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Q:\Project\2008\08018 Condition Report 3 Bldgs Brantford\Documents\Reports\G8\2008-04-14Structural Condition Report (EHC).doc

Group Eight Engineering Limited Consulting Engineers

STRUCTURAL CONDITION REPORT FOR

BUILDINGS 1B, 2 & 3A - 347 GREENWICH BUILDINGS 1 & 2 - 66 MOHAWK

BRANTFORD, ONTARIO

PROJECT NO. 08018

APRIL 2008 Prepared By: E. H Chapman, P. Eng.

Structural • Mechanical • Electrical 499 King Street East, Suite 200 Hamilton, ON L8N 1E1

Tel: (905) 525-6069 Fax: (905) 528-7310 E-Mail: [email protected] Website: group8eng.com

Group Eight Engineering Limited Consulting Engineers Structural • Mechanical • Electrical Tel: (905) 525-6069 Fax: (905) 528-7310 499 King Street East, Suite 200 E-Mail: [email protected] Hamilton, ON L8N 1E1 Website: group8eng.com

Q:\Project\2008\08018 Condition Report 3 Bldgs Brantford\Documents\Reports\G8\2008-04-14Structural 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.

April 17, 2008 The Corporation of the City of Brantford 100 Wellington Square Brantford, Ontario N3T 2M3 Attention: Mr. Jim Quin, B.Sc. Manager of Technical Services Subject: Structural Condition Report Buildings 1B, 2 & 3A - 347 Greenwich Buildings 1 & 2 - 66 Mohawk Brantford, Ontario Our Project No. 08018 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.

Structural Condition Report Buildings 1B, 2 & 3A - 347 Greenwich Buildings 1 & 2 - 66 Mohawk Brantford, Ontario Project No. 08018 .. 2 .. 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

Structural Condition Report For Buildings 1B, 2 & 3A - 347 Greenwich

Buildings 1 & 2 - 66 Mohawk Brantford, Ontario

08018

ii

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 $100.00 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.



08018

iii

TABLE OF CONTENTS SYNOPSIS.................................................................................................................................... II 1.0 INTRODUCTION...............................................................................................................1 2.0 BACKGROUND................................................................................................................3 3.0 EXISTING BUILDINGS DESCRIPTION ...........................................................................5

3.1 Building 1B - 347 Greenwich.............................................................................. 5 3.2 Building 2 - 347 Greenwich................................................................................. 6 3.3 Building 3A - 347 Greenwich.............................................................................. 7 3.4 Building 1 - 66 Mohawk....................................................................................... 8 3.5 Building 2 - 66 Mohawk....................................................................................... 9

4.0 OBSERVATIONS ...........................................................................................................10

4.1 Building 1B - 347 Greenwich............................................................................ 10 .1 Interior ..................................................................................................... 10 .2 Exterior .................................................................................................... 11

4.2 Building 2 - 347 Greenwich............................................................................... 12 .1 Interior ..................................................................................................... 12 .2 Exterior .................................................................................................... 13

4.3 Building 3A - 347 Greenwich............................................................................ 14 .1 Interior ..................................................................................................... 14 .2 Exterior .................................................................................................... 15

4.4 Building 1 - 66 Mohawk..................................................................................... 16 .1 Interior ..................................................................................................... 16 .2 Exterior .................................................................................................... 16

4.5 Building 2 - 66 Mohawk..................................................................................... 17 .1 Interior ..................................................................................................... 17

5.0 DISCUSSION..................................................................................................................18

5.1 Design Loads..................................................................................................... 18 5.2 Building 1B - 347 Greenwich............................................................................ 18 5.3 Building 2 - 347 Greenwich............................................................................... 19 5.4 Building 3A - 347 Greenwich............................................................................ 19 5.5 Building 1 - 66 Mohawk..................................................................................... 20 5.6 Building 2 - 66 Mohawk..................................................................................... 20

6.0 OPINION OF PROBABLE REPAIR COSTS..................................................................21

6.1 General ............................................................................................................... 21 6.2 Building 1B - 347 Greenwich............................................................................ 21 6.3 Building 2 - 347 Greenwich............................................................................... 22 6.4 Building 3A - 347 Greenwich............................................................................ 22 6.5 Building 1 - 66 Mohawk..................................................................................... 23 6.6 Building 2 - 66 Mohawk.................................................................................... 23



08018

iv

7.0 REPLACEMENT COSTS ...............................................................................................24 7.1 347 Greenwich Buildings.................................................................................. 24

.1 Building 1B............................................................................................... 24

.2 Buildings 2 and 3A................................................................................... 25

7.2 66 Mohawk Buildings........................................................................................ 26 8.0 REUSE VERSUS REPLACEMENT................................................................................27 9.0 SUMMARY......................................................................................................................30 10.0 APPENDICES.................................................................................................................32

10.1 Appendix A - Group Eight Engineering Limited Proposal Letter, dated January 16, 2008

10.2 Appendix B - Photographs



08018 - 1

1.0 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 - 347 Greenwich and Buildings 1 and 2 - 66 Mohawk, Brantford,

Ontario. Building 1B - 347 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, 2008.

The date noted on photographs for Building 1B, 347 Greenwich is be to ignored. The

camera date function did not operate properly.



08018 - 2

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.



08018 - 3

2.0 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 1904.

There are no architectural or structural drawings of the buildings available for review.



08018 - 4

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.



08018 - 5

3.0 EXISTING BUILDINGS DESCRIPTION

3.1 Building 1B - 347 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.



08018 - 6

3.2 Building 2 - 347 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 load-

bearing 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.



08018 - 7

3.3 Building 3A - 347 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.



08018 - 8

3.4 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 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.



08018 - 9


The building is a three-storey structure with a basement.

The building structure is, as follows:

Roof Construction:


• timber beams (6" x 10") and columns (5-1/2" x 9-1/2")

Floor Construction:


• 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.



08018 - 10

4.0 OBSERVATIONS


.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).



08018 - 11

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.



08018 - 12

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. 40. 41).

Concrete window sills are spalling.


.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).



08018 - 13

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).



08018 - 14

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



.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




08018 - 15

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


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


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


.2 Exterior

Bricks are spalling. There are a number of locations of missing brick


Mortar is missing in brick joints in various locations (Photographs No. 85, 87).



08018 - 16

There is cracking in the brick, various locations (Photograph No. 88, 89).

Where exposed, foundation stone has mortar/concrete missing (Photograph No.

90).


.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).



08018 - 17

There are a number of cracks in the brick masonry, particularly above windows



.1 Interior

This building has continued to deteriorate since our review completed in

February of 2005.

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).



08018 - 18

5.0 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.


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.



08018 - 19

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


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.


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.



08018 - 20

The concrete slab on the Second Floor has to be removed to accommodate future use.


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.


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.



08018 - 21

6.0 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.


Repair/Replacement Costs: 1. Removal and replacement of roof membrane .......................... $84,000.00

2. Removal of floor membrane ..................................................... $58,000.00

3. Repair of concrete floors (upper surface) ............................... $465,000.00

4. Repair of concrete floors and roof (underside) ......................... $78,000.00

5. Repair of columns .................................................................. $210,000.00

6. Repair of spandrel beams ...................................................... $240,000.00

7. Reconnect rainwater leaders...................................................... $5,000.00

Total................................................................................................ $1,140,000.00

Demolition Cost: 1. Demolition .............................................................................. $290,000.00

Note: Dumping costs at landfill site are not included.



08018 - 22



2. Removal of existing finishes and partitions .............................. $10,000.00

3. Removal and replacement of fire damaged beams, girders,

columns .................................................................................... $22,000.00

4. Reconnect existing rainwater leader .......................................... $5,000.00

5. Miscellaneous structural repairs ............................................... $11,500.00

6. Masonry Repairs .................................................................... $106,000.00

7. Reinforcement of stone foundations....................................... $105,000.00

Total................................................................................................... $318,000.00 Demolition Cost: 1. Demolition .............................................................................. $115,000.00


Costs for demolition of adjacent areas to select suitable repair members are not

included.



2. Miscellaneous structural repairs ............................................... $10,000.00

3. Concrete removal (Second Floor) .............................................. $7,500.00

4. Masonry repairs........................................................................ $94,000.00

5. Reinforcement of stone foundations......................................... $90,000.00

Total................................................................................................... $253,500.00



08018 - 23

Demolition Cost: 1. Demolition .............................................................................. $100,000.00


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.


Repair/Replacement Costs: 1. Removal of existing floor and ceiling finishes .......................... $12,000.00

2. Removal and replacement of roof membrane .......................... $19,600.00

3. Masonry mortar pointing........................................................... $55,000.00

4. Parapet and corbel repairs ......................................................... $5,500.00

5. Column replacement .................................................................. $5,500.00

6. Miscellaneous masonry repairs .................................................. $2,400.00

7. Miscellaneous structural repairs ................................................. $3,000.00

8. Vestibule repairs......................................................................... $2,400.00

Total................................................................................................... $105,400.00

Demolition Cost: 1. Demolition ................................................................................ $35,000.00



Repair is considered prohibitive due to the poor building condition.



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7.0 REPLACEMENT COSTS

7.1 347 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 $100.00 and $170.00 per square foot, with an average cost of

approximately $150.00 per square foot. For low income housing, these costs

typically drop to the low end, $100.00 per square foot.

Building construction cost will be:

14,000 ft² x $100.00/ft² = $1,400,000.00

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



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.2 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 $100.00 and $170.00 per square foot, with an average at

approximately $150.00 per square foot. For low income housing, these costs

typically drop to the low end, $100.00 per square foot.

Building construction costs are, therefore,

9000 ft² x $100.00/ft² = $900,000.00

10000 ft² x $100.00/ft² = $1,000,000.00

Structural and envelope construction costs (minus insulation, etc.) would be

approximately twenty percent of these costs:

Structure Costs on 9000 ft² building = $180,000.00

Structure Costs on 10000 ft² building= $200,000.00



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7.2 66 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 $150.00 per square foot construction cost, the replacement cost is:

2300 ft² x $150.00/ft² = $345,000.00

The structure/envelope construction cost would be:

$345,000 x 0.2 = $69,000.00



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8.0 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.



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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 - 347 Greenwich $1,140,000.0 $280,000.00

Building 2 - 347 Greenwich $318,000.00 $180,000.00

Building 3A - 347 Greenwich $253,500.00 $200,000.00

Building 1 - 66 Mohawk $105,400.00 $69,000.00

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 - 347 Greenwich $1,140,000.0 $570,000.00

Building 2 - 347 Greenwich $318,000.00 $295,000.00

Building 3A - 347 Greenwich $253,500.00 $300,000.00

Building 1 - 66 Mohawk $105,400.00 $104,000.00

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.



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Only Building 3A - 347 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.



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9.0 SUMMARY

The existing buildings, designated as Buildings 1B, 2 and 3A - 347 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 - 347 Greenwich has repair costs which exceed estimated replacement

costs. It is not recommended this building be reused.

Building 2 - 347 Greenwich has repair costs which exceed estimated replacement costs.

It is not recommended this building be reused.

Building 3A - 347 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

$46,500.00 higher than repair costs, it is not recommended this building be reused.



08018 - 31

The cost analysis of reuse versus replacement is based on our opinion of probable

construction cost for the replacement structure at $100.00 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.



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10.0 APPENDICES

10.1 Appendix A - Group Eight Engineering Limited Proposal Letter, dated January 16, 2008

10.2 Appendix B - Photographs

APPENDICES TO Structural Condition Report For

Buildings 1B, 2 & 3A - 347 Greenwich Buildings 1 & 2 - 66 Mohawk

Brantford, Ontario 08018

Appendix A Group Eight Engineering Limited Proposal Letter

Dated January 16, 2008

APPENDICES TO Structural Condition Report For

Buildings 1B, 2 & 3A - 347 Greenwich Buildings 1 & 2 - 66 Mohawk

Brantford, Ontario 08018

Appendix B

Photographs

APPENDIX B to Structural Condition Report For

Buildings 1B, 2 & 3A - 347 Greenwich Buildings 1 & 2 - 66 Mohawk, Brantford, Ontario

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