Group Eight Engineering Limited

Transcription

1 Group Eight Engineering Limited Structural Mechanical Electrical 499 King Street East, Suite 200 Hamilton, ON L8N 1E1 Consulting Engineers Tel: (905) Fax: (905) Website: group8eng.com STRUCTURAL CONDITION REPORT FOR BUILDINGS 1B, 2 & 3A GREENWICH BUILDINGS 1 & 2-66 MOHAWK BRANTFORD, ONTARIO PROJECT NO APRIL 2008 Prepared By: E. H Chapman, P. Eng. Q:\Project\2008\08018 Condition Report 3 Bldgs Brantford\Documents\Reports\G8\ Structural Condition Report (EHC).doc

2 Group Eight Engineering Limited Consulting Engineers Structural Mechanical Electrical Tel: (905) Fax: (905) King Street East, Suite Hamilton, ON L8N 1E1 Website: group8eng.com April 17, 2008 The Corporation of the City of Brantford 100 Wellington Square Brantford, Ontario N3T 2M3 Attention: Subject: Mr. Jim Quin, B.Sc. Manager of Technical Services Structural Condition Report Buildings 1 & 2-66 Mohawk Brantford, Ontario Our Project No Dear Sir: Please find enclosed herewith, our report on Buildings 1B, 2 and 3A, 347 Greenwich and Buildings 1 and 2, 66 Mohawk in Brantford, Ontario. We have completed our site reviews. The observations from our site reviews have been examined and analysed. Deficient conditions are detailed. Costs to maintain and restore the buildings are noted in the text of the report. Since our conclusions are based on visual examination only, we cannot guarantee the total extent of deficiencies have been determined, However, our recommendations are based on the observations, as well as our considerable experience in the assessment of these types of building problems. Furthermore, the construction estimates are our opinion of probable construction costs based on our experience and knowledge of costs of work of this nature. This does not rule out the possibility of the final construction costs being higher or lower. The determination of cost is very dependent on determining the exact amount of work required, and our visual examination will not have included all possible damaged areas. Costs also depend on the styles and methods of repair chosen. In addition, these costs will be dependent on the workload in the marketplace, additional inflationary pressures and your business relationships that may exist with potential contractors. We trust this report is self-explanatory and meets with your requirements. Q:\Project\2008\08018 Condition Report 3 Bldgs Brantford\Documents\Reports\G8\ Structural Condition Report Letter(EHC).doc Principals: E.H. Chapman, P.Eng.; A.E. Cipriani, P.Eng.; A.P. Cyriac, P.Eng.; G.E. Elliott, P. Eng. (Honorary); E.A. Kolodziejski, P.Eng.; G.G. Matsis, P.Eng.; D.L. Thompson, P. Eng.; M.W. Wickham, P.Eng.

3 Structural Condition Report Buildings 1 & 2-66 Mohawk Brantford, Ontario Project No April 17, 2008 If there are any questions regarding the contents of the report, please contact the writer. Yours truly, Group Eight Engineering Limited E. H. Chapman, P.Eng. encl. /ls

4 Buildings 1 & 2-66 Mohawk Brantford, Ontario SYNOPSIS An assessment and review was completed of building structures at 347 Greenwich Street and 66 Mohawk Street, Brantford, Ontario. The purpose of the review is to determine the following: establish the condition of building envelope and structural components determine whether buildings are salvageable for future use establish costs to maintain the buildings establish costs to repair noted deficiencies establish construction costs for new buildings of similar sizes The proposed use of the existing buildings for comparison purposes is "residential occupancy". For the purposes of the analysis, a replacement cost of $ per square foot for new residential construction was used. Based on the analysis of reuse/repair costs versus replacement costs, the condition of the current buildings and the potential building lifespans, it is not recommended that any of the buildings be reused. ii

5 Buildings 1 & 2-66 Mohawk Brantford, Ontario TABLE OF CONTENTS SYNOPSIS...II 1.0 INTRODUCTION BACKGROUND EXISTING BUILDINGS DESCRIPTION Building 1B Greenwich Building Greenwich Building 3A Greenwich Building 1-66 Mohawk Building 2-66 Mohawk OBSERVATIONS Building 1B Greenwich Interior Exterior Building Greenwich Interior Exterior Building 3A Greenwich Interior Exterior Building 1-66 Mohawk Interior Exterior Building 2-66 Mohawk Interior DISCUSSION Design Loads Building 1B Greenwich Building Greenwich Building 3A Greenwich Building 1-66 Mohawk Building 2-66 Mohawk OPINION OF PROBABLE REPAIR COSTS General Building 1B Greenwich Building Greenwich Building 3A Greenwich Building 1-66 Mohawk Building 2-66 Mohawk iii

6 Buildings 1 & 2-66 Mohawk Brantford, Ontario REPLACEMENT COSTS Greenwich Buildings Building 1B Buildings 2 and 3A Mohawk Buildings REUSE VERSUS REPLACEMENT SUMMARY APPENDICES Appendix A - Group Eight Engineering Limited Proposal Letter, dated January 16, Appendix B - Photographs iv

7 Buildings 1 & 2-66 Mohawk Brantford, Ontario INTRODUCTION Group Eight Engineering Limited was retained by the City of Brantford to examine and comment on the condition of the building envelope and structural components of Buildings 2 and 3A Greenwich and Buildings 1 and 2-66 Mohawk, Brantford, Ontario. Building 1B Greenwich was added to the list after the original proposal. The purpose of the review is to determine the following: establish the condition of building envelope and structural components determine whether buildings are salvageable for future use establish costs to maintain the buildings establish costs to repair noted deficiencies establish construction costs for new buildings of similar sizes The proposed reuse of the existing buildings for comparison purposes is "residential occupancy". The review was visual. No testing of existing materials or structural members was completed. Not all areas of the buildings were reviewed, and not all structural components were reviewed due to the wall and ceiling finishes still in place. Our recommendations and comments are based on this limited review, as well as our experience in the assessment of these types of buildings. But we cannot guarantee the total extent of the structural deficiencies have been determined. The on-site reviews were completed February 1 and 5, 2008 and March 18, The date noted on photographs for Building 1B, 347 Greenwich is be to ignored. The camera date function did not operate properly.

8 Buildings 1 & 2-66 Mohawk Brantford, Ontario This report, prepared by Group Eight Engineering Limited, is intended for the exclusive use of the City of Brantford. Neither Group Eight Engineering Limited nor the City of Brantford assume any liability for the use of this report, or for the use of any information disclosed in the report, or for damages resulting from the use of this report, by other parties.

9 Buildings 1 & 2-66 Mohawk Brantford, Ontario BACKGROUND The site at 347 Greenwich consists of a number of occupied and unoccupied buildings. The three buildings noted as Buildings 1B, 2 and 3A, were reviewed for this report. Photographs No. 1 and 2 show Building 1B, Photographs No. 3 and 4 show Building 2 and Photograph No. 5 shows Building 3A. Portions of buildings 2 and 3A have been damaged by fire and/or collapsed. These areas were not reviewed and were not considered within the context of the building area to be salvaged. The approximate foot print areas of the three buildings at 347 Greenwich being reviewed and considered for reuse are, as follows: Building 1B - 60' x 210 = 12,600 ft² Building 2-56' x 160' = 8,960 ft² Building 3A - 55' x 145' = 7,975 ft² The total approximate floor area for potential future use is, as follows: Building 1B - 4 x 12,600 ft² = 50,400 ft² Building 2-3 x 8,960 ft² = 26,880 ft² Building 3A - 3 x 7,975 ft² = 23,925 ft² Buildings at 66 Mohawk consist of the office area, Building 1, and the original manufacturing/warehouse, Building 2, and the timekeepers building. The timekeepers building is not part of this review. Photographs No. 6, 7, and 8 show Buildings 1 and 2. The date of construction of any of the buildings is unknown. Previous reports have noted the date of construction of Building 1B as 1940 and of Building 2A as between 1897 and There are no architectural or structural drawings of the buildings available for review.

10 Buildings 1 & 2-66 Mohawk Brantford, Ontario Two previously completed reports were available for review. Relevant portions of the following report was provided by the City of Brantford: Greenwich-Mohawk Streets, Brantford Site Remediation Study, Opportunities and Constraints Report, prepared by Planning & Engineering Initiatives Ltd., Wiebe Engineering Group Inc., dated October 28, 2002 The second report reviewed was: Structural Stabilization Report for 66 Mohawk Street, Brantford, Ontario, prepared by Group Eight Engineering Limited, dated, March, 2005.

11 Buildings 1 & 2-66 Mohawk Brantford, Ontario EXISTING BUILDINGS DESCRIPTION 3.1 Building 1B Greenwich Building 1B is a 4-storey reinforced concrete structure. The building structure consists of cast-in-place concrete roof and floor slabs. Slabs are supported by rectangular exterior concrete columns and circular interior concrete columns. All columns have drop panels and the interior columns have capitals (Photograph No. 9). In the areas of the stairwells and elevator shaft, the openings have additional concrete beam framing. The thickness of the structural concrete slabs (2nd, 3rd, 4th floors and roof) is not known. The floor to underside of floor slab is 13'-4, first floor; 11'-4 second, third and fourth floors. The first floor is a cast-in-place concrete slab on grade. Exterior walls are double wythe brick masonry between exposed concrete columns and concrete spandrel beams or double wythe brick masonry short walls with glazing between exposed concrete columns and concrete spandrel beams. Visible portions of foundation walls are cast-in-place concrete.

12 Buildings 1 & 2-66 Mohawk Brantford, Ontario Building Greenwich Building 2 is a three-storey structure. The lowest Floor is partially buried on the north side, Greenwich Street (Photograph No. 3). The structure consists of heavy timber construction with load-bearing masonry brick exterior walls. The building is separated into fire compartments. Firewalls are loadbearing masonry. The west end of the building, first fire compartment, appears to have been an office area in the original building layout. This area would appear to have a basement or crawl-space below the First Floor. This area is not part of our review. The next fire compartment is the area subject to our review. Building structure west of this fire compartment has been destroyed by fire. Typical floor constriction is, as follows: floor sheathing, running east-west floor sheathing, spanning north-south timber floor beams spanning east-west timber girders spanning north-south which bear on three (3) interior timber columns and exterior load-bearing masonry walls (Photograph No. 10) Roof support structure is similar to the typical floor construction. Interior timber column size increases at each floor level from the roof to the ground Floor. The exterior masonry walls and the interior firewalls consist of multi-wythe brick construction. The first floor slab is a cast-in-place concrete slab on grade. Foundations, where visible, are stone and mortar/concrete construction.

13 Buildings 1 & 2-66 Mohawk Brantford, Ontario Building 3A Greenwich The building is a three-storey timber structure with masonry brick exterior walls. The building is separated into fire compartments by interior masonry walls. Fire compartment lengths from the west end of the building are, as follows: First - 40' (approximately) Second - 40' Third - 145' (This fire compartment is the area subject to our review) Fourth - 130' Typical floor construction is, as follows: floor sheathing, running east-west floor sheathing, spanning north-south timber floor beams, spanning east-west timber girders, spanning north-south which bear on interior timber columns and exterior load-bearing masonry walls (Photograph No. 11) The roof support structure is similar to the typical floor construction. The majority of timber girders have been tension-rod reinforced. The exterior masonry walls and the interior firewalls consist of multi-wythe brick construction. The first floor slab is a cast-in-place concrete slab on grade. Foundations, where visible, are stone and mortar/concrete construction.

14 Buildings 1 & 2-66 Mohawk Brantford, Ontario Building 1-66 Mohawk The building is a three-storey structure with a basement. The building structure is, as follows: Roof Construction: timber sheathing timber joists (2" x 8" x 16" C/C) timber beams (6" x 8") and columns (8" nominal) Floor Construction: timber sheathing timber joists (2" x 12" x 16" C/C) timber beams (11-1/2" x 15-1/2") and columns (8" nominal) (Photograph No. 12) Timber joists bear on the timber beams on the interior, and the exterior and interior (firewall) masonry walls. The timber beams span to timber columns on the interior and to brick masonry pilasters on the exterior. There are concrete slabs at two floor levels associated with the old safe structures. Masonry walls, interior (firewall) and exterior, are multi-wythe brick construction. Foundation walls are multi-wythe brick to grade and cast-in-place concrete below grade. Interior timber columns are supported by brick masonry piers in the Basement. The Basement floor slab is cast-in-place concrete.

15 Buildings 1 & 2-66 Mohawk Brantford, Ontario Building 2-66 Mohawk The building is a three-storey structure with a basement. The building structure is, as follows: Roof Construction: timber sheathing timber beams (6" x 10") and columns (5-1/2" x 9-1/2") Floor Construction: timber sheathing timber joists (2" x 4" x 2" C/C, solid back-to-back joists) timber beams (size varies) and columns (size varies) Roof sheathing spans between beams with an intermediate stiffener at mid-span between beams. Timber beams bear on interior columns and exterior masonry walls. Exterior walls are multi-wythe brick construction. Foundation walls are multi-wythe brick to grade and cast-in-place concrete below grade. Interior timber columns are supported by brick masonry piers in the basement. The basement floor slab is cast-in-place concrete.

16 Buildings 1 & 2-66 Mohawk Brantford, Ontario OBSERVATIONS 4.1 Building 1B Greenwich.1 Interior The concrete floor on the second, third and fourth floors is covered by a membrane (Photograph No. 9). The composition of this membrane was not determined. The thickness of the membrane, where measured, was 1 to 1-1/2 inches. The membrane is heavily cracked on all three floors (Photograph No. 13) In the one area where the membrane has been removed from the concrete floor surface, 2nd floor, the surface of the concrete is spalling (Photograph No. 14). The underside of the concrete floor and roof slabs have spalling concrete, exposed corroding reinforcing steel and cracks (Photographs No. 15, 16, 17). In some of the cracks, water has, and continues to penetrate through the slab. Concrete columns are spalling with steel reinforcing exposed and covered with rust (Photographs No. 18, 19, 20). Typically, exterior columns have more spalling and, typically, the spalling increases the lower the column is in the building (i.e. less on the 4th floor, more on the 1st floor). In some cases, exposed concrete reinforcing is the result of the initial building construction. The reinforcing bars were not set properly and cast with no concrete cover (Photograph No. 21).

17 Buildings 1 & 2-66 Mohawk Brantford, Ontario The concrete steel reinforcing, where exposed, is typically round, un-deformed bar. In some locations, bar is square, un-deformed. Where reinforcing is exposed in exterior, rectangular columns, no ties are visible (Photograph No. 22). Spiral reinforcement ties are visible in interior circular concrete columns, but do not appear to be continuous through floor levels (Photograph No. 23). Construction joints in the concrete slabs are visible. Spalling concrete and rusting reinforcing bars are prevalent at these joints (Photographs No. 24, 25). There is cracking and spalling, various locations, on the interior faces of the spandrel beams (Photograph No. 26). There are areas of missing concrete on the underside of the floor slabs. This condition appears to be from the original concrete placement (Photographs No. 27, 28). Concrete window sills are spalling and cracking. Masonry walls have the following deficiencies: minor cracking, spalling bricks, brick joints with mortar missing, and missing, broken bricks (Photographs No. 29, 30). Rainwater leaders are broken and missing in various locations. Water is flowing in rainwater leaders. The one-storey attached structure on the south side has been destroyed by fire (Photographs No. 2, 31). The fire extended into Building 1B at two overhead doors on the south side..2 Exterior Access to the roof was not available, therefore, the condition of the masonry parapets and the roof membrane could not be reviewed.

18 Buildings 1 & 2-66 Mohawk Brantford, Ontario The exterior faces of the building's concrete columns and spandrel beams are cracked and spalling, Exposed steel reinforcing is rusting (Photographs No. 32, 33, 34, 35, 36, 37, 38). Steel reinforcing stirrups are visible in spalled spandrel beams (Photographs No. 35, 36, 37). The exterior masonry mortar joints are in poor condition. Bricks are spalling and missing is various locations (Photograph No. 39). Masonry parapets have bricks missing and spalling, along with missing mortar from joints (Photographs No ). Concrete window sills are spalling. 4.2 Building Greenwich.1 Interior The condition of the roof membrane could not be viewed due to snow cover (Photograph No. 42). There is heavy checking/splitting/cracking in the timber beams, girders and columns, at each floor level and the roof level (Photographs No. 43, 44, 45). There are locations of roof asphalt seepage through the roof sheathing. Water stains are visible in various locations on the underside of roof framing. There is cracking in the masonry at timber girder bearing at the exterior walls, various locations (Photographs No. 46, 47, 48). Metal bearing plates are corroding (Photograph No. 47).

19 Buildings 1 & 2-66 Mohawk Brantford, Ontario The connecting plate at the girder-column connection is corroding in various locations. Bolts have failed in some locations. There is cracking in the exterior and interior masonry walls (Photographs No. 49, 50, 51). There is some splitting, cracking and spalling of brick. Mortar pointing is required at various brick joints. One rainwater leader is not connected. Floor sheathing has lifted in this location on the Third Floor. White mould is present at this column location at the underside of the Third and Second Floors (Photographs No. 52, 53). There is fire damage to timber beams, girders and columns, Third Floor level and below, on the north side of the building in the third and fourth bay from the west end of the building area being reviewed (Photographs No. 54, 55). Fire damage has occurred to timber beams, girders and columns, Second Floor level and below for three bays at west end of the area being reviewed. Damage has occurred on both north and south sides of the building (Photographs No. 56, 57). Metal column base plates are corroding (Photograph No. 58)..2 Exterior Mortar joints require pointing. Spalling and cracking bricks are visible at various locations. There are cracks in masonry walls, particularly at lintels, various locations (Photographs No. 59, 60). Brick parapets, both north and south side are failing (Photograph No. 61, 62).

20 Buildings 1 & 2-66 Mohawk Brantford, Ontario The firewall at the east end of the area under review has appeared to have shifted. There is a large vertical crack at this location (Photograph No. 63). The exposed foundation wall has mortar/concrete between stones missing (Photograph No. 64). 4.3 Building 3A Greenwich.1 Interior No access was gained to the roof. The wooden stair to the roof has rotted out. No access was gained to the Third Floor at the west end, first fire compartment. The second fire compartment at the Second and Third Floors, and roof has collapsed (Photograph No. 65, 66, 67). The east fire compartment has been damaged by fire. Columns have failed. Floor structure has failed (Photograph No. 68). There is a 6" concrete slab cast on a portion of the Second Floor in the third fire compartment. Concrete is approximately 3 bays long by 1 bay wide (Photograph No. 69). Throughout this building are steel reinforced timber beams, steel monorail systems and steel floor grating over the wood sheathing. Timber columns sit on various styles of baseplates/pedestals (Photographs No. 70, 71). There is checking/cracking/splitting in timber beams, girders and columns (Photographs No. 72, 73).

21 Buildings 1 & 2-66 Mohawk Brantford, Ontario There appears to be signs of movement at the timber beam bearing locations at the interior masonry fire walls (Photograph No. 74). There is cracking in masonry walls at girder bearing locations, exterior walls, various locations (Photographs No. 75, 76). Masonry has cracked in both exterior walls and interior firewalls, various locations (Photographs No. 74, 77, 78). Floor sheathing has lifted from water penetration in various locations. Floors are "soft" throughout. There is minimal fire damage in the third fire compartment at Second Floor level (Photograph No. 79). There is a small hole in the Third Floor, second bay of the third fire compartment. The top of the timber column below is showing signs of wood rot at this location (Photographs No. 80, 81). The timber girder tension rod reinforcing is corroding, various locations. In various locations, white rot is present on timber elements (Photographs No. 82, 83). At one location, the column capital has shifted off the column and girder (Photograph No. 84)..2 Exterior Bricks are spalling. There are a number of locations of missing brick (Photographs No. 85, 86). Mortar is missing in brick joints in various locations (Photographs No. 85, 87).

22 Buildings 1 & 2-66 Mohawk Brantford, Ontario There is cracking in the brick, various locations (Photograph No. 88, 89). Where exposed, foundation stone has mortar/concrete missing (Photograph No. 90). 4.4 Building 1-66 Mohawk.1 Interior There are at least two locations where the roof leaks. Areas of wood rot are visible. White rot is visible throughout all storeys. Water is leaking throughout, including the Basement (Photographs No. 91, 92, 93, 94, 95, 96). Floor sheathing is lifting and rotting, on all floor levels (Photograph No. 97). Structural framing is not visible at the underside of the Second and Third Floors due to ceiling finishes. Wood rot is visible in the Entrance Vestibule (Photographs No. 98, 99). Brick is splitting within the Entrance Vestibule (Photograph No. 100) Wood columns are splitting, checking (Photograph No. 101)..2 Exterior Mortar is missing from brick joints, various locations (Photograph No. 102). Bricks are spalling. Bricks are missing (Photograph No. 103). Brick parapet is failing (Photograph No. 104).

23 Buildings 1 & 2-66 Mohawk Brantford, Ontario There are a number of cracks in the brick masonry, particularly above windows (Photographs No. 105, 106). 4.5 Building 2-66 Mohawk.1 Interior This building has continued to deteriorate since our review completed in February of A fire has occurred in the structure. The roof has failed in two locations (Photograph No. 107, 108). The area of floor failure, Second Floor, has increased. This area of failure is probably three times larger than previously reported (Photographs No. 109, 110, 111). A small failure in the wood joists has occurred at the Third Floor (Photograph No. 112). White rot is visible throughout the building (Photographs No. 113, 114).

24 Buildings 1 & 2-66 Mohawk Brantford, Ontario DISCUSSION 5.1 Design Loads The original design dead, live, snow, wind and seismic loads for each of the buildings are unknown. An analysis of existing structural components needs to be completed to determine whether these members can support the current and/or proposed loads. This applies to all the buildings. A structural analysis cannot be completed on Building 1B until the size and location of steel reinforcing in the slabs, columns and beams is determined. For all buildings, the strength of the various materials (timber, steel, concrete) must be established to complete the analysis. An analysis was completed in 2005 on Buildings 1 and 2-66 Mohawk. Since that time the Building Code snow, wind and seismic loads have changed. Snow and wind return periods have gone from 1 in 30 years to 1 in 50 years. This has resulted in an increase in snow and wind loads. The seismic load used in the analysis will have to be revised to reflect current available data. Some allowance has to be made for seismic upgrading if the buildings are to be reused. 5.2 Building 1B Greenwich The membrane on the second, third and fourth floor slabs covers the surface condition of the concrete. In the one area where the concrete slab is exposed, the concrete surface is spalling. The membrane needs to be removed. Removal of the membrane may expose a spalling concrete surface or result in the removal of the top surface of the concrete slab. In either case, the concrete slabs will need to be repaired. The visible cracking on the underside of the concrete floor slabs is not unexpected. The current state of cracking does not appear to impair the load capacity of the slabs.

25 Buildings 1 & 2-66 Mohawk Brantford, Ontario The spalling concrete and the corroding steel reinforcing has to be repaired in all locations (columns, spandrel beams, slab, interior and exterior) to maintain the integrity of the structural concrete members. The condition of the roof membrane is not known. Water is flowing in the rainwater leaders. Most likely, the membrane requires repair or replacement with the concrete roof slab currently holding the water. Rainwater leaders require repair 5.3 Building Greenwich For reuse of the interior fire compartment, the fire damaged areas on the First, Second and Third Floors have to be replaced. To be replaced in kind, selective demolition has to occur in areas of the building to the east and west of this area. This selective demolition to harvest appropriate beams, girders and columns needs to be done immediately before these members become unusable. The roof membrane and rainwater leaders have to be repaired to make the building water-tight. Masonry repairs, brick replacement, etc., need to be completed to maintain the structural integrity of the building and make the building water-tight. 5.4 Building 3A Greenwich This building has to be made water-tight to maintain its integrity. Until this is completed, deterioration will continue. Deficient structural components need to be repaired, replaced and/or reinforced. Again, selective demolition of areas to the east and west should proceed to save existing timber members for reuse in the area of the building to be maintained. Masonry repairs, brick replacement, etc., need to be completed to maintain the structural integrity of the building and make the building water-tight.

26 Buildings 1 & 2-66 Mohawk Brantford, Ontario The concrete slab on the Second Floor has to be removed to accommodate future use. 5.5 Building 1-66 Mohawk This building has to be made water-tight to maintain its integrity. Until this is completed, deterioration will continue. Interior finishes, partitions, etc., have to be removed to expose all the structural members to determine their condition and the extent of any additional damage. The building is approximately 2,300 ft². It must be determined if saving a building this small has any real valve. It must also be decided what use there is for a 3-storey building this size. 5.6 Building 2-66 Mohawk Significant portions of the building structure have failed. Based on the current level of deterioration, and the deterioration that has occurred in the three years since our last building review, it is our opinion that this building should be demolished.

27 Buildings 1 & 2-66 Mohawk Brantford, Ontario OPINION OF PROBABLE REPAIR COSTS 6.1 General The probable costs for each repair or replacement are detailed on the following pages. The costs presented are April, 2008 values. Increased costs due to inflation, etc., have not been included. The costs are our opinion of probable repair/replacement/ construction costs based on our experience and knowledge for work of this nature. Engineering costs, if required, are not included. Also, costs to remove any asbestos or mould are not included. Construction costs for any required wind and/or seismic lateral load upgrades are not included. 6.2 Building 1B Greenwich Repair/Replacement Costs: 1. Removal and replacement of roof membrane... $84, Removal of floor membrane... $58, Repair of concrete floors (upper surface)... $465, Repair of concrete floors and roof (underside)... $78, Repair of columns... $210, Repair of spandrel beams... $240, Reconnect rainwater leaders... $5, Total... $1,140, Demolition Cost: 1. Demolition... $290, Note: Dumping costs at landfill site are not included.

28 Buildings 1 & 2-66 Mohawk Brantford, Ontario Building Greenwich Repair/Replacement Costs: 1. Removal and replacement of roof membrane... $58, Removal of existing finishes and partitions... $10, Removal and replacement of fire damaged beams, girders, columns... $22, Reconnect existing rainwater leader... $5, Miscellaneous structural repairs... $11, Masonry Repairs... $106, Reinforcement of stone foundations... $105, Total... $318, Demolition Cost: 1. Demolition... $115, Note: Dumping costs at landfill site are not included. Costs for demolition of adjacent areas to select suitable repair members are not included. 6.4 Building 3A Greenwich Repair/Replacement Costs: 1. Removal and replacement of roof membrane... $52, Miscellaneous structural repairs... $10, Concrete removal (Second Floor)... $7, Masonry repairs... $94, Reinforcement of stone foundations... $90, Total... $253,500.00

29 Buildings 1 & 2-66 Mohawk Brantford, Ontario Demolition Cost: 1. Demolition... $100, Note: Dumping costs at landfill site are not included. Costs for demolition of adjacent areas to select suitable repair members are not included. Costs for demolition of steel beam/girder reinforcing and monorail systems are not included. 6.5 Building 1-66 Mohawk Repair/Replacement Costs: 1. Removal of existing floor and ceiling finishes... $12, Removal and replacement of roof membrane... $19, Masonry mortar pointing... $55, Parapet and corbel repairs... $5, Column replacement... $5, Miscellaneous masonry repairs... $2, Miscellaneous structural repairs... $3, Vestibule repairs... $2, Total... $105, Demolition Cost: 1. Demolition... $35, Note: Dumping costs at landfill site are not included. 6.6 Building 2-66 Mohawk Repair is considered prohibitive due to the poor building condition.

30 Buildings 1 & 2-66 Mohawk Brantford, Ontario REPLACEMENT COSTS Greenwich Buildings.1 Building 1B Building 1B has a footprint area of 12,600 ft². There are areas within the existing building for an elevator shaft plus one interior stairwell. Because of their locations (elevator shaft, stairwell), it is assumed an additional elevator shaft, stairwell along with a new common entrance will be added. Therefore, for comparison purposes, we have assumed the replacement building will have a footprint of 14,000 ft². The existing total floor area is 50,400 ft² and the replacement structure floor area will be 56,000 ft². For a four-storey apartment unit, costs, depending on the style of construction, will vary between $ and $ per square foot, with an average cost of approximately $ per square foot. For low income housing, these costs typically drop to the low end, $ per square foot. Building construction cost will be: 14,000 ft² x $100.00/ft² = $1,400, Structure and envelope construction costs (minus insulation, etc.) would be approximately twenty percent of these costs. Structure cost on 14,000 ft² building = $280,000.00

31 Buildings 1 & 2-66 Mohawk Brantford, Ontario Buildings 2 and 3A The areas of buildings 2 and 3A on Greenwich to be potentially reused have footprint areas of approximately 8,000 and 9,000 ft². These areas do not include an elevator, stairwells or a common entrance. These elements will either have to be added on, increasing the building area, or built within, decreasing the usable floor space. For comparison purposes, we have assumed the elevator, stairwells, etc., will be added on. Therefore, for comparison purposes, new buildings with footprints of 9,000 and 10,000 ft² will be used. The total building square footage will be 27,000 ft² and 30,000 ft². For a 3-storey apartment unit, costs, depending on the style of construction, will vary between $ and $ per square foot, with an average at approximately $ per square foot. For low income housing, these costs typically drop to the low end, $ per square foot. Building construction costs are, therefore, 9000 ft² x $100.00/ft² = $900, ft² x $100.00/ft² = $1,000, Structural and envelope construction costs (minus insulation, etc.) would be approximately twenty percent of these costs: Structure Costs on 9000 ft² building = $180, Structure Costs on ft² building= $200,000.00

32 Buildings 1 & 2-66 Mohawk Brantford, Ontario Mohawk Buildings The replacement construction cost for Building 1-66 Mohawk, due to its size and unknown future use, is more difficult to determine. Using a $ per square foot construction cost, the replacement cost is: 2300 ft² x $150.00/ft² = $345, The structure/envelope construction cost would be: $345,000 x 0.2 = $69,000.00

33 Buildings 1 & 2-66 Mohawk Brantford, Ontario REUSE VERSUS REPLACEMENT There are a number of items, other than the upgrade cost, which need to be considered prior to deciding whether to reuse these buildings. These include: 1. There is no information on existing building foundations. Footings need to be exposed to determine construction, condition and depth. A cost allowance has been added to Buildings 2 and 3A, 347 Greenwich St., to cover the reinforcing of the existing stone foundations. 2. If the buildings are reused, the envelope will need to be upgraded to today's standards in terms of vapour/moisture barriers and insulation. 3. Required changes and their costs to accommodate new mechanical and electrical systems. This will include impact on any potential layout of the new facility. 4. Impact of increased usage of storm and sanitary services. In all likelihood, new services will be placed, necessitating slab-on-grade removal and changes to the existing foundations. 5. Possible upgrades/reinforcing to meet required dead, live, wind and seismic loads. The above list is neither exhaustive or complete. The list is presented purely to demonstrate that more information is required to detail the complete cost of retaining the existing buildings. The repair costs developed for each of the buildings do not include all potential costs which will be incurred in reusing the existing buildings. The replacement buildings will not be built with the same form and detail visible on the exterior of the existing buildings. Unfortunately the required repairs will most likely compromise this form and detail or, in some cases, to lower costs, eliminate this form and detail.

34 Buildings 1 & 2-66 Mohawk Brantford, Ontario A cost can be established to replace the form and detail in the new construction but has not been included in the replacement costs presented. Replacement costs represent a reasonable expected cost for buildings of this type. The noted repair costs compared to the calculated structure/envelope replacement costs are, as follows: Building Repair Cost Replacement Cost Building 1B Greenwich $1,140,000.0 $280, Building Greenwich $318, $180, Building 3A Greenwich $253, $200, Building 1-66 Mohawk $105, $69, Directly comparing these costs, all four buildings are more expensive to repair than to replace. The noted repair/replacement costs compared to the calculated structure/envelope replacement costs plus demolition costs are, as follows: Building Repair Cost Replacement Cost + Demolition Cost Building 1B Greenwich $1,140,000.0 $570, Building Greenwich $318, $295, Building 3A Greenwich $253, $300, Building 1-66 Mohawk $105, $104, When the demolition cost is added to the replacement cost, Buildings 1B and 2, 347 Greenwich are still more expensive to repair than replace. Building 1, 66 Mohawk is a trade-off with respect to repairing or replacing.

35 Buildings 1 & 2-66 Mohawk Brantford, Ontario Only Building 3A Greenwich has a potential repair cost lower than the estimated replacement cost combined with demolition cost, although the difference is not large. It is our recommendation that none of these buildings be rebuilt. Repair costs exceed replacement costs for three of the buildings. When considering all the potential "unknowns" with dealing with the reuse of the existing buildings, costs to reuse are more likely to increase.

36 Buildings 1 & 2-66 Mohawk Brantford, Ontario SUMMARY The existing buildings, designated as Buildings 1B, 2 and 3A Greenwich and Buildings 1 and 2-66 Mohawk were reviewed for condition of structural components and the existing envelope elements. The purpose of this review was to determine building condition, costs to repair and whether the buildings could be reused. Overall, all the buildings have been left neglected and exposed to the outdoor environment too long. The buildings have been vandalized, fire damaged and exposed to significant water damage. The full extent of the damage will not be determined until the deterioration is halted. Building 2-66 Mohawk has deteriorated to the point where retaining the building for future use is not recommended. Building 1-66 Mohawk, the remaining portion of the original Cockshutt Plow Building, is a very small building with a repair cost larger than the estimated replacement cost. It is not recommended this building be reused. Building 1B Greenwich has repair costs which exceed estimated replacement costs. It is not recommended this building be reused. Building Greenwich has repair costs which exceed estimated replacement costs. It is not recommended this building be reused. Building 3A Greenwich has estimated repair costs below the estimated replacement costs plus demolition costs. However, considering the small size of the building to be reused, approximately 8,000 ft², the unknowns which will be exposed during or before future construction, and that the estimated replacement costs are only $46, higher than repair costs, it is not recommended this building be reused.

37 Buildings 1 & 2-66 Mohawk Brantford, Ontario The cost analysis of reuse versus replacement is based on our opinion of probable construction cost for the replacement structure at $ per square foot. As the replacement cost increases, i.e. if $120.00/ft² were used instead of $100.00/ft², the potential for reuse, based solely on the reuse and replacement costs presented in the report, increases. Regardless of any cost comparison, it is our opinion that the buildings are in a state beyond reasonable repair, and if repaired, will not have a lifespan matching the replacement buildings. It is our recommendation that the buildings not be repaired and reused.

38 Buildings 1 & 2-66 Mohawk Brantford, Ontario APPENDICES 10.1 Appendix A - Group Eight Engineering Limited Proposal Letter, dated January 16, Appendix B - Photographs

39 APPENDICES TO Buildings 1 & 2-66 Mohawk Brantford, Ontario Appendix A Group Eight Engineering Limited Proposal Letter Dated January 16, 2008

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43 APPENDICES TO Buildings 1 & 2-66 Mohawk Brantford, Ontario Appendix B Photographs

44 B1 Photograph No. 1 Photograph No. 2

45 B2 Photograph No. 3 Photograph No. 4

46 B3 Photograph No. 5 Photograph No. 6

47 B4 Photograph No. 7 Photograph No. 8

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100 B57 Photograph No. 113 Photograph No. 114