The URL can be used to link to this page

18. 2083G-25 27 Mosley Street Victoria Hall Feasibility Study Update 2025.05.30 Adjunct to 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.: 2083G-25 Date: May 30, 2025 3425 Harvester Road, Unit 104 Burlington, Ontario, L7N 3M7 Telephone: (905) 639-1911 Fax: (905) 634-1911 Adjunct to Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.: 2083G-25 Table of Contents 1. INTRODUCTION................................................................................................................................... 2 2. EXISTING BUILDING REVIEW AND REHABILITATION SUMMARY .................................................... 2 3. INTERIOR DEVELOPMENT OPTIONS .............................................................................................. 5 4. ESTIMATED BUDGET PER ALTERNATIVE ...................................................................................... 7 5. LIMITATIONS ....................................................................................................................................... 8 APPENDIX 'A' - FIELD NOTES APPENDIX 'B' - ARCHITECTURAL SKETCHES APPENDIX 'C' - FEASIBILITY STUDY 2024.08.29 Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 2 1. Introduction This report was requested by Andrea Vento of the Town of Aurora as an adjunct to our previous Feasibility Study dated August 29, 2024. This was requested by and email dated April 15, 2025 and followed up by a Virtual Meeting on April 29th 2025, with Andrea Vento and Kyle Stitt. It is intended that this report make recommendations concerning the proposed uses for the building with regards to the upgrade and repairs of the basic building so that it conforms to current Buildings Codes as well as to current Barrier-free access and other requirements as laid out in AODA (Accessibility for Ontario’s with Disabilities Act 2005). As the building is a Designated Heritage building it has been our intent to maintain the existing exterior appearance of the building where possible ensuring that repairs and new components match the existing building. In making recommendations for the building, we were instructed to look at two (2) scenarios for the building: a) Provide for a Community Hall use, similar to the existing Building, but upgrading and repairing the building as well as ensure that it adheres to current Codes and standards, as detailed below. It would provide for a fully finished building. b) Provide for a Restaurant Use that a Tenant will fit out to suit their own use. The washrooms, entrances, building upgrades will be all part of the Landlord’s (Town’s) package. However the kitchen and the restaurant portion will be fitted out by the tenant. We have provided Sketch designs for the site as well as for the two (2) options outlined in (a) and (b) above. This is to provide clarity to the report and provide more substance for the Town’s evaluation of the Proposed Options. 2. EXISTING BUILDING REVIEW AND REHABILITATION SUMMARY 2.1 OUTSIDE THE BUILDING We inspected the surroundings of the existing building to determine the optimum placing of Barrier-free access to the building plus exploring the option of providing an outside amenity area which could be used as a Dining Patio. To do this a survey was conducted of the surrounding trees, sidewalks and paved areas. It is our recommendation that barrier-free access be included to the building at the south side of the building via an external ramp. The use of a wheelchair lift within the building would, in our opinion, not be cost effective. There is sufficient room on the south side for a 1:12 Barrier-free ramp with handrails each side. The ramp would also be adjacent to the existing barrier-free parking stall in the Civic Centre parking lot. In addition to barrier-free access this ramp would allow for access down to the outdoor patio on the east side of the building. We propose that an Arborist be retained by the Town to establish the health of the existing trees and propose any remedial action required. We investigated the potential location of a ramp on the north side of the building but we believe that the presence of several mature trees in that area preclude that option. Damage to their root systems would occur and potentially would lead to their demise. It is also our belief that a ramp on the north elevation would severely impact the Architectural quality of the building which has a Heritage designation. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 3 2.1.1 THE EXTERNAL FABRIC OF THE BUILDING 2.1.1.1 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 have failed in areas that are 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. It is recommended that the stucco patching be removed and the masonry beneath be inspected and bricks replaced as necessary with matching used bricks. Any additional masonry that has deteriorated due to weather, frost or settlement damage should also be replaced with matching used bricks. Note that all mortar joints should match the existing, both in composition and colour. A contingency sum should be included in the Budget as it is difficult to determine ahead of time the extent of this work. It is proposed that the exterior walls be insulated to current code standards by providing a 2” thick sprayed foam or sheet insulation on the existing walls internally complete with a new interior stud wall filled with batt insulation and finished with a moisture barrier and new drywall. The new crawl space should have the existing vents removed and patched and the area be heated. The walls and new concrete slab wall should be moisture proofed and insulated to current Codes. All exterior walls of the crawl space will be lined in the same wall as the walls on the main floor. 2.1.1.2 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. It has been indicated to us by the Town that some form of vaulted ceiling be provided within the original building to add Architectural character to the interior. To obtain this it will be necessary to remove the existing ceiling, ceiling joists and insulation, some of which contain hazardous materials and should be removed by qualified personnel. It is proposed that a vaulted structure be introduced below the existing barrel vault. This will not only provide an attractive open ceiling, perhaps with beams etc. but will also allow the introduction of a moisture barrier and insulation to meet current Code standards. In addition, additional roof venting should be introduced to the roof space so that it is vented in accordance with the current OBC Code. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 4 It is proposed that the roof be re-roofed with a metal standing-seam roof with snow-guards to protect potentially hazardous areas. Facia boards and eaves as well as downspouts and eavestroughs are to be repaired or replaced as necessary to match the existing. The condition of the existing structure and roof sheathing is unknown so a contingency sum should be included in the Budget as it is difficult to determine ahead of time the extent of this work. 2.1.1.3 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. It is proposed that the exterior wood windows and storm windows be replaced by new painted windows. They must be of wood to match the existing ones externally. They need not be operable but must be double glazed with Low E coating and argon-filled to meet current Code standards. Glazing to be clear as per the existing. 2.1.1.4 The Exterior Doors Both exterior doors are to be replaced. The door to the south elevation is to be upgraded to provide 850mm clear when the door is open and should be glazed and provided with hardware including electric pad operators for Barrier-free use. The existing front door to the old church should be substituted with a more Heritage-correct custom wood door, preferably with a glass panel for safety. Both doors should open out as per current Codes and provide a minimum of 850mm clearance as per Code. 2.1.1.5 The Existing Rear Building We recommend that the southern recent addition to the original building should be remodeled externally to improve its appearance and insulated internally to meet current insulation standards. Visually it should complement the existing building and be more appropriate visually, being adjacent to the new Civic Centre. 2.1.1.6 Barrier Free Access It is proposed that a 1:12 Barrier-free ramp be provided to the south of the building linking the new barrier free door on the south elevation with the existing sidewalk on Victoria Street, complete with railings, curbs, nosing, tactile strips etc. all to current Codes. It is recommended that the ramp and platform and foundations be constructed of reinforced concrete with stainless steel railings each side. To build this it will be necessary to remove the existing sidewalk but, if possible, retain the existing concrete curb to the parking lot. If it is not possible to retain the existing curb it will be necessary to replace it after construction of the ramp is complete. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 5 2.2 INTERNAL AREAS OF THE BUILDING 2.2.1 The Floor On May 27th 2025 members of the REMY team visited the site in partnership with members of the ATMO Contracting Inc. team. A 4’ x 4’ (approx. 1.2m x 1.2m) section of floor in the approximate centre of the building was removed to inspect the floor and its substructure. Under the 2 layers of ¾” plywood subfloor there was some 2”x6” joists that were in turn supported on the original floor of the Church. The original floor was constructed of 2” x 6” Tonge and Groove spruce lumber. The floor was supported on 2” x 12” spruce joists that in turn were supported on timber beams of undetermined size. It should be noted that there was approximately only 12” between the bottom of the original floor joists and soil base in the crawl space. See Appendix “A” for Field Notes Upon inspection the original floor joists had badly deteriorated from Dry Rot and had lost whatever structural capability that they may have had originally. Certainly, they could not support the loads required by the Ontario Building Code for the uses envisaged. In our opinion it is very likely that the entire original floor and the more recent floor need to be fully replaced. It is anticipated that the much of the floor suffers from rot and perhaps more severely than that examined near the perimeter of the building where moisture levels would be greater and therefore more susceptible to Wet or Dry Rot or other types of deterioration. In our view there is little option other than to remove all the existing floor structure and replace it with a new concrete slab on-grade with a suspended wood floor above, all built to current codes. There would be an additional benefit in doing this insofar as heating ducts could be routed through this area allowing the ceiling to be raised as preferred by the Town without having to accommodate the existing ducts above the windows. In addition, the new crawlspace could be insulated and moisture-controlled, again to current standards. It should be noted that the current crawlspace is ventilated but there is no insulation to the floor above which obviously results currently in high energy costs and discomfort to the users as the floor will remain cold. Finally, the floor elevation could be lowered to match the floor elevation of the more recent addition to the south. This in turn would enable the grades to work better for the barrier-free ramp in that location. We recommend that the new floor be constructed of TJI joists engineered to support the design loads of the floor above. The joists should be supported on partition walls below which in turn be supported on the crawl space slab and/or footings. 3. INTERIOR DEVELOPMENT OPTIONS As outlined at the beginning of the report we were instructed to look at two alternative uses of the building: a. Provide for a Community Hall use. b. Provide for a Restaurant Use Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 6 3.1 ALTERNATIVE A - PROVIDE FOR A COMMUNITY HALL USE We have attached in Appendix “B” a sketch plan for this use – Section 3/A3 Please note that this plan is for discussion purposes only- a Final Design will be prepared by the Professional Consultants who will be retained to design the building for actual construction. 3.1.1 The Features of this design include the following: 3.1.1.1 A Community Hall slightly smaller than the existing hall that would provide space similar to the existing facility. It would however be completely new construction internally and with a vaulted ceiling, perhaps with the addition of some beams depending on the construction of the new ceiling or be purely decorative. 3.1.1.2 Separate washrooms would be provided for men and women. In addition, a Universal Washroom is included as required by the Building Code and AODA. 3.1.1.3 A new kitchen is included that is basic and would be for serving prepared food and drink only. It would be fitted with residential appliances only. They would be able to prepare hot drinks in this space. 3.1.1.4 The space would be finished generally with painted finishes on all drywalled walls and ceilings. Floor finishes have not been determined at this time but they will be included in the budget price at $7/sf for supply only. 3.1.1.5 In this option we have not included an outdoor patio as this may cause issues with the neighbourhood. 3.2 ALTERNATIVE B - PROVIDE FOR A RESTAURANT USE We have attached in Appendix “B” a sketch plan for this use – Section 2/A3 Please note that this plan is for discussion purposes only- a Final Design will be prepared by the Professional Consultants who will be retained to design the building for actual construction. 3.2.1 The Features of this design include the following: 3.2.1.1 A Restaurant space about the same size as the existing hall that would provide space for a range of different uses/seating capacity depending on the intended market and type of restaurant. We have based our sketch on a range of 34-40 customers. It would however be completely new construction internally and with a vaulted ceiling, perhaps with the addition of some beams depending on the construction of the new ceiling or be purely decorative. The space would have basic finishes on the walls and ceiling and no finishes on the floor so that the Tenant can complete their own fit-out. 3.2.1.2 Separate washrooms would be provided for men and women. In addition, a Universal Washroom is included as required by the Building Code and AODA. A staff washroom is also provided as Codes require a staff washroom when the number of diners exceed 30 persons which this space probably will. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 7 3.2.1.3 A kitchen is not included as the individual Tenant will install it, customized to their own specific needs. Rough-in plumbing will be provided in the basic package to the space. 3.2.1.4 The space would be finished generally with painted finishes on all drywalled walls and ceilings. Note that there will be no floor finishes in the restaurant and Kitchen area as the Tenant will provide these. 3.2.1.5 In this option we have included for an outdoor patio area. It would be accessed via the entrance ramp. 4. ESTIMATED BUDGET PER ALTERNATIVE Option Alternative ‘A’ Alternative ‘B’ Rehabilitation Item Base Cost (excl. HST) Base Cost (excl. HST) Brick Masonry Repairs $100,000. – $130,000. $100,000. – $130,000. Roof Replacement $25,000. – $30,000. $25,000. – $30,000. Building Exterior & Interior Rehab. $260,000. – $320,000. $260,000. – $320,000. Rear Building EIFS Refacing $20,000. - $30,000. $20,000. - $30,000. Floor - Remove and Dispose of Existing Floor and Reinstall New Interior Floor Structure $120,000. - $165,000. $120,000. - $165,000. Restaurant Staff Washroom - $7,500. - $10,500. Patio (Concrete Slab and Fencing) - $10,000. - $15,000. Exterior Ramp Heating $10,000. - $12,000. $10,000. - $12,000. Interior Floor Finish $10,000. - $12,000. - Window Replacement $20,000. - $30,000. $20,000. - $30,000. Rear Building Re-Facing (Exterior insulation and finish system) $20,000 - $30,000 $20,000 - $30,000 Mechanical & Electrical Upgrades/Repairs $15,000 - $20,000. $15,000 - $20,000. 15% - Contingency $88,125. - $113,475. $89,250. - $115,500 Total (Estimated Budget) $675,625. – $829,975. $684,250. - $885,500. Additional Budgets Consulting Engineer Allowance (Specification, Drawing and Tender Package) 20% - 25% of Budget 20% - 25% of Budget Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 8 Construction Review and Contract Administration 8% - 10% of Budget 8% - 10% of Budget The repair cost estimates have been prepared based on the criteria as set out for a Class ‘C’ estimate as outlined in ASTM E2516-11, 'Standard Estimating Classification System' (quantity based with an expected estimate accuracy of +15% to +30%). Pricing has been updated to include for inflation and to reflect current market construction costs. 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. We also suggest you allow approximately 20 - 25 percent for Consulting Fees and 8 - 10 percent for Construction Review and Contract Administration. 5. 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 9 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. 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 . Lead Architect Mark Greenhill, P.Eng. Manager, M & E Group Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 Appendix ‘A’ Field Notes Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 Field Notes from Site Visit on 27th May 2025 by REMY Consulting Engineers. Existing floor opened up by ATMO Contracting Inc. It was not possible to open the existing roof/ceiling space due to hazardous materials. Note that notes and photos of the ceiling space were taken during an earlier Site Visit on June 19th 2023 from a roof access hatch in the existing kitchen. Cut a 4'-0" x 4'-0" TEST CUT THROUGH THE EXISTING Floor. Removed 1'-0" x 1'-0" TILES ON 3/4" PLYWOOD Sheathing. FOUND an additional layer of Vinyl Flooring Below the 3/4" Plywood, also supported on Second 3/4" plywood Sheathing, which was Removed. FOUND These two Layers of vinyl and tiles and 3/4" Sheathing, also two layers, were supported on 2x6 Joist supported on Blocking, that in turn are supported on a wood plank FLOORING. WOOD joist were spaced @ approximately 16" o/c and appeared to be in good Condition. A 1'-6" x 2'-0" opening was cut through the WOOD Plank Floor. WOOD Plank Floor measured to be 1½" thick which lead us to concluded that it was 2x6 Tongue & Groove Plank Floor. The Plank Flooring appeared to be in good condition. The crawl space area was exposed through the 1'-6" x 2'-0" opening. Noted 2x12 joist spacing @ 16" o/c spanning in the North/South direction supported on a wood Beam, spanning East/West, at the Center of the Building Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 Appendix ‘B’ Layout Drawings NO.MM/DD/YYYYDESCRIPTION105/30/2025ISSUED FOR REVIEWTHIS DRAWING IS PROVIDED BY AND IS THEPROPERTY OF REMY CONSULTING ENGINEERS LTD.(RCEL)THE CONTRACTOR MUST VERIFY AND ACCEPTRESPONSIBILITY FOR ALL DIMENSIONS ANDCONDITIONS ON SITE AND MUST NOTIFY RCEL OFANY VARIATIONS FROM THE INFORMATIONCONTAINED WITHIN.RCEL IS NOT RESPONSIBLE FOR THE ACCURACY OFTHE SURVEY, ELEVATIONS, STRUCTURAL,MECHANICAL, ELECTRICAL ETC. SHOWN ON THISDRAWING. REFER TO THE APPROPRIATEENGINEERING DRAWINGS PRIOR TO PROCEEDINGWITH THE WORK.ALL WORK MUST CONFORM TO ALL APPLICABLECODES AND REQUIREMENTS OF THE AUTHORITIESHAVING JURISDICTION.UNLESS OTHERWISE NOTED, NO INVESTIGATION HASBEEN CARRIED OUT OR REPORTED ON BY RCEL WITHRESPECT TO THE ENVIRONMENTAL CONDITION OFTHE EXISTING SITE AND STRUCTURES.REMY CONSULTING ENGINEERS LTD.3425 HARVESTER ROAD, UNIT-104BURLINGTON, ONTARIOL7N 3M7(905) 639-1911www.remyeng.comSCALEPROJECT NUMBERDATEDRAWN BYDESIGNED BYAPPROVED BYCHECKED BYREVISION NO.CLIENTPROJECTTITLEDISCIPLINESIZE 24X36" (610X914 mm)APPROVED_BYTOWN OF AURORA100 JOHN WEST WAY, AURORA, ON CONSULTING SERVICE FORVICTORIA HALL RENOVATION 27 MOSLEY STREETAURORA, ONT.COVER PAGEARCHITECTURE2083F-2305/28/2025RB----A-0N.T.S.DRAWING SCHEDULEDRAWING NO.DRAWING TITLEREVISIONDATEA-0COVER PAGE05/30/2025A-1SITE PLAN05/30/2025A-2EXIST./DEMO. PROPOSED RESTAURANT ANDCOMMUNITY HALL PLANS05/30/2025GENERAL NOTES AND TYPICAL DETAILSTHE GENERAL NOTES AND TYPICAL DETAILS ARE APPLICABLE TO ALL STRUCTURAL CONDITIONS NOTSPECIFICALLY DETAILED OR REFERENCED ON STRUCTURAL DRAWINGS.THESE NOTES, DETAILS AND DRAWINGS ARE TO BE READ IN CONJUNCTION WITH THE PROJECTSPECIFICATIONS.THESE DRAWINGS ARE FOR THE USE OF THE CONSULTANT'S CLIENT ONLY. ALL INFORMATION SHOWNAPPLIES TO THIS PROJECT ONLY AND REFLECT THE BEST JUDGEMENT OF THE CONSULTANT IN LIGHT OFTHE AVAILABLE INFORMATION AT THE TIME OF PREPARATION. DECISIONS OR ACTIONS MADE BY THIRDPARTIES BASED ON THE DRAWINGS ARE THE SOLE RESPONSIBILITY OF SUCH PARTIES.THESE DRAWINGS ARE THE PROPERTY OF THE CONSULTANT AND MAY NOT BE REPRODUCED IN ANYFORM WITHOUT WRITTEN PERMISSION.CODES AND STANDARDSDESIGN AND CONSTRUCTION TO BE IN ACCORDANCE WITH THE 2024 ONTARIO BUILDING CODE.PROJECT CITY: AURORA, ONTARIOVICTORIA HALL - RENOVATION27 MOSLEY STREETAURORA, ONTARIO, L4G 1R2MAY 30, 2025 - RCEL PROJECT #2083F-23SCALE:MAP2A0N.T.SSCALE:STREET VIEW1A0N.T.SVICTORIA HALLLOCATIONNEW CIVICCENTRE VICTORIA STREETSIDEWALK SIDEWALKRAMP 1:12PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINEVICTORIA HALL27 MOSLEY STREETAREA: 1350.5 SF OR125.4 M²ADJACENTBUILDINGMOSLEY STREETMAINENTRANCEBARRIER FREEENTRANCEEXISTING CIVICCENTRE &PARKING LOTPATIONO.MM/DD/YYYYDESCRIPTION105/30/2025ISSUED FOR REVIEWSCALE:SITE PLAN1A-13/16"=1'-0"THIS DRAWING IS PROVIDED BY AND IS THEPROPERTY OF REMY CONSULTING ENGINEERS LTD.(RCEL)THE CONTRACTOR MUST VERIFY AND ACCEPTRESPONSIBILITY FOR ALL DIMENSIONS ANDCONDITIONS ON SITE AND MUST NOTIFY RCEL OFANY VARIATIONS FROM THE INFORMATIONCONTAINED WITHIN.RCEL IS NOT RESPONSIBLE FOR THE ACCURACY OFTHE SURVEY, ELEVATIONS, STRUCTURAL,MECHANICAL, ELECTRICAL ETC. SHOWN ON THISDRAWING. REFER TO THE APPROPRIATEENGINEERING DRAWINGS PRIOR TO PROCEEDINGWITH THE WORK.ALL WORK MUST CONFORM TO ALL APPLICABLECODES AND REQUIREMENTS OF THE AUTHORITIESHAVING JURISDICTION.UNLESS OTHERWISE NOTED, NO INVESTIGATION HASBEEN CARRIED OUT OR REPORTED ON BY RCEL WITHRESPECT TO THE ENVIRONMENTAL CONDITION OFTHE EXISTING SITE AND STRUCTURES.REMY CONSULTING ENGINEERS LTD.3425 HARVESTER ROAD, UNIT-104BURLINGTON, ONTARIOL7N 3M7(905) 639-1911www.remyeng.comSCALEPROJECT NUMBERDATEDRAWN BYDESIGNED BYAPPROVED BYCHECKED BYREVISION NO.CLIENTPROJECTTITLEDISCIPLINESIZE 24X36" (610X914 mm)APPROVED_BYTOWN OF AURORA100 JOHN WEST WAY, AURORA, ON CONSULTING SERVICE FORVICTORIA HALL RENOVATION 27 MOSLEY STREETAURORA, ONT.SITE PLANARCHITECTURE2083F-2305/28/2025RB----A-1AS SHOWN EXIST.MECH. RM.MEN'SWASHRM.WOMEN'SWASHRM.EXISTING WALL TO REMAINLEGENDEXISTING WASHROOMTO BE DEMOLISHEDSTORAGE7'-2"43'-0"51'-3"26'-1"STORAGEEXISTINGKITCHENETTETO BE DEMOLISHED6'-10"KITCHENUNIVERSALWASHROOMRESTAURANT- OPENVAULTED CEILING34-40 SEATSNEWMEN'SWASHRM.WOMEN'SWASHRM.STAFF'SWCEXIST.MECH. RM.RAMP 1:12NEWUNIVERSALWASHROOM NEWWOMEN'SWASHRM.PROPOSEDAREA OFKITCHEN BYTENANTSCOMMUNITY HALL- OPENVAULTED CEILING60 PERSONS - ALCOHOLICBEVERAGE.60 PERSONS - NON FIXEDSEATS & TABLES.65 PERSONS - NON FIXEDSEATS.(AS PER NOW)MEN'SWASHRM.WOMEN'SWASHRM.RAMP 1:12MEN'SWASHRM.WOMEN'SWASHRM.NEWUNIVERSALWASHROOMEXIST.MECH. RM.PASS THRUNO.MM/DD/YYYYDESCRIPTION105/30/2025ISSUED FOR REVIEWSCALE:EXIST./DEMO. PLAN1A-21/4"=1'-0"SCALE:PROPOSED RESTAURANT PLAN2A-21/4"=1'-0"SCALE:PROPOSED COMMUNITY HALL PLAN3A-21/4"=1'-0"THIS DRAWING IS PROVIDED BY AND IS THEPROPERTY OF REMY CONSULTING ENGINEERS LTD.(RCEL)THE CONTRACTOR MUST VERIFY AND ACCEPTRESPONSIBILITY FOR ALL DIMENSIONS ANDCONDITIONS ON SITE AND MUST NOTIFY RCEL OFANY VARIATIONS FROM THE INFORMATIONCONTAINED WITHIN.RCEL IS NOT RESPONSIBLE FOR THE ACCURACY OFTHE SURVEY, ELEVATIONS, STRUCTURAL,MECHANICAL, ELECTRICAL ETC. SHOWN ON THISDRAWING. REFER TO THE APPROPRIATEENGINEERING DRAWINGS PRIOR TO PROCEEDINGWITH THE WORK.ALL WORK MUST CONFORM TO ALL APPLICABLECODES AND REQUIREMENTS OF THE AUTHORITIESHAVING JURISDICTION.UNLESS OTHERWISE NOTED, NO INVESTIGATION HASBEEN CARRIED OUT OR REPORTED ON BY RCEL WITHRESPECT TO THE ENVIRONMENTAL CONDITION OFTHE EXISTING SITE AND STRUCTURES.REMY CONSULTING ENGINEERS LTD.3425 HARVESTER ROAD, UNIT-104BURLINGTON, ONTARIOL7N 3M7(905) 639-1911www.remyeng.comSCALEPROJECT NUMBERDATEDRAWN BYDESIGNED BYAPPROVED BYCHECKED BYREVISION NO.CLIENTPROJECTTITLEDISCIPLINESIZE 24X36" (610X914 mm)APPROVED_BYTOWN OF AURORA100 JOHN WEST WAY, AURORA, ON CONSULTING SERVICE FORVICTORIA HALL RENOVATION 27 MOSLEY STREETAURORA, ONT.EXIST./DEMO. PROPOSED RESTAURANT AND COMMUNITY HALL PLANSARCHITECTURE2083F-2305/28/2025RB----A-2AS SHOWN Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 APPENDIX ‘C’ FESIBILITY STUDY 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 2 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 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 3 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 4  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 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 5 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 Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 6 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 7 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 8 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 9 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 10 Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 11 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 12 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 13 Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 14 Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 15 Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 16 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 17 5. Interior Partitions There are a couple of interior partitions that are of wood stud and drywall construction. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 18 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 19 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 20 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 21 Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 22 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 23 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 24 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- Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 25 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 26 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 27 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. Victoria Hall Design Feasibility Study 27 Mosley Street, Aurora, Ontario Community Services Department – Town of Aurora RCEL Ref.:2083F-23 28 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