Masset, Queen Charlotte Islands/Haida...

Masset Branch Library Masset, Queen Charlotte Islands/Haida Gwaii

VANCOUVER ISLAND REGIONAL LIBRARY FACILITIES MASTER PLAN Masset Library Building Assessment Report

DNA/DSAI

TABLE OF CONTENTS

Summary 1 Community Context 2 Branch Description 3 Compliance with Minimum Requirements 4 Capital Plan 5 Annual Maintenance Budget 6 Appendix A Facility Assessment Reports


DNA/DSAI 1

1.0 Summary The VIRL Branch Library in Masset occupies a 1580 sf, single storey log-constructed building located in a prominent location within the Village. The branch is categorized as a Core Library (Basic) within Vancouver Island Regional Library’s (VIRL) service model, as it serves a population of 1,634 residents in Masset and 930 residents of Old Massett. We considered three main criteria in our building assessment undertaken for this facility. We assessed the adequacy of the building with respect to seventeen minimum requirements. We verified the existence or nonexistence of various types of rooms and spaces as outlined in VIRL’s letter of July 23, 2009. Finally, we reviewed the physical condition of the building’s existing architectural, structural, mechanical, and electrical systems. Based on the findings of our building assessment in comparison to the three main assessment criteria, this facility does not satisfy several of VIRL’s minimum requirements for a library facility. Several capital upgrades to the building’s architectural, structural, mechanical, and electrical systems are required in order to bring this facility up to the required standard. The total estimated cost for capital upgrades to this facility is $137,150, based on Class C cost estimates and a 15% contingency. A Capital Plan is proposed for undertaking these required upgrades that will ensure that the most urgent upgrades are completed within the next two years and that all upgrades are completed within the next ten years. Also, a Maintenance Plan is provided that includes building elements that will need to be replaced on a regular cycle.


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2.0 Community Context

2.1 Location The VIRL Branch Library in Masset is centrally located one block north of the main commercial street of the community. It is situated on a prominent site on a corner lot at the intersection of Collison Street and Trahaygen Street. Collison Street is one of the main routes through the community for traffic heading to the Masset Hospital and the First Nation community of Old Massett, which is located approximately 2 km north of the Village of Masset. The library is easily accessible to town residents, local schools, the main commercial and waterfront areas, Dixon Entrance Maritime Museum, and a planned recreation complex.

Figure – Aerial View of the Village of Masset

2.2 Demographic Snapshot • Masset has a population of 1,634 residents.

• The current median age for Masset is 37.8 with an average age of 35.6.

• The average household size is 3.0 people per household.

• 285 (67%) of families have children living at home with an average of 1.2 children per family.

• The average household income is $43,846.

• 58% of the population have not moved within the past 5 years.

• The region has an aboriginal population of 980 residents (60%).


DNA/DSAI 3

3.0 Branch Description The library building is a reasonably maintained and inviting log structure. As the sole tenant in the building, the library houses a reception/checkout counter, general stacks, a children’s section, a reading table and two work stations.

Important facts concerning the library include: Service Model Core (Basic) Service Population 1,634 Actual Area of the Building: 1,580sf / 147m2 VIRL Core (Basic) Library Standard 2000sf /185m2 Branch Area Library Standard (.6sf/capital or 2,750sf/255m2) 2,750sf / 255m2

Branch Size Appropriate to Catchment Population YES Branch Located in Growing Community NO

Year of construction: 1984 Most Recent Renovation N/A

Type of construction: Solid Wood Log Structure on Concrete Foundation Number of Floors: One Basement: N/A Underground Parking: N/A Building Owner: Greater Masset Development Corporation


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3.1 Compliance with VIRL Minimum Requirements The Masset Branch Library meets or is deficient with regards to the minimum branch standards as follows:

Branch Minimum Requirements NA Y N

1 Library located at Centre of Catchment X

2 Exterior Sign X

3 Compliance with current BCBC and applicable regulations X

4 Library is Handicapped Accessible X

5 Load bearing capacity minimum 150lbs/sf X

6 Lighting to standard 60fc X

7 Must have smoke detectors and other required alarm systems X

8 Controlled Temperatures and Humidity X

9 Meets minimum headroom/space requirements X

10 Meets Branch Program Standards X

11 Furnishings, Fittings to WCB Standards X

12 Wall Drop with internal fire proof enclosure X

13 Staff washroom and break area X

14 Access to natural light X

15 Multi-Purpose Room X

16 Collection Space X

17 Reader Seating X

18 Special Equipment X

19 Vending X

20 Children’s Area X

21 Computer Stations X

22 Themed Collections X


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3.2 Capital Upgrades Based on our observations while conducting our assessment of this facility, we’ve developed a list of capital upgrade projects and operations and maintenance requirements that we recommend to be undertaken for this library facility. Along with each recommended upgrade is a corresponding Class C cost estimate. Capital upgrades should proceed within the next two years, and operations and maintenance requirements should proceed within the next ten years.

Facility Capital Upgrade Recommendations 0-2 yrs 10 yrs

1. Replace cedar shake roofing on the north side of the building. $6,000

2. Investigate and remediate deterioration of wood logs. $15,000

3. Provide furnace room with 1 hour fire resistance rated separation. $9,000

4. Monitor checking and deflection of log beam support above reception desk. $4,500

5. Investigate capacity of floor structure with respect to 150 psf live load requirement and upgrade as required.

$12,000

6. Fix furnace chimney hood. $3,000

7. Inspect and fix flashing and counter-flashing of furnace flue. $3,000

8. Clean ducts with medium pressure air. $3,000

9. Provide restraint for domestic water heater. $750

10. Provide restraint for exposed ABS sanitary vent pipes. $750

11. Provide seismic anchorage and restraint for interior bookshelves. $2,250

12. Replace fuel storage tank and associated piping. $12,000

13. Install exhaust fans in washroom and kitchen. $3,750

14. Add auto opener to the front door. $4,500

15. Replace door hardware on doors with lever handles. $3,750

16. Install smoke alarms for fire protection – one at the front of the building and one at the rear of the building.

$750

17. Upgrade existing washrooms to handicap accessible standards in terms of size, handrail supports and fixtures.

$7,500

18. Replace wood roof fascias on all sides of building. $3,000

19. Install gutter and downpipe system around entire building. $4,500

20. Replace fixed windows with operable windows. $7,500

21. Replace pantry sink. $1,800

22. Replace the carpet and vinyl flooring. $9,750

23. Sand and stain underside of exposed roof decking. $1,200

Subtotal $75,000 $44,250

Contingency @ 15% $11,250 $6,650

TOTAL $86,250 $50,900


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3.3 Annual Maintenance Budget We have developed a sample Annual Maintenance Budget for the Masset Library based on our estimate of maintenance. The budget is presented below.

Item Cost Flooring $1,232 Roofing $171 Interior Paint $415 Ceilings $587 Exterior Finish $632 Windows $1,791 Mechanical $1,185 Electrical $1,185 F, F & E $4,740 Miscellaneous $1,194 TOTAL: Building Maintenance $13,131

NOTES: All costs are in 2009 dollars unless otherwise stated.


DNA/DSAI

Appendix A – Facility Assessment Reports

Architectural Structural Mechanical Electrical

Vancouver Island Regional Library - 4729

Inspection Report for ____Masset Area 1,580 sf Date 23 July, 09

Site/Parking: Site is a grass covered corner lot w/ several trees and sidewalks. Condition:

Parking is on the street. fair

Exterior: Round notch log construction w/ cedar shake roof. fair

Logs require staining, Roof is quite mossy (north side)-replace- w/i 2 years

Accessibility: Concrete ramp w/ handrail located at the back of the building. fair

Washroom is not accessible. (Size, handrails, fixtures) poor

Doors/Windows: Exterior doors are hand built w/ residential hardware. fair

Windows are hand built w/ shutters (single glazing) fair

Walls: Exterior log walls extend into the interior. Interior walls are fair

wood framed with drywall. Furnace Room is not FRR separated. fair

Floor: Level Loop carpet on wood framed floor & plywood - replace - w/i 2 years

Service rooms have sheet vinyl poor

Ceiling: Exposed Structure – Cedar T&G roof deck good

Millwork: Hand built from 2x10 cedar fair

Structural: Some rotting in exterior base log extensions. fair

Some checking in spanning logs fair

Electrical: Pendant fluorescents, fluorescent valences @ book shelves and fair

a few incandescent fixtures. 2 work stations

Mechanical: Oil fired furnace w/ ducts in crawl space. Furnace room is not poor-requires

separated (Door, Frame, hardware, drywall, dampers, penetrations) upgrade now

Comments:

No closer on front door Roof has a small leak at the north valley W.C. should be brought up to H/C standards Furnace Room requires I hour FRR Separation Nice, inviting and cozy Log Structure with reception/checkout counter, children’s section, reading table and 2 work stations.

MASSET LIBRARY

PROJECT

Project Name: Vancouver Island Regional Library - Facilities Condition Assessment

Project #: 4729

Reviewer: Brian Fortier, EIT

Date: July 23, 2009

Location: Masset, BC

Rating Category Comments

G F P

There is moss/grass growth on the sidewalk. Remove moss if causing a slip hazard.

F

Site Observations There is plant growth close to and touching base of building. Modify landscaping around the building to provide space between plants and building walls.

F

Foundation Concrete foundation walls are visible around the building. The crawl space was not accessible

G

Building walls consist of round wood logs. The exterior surfaces of the logs are experiencing decay and rot, especially at exposed end conditions. Investigate the extent of rot in these logs and remediate as required.

P Walls

The interior of the logs appear to be in good condition. G

Floor The floor structure was not visible for assessment, but it is a wood-framed floor. It is likely not capable of supporting a live load of 150 psf.

P

The roof structure is framed with T&G wood decking on round timber beams.

F

Trees are overhanging the northeast corner of the roof and branches/leaves are collecting in valley drains. The tree should be trimmed or the roof adequately maintained.

F

Moss is growing on the roof. Remove. P

Fascia boards are decaying on parts of the building, and there is no gutter/downspout drainage system. Replace fascia boards and install a positive roof drainage system.

P

Roof

At least one corner of the roof is sagging at a double overhangs condition. Provide structural stiffening where this condition occurs.

F

Structural Condition Assessment 01 DNA project managers planners architects engineers

David Nairne + Associates

Suite 250 171 W Esplanade North Vancouver British Columbia Canada V7M 3J9 T 604 984 3503 F 604 984 0627 E bfortier@ davidnairne·com

DNA 4729 Structural Condition Assessment 01 Masset

The ridgeline above the entry to the library is sagging as a result of the deflection of the two-way log beam support system. The end portions of some of the cantilever log beams are separating. The bottom simple span log beam has longitudinal checks across its length. Implement a program to monitor the deflection of this two-way beam system, and remediate if deflections increase.

F

The underside of the roof decking has water stains in certain locations.

F

Non-Structural Seismic Interior bookshelves are unanchored and unrestrained. P

Building Code

The existing structure may not meet all requirements of the current Building Code. A more detailed assessment, including removal of finishes on site and structural analysis in office, will be required to fully assess the library’s conformance to the current Building Code.

F

Overall Assessment Immediate and maintenance repairs are required. F

DNA 4729 Structural Condition Assessment 01 Masset Site Photographs

Moss growth on roof Collection of debris from tree branches above

Sagging ridgeline above entry Structure supporting sagging roof ridgeline

Decaying wood logs Vertical crack in foundation wall

Concrete foundation wall and decaying log base course

Grass/moss growth on sidewalk

Project Name: Masset Library Project No. 09-7201-E15

ELECTRICAL FACILITIES STUDY

MASSET LIBRARY

Prepared for:

DAVID NAIRNE + ASSOCIATES #250 – 171 Esplanade

North Vancouver, BC V7M 3J9

Developed by:

COBALT ENGINEERING LLP #305 – 625 Howe Street

Vancouver, BC

July 28, 2009

Cobalt Engineering LLP Project No: 09-7201-E15

Electrical Facilities Study Page 1 of 1

1. UTILITY ...............................................................................................................................................................2

2. LIGHTING ...........................................................................................................................................................2

3. EMERGENCY LIGHTING.................................................................................................................................2

4 DISTRIBUTION ..................................................................................................................................................2

5. TELEPHONE SERVICE ...................................................................................................................................2

6. FIRE ALARM .........................................................................................................................................2

7. SECURITY SYSTEM .............................................................................................................................2

8. RECOMMENDATIONS .........................................................................................................................2

9. PICTURES OF THE FACILITY ..............................................................................................................3



The Building is approximately 40 years old, and is 1,280 sq.ft.. 1. UTILITY

Electrical service is overhead fed from the Hydro pole to a 20 circuit panelboard. It is 120 volt 1 phase.

2. LIGHTING

Most lighting fixtures are fluorescent and consist of either 2’ x 4’ lamp or 1’ x 4’ two lamp surface wrap around fixtures. There are two surface hung 175 watt metal halide fixtures in the Children’s area and Reading area. Library shelves have 2-4 strip lights shiving on bookshelves (rack lights). The lighting levels are good switches for the lighting which is located at the front entrance of the building.

3. EMERGENCY LIGHTING

There are two sets of battery pack lighting.

4. DISTRIBUTION

There is one panelboard which serves all electrical loads in the building. It is located in the Furnance/Electrical Room. Receptacles are provided throughout the building.

5. TELEPHONE SERVICE

Service for voice and data comes into the building overhead and switching equipment is located in the room next to the Furnace/Electrical Room. There are several desks that have computers and are provided with voice/data outlets.

6. FIRE ALARM

None.

7. SECURITY SYSTEM

None.

8. RECOMMENDATIONS

Smoke alarms for protection – one at the front of the building and the other at the rear of the building.



9. PICTURES OF THE FACILITY

Some pictures which were taken from the facility at the time of site visit are attached for future reference as follows:

Overhead Service Entrance Service Electrical 100A Service

Front Entrance Reading Library

Library Library Exit Library



Library

Project Name: Masset Library Project No. 09-7201-000

MECHANICAL FACILITIES STUDY

MASSET LIBRARY

Prepared for:

DAVID NAIRNE + ASSOCIATES #250 – 171 Esplanade

North Vancouver, BC V7M 3J9

Developed by:

COBALT ENGINEERING LLP #305 – 625 Howe Street

Vancouver, BC

July 28, 2009

Cobalt Engineering LLP Project No: 09-7201-000

Mechanical Facilities Study Page 1 of 1

1. MECHANICAL SYSTEMS (HEATING) ..........................................................................................................2

2. VENTILATION SYSTEM ..................................................................................................................................3

3. FIRE PROTECTION SYSTEM.........................................................................................................................3

4 PLUMBING & WATER ENTRY LOCATIONS...............................................................................................3

5. CONTROLS SYSTEM.......................................................................................................................................3

6. CONNECTION TO SITE SERVICES (STANITARY/STORM) ...............................................................3

7. TYPE OF FUEL USED FOR HEATING SYSTEM..................................................................................3

8. EXHAUST SYSTEM ..............................................................................................................................3

9. PICTURES OF THE FACILITY ..............................................................................................................4



Name of Facility: Masset Library Date: July 23, 2009 Location: Masset – Vancouver Island Year Construction: 1984 Type of Construction: Wood Structure – Log Cabin Area of the Building 1,580 sq.ft. Number of Floors: One Basement:N/A Underground Parking:N/A 1. MECHANICAL SYSTEMS (HEATING) Facility’s heating system consists of an Oil-fired Furnace with under-slab sheet metal ducting and floor mounted diffusers which were replaced a few years ago at the time of renovation. The furnace and the diffusers are in acceptable shape and don’t need to be replaced soon. The librarian mentioned that after the room thermostat had been replaced, they have never had any problems with the heating system in winter time.

Our observations are as follows:

1. The fuel storage tank and associated piping are not in good shape and we suggest they be replaced at the forthcoming renovation.

2. Furnace chimney hood is out of place and must be fixed.

3. Flashing and counter-flashing of furnace flue must be inspected and fixed because there is a sign of a major leak at the point of penetration at dry wall ceiling.

4. Draft regulator of the furnace flue was observed to be displaced which would‘ve let combustion gases into the library given the air gap between the return air grille at the wall. However it was fixed by our engineer and brought up to the attention of the librarian.

5. Duct cleaning with medium pressure air is recommended at the renovation time.

Capacity, make and model of existing furnace are as follows:

Olsen DMO Industries BCL-1205 Capacity: 117,000 BTU/hr Firing rate: 1 GPH Burner: RWB Beckett AF65XN 115 Volt/60Hz/1Ph. 1/7 Hp-3450 RPM



2. VENTILATION SYSTEM It appears that the building doesn’t have any dedicated ventilation system and given the fixed windows, the only way building can get ventilation air is thru infiltration from the main entry door in winter or by leaving the door open in summer time.

It’s also note worthy that there were no complaints from building occupants in that regard. We recommend replacing fixed windows with operable ones at the time of renovation to provide proper natural ventilation especially to the back of the house. 3. FIRE PROTECTION SYSTEM Masset Library is a combustible non-sprinklered building which at the time of construction was probably not required to be sprinklered.

Given that the facility is a Library which is classified as an Assembly Building in BCBC, we strongly suggest that the building be sprinklered at the time of renovation.

The closest fire hydrant is one block away from this building.

In total, the library is equipped with 2 portable fire extinguishers as follows: PC5, ABC 1. 4. PLUMBING & WATER ENTRY LOCATIONS Water entry to the building must be from the storage room behind water closet but since the storage room was full of boxes, it was not clear whether main shut-off valves were accessible and located there or not.

Domestic hot water is provided by a fairly brand new Electric John Woods Domestic Water Heater (12-15 Gal.) installed on a wooden shelf without any restraints. Our observations are as follows:

1. Domestic water heater must be restrained.

2. Exposed ABS sanitary vent pipes in pantry room and storage room must be fixed to the wall.

3. Pantry sink needs to be replaced. 5. CONTROLS SYSTEM A digital room thermostat controls the operation of furnace. 6. CONNECTION TO SITE SERVICES (SANITARY/STORM) No obvious sign of sanitary connection to the main sewer system. 7. TYPE OF FUEL USED FOR HEATING SYSTEM Oil and storage tank as noted under item 1. 8. EXHAUST SYSTEM Washroom and kitchen spaces in the library don’t have any exhaust fans. It’s a requirement to have dedicated exhaust fans for each space.



9. PICTURES OF THE FACILITY

Some pictures which were taken from the facility at the time of site visit are attached for future reference as follows:

Masset Library

Furnace Chimney Hood Single Wall Outdoor Fuel (Single Wall) Storage Tank

Fuel Piping Return Air Connection Furnace Flue Stack

Flue Stack Penetrating the Ceiling Exposed Sanitary Vent Fire Extinguisher



Domestic Hot Water Heater

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