm System and Life Safety ............................................................................. 44

3.0 NON-SPECIALIST BARRIER FREE ACCESSIBILITY REVIEW .................................................. 48 4.0 KNOWN VIOLATIONS TO CODE ................................................................................................. 48

5.0 CONCLUSIONS AND RECOMMENDATIONS.............................................................................. 48

6.0 LIMITATIONS ................................................................................................................................. 50



APPENDICES APPENDIX I Table 1 – Summary of Anticipated Expenditures ................................................... 1

APPENDIX II Table 2 – Non-Specialist Review of AODA Compliance........................................ 2

APPENDIX III Avison Young Commercial Real Estate – Viability Study ...................................... 3

LIST OF TABLES

Table 3.1 - Site Information ........................................................................................................................... 9

Table 3.2 – Roof Systems ........................................................................................................................... 12 Table 3.3 – Wall Systems ........................................................................................................................... 18

Table 3.4 – Structural Elements .................................................................................................................. 24

Table 3.6 – Underground Parking Garage .................................................................................................. 26

Table 3.6 – Vertical Transportation Systems .............................................................................................. 27

Table 3.7 – Interior Finishes........................................................................................................................ 28

Table 3.8 – Site Features ............................................................................................................................ 33 Table 3.9 – Mechanical Systems (including HVAC, Plumbing, and Fire Protection) .................................. 38

Table 3.10 – Electrical Systems (including Electrical Power and Fire Alarm and Life Safety) ................... 45



1.0 INTRODUCTION

Pinchin Ltd. (Pinchin) was retained by Ms. Jillian Dundas, Executive Director of Girl Guides of Canada,

Ontario Council (Client) to conduct a BPCA, subject to the limitations outlined in Section 6.0 of this report.

Based on Pinchin’s scope of work this service did not include any specialist reviews of items such as

structural components, mechanical/electrical systems, fire protection and life safety systems, etc. The

municipal address for the property is 2685 Shirley Road, Regional Road #1, Blackstock, Ontario (Site),

referred to as Camp Ademac. Mr. Kenneth Andeza of Pinchin conducted a visual assessment of the Site

on November 4, 2015 at which time Pinchin interviewed and was accompanied by Mr. Dennis White, Site

Superintendent, hereafter referred to as the Site Representative.

Pinchin was advised by the Client that the purpose of the BPCA was to assess visible deficiencies in

relation to the internal due diligence requirements of the Site.

The Client has advised Pinchin that no previous Baseline Property Condition Assessments or other

building reports have been prepared for the Site.

It was reported to Pinchin that the costs associated with ongoing general maintenance of the major

components of the Site Buildings are carried as part of the annual operating budget for the Site.


and at the direction of the Client, Pinchin has utilized a threshold of $1,000.00 per system, per year as a

limit in determining and carrying anticipated expenditures. Anticipated expenditures associated with



The results of the BPCA are presented in the following report. This report is subject to the Limitations

discussed in Section 6.0. The term of the analysis requested by the Client is 15 years.

1.0 SCOPE AND METHODOLOGY

The scope of the BPCA included a visual examination (without any intrusive testing or demolition of

finishes to observe hidden areas) of the following:

• The building envelope, comprised of the exterior walls, windows, exterior doors and roof

systems;

• The structural elements (i.e., walls, columns, beams, rafters, etc.);

• The interior finishes of the common areas and individual units;

• The Site features;



• The mechanical systems (i.e., furnaces, air conditioning units, domestic hot water,

plumbing, etc.); and

• The electrical and life safety systems.

The object of the BPCA included the following:

• A visual examination of the property in order to assess the condition of the major

elements;

• Review of general documentation on the repair/maintenance history of the elements, if

available;

• Cursory review of previous reports pertaining to the Site Buildings, if made available by

the Site Representative;

• Interviews and discussions with on-Site personnel regarding the repair/maintenance

conducted on the Site Buildings;

• Documentation of observed existing deficiencies observed within the various elements;

• Photographic documentation of various components and observed deficiencies; and

• Compilation of Pinchin’s findings in a formal written report including observed

deficiencies, together with a list of recommendations for repair/replacement with

associated estimated costs for both short and long term.

The report provides:

• A basic description of each of the various major components of the Site Buildings;

• A list of deficiencies noted with respect to the components examined; and

• Recommendations and cost estimates for the corrections recommended.

Cost estimates provided in this report are preliminary Class “D” and provided only as an indication of the

order of magnitude of the remedial work. These values have been arrived at by determining a

representative quantity from the visual observations made at the time of our Site visit and by applying

current market value unit costs to such quantities and or a reasonable lump sum allowance for the work.

More precise cost estimates would require more detailed investigation to define the scope of work. They

are not intended to warrant that the final costs will not exceed these amounts or that all costs are

covered. The estimates assume the work is performed at one time and do not include costs for potential

de-mobilization and re-mobilization if repairs/replacement are spread out over the term of analysis.

All costs are identified in 2016 Canadian Dollars, and do not include consulting fees or applicable taxes.

(For consulting fees, Pinchin typically recommends a budget allowance of 10% to 15% of the costs

identified).



All cost estimates assume that regular annual maintenance and repairs will be performed to all building

elements at the facility. No cost allowance is carried for this regular maintenance.

The cost estimates provided in this report are based on costs of past repairs at similar buildings, recent

costing data such as “RS Means Repair and Remodelling Cost Data – Commercial/Residential” and

“Hanscomb’s Yardsticks for Costing”, or Pinchin’s professional judgment.

Unless otherwise stated, the replacement costs identified for an element reflects the cost to remove and

replace the existing element with the same type of element.

2.0 OBSERVATIONS AND COMMENTS

2.1 Site Information

General view of the Site (Google Maps 2015).

General view of Trillium Lodge.



General view of Food Prep Building.

General view of Food Prep outdoor picnic shelter.

General view of typical outdoor tents.



General view of a typical longhouse. Note: The longhouses are located in Camp Sites #3 and 4.

General view of a typical outdoor shelter complete with a storage shed.

General view of a typical comfort station.



General view of Maintenance Building.

General view of Day Camp Pavilion.

General view of Shirley’s Cottage.



Table 3.1 - Site Information Site Occupant/Name Camp Ademac

Site Address 2685 Shirley Road, Regional Road #1, Blackstock, Ontario

Existing Land Use Type Commercial/Residential Primary On-Site Activity

Recreational Camp Site

Multi-Tenant/Single Occupant

Multi-Tenant Number of Units Varies

Date First Developed Unknown Site Area ~ 50.0 acres

Number of Buildings Approximately 28 (including small structures, washroom facilities, sheds, tents, etc.)

Building Footprint Area(s)

Trillium Lodge: ~ 4,000 ft2 Food Prep Building: ~ 600 ft2 Maintenance Building: ~ 800 ft2 Day Camp Pavilion: ~ 750 ft2 Shirley’s Cottage: ~ 750 ft2 Remaining Site Buildings: Varies from 16 ft2 to 720 ft2

Number of Storeys (Excluding Basement)

Trillium Lodge: Two-storey Remaining structures: Single-storey

Total Building Area(s)

Trillium Lodge: ~ 8,000 ft2 Food Prep Building: ~ 600 ft2 Maintenance Building: ~ 800 ft2 Day Camp Pavilion: ~ 750 ft2 Shirley’s Cottage: ~ 750 ft2 Remaining Site Buildings: Varies from 16 ft2 to 720 ft2

Date Building(s) Constructed

From 1989 to 2000 Area of Tenant Spaces

Varies

Date Building(s) Renovated

On-going minor renovations

Basement and/or U/G Parking

None

Type of Roof System(s) Sloped asphalt shingled roof systems Sloped preformed metal roofs

Number of Levels U/G

N/A



Table 3.1 - Site Information Site Occupant/Name Camp Ademac

Site Address 2685 Shirley Road, Regional Road #1, Blackstock, Ontario

Type of Wall Cladding Horizontal vinyl sidings Prefinished vertical and horizontal metal wall panels Horizontal wood sidings Painted wood boards

Area of Roof System(s)

Refer to Section 3.2 – Roof Systems

Type of Doors Hollow core metal doors, some of which possess Single Glazed (SG) inserts, within metal frames Painted wood doors within wood frames Painted wood doors within metal frames complete with SG aluminum storm doors Sectional metal overhead door

Types of Windows Fixed Insulated (IG) units above operable (i.e., horizontally-sliding) SG units within vinyl and metal frames set into punched configurations Operable (i.e., horizontally-sliding) SG units within vinyl frames set into punched configurations Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations Operable (i.e., vertically-sliding) SG units within metal frames set into punched configurations

Number of Above Grade Parking Spaces

No designated parking spaces on-Site

Electrical Source Hydro One

Surface Type Asphalt-paved parking areas and driveways Gravel surfaced and dirt roads Concrete unit pavers Wood walkways, stairs and ramps Undeveloped woodlands and fields

Type of Heating/Cooling

Electric and propane-fired furnaces Electric baseboard heaters



2.2 Roof Systems

The roof systems of the Site Buildings consist of a combination of sloped asphalt shingled roof systems

and sloped metal roof systems. The sloped asphalt shingled and metal roof systems of the Site Buildings

are installed atop roof decking supported by wood roof trusses or wood rafters. Neither the presence of a

vapour barrier, nor the type, or the thickness of the insulation could be verified during the inspection of the

roof systems in Trillium Lodge and Shirley’s Cottage, as the scope of the work did not include destructive

testing. It is noted the remaining Site Buildings do not possess roof insulation.

Drainage of the sloped asphalt shingled roofs and sloped metal roofs is achieved by surface deflection

and discharged at grade via perimeter eavestroughs and downspouts or directly from the roof systems.

Penetrations through selected roof systems consist of plumbing stacks and chimneys.

The details of the roof systems are summarized in the following table:

Site Building Roof System(s) Approximate Age Approximate Roof Area

Trillium Lodge Sloped asphalt shingled roof system ~ 1989 (i.e., ~ 27 years old) ~ 5,500 ft2

Food Prep Building Sloped asphalt shingled roof system

~ 2003/2004 (i.e., ~ 12 to 13 years old) ~ 900 ft2

Food Prep Outdoor Picnic Shelter Sloped metal roof ~ 2000 (i.e., ~ 16 years old) ~ 450 ft2

Camp Sites #2, 3 & 4: Outdoor Picnic Shelters Sloped metal roofs ~ 2000 (i.e., ~ 16 years old)

~ 1,350 ft2

(i.e., ~ 450 ft2 each) Camp Sites #2, 3 & 4: Storage Sheds Sloped metal roofs ~ 2000 (i.e., ~ 16 years old) ~ 240 ft2

(i.e., ~ 80 ft2 each) Camp Sites #3 & 4: Longhouses

Sloped asphalt shingled roof system ~ 2000 (i.e., ~ 16 years old) ~ 1,700 ft2

(i.e., ~ 850 ft2 each)

Comfort Station #1 Sloped metal roof ~ 2000 (i.e., ~ 16 years old) ~ 700 ft2

Comfort Station #2 Sloped metal roof ~ 2000 (i.e., ~ 16 years old) ~ 700 ft2

Maintenance Building Sloped metal roof ~ 2000 (i.e., ~ 16 years old) ~ 950 ft2

Day Camp Pavilion Sloped asphalt shingled roof system ~ 1989 (i.e., ~ 27 years old) ~ 1,000 ft2

Shirley’s Cottage Sloped asphalt shingled roof system

~ 2003/2004 (i.e., ~ 12 to 13 years old) ~ 900 ft2

Outhouses Sloped asphalt shingled roof system ~ 5 to 10 years old ~ 50 ft2



It is noted that the overall total areas of the roof systems is larger than the total footprint of the Site

Buildings due to sloped areas and soffit overhangs.

No active roof leaks were noted or reported by the Site Representative. However, areas of water stained

wood roof decks were noted at the ceiling of Food Prep Building. The Site Representative reported

previous roof leaks within Food Prep Building and have been repaired in a timely manner.

It is noted that the sloped roofs of the Site Buildings were not accessed at the time of the Site visit and the

visual assessment of the roof systems was completed from the ground level.

Table 3.2 outlines the findings of the inspection of the roof systems:

Table 3.2 – Roof Systems Findings Remarks/Recommendations

Major Deficiencies/Findings

• The sloped asphalt shingled roof systems atop the Trillium Lodge, Food Prep Building, Shirley's Cottage, longhouses, day camp pavilion & outhouses were noted to be between 5 and 27 years old and have either exceeded or are anticipated to approach the end of their Projected Useful Life (PUL) within the term of analysis.

• Pinchin has carried allowances for replacement of the sloped asphalt roof systems within the term of the analysis.

Minor Deficiencies/Findings

• A disconnected downspout fastener was noted on the north elevation of Trillium Lodge.

• Reconnect the downspout fastener.

• Debris accumulation (i.e., pine needles) was noted atop Shirley’s Cottage outhouse.

• Clean/remove the debris accumulation regularly to prevent premature deterioration of the roof system.

General view of the sloped asphalt shingled roof system noted atop Trillium Lodge.



View of a sloped metal roof noted atop Comfort Station #1.

View of a sloped metal roof noted atop an outdoor picnic shelter.

View of a sloped metal roof noted atop a storage shed.



View of missing and loose asphalt shingles noted atop Trillium Lodge.

View of curling of the asphalt shingles noted atop Trillium Lodge.

View of curling of the asphalt shingles noted atop the longhouse in Camp Site #2.



View of a disconnected downspout fastener noted on the north elevation of Trillium Lodge.

View of water staining on the roof wood decks noted within Food Prep Building.

Note: The Site Representative reported previous roof leaks and have been repaired in a timely manner.

View of debris accumulation (i.e., pine needles) noted atop Shirley’s Cottage outhouse.



It has been Pinchin’s experience that the Projected Useful Life (PUL) of a typical sloped asphalt shingled

roof system ranges between 15 and 25 years and the PUL of a sloped metal roof typically ranges

between 30 and 40 years, depending on the quality of building materials used, the quality of workmanship

during installation and the level to which the roof systems have been maintained.

As previously mentioned, the sloped asphalt shingled roof systems atop Trillium Lodge, Food Prep

Building, Shirley's Cottage, longhouses, day camp pavilion and outhouses were noted to be between 5

and 27 years old and have either exceeded or are anticipated to approach the end of their PUL within the

term of analysis. As such, Pinchin has carried allowances for replacement of the sloped asphalt shingled

roof systems within the term of the analysis.

Assuming that the above-referenced roof systems are replaced, the aforementioned deficiencies are

addressed and regular maintenance is performed, the roof systems of the Site Buildings should perform

in a satisfactory manner throughout the term of the analysis. Annual walk-on inspections are

recommended to ensure the integrity of the roof systems and to extend the service life.

2.3 Wall Systems

The exterior wall systems of each Site Building are tabulated in the following table:

Site Building Exterior Wall Systems

Trillium Lodge • Horizontal vinyl sidings

Food Prep Building • Prefinished horizontal metal wall panels


• Prefinished vertical metal wall panels were noted on the upper portions

Camp Sites #2, 3 & 4: Outdoor Picnic Shelters

• Prefinished vertical metal wall panels were noted on the upper portions

Camp Sites 2, 3 & 4: Storage Shed

• Prefinished vertical metal wall panels

Camp Sites #3 & 4: Longhouses

• Horizontal wood sidings

Comfort Station #1 • Prefinished vertical metal wall panels

Comfort Station #2 • Prefinished vertical metal wall panels

Maintenance Building • Prefinished vertical metal wall panels

Day Camp Pavilion • Painted wood boards

Shirley’s Cottage • Horizontal vinyl sidings

Outhouses • Painted wood boards



The window and door systems of each Site Building are tabulated in the following table:

Site Building The Window and Door Systems

Trillium Lodge

• Window systems: Fixed Insulated (IG) units above operable (i.e., horizontally-sliding) Single Glazed (SG) units within vinyl frames set into punched configurations. Operable (i.e., horizontally-sliding) SG units within vinyl frames set into punched configurations

• Door systems: Hollow core metal doors complete with SG inserts within metal frames serve the main and secondary entrances. Wood doors within wood frames serve the interior spaces

Food Prep Building

• Window systems: Operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations

• Door systems: Painted wood door within metal frames complete with a SG aluminum storm door serves the main and secondary entrances


• Window systems: N/A • Door systems: N/A

Camp Sites 2, 3 & 4: Storage Shed


• Door systems: Hollow core metal frames within metal frames serve the entrances



• Door systems: Hollow metal doors complete with SG inserts within metal frames serve the entrances

Comfort Station #1

• Window systems: Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations

• Door systems: Hollow core metal doors within metal frames serve the main entrances

Comfort Station #2

• Window systems: Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations

• Door systems: Hollow core metal doors within metal frames serve the main entrances

Maintenance Building

• Window systems: N/A • Door systems: A hollow core metal door within a metal frame serves the

main entrance. A sectional metal overhead door within a metal frame serves the drive-bay



Site Building The Window and Door Systems

Day Camp Pavilion • Window systems: N/A • Door systems: N/A

Shirley’s Cottage

• Window systems: Operable (i.e., vertically-sliding) SG units within metal frames set into punched configurations

• Door systems: Hollow core metal doors complete with SG inserts within metal frames serve the main and secondary entrances. Wood doors within wood frames serve the interior spaces

Outhouses • Window systems: N/A • Door systems: Painted wood doors within wood frames

Table 3.3 outlines the findings of the inspection of the wall systems:

Table 3.3 – Wall Systems Findings Remarks/Recommendations


• The IG window units of Trillium Lodge, Food Prep Building and Shirley’s Cottage were reportedly original to the time of construction in 1989 (i.e., approximately 27 years old) and will reach the end of their PUL within the term of the analysis.

• Pinchin has carried allowances for selective replacement of the IG window units within the term of the analysis.


• Areas of deteriorated and de-bonded window and door perimeter sealants were noted at various elevations of the Site Buildings.

• Replace the deteriorated and de-bonded window and door perimeter sealants.

• Damaged vinyl siding was noted on the south elevation of Trillium Lodge.

• Replace the damaged vinyl siding.

• Areas of faded paint on the metal wall panels were noted at various elevations of Food Prep Building, Maintenance Building and storage sheds.

• Repair/sand the areas of faded paint on the metal wall panels and repaint with corrosion inhibiting coating.

• Impact damaged metal wall panels were noted at the southeast corner of the storage shed in the Camp Site #2.

• Repair/replace the impact damaged metal wall panels.

• A damaged metal wall panel was noted on the east elevation of Comfort Station #1.

• Repair/replace the damaged metal wall panel.

• An impact damaged area in the metal wall panel was noted on the north elevation of Comfort Station #2.

• Repair/replace the impact damaged metal wall panels.



View of the vinyl sidings on Trillium Lodge.

View of the preformed horizontal metal wall panels on Food Prep Building.

View of the preformed vertical metal wall panels on the storage shed.



View of the horizontal wood panels on the longhouse.

View of a damaged vinyl siding noted on the south elevation of Trillium Lodge.

View of faded paint on the metal wall panels noted on the south elevation of Food Prep Building.



View of impact damaged metal wall panels noted at the southeast corner of the storage shed in Camp Site #2.

View of a damaged metal wall panel noted on the east elevation of Comfort Station #1.

View of impact damaged area in the metal wall panel noted on the north elevation of Comfort Station #2.



In general, the wall, window and door systems of the Site Buildings were noted to be satisfactory

condition with the exception of the above-referenced deficiencies. Pinchin has carried allowances for

current and anticipated repairs to the exterior walls systems (i.e., vinyl sidings, performed metal panels,

wood sidings) and replacement of the deteriorated exterior sealants (i.e., window/door perimeter and wall

joint sealants) throughout the term of analysis.

Based on Pinchin’s experience, the PUL of an IG window unit typically ranges between 30 and 35 years,

depending on the quality of the unit. The IG window units of Trillium Lodge, Food Prep Building and

Shirley’s Cottage were reportedly original to the time of construction in 1989 (i.e., approximately 27 years

old) and will reach the end of their PUL within the term of the analysis. As such, Pinchin has carried

allowances for selective replacement of the IG window units within the term of the analysis.

Assuming that the above-referenced deficiencies are addressed and regular maintenance is performed,

the wall, window and door systems of the Site Buildings should perform in a satisfactory manner

throughout the term of the analysis.

2.4 Structural Elements

As outlined in the scope of work, a visual assessment of the condition of the structural elements was

carried out on the elements which were visible at the time of the inspection. The structural systems of the

Site Buildings are tabulated in the following table:

Site Building/Outdoor Structures

Structural Systems

Trillium Lodge Substructure: • A lower level cast-in-place concrete slab-on-grade (i.e., no basement-

level), concrete block masonry foundation walls and concrete footings Superstructure: • A wood-framed support structure (i.e., columns, beams and stud walls)

supporting wood floor joists and decking and wood roof rafters

Food Prep Building Substructure: • A cast-in-place concrete slab-on-grade (i.e., no basement-level) Superstructure: • A wood-framed support structure (i.e., columns and stud walls)

supporting wood roof rafters


Structure: • Wood posts and beams supporting wood roof rafters and metal roof

decking

Camp Site #1: Tents

Structure: • Wood frame support structures supporting wood floor decking



Site Building/Outdoor Structures

Structural Systems

Camp Sites #2, 3 & 4: Outdoor Picnic Shelters

Structure: • Wood posts and beams supporting wood roof rafters and metal roof

decking

Camp Sites #2, 3 & 4: Storage Sheds

Structure: • Wood frame support structures (i.e., columns, beams and studs)

supporting metal floor decking


Structure: • Cast-in-place concrete sonotube piers supporting wood framed support

structures (i.e., columns, beams and stud walls) and roof rafters and decking

Comfort Stations #1 & 2

Substructure: • Cast-in-place concrete slabs-on-grade (i.e., no basement-level) Superstructure: • Wood-framed support structures (i.e., columns and stud walls)

supporting wood roof rafters and metal roof decking

Maintenance Building Substructure: • A cast-in-place concrete slab-on-grade (i.e., no basement-level) Superstructure: • A wood-framed support structure (i.e., columns and stud walls)

supporting wood roof rafters and metal roof decking

Day Camp Pavilion Structure: • Wood posts and beams supporting wood roof rafters and metal roof

decking

Shirley’s Cottage Structure: • Cast-in-place concrete sonotube piers and steel beams supporting a

wood framed support structure (i.e., columns, beams and stud walls) and roof rafters and decking

Outhouses Structure: • Wood frame support structures (i.e., columns and studs walls)

supporting wood floor and roof decking

No structural drawings were provided to Pinchin for review.



Table 3.4 outlines the findings of the inspection of the structural elements:

Table 3.4 – Structural Elements Findings Remarks/Recommendations


• Leaning concrete piers and off-centered wood posts were noted at the base of the wood deck patio located adjacent to the west elevation of Trillium Lodge.

• Pinchin recommends resetting the concrete piers and off-centred wood posts at the base of the wood deck patio of Trillium Lodge under the supervision of a structural engineer.


• Areas of corrosion on the steel beams were noted beneath Shirley’s Cottage.

• Remove/sand the areas of corrosion on the steel beams and repaint with corrosion inhibiting coating.

View of a wood framed support structure (i.e., columns and stud walls) supporting wood roof rafters and roof decking noted within Food Prep Building.

View of wood posts and beams supporting wood roof rafters and metal roof decking noted within Food Prep outdoor picnic shelter.



View of a wood framed support structure (i.e., columns and stud walls) supporting wood roof rafters and roof decking noted within a typical longhouse.

View of cast-in-place concrete sonotube piers supporting a wood frame support structure of a typical longhouse.

View of leaning concrete piers and off-centred wood posts noted at the base of the wood deck patio located adjacent to the west elevation of Trillium Lodge.



View of corrosion on the steel beam noted beneath Shirley’s Cottage.

Assessment of the original or existing building design, compliance with prior or current Building Code or

detection or comment upon concealed structural deficiencies are outside the scope of work. Accordingly,

the findings are limited to the extent that the assessment has been made based on a walk-through visual

inspection of accessible areas of the structure.




and replacement of the concrete piers and wood posts under the supervision of a Structural Engineer. It

is noted that the cost estimates provided in this report are preliminary and provided only as an indication

of the order of magnitude of the remedial work. Without a defined scope of work (i.e., tender documents)

estimated costs could be potentially higher than provided.

2.5 Underground Parking Garage

The Site is not equipped with an underground parking garage.

Table 3.6 – Underground Parking Garage Findings Remarks/Recommendations


• N/A • N/A


• N/A • N/A



2.6 Vertical Transportation Systems

The Site Buildings are not equipped with vertical transportation systems:

Table 3.6 – Vertical Transportation Systems

Findings Remarks/Recommendations


• N/A • N/A


• N/A • N/A

2.7 Interior Finishes

As outlined in the scope of work, the interior finishes of the Site Buildings were reviewed during the Site

assessment.

The floor finishes within Trillium Lodge consist of painted wood floor decks in the main entrance lobby,

carpeting in the gathering spaces and bedrooms, ceramic and vinyl floor tiles within the upper level

kitchen area and public washrooms and painted and unpainted concrete floor slabs in the lower level

kitchen area and utility rooms. The floor finishes within Food Prep Building and comfort stations consist of

unpainted and painted concrete floor slabs, while the floor finishes within the longhouses consist of

exposed plywood wood decking. The floor finishes within Shirley’s Cottage consist of carpeting and

linoleum sheet flooring, while concrete pavers were noted to serve the day camp pavilion and storage

sheds.

The wall finishes within Trillium Lodge consist of painted gypsum wall boards throughout and brick

masonry at the chimney areas. The wall finishes within the Food Prep Building, Maintenance Building and

storage sheds consist of exposed wood frame structures and metal wall panels, while the wall finishes

within the longhouses and outhouses consist of exposed wood frame structures and wood boards. The

wall finishes within the comfort stations consist of painted gypsum wall boards, while the wall finishes

within Shirley’s Cottage consist of a combination of horizontal wood panels and painted gypsum wall

boards.

The ceiling finishes within Trillium Lodge consist of a combination of painted gypsum board ceiling

finishes, stipple ceiling finishes and painted bulkheads. The ceiling finishes within Food Prep Building,

Maintenance Building, outdoor picnic shelters, storage sheds, longhouses, day camp pavilion and

outhouses consist of exposed structural elements as well as metal and wood roof decking. The ceiling

finishes within the comfort stations consist of painted gypsum board ceiling finishes, while the wood

ceiling panels were noted within Shirley’s Cottage.



Table 3.7 outlines the findings of the inspection of the interior finishes:

Table 3.7 – Interior Finishes Findings Remarks/Recommendations


• None noted/reported. • None required.


• Selective appliances (i.e., refrigerators, stoves, etc.) are anticipated to reach their PUL within the term of analysis.

• Pinchin has carried on-going allowances for replacement of the appliances throughout the term of analysis.

• Areas of peeling paint on the concrete floor slabs were noted in the lower level kitchen area of Trillium Lodge as well as within Comfort Stations #1 and 2.

• Remove/clean the areas of peeling paint on the concrete floor slab and repaint.

• Cracks in the concrete floor slab were noted in Food Prep Building.

• Rout and seal the cracks in the concrete floor slab and monitor the affected areas for further cracking and deterioration.

• Areas of black staining in the gypsum wall board finishes were noted within the utility room in the lower level of Trillium Lodge, which may indicate suspect mould.

• Repair the source/presence of moisture infiltration and replace the stained gypsum board finishes.

• Black staining on the gypsum wall board finishes was noted within the janitorial room in Comfort Station #1.

• Repair the source/presence of moisture infiltration and replace the stained gypsum board finishes.

General view of the interior finishes within the upper level of Trillium Lodge.



General view of the interior finishes within the kitchen in the lower level of Trillium Lodge.

General view of the interior finishes within Food Prep Building.

View of the interior finishes within a typical comfort station.



View of the interior finishes within a typical sleeping quarter in a longhouse.

View of the interior finishes within a typical outdoor tent.

View of peeling paint on the concrete floor slab noted in the lower level of Trillium Lodge.



View of cracks in the concrete floor slab noted in Food Prep Building.

View of peeling and faded paint on the concrete floor slab noted within Comfort Station #1.

View of black staining in the gypsum wall board finishes noted within the utility room in the lower level of Trillium Lodge.

Note: Black staining may indicate suspect mould growth.



The interior finishes within the Site Buildings were noted to be in satisfactory condition with the exception

of the above-referenced deficiencies. It has been Pinchin’s experience that the PUL of hard furnishings

for camp operations, including furniture, refrigerators, carpeting and wall coverings typically ranges

between 15 and 20 years.

Pinchin has carried allowances for localized repairs and replacement of the interior finishes throughout

the term of analysis.


the interior finishes of the Site Buildings should perform in a satisfactory manner throughout the term of

the analysis.

2.8 Site Features

The Site is located on the north side of Shirley Road (Regional Road #1) and approximately 12 km

southeast of Port Perry, Ontario. The Site is an irregular-shaped property approximately 50.0 acres in

area consisting primarily of undeveloped woodlands and fields. The Site consists of a multi-building

recreational camp property developed with a lodge building, a cottage house, two longhouses, four

campgrounds, an outdoor pavilion, maintenance shed, outdoor picnic shelters and storage buildings.

Vehicular access to the Site is provided by one entranceway from Shirley Road located on the south

perimeter of the Site. Asphalt pavement, gravel surfaced and dirt roadways are located throughout the

Site. It should be noted, there is no drainage infrastructure observed on-Site at the time of the Site visit.

View of black staining on the gypsum wall board noted within the janitorial room in Comfort Station #1.

Note: Black staining may indicate suspect mould growth.



Table 3.8 outlines the findings of the inspection of the Site features:

Table 3.8 – Site Features Findings Remarks/Recommendations


• Areas of deterioration, alligator cracking and depressions in the asphalt pavements were noted on the south portion of the Site.

• Replace the deteriorated asphalt pavements.


• None observed/reported. • None required.

View of a typical camp field noted in Camp Sites #1 and 2.

View of the asphalt paved parking areas and driveway located on the south portion of the Site.



View of deteriorated asphalt pavements noted at the main entrance driveway of the Site.

View of depression in the asphalt pavement noted on the south portion of the Site.

View of deteriorated asphalt pavements noted on the south-central portion of the Site.



The Site features were noted to be in satisfactory condition with the exception of the above-referenced

deficiencies. As previously mentioned, areas of deterioration, depressions, potholes and alligator cracking

in the asphalt pavements were noted on the south portion of the Site. As such, Pinchin has carried

allowances for current and anticipated repairs to the asphalt pavements throughout the term of analysis.

Assuming that the aforementioned deficiencies are addressed and regular maintenance is performed, the

Site features should perform in a satisfactory manner throughout the term of the analysis.

Assessment of or comment upon concealed deficiencies and any buried/concealed utilities or

components are outside the scope of work.

2.9 Mechanical Systems

Major Service Providers

The following providers serve the subject property:

Water Lake Scugog

Electric Hydro One

Sewer On-Site Septic System

Natural Gas N/A

Police Ontario Provincial Police

Fire Township of Scugog Fire Department

2.9.1 Heating, Ventilation and Air Conditioning (HVAC)

Heating, ventilation and cooling within the Site Buildings are provided by HVAC equipment described as

follows:

Site Building Mechanical Systems

Trillium Lodge

• Heating is provided by two electric forced-air furnaces and one propane-fired furnace located in the utility rooms in the lower level. Based on review of data plates, the electric furnaces were manufactured by “Lennox” in 1989 and 1991 (i.e., approximately 27 and 25 years old). The propane-fired furnace was manufactured by “Concord” in 2005 (i.e., approximately 11 years old) and possesses a maximum input heating capacity of 75,000 British Thermal Units per Hour (BTUH);

• Two wood burning fire places complete with a brick masonry chimney located in the living rooms on the lower and upper levels;

• Supplementary heating is provided by electric baseboard heaters; • Cooling is provided by one electric air conditioning unit which serves

the sleeping quarters on the upper level. Based on review of the data plate, the air conditioning unit was manufactured by “Weather King” in



Site Building Mechanical Systems 2005 (i.e., approximately 11 years old) and possesses a nominal cooling capacity of 2 tons; and

• It is noted that there is a decommissioned “Lennox” air conditioning unit located adjacent to the east elevation of the Trillium Lodge. As such, Pinchin recommends removal of the air conditioning unit in a timely manner.

Shirley’s Cottage • Electric baseboard heaters.

Shirley’s Cottage Outhouse • Portable electric heater.

Remaining Site Buildings • Are not equipped with heating, cooling or ventilation systems.

The inspection of the interior of boilers, pressure vessels, equipment, fan coils, ductwork or associated

components was beyond the scope of work. It should be noted that the heating and cooling duct work

within the Site Buildings may contain interior insulation. The Site Representative did not possess

knowledge of the presence of insulation within the duct work within the Site Buildings. It is Pinchin’s

experience that interior insulation within duct work is prone to deterioration or development of mould

which may require removal of the insulation. In the case where interior insulation is present within the

duct work, Pinchin recommends that the duct work insulation be inspected for the presence of mould.

2.9.2 Plumbing

The plumbing systems in the Site Buildings include the incoming water services, cold and hot water

piping as well as the sanitary sewer. Drainage piping within the Site Buildings consists of cast iron and

ABS piping where visible, while plumbing for the domestic cold and hot water consist of copper piping.

Due to the concealed nature of the plumbing systems, the condition of the equipment could not be

verified. Local repairs to the piping can be managed as part of on-going maintenance.

The domestic water for the Site is pumped from Lake Scugog located to the north of the Site. The

incoming domestic water service, water meter, pumps and filtration equipment is located within Trillium

Lodge and Maintenance Building.

Waste water and effluent from the Site Buildings is discharged by septic systems (i.e., 3 in total) located

on the Site. The septic systems are reportedly original to the construction of the original Site Buildings in

approximately 1989. The main septic tank is reportedly cleaned every three years, while the remaining

two septic tanks were reportedly cleaned within the last 7 years. The Site Representative did not report

any problems with the septic systems.



Domestic Hot Water (DHW) within the Site Buildings is provided by DHW heaters tabulated in the

following table:

Site Building DHW Heaters

Trillium Lodge • Two “Giant” self-contained electric DHW heaters are located in the utility room. Based on review of data plates, the DHW heaters were manufactured in 2012 and 2013 (i.e., approximately 4 and 3 years old) and possess a maximum input heating capacity of 4,500 Watts, each and storage capacities of 181 and 279 Litres.

Comfort Station #1 • One “John Wood” self-contained electric DHW heater located in the janitorial room. Based on review of the data plate, the DHW was manufactured in 1989 (i.e., approximately 27 years old) and possesses a maximum input heating capacity of 4,500 Watts and a storage capacity of 60 U.S. Gallons.

Comfort Station #2 • One “John Wood” self-contained electric DHW heater located in the janitorial room. Based on review of the data plate, the DHW was manufactured in 1989 (i.e., approximately 27 years old) and possesses a maximum input heating capacity of 4,500 Watts and a storage capacity of 60 U.S. Gallons.

Remaining Site Buildings • Does not possess DHW heaters.

There was no shortage of hot water reported to Pinchin at the time of the Site visit.

2.9.3 Fire Protection

The details of the fire protection systems within the Site Buildings are summarized in the following table:

Site Building Fire Protection

Trillium Lodge • Chemically-charged ABC-class fire extinguishers located throughout and at the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).

• Cooking equipment fire suppression system is provided by an “Ansul” R-102 wet chemical fire suppression system.

Maintenance Building • Chemically-charged ABC-class fire extinguishers located throughout and at the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).

Shirley’s Cottage • Chemically-charged ABC-class fire extinguishers located throughout and the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).

Remaining Site Buildings • Does not possess fire protection systems.



Table 3.9 outlines the findings of the inspection of the mechanical systems:

Table 3.9 – Mechanical Systems (including HVAC, Plumbing, and Fire Protection) Findings Remarks/Recommendations


• Two electric furnaces in Trillium Lodge were noted to be 25 and 27 years old and have exceeded their PUL.

• Pinchin has carried an allowance for replacement of two electric furnaces within the early portion of the term of analysis.


• One propane-fired furnace in Trillium Lodge was noted to be 11 years old and is anticipated to reach the end of its PUL within the latter portion of the term of analysis.

• Pinchin has carried an allowance for replacement of one propane-fired furnace within the latter portion of the term of analysis.

• One air conditioning unit in Trillium Lodge was noted to be 11 years old and is anticipated to reach the end of its PUL within the latter portion of the term of analysis.

• Pinchin has carried an allowance for replacement of one air conditioning unit within the latter portion of the term of analysis.

• Four DHW heaters serving Trillium Lodge and Comfort Stations #1 & 2 were manufactured in 1989, 2012 and 2013 (i.e., approximately 27, 4 and 3 years old) and have either exceeded or are anticipated to reach the end of their PUL within the term of analysis.

• Pinchin has carried allowances for replacement of four DHW heaters within the term of analysis.

• Water filtration systems were noted within Trillium Lodge and Maintenance Building.

• Pinchin has carried allowances for replacement of the water filtration systems within the term of analysis.

• A decommissioned “Lennox” air conditioning unit was noted adjacent to the east elevation of the Trillium Lodge.

• Pinchin recommends removal of the air conditioning unit in a timely manner.

• A corroded exhaust vent was noted atop the east portion of Trillium Lodge.

• Remove/sand the corroded exhaust vent and repaint with corrosion inhibiting coating.



View of a typical electric furnace located in Trillium Lodge.

View of a propane-fired furnace located in Trillium Lodge.

View of two propane tanks which serve the propane-fired furnace within Trillium Lodge.



View of an air conditioning unit noted to serve the Trillium Lodge.

View of a fireplace located within Trillium Lodge.

View of a typical electric baseboard heater located within Trillium Lodge and Shirley’s Cottage.



View of the domestic water incoming line and water meter located within Trillium Lodge.

View of the domestic water filtration equipment noted to serve Trillium Lodge.

View of a typical electric self-contained DHW heater.



View of a typical wall mounted fire extinguisher.

View of an “Ansul” cooking equipment fire suppression system located within the Trillium Lodge.

View of a corroded exhaust vent noted atop the east portion of Trillium Lodge.



It has been Pinchin’s experience that the PUL of a DHW heater typically ranges between 10 and 15 years

and the PUL of an electric and propane-fired furnace typically ranges between 15 and 20 years,

depending on the quality of the units and the level to which the units have been maintained.

The mechanical systems of the Site Building were generally noted to be in serviceable condition with the

exception of the above-referenced deficiencies. As previously mentioned, two electric furnaces, one

propane-fired furnace and four DHW heaters have either exceeded or are anticipated to reach the end of

their PUL within the term of analysis. As such, Pinchin has carried allowances for replacement of the

aforementioned units within the term of analysis.

Regular maintenance of the mechanical equipment is required to achieve or extend the expected design

life of the component (i.e. replacement of the filters, cleaning of the units, and preventative maintenance).

Assuming that the older mechanical units are replaced, the aforementioned deficiencies are addressed

and regular maintenance is performed, the mechanical systems of the Site Buildings should perform in a

satisfactory manner throughout the term of the analysis.

In accordance with the proposed scope of work, no physical or destructive testing or design calculations

will be conducted on any of the major components of the building. Similarly the inspection of the interior of

ductwork or associated mechanical components is not included in the scope of work. Accordingly, the

findings are limited to the extent that the assessment will be made visually from the exterior of the

systems.

2.10 Electrical Systems

2.10.1 Electrical Power

Electrical power to the Site is supplied via overhead wires from two pole mounted transformers. Electrical

power is fed to main electrical disconnect switches and breaker boards located within the Site Buildings.

The details of the power distribution systems are summarized in the following table:

Site Building Electrical Systems

Trillium Lodge Electrical power is fed with a single Phase, 3 Wire supply to a “Federal Pioneer” main electrical disconnect switch located within the utility room. The main electrical disconnect switch is rated at 400 Amperes and 120/204 Volts main bus capacity and voltage tension.

Food Prep Building Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.

Comfort Station #1 Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.



Site Building Electrical Systems

Comfort Station #2 Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.

Maintenance Building Electrical power is fed with a single Phase, 3 Wire supply to a “Square D” breaker board located within a storage closet. The main breaker is rated at 200 Amperes and 120/204 Volts main bus capacity and voltage tension.

Shirley’s Cottage Electrical power is fed with a single Phase, 3 Wire supply to a “Square D” breaker board located within a storage closet. The main breaker is rated at 200 Amperes and 120/204 Volts main bus capacity and voltage tension.

The Site Representative was not aware if aluminum wiring is present in the electrical systems of the Site

Buildings. Aluminum wiring was not observed at the time of the Site visit.

No problems were reported relating to the electrical systems within the Site Buildings. The visible

sections of the electrical services appear to be in satisfactory condition with no major deficiencies noted.

Completing a regular infrared scan of the electrical systems is recommended as part of the regular

maintenance of the electrical systems.

2.10.2 Emergency Electrical Power

The Site Buildings do not possesses emergency electrical power or an electrical backup generator.

2.10.3 Fire Alarm System and Life Safety

The fire alarm system within the Trillium Lodge consists of a multi-zone and single-stage system complete

with a “Notifier” model CSGL-404 main fire alarm control panel located in the gathering space in the

upper level. The fire alarm control panel is backed up by standby batteries. The fire alarm system

monitors the smoke detectors and hardwired pull stations located throughout Trillium Lodge. In addition,

fire alarm notification appliances (i.e., fire bells) are located throughout Trillium Lodge. The fire alarm

system is reportedly monitored by on-Site personnel. Inspections and servicing of the fire alarm system is

reportedly performed by “Harex Fire Prevention Specialists”, an independent contractor. The last date of

inspection for the main fire alarm control panel and associated systems took place in October 29, 2015.

The remaining Site Buildings do not possesses fire alarm systems.

Illuminated exit signage and emergency lighting is provided by wall and ceiling mounted battery powered

units located throughout the Site Building and within the vicinity of the exits.



Table 3.10 outlines the findings of the inspection of the electrical systems:

Table 3.10 – Electrical Systems (including Electrical Power and Fire Alarm and Life Safety) Findings Remarks/Recommendations

Major Deficiencies/Deterioration

• The “Notifier” model CSGL-404 fire alarm main control panel was reportedly original to the time of construction of Trillium Lodge in 1989 (i.e., approximately 27 years old) and has exceeded its PUL.

• Due to the obsolescence of the panel and difficulty of finding replacement parts, Pinchin recommends replacement of the fire alarm main control panel within the early portion of the term of the analysis.

Minor Deficiencies/Deterioration

• Detached smoke detectors were noted within the longhouses in Camp Sites #3 & 4.

• Re-install the smoke detectors within the longhouses in Camp Sites #3 & 4.

View of a pole-mounted transformer located on the south-central portion of the Site.

View of a “Federal Pioneer” main electrical disconnect switch serving Trillium Lodge.



View of a “Notifier” model CSGL-404 fire alarm main control panel located in Trillium Lodge.

View of a typical heat detector located in Trillium Lodge.

View of a typical manual pull station located in Trillium Lodge.



View of a typical illuminate exit sign located in Trillium Lodge.

View of a typical main breaker panel.

View of a typical detached smoke detector noted in the longhouses in Camp Sites 3 and 4.



Upon visual inspection, the electrical and life safety systems were noted to be in satisfactory condition

with the exception of the above-referenced deficiencies.

The “Notifier” model CSGL-404 fire alarm main control panel was reportedly original to the time of

construction of Trillium Lodge in 1989 (i.e., approximately 27 years old) and has exceeded its PUL. Due

to the obsolescence of the panel and difficulty of finding replacement parts, Pinchin recommends

replacement of the fire alarm main control panel within the early portion of the term of the analysis. As

such, Pinchin has carried an allowance for replacement of the fire alarm main control panel (i.e., wiring

and end devices not included) within the early portion of the term of analysis.


the electrical and life safety systems of the Site Buildings should perform in a satisfactory manner

throughout the term of the analysis. Completing a regular infrared scan of the electrical systems is

recommended as part of the regular maintenance of the electrical system.

3.0 NON-SPECIALIST BARRIER FREE ACCESSIBILITY REVIEW

As part of the survey, a cursory review of the barrier free requirements pertaining to site and building

access was completed. As part of the report, a questionnaire, which was completed during the survey,

has been included in Appendix II. Generally, the Site Buildings do not meet the requirements for barrier

free design as it pertains to building access, corridors and washrooms. Please refer to Appendix II for

information regarding the elements which do not meet requirements.

4.0 KNOWN VIOLATIONS TO CODE

It was reported to Pinchin by the Site Representative that no outstanding violations from the Building

Department existed pertaining to the property. Compliance with the National Building Code (NBC) and

National Fire Code (NFC) was not reviewed as it was beyond the scope of this survey.

5.0 CONCLUSIONS AND RECOMMENDATIONS

Based on Pinchin’s review of the property, conducted on November 4, 2015, the Site Buildings appear to

be in satisfactory condition and in comparable standing to other similar camp properties in the area.

Based on our visual assessment, the Site Buildings appear to have been constructed in general

accordance with standard building practices in place at the times of construction.




and replacement of the concrete piers and wood posts under the supervision of a Structural Engineer.



No immediate repair requirements were noted. As noted during the Site visit, deficiencies relating to the

roof systems, wall systems, interior finishes, Site features and mechanical/ life safety systems were

noted. Of particular note, recommendations, repairs and replacements for the following items are included

throughout the term of the analysis:

• Replacement of the sloped asphalt shingled roof systems atop the Trillium Lodge, Food

Prep Building, Shirley's Cottage, longhouses, day camp pavilion and outhouses within

the term of analysis;

• Repairs to the exterior wall systems;

• Replacement of the deteriorated and de-bonded exterior sealants (i.e., window/door

perimeter and wall joint sealants);

• Regular repairs of the interior finishes throughout the term of the analysis;

• Repairs of the exterior walkways and wood stairs throughout the term of the analysis;

• Regular inspections and repairs of the on-Site septic systems;

• Replacement of two electric and one propane-fired furnaces;

• Replacement of four DHW heaters; and

• Replacement of the fire alarm main control panel within Trillium Lodge.

It was reported to Pinchin that the costs associated with ongoing general maintenance of the major

components of the Site Buildings are carried as part of the annual operating budget for the Site.


and at the direction of the Client, Pinchin has utilized a threshold of $1,000 per system, per year as a limit

in determining and carrying anticipated expenditures. Anticipated expenditures associated with



Regular maintenance should be conducted on the roof systems, wall systems, interior finishes, Site

features, mechanical systems, electrical and life safety systems to ensure that the PUL of the major

components is realized. Repair costs for the aforementioned items have been included over the term of

the analysis (i.e., 15 years) included within Appendix I. The specific deficiencies identified during the

BPCA and their associated recommendations for repair are described in the main body of the report.

These deficiencies should be corrected as part of routine maintenance unless otherwise stated within the

report. Costs associated with desired upgrades have not been carried.



It is noted that in addition to the BPCA, Pinchin retained Avison Young Commercial Real Estate to

conduct a viability study of the Site specifically related to the long term growth projection for the region in

which the Site is located as well as the potential long term use of the Site, as related to the potential

reduction or expansion of the current operations. A detailed breakdown of regional demographics and

redevelopment potential of the Site can be found in Appendix III.

6.0 LIMITATIONS

In accordance with the proposed scope of work, no physical or destructive testing or design calculations

were conducted on any of the components of the building. Assessment of the original or existing building

design, or detection or comment upon concealed structural deficiencies and any buried/concealed utilities

or components are outside the scope of work. Similarly the assessment of any Post Tension reinforcing is

not included in the scope of work. Determination of compliance with any Codes is beyond the scope of

this Work. The Report has been completed in general conformance with the ASTM Designation: E 2018 –

08 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment

Process.

It should be noted that Pinchin has attempted to identify all the deficiencies required by this Standard

associated with this project. Pinchin does not accept any liability for deficiencies that were not within the

scope of the investigation.

As indicated above the personnel conducting the building assessment, where applicable, have performed

a non-specialist review of the building and all associated finishes and related systems including the,

mechanical and electrical systems, fire and life safety systems, site features, etc. The personnel

conducting the assessment are knowledgeable of building systems and construction, but not technical

specialists in each of these fields. The intent of Pinchin’s comments on these systems are for the sole

purpose of identifying areas where Pinchin has observed a noteworthy condition which will lead to a likely

significant expenditure during the term of the assignment and/or where Pinchin would recommend that

the client consider a further, more detailed investigation. The budget costs for remedial work for each

specific item has been provided to the best of our ability and will provide an order of magnitude cost for

the individual item and the overall possible remedial work. Our experience has shown that the costs that

Pinchin have provided are appropriate and of reasonable accuracy for the purpose intended. It should be

noted that the budget cost or reserve costs for any specific item may vary significantly based on the fact

that the schedule or phasing of the future remedial work is unknown at this time, the impact on building

operations of this remedial work is unknown at this time and that no intrusive inspection or detailed design

work is included in the BPCA. If a more accurate, detailed or documented reserve cost is required at this

time the client should request Pinchin to provide the additional proposal to provide a more accurate cost

estimate.



The assessment is based, in part, on information provided by others. Unless specifically noted, Pinchin

has assumed that this information was correct and has relied on it in developing the conclusions.

It is possible that unexpected conditions may be encountered at the Site that have not been explored

within the scope of this report. Should such an event occur, Pinchin should be notified in order to

determine if we would recommend that modifications to the conclusions are necessary and to provide a

cost estimate to update the report.

The inspection of the interior of boilers, pressure vessels, equipment, fan coils, ductwork or associated

components was beyond the scope of work. It should be noted that the heating and cooling duct work

within the Site Buildings may contain interior insulation. The Site Representative did not possess

knowledge of the presence of insulation within the duct work within the Site Buildings. It is Pinchin’s

experience that interior insulation within duct work is prone to deterioration or development of mould

which may require removal of the insulation. In the case where interior insulation is present within the

duct work, Pinchin recommends that the duct work insulation be inspected for the presence of mould.

Due to the concealed nature of the plumbing system the condition of the risers could not be verified.

Environmental Audits or the identification of designated substances, hazardous materials, PCBs,

insect/rodent infestation, concealed mould and indoor air quality are excluded from this BPCA report.

Further to the aforementioned, determination of the presence of asbestos containing material within the

building such as drywall joint compound or the lead content within the older paint finishes was beyond the

scope of work.

This report was prepared for the exclusive use of Girl Guides of Canada, Ontario Council subject to the

conditions and limitations contained within the duly authorized workplan. Pinchin will not be responsible

for the use of this report by any third party, or reliance on of any decision to be made based on it without

the prior written consent of Pinchin. Pinchin accepts no responsibility for damages, if any, by any third

party as a result of decisions or actions based on this report.

Pinchin will not be responsible for any consequential or indirect damages. Pinchin will only be liable for

damages resulting from the negligence of Pinchin. Pinchin will not be liable for any losses or damage if

the Client has failed, within a period of two years following the date upon which the claim is discovered

(Claim Period), to commence legal proceedings against Pinchin to recover such losses or damage unless

the laws of the jurisdiction which governs the Claim Period which is applicable to such claim provides that

the applicable Claim Period is greater than two years and cannot be abridged by the contract between the

Client and Pinchin, in which case the Claim Period shall be deemed to be extended by the shortest

additional period which results in this provision being legally enforceable.



This report presents an overview on issues of the building condition, reflecting Pinchin’s best judgment

using information reasonably available at the time of Pinchin’s review and Site assessment. Pinchin has

prepared this report using information understood to be factual and correct and Pinchin is not be

responsible for conditions arising from information or facts that were concealed or not fully disclosed to

Pinchin at the time of the Site assessment.

J:\108000s\108378 GIRLGUIDESOFC,multilocation,DDIL,BCA\BPCA Reports\Camp Ademac\Old\108378_FINAL_BPCA

Report_Camp Ademac, Blackstock, ON_April 4, 2016.docx

APPENDIX I Table 1 – Summary of Anticipated Expenditures

Baseline Property Condition AssessmentCamp AdemacBlackstock, ON

Table 1: Summary of Anticipated ExpendituresReplacement Reserve Costs

CONFIDENTIAL

LS - Lump SumSF - Square FootEA - Each (per unit component)LF - Lineal Foot Pinchin Job #108378

RemainingITEM Projected

Useful Life (yrs)

Effective Age (yrs)

Projected Useful Life

(yrs)

Quantity Unit Unit Cost Total Cost2016

1 yr Cost2017

2 yr Cost2018

3 yr Cost2019

4 yr Cost2020

5 yr Cost2021

6 yr Cost2022

7 yr Cost2023

8 yr Cost2024

9 yr Cost2025

10 yr Cost2026

11 yr Cost2027

12 yr Cost2028

13 yr Cost2029

14 yr Cost2030

15 yr Cost1 - 10 Year

TotalLife Safety, Consulting and ADA

Life Safety & Code ComplianceFollow-up RecommendationsGeneral AODA Accessibility Varies Varies Varies 1 LS $49,500 $49,500 $49,500 $49,500

Table 3.2 - Roof Systems

Roof Structures and Roofing (Repairs)(Below Threshold) Varies Varies VariesRoof Structures and Roofing (Replacement of the Sloped Asphalt Shingled roof systems atop Trllium Lodge, Food Prep Building, Longhouses, Day Camp Pavillion, Shirley's Cottage & Outhouses)

15-25 Varies Varies 10,050 SF $6.00 $60,500 $39,000 $10,000 $11,500 $60,500

Table 3.3 - Wall SystemsExterior Walls (Repairs) Varies Varies Varies 1 LS $25,000 $25,000 $5,000 $5,000 $5,000 $5,000 $5,000 $25,000Exteior Windows (Repairs, Selective Replacement and Window Perimeter Sealants) Varies Varies Varies 1 LS $20,000 $20,000 $4,000 $4,000 $4,000 $4,000 $4,000 $20,000

Exterior Doors (Repairs, Replacements and Perimeter Sealants) Varies Varies Varies 1 LS $15,000 $15,000 $3,000 $3,000 $3,000 $3,000 $3,000 $15,000

Table 3.4 - Structural ElementsFoundations (Repair/replacement of concrete piers & wood columns at the base of the patio deck of Trillium Lodge) Varies Varies Varies 1 LS $15,000 $15,000 $15,000 $15,000

Superstructure (Repairs - Corrosion in Steel Beams)(Below Threshold)Superstructure

Table 3.5 - Underground Parking Garage Parking Garage N/A N/A N/A

Table 3.6 - Vertical TransportationElevator Systems N/A N/A N/A

Table 3.7 - Interior FinishesInterior Finishes (Repairs and Replacements) Varies Varies Varies 1 LS $25,000 $25,000 $5,000 $5,000 $5,000 $5,000 $5,000 $25,000Furniture (Below Threshold)Appliances Varies Varies Varies 1 LS $15,000 $15,000 $5,000 $5,000 $5,000 $15,000

Table 3.8 - Site FeaturesUtilities N/A N/A N/AParking and Paving (Repairs & Replacement) Varies Varies Varies 1 LS $50,000 $50,000 $10,000 $10,000 $10,000 $10,000 $10,000 $50,000Ramps, Wood Stairs & Guardrails (Repairs) Varies Varies Varies 1 LS $16,000 $16,000 $4,000 $4,000 $4,000 $4,000 $16,000Landscaping

Table 3.9 - Mechanical SystemsBuilding HVAC (Repairs)(Below Threshold) Varies Varies VariesBuilding HVAC (Replacement of 2 Electric Furnaces in Trillium Lodge) 15-20 Varies Varies 2 EA $5,000 $10,000 $10,000 $10,000Building HVAC (Replacement of 1 Propane Furnace in Trillium Lodge) 15-20 11 4-9 1 EA $5,000 $5,000 $5,000 $5,000Building HVAC (Replacement of 1 AC unit in Trillium Lodge) 15-20 11 4-9 1 EA $3,000 $3,000 $3,000 $3,000Septic Systems (Inspections and Repairs)(Below Threshold) Varies Varies VariesBuilding Plumbing & Hot Water (Replacement of the Water Filtration System) Varies Varies Varies 1 LS $4,000 $4,000 $4,000 $4,000

Building Plumbing & Hot Water (DHW Heater Replacements) 10-15 Varies Varies 4 EA $3,000 $12,000 $6,000 $3,000 $3,000 $12,000Fire Protection & Security

Table 3.10 - Electrical SystemsElectrical SystemsFire Alarm Systems (Replacement of the Fire Alarm Main Control Panel within Trillium Lodge) Varies Varies Varies 1 EA $25,000 $20,000 $20,000 $20,000

TOTALS (Uninflated) $345,000 $0 $164,500 $11,000 $0 $20,000 $17,000 $4,000 $20,000 $23,500 $4,000 $32,000 $7,000 $3,000 $23,000 $11,000 $5,000 $345,000Inflation

Inflation Factor Rate 1.00 1.025 1.050 1.075 1.100 1.125 1.150 1.175 1.200 1.225 1.250 1.275 1.300 1.325 1.350TOTALS (Inflated) $164,500 $11,275 $0 $21,500 $18,700 $4,500 $23,000 $27,613 $4,800 $39,200 $8,750 $3,825 $29,900 $14,575 $6,750 $378,888

Term of Analysis 15Total square footage of the Site Buildings 16,924

$1.36$1.49

2.5%

Average Cost per Square Foot per Year (Uninflated)Average Cost per Square Foot per Year (Inflated)

Immediate Costs

Replacement Reserve Costs

APPENDIX II Table 2 – Non-Specialist Review of AODA Compliance

APPENDIX II

NON-SPECIALIST REVIEW OF AODA COMPLIANCE

108378 – Girl Guides of Canada – Camp Ademac (Page 1 of 3)

Building History

Yes

No

N/A

Remedial Action/Comments

Cost

1. Has the Borrower previously completed an AODA review? 2. Does an AODA compliance plan exist for the property? 3. Has the plan been reviewed/approved by outside Agencies (engineering

firms, building department, other agencies)?

4. Have any AODA related complaints been received in the past?

Building Access

Yes

No

N/A


Cost

1. Are there an adequate number (per regulation) of wheelchair-accessible parking spaces available?

2. Is there at least one wheelchair-accessible vehicle parking space (2440 wide and 7400mm long) for every 8 standard accessible spaces?

3. Are accessible parking spaces located on the shortest accessible route of travel from an accessible building entrance?

4. Does signage exist directing you to wheelchair-accessible parking and an accessible building entrance?

Instllation of wheelchair-accessible signage is recommended at the main entrance of Trillium Lodge

$300

5. Is there a ramp from parking to an accessible building entrance (1:12 slope or less)?

6. Does the ramp meet design requirements (minimum 900m wide, have a level area 1670mm at the top and bottom of the ramp, have a level area at intervals of 9m and is equipped with handrails on both sides)?

The wheelchair ramps of Trillium Lodge and Comfort Stations #1 & 2 do not meet barrier free design requirements. Removing the existing ramp and constructing a new ramp is recommeded.

$15,000

7. If the main entrance is inaccessible, are there alternate accessible entrances?

8. Is the accessible entrance doorway at least 860mm when the door is in the open position?


9. Are doors in the barrier free path of travel equipped with door opening devices and power door operators?

Doors in the accessible Site Buildings do not possess power door operators. Installing door operators at the accessible entrances of the Trillium Lodge and Comfort Stations #1 & 2 is recommended.

$12,000

Building Corridors

Yes

No

N/A


Cost

1. Is the barrier free path of travel at least 1100mm wide and free of obstructions?

2. Are floor surfaces firm, stable and slip resistant (carpets “wheelchair friendly”)?

3. Are changes in level bevelled (1:2 bevel) and not more than 13mm? A change in level was noted in the barrier free path of travel at the entrances to the Trillium Lodge and Comfort Stations #1 & 2. Installation of curb ramps satisfying barrier free design requirements is recommended.

$1,000

4. Are elevator controls low enough to be reached from a wheelchair (between 900 and 1100mm from the finished floor)?

5. Are there raised elevator markings in Braille and Standard Alphabet for the blind?

6. Are there audible signals inside cars indicating floor change? 7. Do elevator lobbies have visual and audible indicators of car arrival? 8. Does elevator interior provide sufficient wheelchair turning area (1500mm

radius minimum)?

9. Is at least one wheelchair-accessible telephone available? 10. Are wheelchair-accessible facilities (restrooms, exits, etc.) identified with

signage? Installation of wheelchair-

accessible signage is required at the wheelchair-accessible facilities

$500

11. Are there adequate (and AODA approved) FA visual and audible alarms located throughout the facility?

Not required for this type of occupancy.


Washrooms

Yes

No

N/A


Cost

1. Are common area public restrooms located on an accessible path of travel and possess signage?

Installation of wheelchair-accessible signage is required at the public washrooms.

2. Are door handles push/pull or lever type and mounted between 900 to 1100mm above the finished floor level?

The door hardware serving the accessible public washroom facilities do not meet barrier free design requirements (i.e., push/pull or lever type)

3. Are access doors wheelchair-accessible (at least 860mm wide when in the open position)?

4. Are accessible stalls at least 1500mm wide and 1500mm deep? The accessible stall in the lower level of Trillium Lodge does not meet design requirements. Renovating the washroom stall is recommended.

$3000

4. Are public restrooms large enough for wheelchair turnaround (1500mm turning diameter for stalls and 1700mm for universal washrooms)?

The washroom in the lower level of Trillium Lodge is not large enough for wheelchair turnaround based on the recommended dimensions. Renovating the washroom stall is recommended.

4. Are universal washrooms equipped with an emergency call system with audible and visual signal devices and activated by a control device inside the washroom?

5. Are stall doors wheelchair-accessible (at least 860mm wide when in the open position)?

The stall door within Trillium Lodge does not meet design requirements. Replacement of the stall doors is recommended.

$1000

6. Are grab bars provided in washroom stalls (L-shaped or diagonal with a horizontal bar 150mm above the the toilet tank)?


7. Are lavatories mounted not more than 840mm with at least 735mm clearance?

The lavatories in the accessible washrooms in Trillium Lodge and Comfort Stations #1 & 2 do not meet barrier free design requirements. Relocating and replacement of lavatories is recommended to meet barrier free design requirements.

$16,000

8. Are faucets equipped with lever type handles or handsfree actuators and not more 485mm from the front edge of the vanity?

The faucets in Confort Stations #1 & 2 do not possess lever type handles. Installation of lever type handles or handfree actuators is recommended as per barrier free design requirements.

9. Are exposed pipes under sinks sufficiently insulated against contact? Uninsulated pipes were noted within the accessible washroom facilities within Trillium Lodge and Confort Stations #1 & 2.

$200

10. Are soap dispensers, towels, etc. reachable (mounted between 900 and 1200mm above the finished floor and not more than 610mm from the edge of the lavatory) and operable with one hand?

11. Is the base of mirror no more than 1000mm off finished floor? Non-compliant mirrors were noted within the accessible washroom facilities in the lower level of Trillium Lodge and Comfort Stations #1 & 2. The mirror must be mounted at a maximum height of 1,000mm or must be inclined (i.e., angled) to the vertical.

No Cost

11. Are accessible showers provided with a slip resistant floor surface and not less than 1500mm wide and 900mm deep?

The accessible showers in Trillium Lodge do not possess slip resistant floor surfaces. Installing a slip resistant floor surface is recommended.

$500


View of the main entrance of Trillium Lodge.

Note: No adequate wheelchair-accessible sign was noted directing to the accessible entrance of Trillium Lodge.

View of the barrier-free ramp located to the southeast of Trillium Lodge.

Note: A change in level in the barrier-free access ramp, which do not meet the barrier-free design requirement.


View of the barrier-free ramp located to the southwest of Trillium Lodge.

Note: A change in level in the barrier-free access ramp, which do not meet the barrier-free design requirement.

View of a door knob noted at the main entrance of Trillium Lodge.


View of a typical barrier-free ramp serving Comfort Stations #1 and 2.

Note: The barrier-free ramps of Comfort Stations #1 and 2 do not meet the barrier-free design requirement.

View of an inadequate clearance for a wheelchair noted within Comfort Stations #1 and 2.


View of an uninsulated pipe under the sink noted within Comfort Stations #1 and 2.

APPENDIX III Avison Young Commercial Real Estate – Viability Study

Population Characteristics

Population: Populaiton by Marital Status:2011 421,774 Single 26%2014 439,332 Married 51%2017 475,510 Common-Law 9%2019 499,586 Widowed 5%2024 568,602 Divorced or Separated 6%Population Change % (2014-2024) 29% Separated (legally married) 3%Total Households (2014) 160,677Persons per Household 2.70

Population Mobility Status 5+ Years Ago:Movers 37%Non-movers 63%

Dwelling Types

Occupied Dwellings by Tenure: 2014 Occupied Private Dwellings by Structure Type:Total Occupied Dwellings 160,677 Single-detached House 68%Owner 83% Apartment; building that has fewer than 5 storeys 7%Rented 17% Apartment; building that has 5+ storeys 7%

Labour Force & Income

2014 Population 15 Years & Over by Labour Force Activity:

Educational Attainment:

In the Labour Force 70% No certificate, diploma or degree 9%Not in the Labour Force 30% Bachelor's degree 15%

University certificate, diploma or degree above Bachelor 6%

2014 Labour Force by Occupation:Management 12%Business, Finance & Administrative 18% 2014 Household Income:Natural & Applied Sciences 4% Average Household Income $100,957Health 4% Median Household Income $79,298Social science, education, government & religion 12%Art, culture, recreation and sport 1% 2014 Estimated Households by Income:Sales and service 27% Under $5,000 1%Trades, Transport & equiptment operators & related 19% $5,000 to $49,999 28%Primary industry-specific 0% $50,000 to $99,999 33%Processing, manufacturing and utilities 3% $100,000 to 199,999 31%Occupation - Not applicable 1% $200,000+ 6%

Redevelopment PotentialAll factors considered, the redevelopment potential of Camp 1 in the near future is Low.

Camp Ademac (02685 Regional Road, Scugog - Durham Region)Camp Ademac is located in Scugog within the regional municipality of Durham Region. A 25 km radius search indicated that the population was 439,332 people in 2014 and is projected to increase by 29% by 2024. Over half of the population (63%) have resided in the area for 5+ years.

There are 160,677 occupied dwellings, of which 83% are owned. A high percentage of the dwellings (68%) consist of single-detached homes.

Approximately 21% of the population has a bachelor's degree or higher level education. The average household income is $100,957. Approximatley 29% of the population earn below $50,000 and 31% of the populaiton earn between $100,000 to $199,999. The top three occupations in the area are: (Sales and Service), (Trades and Transport), and (Business and Finance).

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