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The Corporation of the Town of Bracebridge

Request For Proposal 2019-TOB-RFP-001 Bracebridge Memorial Arena - Structural Analysis

THE CORPORATION OF THE TOWN OF BRACEBRIDGE

REQUEST FOR PROPOSAL (RFP)

FOR

Bracebridge Memorial Arena Structural Analysis Reference No. 2019-TOB-RFP-001

RFP Issue Date: Thursday, February 7, 2019

RFP Closing Date and Time: Submissions must be received by 2:00 p.m. local time on Thursday, March 14, 2019.

RFP Closing Location: Town of Bracebridge Recreation Department 110 Clearbrook Trail Bracebridge, Ontario P1L 0A3

Contact: Don Campbell Manager of Facilities [email protected]

Notice: Late submissions will not be accepted

The Town appreciates all proposal responses; however, only shortlisted or successful candidates will be contacted.

mailto:[email protected]



TERMS OF REFERENCE 1. INTRODUCTION AND PROJECT BACKGROUND

1.1. The Town of Bracebridge is seeking proposals from qualified Consultants to complete a Structural Analysis of the Bracebridge Memorial Arena.

1.2. The Corporation of the Town of Bracebridge operates and maintains the Bracebridge Memorial Arena as part of its recreational facilities. The Arena is located at 169 James Street, Bracebridge, Ontario.

1.3. The Arena opened in 1949 and a two (2) storey lobby portion of the building was added in 1975.

1.4. The last Structural Inspection of the Bracebridge Memorial Arena was completed in 2017 and included analysis of the mechanical systems. The mechanical systems will not be part of this RFP. The 2017 Inspection is attached as Appendix “C” to this RFP.

1.5. In 2015 a Structural Review and Analysis of the Bowstring Trusses was completed and the study concluded that the identified top chord members required reinforcing. This work was completed in October 2015.

1.6. Section 3 of the 2017 Structural Inspection identified a number of areas requiring maintenance

and many of these items have been addressed.

1.7. The Town is currently in the process of planning for a new Arena; however, it is critical that the existing facility is maintained in a manner that ensures it is safe for occupation.

2. SCOPE OF WORK 2.1. To conduct a comprehensive on-site Structural Analysis and outline the deficiencies with

recommendations for remedial work.

2.2. Identify recommended and required remedial work and prioritize immediate, short and long term maintenance requirements, including probable costs for each item requiring maintenance.

2.3. Estimate the remaining useful life of individual components including, but not limited to:

• Structure, Foundation, Block Wall, Columns, Floor Slab and Fire Exits • Building envelope including Exterior Walls and Roof

2.4. Identify other risks that are present in the Arena that require attention or maintenance such as

mould, asbestos, PCB’s, etc. The purpose of this section is to receive general comments on any hazardous material found in the course of the structural inspection. A detailed inspection is not required.



INSTRUCTIONS TO RESPONDENTS

3. PROPOSAL SUBMISSION FORMAT

3.1. Respondents shall submit two (2) original bound hard copies and one (1) digital copy in Adobe PDF format on a memory stick of the proposal, in a sealed package, marked with the Respondents name, title and the Project and RFP reference number

3.2. Respondents are required to provide a written response for each of the following items. This information shall be submitted with the balance of the required documents provided by the Respondent, however, it is essential that the document format be contained as one distinct section and, that it adheres exactly to the numbering, sequence and topics as those listed below.

3.3. This will enable the evaluation committee to perform a more effective review of submissions.

3.4. Failure to do so may eliminate the proposal from further consideration.

3.5. The Respondent’s proposal should be as concise as reasonably possible, and include, at a minimum, a response to each of the following items:

Cover Letter Company Name and Contact Information

Acknowledge receipt of all addenda

Section 1 Company Overview

Clearly identify the prime firm submitting the proposal. Identify any other firms that may be involved (sub-contracted) on your behalf and their legal/contractual relationship with the prime firm along with the expertise and respective projected costs of their involvement.

Section 2 Project Manager and Support Staff

Provide a resume of the Project Manager and Support Staff that would be directly involved in the project, indicating experience, credentials and notable achievements in the area of this work assignment.

Details of any sub-consultants to be employed on the project and the areas they will be responsible for.

Section 3 Experience on Similar Projects

Respondents shall include at least three (3) references that outline previous Arena Structural Analysis that have been successfully completed by their firm in the past five (5) years. This shall include the client names, contact names and phone numbers. The Town reserves the right to contact these references, where appropriate. In the interest of fair and equitable consideration to all Respondents, please do not list the Town of Bracebridge as a reference for this section.

Note that each reference is not to exceed one 8.5”x11” page in length.



Section 4 Project Understanding and Work Plan

Respondents are to confirm their understanding of the Scope of Work and clearly define how they would go about achieving same, noting the sequence and timing of all project phases.

Section 5 Schedule of Work

Respondents shall indicate when work would commence (pending tentative notification of award by April 30, 2019) and approximately how long it would take to complete the assignment. Meeting dates, other key events and major project deliverables should be clearly identified on the project schedule.

Section 6 Financial

Provide a detailed accounting of the costs associated with the Bracebridge Memorial Arena Structural Analysis. Include all costs, including disbursements and other applicable costs in your Schedule of Fees.

Prices quoted in the proposal shall include excise tax, patent, import duty, foreign exchange, and all other charges. HST must be shown as a separate item.

Appendices Completed Respondents Declaration form attached as Appendix “A” Signed Copy of all Addenda Additional information regarding your firm and/or services that could prove

beneficial to the evaluation team in assessing their proposal.

4. PROPOSAL EVALUATION CRITERIA

4.1. Proposals will be evaluated based on, but not limited to, the following:

Experience and Qualifications as evidenced by:

• Company background and history

• Managing consultants experience

• Sub-consultants experience

• Client references (three references)

50%

Approach to Project, completion schedule:

• Adequacy of resources

• Ability to complete work on a timely basis and meet deadlines

• Innovation and thoughtfulness in work approach

25%

Best Value for the Town of Bracebridge:

• Overall budget

• Budget breakdown by Phase and Elements

25%



5. QUESTIONS AND INQUIRIES

Inquiries regarding this RFP are to be directed to Town of Bracebridge Manager of Facilities or designate, Don Campbell by e-mail to [email protected]. Inquiries must not be directed to other Town employees or Elected Officials. Directing inquiries to other than the Recreation Department may result in your proposal submission being rejected.

6. PROPOSAL CLOSING

6.1 Proposal submissions must be received by the Town of Bracebridge Recreation Department, Attn: Director of Recreation, 110 Clearbrook Trail, Bracebridge, Ontario, P1L 0A3 on or before 2:00 p.m. local time on March 14, 2019.

6.2 Proposals received by the Town later than the specified closing time will be returned unopened to the Respondent.

6.3 The Town is not responsible for submissions that are not properly marked and/or delivered to any location other than that specified.

6.4 Electronically transmitted submissions (facsimile, e-mail, etc.) will NOT be accepted for this proposal.

6.5 After the closing time and date all proposals received by the Town become the property of the Town.

7. PROPOSAL OPENING

Respondents are advised there will NOT be a public opening for this RFP. Submissions received, by the date and time of the closing, will be opened at the Recreation Department Offices commencing at 2:05 p.m. local time on Thursday, March 14, 2019. The names of the Respondents will be recorded by the Director of Recreation, or designate, with an elected official present. Proposals will be reviewed and evaluated at a later time. The proposals will be evaluated on the basis of the criteria established elsewhere in this document and not necessarily solely on the lowest price.

8. PROPOSAL WITHDRAWAL OR QUALIFICATION

8.1 A Respondent who has already submitted a proposal may submit a further proposal at any time up to the official closing time. The last proposal received shall supersede and invalidate all proposals previously submitted by that Respondent.

8.2 A Respondent may withdraw or qualify their proposal at any time up to the official closing time by submitting a letter bearing their signature and seal as in their proposal to the Town. Such a submission must be received in sufficient time to be marked before 2:00 p.m. on the date for closing of proposals. The Respondent shall show their name and the proposal number on the envelope containing such letter. No telephone calls, e-mails or facsimiles will be considered.

8.3 No Respondent may withdraw their proposal for a period of 90 days after the actual date of closing.

mailto:[email protected]



9. PROPOSAL AWARD PROCEDURES

Unless stated otherwise the following procedures will apply:

9.1 The Town will notify the Successful Respondent of the award within sixty (60) calendar days of the Proposal Closing.

9.2 Notice of Acceptance of Proposal will be by telephone and by written notice.

9.3 Immediately after acceptance of the proposal by the Town, the Successful Respondent shall provide the Town with any required documents within fifteen (15) calendar days of the date of notification of award.

9.4 Following receipt of the documents, the Successful Respondent will receive written authority, in the form of a Service Agreement, to proceed with the work. A draft Agreement is attached as Appendix “B”.

9.5 The Successful Respondent will be required to attend a Project Initiation Meeting with the Town and prepare minutes of the meeting.

10. INFORMAL OR UNBALANCED PROPOSALS AND DESCREPANCIES

10.1. All entries shall be clear and legible and made in ink. Entries or changes made in pencil shall, unless otherwise decided by the Town, be declared invalid or informal.

10.2. Proposals which are incomplete, conditional, illegible or obscure, or that contain additions not called for, reservations, erasures, alterations (unless properly and clearly made and initialed by the Respondent’s signing officer), or irregularities of any kind, may be rejected as informal. Alterations may be made providing they are legible and initialed by the Respondents signing officer.

10.3. In the event of a discrepancy, the lowest of any amount submitted shall be taken as correct.

10.4. Proposals that contain prices which appear to be so adversely unbalanced as likely to affect the interests of the Town, may be rejected.

11. ERRORS AND OMISSIONS

11.1 The Town shall not be held liable for any errors or omissions in any part of this document. While the Town has used considerable efforts to ensure an accurate representation of information, the information is supplied solely as a guideline for Respondents. The information is not guaranteed or warranted to be accurate by the Town, nor is it necessarily comprehensive or exhaustive. Nothing in the document is intended to relieve the Respondents from forming their own opinions and conclusions with respect to the matters addressed in the RFP.

11.2 Should a Respondent find omissions from, or discrepancies in, any of the RFP documents or should the Respondent be in doubt as to the meaning of any part of such documents, the Respondent shall notify the designated contact without delay and no later than Thursday, February 28, 2019; 2:00 p.m. If the designated contact considers that a correction, explanation or interpretation is necessary or desirable, an addendum notice will be issued.



11.3 No oral explanation or interpretation will modify any of the requirements or provisions of the proposal documents.

12. ACCEPTANCE OR REJECTION OF PROPOSAL

12.1. The acceptance of a proposal will be contingent upon, and not necessarily limited to, an acceptable record of ability, experience, and previous performance.

12.2. The Town reserves the right to reject any or all proposals and to waive formalities as the interests of the Town may require without stating reasons therefore.

12.3. No proposal shall be accepted from or awarded to any individual, partnership or corporation that is in tax arrears with the Town of Bracebridge, or that may be deemed irresponsible or unreliable to the Town. Notwithstanding and without restricting the generality of the statement immediately above, the Town shall not be required to award and accept a proposal or recall the proposals at a later date:

12.3.1. When only one (1) proposal has been received as a result of the proposal call;

12.3.2. Where the lowest responsive and responsible Respondent’s proposal substantially exceeds the estimated cost of the goods or service;

12.3.3. Where the proposal documents do not state a definite, or are based on an unreasonable delivery/work schedule;

12.3.4. When all proposals received fail to comply with the specifications or proposal terms and conditions; or

12.3.5. Where a change in the scope of work or specifications are required.

12.4. The Town shall not be responsible for any liabilities, costs, expenses, loss or damage incurred, sustained or suffered by any Respondent by reason of the acceptance or the non-acceptance by the Town of any proposal or by reason of any delay in the acceptance of a proposal except as provided in the proposal document.

12.5. Proposals received after the official closing time will not be considered during the selection process and will be returned unopened to the respective Respondent.

12.6. Each proposal shall be open for acceptance by the Town for a period of sixty (60) calendar days following the date of closing.

12.7. The acceptance of any proposal will be contingent on approval and authorization to proceed by Bracebridge Town Council.

13. REQUIREMENTS AT TIME OF EXECUTION

13.1. Subject to an award of the agreement, the Successful Respondent is required to submit the following documentation in a form satisfactory to the Town for execution within fifteen (15) calendar days after being notified to do so in writing:

13.1.1. Insurance Documents;

13.1.2. Clearance Certificate from the Workplace Safety and Insurance Board;



13.1.3. Safety Policies and Procedures and related documentation; and

13.2. If the Successful Respondent for any reason, defaults or fails in any matter or item referred to under "Requirements at Time of Execution", the Town reserves the right to accept any other proposal submission, advertise for new proposals or carry out the work in any way as the Town may, at its sole discretion, deem best.

14. ADDENDA

If required by the Town, addenda will be posted on the Town of Bracebridge website (www.bracebridge.ca – under the Bid Opportunities of the Town Services Section). It is the Respondent’s responsibility to ensure all addenda have been received. It is the sole responsibility of the Respondent to make sure that they are in receipt of all addenda prior to the closing date and acknowledge receipt of the addenda on their Cover Letter. Please sign and return each Addenda with your Proposal as acknowledgement of receipt and understanding of each addendum. Failure to include a signed copy of the Addendums with your Proposal will result in your Proposal being declared incomplete and rejected as informal.

15. GOVERNING LAWS

This RFP and any subsequent agreements resulting from this RFP shall be governed by and interpreted in accordance with the Town's Purchasing policy and the laws of the Province of Ontario.

16. VERIFICATION OF INFORMATION

The Town shall have the right to:

16.1. Verify any Respondents statement or claim by whatever means the Town deems appropriate, including contacting persons in addition to those offered as references; and/ or

16.2. Access the Respondent’s premises where any part of the work is to be carried out to confirm Proposal information quality of processes and to obtain assurance of viability; and/or

16.3. The Respondent shall co-operate in the verification of information and is deemed to consent to the Town verifying such information.

17. PATENT, COPYRIGHT, OR OTHER PROPRIETARY RIGHTS

In accordance with the Municipal Freedom of Information and Protection of Privacy Act, Respondents are reminded to clearly identify in their proposal material, any specific scientific, technical, commercial, proprietary, intellectual or similar confidential information, the disclosure of which could cause them injury or damage.

18. HEALTH AND SAFETY

The Successful Respondent shall provide the Town, prior to commencement of work, with a written copy of the Health and Safety Policy for their firm along with Health and Safety procedure(s) relevant to the work to be performed where applicable. If the firm does not have written procedures relevant to the work, then the firm will be expected to abide by the Town's

http://www.bracebridge.ca/



safety procedures in accordance with the Occupational Health and Safety Act (re: duties of employers).

19. WORKPLACE SAFETY AND INSURANCE BOARD

The Successful Respondent shall provide the Town with a copy of the Workplace Safety and Insurance Board’s Clearance Certificate (or Independent Operator Certificate, as applicable) indicating the Respondent’s good standing with the Board at any time when requested by the Town.

20. INSURANCE

The Successful Respondent at their sole cost and expense shall insure its activities in connection with the work under this Agreement and obtain, keep in force, and maintain insurance as follows:

20.1. Comprehensive General Liability Insurance including but not limited to bodily injury including death, personal injury, property damage including loss of use thereof, broad form contractual liability, Towns and contractors' protective, products and completed operations, non-owned automotive liability and contain a cross liability, severability of insured clause in an amount of not less than two-million dollars ($2,000,000.00) applying to all claims on a per occurrence basis. The policy shall include the Town as additionally insured in respect of all operations performed by or on behalf of the Successful Respondent.

20.2. Professional Liability (Errors and Omissions) Insurance in the amount of five-hundred thousand dollars ($500,000) per claim and one-million dollars ($1,000,000) in aggregate. Such insurance shall provide coverage for all errors and omissions made by the professional in the rendering of, or failure to render, professional services in connection with the work under this Agreement. Upon completion of the work under this Agreement the policy shall remain in force for twelve (12) months. The insurance shall not have a retroactive date less than prior to the placement of this policy or coinciding with the effective date of this Agreement. If a retroactive date should apply to this policy, confirmation that the retroactive date is not in effect after the commencement of work under this Agreement must be included in the certificate of insurance.

20.3. Prior to commencement of any work associated with this Agreement and upon the placement, renewal, amendment, or extension of all or any part of the insurance, the Successful Respondent shall promptly provide the Town with confirmation of coverage and, if required, a certified true copy(s) of the policy(s) certified by an authorized representative of the insurer together with copies of any amending endorsements applicable to any work associated with this Agreement.

20.4. All policies shall be endorsed to provide 30 days advance notice to the Town of any modification, change, or cancellation.

20.5. All policies shall include a provision that the coverage will be primary and will not participate with nor be excess over any valid and collectible insurance or program of self-insurance carried or maintained by the Town.

20.6. All policies shall be with insurers licensed to underwrite insurance in the Province of Ontario.



20.7. If the Successful Respondent fails to maintain insurance as required by the Agreement, the Town shall have the right at their sole discretion to: terminate the Agreement; provide the Successful Respondent with 2 business days to provide confirmation that coverage is in effect; or, provide and maintain such insurance and give evidence to the Successful Respondent and the Successful Respondent shall pay the cost thereof to the Town on demand or the Town may deduct the cost from the amount which is due to or may become due to the Successful Respondent.

20.8. All applicable deductibles under the above required insurance policies are at the sole expense of the Successful Respondent.

20.9. It is expected by the Town that the Certificate(s) of Insurance will provide confirmation that all insurance requirements as stated under Section 20 have been met.

20.10. If applicable and based upon the operations of any sub-contractor, Section 20 shall apply in the same manner to any sub-contractor as it would to the Successful Respondent. Further, it is the Successful Respondent’s obligation to ensure that any sub-contractor is aware of these obligations. The Successful Respondent shall provide to the Town confirmation of the sub-contractor’s insurance.

21. REGULATION COMPLIANCE AND LEGISLATION

21.1. All work provided must be in accordance with all laws and regulations pertaining to the work. The laws of the Province of Ontario shall govern this proposal and any subsequent agreement resulting from this proposal.

21.2. The Successful Respondent shall ensure all services and products provided in respect to this proposal are in accordance with, and under authorization of all applicable authorities, Municipal, Provincial and Federal legislation.

22. COMPLIANCE WITH THE ACCESSIBILITY FOR ONTARIANS WITH DISABILITIES ACT, 2005

The Successful Respondent will ensure that all its employees, agents, volunteers, or others for whom the Successful Respondent is legally responsible receive training regarding the provision of the goods and services contemplated herein to persons with disabilities in accordance with Section 6 of Ontario Regulation 429/07 (the "Regulation") made under the Accessibility for Ontarians with Disabilities Act, 2005, as amended (the "Act"). The Successful Respondent will ensure that such training includes, without limitation, a review of the purposes of the Act and the requirements of the Regulation, as well as instruction regarding all matters set out in Section 6 of the Regulation. The Successful Respondent will submit to the Town, as required from time to time, documentation describing its customer service training policies, practices and procedures, and a summary of its training program, together with a record of the dates on which training was provided and a list of the employees, agents volunteers or others who received such training. The Town reserves the right to require the Successful Respondent to amend its training policies to meet the requirements of the Act and the Regulation.

23. FREEDOM OF INFORMATION

All written proposals received by the Town become a public record. Once the Town accepts a proposal, all information contained in the proposal is available to the public, including personal information.



Questions about collection of personal information and the Municipal Freedom of Information and Protection of Privacy Act, 1989, R.S.O. 1990, Chapter M.56, as amended, shall be directed to:

Director of Corporate Services/Clerk Town of Bracebridge 1000 Taylor Court, Bracebridge, ON, P1L 1R6 Telephone: (705) 645-5264

The Director of Corporate Services/Clerk has been designated by the Town of Bracebridge to carry out the responsibilities of the Act.

24. CONFIDENTIALITY

The Successful Respondent shall keep confidential any information provided by the Town or any oral information conveyed to the Successful Respondent by the Town. The Successful Respondent shall not discuss any aspects or results of the study with anyone other than the Town.

25. INDEMNIFICATION

The Successful Respondent, its officers, agents or employees and if applicable all sub-contractors shall at all times indemnify and save harmless the Town from and against any and all manner of claims, demands, losses, costs, charges, actions and other proceedings whatsoever made or brought against, suffered by, or imposed on the Town in respect of any loss, damage or injury to any person or property directly or indirectly arising out of, resulting from, or sustained, as a result of this Agreement, provision of services or any operations connected therewith caused by or resulting from the negligent or wilful acts or omissions of the Successful Respondent, its officers, agents or employees or if applicable its sub-contractors.

26. CONFLICT OF INTEREST

Respondents must ensure that they are not in a position that may be perceived as a conflict of interest.

27. CANCELLATION

27.1. The Town reserves the right to cancel this Request for Proposals at any time and for any reason, and will not be responsible for any loss, damage, cost or expense incurred or suffered by any Respondent as a result of that cancellation.

27.2. The Town reserve the right to cancel the Agreement, at its sole and absolute discretion, with 30 days' written notice to the Successful Respondent, and the Successful Respondent will have no rights or claims against the Town. The Successful Respondent will be entitled to be paid for all authorized work and expenses to termination date. Cancellation would not, in any manner whatsoever, limit the Towns’ right to bring action against the Successful Respondent for damages for breach of contract.

28. SUBCONSULTANTS

The Respondent is fully responsible to the Town for the acts and omissions of sub-consultants and/or persons directly or indirectly engaged by the Respondent in respect to this work. Sub-consultants will be required to abide by all the requirements of the proposal document as though the primary Successful Respondent (Insurance, WSIB, Health and Safety Policy, etc.). The



Respondent agrees to bind every sub-consultant by the terms of the proposal documents as far as it is applicable to their work.

29. RESPONDENTS’ EXPENSES

Respondents are solely responsible for their own expenses in preparing a proposal and for subsequent negotiations with individual participants in the Town, if any. If the Town elects to reject all proposals, the Town will not be liable to any Respondent for any claims, whether for costs or damages incurred by the Respondent in preparing the proposal, loss of anticipated profit in connection with any final Contract, or any other matter whatsoever.

30. LEGAL CLAIMS AND DAMAGES

30.1. The Respondent shall indemnify and hold harmless the Town, its officers and employees from and against any and all liabilities, claims, demands, loss, cost, damages, actions, suits or other proceedings by whomsoever made, directly or indirectly arising out of the project attributable to bodily injury, sickness, disease or death or to damage to or destruction of tangible property caused by any acts or omissions of the Respondent, it’s officers, agents, servants, employees, customers, invitees or licensees, or occurring in or on the premises or any part thereof and, as a result of activities under this proposal.

30.2. A Respondent, by submitting a proposal, agrees that it will not claim damages, by any means, in respect to any matter relating to the RFP, the bidding and evaluation process or any subsequent procurement process, if any, resulting from the RFP.

31. ACCURACY OF INFORMATION

The Town makes no representation or warranty, either expressed or implied, with respect to the accuracy or completeness of any information contained in or referred to in the proposal.

32. SOLICITATION

If any director, officer, employee, agent or other representative of a Respondent makes any representation or solicitation to any Mayor, Councillor, officer or employee of the Town with respect to the proposal, whether before or after the submission of the proposal, the Town shall be entitled to reject the proposal.

33. PUBLICITY

All publicity relating to this project is subject to the approval of the Town and no mention of the project in advertising or articles in any publication will be permitted unless authorized in advance, in writing by the Town. Publicity or advertising implying endorsement of a product by the Town will not be permitted.



APPENDIX “A”

RESPONDENT'S DECLARATION

The Respondent has carefully examined the conditions attached to this Request for Proposal and is prepared to perform the work as outlined in this document in an expedient, professional and workmanlike manner, promptly and as directed by the Director of Recreation or designate.

No person, firm or corporation, other than the Respondent, has any interest in this proposal or in the proposed services for this proposal. This proposal is made without any connection, comparison of figures, or arrangements with, or knowledge of any other corporation, firm or person making a proposal for the same Service and is in all respect fair and without collusion or fraud. No member of the staff of the Town of Bracebridge is, or will become interested directly or indirectly; as a contracting party, partner, shareholder, surety or otherwise; or in the performance of the Service; or in the supplies, service or business to which it relates; or in any portion of the profits thereof; or in any of the monies to be derived there from. The content and requirements of this RFP have been read and understood. All prices are quoted in Canadian funds. DATED AT THIS DAY OF 2017. COMPANY NAME ADDRESS PHONE # EMAIL NAME CELL # SIGNATURE POSITION

HST Registration No.

THIS PAGE MUST BE RETURNED AS PART OF THE PROPOSAL SUBMISSION



APPENDIX “B”

FORM OF AGREEMENT (DRAFT)

This Agreement made and entered into by and between the Town of Bracebridge (hereinafter called "the Owner") and BLANK. (hereinafter called "the Vendor")

WHEREAS

The Owner and The Vendor have agreed that:

1. The Owner has requested proposals for services as detailed in the Request for Proposal 2019-TOB-RFP-001 dated February 7, 2019.

2. The Vendor has offered to supply such services and the Owner and the Vendor have agreed upon the provision of the services upon the terms and conditions contained in this Agreement.

It is further agreed 1.0 DEFINITIONS

1.1 In this Agreement unless the context otherwise requires:

"Agreement" means this agreement and includes Schedules and any annexes or documents incorporated by reference; "Vendor" means the person or company so named in the Description of the Parties at the commencement of this document; "Vendor's Representative" means the person appointed by the Vendor to represent the Vendor for the purposes of this Agreement and so identified in Schedule 1 or such person as may be appointed subsequently by the Vendor and notified to the Owner in writing; "HST" means the Harmonized Sales Tax;

"Project Service" means the services described in Schedule 3 that shall be performed by the Vendor in accordance with this Agreement;

“Town” is referred to as The Town of Bracebridge.

“Consultant(s)” is referred to as the successful Respondent.

"Respondent “is referred to as the entity submitting a proposal.

“Work” means and includes anything and everything required to be done for the fulfillment and completion of this agreement.

“Member” means an individual associated with the Town.



1.2 A recital, schedule, annex or a description of the parties forms part of this Agreement.

1.3 In this Agreement unless a contrary intention appears, words imparting a gender include any other gender and words in the singular includes the plural and vice versa.

1.4 Clause headings in this Agreement are for the convenience of reference only

and have no effect in limiting or extending the language of the provisions to which they refer.

1.5 This Agreement shall be governed by the Laws of the Province of Ontario.

2.0 ENTIRE AGREEMENT

This Agreement constitutes the entire agreement between the Owner and the Vendor in relation to the Project Services and any previous correspondence is expressly excluded.

3.0 CANCELLATION

The Town reserves the right to immediately terminate the Agreement at its own discretion, including but not limited to such items as non-performance, late deliveries, inferior quality, pricing problems, etc. or if the original terms and conditions are changed significantly.

If the successful Respondent should neglect to execute the work properly or fail to perform any provision of this Award, the Town, after three (3) business days and written notice to the successful Respondent, may, without prejudice to any other remedy in existence, make good such deficiencies and may deduct the cost thereof from any payment then and thereafter due to the successful Respondent.

Failure to maintain the required documentation (insurance, WSIB, etc.) during the term of this Agreement may result in suspension of the work activities and/or cancellation of the Agreement.

4.0 TERMS OF PAYMENT

Payment will be made on a monthly basis upon submission of an invoice by the Vendor indicating the Agreement number and setting forth the charges in accordance with the compensation and expenses detailed in Schedule 2, the Project Services in Schedule 3 and this Agreement.

No payment shall be made in advance of work performed, except as specified in this Agreement.

The Owner's representative prior to payment shall certify all invoices for payment. No invoice shall be certified for payment unless the Project Services for which payment is sought has been satisfactorily completed in accordance with this Agreement.

The Owner will pay invoices that have been certified, within 30 days of receipt of the invoice.



5.0 HARMONIZED SALES TAX (HST)

If HST is applicable to any parts, materials, etc. used in the work of this contract, the HST amount is to be included separately on invoice by the Vendor.

6.0 ASSIGNMENT AND SUBCONTRACTING

The Vendor may not assign or subcontract this Agreement, or any portion thereof without the prior consent in writing of the Owner. Subcontracting agreements made by the Vendor will not release the Vendor from any obligation to the Owner with respect to the performance of the Services. A written statement from an officer of the proposed subcontractor(s) must be provided, indicating a willingness to comply with the terms and conditions proposed by the Vendor.

7.0 COPYRIGHT

The Owner shall own, solely and exclusively, the copyright and all copyright rights to any written or otherwise copyrightable material deliverable under this Agreement. The Vendor warrants that all creators of copyrightable material delivered under this Agreement, upon full payment identified in Schedule 2, to the Owner are at the time of the material's creation, bona fide employees or subcontractors of the Vendor, and that such creation is within the course and scope of the creator's employment.

8.0 FEE FOR PROJECT SERVICES

The Owner will pay the project fees to the Vendor as specified in Schedule 2 for the Project Services completed on a monthly basis.

9.0 INDEMNIFICATION

The Vendor, its officers, agents or employees and if applicable all sub-contractors shall at all times indemnify and save harmless the Owner from and against any and all manner of claims, demands, losses, costs, charges, actions and other proceedings whatsoever made or brought against, suffered by, or imposed on the Owner in respect of any loss, damage or injury to any person or property directly or indirectly arising out of, resulting from, or sustained, as a result of this Agreement, provision of services or any operations connected therewith caused by or resulting from the negligent or wilful acts or omissions of the Vendor, its officers, agents or employees or if applicable its sub-contractors.

10.0 WORKPLACE SAFETY AND INSURANCE BOARD

The Vendor shall provide the Member with a copy of the Workplace Safety and Insurance Board’s Clearance Certificate (or Independent Operator Certificate, as applicable) indicating the Consultant’s good standing with the Board at any time when requested by the Town.

11.0 INSURANCE

The Vendor at his sole cost and expense shall insure its activities in connection with the work under this Agreement and obtain, keep in force, and maintain insurance as follows:

11.1. Comprehensive General Liability Insurance including but not limited to bodily injury including death, personal injury, property damage including loss of use thereof, broad



form contractual liability, owners and contractors' protective, products and completed operations, non-owned automotive liability and contain a cross liability, severability of insured clause in an amount of not less than two-million dollars ($2,000,000.00) applying to all claims on a per occurrence basis. The policy shall include the Owner as additionally insured in respect of all operations performed by or on behalf of the Vendor.

11.2. Professional Liability (Errors and Omissions) Insurance in the amount of five-hundred thousand dollars ($500,000) per claim and one-million dollars ($1,000,000) in aggregate. Such insurance shall provide coverage for all errors and omissions made by the professional in the rendering of, or failure to render, professional services in connection with the work under this Agreement. Upon completion of the work under this Agreement the policy shall remain in force for twelve (12) months. The insurance shall not have a retroactive date less than prior to the placement of this policy or coinciding with the effective date of this Agreement. If a retroactive date should apply to this policy, confirmation that the retroactive date is not in effect after the commencement of work under this Agreement must be included in the certificate of insurance.

11.3. Prior to commencement of any work associated with this Agreement and upon the placement, renewal, amendment, or extension of all or any part of the insurance, the Vendor shall promptly provide the Owner with confirmation of coverage and, if required, a certified true copy(s) of the policy(s) certified by an authorized representative of the insurer together with copies of any amending endorsements applicable to any work associated with this Agreement.

11.4. All policies shall be endorsed to provide 30 days advance notice to the Owner of any modification, change, or cancellation.

11.5. All policies shall include a provision that the coverage will be primary and will not participate with nor be excess over any valid and collectible insurance or program of self-insurance carried or maintained by the Owner.

11.6. All policies shall be with insurers licensed to underwrite insurance in the Province of Ontario.

11.7. If the Vendor fails to maintain insurance as required by the Agreement, the Owner shall have the right at their sole discretion to: terminate the agreement; provide the Vendor with 2 business days to provide confirmation that coverage is in effect; or, provide and maintain such insurance and give evidence to the Vendor and the Vendor shall pay the cost thereof to Owner on demand or the Owner may deduct the cost from the amount which is due to or may become due to the Vendor.

11.8. All applicable deductibles under the above required insurance policies are at the sole expense of the Vendor.

11.9. It is expected by the Owner that the Certificate(s) of Insurance will provide confirmation that all insurance requirements as stated under Section 11.0 have been met.

11.10. If applicable and based upon the operations of the sub-contractor, Section 11.0 shall apply in the same manner to any sub-contractor as it would to the Vendor. Further, it is the Vendor’s obligation to ensure that any sub-contractor is aware of these obligations. The Vendor shall provide to the Owner confirmation of the sub-contractor’s insurance.



12.0 CONFLICT OF INTEREST

Vendors must ensure that they are not in a position that may be perceived as a conflict of interest.

13.0 CONFIDENTIALITY

The Vendor shall keep confidential any information provided by the Owner or any oral information conveyed to the Vendor by the Owner. The Vendor shall not discuss any aspects or results of the study with anyone other than the Owner.

14.0 NON-WAIVER

Waiver or non-enforcement by either party of a term or condition shall not constitute a waiver or a non-enforcement of any other term or condition or any subsequent breach of the same or similar term or condition.

15.0 NO THIRD PARTY RIGHTS

Nothing in this Agreement is intended to make any person or entity who is not a signatory to the Agreement a third-party beneficiary of any right created by this Agreement or by operation of law.

16.0 RECORDS AND AUDIT

16.1. In order to provide data for the calculation of fees on a time basis, the Vendor shall keep a detailed record of the hours worked by and salaries paid to his staff employed for the Project.

16.2. The Owner may inspect and audit the books, payrolls, accounts and records of the

Vendor during regular office hours with respect to any item which the Owner is required to pay on a time scale or disbursement basis as a result of this Agreement.

16.3. The Vendor, when requested by the Owner, shall provide copies of receipts with respect

to any disbursement for which the Vendor claims payment under this Agreement. 17.0 STANDARD FOR PERFORMANCE

The parties acknowledge that the Owner, in selecting the Vendor to perform the services hereunder, is relying upon the Vendor's reputation for excellence in the performance of the services required hereunder. The Vendor shall perform the services in accordance with the standard of care customarily observed by professional consulting firms performing similar services at the same time and location. The standard of care will include adherence to all applicable published standards of the profession and laws. All deadlines set forth in the Agreement are binding and may be modified only by subsequent written agreement by the parties. The Vendor shall devote such time to performance of its, her, or his duties under this Agreement as is reasonably necessary for the satisfactory performance of such duties within the deadlines set forth herein.

18.0 CHANGES AND ALTERATIONS AND ADDITIONAL SERVICES

Changes to this Agreement will only be made by agreement in writing by both Parties. With



the consent of the Vendor, the Owner may in writing at any time after the execution of the Agreement or the commencement of the Services delete, extend, increase, vary or otherwise alter the Services forming the subject of the Agreement. When additional work is requested, the Vendor shall submit a schedule and price for completing the additional Services within 10 working days. The Vendor will not commence the additional Services until the Owner secures all necessary approvals for amending the Agreement and advises the Vendor in writing.

19.0 INDEPENDENT CONTRACTOR

The services defined in this Agreement will be performed by the Vendor as an Independent Contractor at arm’s length from, and not as an employee of the Owner.

20.0 SEVERABILITY

If any provision of the Agreement is declared by a court to be illegal or in conflict with any law, the validity of the remaining terms and provisions will not be affected; and, the rights and obligations of the parties will be construed and enforced as if the Agreement did not contain the particular provision held to be invalid.

21.0 COMPLIANCE WITH THE ACCESSIBILITY FOR ONTARIANS WITH DISABILITIES ACT, 2005 The Consultant will ensure that all its employees, agents, volunteers, or others for whom the Consultant is legally responsible receive training regarding the provision of the goods and services contemplated herein to persons with disabilities in accordance with Section 6 of Ontario Regulation 429/07 (the "Regulation") made under the Accessibility for Ontarians with Disabilities Act, 2005, as amended (the "Act"). The Consultant will ensure that such training includes, without limitation, a review of the purposes of the Act and the requirements of the Regulation, as well as instruction regarding all matters set out in Section 6 of the Regulation. The Consultant will submit to the Member, as required from time to time, documentation describing its customer service training policies, practices and procedures, and a summary of its training program, together with a record of the dates on which training was provided and a list of the employees, agents volunteers or others who received such training. The Member reserves the right to require the Consultant to amend its training policies to meet the requirements of the Act and the Regulation



I/We, the Undersigned, having examined the Scope of Work, Project Requirements, Evaluation Criteria, Draft Agreement and Form of Proposal, do hereby offer to enter into an Agreement with The Corporation of the Town of Bracebridge to prepare a Bracebridge Memorial Arena Structural Analysis. Signed this _______ day of ____________________ 2019 at___________________________ Authorized By Motion 19-GC-xxx and Confirming By-Law 2019-xxx dated April x, 2019

THE CORPORATION OF THE TOWN OF BRACEBRIDGE

Graydon Smith, Mayor

Lori McDonald Director of Corporate Services/Clerk

I/We have the authority to bind the Corporation

THE VENDOR (name will be inserted)

Authorized Signing Authority

I/We have the authority to bind the Vendor



SCHEDULE 1

AGREEMENT

1. VENDOR NAME AND ADDRESS 2. TERM OF AGREEMENT

The Vendor and/or Vendor and Subcontractors will complete this project and make the project available to the Owner prior to (an agreed upon date will be inserted).

3. PROJECT SERVICES

The scope of services is described in the Vendor’s proposal (date of proposal to be inserted), enclosed in Schedule 3 of this agreement.



SCHEDULE 2

COMPENSATION AND REIMBURSEMENT OF EXPENSES

The Owner will pay the following to the Vendor for professional services performed in the development of this project based on Net 30 days.

TOTAL AMOUNT TO BE PAID UNDER THIS AGREEMENT: $ (amount to be inserted) plus HST.

The above total price includes all disbursements including any shipping or courier charges. Any increase in the fees above will require prior approval by the Owner.



SCHEDULE 3

VENDOR’S PROPOSAL FOR SERVICES

(proposal to be inserted)



APPENDIX “C”

STRUCTURAL INSPECTION OF THE BRACEBRIDGE MEMORIAL ARENA 2017

BRACEBRIDGE MEMORIAL ARENA 169 James Street, Bracebridge

Structural & Mechanical Assessment

prepared by: prepared for:

C.C. Tatham & Associates Ltd. 8 Barron Drive Bracebridge, ON P1L 0A1 Tel: (705) 645-7756 Fax: (705) 645-8159 [email protected]

Town of Bracebridge

November 13, 2017

CCTA File 217517

TABLE OF CONTENTS

1 Introduction 1

2 Description 2

3 Observations 4

3.1 Addition 4

3.2 Rink & Bleachers 5

3.3 Dressing Rooms & Storage 7

3.4 Maintenance Areas 10

3.5 Exterior 12

4 Conclusions & Recommendations 15

4.1 Recommendations 15

4.2 Remaining Useful Life 15

APPENDICES

Appendix A: Mechanical Equipment Condition Assessment Report

Appendix B: Map of Lower Level

Appendix C: Photographs

LIST OF TABLES

Table 1: Repair & Reinforcement Recommendations 17

Bracebridge Memorial Arena Structural & Mechanical Assessment

Page 1 November 13, 2017

1 Introduction

We have completed a structural and mechanical assessment of the Bracebridge Memorial Arena located at 169 James Street in Bracebridge. The purpose was to determine the condition of accessible components and provide recommendations for repair and maintenance work to extend the life of the structure. The structural assessment we completed and our resulting recommendations are outlined in the body of this report. The mechanical assessment report was completed by our sub-consultant Runge & Associates Inc. and it can be found attached in Appendix A.

We understand the Town is in the process of planning for the construction of a new arena and has begun to investigate preliminary design concepts. Our assessment was focused on evaluating the condition of the structural, building envelope, and mechanical elements, aiming to maintain the building in a safe state of repair for 5 years. We have provided our recommendations for acceptable timeframes of use and the scale of required repairs at the end of this report.

We note that our review was entirely visual and was intended to assess the condition of accessible structural components to identify any indication of structural distress pointing to possible structural inadequacy or conditions that could lead to structural deterioration.



2 Description

The Bracebridge Memorial Arena (Photograph 1) was constructed circa 1949 and the structure has been regularly assessed by engineers since the early 1980s. The building is comprised of three sections: the main arena (housing the rink), a two-storey front lobby, and a wood framed storage room. The arena structure consists of wood joists supported on steel bowstring trusses and reinforced concrete columns, foundation walls, and footings. The roof is finished with a roof membrane and wood decking supported on the wood roof joists. The perimeter walls consist of concrete block and reinforced concrete finished with metal lath and plaster and stucco.

The front lobby addition (added circa 1977) consists of open web steel joists and precast pre-tensioned concrete floor slabs supported on steel beams and load bearing masonry walls. The roof is finished with a membrane and the walls are finished with 1” rigid insulation, air space, and 4” masonry veneer.

The previous structural assessment report (completed in 2011) identified several concerns including the deformation of structural steel roof truss members and the deterioration of concrete elements and finishes. We understand all of the maintenance work and building improvements recommended in that report have been completed, and a full structural analysis and subsequent reinforcing of the bowstring roof trusses was completed. With the roof truss reinforcement, and past structural framing analyses completed by others in conjunction with previous assessments, it is our understanding that the structural framing complies with the 1990 Ontario Building Code.

The building consists of the following areas which are referenced in the report and outlined on the lower floor plan attached in Appendix B:

Addition: The addition is located at the west end of the structure and is two storeys in height. On the ground floor, the addition consists of a lobby, washrooms, offices, and storage rooms. On the upper floor, there is an event space which consists of a large hall, kitchen, and storage areas.

Rink and Bleachers: The rink and bleachers comprise the majority of the ground floor level of the original section of the building. The bleachers consist of reinforced concrete slabs and walls supported on reinforced concrete structure. There is a gondola against the north wall of the arena and facility staff indicated the gondola is not used. The gondola was not accessed during the assessment.

Dressing Rooms and Storage: The dressing rooms and some associated storage areas are located within the space below the bleachers on the south, west and north sides of the rink.

Maintenance Areas: The maintenance areas are at the back (east) end of the original arena building beneath the concrete bleachers. The maintenance areas consist of a workshop, boiler room, compressor room, mechanical trenches, and ice resurfacing/maintenance area.



Exterior: The exterior of the building includes the building façade, roofs, and five emergency exit stairs (two on the north side and three on the south side) comprised of composite concrete deck, steel framing and concrete piers/foundations.

Wood Framed Storage Shed: This shed is a small addition located on the east side of the building and is accessed only from the exterior. The shed was not included in the assessment.



3 Observations

We visited the site on April 26, 2017 and May 3, 2017 to conduct the assessment. We reviewed each area of the building listed above (front addition, rink and bleachers, dressing rooms, maintenance areas, and exterior) and met with staff to discuss any outstanding concerns. The following observations were made during the assessment (refer to Table 1 in Section 4 of this report for referenced repair recommendations). Photographic references can be found in Appendix C.

3.1 Addition

The addition was assessed from each floor level where structural elements are exposed. The following was observed:

.1 A number of cracks were observed within the concrete and masonry elements as follows:

a. A long narrow crack across the floor of the event space on the upper level (Photograph 2). The crack occurs along a joint between precast floor slabs.

b. Cracks across the top of the stair landings at both the south and north ends of the upper level (Photograph 3). These cracks are more prominent at the south end of the building.

c. Vertical cracks in the west exterior wall at the upper level (Photograph 4).

d. Cracks between precast concrete floor panels - observed from below (Photograph 5).

e. Separation cracks between the precast concrete floor panels and the partition walls below (Photograph 6).

f. Vertical separation cracks between partition walls at corners (Photograph 7).

g. Stepped cracking at ground level interior masonry partition walls - more prominent on walls in the south half of the addition (Photograph 8).

h. Wide horizontal masonry cracks in both the men’s and women’s washrooms at the wall that separates the addition from the original section (Photograph 9 and Photograph 10). These cracks have been measured during previous building assessments and are marked. Based on the marks present, the cracks do not appear to have worsened significantly.

i. Stepped cracking at south exit stair and storage room - these cracks were previously repaired and have re-opened indicating continued movement in this area (Photograph 11).

j. Wide vertical and stepped cracks at the ground floor office partition walls (Photograph 12).

k. Stepped cracks at the east end of the south exit door lintel (Photograph 13). These cracks have previously been repaired and do not appear to have re-opened since the time of the repair.



l. Separation cracks between the interior concrete floor slab and concrete block walls (Photograph 14).

m. Cracks in the concrete floor slab where it is exposed in the south under-stair storage area (Photograph 15).

In our opinion, all of the cracks appear to be due to past differential settlement of the structure at the west end of the building. Cracks were identified in the previous assessment report (2011) and several were repaired. We understand building staff monitor the cracks regularly. We note that several previously repaired cracks appear to have re-opened indicating settlement has progressed over the last 6 years, however the re-opened cracks are narrow (less than ¼” wide) and are not structurally significant.

Our recommendation is to re-point cracks on the exterior walls to prevent water penetration and continue to monitor crack width and propagation. We recommend the cracks be re-evaluated bi-annually by a Professional Engineer registered in Ontario until such time that the building is closed. If the building is to remain open for a longer period of time than 5 years, then we recommend that consideration be given to implementing a long-term solution to prevent continued settlement. This would likely involve a geotechnical investigation and additional support for the foundations, such as micropiles. An investigation and reinforcement process of this nature would likely result in necessary closure of the building for four to five months during construction.

We note the settlement observed is limited to the addition at the west end of the building only. Indications of settlement were not observed in the original arena section and foundation reinforcement of the original section of the building would not be required.

3.2 Rink & Bleachers

The rink and bleachers were assessed from the floor level and representative areas of the roof framing were accessed using a lift. The roof framing was found to be generally in satisfactory condition and the concrete structures were found to be in fair condition. The following was observed:

.1 Cracked wood roof purlins were observed throughout the arena, and many of the cracks were located at the notched support (Photograph 16). The cracks at the support are likely due to stress concentrations at the notch. Facility staff indicated they regularly review the purlins and sister any that have cracked. We recommend that cracked purlins be sistered or replaced with a like-sized member and we recommend facility staff continue to monitor the purlins and sister any that are cracked.

.2 Corrosion was noted at several of the reinforced bowstring steel truss top chords. Signs of corrosion are present on the welds connecting the reinforcing to the original bowstring truss (Photograph 17), and across some of the reinforcing plates (Photograph 18). At this time, the corrosion appears to be minor however continued corrosion of the welds and plates could lead to



failure of the bowstring truss repair. We recommend that the corrosion be removed and these elements be painted with a corrosion resistant paint.

.3 We understand the rink surface was replaced in 1992. The concrete is in good condition with scarce hairline cracking (Photograph 19) and minor spalling at the perimeter. No repairs are required.

.4 Guards are in place around the upper perimeter of the bleachers. These were visually assessed and the following was noted.

a. At the southeast corner of the arena, a guard top rail has failed at a weld point and is taped together (Photograph 20). This poses a safety risk to building users therefore this rail must be re-welded and painted with corrosion resistant paint.

b. In several locations along the north side of the arena, spalling of the concrete around the base of guard posts has occurred (Photograph 21) and this is compromising the guard support connection thus posing a safety risk to building users. These connection points must be repaired by removing loose concrete, repairing the spall with polymer modified mortar in accordance with standard repair practices, and reinstating the guard connection.

c. In one instance at the north side of the arena, anchors are missing from a guard post base plate connection (Photograph 22). This poses a safety risk to building users therefore the anchorage must be reinstated and the repair must be designed by a Professional Engineer.

.5 The wood stair used to access the raised bleachers at the rear (east) end is unstable and moves during use (Photograph 23). This poses a safety risk therefore the stairs must be re-secured.

.6 Deterioration of the concrete bleachers was observed. Bleacher deterioration was noted during the previous assessment report (2011) and appears to have progressed since that time. The following was noted:

a. Concrete delamination and spalling at the bleacher floor slabs and risers was observed in several locations, resulting in exposure of the reinforcing steel (Photograph 24). It appeared that little reinforcing steel cover was provided when the slab was originally constructed and the concrete cover has spalled off. The exposed reinforcing steel is not a structural concern at this time therefore no action is required.

b. Wide cracks perpendicular to the bleacher steps were observed in several locations (Photograph 25). In many cases, these cracks penetrate through the depth of the concrete and the structural integrity of the concrete is compromised. Cracks penetrating the full depth of the concrete have been identified in the following sections (Dressing Rooms & Storage and Maintenance Areas) as we recommend that steel angle supports be installed at the underside of the slab where support for the bleachers is compromised.

c. Concrete cracking in other forms (horizontal, hairline, etc.) was noted throughout the bleachers (Photograph 26). Hairline cracking does not pose a structural concern. No repair is required at this time.



d. Concrete sounding on the lowest bleacher level throughout the arena has indicated there is delamination. The area below the lowest bleacher level has been walled off in most locations and is not accessible therefore the extent of deterioration could not be ascertained. Based on observations made in a similar accessible area at the east end of the building (mechanical trench below bleacher, refer to observation number 3.4.5), it is likely that trapped moisture has resulted in corrosion of the reinforcing steel leading to delamination of the concrete. We recommend that the enclosed areas be accessed for further investigation to determine whether the condition of the bleacher slab warrants repair at this time.

.7 Vertical cracking was noted along the side of the 5th column from the east end on the north wall (Photograph 27). The crack extends to behind an overhead sign, where there is concrete delamination and spalling. Arena staff indicated this condition has occurred on other columns which have subsequently been repaired. Loose concrete could fall and this poses a risk to building users or staff. We recommend this concrete be repaired by removal of the delaminated concrete, and patching with polymer modified mortar in accordance with standard repair practices.

.8 Cracking and spalling of concrete was noted at the walls of most of the entrances to the ice surface from various change rooms below (Photograph 28). This deterioration does not appear to have progressed since the previous assessment and, in many cases, has been painted over and has remained stable for several years. This deterioration therefore does not pose a structural concern at this time and no repair is required.

.9 Stepped cracks were observed at both the east and west masonry end walls of the arena (Photograph 29). At the east wall, some of the cracks have been repaired since the previous assessment and do not appear to have re-opened since that time. The cracks are likely due to past settlement of the building and do not pose a structural concern at this time therefore no repair is required.

3.3 Dressing Rooms & Storage

The dressing rooms and associated storage areas (located under the bleachers along the north and south walls and at the west end of the arena) were assessed from the floor level. The concrete elements were found to be generally in fair condition. Referenced rooms are labelled on the lower floor plan attached in Appendix B. The following was observed:

.1 A number of instances of minor cracking, concrete delamination and spalling were observed within the concrete and masonry elements as follows:

Longitudinal cracking was observed along overhead angled concrete supports in the a.Bracebridge Bears change room (Photograph 30). This area has been painted within the last 5 years and it does not appear that significant movement has occurred since that time.

One of the overhead concrete slabs in the Bracebridge Bears change room has been cut b.to allow for a wire pass-through (Photograph 31). Minor concrete spalling and exposed reinforcing steel were noted at this location.



Minor spalling and exposed reinforcing steel were noted at the entrance to the c.Bracebridge Bears change room from the rink (Photograph 32).

Damage to the concrete block walls in the hall outside change room 4 including d.delamination of previous concrete patching, and vertical and stepped cracking was observed (Photograph 33).

Minor hairline cracking in the Bracebridge Skating Club office. e.

In change room 3, one vertical crack was observed between duct two overhead vents in f.the rear masonry partition wall of the bathroom (Photograph 34).

In the centre hall between the lobby and arena areas, minor cracking of the concrete wall g.was observed along the right side of the embedded display case (Photograph 35).

Deterioration of concrete at the ceiling in change room 1 due to water penetration from a h.previous pipe leak (Photograph 36). Arena staff indicated the damage has not progressed since the leak was repaired several years ago.

Minor hairline cracking was observed in the masonry partition walls in change room 2, i.likely due to concrete shrinkage.

Above the storage lockers on the south wall of the Minor Hockey storage room, concrete j.spalling at the underside of the bleacher step has exposed steel reinforcing. The spalled area has been painted-over in this location (Photograph 37).

Vertical concrete spalling to expose reinforcing steel was observed along the exterior wall k.of the Minor Hockey storage room. Concrete cracking was also present in this location (Photograph 38). The spalled area has been painted-over.

Minor flexural cracking was observed at the overhead angled concrete supports in the l.Minor Hockey Storage Room (Photograph 39).

Concrete cracks were observed below a blocked-in window opening at the exterior wall in m.the referees’ change room (Photograph 40). These cracks likely occurred prior to filling-in of the window and may have progressed due to water infiltration since that time.

Localized concrete spalling and exposed reinforcing steel bar ends was observed at n.several locations in the referees’ change room (Photograph 41). This spalling is likely due to insufficient cover to reinforcing steel and resulting corrosion of the bar.

Concrete spalling and exposed reinforcing steel were visible at the underside of the o.concrete bleachers above in several locations in the storage room below the high west bleachers (Photograph 42).

Differential settlement between original and new sections of concrete floor slab in the p.storage room below the high west bleachers has resulted in cracking of the floor finish along this interface (Photograph 43).



In our opinion, all of this deterioration appears to be due to poor construction and age of the building. These cracks are generally narrow (less than ¼” wide) where spalls have occurred, the surrounding concrete appears stable. The deterioration does not pose a structural concern at this time.

We understand building staff regularly monitors the cracks and several may have progressed within the last 5 years, however they are still narrow and not structurally significant.

Our recommendation is to re-point cracks on the exterior walls to prevent water penetration and continue to monitor crack width and propagation. We recommend the cracks be re-evaluated bi-annually by a Professional Engineer registered in Ontario until such time that the building is closed.

.2 More severe concrete cracking, penetrating the full depth of the slab was observed in several locations as follows:

A wide crack along one overhead angled concrete beam was observed in change room 5 a.(Photograph 44). We confirmed this crack aligns with a crack in the bleachers above, indicating the damage penetrates the full depth of the concrete.

A large horizontal crack along the overhead slab edge at the underside of the bleacher b.was observed in change room 4 (Photograph 45). The crack has propagated across the west half of the room and into the adjacent hall and, according to arena staff, this damage has occurred since the previous assessment.

Cracks were observed along two of the overhead angled concrete beams in change room c.1 (Photograph 46). Arena staff indicated this cracking has progressed since the previous review.

A continuous crack along one overhead angled concrete beam was observed in the d.referees’ change room (Photograph 47).

In our opinion, all of these cracks appear to be due to poor original construction practices and the age of the building. In all these cases, where cracks penetrate through the full depth of the concrete slab, the support condition is compromised. We recommend a steel angle be installed at the underside of the crack location to reinforce the structure. The repair must be designed by a Professional Engineer.

.3 Several past patch repairs are failing and the patchwork could come loose presenting a hazard to building users. These areas are as follows:

A large area of wall in change room 5 has been patched and painted. The patch appears a.to be delaminating (Photograph 48).



A large area of wall across from the showers in change room 4 has been patched b.(approximately 6-7 years ago according to arena staff). Cracking and delamination are evident across much of this area (Photograph 49).

A large area of wall in the referees’ change room has been patched and painted. c.Cracking and delamination have occurred across much of the patch (Photograph 50).

The noted delamination appears to be due to improper concrete patch repair work and this has resulted in premature failure of the patch work. We recommend that the patches be removed and replaced with a polymer modified mortar in accordance with standard repair practices, providing a minimum 30 mm cover to any underlying reinforcing steel.

.4 In one instance in change room 1, a steel support channel from one of the bleacher benches above is visible through the concrete wall from below due to concrete spalling in the area (Photograph 51). The compromised support for this bleacher must be addressed either by removing this section of bleacher and patching the hole, or by reinstating support for the bleacher by installing a horizontal steel support angle, to be designed by a Professional Engineer.

3.4 Maintenance Areas

The maintenance areas (located under the bleachers at the east end of the arena) were accessed from each room at floor level. The following was noted:

.1 A number of instances of minor cracking, concrete delamination and spalling were observed within the concrete and masonry elements as follows:

Flexure cracking was noted a several of the overhead angle concrete beams in the a.workshop (Photograph 52).

In the ice resurfacing/maintenance area, exposed reinforcing steel was noted at the b.exterior wall to the right of the overhead door (Photograph 53) and at the underside of bleachers at the south end of room (Photograph 54). In both cases, this deterioration is due to insufficient cover to the reinforcing steel.

A crack has formed across the corner of the ceiling slab in the boiler room (Photograph c.55).

A vertical masonry crack in the boiler room adjacent to the compressor room door was d.observed (Photograph 56).

Concrete spalling was observed in the ice resurfacing/maintenance area at the underside e.of one overhead bleacher support beam (Photograph 57). No reinforcing steel has been exposed in this location and the damage is on the tension side of a flexural member.

In our opinion, all of this deterioration appears to be due to poor construction and age of the building. These cracks are generally narrow (less than ¼” wide) and where spalls have occurred,



the surrounding concrete appears stable. The deterioration does not pose a structural concern at this time.

We understand building staff regularly monitors the cracks and several may have progressed within the last 5 years, however they are still narrow and not significant.

Our recommendation is to re-point cracks on the exterior walls to prevent water penetration and continue to monitor crack width and propagation. We recommend the cracks be re-evaluated bi-annually by a Professional Engineer registered in Ontario until such time that the building is closed.

.2 More severe concrete cracking and spalling was observed in several locations as follows:

Concrete deterioration in the workshop at the underside of the bleacher slab above the a.workbench has resulted in a structural concern with the slab bearing (Photograph 58). The slab is cracked at the bearing location and the crack penetrates the entire slab and this compromises the slab bearing condition. We recommend this end of the slab be supported on a steel angle. The angle must be designed by a Professional Engineer.

Cracking has occurred along two of the overhead angled concrete beams in the boiler b.room (Photograph 59). The cracks are longitudinal and present a structural concern. We recommend that the beams be shored with additional structure. The shoring must be designed by a Professional Engineer.

A continuous crack was noted along the joint where the bleacher bears on an overhead c.concrete beam in the compressor room (Photograph 60). We confirmed this crack aligns with a crack in the bleacher steps above, indicating the crack penetrates the full depth of the bleacher and has compromised the structural support. We recommend this end of the slab be supported on a steel angle. The angle must be designed by a Professional Engineer.

.3 Concrete spalling and full-depth propagated cracking was noted at the ceiling slab at the location of an embedded steam pipe (Photograph 61). This cracking is due to the shallow embedment depth of the pipe and regular temperature fluctuations in this area. The pipe runs parallel to the span of the slab, therefore this cracking is likely not a structural issue, therefore no repairs are required, however we recommend public access to the area directly above the pipe be restricted.

.4 The top guard rail connection at the raised exit door in the workshop has failed (Photograph 62). The guard must be re-connected adequately to the structure and the top rail must be re-welded to the plate.

.5 Concrete spalling and deterioration at the underside of the bleachers has occurred in the mechanical trenches. The spalling is a result of corrosion of the internal reinforcing steel, which is now exposed in this area (Photograph 63). The ground is exposed in this area and the resulting moisture in the air has led to the corrosion. Supplemental support for the concrete has been provided using wood framing however the wood framing is inadequate. We recommend that the wood framing be removed and the deterioration be repaired by patching the concrete or replacing



the section of bleacher with new concrete and reinforcing steel. The repair must be designed by a Professional Engineer.

.6 Cracking of the concrete floor was observed at the perimeter of a raised platform in the compressor room (Photograph 64). Arena staff indicated this floor was formed by filling an old chiller with concrete. It is likely that movement in the chiller frame has caused the cracking. This is not a structural concern at this time, therefore no repair is required.

.7 At the exterior (north) wall of the compressor room, large areas of concrete spalling, delamination, cracking, and exposed reinforcing steel were observed (Photograph 65 and Photograph 66). This deterioration is likely the result of water penetration along this wall and corrosion of the reinforcing steel beneath the concrete surface. Due to the extent of concrete deterioration in this location, we recommend a detailed structural analysis of this wall be completed to assess the integrity of the structure. This analysis must be performed by a Professional Engineer.

.8 On the north exterior wall in the compressor room, a wood wall panel supporting electrical equipment is rotting and has come loose (Photograph 67). Facility staff indicated they are concerned about the stability of the support for the electrical equipment. It appears moisture has resulted in deterioration of the wood backup panel and the concrete behind the panel is in poor condition. We recommend that alternate structural support for the electrical equipment be provided.

3.5 Exterior

The exterior of the building was observed from grade at the perimeter. The roof of the front addition was accessed for review, and the adjacent arena roof was reviewed where visible from the front roof. Both roofs were found to be in good condition. The following was observed at the perimeter of the building:

.1 Stepped masonry cracking is visible at the south and west walls of the addition (Photograph 68). Several of the cracks have been repaired to prevent water penetration and arena staff indicated the cracking has not progressed significantly since the time of the repairs. We recommend that cracks on the exterior walls be re-pointed to prevent water penetration and that staff continue to monitor crack width and propagation.

.2 Sagged and cracked ceiling panels were observed within the set-back front exits of the addition (Photograph 69). These are not structural panels however the observed deterioration could result in a safety hazard if the panels or support system components come loose and fall on building users or staff. We recommend that the panels be re-supported or replaced.

.3 Cracking was noted at the south end of the lintel at the main entrance (Photograph 70). This cracking was noted in the previous (2012) assessment and does not appear to have progressed significantly since that time. We recommend the crack be caulked with an exterior grade caulking to prevent the ingress of water, and that a support angle be installed to reinforce the lintel bearing connection.



.4 The lintel over the lower north window at the front (west) wall of the addition is deteriorating. Corrosion is present and significant cracking of the block above the lintel has occurred indicating the lintel has sagged (Photograph 71). We recommend the lintel be replaced. The replacement must be designed by a Professional Engineer.

.5 The façade of the original arena is deteriorating throughout. Significant cracking, heavy spalling, and overall delamination of the stucco coating were noted (Photograph 72). This deterioration was noted in the previous assessment report (2011), however the deterioration has progressed since that time. We understand from municipal staff that repairs to the façade were made in 2012 however these repairs appear to have failed within a short period of time. We recommend full replacement of the façade or significant repair at areas of damage to prevent the risk of falling hazards and ingress of water.

.6 Deterioration of the exit stair platforms on the north and south sides of the building was noted. This deterioration was noted during the previous assessment (2011) however it appears no repairs have been made and the deterioration has progressed. The following was noted:

a. In most cases, the underside of the steel deck is corroding at joints and at the perimeter (Photograph 73). This corrosion has resulted in section loss of the steel and exposure of the concrete deck above.

b. Sagging and advanced corrosion of perimeter beams was noted at several of the platforms (Photograph 74).

c. Concentrated severe corrosion has occurred at the interface between the perimeter beams and new stair units at several of the platforms (Photograph 75).

d. Cracking of the concrete deck has occurred where the steel is separating from the concrete at the stair connection points due to deterioration of the steel (Photograph 76). Cracking was also observed at several of the roof support posts.

e. Some of the steel post bases below the stair platforms are beginning to corrode (Photograph 77).

The continued deterioration of the steel stair framing elements has become a structural concern. In order to continue utilizing the exit stairs, the steel framing elements must be repaired. Surface corrosion must be removed and the steel must be repainted with corrosion resistant paint. In cases where the corrosion has resulted in section loss or deflection, replacement or reinforcement of the affected members is required. These repairs must be designed by a Professional Engineer.

.7 A set of wood stairs has been installed to access the exit door at the referees’ change room (Photograph 78) however the stairs have not been secured and shift noticeably under use. We recommend the stairs be anchored to the surrounding concrete.

.8 The steel beams supporting the exterior condenser unit have suffered severe corrosion and loss of steel cross section (Photograph 79). We recommend the corrosion be removed and the steel be



repainted to prevent further deterioration. If the building remains open longer than 5 years, we recommend the steel support be reinforced or replaced.



4 Conclusions & Recommendations

4.1 Recommendations

In summary, varying levels of deterioration of the concrete, masonry and steel elements of the structure were observed. The deterioration is related to differential settlement of the structural elements, poor initial construction quality (i.e. placement of reinforcing steel and quality of concrete), ingress of water, and the age of the building. In most cases, the condition has not changed significantly since the previous assessment. Movement must be monitored on an ongoing basis for the remainder of the building life and any issues or significant movement must be evaluated by a Professional Engineer. We recommend the maintenance and repairs outlined in Table 1 (overleaf).

The table includes high level cost estimates for each repair item. The estimates were prepared based on an assumed amount of labour and materials required to complete each item and typical average hourly construction rates and material costs were used. Where engineering is recommended, an estimate of the fee is included. We note that costs could vary depending on time of year, availability of contractors, and the specific construction methods and materials used.

In addition to completing the above repairs within the noted time frames, we recommend the structure be re-assessed on a biannual basis in order to closely monitor the progression of settlement and concrete deterioration. The structure is approaching the end of its serviceable life span. The remaining useful life span of the various elements of the building, including foundations, block walls, roof & floor structures, and building envelope, is not known however they will likely require continual maintenance in order to uphold a safe state of repair. By taking the recommended steps, we anticipate the building will be sufficient for use for up to five years. Use of the building beyond five years will depend on the extent of deterioration that occurs in that time. Repair and structural retrofitting may be required to continue use of the building beyond five years.

4.2 Remaining Useful Life

The building is approximately 70 years old and is approaching the end of its useful service life. In order to continue using the building, maintenance will be required and maintenance costs can be expected to increase significantly as the building continues to age.

In our opinion, most of the elements of the base building structure will require maintenance if they are to remain in operation for a period longer than 10 years, and several require maintenance this year (with ongoing regular maintenance to be expected). The estimated remaining useful service life for individual structural elements of the building is provided below. Note these estimates are based on our visual observations made during the assessment and may be subject to change or re-evaluation if work is completed to improve their condition.



Rink Floor Slab – 10+ years (assuming the in-floor refrigeration system does not require major repair).

Concrete Walls (Original Section) – 10+ years (with maintenance).

Block Walls (Addition) – 5 to 10 years (with maintenance).

Foundations (Original Section) – 10+ years

Foundations (Addition) – 5 years (not currently functioning as intended and impacting other associated elements).

Roof Structure – 10+ years (with maintenance described herein)

Concrete Bleachers – 5 years (needs work now in localized areas)

Exterior Fire Escapes – Needs work now (steel corrosion has compromised the structural support framing).

Exterior Stucco Finish – Needs work now (cracked and does not provide a barrier to weather as intended).



Table 1: Repair & Reinforcement Recommendations

Building Area

Observation Recommendations Recommended

Timeframe Estimated Cost

Addition 3.1.1. Minor concrete/masonry

cracks

Re-point cracks on exterior walls to prevent water penetration and continue to monitor crack width

and propagation.

If building is to remain open longer than 5 years, reinforce foundations for addition.

6 to 10 months

5 years

$5,000

$250,000

Rink & Bleachers

3.2.1. Cracked wood roof purlins

Replace or sister purlins with an equivalent member.

6 to 10 months $3,000

3.2.2. Corrosion at truss top chords

Remove corrosion and paint affected elements with corrosion resistant paint.

6 to 10 months $5,000

3.2.4. a) Failed weld at guard Repair weld and paint with corrosion resistant

paint. Immediately $1,500

3.2.4. b) Spalling at guard connection

Remove loose concrete, repair spall with polymer modified mortar in accordance with standard repair

practices, reinstate guard connection. Immediately $500

3.2.4. c) Missing anchors at guard

Install anchors to provide support as designed by a Professional Engineer.

Immediately $2,500

3.2.5. Unstable wood stair Secure stairs to mitigate hazard. Immediately $500

3.2.6. d) Concrete delamination below lowest bleacher

Access enclosed areas for further investigation to determine slab condition.

6 to 10 months $10,000

3.2.7. Vertical column cracking Remove delaminated concrete and repair spall with

polymer modified mortar in accordance with standard repair practices.

Immediately $3,000



Building Area



Dressing Rooms & Storage

3.3.1. Minor concrete cracks Re-point cracks on exterior walls to prevent water penetration and continue to monitor crack width

and propagation. 6 to 10 months $5,000

3.3.2. Full-depth concrete cracks

Install steel angle to support slab edges where cracks penetrate full depth of concrete or

reinforcing steel is exposed at the underside. Angle support should be designed by a

Professional Engineer.

6 to 10 months $10,000

3.3.3. Failing concrete repairs

Remove delaminated concrete and patch with polymer modified mortar in accordance with

standard repair practices. Provide min 30 mm cover to underlying reinforcing steel.

3 months $3,000

3.3.4. Exposed bench support

Remove the affected section of bleacher and patch the hole in accordance with standard repair

practices, or reinstate support for the bleacher with a steel support angle to be designed by a


3 months $3,000

Maintenance Areas

3.4.1. Minor concrete deterioration



3.4.2. a) Concrete deterioration at underside of bleacher slab


reinforcing steel is exposed at the underside. Angle support to be designed by a Professional

Engineer.

3 months $10,000

3.4.2. b) Longitudinal cracking of concrete beams

Shore beams with additional structure to be designed by a Professional Engineer.

3 months $20,000



Building Area



3.4.2. c) Full-depth concrete

crack


reinforcing steel is exposed at the underside. Angle support to be designed by a Professional

Engineer.

3 months $10,000

3.4.3. Deterioration at steam

pipe Restrict public access to area directly above pipe Immediately $500

MaintenanceAreas

3.4.4. Failed guard connection Re-secure plate to wall and re-weld guard rail to

wall plate. Immediately $500

3.4.5. Concrete spalling and

corrosion of reinforcing steel

Repair by patching the concrete or by replacing the affected section of the bleacher. Repair to be

designed by a Professional Engineer. 3 months $7,500

3.4.7. Concrete deterioration at

exterior wall

Repair wall. Detailed structural analysis to assess the integrity of the wall. Analysis to be completed

by a Professional Engineer. 6 to 10 months $10,000

3.4.8. Unstable support for

electrical equipment Provide alternate structural support for electrical

equipment. 3 months $10,000

Exterior

3.5.1. Stepped masonry cracking



3.5.2. Sagged/cracked ceiling panels

Re-support or replace panels to mitigate hazard 3 months $1,500

3.5.3. Cracking at lintel bearing Caulk crack with exterior grade caulking to prevent ingress of water. Install support angle to reinforce

lintel bearing connection. 6 to 10 months $1,500



Building Area



3.5.4. Lintel deterioration Replace lintel. Replacement to be designed by a

Professional Engineer. 6 to 10 months $10,000

3.5.5. Façade deterioration Repair or replace façade to prevent ingress of

water. Protect underlying structure. 2 years $30,000

Exterior 3.5.6. Deterioration of exit stair

platforms

Clean surface corrosion and re-paint with corrosion resistant paint. Make structural repairs where

corrosion is accompanied by significant deflection or section loss. Repairs to be designed by a


1 year $40,000

3.5.7. Unsecured wood stairs Anchor stairs to surrounding concrete Immediately $1,000

3.5.8. Corrosion of compressor

support beams Clean surface corrosion and re-paint with corrosion

resistant paint. 2 years $3,500

Total Recommended Work Within 5 Years

$218,000

Total Recommended Work After 5 Years

$250,000

TOTAL $468,000



Authored by:

Madeleine Smith, B.Eng., M.A.Sc., P.Eng. Intermediate Engineer

Reviewed by:

Michael Sanfilippo, B.Sc.Eng., M.PL., P.Eng. Senior Engineer, Project Manager

© C.C. Tatham & Associates Ltd The information contained in this document is solely for the use of the Client identified on the cover sheet for the purpose for which it has been prepared and C.C. Tatham & Associates Ltd. undertakes no duty to or accepts any responsibility to any third party who may rely upon this document. This document may not be used for any purpose other than that provided in the contract between the Owner/Client and the Engineer nor may any section or element of this document be removed, reproduced, electronically stored or transmitted in any form without the express written consent of C.C. Tatham & Associates Ltd.

APPENDIX A:

MECHANICAL EQUIPMENT CONDITION ASSESSMENT REPORT

Mechanical Equipment Condition Assessment Report

Bracebridge Memorial Arena

Town of Bracebridge

Prepared for:

The Town of Bracebridge 1000 Taylor Court, Bracebridge, ON P1L 1R6

Prepared by:

Runge & Associates Inc. P.O. Box 387, 864 Hurontario St., Collingwood, ON L9Y 3Z7 September 2017 Runge File No. 17045T

The Town of Bracebridge 2

Bracebridge Memorial Arena Mechanical Equipment Condition Assessment Report September 2017

Runge & Associates Inc. File No. 17045T

Table of Contents

1.0 Abbreviations .............................................................................................................................. 3

2.0 Introduction ................................................................................................................................. 3 2.1 Site Location .....................................................................................................................3

3.0 General Observations ................................................................................................................. 3

4.0 Inspection of Arena Mechanical Systems ................................................................................... 4 4.1 Change Room Heating ......................................................................................................4 4.2 Community Hall HVAC ......................................................................................................4 4.3 Lobby Heating...................................................................................................................5 4.4 Ice Plant ...........................................................................................................................5 4.5 Change Room Ventilation .................................................................................................5 4.6 Lobby and Community Hall Ventilation ..............................................................................6 4.7 Arena Dehumidification .....................................................................................................7 4.8 Arena Ventilation ..............................................................................................................7 4.9 Arena Domestic Hot Water ................................................................................................7 4.10 Lobby and Community Hall Domestic Hot Water ...............................................................7 4.11 Emergency Shower/Eye Wash ..........................................................................................7 4.12 Rood Drains ......................................................................................................................8

5.0 Summary and Recommendations ................................................................................................ 8

6.0 Class D Capital Cost Estimates for Deficiencies(1) ...................................................................... 8

Appendices

A – Photographs




1.0 Abbreviations

HVAC Heating, ventilation and air conditioning

ASHRAE American Society of Heating, Refrigerating and Air-Conditioning Engineers

OBC Ontario Building Code

HRV Heat Recovery Ventilator

RTU Roof Top Unit

CFM Cubic feet per minute

2.0 Introduction

The Bracebridge Memorial Arena was constructed in 1949, with a two-storey addition constructed in 1976 that added a lobby, concession stand, office space, community hall, meeting room and washrooms.

This report assesses the existing mechanical systems based on visual inspection and provides recommendations for maintenance, replacement, and upgrade of these systems. It is our understanding that the arena is to be replaced with a new facility in approximately five years’ time. Recommendations are based on this timeline. The last section of the report provides a summary of our findings with estimated replacement costs based on the recommendations made.

2.1 Site Location

The arena is located at 169 James Street in the Town of Bracebridge, Ontario.

3.0 General Observations

A site visit was performed on April 17, 2017, to conduct a visual assessment of the mechanical systems at the arena. Arena staff was available to identify any areas of concern and provide details on equipment operating procedures. Mechanical drawings for the addition were available; however, there are no drawings for the rest of the arena.

The arena facility has a number of independent heating systems. Heating fuel is natural gas and electric. The second-floor community centre is heated and cooled via two RTUs mounted on the addition’s flat roof. The main floor areas of the addition are heated using electric wall-mounted unit heaters. The arena’s change rooms are heated using steam unit heaters fed from natural gas fired boilers. The arena itself is unconditioned other than dehumidification and natural ventilation provided by wall-mounted louvres. Domestic hot water for the change rooms and ice resurfacing is provided by a natural gas fired hot water heater. The domestic hot water for the two-storey addition is provided by two electric hot water heaters located in the concession stand storage room.




4.0 Inspection of Arena Mechanical Systems

4.1 Change Room Heating

a. Three HydroTherm 400,000 BTUH steam boilers provide heat for the four team change rooms, female change room, junior change room, and referees’ change room. They are located in the mechanical room at the north end of the building. These boilers create steam, which is then transported to heating units located in the change rooms. The boilers appear to have been replaced after the arena was constructed, and were rebuilt in 2016. At the time of inspection, boiler 3 was disassembled to address some leaks that resulted from the rebuild. It was reported that the boilers operated as expected over the 2016/2017 season. There was a water treatment system for the steam boilers installed approximately three years ago. It was reported that this water treatment system was problematic from the outset and has been abandoned.

b. There are fan-forced unit heaters and wall-mounted radiators providing heat in change rooms, washrooms and shower rooms. No manufacturing dates were visible; however, these heaters appear to be at least twenty years old. The fan-forced heaters are reported to be providing heat; however, they are all in various states of disrepair. Air flow vanes are missing, heat transfer fins are damaged, and fans are damaged or missing.

c. Steam distribution piping and steam peripherals are mostly original, having only been replaced when there have been leaks detected. The piping is partially insulated with sections of pipe having no insulation.

d. There is a small electric unit heater located in the referees’ change room.

4.2 Community Hall HVAC

a. The second floor of the lobby addition consists of a community hall, kitchen area, two washrooms and a storage room. This space is conditioned using two Lennox RTUs located on the roof of the addition. One unit is approximately nine years old and the other is approximately fourteen years old. Heating fuel for these RTUs is natural gas. The RTUs are equipped with economizers that provide free cooling when outside air temperature is lower than indoor setpoint, and also provide fresh outdoor air to the space. These units appear to be in good condition. The east unit, however, has a broken condensate drain trap.

b. Air distribution is accomplished via a number of supply diffusers mostly located along the perimeter of the community hall with a centrally located ducted return. Supply diffusers appear to be relatively clean and free of dust. The return air grille in the ceiling was also free of dust, indicating good upkeep of RTU filters.




c. A Honeywell programable thermostat controls each RTU. These thermostats are located behind clear tamper proof cases. The thermostats appear to be in good working order.

4.3 Lobby Heating

a. The lobby area is heated using electric wall-mounted heaters that appear to be original to the building addition. The larger heaters generally located near the side entrance doors are convection heaters, which rely on upward travel of warmer air to distribute heat. The entrance, snack bar and storage room are heated with small wall-mounted, fan-forced heaters that rely on a fan to distribute heat. It was reported that the three heaters located near the main entrance are not functioning.

b. The lobby washrooms are each equipped with a wall-mounted electric heater. They appear to be original to the addition and are reportedly working well.

c. The meeting room is equipped with a through-wall heating and air conditioning unit. The unit appears to be ten to fifteen years of age. The washroom adjacent to the meeting room is equipped with an electric baseboard heater.

d. The staff office, which was constructed some years ago and was not part of the original addition’s floor plan, has no heat. There is an air transfer fan to provide air from the lobby into the office. Staff members are currently using portable heaters in the office during the winter.

e. All heat was turned off at the time of inspection. All heaters are equipped with integrated thermostats.

4.4 Ice Plant

a. The ice plant was designed and installed by Cimco Refrigeration. It is an ammonia system located in a room adjacent to the mechanical room. Cimco services the plant twice annually. Compressors and other major pieces of equipment are regularly inspected and maintained. A slight odour of ammonia was noted upon entering the room at the time of inspection.

b. Corrosion was noted on some piping in the ice plant.

c. The room’s ventilation system consists of a supply air fan and exhaust fan. These fans operate in concert to provide good ventilation of the room. Under normal operating conditions, the fans are energized by a high temperature thermostat to avoid excessive heat buildup in the room. These fans are also controlled by a gas detection system to operate in the event of a leak.

4.5 Change Room Ventilation

a. All the change rooms were equipped with exhaust fans for ventilation. It is unknown when these fans were installed, but it was reported that all are functional.




b. The four team change rooms were each equipped with an HRV approximately fifteen years ago. The exhaust fans are still in place in these rooms, but are no longer used. An HRV is an energy-efficient means of providing fresh air to a space because it is capable of recovering some heat from the exhaust air and transferring it to the fresh incoming air. The systems appear to be set up to exhaust air from the washrooms and shower rooms attached to the change rooms and provide fresh air into the change rooms. The air flow capacity of the HRVs is unknown. The fresh air supply side of each HRV is equipped with an electric inline duct heater to provide additional heat to the incoming air. These duct heaters are controlled by a thermostat located inside of each change room. The HRVs appear to be in good condition with only minimal damage, likely from hockey sticks, to some of the duct work.

c. The referees’ and female change rooms are ventilated using exhaust fans with supply air coming through doorways leading from the arena. Labels on the fans could not be read so the capacity of these fans is unknown.

d. Each change room was equipped with a portable dehumidifier that is approximately nineteen years old. Only one of the existing units is still functioning. The team change rooms likely no longer need dehumidification due to the fresh air supplied by the HRVs.

e. The Ontario Building Code references ASHRAE Standard 62.1 Ventilation for Acceptable Indoor Air Quality for minimum acceptable outdoor supply air rates for various occupancies. A change room requires 0.25 cfm of fresh air per square foot. It is unknown if the current ventilation is in compliance.

4.6 Lobby and Community Hall Ventilation

a. The lobby area is ventilated using an exhaust fan that primarily exhausts from the snack bar. Ducts in the storage room and the meeting room are also connected to this exhaust fan. The fan is original to the addition and still functional. Based on the partial set of drawings provided for the addition, this exhaust fan has a flow rate of 1560 cfm. This is adequate for this space.

b. There are additional exhaust fans in each of the three washrooms in the main floor addition. These are reportedly original to the addition. The drawings for the addition indicate that the men’s and ladies’ washrooms have fans with a capacity of 375 cfm. The capacity of the fan in the meeting room washroom is unknown. All three fans are functional.

c. The community hall receives fresh air through the economizers on the RTUs. Fresh is mixed with recirculated air and supplied to the space when the units are running.

d. The second-floor washrooms are each equipped with an exhaust fan. Second-floor mechanical drawings were unavailable so capacity is unknown. These fans have




not been replaced since construction of the addition. The fan in the men’s washroom is not functioning.

4.7 Arena Dehumidification

a. The arena is dehumidified by two Dectron DA2 ice rink dehumidifiers. They are approximately twenty-three years old and are in good working order. One unit had a motor replaced in 2014. These units are maintained according to manufacturer’s recommendations on a regular basis.

4.8 Arena Ventilation

a. The arena is currently ventilated by natural means with open louvres mounted high on each end of the building. There is no mechanical ventilation currently installed.

b. The Ontario Building Code references ASHRAE Standard 62.1 Ventilation for Acceptable Indoor Air Quality for minimum acceptable outdoor supply air rates for various occupancies. A sports arena requires 0.3 cfm per square foot of playing surface plus 0.06 cfm per square foot of spectator area. This is in addition to 7.5 cfm per spectator. Upgrading the existing arena to the current OBC ventilation requirement would represent a sizeable investment considering the facility is to be replaced within five years.

4.9 Arena Domestic Hot Water

a. The domestic hot water for the change room showers and ice resurfacing is provided by a natural gas fired hot water heater located in the mechanical room. This boiler is functional and is at least twenty-five years old. Hot water is stored in three 115-gallon storage tanks that are approximately fourteen years old. It was noted that change room showers take a lot of time to receive hot water when the valve is turned on. This is due to the distance the hot water must travel from the storage tanks and much of the pipe not being insulated.

4.10 Lobby and Community Hall Domestic Hot Water

a. Domestic hot water for the lobby and community hall is supplied by two electric water heaters located in the lobby storage room. These water heaters are approximately thirteen years old and appear to be in good condition.

4.11 Emergency Shower/Eye Wash

a. There is an emergency shower/eye wash located in the mechanical room adjacent to the ice plant door. Staff members have reported never having to use this equipment. It appears that this equipment is supplied with cold water only. OHS guidelines require water for emergency eye wash or shower to be tepid (16-38C).




4.12 Roof Drains

a. There are two roof drains located on the flat roof of the lobby addition. During the time of inspection, they were overgrown with vegetation. In their current state, excessive water accumulation on the roof could result.

5.0 Summary and Recommendations

This report concludes that the arena contains mechanical equipment partially from the original installation. Some equipment has been replaced over the years, but other equipment, though still functioning, has exceeded its estimated useful life. With equipment of this age, reliability and possibility of failure become a concern if the facility cannot operate in the event of equipment failure.

Items identified as requiring immediate attention are those items that represent health and safety risks, could affect use of the arena, or which could cause costlier damage if not addressed.

Short-term items are suggested to be replaced within the next two to three years. These included equipment that is still functional but which may fail very soon due to age, equipment that is still functional although not optimally, and equipment that no longer functions but does not require immediate attention.

Long-term items are suggested to maintain the facility in peak operating condition for five plus years. They include the replacement of aged equipment and the upgrade of facilities to conform to current building codes. It should be noted that addressing these items may not be feasible since the arena is scheduled to be replaced in approximately five years.

6.0 Class D Capital Cost Estimates for Deficiencies

Item Description Repair Urgency Cost Estimate

4.2 Replace broken condensate drain trap. Immediate $500

4.4

Replace corroded ice plant piping as necessary.

Immediate $6,000

4.6 Replace second floor men’s bathroom exhaust fan.

Immediate $500

4.11 Modify plumbing to provide tepid water to emergency eyewash/shower.

Immediate $6,500

4.12 Free roof drains of obstructions. Immediate $300

4.1 Replace change room unit heaters. 2-3 Years $13,000




Item Description Repair Urgency Cost Estimate

4.3 Replace electric heaters in lobby. 2-3 Years $4,500

4.7. Replace arena dehumidifiers. 2-3 Years $70,000

4.9 Replace arena hot water heater. 2-3 Years $50,000

4.1 Replace steam boilers with hot water boiler system.

5 Years $450,000

4.3 Replace heaters in lobby with hydronic tied into new boilers.

5 Years $60,000

4.5 Replace female and referee change room ventilation.

5 Years $80,000

4.8 Install mechanical ventilation in arena. 5 Years $350,000

4.9 Provide hot water recirculation loop in arena.

5 Years $20,000

Thank you for the opportunity to prepare this report. If you have any questions, please do not hesitate to contact us.

Prepared by:

Runge & Associates Inc.

Garry Bhattal, P.Eng. Mechanical Engineer GB/ds

Appendix A Photographs


Bracebridge Memorial Arena Mechanical Equipment Condition Assessment Report Appendix A

June 2017


Community Hall Rooftop Unit Ice Plant Corrosion

Steam Boiler 3 Disassembled Arena Hot Water Heater


Bracebridge Memorial Arena Mechanical Equipment Condition Assessment Report Appendix A

June 2017


Emergency Eyewash/Shower

Addition Roof Drain

Arena Ventilation Louvres

Lobby Heaters

Change Room HRV

Steam Unit Heater

APPENDIX B: MAP

OF LOWER LEVEL

APPENDIX C:

PHOTOGRAPHS

Photograph 1: Bracebridge Memorial Community Centre (front/west elevation)

Photograph 2: Long floor crack at upper floor event space

Photograph 3: Representative settling crack at top of south stairs

Photograph 4: Crack in west exterior wall at upper level

Photograph 5: Crack between underside of precast concrete floor panels

Photograph 6: Representative separation crack between precast floor and partition walls below

Photograph 7: Representative vertical crack at partition wall corners

Photograph 8: Representative step cracking at masonry partition walls

Photograph 9: Wide masonry cracking at first floor men’s washroom

Photograph 10: Wide masonry cracking at first floor women’s washroom

Photograph 11: Representative repaired step cracking at interior masonry walls

Photograph 12: Representative stepped and vertical cracking at office partition walls

Photograph 13: Repaired step cracking at south exit door lintel

Photograph 14: Representative separation cracking between interior slab and masonry wall base

Photograph 15: Crack in exposed floor slab at south storage room

Photograph 16: Representative cracked wood roof purlin

Photograph 17: Representative surface corrosion at new weld points

Photograph 18: Representative surface corrosion at new top chord plates

Photograph 19: Representative hairline crack in rink slab

Photograph 20: Failed guard rail near northeast corner of arena

Photograph 21: Representative failed guard anchorage (concrete spalling at base plate)

Photograph 22: Missing anchors at guard base plate

Photograph 23: Unstable wood stair at rear (east) wall of bleachers

Photograph 24: Representative concrete spalling and exposed reinforcing steel at bleachers

Photograph 25: Representative wide cracking perpendicular to bleacher steps

Photograph 26: Typical cracking at bleacher floors/walls

Photograph 27: Vertical crack on concrete column (leads to delamination in upper part of column)

Photograph 28: Typical cracking/spalling at bleacher corners and entrances

Photograph 29: Representative masonry step cracking in arena area end walls (east and west)

Photograph 30: Representative painted-over crack in Bears’ change room

Photograph 31: Exposed reinforcing bar at cut wire-hole in slab above Bears’ change room

Photograph 32: Spall and exposed reinforcing bar ends at entrance to Bears’ change room

Photograph 33: Representative masonry crack and delamination at old patch in hall outside change room 4

Photograph 34: Vertical crack in bathroom partition wall between vents in change room 3

Photograph 35: Vertical/corner crack at right side of display unit in centre hall

Photograph 36: Damage from previous water leak at ceiling of change room 1

Photograph 37: Previously spalled/painted over concrete and exposed reinforcing bar at minor hockey storage room

Photograph 38: Previous spalling, exposed reinforcing steel and cracking at walls of minor hockey storage room

Photograph 39: Representative crack across overhead angled concrete support at minor hockey storage room

Photograph 40: Cracking around/below filled-in window opening at referees change room

Photograph 41: Representative localized spalling at minor hockey storage and referees change room

Photograph 42: Concrete spalling and exposed reinforcing bar overhead at west storage room

Photograph 43: Differential settlement cracking at border between new and old floor in west storage room

Photograph 44: Wide crack along angled concrete overhead support in change room 5

Photograph 45: Representative length of horizontal crack along bleacher slab edge above in change room 4

Photograph 46: Crack along angled concrete support at change room 1

Photograph 47: Cracking along angled support in referees change room

Photograph 48: Delamination of large patched concrete area at wall in change room 5

Photograph 49: Cracking/delamination of large patched concrete area at wall of change room 4

Photograph 50: Representative cracking/delamination of previous concrete patch at referees change room

Photograph 51: Bench support angle from above coming through overhead concrete at change room 1

Photograph 52: Representative flexure crack at angled support in shop (note: no cracking in paint)

Photograph 53: Concrete spalling and exposed reinforcing steel right of overhead door at ice resurfacer area

Photograph 54: Representative exposed reinforcing bar at underside of concrete bleachers in south end of ice resurfacer area

Photograph 55: Corner crack in overhead slab in boiler room

Photograph 56: Vertical crack in masonry adjacent to compressor room door in boiler room

Photograph 57: Concrete spalling at angled support below bleachers

Photograph 58: Cracking and exposed reinforcing bar at underside of bleachers in shop

Photograph 59: Crack at angled concrete support in boiler room

Photograph 60: Cracking at bleacher/wall joint in compressor room

Photograph 61: Cracking spalling of overhead slab at steam pipe in shop

Photograph 62: Failed guard rail connection at shop exit door

Photograph 63: Representative concrete spalling, delamination and exposed reinforcing bar at underside of bleachers in mechanical trenches.

Photograph 64: Cracking at perimeter of raised concrete platform in compressor room

Photograph 65: Representative large concrete spall and exposed reinforcing bar at exterior wall of compressor room

Photograph 66: Cracking and concrete deterioration at exit door in compressor room

Photograph 67: Rotting/unstable at plywood backing for electrical boxes

Photograph 68: Stepped cracking in exterior walls at south wall of front addition

Photograph 69: Sagging and cracking of ceiling panels at secondary (set-back) front exits

Photograph 70: Crack at south side of main entrance opening

Photograph 71: Sagging/cracking/corrosion at front window lintel

Photograph 72: Representative stucco cracking/spalling at exterior of arena

Photograph 73: Representative corrosion of steel deck at joints/perimeter of exterior stair platforms

Photograph 74: Beam sagging/corrosion at perimeter of exterior exit stair platform

Photograph 75: Representative severe corrosion at beam/stair interface

Photograph 76: Worst-case concrete deck cracking at top of exterior stair

Photograph 77: Worst-case post base corrosion at exterior exit platforms

Photograph 78: Unsecured wood stairs at referees’ change room exit

Photograph 79: Corrosion of supporting beams for exterior condenser

Photograph 80: Concrete spalling at guard post at main entrance ramp