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Pinchin Ltd. (Pinchin) was retained by Ms. Jillian Dundas, Executive Director of Girl Guides of Canada,
Ontario Council (Client) to conduct a Baseline Property Condition Assessment (BPCA), subject to the
limitations outlined in Section 6.0 of this report. Based on Pinchin’s scope of work this service did not
include any specialist reviews of items such as structural components, mechanical/electrical systems, fire
protection and life safety systems, etc. The municipal address for the property is 2685 Shirley Road,
Regional Road #1, Blackstock, Ontario (Site), referred to as Camp Ademac. Mr. Kenneth Andeza of
Pinchin conducted a visual assessment of the Site on November 4, 2015 at which time Pinchin
interviewed and was accompanied by Mr. Dennis White, Site Superintendent (hereafter referred to as the
Site Representative).
Pinchin was advised by the Client that the purpose of the BPCA was to assess visible deficiencies in
relation to the internal due diligence requirements of the Site.
The Site is located on the north side of Shirley Road (Regional Road #1) and approximately 12 km
southeast of Port Perry, Ontario. The Site is an irregular-shaped property approximately 50.0 acres in
area consisting primarily of undeveloped woodlands and fields. The Site consists of a multi-building
recreational camp property developed with a lodge, a cottage house, two longhouses, four campgrounds,
an outdoor pavilion, a maintenance shed, outdoor picnic shelters and storage buildings (Site Buildings).
The following is a general description of the Site Buildings:
Site Building Description
Trillium Lodge • A two-storey multi-functional building complete with meeting areas, living rooms, dining/kitchen areas, sleeping quarters and utility rooms.
• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 4,000 Square Feet (ft2) and a total building area of approximately 8,000 ft2.
Food Prep Building • A single-storey building utilized for food preparation and seating area.
• It was reportedly constructed in approximately 1989 and possesses a footprint and total building area of approximately 600 ft2.
• The sloped asphalt shingled roof system was reportedly replaced in approximately 2003/2004 (i.e., approximately 12 to 13 years old).
Food Prep Outdoor Picnic Shelter
• An outdoor picnic shelter utilized for outdoor eating and seating area.
• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 375 ft2.
Camp Site #1 • Camp Site #1 consists of five tents erected with wood frame support structures and floor decking.
• The five tents possess a combined footprint and total building area of approximately 850 ft2 (approximately 170 ft2 each).
• Shares a comfort station with Camp Site #2.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Camp Site #2 • Camp Site #2 consists of five tents and an outdoor picnic shelter complete with a storage shed.
• The five tents possess a combined footprint and total building area of approximately 850 ft2 (approximately 170 ft2 each). The tents are erected with wood frame structures and floor decking.
• The outdoor picnic shelter and storage shed were reportedly constructed in 2000. The outdoor picnic shelter possesses a footprint area of approximately 375 ft2, while the storage shed possesses a footprint area of approximately 72 ft2.
• Shares a comfort station with Camp Site #1.
Camp Site #3 • Camp Site #3 consist of a longhouse and an outdoor picnic shelter complete with a storage shed.
• A longhouse is a single-storey building utilized as a sleeping quarter. The longhouse was reportedly constructed in 2000 and possesses a footprint and total building area of approximately 720 ft2.
• The outdoor picnic shelter and storage shed were reportedly constructed in 2000. The outdoor picnic shelter possesses a footprint area of approximately 375 ft2, while the storage shed possesses a footprint area of approximately 72 ft2.
• Shares a comfort station with Camp Site #4.
Camp Site #4 • Camp Site #4 consist of a longhouse and an outdoor picnic shelter complete with a storage shed.
• A longhouse is a single-storey building utilized as a sleeping quarter. The longhouse was reportedly constructed in 2000 and possesses a footprint and total building area of approximately 720 ft2.
• The outdoor picnic shelter and storage shed were reportedly constructed in 2000. The outdoor picnic shelter possesses a footprint area of approximately 375 ft2, while the storage shed possesses a footprint area of approximately 72 ft2.
• Shares a comfort station with Camp Site #3.
Comfort Stations • Two single-storey buildings utilized as washroom facilities. Comfort Station #1 reportedly serves Camp Sites #1 and 2, while Comfort Station #2 reportedly serves Camp Sites #3 and 4.
• The comfort stations were reportedly constructed in approximately 2000 and possess a combined footprint and total building area of approximately 1120 ft2 (approximately 560 ft2 each).
Maintenance Building
• A single-storey building utilized as a workshop, a garage and storage of maintenance supplies.
• It was reportedly constructed in approximately 1989 and possesses a footprint and total building area of approximately 800 ft2.
Day Camp Pavilion • An open-air pavilion utilized as an outdoor meeting and picnic area.
• It was reportedly constructed in approximately 1989 and possesses a footprint area of approximately 750 ft2.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Shirley’s Cottage • A single-storey building utilized for lodging complete with bedrooms, living and dining rooms, laundry room and a kitchen.
• It was reportedly constructed in approximately 1989 and possesses a footprint and total building area of approximately 750 ft2.
• The sloped asphalt shingled roof system was reportedly replaced in approximately 2003/2004 (i.e., approximately 12 to 13 years old).
Outhouses • Two single-storey outhouses referred to as “Shirley’s Cottage Outhouse” and “Wilderness Outhouse”.
• The outhouses were reportedly constructed in approximately 1989 and possess a combined footprint and total building area of approximately 48 ft2 (approximately 16 ft2 for Shirley’s Cottage Outhouse and 32 ft2 for Wilderness Outhouse).
Vehicular access to the Site is provided by one entranceway from Shirley Road located on the south
perimeter of the Site. Asphalt pavement, gravel surfaced and dirt roadways are located throughout the
Site.
The Site Buildings appear to be in satisfactory condition and in comparable standing with other similar
camp properties in the area. Based on our visual assessment, the Site Buildings appear to have been
constructed in general accordance with standard building practices in place at the times of construction.
The assessment did not reveal any visual evidence of major structural failures, soil erosion or differential
settlement. However, leaning concrete piers and off-centered wood posts were noted at the base of the
wood deck patio located adjacent to the west elevation of Trillium Lodge. Pinchin recommends repairs
and replacement of the concrete piers and wood posts under the supervision of a Structural Engineer.
No immediate repair requirements were noted. Repair and replacement requirements (under replacement
reserves) over the term of the analysis (i.e., 15 years) of $345,000 have been identified. As noted during
the Site visit, deficiencies relating to the roof systems, wall systems, interior finishes, Site features,
mechanical and life safety systems. Of particular note, recommendations, repairs and replacements for
the following items are included throughout the term of the analysis:
• Replacement of the sloped asphalt shingled roof systems atop Trillium Lodge, Food Prep
Building, Shirley's Cottage, longhouses, day camp pavilion and outhouses within the term
of analysis;
• Repairs to the exterior wall systems;
• Replacement of the deteriorated and de-bonded exterior sealants (i.e., window/door
perimeter and wall joint sealants);
• Regular repairs of the interior finishes throughout the term of the analysis;
• Repairs of the exterior walkways and wood stairs throughout the term of the analysis;
• Regular inspections and repairs of the on-Site septic systems;
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
1.0 SCOPE AND METHODOLOGY ...................................................................................................... 3
2.0 OBSERVATIONS AND COMMENTS .............................................................................................. 5 2.1 Site Information..................................................................................................................... 5 2.2 Roof Systems ..................................................................................................................... 11 2.3 Wall Systems ...................................................................................................................... 16 2.4 Structural Elements ............................................................................................................ 22 2.5 Underground Parking Garage ............................................................................................ 26 2.6 Vertical Transportation Systems ......................................................................................... 27 2.7 Interior Finishes .................................................................................................................. 27 2.8 Site Features ...................................................................................................................... 32 2.9 Mechanical Systems ........................................................................................................... 35
2.9.1 Heating, Ventilation and Air Conditioning (HVAC) ..................................................... 35 2.9.2 Plumbing ..................................................................................................................... 36 2.9.3 Fire Protection ............................................................................................................ 37
2.10 Electrical Systems .............................................................................................................. 43 2.10.1 Electrical Power .......................................................................................................... 43 2.10.2 Emergency Electrical Power....................................................................................... 44 2.10.3 Fire Alarm System and Life Safety ............................................................................. 44
3.0 NON-SPECIALIST BARRIER FREE ACCESSIBILITY REVIEW .................................................. 48 4.0 KNOWN VIOLATIONS TO CODE ................................................................................................. 48
5.0 CONCLUSIONS AND RECOMMENDATIONS.............................................................................. 48
APPENDICES APPENDIX I Table 1 – Summary of Anticipated Expenditures ................................................... 1
APPENDIX II Table 2 – Non-Specialist Review of AODA Compliance........................................ 2
APPENDIX III Avison Young Commercial Real Estate – Viability Study ...................................... 3
LIST OF TABLES
Table 3.1 - Site Information ........................................................................................................................... 9
Table 3.2 – Roof Systems ........................................................................................................................... 12 Table 3.3 – Wall Systems ........................................................................................................................... 18
Table 3.4 – Structural Elements .................................................................................................................. 24
Table 3.8 – Site Features ............................................................................................................................ 33 Table 3.9 – Mechanical Systems (including HVAC, Plumbing, and Fire Protection) .................................. 38
Table 3.10 – Electrical Systems (including Electrical Power and Fire Alarm and Life Safety) ................... 45
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Table 3.1 - Site Information Site Occupant/Name Camp Ademac
Site Address 2685 Shirley Road, Regional Road #1, Blackstock, Ontario
Type of Wall Cladding Horizontal vinyl sidings Prefinished vertical and horizontal metal wall panels Horizontal wood sidings Painted wood boards
Area of Roof System(s)
Refer to Section 3.2 – Roof Systems
Type of Doors Hollow core metal doors, some of which possess Single Glazed (SG) inserts, within metal frames Painted wood doors within wood frames Painted wood doors within metal frames complete with SG aluminum storm doors Sectional metal overhead door
Types of Windows Fixed Insulated (IG) units above operable (i.e., horizontally-sliding) SG units within vinyl and metal frames set into punched configurations Operable (i.e., horizontally-sliding) SG units within vinyl frames set into punched configurations Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations Operable (i.e., vertically-sliding) SG units within metal frames set into punched configurations
Number of Above Grade Parking Spaces
No designated parking spaces on-Site
Electrical Source Hydro One
Surface Type Asphalt-paved parking areas and driveways Gravel surfaced and dirt roads Concrete unit pavers Wood walkways, stairs and ramps Undeveloped woodlands and fields
Type of Heating/Cooling
Electric and propane-fired furnaces Electric baseboard heaters
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
It is noted that the overall total areas of the roof systems is larger than the total footprint of the Site
Buildings due to sloped areas and soffit overhangs.
No active roof leaks were noted or reported by the Site Representative. However, areas of water stained
wood roof decks were noted at the ceiling of Food Prep Building. The Site Representative reported
previous roof leaks within Food Prep Building and have been repaired in a timely manner.
It is noted that the sloped roofs of the Site Buildings were not accessed at the time of the Site visit and the
visual assessment of the roof systems was completed from the ground level.
Table 3.2 outlines the findings of the inspection of the roof systems:
Table 3.2 – Roof Systems Findings Remarks/Recommendations
Major Deficiencies/Findings
• The sloped asphalt shingled roof systems atop the Trillium Lodge, Food Prep Building, Shirley's Cottage, longhouses, day camp pavilion & outhouses were noted to be between 5 and 27 years old and have either exceeded or are anticipated to approach the end of their Projected Useful Life (PUL) within the term of analysis.
• Pinchin has carried allowances for replacement of the sloped asphalt roof systems within the term of the analysis.
Minor Deficiencies/Findings
• A disconnected downspout fastener was noted on the north elevation of Trillium Lodge.
• Reconnect the downspout fastener.
• Debris accumulation (i.e., pine needles) was noted atop Shirley’s Cottage outhouse.
• Clean/remove the debris accumulation regularly to prevent premature deterioration of the roof system.
General view of the sloped asphalt shingled roof system noted atop Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
The window and door systems of each Site Building are tabulated in the following table:
Site Building The Window and Door Systems
Trillium Lodge
• Window systems: Fixed Insulated (IG) units above operable (i.e., horizontally-sliding) Single Glazed (SG) units within vinyl frames set into punched configurations. Operable (i.e., horizontally-sliding) SG units within vinyl frames set into punched configurations
• Door systems: Hollow core metal doors complete with SG inserts within metal frames serve the main and secondary entrances. Wood doors within wood frames serve the interior spaces
Food Prep Building
• Window systems: Operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Painted wood door within metal frames complete with a SG aluminum storm door serves the main and secondary entrances
Food Prep Outdoor Picnic Shelter
• Window systems: N/A • Door systems: N/A
Camp Sites 2, 3 & 4: Storage Shed
• Window systems: Operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow core metal frames within metal frames serve the entrances
Camp Sites #3 & 4: Longhouses
• Window systems: Operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow metal doors complete with SG inserts within metal frames serve the entrances
Comfort Station #1
• Window systems: Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow core metal doors within metal frames serve the main entrances
Comfort Station #2
• Window systems: Fixed SG units complete with operable (i.e., horizontally-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow core metal doors within metal frames serve the main entrances
Maintenance Building
• Window systems: N/A • Door systems: A hollow core metal door within a metal frame serves the
main entrance. A sectional metal overhead door within a metal frame serves the drive-bay
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Day Camp Pavilion • Window systems: N/A • Door systems: N/A
Shirley’s Cottage
• Window systems: Operable (i.e., vertically-sliding) SG units within metal frames set into punched configurations
• Door systems: Hollow core metal doors complete with SG inserts within metal frames serve the main and secondary entrances. Wood doors within wood frames serve the interior spaces
Outhouses • Window systems: N/A • Door systems: Painted wood doors within wood frames
Table 3.3 outlines the findings of the inspection of the wall systems:
Table 3.3 – Wall Systems Findings Remarks/Recommendations
Major Deficiencies/Findings
• The IG window units of Trillium Lodge, Food Prep Building and Shirley’s Cottage were reportedly original to the time of construction in 1989 (i.e., approximately 27 years old) and will reach the end of their PUL within the term of the analysis.
• Pinchin has carried allowances for selective replacement of the IG window units within the term of the analysis.
Minor Deficiencies/Findings
• Areas of deteriorated and de-bonded window and door perimeter sealants were noted at various elevations of the Site Buildings.
• Replace the deteriorated and de-bonded window and door perimeter sealants.
• Damaged vinyl siding was noted on the south elevation of Trillium Lodge.
• Replace the damaged vinyl siding.
• Areas of faded paint on the metal wall panels were noted at various elevations of Food Prep Building, Maintenance Building and storage sheds.
• Repair/sand the areas of faded paint on the metal wall panels and repaint with corrosion inhibiting coating.
• Impact damaged metal wall panels were noted at the southeast corner of the storage shed in the Camp Site #2.
• Repair/replace the impact damaged metal wall panels.
• A damaged metal wall panel was noted on the east elevation of Comfort Station #1.
• Repair/replace the damaged metal wall panel.
• An impact damaged area in the metal wall panel was noted on the north elevation of Comfort Station #2.
• Repair/replace the impact damaged metal wall panels.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
In general, the wall, window and door systems of the Site Buildings were noted to be satisfactory
condition with the exception of the above-referenced deficiencies. Pinchin has carried allowances for
current and anticipated repairs to the exterior walls systems (i.e., vinyl sidings, performed metal panels,
wood sidings) and replacement of the deteriorated exterior sealants (i.e., window/door perimeter and wall
joint sealants) throughout the term of analysis.
Based on Pinchin’s experience, the PUL of an IG window unit typically ranges between 30 and 35 years,
depending on the quality of the unit. The IG window units of Trillium Lodge, Food Prep Building and
Shirley’s Cottage were reportedly original to the time of construction in 1989 (i.e., approximately 27 years
old) and will reach the end of their PUL within the term of the analysis. As such, Pinchin has carried
allowances for selective replacement of the IG window units within the term of the analysis.
Assuming that the above-referenced deficiencies are addressed and regular maintenance is performed,
the wall, window and door systems of the Site Buildings should perform in a satisfactory manner
throughout the term of the analysis.
2.4 Structural Elements
As outlined in the scope of work, a visual assessment of the condition of the structural elements was
carried out on the elements which were visible at the time of the inspection. The structural systems of the
Site Buildings are tabulated in the following table:
Site Building/Outdoor Structures
Structural Systems
Trillium Lodge Substructure: • A lower level cast-in-place concrete slab-on-grade (i.e., no basement-
level), concrete block masonry foundation walls and concrete footings Superstructure: • A wood-framed support structure (i.e., columns, beams and stud walls)
supporting wood floor joists and decking and wood roof rafters
Food Prep Building Substructure: • A cast-in-place concrete slab-on-grade (i.e., no basement-level) Superstructure: • A wood-framed support structure (i.e., columns and stud walls)
supporting wood roof rafters
Food Prep Outdoor Picnic Shelter
Structure: • Wood posts and beams supporting wood roof rafters and metal roof
decking
Camp Site #1: Tents
Structure: • Wood frame support structures supporting wood floor decking
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Structure: • Wood posts and beams supporting wood roof rafters and metal roof
decking
Camp Sites #2, 3 & 4: Storage Sheds
Structure: • Wood frame support structures (i.e., columns, beams and studs)
supporting metal floor decking
Camp Sites #3 & 4: Longhouses
Structure: • Cast-in-place concrete sonotube piers supporting wood framed support
structures (i.e., columns, beams and stud walls) and roof rafters and decking
Comfort Stations #1 & 2
Substructure: • Cast-in-place concrete slabs-on-grade (i.e., no basement-level) Superstructure: • Wood-framed support structures (i.e., columns and stud walls)
supporting wood roof rafters and metal roof decking
Maintenance Building Substructure: • A cast-in-place concrete slab-on-grade (i.e., no basement-level) Superstructure: • A wood-framed support structure (i.e., columns and stud walls)
supporting wood roof rafters and metal roof decking
Day Camp Pavilion Structure: • Wood posts and beams supporting wood roof rafters and metal roof
decking
Shirley’s Cottage Structure: • Cast-in-place concrete sonotube piers and steel beams supporting a
wood framed support structure (i.e., columns, beams and stud walls) and roof rafters and decking
Outhouses Structure: • Wood frame support structures (i.e., columns and studs walls)
supporting wood floor and roof decking
No structural drawings were provided to Pinchin for review.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Table 3.4 outlines the findings of the inspection of the structural elements:
Table 3.4 – Structural Elements Findings Remarks/Recommendations
Major Deficiencies/Findings
• Leaning concrete piers and off-centered wood posts were noted at the base of the wood deck patio located adjacent to the west elevation of Trillium Lodge.
• Pinchin recommends resetting the concrete piers and off-centred wood posts at the base of the wood deck patio of Trillium Lodge under the supervision of a structural engineer.
Minor Deficiencies/Findings
• Areas of corrosion on the steel beams were noted beneath Shirley’s Cottage.
• Remove/sand the areas of corrosion on the steel beams and repaint with corrosion inhibiting coating.
View of a wood framed support structure (i.e., columns and stud walls) supporting wood roof rafters and roof decking noted within Food Prep Building.
View of wood posts and beams supporting wood roof rafters and metal roof decking noted within Food Prep outdoor picnic shelter.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
View of a wood framed support structure (i.e., columns and stud walls) supporting wood roof rafters and roof decking noted within a typical longhouse.
View of cast-in-place concrete sonotube piers supporting a wood frame support structure of a typical longhouse.
View of leaning concrete piers and off-centred wood posts noted at the base of the wood deck patio located adjacent to the west elevation of Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
• Selective appliances (i.e., refrigerators, stoves, etc.) are anticipated to reach their PUL within the term of analysis.
• Pinchin has carried on-going allowances for replacement of the appliances throughout the term of analysis.
• Areas of peeling paint on the concrete floor slabs were noted in the lower level kitchen area of Trillium Lodge as well as within Comfort Stations #1 and 2.
• Remove/clean the areas of peeling paint on the concrete floor slab and repaint.
• Cracks in the concrete floor slab were noted in Food Prep Building.
• Rout and seal the cracks in the concrete floor slab and monitor the affected areas for further cracking and deterioration.
• Areas of black staining in the gypsum wall board finishes were noted within the utility room in the lower level of Trillium Lodge, which may indicate suspect mould.
• Repair the source/presence of moisture infiltration and replace the stained gypsum board finishes.
• Black staining on the gypsum wall board finishes was noted within the janitorial room in Comfort Station #1.
• Repair the source/presence of moisture infiltration and replace the stained gypsum board finishes.
General view of the interior finishes within the upper level of Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
The Site features were noted to be in satisfactory condition with the exception of the above-referenced
deficiencies. As previously mentioned, areas of deterioration, depressions, potholes and alligator cracking
in the asphalt pavements were noted on the south portion of the Site. As such, Pinchin has carried
allowances for current and anticipated repairs to the asphalt pavements throughout the term of analysis.
Assuming that the aforementioned deficiencies are addressed and regular maintenance is performed, the
Site features should perform in a satisfactory manner throughout the term of the analysis.
Assessment of or comment upon concealed deficiencies and any buried/concealed utilities or
components are outside the scope of work.
2.9 Mechanical Systems
Major Service Providers
The following providers serve the subject property:
Water Lake Scugog
Electric Hydro One
Sewer On-Site Septic System
Natural Gas N/A
Police Ontario Provincial Police
Fire Township of Scugog Fire Department
2.9.1 Heating, Ventilation and Air Conditioning (HVAC)
Heating, ventilation and cooling within the Site Buildings are provided by HVAC equipment described as
follows:
Site Building Mechanical Systems
Trillium Lodge
• Heating is provided by two electric forced-air furnaces and one propane-fired furnace located in the utility rooms in the lower level. Based on review of data plates, the electric furnaces were manufactured by “Lennox” in 1989 and 1991 (i.e., approximately 27 and 25 years old). The propane-fired furnace was manufactured by “Concord” in 2005 (i.e., approximately 11 years old) and possesses a maximum input heating capacity of 75,000 British Thermal Units per Hour (BTUH);
• Two wood burning fire places complete with a brick masonry chimney located in the living rooms on the lower and upper levels;
• Supplementary heating is provided by electric baseboard heaters; • Cooling is provided by one electric air conditioning unit which serves
the sleeping quarters on the upper level. Based on review of the data plate, the air conditioning unit was manufactured by “Weather King” in
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Site Building Mechanical Systems 2005 (i.e., approximately 11 years old) and possesses a nominal cooling capacity of 2 tons; and
• It is noted that there is a decommissioned “Lennox” air conditioning unit located adjacent to the east elevation of the Trillium Lodge. As such, Pinchin recommends removal of the air conditioning unit in a timely manner.
Shirley’s Cottage • Electric baseboard heaters.
Shirley’s Cottage Outhouse • Portable electric heater.
Remaining Site Buildings • Are not equipped with heating, cooling or ventilation systems.
The inspection of the interior of boilers, pressure vessels, equipment, fan coils, ductwork or associated
components was beyond the scope of work. It should be noted that the heating and cooling duct work
within the Site Buildings may contain interior insulation. The Site Representative did not possess
knowledge of the presence of insulation within the duct work within the Site Buildings. It is Pinchin’s
experience that interior insulation within duct work is prone to deterioration or development of mould
which may require removal of the insulation. In the case where interior insulation is present within the
duct work, Pinchin recommends that the duct work insulation be inspected for the presence of mould.
2.9.2 Plumbing
The plumbing systems in the Site Buildings include the incoming water services, cold and hot water
piping as well as the sanitary sewer. Drainage piping within the Site Buildings consists of cast iron and
ABS piping where visible, while plumbing for the domestic cold and hot water consist of copper piping.
Due to the concealed nature of the plumbing systems, the condition of the equipment could not be
verified. Local repairs to the piping can be managed as part of on-going maintenance.
The domestic water for the Site is pumped from Lake Scugog located to the north of the Site. The
incoming domestic water service, water meter, pumps and filtration equipment is located within Trillium
Lodge and Maintenance Building.
Waste water and effluent from the Site Buildings is discharged by septic systems (i.e., 3 in total) located
on the Site. The septic systems are reportedly original to the construction of the original Site Buildings in
approximately 1989. The main septic tank is reportedly cleaned every three years, while the remaining
two septic tanks were reportedly cleaned within the last 7 years. The Site Representative did not report
any problems with the septic systems.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Domestic Hot Water (DHW) within the Site Buildings is provided by DHW heaters tabulated in the
following table:
Site Building DHW Heaters
Trillium Lodge • Two “Giant” self-contained electric DHW heaters are located in the utility room. Based on review of data plates, the DHW heaters were manufactured in 2012 and 2013 (i.e., approximately 4 and 3 years old) and possess a maximum input heating capacity of 4,500 Watts, each and storage capacities of 181 and 279 Litres.
Comfort Station #1 • One “John Wood” self-contained electric DHW heater located in the janitorial room. Based on review of the data plate, the DHW was manufactured in 1989 (i.e., approximately 27 years old) and possesses a maximum input heating capacity of 4,500 Watts and a storage capacity of 60 U.S. Gallons.
Comfort Station #2 • One “John Wood” self-contained electric DHW heater located in the janitorial room. Based on review of the data plate, the DHW was manufactured in 1989 (i.e., approximately 27 years old) and possesses a maximum input heating capacity of 4,500 Watts and a storage capacity of 60 U.S. Gallons.
Remaining Site Buildings • Does not possess DHW heaters.
There was no shortage of hot water reported to Pinchin at the time of the Site visit.
2.9.3 Fire Protection
The details of the fire protection systems within the Site Buildings are summarized in the following table:
Site Building Fire Protection
Trillium Lodge • Chemically-charged ABC-class fire extinguishers located throughout and at the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).
• Cooking equipment fire suppression system is provided by an “Ansul” R-102 wet chemical fire suppression system.
Maintenance Building • Chemically-charged ABC-class fire extinguishers located throughout and at the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).
Shirley’s Cottage • Chemically-charged ABC-class fire extinguishers located throughout and the vicinity of the exits. The fire extinguishers possess up-to-date annual inspection tags (i.e., October 29, 2015 by “Harex Fire Prevention Specialists”).
Remaining Site Buildings • Does not possess fire protection systems.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Table 3.9 outlines the findings of the inspection of the mechanical systems:
Table 3.9 – Mechanical Systems (including HVAC, Plumbing, and Fire Protection) Findings Remarks/Recommendations
Major Deficiencies/Findings
• Two electric furnaces in Trillium Lodge were noted to be 25 and 27 years old and have exceeded their PUL.
• Pinchin has carried an allowance for replacement of two electric furnaces within the early portion of the term of analysis.
Minor Deficiencies/Findings
• One propane-fired furnace in Trillium Lodge was noted to be 11 years old and is anticipated to reach the end of its PUL within the latter portion of the term of analysis.
• Pinchin has carried an allowance for replacement of one propane-fired furnace within the latter portion of the term of analysis.
• One air conditioning unit in Trillium Lodge was noted to be 11 years old and is anticipated to reach the end of its PUL within the latter portion of the term of analysis.
• Pinchin has carried an allowance for replacement of one air conditioning unit within the latter portion of the term of analysis.
• Four DHW heaters serving Trillium Lodge and Comfort Stations #1 & 2 were manufactured in 1989, 2012 and 2013 (i.e., approximately 27, 4 and 3 years old) and have either exceeded or are anticipated to reach the end of their PUL within the term of analysis.
• Pinchin has carried allowances for replacement of four DHW heaters within the term of analysis.
• Water filtration systems were noted within Trillium Lodge and Maintenance Building.
• Pinchin has carried allowances for replacement of the water filtration systems within the term of analysis.
• A decommissioned “Lennox” air conditioning unit was noted adjacent to the east elevation of the Trillium Lodge.
• Pinchin recommends removal of the air conditioning unit in a timely manner.
• A corroded exhaust vent was noted atop the east portion of Trillium Lodge.
• Remove/sand the corroded exhaust vent and repaint with corrosion inhibiting coating.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
It has been Pinchin’s experience that the PUL of a DHW heater typically ranges between 10 and 15 years
and the PUL of an electric and propane-fired furnace typically ranges between 15 and 20 years,
depending on the quality of the units and the level to which the units have been maintained.
The mechanical systems of the Site Building were generally noted to be in serviceable condition with the
exception of the above-referenced deficiencies. As previously mentioned, two electric furnaces, one
propane-fired furnace and four DHW heaters have either exceeded or are anticipated to reach the end of
their PUL within the term of analysis. As such, Pinchin has carried allowances for replacement of the
aforementioned units within the term of analysis.
Regular maintenance of the mechanical equipment is required to achieve or extend the expected design
life of the component (i.e. replacement of the filters, cleaning of the units, and preventative maintenance).
Assuming that the older mechanical units are replaced, the aforementioned deficiencies are addressed
and regular maintenance is performed, the mechanical systems of the Site Buildings should perform in a
satisfactory manner throughout the term of the analysis.
In accordance with the proposed scope of work, no physical or destructive testing or design calculations
will be conducted on any of the major components of the building. Similarly the inspection of the interior of
ductwork or associated mechanical components is not included in the scope of work. Accordingly, the
findings are limited to the extent that the assessment will be made visually from the exterior of the
systems.
2.10 Electrical Systems
2.10.1 Electrical Power
Electrical power to the Site is supplied via overhead wires from two pole mounted transformers. Electrical
power is fed to main electrical disconnect switches and breaker boards located within the Site Buildings.
The details of the power distribution systems are summarized in the following table:
Site Building Electrical Systems
Trillium Lodge Electrical power is fed with a single Phase, 3 Wire supply to a “Federal Pioneer” main electrical disconnect switch located within the utility room. The main electrical disconnect switch is rated at 400 Amperes and 120/204 Volts main bus capacity and voltage tension.
Food Prep Building Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.
Comfort Station #1 Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Comfort Station #2 Electrical power is fed with a single Phase, 3 Wire supply to a “Commander” breaker board located within the building. The main breaker is rated at 125 Amperes and 120/204 Volts main bus capacity and voltage tension.
Maintenance Building Electrical power is fed with a single Phase, 3 Wire supply to a “Square D” breaker board located within a storage closet. The main breaker is rated at 200 Amperes and 120/204 Volts main bus capacity and voltage tension.
Shirley’s Cottage Electrical power is fed with a single Phase, 3 Wire supply to a “Square D” breaker board located within a storage closet. The main breaker is rated at 200 Amperes and 120/204 Volts main bus capacity and voltage tension.
The Site Representative was not aware if aluminum wiring is present in the electrical systems of the Site
Buildings. Aluminum wiring was not observed at the time of the Site visit.
No problems were reported relating to the electrical systems within the Site Buildings. The visible
sections of the electrical services appear to be in satisfactory condition with no major deficiencies noted.
Completing a regular infrared scan of the electrical systems is recommended as part of the regular
maintenance of the electrical systems.
2.10.2 Emergency Electrical Power
The Site Buildings do not possesses emergency electrical power or an electrical backup generator.
2.10.3 Fire Alarm System and Life Safety
The fire alarm system within the Trillium Lodge consists of a multi-zone and single-stage system complete
with a “Notifier” model CSGL-404 main fire alarm control panel located in the gathering space in the
upper level. The fire alarm control panel is backed up by standby batteries. The fire alarm system
monitors the smoke detectors and hardwired pull stations located throughout Trillium Lodge. In addition,
fire alarm notification appliances (i.e., fire bells) are located throughout Trillium Lodge. The fire alarm
system is reportedly monitored by on-Site personnel. Inspections and servicing of the fire alarm system is
reportedly performed by “Harex Fire Prevention Specialists”, an independent contractor. The last date of
inspection for the main fire alarm control panel and associated systems took place in October 29, 2015.
The remaining Site Buildings do not possesses fire alarm systems.
Illuminated exit signage and emergency lighting is provided by wall and ceiling mounted battery powered
units located throughout the Site Building and within the vicinity of the exits.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Table 3.10 outlines the findings of the inspection of the electrical systems:
Table 3.10 – Electrical Systems (including Electrical Power and Fire Alarm and Life Safety) Findings Remarks/Recommendations
Major Deficiencies/Deterioration
• The “Notifier” model CSGL-404 fire alarm main control panel was reportedly original to the time of construction of Trillium Lodge in 1989 (i.e., approximately 27 years old) and has exceeded its PUL.
• Due to the obsolescence of the panel and difficulty of finding replacement parts, Pinchin recommends replacement of the fire alarm main control panel within the early portion of the term of the analysis.
Minor Deficiencies/Deterioration
• Detached smoke detectors were noted within the longhouses in Camp Sites #3 & 4.
• Re-install the smoke detectors within the longhouses in Camp Sites #3 & 4.
View of a pole-mounted transformer located on the south-central portion of the Site.
View of a “Federal Pioneer” main electrical disconnect switch serving Trillium Lodge.
Baseline Property Condition Assessment January 20, 2016 2685 Shirley Road, Regional Road #1, Blackstock, Ontario Pinchin File: 108378 Girl Guides of Canada, Ontario Council FINAL
Exterior Doors (Repairs, Replacements and Perimeter Sealants) Varies Varies Varies 1 LS $15,000 $15,000 $3,000 $3,000 $3,000 $3,000 $3,000 $15,000
Table 3.4 - Structural ElementsFoundations (Repair/replacement of concrete piers & wood columns at the base of the patio deck of Trillium Lodge) Varies Varies Varies 1 LS $15,000 $15,000 $15,000 $15,000
Superstructure (Repairs - Corrosion in Steel Beams)(Below Threshold)Superstructure
Table 3.9 - Mechanical SystemsBuilding HVAC (Repairs)(Below Threshold) Varies Varies VariesBuilding HVAC (Replacement of 2 Electric Furnaces in Trillium Lodge) 15-20 Varies Varies 2 EA $5,000 $10,000 $10,000 $10,000Building HVAC (Replacement of 1 Propane Furnace in Trillium Lodge) 15-20 11 4-9 1 EA $5,000 $5,000 $5,000 $5,000Building HVAC (Replacement of 1 AC unit in Trillium Lodge) 15-20 11 4-9 1 EA $3,000 $3,000 $3,000 $3,000Septic Systems (Inspections and Repairs)(Below Threshold) Varies Varies VariesBuilding Plumbing & Hot Water (Replacement of the Water Filtration System) Varies Varies Varies 1 LS $4,000 $4,000 $4,000 $4,000
Building Plumbing & Hot Water (DHW Heater Replacements) 10-15 Varies Varies 4 EA $3,000 $12,000 $6,000 $3,000 $3,000 $12,000Fire Protection & Security
Table 3.10 - Electrical SystemsElectrical SystemsFire Alarm Systems (Replacement of the Fire Alarm Main Control Panel within Trillium Lodge) Varies Varies Varies 1 EA $25,000 $20,000 $20,000 $20,000
Term of Analysis 15Total square footage of the Site Buildings 16,924
$1.36$1.49
2.5%
Average Cost per Square Foot per Year (Uninflated)Average Cost per Square Foot per Year (Inflated)
Immediate Costs
Replacement Reserve Costs
APPENDIX II Table 2 – Non-Specialist Review of AODA Compliance
APPENDIX II
NON-SPECIALIST REVIEW OF AODA COMPLIANCE
108378 – Girl Guides of Canada – Camp Ademac (Page 1 of 3)
Building History
Yes
No
N/A
Remedial Action/Comments
Cost
1. Has the Borrower previously completed an AODA review? 2. Does an AODA compliance plan exist for the property? 3. Has the plan been reviewed/approved by outside Agencies (engineering
firms, building department, other agencies)?
4. Have any AODA related complaints been received in the past?
Building Access
Yes
No
N/A
Remedial Action/Comments
Cost
1. Are there an adequate number (per regulation) of wheelchair-accessible parking spaces available?
2. Is there at least one wheelchair-accessible vehicle parking space (2440 wide and 7400mm long) for every 8 standard accessible spaces?
3. Are accessible parking spaces located on the shortest accessible route of travel from an accessible building entrance?
4. Does signage exist directing you to wheelchair-accessible parking and an accessible building entrance?
Instllation of wheelchair-accessible signage is recommended at the main entrance of Trillium Lodge
$300
5. Is there a ramp from parking to an accessible building entrance (1:12 slope or less)?
6. Does the ramp meet design requirements (minimum 900m wide, have a level area 1670mm at the top and bottom of the ramp, have a level area at intervals of 9m and is equipped with handrails on both sides)?
The wheelchair ramps of Trillium Lodge and Comfort Stations #1 & 2 do not meet barrier free design requirements. Removing the existing ramp and constructing a new ramp is recommeded.
$15,000
7. If the main entrance is inaccessible, are there alternate accessible entrances?
8. Is the accessible entrance doorway at least 860mm when the door is in the open position?
108378 – Girl Guides of Canada – Camp Ademac (Page 2 of 8)
9. Are doors in the barrier free path of travel equipped with door opening devices and power door operators?
Doors in the accessible Site Buildings do not possess power door operators. Installing door operators at the accessible entrances of the Trillium Lodge and Comfort Stations #1 & 2 is recommended.
$12,000
Building Corridors
Yes
No
N/A
Remedial Action/Comments
Cost
1. Is the barrier free path of travel at least 1100mm wide and free of obstructions?
2. Are floor surfaces firm, stable and slip resistant (carpets “wheelchair friendly”)?
3. Are changes in level bevelled (1:2 bevel) and not more than 13mm? A change in level was noted in the barrier free path of travel at the entrances to the Trillium Lodge and Comfort Stations #1 & 2. Installation of curb ramps satisfying barrier free design requirements is recommended.
$1,000
4. Are elevator controls low enough to be reached from a wheelchair (between 900 and 1100mm from the finished floor)?
5. Are there raised elevator markings in Braille and Standard Alphabet for the blind?
6. Are there audible signals inside cars indicating floor change? 7. Do elevator lobbies have visual and audible indicators of car arrival? 8. Does elevator interior provide sufficient wheelchair turning area (1500mm
radius minimum)?
9. Is at least one wheelchair-accessible telephone available? 10. Are wheelchair-accessible facilities (restrooms, exits, etc.) identified with
signage? Installation of wheelchair-
accessible signage is required at the wheelchair-accessible facilities
$500
11. Are there adequate (and AODA approved) FA visual and audible alarms located throughout the facility?
Not required for this type of occupancy.
108378 – Girl Guides of Canada – Camp Ademac (Page 3 of 8)
Washrooms
Yes
No
N/A
Remedial Action/Comments
Cost
1. Are common area public restrooms located on an accessible path of travel and possess signage?
Installation of wheelchair-accessible signage is required at the public washrooms.
2. Are door handles push/pull or lever type and mounted between 900 to 1100mm above the finished floor level?
The door hardware serving the accessible public washroom facilities do not meet barrier free design requirements (i.e., push/pull or lever type)
3. Are access doors wheelchair-accessible (at least 860mm wide when in the open position)?
4. Are accessible stalls at least 1500mm wide and 1500mm deep? The accessible stall in the lower level of Trillium Lodge does not meet design requirements. Renovating the washroom stall is recommended.
$3000
4. Are public restrooms large enough for wheelchair turnaround (1500mm turning diameter for stalls and 1700mm for universal washrooms)?
The washroom in the lower level of Trillium Lodge is not large enough for wheelchair turnaround based on the recommended dimensions. Renovating the washroom stall is recommended.
4. Are universal washrooms equipped with an emergency call system with audible and visual signal devices and activated by a control device inside the washroom?
5. Are stall doors wheelchair-accessible (at least 860mm wide when in the open position)?
The stall door within Trillium Lodge does not meet design requirements. Replacement of the stall doors is recommended.
$1000
6. Are grab bars provided in washroom stalls (L-shaped or diagonal with a horizontal bar 150mm above the the toilet tank)?
108378 – Girl Guides of Canada – Camp Ademac (Page 4 of 8)
7. Are lavatories mounted not more than 840mm with at least 735mm clearance?
The lavatories in the accessible washrooms in Trillium Lodge and Comfort Stations #1 & 2 do not meet barrier free design requirements. Relocating and replacement of lavatories is recommended to meet barrier free design requirements.
$16,000
8. Are faucets equipped with lever type handles or handsfree actuators and not more 485mm from the front edge of the vanity?
The faucets in Confort Stations #1 & 2 do not possess lever type handles. Installation of lever type handles or handfree actuators is recommended as per barrier free design requirements.
9. Are exposed pipes under sinks sufficiently insulated against contact? Uninsulated pipes were noted within the accessible washroom facilities within Trillium Lodge and Confort Stations #1 & 2.
$200
10. Are soap dispensers, towels, etc. reachable (mounted between 900 and 1200mm above the finished floor and not more than 610mm from the edge of the lavatory) and operable with one hand?
11. Is the base of mirror no more than 1000mm off finished floor? Non-compliant mirrors were noted within the accessible washroom facilities in the lower level of Trillium Lodge and Comfort Stations #1 & 2. The mirror must be mounted at a maximum height of 1,000mm or must be inclined (i.e., angled) to the vertical.
No Cost
11. Are accessible showers provided with a slip resistant floor surface and not less than 1500mm wide and 900mm deep?
The accessible showers in Trillium Lodge do not possess slip resistant floor surfaces. Installing a slip resistant floor surface is recommended.
$500
108378 – Girl Guides of Canada – Camp Ademac (Page 5 of 8)
View of the main entrance of Trillium Lodge.
Note: No adequate wheelchair-accessible sign was noted directing to the accessible entrance of Trillium Lodge.
View of the barrier-free ramp located to the southeast of Trillium Lodge.
Note: A change in level in the barrier-free access ramp, which do not meet the barrier-free design requirement.
108378 – Girl Guides of Canada – Camp Ademac (Page 6 of 8)
View of the barrier-free ramp located to the southwest of Trillium Lodge.
Note: A change in level in the barrier-free access ramp, which do not meet the barrier-free design requirement.
View of a door knob noted at the main entrance of Trillium Lodge.
108378 – Girl Guides of Canada – Camp Ademac (Page 7 of 8)
View of a typical barrier-free ramp serving Comfort Stations #1 and 2.
Note: The barrier-free ramps of Comfort Stations #1 and 2 do not meet the barrier-free design requirement.
View of an inadequate clearance for a wheelchair noted within Comfort Stations #1 and 2.
108378 – Girl Guides of Canada – Camp Ademac (Page 8 of 8)
View of an uninsulated pipe under the sink noted within Comfort Stations #1 and 2.
APPENDIX III Avison Young Commercial Real Estate – Viability Study
Population Characteristics
Population: Populaiton by Marital Status:2011 421,774 Single 26%2014 439,332 Married 51%2017 475,510 Common-Law 9%2019 499,586 Widowed 5%2024 568,602 Divorced or Separated 6%Population Change % (2014-2024) 29% Separated (legally married) 3%Total Households (2014) 160,677Persons per Household 2.70
Population Mobility Status 5+ Years Ago:Movers 37%Non-movers 63%
Dwelling Types
Occupied Dwellings by Tenure: 2014 Occupied Private Dwellings by Structure Type:Total Occupied Dwellings 160,677 Single-detached House 68%Owner 83% Apartment; building that has fewer than 5 storeys 7%Rented 17% Apartment; building that has 5+ storeys 7%
Labour Force & Income
2014 Population 15 Years & Over by Labour Force Activity:
Educational Attainment:
In the Labour Force 70% No certificate, diploma or degree 9%Not in the Labour Force 30% Bachelor's degree 15%
University certificate, diploma or degree above Bachelor 6%
2014 Labour Force by Occupation:Management 12%Business, Finance & Administrative 18% 2014 Household Income:Natural & Applied Sciences 4% Average Household Income $100,957Health 4% Median Household Income $79,298Social science, education, government & religion 12%Art, culture, recreation and sport 1% 2014 Estimated Households by Income:Sales and service 27% Under $5,000 1%Trades, Transport & equiptment operators & related 19% $5,000 to $49,999 28%Primary industry-specific 0% $50,000 to $99,999 33%Processing, manufacturing and utilities 3% $100,000 to 199,999 31%Occupation - Not applicable 1% $200,000+ 6%
Redevelopment PotentialAll factors considered, the redevelopment potential of Camp 1 in the near future is Low.
Camp Ademac (02685 Regional Road, Scugog - Durham Region)Camp Ademac is located in Scugog within the regional municipality of Durham Region. A 25 km radius search indicated that the population was 439,332 people in 2014 and is projected to increase by 29% by 2024. Over half of the population (63%) have resided in the area for 5+ years.
There are 160,677 occupied dwellings, of which 83% are owned. A high percentage of the dwellings (68%) consist of single-detached homes.
Approximately 21% of the population has a bachelor's degree or higher level education. The average household income is $100,957. Approximatley 29% of the population earn below $50,000 and 31% of the populaiton earn between $100,000 to $199,999. The top three occupations in the area are: (Sales and Service), (Trades and Transport), and (Business and Finance).