The
purpose of this memo is to provide you with my findings and changes in scope of
work that I have implemented to the planned renovations to the OC Transpo Administration
building at 1500 St. Laurent in order to effect cost savings of at least $4.5
million and potentially more.
The building was
built in the 1950s and expanded to include an additional floor in the 1980s and
since that time only minor renovations have occurred. Renovations to the building were scheduled for
late 2012 and were based on a comprehensive review of all aspects of the
building systems. The original review,
completed last year, included the assessment of the exterior walls and windows,
a review of all mechanical and electrical systems, air monitoring and a
complete assessment of all floors, walls, ceilings and work stations.
The original renovation plan, budgeted at $14M, is best described as a total rebuild/modernization, including complete gutting and reconstruction of the building interior, full replacement of electrical, mechanical and HVAC systems, improving accessibility, and exterior cladding upgrades, including insulation enhancements. This plan advanced all capital life cycle projects, some of which like mechanical and HVAC systems have up to 10 years of life expectancy remaining. The plan also required vacating the entire facility for the construction period and relocating staff into leased facilities/trailers. This facility leasing component of the original plan represents $2.5 million of the total cost.
The replacement of advanced life cycle items will be deferred as they are not required to be replaced at this time and will not impact the proposed renovation plan or compromise the health and safety of employees. The original design concept also included remodeling all office areas. This has also been eliminated from the project scope as it does not provide any additional workstation space capacity within the building. The cost savings to be realized by the elimination of these non-essential components of the original plan is estimated to be $4.5 million. In addition, due to the reduced scope of the renovation plan, there will be no requirement for additional facility space at 2625 Queensview Drive to relocate 100 employees. The City is now working to sub-lease that location.
The recommended renovation includes all components that are currently at end of life, replacement of the waterproofing joints between exterior aluminum wall panels, lighting systems, the fire alarm system, and interior finishes such as floors, walls, ceilings and workstations. The renovations will improve the building’s accessibility by modifying access doors, adding proper door hardware, lowering the height of controls, installing signage, modifying drinking fountains and adding accessible washrooms and an employee fitness area. The total value of the work is estimated at $7 million. Air quality testing has been conducted as part of the assessment and at this time there are no air quality issues or known mold problems that need to be addressed. In the past, the facility did experience weeping tile failure and a skylight leak that resulted in mold, however both these items have been repaired and the mold has been addressed.
To date $57,000 has been spent on a Mechanical & Electrical Systems Survey, Functional Program Review and Indoor Air Quality Testing.
The changes in scope will ensure that we provide a functional, attractive and accessible building for our administrative functions with a reduced total overall budget of $14 million to $7 million, excluding the lease costs noted above. Sub letting the property at 2625 Queensview Drive will add to the cost savings.
Original signed by
John Manconi
|
cc: |
Chief, Corporate Communications Program Manager, Media Relations Transit Services Management Team General
Manager, Infrastructure Services |