17. 2083F-23 Victoria Hall Feasibility Study Town of Aurora 2024.08.29
Feasibility Study
Victoria Hall
27 Mosley Street,
Aurora, Ontario
Prepared for:
Town of Aurora
Community Services Department
100 John West Way
Aurora, Ontario
L4G 6J1
Attention: Andrea Vento
Program Manager,
Facility Capital Projects
RCEL Project No.: 2083F-23
Date: August 29, 2024
3425 Harvester Road, Unit 104
Burlington, Ontario, L7N 3M7
Telephone: (905) 639-1911
Fax: (905) 634-1911
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
Table of Contents
1. Executive Summary ............................................................................................................................ 2
2. Introduction ......................................................................................................................................... 5
3. Background of the Existing Period Specific Building ...................................................................... 5
4. General Scope of Work ................................................................................................................. 6
5.Architectural Feasibility Section ....................................................................................................... 7
6.Mechanical and Electrical Feasibility Section ............................................................................... 27
7.General Discussion and Conclusions ............................................................................................ 32
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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EXECUTIVE SUMMARY
Remy Consulting Engineers Ltd. (RCEL) was retained by the Town of Aurora Community Services
Department, Ms. Andrea Vento, Program Manager, Facility Capital Projects, acting on behalf of the Town
of Aurora, to conduct a feasibility study of the Victoria Hall Building. The municipal address for the
property is 27 Mosely Street, Aurora, ON (the “Site Building(s)”). Andy Ghadban, P.Eng., Principal
Engineer and Vice President at RCEL, Mark Greenhill, P. Eng. and Manager of M & E Department at
RCEL, Laurie Hebblethwaite, Senior Technologist at RCEL, and Tim Fanstone B.Sc., Dip. Arch.,
M.Sc.(Arch), OAA from Tim Fanstone Architect, conducted the visual assessment of the building and
prepared the subsequent feasibility study report. Information regarding previous building condition
assessments and Heritage Designation Status of the building was provided by Client Representative Ms.
Andrea Vento.
The existing church is situated at 27 Mosely Street, Aurora on the SW corner of the intersection of Mosely
Street and Victoria Street. It was constructed in 1883 and renovated in 1960. It is situated on Mosely
Street, which consists largely of residential buildings dating back to the late 19th and early 20th century.
In addition, there are a few original churches including the subject building.
The existing Building was visited three (3) times and, on the 3rd, visit a more detailed examination of the
building was undertaken. These visits were limited due the difficulty of opening up walls and crawl
spaces. The roof structure was visually reviewed from the limited access hatch off the kitchen area but full
access was not possible. It was not possible to access the area (crawl space) below the main floor as no
access point was visible, however exterior crawl space ventilation was evident on the East and West
sides of the building. We made the assumption that it is in fact a crawl space with stone walls and
uninsulated, with a wood joist floor above which is assumed, also, to be not insulated. The type of floor in
the crawl space is not known, however, the ground floor above the crawl is covered with some form of
composite tile, and likely not insulated between the flooring and floor sheathing, which is to be confirmed.
It appears that the building is constructed of load bearing brick masonry, and as such the external walls
are solid brick masonry with no insulation. The brick is exposed externally and plastered internally. The
exterior brick is original and largely sound, with masonry rehabilitated areas on the lower portions of the
Northern walls. There are areas where the brick has deteriorated with spalling evident and other areas
that have been parged, presumably to cover over deteriorated bricks. There is evidence of deteriorated
mortar joints, presumably due to repeated exposure to moisture and the effects of repeated freeze-thaw
cycles. Brick masonry rehabilitation, brick masonry crack repairs, as well a wholesale tuck-pointing
(repointing), will be necessary in order to maintain the integrity of the building structural walls.
The building roof structure appears to be constructed of main rafters located and supported at the
masonry buttresses. The main rafters support a continuous ridge beam, which in turn supports secondary
intermediate rafters. It appears that when the church was originally built there was a barrel vault ceiling
built below the external roof rafters. It was originally painted, remnants which are visible from the interior
roof hatch. At a later time, a flat ceiling was installed below the barrel vault ceiling which was supported
by wood joists and structural wood members hung from the roof structure. There was loose insulation
present, of varying thickness, above the fibre ceiling tiles. There was no evidence of a vapour barrier
below the blown-in insulation. The roof asphalt shingles appear to be at the end of their life and leaks may
Victoria Hall Design Feasibility Study
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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have damaged the substructure. A detailed future investigation may be required to determine the extsent
of damage may be present.
The windows on the period building appear to be original windows and were comprised of wood with
operable single hung sashes, however, these windows are currently inoperable. Aluminum single-glazed
storm windows have been added to the exterior of the original windows providing some protection to the
original windows plus providing some increased insulation value. The aluminum windows are however
unattractive and substandard.
The entrance to the main building consists of concrete stairs, concrete landing and the painted aluminum
railings. The aluminum railings are unattractive and architecturally different from the existing building, but
appear in good condition. There currently is no Barrier-free access to the building. The existing front
entrance door, which is an unattractive modern residential door, opens inwards, which is incompatible
with the entrance being a required Fire Exit and also has non-compliant door hardware.
The incoming power to the building is through a single-phase service from the Alectra Utilities overhead
line that travels East-West along Mosely Street. The current building electrical services are adequate to
serve the current and future needs. However, should the Town of Aurora decide to carry out an
expansion of the space, additional branch breakers should be installed to isolate the new requirements.
The building is served by an electrical hot water heater (Giant model 152ETE-3F7M), labelled with the tag
VH_2, a natural gas fired furnace is a Bryant unit, labelled with the tag VH_17, and an air conditioning
condenser (tagged VH_18) is a Lennox model number 14ACX-024, which is rated for 2-tons of air
conditioning. The air conditioning unit uses HFC-410A as the refrigerant which currently has a phase out
date, therefore RCEL would recommend upgrading the condenser as part of a re-imaged Victoria Hall.
Overall, these mechanical systems are in generally good condition and are sufficient to service the
existing building.
The overall building is in generally fair to good condition, however in order to render the building into a
usable multi-functional facility, complying with current energy codes, as well as AODA and accessibility
requirements, the building must undergo substantial rehabilitation and/or modifications.
The following are some of the highlighted areas that are recommended for either rehabilitation and/or
modification:
A detailed building envelope condition assessment should be carried out. The existing brickwork
should be repaired and previous “repairs”, parging areas, be removed and appropriately
addressed. The existing brickwork should be repointed where necessary. All new work should be
constructed of similar materials to the existing.
The existing windows and storm sashes should be removed and replaced with new wood
windows, to match the original windows. The new windows should be double glazed and
insulated to current standards.
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The existing roof covering should be removed and replaced with a more appropriate material that
requires low maintenance and meets Heritage Standards. Snow shedding prevention devices
should be included.
Front door to be replaced with a more Historically correct one. The door should open outwards as
per current code requirements.
Existing external steps and railings at north end of the building to be more appropriate
architecturally and historically.
Repair/Replace any deteriorated woodwork externally to Heritage standards.
Upgrade landscaping around building to be compatible with Heritage Status of building and
adjoining Streetscape. Arborist or Landscape Architect to review existing vegetation and make
recommendations.
Victoria Hall Design Feasibility Study
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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1. Introduction
Following a proposal submission, Remy Consulting Engineers Ltd., (RCEL) was retained by the Town of
Aurora Community Services Department, Ms. Andrea Vento, Program Manager, Facility Capital Projects,
acting on behalf of the Town of Aurora, conduct a feasibility study for the rehabilitation and code
compliancy of the existing designated heritage building for the Victoria Hall and Disciples of Christ Church
building located at 27 Mosley Street, Aurora, Ontario.
Following our review of the information provided by the Town of Aurora; our preliminary observations
during the initial site meeting held Thursday October 27, 2022 at Victoria Hall and two additional visits
carried out on June 3, 2022; and June 19, 2023, it is understood that the intent this assignment is to
prepare a feasibility study that addresses building aesthetics as well as code compliancy in order to
provide a roadmap for the rehabilitation of the existing heritage building so that it can be enjoyed by the
local community and future generations of the Town of Aurora and neighboring communities.
2. Background of the Existing Period Specific Building
The Victoria Hall and Disciples of Christ Church, designated as a Heritage Building, located 27 Mosley
Street, has historical value in its association the Disciples of Christ Church, and more recently as a public
building owned by the Town of Aurora. Victoria Hall was erected in 1883 to house the local Disciples of
Christ congregation.
This building was constructed in the Gothic Revival style so favoured by nineteenth century church
architecture with a steeply pitched roof, painted-arch windows, modest buttresses supporting its side
walls. The principal construction material of Victoria Hall was the buff brick seen throughout the town. The
building foundation was constructed of a rough stone material. The building’s pitched roof is supported on
buff brick walls that are braced by four (4) two-tiered buttresses, rising almost to the roof eave height of
the building.
The main entrance, centrally located in the Mosley Street façade, is through an enclosed porch which
mimics the main body of the structure. Above the peak of the porch roof is the 1883 date stone, and
above that a small pointed-arch louvred opening.
Building Highlights:
Erected in 1883 to house the local Disciples of Christ congregation.
In 1922 sold to Trustees of the Aurora Public School and became known as Health Hall.
In 1945, 27 Mosley Street, became home to the Aurora Public Library
In March 1950, underwent major renovations and reopened in March 1951.
The Aurora Public Library remained at 27 Mosley Street, from 1945 until 1963.
In 1965 the building was named Victoria Hall.
Since 1965, the building has seen multiple uses.
As stated in the Heritage Designation Brief, for the Victoria Hall and Disciples of Christ Church Building,
dated September 2008, (written by Michael Seaman, Community Planner, based on Research by
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Jacqueline Stuart), provided to RCEL by the Town of Aurora, “The reasons for designation include the
following heritage attributes and apply to all elevations and the roof including all facades, entrances,
windows, chimneys and trim together with construction materials of wood, brick stone, plaster parging
and glazing, their related building techniques and landscape features.”
3. GENERAL SCOPE OF WORK
The RCEL Team scope of work noted here was broken down into three distinct phases: Phase I - Pre-
Feasibility (Review and Condition Survey of Site Conditions); Phase II - Feasibility Study for the
Renovation and Upgrade to Victoria Hall; and Phase III - Meeting with Town of Aurora (Question and
Answer pertaining to Feasibility Study)
3.1 Pre-Feasibility (Review and Condition Survey of Site Conditions)
The RCEL Team visited the site on several occasion to carry out the review and condition survey of the
existing heritage building. We documented the existing conditions related to the Architectural,
Mechanical, and Electrical components of the building, identifying issues and noting any particular areas
of concern, for incorporation into the feasibility study report.
3.2 Feasibility Study for the Renovation and Upgrade to Victoria Hall,
After completion of the pre-feasibility site review phase our mandate for the Feasibility study report was
as follows:
Assess the feasibility of improving the Victoria Hall building, in order to bring the interior of the
building by up to code and improve accessibility.
Develop an outline of recommendations for improvements. This would be inclusive of all
architectural, mechanical, electrical components, and structural if and as required
Develop a list of design criteria/areas of concern that would be required to bring the building up to
code and in line with accessibility requirements.
Provide a Class “D” cost estimate based on approved recommended improvements for all
architectural, mechanical, electrical components.
3.3 Meeting with Town of Aurora
Following completion of the Feasibility Study report, the RCEL Team will make itself available to meet
with the Town of Aurora Staff, to address to any questions or concerns pertaining to the Feasibility Study
for the Renovation and Upgrade to Victoria Hall.
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4. ARCHITECTURAL SCOPE
4.1 INTRODUCTION
This Report is intended to be read in conjunction with the Report prepared by Cion dated October 4th
2022 and Heritage Designation Brief Appendix A dated September 2008 prepared by Michael Seaman,
Community Planner, Based on Research by Jacqueline Stuart.
4.2 STATEMENT OF INTENT
This Report was commissioned by the Town of Aurora and its intent is to define what the next appropriate
steps should be taken to restore the existing church building and bring it up to Current Standards as well
as provide a multi-purpose community space. We will outline those items that, in our view, will provide a
list of appropriate issues that require addressing and propose general design guidelines that are
recommended from an Architectural point of view. It is not intended to replace the need to retain
Architects and Engineers that will be required to transform these concepts into built form.
4.3 CONTEXT
The existing church is situated at 27 Mosely Street, Aurora on the SW corner of the intersection of Mosely
Street and Victoria Street. It was constructed in 1883 and renovated in 1960. It is situated on Mosely
Street, which consists largely of residential buildings dating back to the late 19th and early 20th century.
In addition, there are a few original churches including the subject building.
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On Victoria Street, immediately to the south of the subject building, there is a large Civic Project which is
currently in progress. The Project includes the Renovation of Church Street School house of 1,830m2, a
new School House Addition of 2,187 m2 and an existing Municipal Library of 3,538 m2. Between these
buildings will be extensive soft and hard landscaping space including a bridge structure (279m2). From
the drawings reviewed it appears that the existing buildings will be contrasted with new Contemporary
Structures and Landscaping. In addition, there will 63 new parking stalls.
On the East side of Victoria Street are three (3) Churches, a 2.5-storey apartment building and a couple
of older single-family homes.
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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4.5 THE EXISTING BUILDING.
The existing Building was visited three (3) times and, on the 3rd, visit a more detailed examination of the
building was undertaken. These visits were limited due the difficulty of opening up walls and crawl
spaces. The roof structure was inspected from the access hatch off the kitchen area but full access was
not possible.
1. The Crawl Space
It was not possible to access the area below the main floor as no access point was visible. We
will make assumption that it is a crawl space with stone walls which is not insulated, with a wood
joist floor above which is assumed, also, to be not insulated. The type of floor to the crawl space
is not known. The floor above is covered with some form of composite tile.
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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Victoria Hall Design Feasibility Study
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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2. The Exterior Walls
It appears that the external walls are solid brick masonry with no insulation. The brick is exposed
externally and plastered internally. The exterior brick is original and largely sound. However, there
are areas where the brick has deteriorated with spalling evident and other areas that have been
parged, presumably to cover over deteriorated bricks. It appears that the original brick may have
been below the standard required to withstand freeze-thaw cycles and appears to fail in areas
that is more exposed to moisture. Although it occurs in a number of areas, it mostly occurs on the
piers that project from the main wall face. Finally, there are some cracks in the brickwork that
need to be evaluated.
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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3. The Roof
It appears that when the church was originally built that there was a barrel vault built below the
external roof. It was originally painted, remnants which are visible from the interior roof hatch.
At a later time, a flat ceiling was installed below the barrel vault which was supported by wood
joists and structural wood members hung from the roof structure. There was loose insulation, of
varying thickness, in place above the fibre ceiling tiles. There was no evidence of a vapour
barrier.
The roof asphalt shingles appear at the end of their life and leaks may have damaged the
substructure. From the roof hatch there appeared to be no leaks: however, this must be subject to
further review.
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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Victoria Hall Design Feasibility Study
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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4. The Windows.
The original windows were wood with single hung sashes. These windows do not now open.
Aluminum single-glazed storm windows have been added to the exterior of the original windows
providing some protection to the original windows plus providing some increased insulation. They
are however unattractive and are substandard.
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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5. Interior Partitions
There are a couple of interior partitions that are of wood stud and drywall construction.
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6. Current Interior Development.
There are existing rooms for storage, a kitchen and two (2) washrooms which are all in very bad
state of repair as well as having different floor levels. In addition, they do not comply with current
standards and codes in many respects.
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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7. Current Entrance to Building.
The current concrete stairs and the railings are unattractive and architecturally different from the
existing building, but appear in good condition. There is no Barrier-free access to the building.
Some of the existing brickwork has been replaced indicating possible deterioration of the original
brick.
The existing door, which is an unattractive modern residential door, opens inwards which is
incompatible with it being a Fire Exit and has non-compliant hardware.
The roof flashing to the Main Building entrance structure is substandard. The roof itself needs to
be replaced as the asphalt shingles have deteriorated badly and may have damaged the
substructure.
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8. Existing Lean-to Building on South End of Building
The existing newer structure is sub-standard in every respect with almost no insulation and plain
uninsulated brickwork. It is also built in brick that does not harmonize with the existing building It
houses the existing Mechanical Equipment, an exterior door and two (2) windows. It is of very
basic construction and does not meet Current Standards. It is also at a different floor elevation
from the main building.
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Victoria Hall Design Feasibility Study
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Community Services Department – Town of Aurora RCEL Ref.:2083F-23
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4.6 THE BRIEF
We include in this section those items, we understand from the Town of Aurora, that are required for the
building:
1. The existing Heritage Building be repaired and restored within the constraints imposed by the
Ontario Heritage Act.
2. To change the building’s current use from a Community Hall to a boutique restaurant as required
by current Codes and good design.
3. To update the building to bring it up to current Code Standards as far as is practical.
4. To eliminate any Health Hazards within the Building such as Asbestos, Lead Paint, Damp/Mould
or other deleterious materials and substances.
5. To increase insulation up to current standards as far as is practical.
6. To provide full Barrier-free accessibility to the building in conformity with Ontario Building
Standards and AODA requirements.
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4.7 ADDITIONAL GOALS THAT WE PROPOSE.
1. That the Building provide greater flexibility than the current building so that it can provide a wider
range of uses as well as increase its financial viability.
2. That the completed building relates more closely to the new Civic development and enhance the
relationship with that area.
3. That the updated building enhances its presence on Mosely and Victoria Streets without changing
the basic character of those streets.
4. That the updated building provides a positive demonstration of how Heritage Buildings can be
adapted to new uses and make a valuable contribution to the Urban, Historical and Cultural
Fabric of the Community.
5. That the updated building demonstrate that renovated buildings can be energy efficient and have
a low to zero carbon footprint.
6. That the updated building uses building materials and methods commensurate with low to zero
carbon footprint. The goal of achieving a LEED rating or similar certification should be
considered.
7. The concept of Loose Fit, Long Life should be considered. This would provide for maximum
adaptability of the building in the future for different uses that may be required at that time.
8. That the updated building require low maintenance both in the short-term as well as the long-
term.
9. The materials and building methods proposed for the exterior of the existing building should have
a minimum expected life of 100 years.
4.8 APPROACH
1. The work in the existing building can be approached in two different ways:
a. Perform the minimum amount of work to repair the building and allowing it to be
“Grandfathered” under the Ontario Building Code as it would all remain “as-is” except for
removal of deleterious material as outlined above. Anything that is removed and replaced
would have to comply with current OBC requirements.
b. Bring the building up to Current Code Standards and remove deteriorated material and
replace with reclaimed material. All work would have to meet the provisions of the Heritage
Act as well as Current Codes.
c. Due to the Building’s high-profile location and Heritage Status, we propose following the path
of (b) above.
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2. In both scenarios, although the existing newer addition is deficient and sub-standard and has no
architectural or heritage value in most respects and is not compatible with the existing building or
with the high design standards set by the new Civic Development adjacent to the subject
property, the existing addition will be maintained due to current Town of Aurora cost constraints.
4.9 DETAILED PROPOSALS- External
1. The existing brickwork should be repaired and previous “repairs” be removed. In addition, any
cracks in the existing brickwork should be examined by a Structural Engineer and repaired. All
new work should be constructed of similar materials to the existing. Existing brickwork should be
repointed where necessary.
2. The existing windows and storm sashes should be removed and replaced with new wood
windows, to match the original windows. The new windows should be double glazed and
insulated to current standards.
3. The existing roof covering, gutters and downspouts, should be removed and replaced with a more
appropriate material that requires low maintenance and meets Heritage Standards. Snow
shedding prevention devices should be included.
4. Front door to be replaced with a more Historically correct one. The door should open outwards
and should be equipped with pad operated door openers etc., all as per Code Requirements
5. Construction of new AODA Compliant Ramp at the Northeast end of the building, connected to
the front entrance, including foundation, curbs and handrail system.
6. Removal and replacement of existing stair, landing and handrails at north end of the building with
new Code and AODA Compliant stairs, landing and handrails at the front entrance. The new
external steps and railings to be more appropriate architecturally and historically.
7. The addition of a new AODA Compliant rear area side entrance to proposed restaurant patio area
on East side of the building.
8. The addition of stair and landing at the existing rear delivery entrance.
9. Repair/Replace any deteriorated woodwork externally to Heritage standards.
10. Upgrade landscaping around building and grading around the new ramp to be compatible with
Heritage Status of building and adjoining Streetscape. Arborist or Landscape Architect to review
existing vegetation and make recommendations.
4.10 DETAILED PROPOSALS- Internal
1. The Crawl Space
The existing crawlspace is to be brought up to current code standards, including providing
insulation. Permanent access to this space must be included in the new design. As the crawl-
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space could not be examined at this stage, it is recommended that a separate study be
conducted to ascertain it’s condition.
2. The Exterior Walls
The current external walls are solid brick masonry with no insulation. An interior wall should be
constructed with insulation and vapour barrier included to current code standards.
3. Removal of Deleterious Material
The building should be surveyed to establish if there are any hazardous materials present. They
should then be removed using approved methods and disposed of appropriately.
4. Floor.
The current covering is to be removed- see (3) above if appropriate. A new more suitable material
should be installed.
5. Ceiling.
The current ceiling and insulation material above is be removed to expose the original Barrel-
Vault Plaster Ceiling- see (3) above if appropriate. Rehabilitation / Restoration of the of the
Barrel-Vault Plaster ceiling to meet current Codes.
6. Trim.
Architectural trim should be retained where possible but any lead paint should be removed- see
(3) above
7. Interior Removals.
Existing washrooms, kitchen and storage areas to be demolished and the space re-configured in
the new design and should adhere to current codes and good design.
8. Open Kitchen.
The installation of a new wall for restaurant open kitchen area, come with new ceramic floor tiles,
and plumbing and electrical rough-ins.
9. Ambulatory Washroom.
The installation of a new Ambulatory washroom, including walls, ceramic tiles, plumbing, fixtures
and lighting.
10. Raised Floor.
The installation of a new raised floor, to maintain an AODA compliant floor system, in the existing
rear section of the building.
11. Second Washroom.
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The installation of a new washroom, including walls, ceramic tiles, plumbing, fixtures and lighting
in the rear area of the building.
12. Entrance Vestibule.
The installation of a new raised floor in the existing front entrance vestibule area, for compliance
with code accessibility requirements.
13. Lighting.
The installation of new pendant lighting in the main restaurant seating area, as well as
appropriate kitchen and washroom lighting.
14. Lease Hold Improvements.
Interior Design of the open kitchen and restaurant seating area to be part of lease holder
improvements carried out by the lessee.
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5. MECHANICAL AND ELECTRICAL SCOPE
5.1 ELECTRICAL
1. Main Power
The incoming power is through a single-phase service from the Alectra Utilities overhead line that
travels east-west along Mosely Street. The Alectra billing meter (glass type) is mounted on the
exterior of the building and appears to be less than ten (10) years old. Power enters into the
building through the side of the front vestibule and into a 100A 120/240V panelboard.
The panelboard houses the following branch breakers:
1. FOUR 15A single pole breakers for various receptables
2. TWO 15A double pole breakers for interior lights
3. TWO 15A single pole breakers for front hallway and exterior lights
4. ONE 20A double pole breaker for the hot water tank
5. ONE 20A double pole breaker for the furnace
6. ONE 30A double pole breaker for the air conditioner
While the panel appears to be approximately 25 years old. Typically, electrical equipment has a
life span of more than 50 years, therefore we do not recommend upgrading the panelboard as it
would be sufficient to serve a re-imagined purpose for the Victoria Hall.
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2. Lighting
RCEL recommends upgrading the interior lighting to highly efficient LED, which a maximum
power draw that is consistent with the current Ontario Building Code SB-10 Energy Efficiency
requirements. Exterior and Interior lighting with controls, occupancy sensors and possibly
daylighting harvesting shall be considered as part of the new interior design. Illumination levels
design; 30 foot-candles minimum up to 70 foot-candles for all spaces within the Victoria Hall.
3. Power Service Lines
Small power service lines to the miscellaneous loads, including hot water tank, furnace, air
conditioner and plug loads are all suitable, and can be re-purposed.
In conclusion, the electrical services are adequate to serve the current and future needs. If the Town
carries out an expansion of the space, additional branch breakers can be installed to isolate the new
requirements.
5.2 MECHANICAL
1. Hot Water Heater
The existing Victoria Hall is served by an electrical hot water heater (Giant model 152ETE-3F7M),
labelled with the tag VH_21. It appears to have been installed in 2005. The Standard hot water
heater from Giant® features a topwater entry and is designed to meet the hot water needs for the
Hall. It is equipped with a safety valve, and heat traps factory installed. The interior of the tank is
coated with a blue cobalt glass. This water heater is equipped with adjustable thermostats with
automatic temperature control. Its high-quality magnesium anode offers protection against the
corrosive effects of water. This water heater can serve the current and future needs of the Hall.
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
29
2. Furnace
The existing natural gas fired furnace is a Bryant unit, labelled with the tag VH_17. The Bryant
furnace is sized to deliver 800cfm to the space. This furnace is sufficient to serve the current and
future needs of the Victoria Hall.
3. Air Conditioning
The existing air conditioning condenser (tagged VH_18) is a Lennox model number 14ACX-024,
which is rated for 2-tons of air conditioning. This system is suitable to cool up to 2000 square feet
of space. The unit uses HFC-410A as the refrigerant. This refrigerant does have a phase out
date, therefore we would recommend upgrading the condenser as part of a re-imaged Victoria
Hall.
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
30
4. Washroom Plumbing
As part of a re-imaging Hall, it is noted that the washrooms would need to be barrier free. That
likely will involve the re-positioning of the domestic water, toilets and drainage lines. It is not likely
that an upsize to the outflow plumbing drain will be necessary as part of a re-imagined Hall.
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
31
5. Washroom Exhaust/Heat Recovery
Currently, the two washrooms are not being serviced with adequate supply or exhaust air.
However, should the town proceed with renovation to this washroom space (to make at least one
of them barrier free), we recommend servicing both washrooms with a suitably sized heat
recovery ventilator (HRV). The new heat recovery ventilator (HRV) would be mounted inside of
the mechanical room, draw exhaust air from the washrooms and exchange that energy with
incoming supply air before it discharges the building on the east side (adjacent to the condenser).
Supply air shall be drawn in, and ducted to the return connection of the furnace. HRVs are
specially designed for institutional spaces to provide constant fresh-air into the main hall while
exhausting same amount of stale air from the washroom.
The low-speed exhaust shall be constantly provided through the balancing box located in the
washroom and can be activated on high speed to remove excessive humidity and odours by
initiating the switch located in the washroom.
All units are typically equipped with fan cycled defrost mechanism. They can also be used in
conjunction with fan-coil units. Standard of acceptance for the proposed new HRV, Reversomatic
RERV-S100 or approved equivalent.
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
32
6. GENERAL DISCUSSION AND CONCLUSIONS
Based upon our review of the information available and the findings from our research and site
investigation, we have compiled various thoughts as to how the Town of Aurora should proceed with the
Victoria Hall building going forward.
The overall building is in generally fair to good condition, however in order to render the building into a
usable multi-functional facility, complying with current energy codes, as well as AODA and accessibility
requirements, the building must undergo substantial rehabilitation and/or modifications.
The building will require extensive building envelope/brick masonry repair/replacement and grout joint
repointing/tuck pointing. The existing windows and storm sashes should be removed and replaced with
new wood windows. The existing roof covering should be removed and replaced with a more appropriate
material that requires low maintenance and meets Heritage Standards.
The front entrance area requires replacement of the front door with a more Historically correct one, and
one that opens outwards in order to comply with the current Ontario Building Code requirements. The
existing external steps and railings to be replaced to become more appropriate architecturally and
historically.
It is proposed that the space will include for Barrier-free access to include a ramp, railings, pad operated
door openers, etc., all as per Ontario Building Code Requirements.
The new space shall also include for new Barrier-free washroom and cubicles; anew open kitchen area;
new ambulatory washroom; and a fire-separated mechanical/electrical room to house all equipment.
During our review and development of our recommendations, we recognized nothing comes without cost.
As such we anticipate that a budget for the rehabilitation and/or modification/additions to the existing
building would be as follows:
Option Base Cost
(excl. HST)
Brick Masonry Repairs $80,000. – $90,000.
Roof Replacement $15,000. – $20,000.
Building Exterior & Interior Rehab. $220,000. – $250,000.
Window Replacement $20,000. - $30,000.
Mechanical & Electrical Upgrades/Repairs $15,000 - $20,000.
Total (Estimated Budget) $350,000. – $410,000.
Additional Budgets
Consulting Engineer Allowance (Specification, Drawing and
Tender Package)
20% - 25% of Budget
Construction Review and Contract Administration 8% - 10% of Budget
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
33
The repair cost estimates have been prepared based on the criteria as set out for a Class 4 (Class D)
estimate as outlined in ASTM E2516-11, 'Standard Estimating Classification System' (quantity based with
an expected estimate accuracy of -20% to +30%).
The above costs are based on minimal phasing of the work. Disruption to construction operation may
result in additional delay costs.
As the unit costs have been based on the average low bids of similar work received on past projects, we
suggest that 10 percent allowance be made for possible tendering variance and that a similar amount be
budget for contingencies.
We also suggest you allow approximately 20 - 25 percent for Consulting Fees and 8 - 10 percent for
Construction Review and Contract Administration.
7. LIMITATIONS
The information presented in this Feasibility Study Report is based on data including: information
provided by others and visual observations, with no cut testing undertaken. This type of limited
investigation is designed to provide information to support an overall assessment of the current conditions
of the subject building. The findings cannot be extended to portions of the building which were
unavailable for direct observation due to accessibility.
Achieving the objectives stated in this report has required us to arrive at conclusions based upon the best
information presently known to us. No investigative method can completely eliminate the possibility of
obtaining partially imprecise or incomplete information; it can only reduce the possibility to an acceptable
level. Professional judgment was exercised in gathering and analyzing the information obtained and in
the formulation of the conclusions. Like all professional persons rendering advice, we do not act as
absolute insurers of the conclusions we reach, but we commit ourselves to care and competence in
reaching those conclusions.
The conclusions and recommendations noted throughout this report reflect existing site conditions at the
time of this assessment. Compliance of past owners and occupants with applicable regulations was not
within the scope of this report.
It is possible that unexpected conditions may be encountered which have not been explored within the
scope of this report. Should such an event occur, RCEL should be notified in order that we may
determine if modifications to our conclusions are necessary.
Any use which a third party makes of this report, or any reliance on or decisions to be made based on it,
are the responsibility of such third parties. RCEL accepts no responsibility for damages, suffered by any
third party as a result of decisions made or actions based on this report.
This report has been prepared in accordance with generally accepted engineering practices. No other
warranties, either expressed or implied, are made as to the professional services provided under the
terms of our agreement and included in this report.
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
34
We are prepared to meet with Town of Aurora representatives at their convenience to discuss our report
and next steps.
We trust that this report meets your immediate requirements and if you have any questions or comments
concerning this report, or if you require any further assistance, please do not hesitate to contact the
undersigned.
Yours truly,
Remy Consulting Engineers Ltd.
Andy Ghadban, P.Eng.
Principal Engineer/Vice President
Tim Fanstone, B.Sc., Dip. Arch., M.Sc.(Arch), OAA .
Tim Fanstone Architect
Mark Greenhill, P.Eng.
Manager, M & E Group
Attachments:
Appendix A – Building Condition Assessment - prepared by Cion
Appendix B – Heritage Designation Brief
For Tim Fanstone.
08-30-2024
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
Appendix ‘A’
Building Condition Assessment
Prepared by:
Cion
BUILDING CONDITION ASSESSMENT
FOR
TOWN OF AURORA
VICTORIA HALL
27 MOSLEY STREET
PROJECT NO: GDR222-0243-00
SITE VISIT DATE: May 12th, 2022
REPORT DATE: October 4, 2022
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
EXECUTIVE SUMMARY
Cion Corp. was retained by the Town of Aurora (the ‘Client’) to conduct a Building Condition Assessment (BCA) at the
Victoria Hall located at 27 Mosley Street, herein referred to as the ‘site’ or ‘subject property’.
The site is located at on the corner of Mosley Street and Victoria Street. The building is a 1 building that was constructed
in 1883 and renovated in 1960. The building is constructed with solid brick masonry and the roofing system is sloped
asphalt shingles. The windows are a mixture of metal framed and wood framed single pane windows. The main
entrance door is a hollow metal door.
The objective of this BCA was to collect and document to the current condition of the base building systems to support
the Municipality’s asset management planning processes and to aid the proactive management of upcoming
rehabilitation and replacement needs. This BCA was conducted in general conformance with ASTM E-2018-15
Standard Guide for Building Condition Assessments: Baseline Property Condition Assessment Process modified for
use within a Canadian context.
Overall, most of the building elements are in fair condition. The building components that are recommended as priority
repairs/replacement are as follows:
• Repairs and refinishing of the interior including repairs and repainting of drywall and wainscoting.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
TABLE OF CONTENTS
EXECUTIVE SUMMARY ........................................................................ 2
TABLE OF CONTENTS .......................................................................... 3
1.0 | INTRODUCTION ...................................................................... 4
2.0 | GENERAL DESCRIPTION ......................................................... 8
3.0 | SUMMARY OF PROBABLE CAPITAL COSTS ............................... 9
4.0 | SUMMARY OF SHORT-TERM REPAIRS .................................... 11
5.0 | SUMMARY OF AODA RECOMMENDATIONS .............................. 12
6.0 | SUMMARY OF ENERGY RECOMMENDATIONS ......................... 13
7.0 | REPORT LIMITATIONS ........................................................... 15
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
1.0 | INTRODUCTION
Cion Corp. was retained by Town of Aurora (the ‘Client’) to conduct a Building Condition Assessment (BCA) at the
property located at 27 Mosley Street, referred to as the ‘site’ or ‘subject property’.
The objective of this BCA was to collect and document to the current condition of the base building systems to support
the client in their asset management planning processes and to aid the proactive management of upcoming
rehabilitation and replacement needs. This BCA was conducted in general conformance with ASTM E-2018-15
Standard Guide for Building Condition Assessments: Baseline Property Condition Assessment Process modified for
use within a Canadian context.
The Building Condition Assessment was to provide:
• An assessment of the need for repair and rehabilitation of building systems and its components,
• A strategic assessment of the current and long-range physical condition and remaining useful life of each
component; and,
• Provide a forecast of capital replacement and repair recommendations and probable cost estimates.
The following assessment criteria have formed the basis for this Building Condition Assessment Report and the
recommendations provided, herein: a visual walk-through assessment to ascertain the visible condition of readily
accessible elements of the property, building, and related structures (unless specified otherwise); documentation and
information provided by the Client or volunteered by a site representative at the time of our review; our knowledge of
the construction industry, probable costs and generally accepted industry and engineering practices; and, our previous
experience with similar buildings of this age, type and complexity.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
1.1 METHODOLOGY
The scope of work for this Building Condition Assessment included the following:
• A review of available drawings, specifications, maintenance records, and historical repair/replacement
records.
• Visual audits of the building components to provide detailed information on the current age, condition and
remaining service life of the building, equipment, and components.
• Building inspections of the following areas for the purposes of obtaining an overall sense of the current
condition of the major components as a whole:
• Structural (slab on grade, foundations)
• Building Envelope (exterior walls, windows, doors, roofing, etc.)
• Life safety systems (fire alarms, detection, suppression systems, etc.)
• Electrical systems (distribution, lighting, security systems, etc.)
• Sitework (parking, driveways, walkways, etc.)
Components have been categorized according to the Uniformat II classification system in general conformance with
ASTM E-1557 – Standard Classification for Building Elements and Related Sitework. The level to which building
components have been categorized is in accordance with the RFP requirements set by the Municipality.
The Building Condition Assessment was prepared utilizing the following recognized standards/systems:
• Ontario Building Code, Building Code Act – O. Reg. 332/12;
• Occupational Health and Safety Act, amended 2011;
• ANSI/ASHRAE/IES 90.1-2013;
• ASTM E2018-08 – Standard Guide for Property Condition audits: Baseline Property Condition Audit
Process.
In keeping with current industry standards, the BCA is solely based on a general visual walk through and a review of
provided documentation and records. The study does not include such things as video inspections of underground
services, design review, instrument testing, and thermography of the building envelope, fire life-safety systems testing,
or any further invasive testing /exploration. A detailed review for compliance with National, Provincial and Municipal
codes is not part of the scope of this assessment. Environmental issues are not part of this study. Environmental issues
are not part of this study.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
1.2 DESCRIPTION OF TERMS
The following is a list of some of the subjective terms used in this report to describe the observed condition of the
various elements:
Condition Rating: Very Good Condition - Asset is physically sound and is performing its function
as originally intended. Required maintenance costs are well within standards
& norms. Typically, asset is new or recently rehabilitated.
Good Condition - Asset is physically sound and is performing its function as
originally intended. Required maintenance costs are within acceptable
standards and norms but are increasing. Typically, asset has been used for
some time but is within mid-stage of its expected life.
Fair Condition - Asset is showing signs of deterioration and is performing at a
lower level than originally intended. Some components of the asset are
becoming physically deficient. Required maintenance costs exceed
acceptable standards and norms and are increasing. Typically, asset has
been used for a long time and is within the later stage of its expected life.
Poor Condition - Asset is showing significant signs of deterioration and is
performing to a much lower level than originally intended. A major portion of
the asset is physically deficient. Required maintenance costs significantly
exceed acceptable standards and norms. Typically, asset is approaching the
end of its expected life.
Very Poor Condition - Asset is physically unsound and/or not performing as
originally intended. Asset has higher probability of failure or failure is
imminent. Maintenance costs are unacceptable, and rehabilitation is not cost
effective. Replacement / major refurbishment is required.
Age, In-Service Date: The Age or In-Service Date is the date of the component installation or in
some cases the last known repair. Where an in-date is not available; the date
is estimated based on the condition of the component at the time of the site
review.
Estimated Useful Life: The estimated useful life is an estimate as to the duration of time between
when a component is new and when it will require replacement or a major
repair investment. Estimated life expectancies are based on manufacturers’
recommendations and on our past experiences with the performance of
similar buildings and construction. Actual service lives may be found to be
longer than estimated, however it is recommended that funds be available for
repair or replacement at the earliest time that failures are likely to occur.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
Current Replacement Value: The current replacement value is an estimated probable cost for the full
replacement of a component. These cost projections are based on our
experience with similar building systems and judgment of typical industry
conditions, assuming a reasonable amount of routine service and
preventative maintenance is conducted. The inclusion of current replacement
costs is generally limited to items with a replacement or major repair value
generally greater than $500. Below that amount the item would be considered
remedied within the operating and maintenance budget. Code compliance or
public safety issues are not limited by their potential repair cost and will be
included where appropriate.
Replacement Cost Date: The replacement cost date is the estimated date that the component will
require replacement. These cost projections and remaining service life
forecasts referenced herein are based on adequate regular service and
maintenance being performed as recommended by the manufacturers.
Deferred maintenance could result in premature capital costs or premature
failure requiring capital type expenditures.
Intervention Year: The intervention year is the estimated probable year that the next action is
recommended for a component. Recommended interventions typically consist
of either replacement, repairs, remediations, studies/further investigation or
removals. The intervention year is estimated based on the current condition
and known repair history of a component and it is assumed that adequate
regular maintenance is being performed.
Cost: The cost is a probable cost estimate for the recommended intervention
associated with a component. The estimate of probable costs for future repair
and replacement work has been provided uninflated in 2021 dollars. No
construction inflation rate has been applied.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
2.0 | GENERAL DESCRIPTION
The site is located at on the corner of Mosley Street and Victoria Street. The building is a 1 building that was constructed
in 1883 and renovated in 1960. The building is constructed with solid brick masonry and the roofing system is sloped
asphalt shingles. The windows are a mixture of metal framed and wood framed single pane windows. The main
entrance door is a hollow metal door.
Heating and cooling throughout the building is provided by a natural gas fired forced air furnace with a packaged
condensing unit on the exterior. Domestic hot water is provided from a domestic water tank heater.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
3.0 | SUMMARY OF PROBABLE CAPITAL COSTS
Our opinion of probable costs for major repairs/replacements were estimated based on either a unit rate or lump sum
basis and are intended only as an indication of the order of magnitude. The estimated probable costs for repair or
replacement are also based on our judgment of typical expected service life and the estimated remaining service life
of a component, assuming a reasonable amount of routine service and preventative maintenance is conducted.
Establishing replacement, rehabilitation, or upgrade probable costs for various elements are based on several factors
such as:
• Quantity of repair.
• Accessibility and protection requirements.
• Economies of scale.
• Consultation with qualified contractors.
• Availability of local qualified trade personnel.
• Impact on local services, public access, and other disruptions.
A contingency amount should be added to all probable costs to allow for the following items:
• Variation in estimated unit prices due to competitive tender bidding.
• Additional work required to repair any hidden damage concealed by finishes; and,
• Consulting costs to prepare specifications or drawings for remedial work, tendering, contract administration
and field review, permit fees as may be appropriate.
The probable estimated costs to remediate property deficiencies or normal replacement items as outlined in the Report
do not necessarily reflect competitive market rates for any particular type of work identified. It is understood and
assumed that this building will continue to be part of a professionally managed portfolio of properties. As such, well
qualified maintenance staff would be available to perform many smaller repair / replacement tasks on an ongoing basis
and to aid and oversee larger tasks where outside contractors are required.
Probable cost estimates provided are based on the expectation that experienced property management staff will obtain
competitive pricing using a combination of both internal staff resources and outside contractors accounting for project
specifics and economies of scale.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
The probable costs provided are budget figures only, based on the current market conditions, are in present (2022)
dollars, and do not include for inflation. The actual costs of construction may vary considerably depending on the time
of year when tendering is conducted, the actual detailed scope of work, and the economic climate of the construction
industry. As an example, the preparation of a probable cost estimate requires making a number of assumptions, such
as:
• The means and methods of construction the contractor will employ.
• The cost and extent of labour.
• Equipment and materials the contractor will employ.
• Contractor's techniques in determining prices.
• Market conditions at the time; and
• Other factors over which Cion Corp. has no control.
Square Footage Verification
Gross Footprint Area
Total Gross Building Area
Interior Square Footage
~ 1,650 ft2
~ 1,650 ft2
~ 1,550 ft2
The repair and replacement recommendations in this report may require a more detailed investigation prior to
implementation. However, the short-term costs associated with the anticipated repair of the identified physical
deficiencies and replacement of components, which may have exceeded their normal expected service life based on
our recommendations, are summarized in the data collection table provided.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
4.0 | SUMMARY OF SHORT-TERM REPAIRS
Overall, most of the building elements can be in fair to good condition. The building components that are recommended
as priority repairs/replacement are as follows:
• Repairs and refinishing of the interior including repairs and repainting of drywall and wainscoting.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
5.0 | SUMMARY OF AODA RECOMMENDATIONS
In 2005, the Ontario Government passed the Accessibility for Ontarians with Disabilities Act (AODA) to make Ontario
accessible by 2025. The Act includes The Accessibility Standard for Customer Service and the Integrated Accessibility
Standards Regulation which are rules that businesses and organizations in Ontario need to follow to identify, remove,
and prevent barriers so that people with disabilities have more opportunities to participate in everyday life. The Design
of Public Spaces Standard (Accessibility Standards for the Building Environment), as part of the Integrated Accessibility
Standards Regulation specifies the accessibility requirements for the design of public spaces that are located outdoors
as well as some that are located inside of buildings.
This report includes a visual review of the interior and exterior spaces to highlight any areas where the current
conditions may not meet the accessibility standards outlined in the Design of Public Spaces Standard. Items reviewed
under this section include Exterior Paths of Travel (ramps, curbs, depressed curbs, curb ramps, stairs), Accessible
Parking (design and placement of accessible parking spaces), and Obtaining Services (service counters, queueing
and waiting areas). In addition, Accessible Washrooms, Access to Exits and Interior Paths of Travel will be visually
reviewed for general conformance to the AODA guidelines as regulated by the Ontario Building Code.
The building is not compliant with the AODA guidelines.
The following observations were made:
• The main entrance is elevated and does not have an access ramp.
• The main entrance door is a swing door and does not have a powered operator. It is not protected by a
canopy.
• No accessible parking spaces are provided, and there is no accessible walkway to the entrance.
• Accessible washrooms are not provided.
• A complete review of the facility for accessibility is recommended.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
6.0 | SUMMARY OF ENERGY RECOMMENDATIONS
The building was visually reviewed from the interior and exterior to identify any low cost or no cost actions that could
be implement immediately in order to improve its overall energy performance. Improvements such as replacement of
windows with triple-pane insulated glazing units and increasing the thickness of insulation in the exterior wall and roof
assemblies are generally not considered as feasible due to the high cost and low return of investment.
The following improvements could be implemented in order to increase the energy efficiency of the building:
• Replace all lighting fixtures on the interior and exterior with LED fixtures.
• Repair damaged insulation on all exposed pipework and install new pipe insulation on all exposed hot-
water lines.
• Repair all damaged building envelope components, including broken windows, deteriorated masonry, and
sealants.
• Consideration could be given to increasing the thickness of the roof insulation while it is being replaced.
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
We trust this report satisfies your immediate requirements. If you have any questions regarding the information in this
report, please do not hesitate to contact this office.
Sincerely,
Prepared by:
Hani H. Riyad
Project Coordinator
C: 647-809-1059
E: Hani.Riyad@cion.com
Kelly Worden
Team Lead, Associate
C: 416-726-2761
E: Kelly.worden@cion.com
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
7.0 | REPORT LIMITATIONS
1. The site inspections are strictly visual in nature except where stated otherwise. No destructive testing or
laboratory analysis is undertaken. Assumptions pertaining to a component's current condition and
remaining service life are based upon the visual observations of those systems, structures, and
components exposed to view and apparent as of the day of the inspection. Deficiencies that exist but not
recorded are not apparent given the limited level of the building condition assessment offered and
commissioned. The building condition assessment does not eliminate uncertainty regarding the potential
for existing or future costs, hazards, or losses in connection with the property. This report is limited in scope
to only those components which are specifically referenced. It is likely that conditions not uncovered by the
building condition assessment exist which may affect the costs, timing, or effectiveness of the
recommendations detailed in the building condition assessment.
The review associated with the building condition assessment is limited to technical and construction items.
Cion Corp. has not/will not conduct(ed) investigations into the nature and reasoning for the deficiencies
found at the site and property whether visually inspected or of an inherent, hidden nature. As such, no legal
survey, soil tests, assessment for environmental contaminants, engineering investigations, detailed
quantity survey compilations, nor exhaustive physical examinations are made, nor are they within the Scope
of the building condition assessment.
The inspections and reporting associated with the building condition assessment will not address
environmental issues including, but not limited to, the existence, competence or performance of fuel storage
tanks or the existence of asbestos, radon gas, lead paint, urea formaldehyde, toxic or flammable chemicals,
water, or airborne illness or disease.
2. Verification as to the accuracy or completeness of the drawings and information provided are not
undertaken. Quantities were determined using the drawings except where otherwise noted or determined
from the site inspections or from information provided by the Client. Cion Corp. relies upon the information
(in terms of accuracy and completeness) provided by the client and/or its agents.
3. In the preparation of the building condition assessment, it is assumed that a normal level of maintenance
outside of what is called for in the Building Condition Assessment will be undertaken.
4. This report is intended solely for the Client named. The material in it reflects Cion Corp. best judgement in
light of the information available at the time of the Building Condition Assessment.
It shall not be distributed without the knowledge and permission of Cion Corp. It shall not be relied upon for
any other purpose than as agreed with the Client without the written consent of Cion Corp. It shall not be
used or relied upon by any other person unless that person is specifically named in the proposal of offer of
services submitted prior to the engagement. The client agrees to maintain the confidentiality of the report
and reasonably protect the report from distribution to any other person. If the client or its agent directly or
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
indirectly causes the report to be distributed to any other person, the client shall indemnify, defend, and
hold Cion Corp. harmless against the claim of any third party.
It shall not be used to express or imply warranty as to the fitness (both physically and financially) of the
property. No portion of this report may be used as a separate entity.
5. Cost estimates presented in the building condition assessment are based on estimated quantities and the
Consultant’s best judgement and experience with similar projects. The cost estimates are preliminary and
meant as order of magnitude budget estimates only and are subject to confirmation by competitive
tendering and also subject to change and are dependent upon factors over which Cion Corp. has no control,
including but not limited to: market conditions; contractor availability; methods, and bidding practices; and
the cost of labour, materials and equipment.
6. Any time frame given for undertaking future repair or replacement work represents a best guess opinion
based upon the component’s apparent condition and level of maintenance. Failure of the item or optimum
repair/replacement time may occur sooner or later than shown in the building condition assessment.
7. Cion Corp. shall not be responsible for any consequential loss, injury, or damages suffered by the Client
including but not limited to loss of use and earnings.
In issuing the building condition assessment, the Consultant does not assume any of the duties or liabilities
of the designers, builders, or past or present owners of the subject property. Owners, prospective
purchasers, tenants, or others who use or rely on the contents of the report do so with the understanding
as to the limitations of the documents reviewed, the general visual inspections undertaken, and understand
that the Consultant cannot be held liable for damages they may suffer in respect to the purchase,
ownership, or use of the subject property.
8. The total amount of all claims the Client or its agents may have against Cion Corp. under this engagement
and all future engagements pertaining to updates to the Building Condition Assessment, including but not
limited to claims of negligence, negligent misrepresentation, and breach of contract, shall be strictly limited
to direct loss or damage arising from such breach of contract or such tort or such negligence and further,
shall be strictly limited to the policy limits of the company’s errors and omissions insurance policy.
9. The company assumes no liability whether in contract or in tort and including the negligence of the company
for:
1. The actual, alleged or threatened inhalations of, ingestion of, contact with, exposure to, existence of,
growth, or presence of; or
2. Any costs or expenses incurred to prevent, respond to, test for, monitor, abate, mitigate, remove,
clean-up, contain, remediate, treat, detoxify, neutralize, assess, or otherwise deal with or dispose of;
or
TOWN OF AURORA - 27 Mosley Street
Building Condition Assessment
Project Number: GDR222-0243-00
Issued: October 4, 2022
3. The actual or alleged failure to detect, report, test for, monitor, clean up, remove, contain, dispose of,
treat, detoxify, neutralize, or in any way respond to, assess the effects of or advise of the existence
of any fungi or any spores, mycotoxins, odours, or any other substances, products or by-products
produced by, released by, or arising out of the current or past presence of fungi.
“Fungi” means any form of fungus, including but not limited to, yeast, mould, mildew, rust, smut or
mushroom.
10. By engaging Cion Corp. to undertake the services as outlined in this report, the Municipality agrees to the
above conditions.
In order to properly understand the suggestions, recommendations, and opinions expressed in the report, reference
must be made to the report in its entirety, including the RFP and its amendments.
Victoria Hall Design Feasibility Study
27 Mosley Street, Aurora, Ontario
Community Services Department – Town of Aurora RCEL Ref.:2083F-23
Appendix ‘B’
Heritage Designation Brief
Prepared by:
By Michael Seaman, Community Planner
Based on Research by Jacqueline Stuart
Appendix A
Heritage Designation Brief
Victoria Hall and
Disciples of Christ Church
27 Mosley Street
Aurora, ON
September 2008
By Michael Seaman, Community Planner
Based on Research by Jacqueline Stuart
HERITAGE DESIGNATION STATUS SHEET
Street Address: 27 Mosley Street
Roll Number: 1946 000 040 21000 0000
Short Legal Description: Plan 68, Pt. Lot 4
Names of Owners: Town of Aurora
Owners Mailing Address: 1 Municipal Drive, Aurora, ON, l4G 6J1
Owner’s Concurrence: Unknown
Heritage Type: Former Church – Public Hall
Designation Type: Section 29, Part IV
Designation Brief Completion Date: August 28, 2008
Heritage Committee Application Approval Date: September 2008
Designation Brief Completed by: Michael Seaman, Community Planner
Submission Date: September 2008
Objections Noted: None
Comments: Town owned building. Request from a resident to
consider designation. Building is significant and
worthy of designation.
“The statement of Cultural Heritage value or interest, including a description of the
heritage attributes along with all other components of the heritage designation report
constitute the reason or designation required under the Ontario Heritage Act, the
reasons for designation required under the Ontario heritage. The heritage designation
report is available for viewing in the Town Clerk’s Office during regular business hours.
Statement of Cultural Heritage Value or Interest
Historical Value
27 Mosley Street has historical value in its association the Disciples of Christ Church,
and more recently as a public building owned by the Town of Aurora.
As documented in a concrete manner by the date stone over the main entrance, the
building now known as Victoria Hall was erected in 1883 to house the local Disciples of
Christ congregation.
The Disciples of Christ—officially Christian Church (Disciples of Christ)—was founded in
the United States early in the 19th century, and was an amalgamation of two existing
sects. In Aurora, the denomination’s congregation and building were largely the result of
the efforts of Andrew Yule. Trained as a school teacher, later office manager of the
Fleury foundry, later still collector of customs, and several times reeve of the town,
Andrew Yule was once described as being “of that class of men who hold religion as a
solemn reality.”1
In the 1882 assessment roll—just prior to the erection of the church—only five families
in Aurora were listed as adherents of the Disciples Church. While the numbers may
have increased once there was a church building, and while the supporters included
such stalwart, prosperous people as Andrew Yule and later Mrs. James Whimster, wife
of a well-to-do local merchant, the congregation struggled throughout its life here, and
was rarely able to employ a minister.2
In 1922, apparently after some years of inactivity, the Disciples sold the building to the
Trustees of the Aurora Public School for $3,500.3 It became known as Health Hall
(although sometimes the old Disciples Church name crept into newspaper reports) and
was the centre for public health activities, especially those concerning babies and
school-age children. With assistance from a provincial grant, the Town employed a
public health nurse who was based at Health Hall.4
1 Joseph Ash, quoted in Reuben Butchart’s The Disciples of Christ in Canada Since 1830 (Toronto:
Churches of Christ (Disciples), 1949), pages 544-545: entry for Aurora.
2 Butchart, op. cit., page 544.
3 Land ownership records for lot 4, south side Mosley, Plan 68. The proceeds of the sale went to the
central church.
4 Aurora Banner, 31 July 1925, etc.
The demise of Health Hall has not been tracked, but by the fall of 1945 the building was
available for another important use. An undated, unattributed typescript entitled “History
of the Mechanics Institute & Public Library” jumps from the appointment of Marjorie
Andrews as librarian in 1934 to the move of the library in 1945 and its reopening “Sat.
Sept. 1st, at Health Hall.”5
The new library lacked certain amenities—a telephone, a toilet (but the librarian had a
key to the Presbyterian church on the opposite corner)—and in 1950 was described as
“dark, dreary, dismal, drab” and in need of a coat of paint as it had not been painted for
thirty-two years.6 Renovations, including the removal of a stage, began in March of
1950, and a grand re-opening was held in March of 1951 (but still no telephone).
The Aurora Public Library was housed at 27 Mosley Street from 1945 until 1963, when
the first phase of the new library building at 56 Victoria Street was opened.
In 1965 the building was named Victoria Hall.7
Since the departure of the library the building has been used for a variety of purposes in
its status as a space for hire: a meeting place for such organizations as the Women’s
Institute, a long time “studio” for a local school of dance, and for some of the Town’s
own programs.
Architectural Value
This building was constructed in the Gothic Revival style so favoured by nineteenth
century church architecture, but it is far removed from, say, the relatively ornate Gothic
Revival Trinity Church (old building) just a block away.8
The principal construction material of Victoria Hall is the buff brick seen throughout the
town. Years of chimney smoke long ago darkened the pale yellow brick to grey. There is
a rough stone foundation. The steeply pitched roof is typical of the Gothic Revival style.
The main entrance, centrally located in the Mosley Street façade, is through an
enclosed porch which mimics the main body of the structure. Above the peak of the
porch roof is the 1883 date stone, and above that a small pointed-arch louvred opening.
5 “History of the Mechanics Institute & Public Library.” Photocopy of typescript, no author, no date.
Aurora Museum.
6 Letter to editor, Aurora Banner, 16 February 1950.
7 Aurora Banner, 17 February 1965.i
8 Most of this architectural description repeats an older, undated report probably prepared for the Town of
Aurora Local Architectural Conservation Advisory Committee in the 1970s.
The same Gothic pointed arch is found in the windows of the church: flanking the front
entrance, and in three pairs down the long sides of the building. Four two-tiered
buttresses, rising almost to the roofline, support each of these long sides.
A small brick addition has been made to the rear of the building. Victoria Hall is a fine
example of a simple Gothic Revival church of the late nineteenth century. The
outstanding features of the building are its arched windows, the buttresses, and the
steeply pitched roof ornamented by the exposed ends of the roof rafters. It is one of only
two surviving examples of this sort of structure in Aurora, the other being the former
Methodist Episcopal church building (now the Masonic lodge) at Mosley and Wells
streets.
Contextual Value
Victoria Hall is of contextual value as one of a number of public and religious institutions
built within the block bounded by Yonge Street, Larmont Street, Mosley Street and
Metcalfe Street, which was historically part of a local common ground on the Town plan.
Victoria Hall is an integral part of this Mosley/Victoria/Church neighbourhood of
nineteenth and twentieth century public and organizational buildings and private homes,
a rich mixture of styles and functions with a strong cultural component.
SUMMARY OF HERITAGE ATTRIBUTES TO BE DESIGNATED
The reasons for designation include the following heritage attributes and apply to all
elevations and the roof including all facades, entrances, windows, chimneys and trim
together with construction materials of wood, brick stone, plaster parging and glazing,
their related building techniques and landscape features.
Exterior Elements
Front gable roof with steep Gothic pitch
Gothic wood pointed sash windows on the side and front elevations
Historic Sills
Buttresses at the sides and front of Victoria hall
Front projecting entrancdway with Gothic point above doorway that
originally contained a window with intricate tracery.
Yellow brick exterior
Datestone
Remnants of historic doorway
Interior Elements
Blackboards
Side trim
Victoria Hall 2007
Victoria Hall 2007
Aurora Library 1950s
Old Home Week Headquarters – Aurora Centennial 1963