Relocation Project Update
November 7, 2024
Building Condition Assessment and Designated Substances Survey
On recommendation from the Town of Aylmer, the museum has hired Rimkus Consulting to perform phase one of the Relocation Project. Rimkus sent five employees to assess 75 Talbot St. E. on June 26, 2024, alongside two sub-contractors to perform the designated substances survey. The Building Committee received reports resulting from this assessment on September 10th, consisting of a Pre-Renovation Designated Substances and Hazardous Materials Assessment and a draft Building Condition Assessment Report. Our Building Committee was able to review these items on September 25th, and the board was able to review them on October 15th.
Pre-Renovation Designated Substances and Hazardous Materials Assessment
A “designated substance” is defined in the OHSA as “a biological, chemical or physical agent or combination thereof prescribed as a designated substance to which the exposure of a worker is prohibited, regulated, restricted, limited or controlled”. The Ontario Health and Safety Act contains a list of these designated substances.
The sub-contractors found evidence of asbestos and lead within the building, and also noted the presence of gypsum board (which contains silica). The report we received recommended that these substances be removed only should their disturbance be required to complete our planned renovations. Contractors should be able to advise whether the removal of these substances is a necessity, and how much that removal would cost.
Draft Building Condition Assessment Report
We’ve only received a draft of this report, and have yet to approve a final draft.
The museum requested that Rimkus perform no destructive testing for this assessment. We currently use the building for events and pop-up exhibits, and wished to avoid testing which would limit those activities. However, Rimkus reported that it had trouble assessing some structural components of the building. The museum plans to ask our engineering firm if we may benefit from further destructive testing.
Overall, there were no surprises within the assessment. The building has no fire suppression system, and museum staff would ideally like to look into an artifact-safe fire suppression system. All systems, including the structure, roof, exterior, mechanical systems, electrical systems, and general components, received a rating of “replacement required for building components which have a direct and significant impact on the building or operation of the building as a whole”. The report goes on to say that this rating is “generally prepared to form the basis for budget authorization, appropriation, and/or funding”.
List of assessment ratings:
- Structural systems: Fair/Poor, to be addressed within 2-5 years, priority “D” for building functionality
- Roofing systems: Fair/Poor, to be addressed within 2-5 years, priority “D” for building functionality
- Exterior wall systems: Fair/Poor, to be addressed within 2-5 years, priority “D” for building functionality
- Exterior window and door systems: Fair, to be addressed within 5-10 years, priority “D” for building functionality
- Building interior systems: Condition varies (moderate efflorescence, minor masonry cracking, no spalling, minor mortar joint problems – no sealing on exposed brick, older walls in poor condition), priority “D” for building functionality
- Mechanical systems: Fair, to be addressed within 5-10 years, priority “D” for building functionality
- Plumbing and drainage systems: Fair, to be addressed within 5-10 years, varied priority (section of pipe in basement needs immediate replacement)
- Fire suppression systems: only portable fire extinguishers present, priority “A” for life safety
- Lighting systems: Good/Fair, no replacement required, priority “D” for building functionality
- Fire alarm systems: Fair, to be addressed within 5-10 years, priority “D” for building functionality
- Site components (pavement): Poor, to be addressed within 0-2 years, priority “D” for building functionality
Based on these results, Rimkus has informed the museum that it may expect to spend between $530,000 and $1,900,000.
Next Steps
The museum wishes to narrow down exactly what we need to do in order to transform the building into an operable museum. Alongside assuring that the building is generally sound, we need strict climate control to ensure the safety of our artifacts, and the addition of features to meet accessibility standards. We wish to ask our engineering firm to price out those items.
Should further destructive testing allow us to narrow down a cost estimate, the museum is willing to perform further destructive testing.
The design of the building’s future layout is of some concern. We may wish to work with Rimkus to define what is feasible in terms of remodelling. However, with current monetary restrictions, the museum may be limited in what it is able to pursue.
We will have updates once a final draft of the Building Condition Assessment Report has been issued.
Current Finances
- Total cost for the condition assessment: $49,675
- Total cost for DSS: $8,600
- Current relocation fund: $134,779.84
F.A.Q
We’ve received some recent inquiries, so we thought we might clear up some things!
Why don’t we move in right away?
We can’t move into the building at 75 Talbot St. E. until renovations are complete. Our primary purpose is the preservation of the collection of artifacts belonging to the Town of Aylmer and the Township of Malahide, which contains upwards of 50,000 items. The current condition of the building at 75 Talbot St. E. poses a risk to those artifacts. Moisture is a problem throughout the building, with efflorescence, mould, and mildew throughout all three levels. Insects which eat artifacts, including silverfish, isopods, and moths are present, alongside insects which could potentially nest inside of artifacts, such as house centipedes. These issues will be addressed in our planned renovations. However, the renovations themselves will also pose a risk to artifacts. We cannot move our collection into a building in which it would be subjected to open air, particulate substances generated during construction, and generally to the circumstances within an active construction zone. Renovations must be completed for the museum to move into the new building.
There is also the question of staff, volunteer, and public health. Exposure to mould and mildew poses a risk to those with respiratory concerns. Exposure to the bats living within our building poses the risk of rabies infection.
As a business serving the public, we are also required to meet certain accessibility standards, such as accessible entryways and accessible washrooms. There currently are no accessible entryways or bathrooms in the building.
Why don’t we sell the building at 14 East St. to fund the renovations?
If we sell the building at 14 East St. before completing renovations, we would have nowhere to go. We cannot move into the new building before renovations are complete, to protect our collection of artifacts and ensure the health and safety of staff, volunteers, and the public.
When do we expect to move?
Operating two locations has put immense financial strain on our general operating funds, and immense logistical strain on our employees. We would like to move as soon as possible. However, our move is contingent on completing renovations first. We are working with our engineering firm to narrow down exactly what renovations need to take place, and how much those renovations will cost. With a cost estimate in mind, we will have a fundraising goal. We must then complete our fundraising goal in order to renovate, complete renovations, and move in.
We purchased the building in June of 2022, with the goal of completing our fundraising within one year, and renovating within another year (to complete the project in 2024 or 2025). However, the project is realistically much more complex. We expect to fundraise and complete renovations within the next five years (by 2029 or 2030).
Aylmer Area Community Foundation Board Member Dennis Boadway, Collections Manager Sarah Bentley, and Office Manager Kathi Vandermeer. Image courtesy of the Aylmer Area Community Foundation.
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