Source: https://manualzz.com/doc/48455915/federal-building-reuse-andamp
Timestamp: 2018-07-19 14:02:45
Document Index: 361356510

Matched Legal Cases: ['ART 1', 'ART 2', 'ART 3', 'ART 4', 'ART 2', 'art 2']

FEDERAL BUILDING REuse & | manualzz.com
FEDERAL BUILDING REuse &
FEDERAL BUILDING REuse & REtrofit
CGS Planning Division and
PART 1 ..................................................................................................................................................................................................... 2
OPENING STATEMENT ............................................................................................................................................................................. 2
Reuse and Retrofitting versus leasing ................................................................................................................................................ 3
PROJECT SUMMARY ................................................................................................................................................................................ 3
Architectural premise – Open Office Concept .................................................................................................................................... 4
Typical building Section – Open Space Architecture .......................................................................................................................... 5
Building description and Code overview ............................................................................................................................................ 6
PART 2 – TECHNICAL REVIEW .................................................................................................................................................................. 7
ARCHITECTURAL ................................................................................................................................................................................. 7
Recommendations.............................................................................................................................................................................. 9
STRUCTURAL..................................................................................................................................................................................... 12
MECHANICAL .................................................................................................................................................................................... 14
ELECTRICAL ....................................................................................................................................................................................... 19
CIVIL WORK ...................................................................................................................................................................................... 27
PART 3 ................................................................................................................................................................................................... 29
DATA TABLE- Existing and new usage ............................................................................................................................................... 29
DATA TABLE ........................................................................................................................................................................................... 29
GENERAL SCOPE OF WORK Phase 1 ................................................................................................................................................. 30
GENERAL SCOPE OF WORK Phase 2 ................................................................................................................................................. 32
DRAWINGS ....................................................................................................................................................................................... 34
PART 4 ................................................................................................................................................................................................... 40
REFERENCED DOCUMENTS............................................................................................................................................................... 40
AKNOWLEDGMENTS......................................................................................................................................................................... 41
The Federal Building Warehouse is part of a larger complex built by the military in the early 60’s; it was
later transferred to NWT and subsequently to the GN. The warehouse is among GN’s largest asset in Iqaluit
having a footprint equivalent to 6,584m2 (70,870 ft2). In many ways the facility is outdated, although it
remains an excellent structure and a potential candidate for reuse and retrofitting. The following
document examines the feasibility of reusing and retrofitting the facility into multifunctional usage and
addresses the cost of retrofitting.
A study prepared by STANTEC in 2012 contemplated the reuse and retrofitting of the complex that included
NAC and the warehouse. The overall retrofit of the warehouse portion was then estimated at 28M$ 1 or
$4,220m2 and for which cost was unjustified, considering that office spaces accounted for only 20% of the
entire usage (see attached estimate and drawings). During the same period, another study was initiated
by CGS and this time looked at partly reusing and retrofitting the warehouse into 896 m2 office space.
Considering the anticipated scope of work, It was then estimated at 4.2M$ 2 or $4,687/m2 to retrofit
portion of the building. The following proposal reviews the initial scope and challenges retrofitting in ways
that may result into cost savings.
I view of the airport expansion and the new ATB air terminal scheduled to be completed by 2018, it makes
sense consolidating this asset into office space. Once the airport maintenance and fire station are relocated
in the new CSB building, this would free 1900m2 (20,500ft2) of the Federal building. The following proposal
keeps in mind two phases of the project, for which the second phase is active once the airport project is
completed. As seen hereafter the ATB complex is located in direct view of the Federal warehouse and NAC
building, making this asset a prime office space and once retrofitted a key figure to the GN.
ATB Location – Air Terminal Rendering
STANTEC NAC old residences & Federal Building repurposment study P 53 - 103
STANTEC Design Development Federal Building Retrofit May 28, 2012, P
Reuse and Retrofitting versus leasing
Further discussed in the business case, GN combined department requirements for office space in Iqaluit
represents 20,620m2 (222,000ft2) from which 11,800m2 (127,000ft2) are leased spaces 3 representing
about 8.25M$ rent annually. Keeping in mind this aspect of the operational budget, one may want to
examine ways of reducing leased spaces. In this perspective there may be a merit of reusing existing assets
and more specifically the Federal Building. In view of this proposal, retrofitting the Federal Building would
keep in mind revolving stock, warehousing, workshops and 3,775m2 (40,634ft2) office space.
It is estimated that if relocating 962m2 (9,700ft2) low value storage space out of the building at $15/ft2,
this would still result into savings equivalent to 25% of the annual leases and at $65/ft2, this would
represent operational savings equivalent to 2.0M$ annually. Considering that a capital investment payback
period is equivalent to 10 times its revenues; reducing leased spaces and retrofitting the Federal Building
makes sense and seems desirable.
This proposal keeps in mind existing usages and operational constraints of the facility. Retrofitting is done
in two phases keeping in mind minimum disruption of key operations. In reference to the attached
drawings, the IT core, Operation and Maintenance offices, Records offices, and revolving stock warehouse
remain operational during the entire retrofit. Phase One of construction is scheduled in 2016/17 and is
limited to existing OM offices and vacant spaces that make up 950m2 (8,761ft2) office spaces. Phase Two
of construction is scheduled in 2018/19, once airport operations are no longer required. Workshops are
relocated and remaining spaces are reused as office space, providing a facility with 3,775m2 (40,634ft2) of
office space. General storage representing over 960m2 (10,330ft2) is relocated in other premises.
REUSED AREAS
6584 m2 70870 ft2
3275 m2 40634 ft2
500 m2 5381 ft2
973 m2 10473 ft2
755 m2 8126 ft2
185 m2 1191 ft2
374 m2 4025 ft2
752 m2 8095 ft2
STANTEC Architectural LTD/ introduction Vii – Government of Nunavut Real Estate Options Study, STANTEC consulting LTD (20,5906m2) P.3
Architectural premise – Open Office Concept
Keeping in mind the existing usage and operational constraint of the facility, new mechanical and electrical
systems are adapted to existing conditions. Building envelope is retrofitted and offices are planned as
The open office concept has been widely used in the past and embraced by many institutions, especially
when retrofitting older industrial buildings with higher ceilings. The concept has been shown successful and
if planned properly they are lively convivial work environments and by nature cost savings. As shown in the
following concept, office spaces are grouped in strategic clusters served by corridors. Each cluster may be
dedicated to a department or to multiple ones. Individual clusters are open spaces with workstations and
include 20% closed offices located strategically along corridor paths.
Constrained by the depth of the building, but advantaged by its height; natural lighting is redirected in
remote parts of the building with reflective surfaces. Open space mezzanines provide office cluster
separation and are used as quiet meeting spaces, office filing and for general storage. Along with simple
architectural expressions and unconcealed building systems, finishes and touches of colors are kept to a
minimum. Spaces, such as meeting rooms, washrooms, a small gym centre and other supporting spaces
are located at the Centre core where natural light is not required.
It is the opportunity of introducing mechanical strategies, low velocity air handling systems, unconcealed
ductwork and heat reclamation from the IT server room. Indirect artificial lighting provides a uniform
daylight, and localised lighting is introduced at points of interest. Task lighting is achieved from the
workstation. The underside of the roof deck is sprayed with a cellulose material which provides insulating
values, a reflective surface for light and acoustical qualities. Among other strategies, these are the
principles that may result into substantial cost savings. Reusing and retrofitting the Federal building is a
green process with respect to existing constraints.
1- Revolving stock
3- Service Core
4- Office Clusters
Typical building Section – Open Space Architecture
Typical Office Cluster – Descriptive - Systems and finishes – SEE ATTACHED FLOOR PLANS (A-1.3) (A-2.1)
Office clusters are defined by public corridors, closed offices and mezzanines.
Mezzanines are used for quit meetings, café area, file storage and mechanical air handling rooms.
Exterior windows are 1.8x 1.8 m2 and centered in structural bays.
Reflective lighting units (shown in Red on the section) project light on an acoustical deck finish.
Mechanical air supply ducts are located along exterior walls and in front of mezzanines.
Mechanical air return grills are located at the mezzanine air handling room and in each office.
Interior side of the roof deck is composed of a cellulose K-13 type acoustical finish.
Structural columns, roof trusses and roof deck are off white color.
Walls are off white color with graphical touches of brilliant colors.
Open work stations, floor carpeting and K-13 ceiling deck, acts as sound absorption material.
Power and data are dropped from the roof trusses at workstation clusters and columns.
Work stations are typical CORCAN models that include task lighting.
TYPICAL FLOOR CUSTER SEPARATION
TYPICAL MEZZANINE CUSTER SEPARATION
TYPICAL SECTION OFFICE CLUSTER SEPARATION (SEE DRAWING A-3.0)
Building description and Code overview
The existing Facility is a single story 6,584m2 foot print accessible on three streets. It is built on piles with
above ground concrete cap footings, beams and floor slab. There is an exterior crawlspace ensuring access
to utilities and retrofitting below the slab. The superstructure is composed of steel columns, beams and
trusses with a steel deck roof assembly. Original exterior walls are insulated metal pans with a metal
cladding and interior wood studs, drywall and blown in insulation. The building has presently a dry
sprinkler system that will be retrofitted into a wet system. Fire Safety systems will be retrofitted and
upgrade to latest code.
As per the 2010 NBCC , the building is classified into two major categories, one being Group F2 (3.2.2.75)
medium hazard industrial, comprising of workshops, revolving stock and records storage, and Group D
(3.2.2.59) business services category.
Fire separation is not required between both major occupations (table 3.1.3.1) although 1 hour fire
separation will be implemented around workshops, boiler room and the central core (see attached fire
separation plan A-4.0). The building will have active sprinklers and is classified incombustibles or
combustible construction or a combination of both. Steel Superstructure supporting the roof assembly is
not required to be fire rated and Mezzanines of combustible construction shall have a fire resistance of 45
minutes. Roof assembly is not fire rated although is protected with a K13 cellulose acoustical material.
Maximum travel distance to one exit shall not be more than 45 meter for Group F2 and 40 meter for
Group D. (3.4.2.5). Mezzanines shall conform to articles (3.2.8) (3.2.1.1) and (3.4.2.2) with a maximum area
of 500m2 and walking distance of 25m to the ground floor exit.
PART 2 – TECHNICAL REVIEW
This segment of the report is limited to the existing condition of the building envelope on the Federal
Building and recommended renovations to upgrade the building to accommodate the new occupants in a
comfortable, healthy and energy efficient environment.
Existing conditions-fair
Epoxy coating, carpet and linoleum
400mm reinforced concrete (Approximately R-4)
2 layers 50mm rigid insulation (Approximately R-20)
Sealed joints of insulation are cracked and allowing air infiltration
Strip all epoxy, linoleum and carpet to bare concrete
Patch concrete to level
Floor finish as per new room finish schedule
Remove existing75mm rigid insulation, add new rigid RSI 7.0 with Z-girts to underside of existing
assembly and apply metal soffit c/w air barrier. An initial cost effective but less energy efficient
recommendation would be to reseal the existing rigid insulation under the floor assembly with no
Figure 2 existing floor conditions
Figure 1 underside of floor assembly
Rock ballast
50mm rigid insulation
The condition of the roof assembly is based on visual inspection only. The roof had a leak in 2012
that was repaired. It was stated that the remaining roof membrane is in poor condition, the age of
this membrane is unknown therefore destructive testing is recommended to determine the
remaining life expectancy of the assembly.
Replace rigid insulation and membrane with sloped roof, upgraded rigid insulation and metal roof.
If it is not practical to financially replace the roof assembly, spray foam insulation should be added
to the underside of roof assembly to upgrade the insulation value to R40. Replacement of roof
assembly should be planned for near future depending on destructive testing of membrane.
Fire rating on the spray insulation may be required.
Figure 4 Typical roof drain showing rigid insulation
Figure 3 plastic square shows area of leak that
was repaired in 2012
Existing conditions-poor
Built-up interior wall consisting of gypsum and wood framing 150mm.
200mm steel structural framing with exterior metal liner, cavity filled with blown in insulation.
25mm Batt type insulation
25mm rigid insulation c/w metal channels on exterior
Remove all metal cladding
Remove batt and rigid insulation c/w metal chanels
Metal liner to remain
Remove interior gypsum and blown in insulation
Determine the condition of infill framing at time of work and repair or remove
Install new metal cladding with Z-girt and rigid insulation
Install spray foam on metal liner to upgrade insulation to R 28 and act as air/vapor barrier
Install new gypsum board and finish as per room finish schedule
Figure 7 shows typical wall assembly
Figure 6 shows typical wall assembly
Figure 5 shows 200mm cavity, metal
liner and blown in insulation
Existing conditions –poor
The existing windows are metal windows, possibly original.
The existing doors are metal insulated doors, possibly original.
• Replace all windows with fibreglass framed energy efficient windows
• Replace all doors with insulated metal energy efficient doors
Figure 8 shows the front of building with old windows
Mezzanine assembly -general
Typical interior wall assembly
DEMOLITION - Description
Remove metal siding, exterior insulation, metal hat
bars, interior sheathing (typically gypsum) and all
insulation of wall assembly. Leave the steel structure,
metal liner attached to exterior of steel structure and
interior wood studs. Remove all exterior doors and
Remove rock ballast, rigid insulation and existing
rubber membrane (existing rubber membrane has
been patched with a torch on type roofing at various
locations). Remove roof assembly in phases as shown
in project brief.
Remove all floor coverings and exterior rigid
Remove all mezzanines, typically wood framed.
Remove mezzanines in phases as shown in project
Remove all non-load bearing interior walls. Interior
walls are generally wood framed with gypsum board
sheathing. Remove walls in phases as shown in
NEW Assembly - Description
Install new rigid insulation c/w z-girts on exterior of
metal liner to an RSI 4.9. Install new metal siding c/w
air barrier. Install new vapor barrier and interior wall
sheathing. Install new windows and doors. Spray
foam type insulation is being considered as an
addition to the rigid insulation.
Install new sloped rigid insulation RSI 7.0 c/w z-girts
to match existing drains. Install protection board and
new roof membrane. Install new roof assembly in
phases as per project brief.
Install new rigid insulation RSI 7.0 c/w z-girts to
underside of concrete floor. Install new exterior
metal liner c/w air barrier. Patch smooth interior
concrete floor and apply finished floor product as per
Install new wood framed mezzanines as per phasing.
Install new 38x89 stud walls c/w acoustic batt
insulation and wall sheathing as per phasing.
insulation of wall assembly. Leave the steel
structure, metal liner attached to exterior of steel
structure and interior wood studs. Remove all
been patched with a torch on type roofing at
various locations). Remove roof assembly in phases
as shown in project brief.
walls are generally wood framed with gypsum
board sheathing. Remove walls in phases as shown
metal liner to an RSI 4.9. Install new metal siding
c/w air barrier. Install new vapor barrier and
interior wall sheathing. Install new windows and
doors. Spray foam type insulation is being
considered as an addition to the rigid insulation.
to match existing drains. Install protection board
and new roof membrane. Install new roof assembly
in phases as per project brief.
concrete floor and apply finished floor product as
per phasing.
Install new wood framed mezzanines as per
The building is estimated to be 60+ years old. An interior only visual inspection/assessment was undertaken
to determine if the building and its structural members and connections have sufficient structural capacity
and structural integrity to safely and effectively resist all loads, effects of loads and influences that may
reasonably be expected from the re-purposing construction.
The building foundation consists of concrete pile caps located in a rectangular grid at the underside of the
building. To borrow from the May 2012 Stantec Report (1) – “The existing foundation consists of heavy
timber pilings supporting concrete pile caps. The existing main floor structure is concrete slab and beams
supported by short concrete columns extending to the top of the pile caps.”
The building is a steel frame structure with a steel deck and open web steel joist roof system. The steel
beams supporting the roof joist are estimated to be about 14.6 m apart and the beam is supported by steel
columns spaced at about 7.3 m apart/intervals.
It is estimated from a number of existing small boreholes in the floor that the main floor is a mass concrete
pour (slab on metal deck). The concrete is about 400 mm thick - intended to support industrial loading for
warehousing, storage and equipment. 100mm thick rigid insulation is fixed to the underside of the metal
No signs of structural distress, fatigue, deterioration or potential failure were observed in the steel framed
post and beam structure.
The building appears to be in excellent condition and has the structural capacity and structural integrity to
safely and effectively meet the requirements of the planned retrofit/renovations. If the retrofit involves the
construction of new mezzanines whose supports may involve columns that have not served that function
previously, then a full and complete structural evaluation will be warranted
Foot Note (1) Design Development Report Federal Building Office Retrofit Iqaluit, Nunavut May 28, 2012 by
SPECIFICS – M2 – LM
Typical office Mezzanine
Floor Sheathing: 15.9 mm X 15 Sq M
Floor Joist: 10-TJ230 x 3600
Wood stud bearing walls
Stairs: 1000 wide x 2900 Standard Wood
H or I beam
Metal deck pan
Concrete slab 150mm
Mechanical room Mezzanines
NEW Assembly- Description
Similar to phase one
Mechanical air Handling room
New mechanical systems for the repurposed building will be required to provide a comfortable and safe
environment for the building occupants, meet diverse process and program requirements while being
robust, reliable and efficient. In deference to the cold operations climate and the remote location of the
facility these systems will, however, need to be simple in design, easy to maintain and repair and
incorporate equipment redundancy. In the facility there will be three main building mechanical systems;
sanitary, fire protection and HVAC. 4
Sanitary and Water Distribution
Sanitary services for the facility will be from the municipal utilidor system, reusing the existing main
sanitary exit pipe. Potable and fire water for this office retrofit will be from the existing combined
water service main, which is located outside of the area of this project. Existing domestic water
distribution mains near to the area of work will be reused. 5 Recommendation R-1.
A new utilidette below the floor will be provided to enclose the exposed length of sanitary pipe and
will include heat tracing as a freeze prevention measure. Damage to the sanitary drain pipe insulation
and jacketing was noted during the site visit carried out on May 1, 2012. This insulation and jacketing
will be repaired, and the integrity of the drain pipe will be evaluated to confirm that it is appropriate
for reuse. A replacement sanitary pipe will be provided if further investigation concludes. 6
Existing domestic water distribution mains near to the area will be reused. 7
Mechanical fire protection passive systems will encompass fire stopping and fire dampers, while active
systems will encompass hand held fire extinguishers and an automatic sprinkler system. Due to
concerns over the integrity of the existing dry pipe sprinkler system, and the expected cost of
modification, it is proposed that this system be removed over the area of work and replaced with a
new wet pipe sprinkler system with a direct connection back to the main distribution tree. 8
The existing office space is currently protected by a dry pipe sprinkler system which connects to the
main sprinkler distribution tree located remotely from the area of work. The option of modifying the
Ref: Design Development Report May 2012-7.1 Page 20.
Ref: Design Development Report May 2012-7.7 Page 22.
existing sprinkler system and reinstating it based on the new office layout was explored. The primary
concern with this option is the possibility that moist, stagnant air has had ample opportunity to
corrode the inner wall of the distribution pipes over the years since installation. This concern will
trigger the need for a full evaluation of the existing pipe system and possible replacement of some
sections of pipe. Upon approval of the existing pipe system, it will be necessary to adjust sprinkler
head locations and associated branch piping to accommodate the new office layout. Any additional
sprinkler heads or substantial modifications to the existing layouts will require hydraulic load
calculation over the entire system in order to confirm the overall system performance under the new
operating conditions. These hydraulic load calculations will be complicated by the lack of record
drawings for the sprinkler system. Full system as-built drawings would need to be developed in order
to complete the required hydraulic calculations. Further flushing, testing and verification will be
required for the existing system prior to reinstatement. The cost of modifying and reinstating the
existing system is expected to be beyond the cost of a complete replacement system over the area of
work. It is therefore recommended that the existing dry piping sprinkler system is removed and
replaced with a new wet pipe sprinkler system, designed to accommodate the new office layout. 9
Recommendations R-2
Heating, ventilation and air conditioning (HVAC) is recommended through a decoupled air/water
system using hydronically heated air coils and traditional ventilation systems with ventilation heat
recovery. The HVAC system for the retrofitted office area will use a VAV distribution system supplied
by variable speed supply and return fans and an economizer mixing section. Ventilation recovery will
be provided by a stand-alone ERV unit. It is proposed that space heating is provided using a series of
cabinet style hybrid unit heaters located in perimeter spaces. The new hydronic system will be heated
using a new steam-to-water heat exchanger connected to the existing central steam heating system. 10
It is proposed that perimeter heating is provided by small wall mounted fan/coil units such as those
manufactured by Jaga. These units are essentially cabinet unit heaters but can be as small as only 13
cm deep, a similar depth to standard convector baseboard, yet they have small induction fans that are
barely audible, and the units are reasonably attractive in appearance. They would be located under
windows and elsewhere as required. The optional cooling function of these units will likely not be
required in this facility due to the viability of free outdoor air cooling. However, the option is available
in the future should cooling be deemed necessary. 11
It is understood that the premise for this report is that all existing services and infrastructure get
demolished and replaced with new. That being said, it should be noted that the existing central heating
plant is comprised of two steam boilers that were replaced in the 1984. They are well maintained and
in good condition, but they are at the end of their normal expected life according to the ASHRAE
Standard on life expectancies of mechanical equipment. In addition, it is understood that this is the
only central steam heating plant in Iqaluit that is maintained by CGS. The closest comparison is the
Ref: Design Development Report May 2012-7.8 Page 23.
Ref: Design Development Report May 2012-7.1 Page 20
Ref: Design Development Report May 2012-7.10 Page 24.
steam boilers at the hospital that only supply steam for the humidifiers there. The question is whether
it is desirable to continue to operate a steam plant with the diminishing maintenance expertise, and
difficulty in obtaining and storing spare parts for a one-of-a-kind system in Iqaluit. It is recommended
that the existing boilers be replaced and that the plant be changed completely to a hydronic system
rather than steam boilers and convertors for the hydronic heating to the terminal units that currently
exists. 12 Recommendations R-3
A new ventilation system will be installed to the requirements of ASHRAE 62 and the National Building
Code of Canada. This new system will include new central air handling equipment, new ventilation
heating equipment, and a new air distribution system designed to accommodate the retrofitted office
layout. The system will incorporate several energy saving features to reduce the life cycle cost. 13
An economizer mixing section will be included on the main air handler to reduce the outdoor air
requirement of the system and thereby reduce the ventilation load on the heating system. Outdoor air
flow rates will be provided to the requirements of ASHRAE 62, to offer optimized indoor air quality
without sacrificing energy efficiency. The summer requirements for cooling were evaluated and it was
determined that free O/A cooling would be the most economically viable option; the expected cooling
loads would not be large enough justify the additional cost of mechanical cooling. The mixing section
will therefore be sized to accommodate a 100% O/A free cooling mode during the summer. 14
The new ventilation system will incorporate a Variable Air Volume distribution system to allow the
system to reduce the deliverable capacity during periods of low occupancy. This system will include
Variable Frequency Drive supply and return fans in the main air handling unit, medium pressure main
ducts and VAV boxes prior to discharge. VAV boxes will be sized for minimum and maximum air flow
rates as required by ASHRAE 62 based on both floor area and expected occupancy levels. Demand
control for the VAV boxes will be from local thermostats located within the offices. Additionally, VAV
boxes serving interior spaces will be provided with hydronic re-heat coils controlled by local
thermostats to allow a temperature control option for offices lacking perimeter heating. 15
Recommendations R-4
A complete automatic control and alarm system will be provided for all the mechanical systems.
Control will be from the latest generation of web browser based Building Management System (BMS)
that will use BACNet open protocol communications making it suitable for interface to any third party
vendor equipment controls. The system will have a fail-safe design to ensure continued system
Ref: Building Repurposment Study 5.3.10 Page 26
Ref: Design Development Report May 2012-7.11 Page 25.
operation regardless of the BMS status using manufacturer proprietary controllers wherever possible
with the BMS used for initiating control and monitoring only. 16
Controllers on the new BMS will be capable of standalone operation and will communicate using
BACNet LAN protocols for TCP/IP communications over a peerless network. Located on the LAN will
be a new web server PC that will operate both as the system server and as a web based Internet server
that will allow control functions, report functions, all database generation and modification functions
as described for typical EMCS work-stations to be completed via the Internet from any remote site
with Internet access. 17
For onsite diagnostics and control a PC workstation connected to the BMS will be supplied. After hours
monitoring and alarm system trouble will be reported through digital pager or email connections to
allow after hours communications to maintenance personnel for critical system trouble, i.e. heating
system failure. The BMS will also allow remote monitoring and control of the buildings through
Internet based communications. 18 Recommendation R-5
R-1, Existing Sanitary services located at the north side of the building and the main sanitary serving
garage on the west side will need to be replaced with new.
R-2, complete replacement of the sprinkler system will be required within the Federal Building
R-3, Steam system to be replaced with new hydronic boilers configuration. Note: existing steam
generated boiler will have to remain operational until the Arctic College Residence is renovated.
New hydronic boilers can be provided for new warehouse project and installed in the existing
R-4 the proposed ventilation system will meet the current design as per Design Development
Report May 2012.
R-5 In addition to remote access by local internet provider’s, the controls systems to be accessible
via GN server. Existing buildings connected to the GN server shows better and faster connectivity.
Scope of work Phase 1-2
Remove all existing mechanical systems according
to the Design Brief and Phases of the project.
NEW SYSTEMS - Description
Mechanical Systems specified for both Phase 1 and
Ref: Design Development Report May 2012-7.13 Page 26
2 are to be similar. Phase 1 mechanical systems
may or may not serve Phase 2 or they may be
expended to serve phase 2 of the project.
Provide proper Air Handling units and dust
collection systems for the wood shops. Centralise
common systems are preferred.
As minimum, electrical systems shall be designed to meet the requirements of the current edition of the
National Building and Fire Codes (NBC and NFC), the Canadian Electrical Code (CEC), National Energy Code
of Canada for Buildings (NECB), Illuminating Engineering Society (IES) "Lighting Handbook" and any other
requirements of the local authorities’ 19s having jurisdiction.
ELECTRICAL SERVICE AND POWER DISTRIBUTION20
The existing service to the building is 600 volt 3 phase with a 600 amp main breaker. The electrical service
to the building appears to have been changed in 1992 & appears to be in good condition. The building use
is not changing with offices being taken out and new offices being put in. As such the electrical demand
loading will not change; as such the electrical service should be sized adequately for the building in its new
EMERGENCY POWER 21
The existing building does not have an emergency generator to supply loads in the event of a power
Lighting is one of the electrical systems that building users are generally more cognizant of since it has a
direct effect on their use of spaces. Effective lighting must enhance the environment that is supportive of
work activities yet also be energy efficient and environmentally friendly. It is important that the choice of
luminaries and lamps be examined carefully for the ability to function with natural light, achieve colour
temperatures compatible with building finishes, control glare and shadowing, yet operate efficiently with
readily maintainable components.
The lighting systems shall be designed considering the light levels recommended by the Illuminating
Engineering Society of North America (IES) recommended practice 3 (RP3). It appears as though the existing
lighting in the building is done with 120 volt fixtures, this will be maintained in the renovated area.
Utilizing high performance high efficiency fluorescent lighting shall be maximized throughout the interior
areas of the facility. It is proposed at this time to use deep cell parabolic fixtures to minimize glare on the
computer screens. High power factor low harmonic electronic program rapid start ballasts shall be specified
to the extent practicable. Lighting control will be done with line voltage switches.
There will be no changes to the existing exterior lighting. 23
Emergency and Exit Lighting 24
DESIGN DEVELOPMENT REPORT FEDERAL BUILDING OFFICE RETROFIT MAY 28, 2012 Sec 8.1 Page 27
Sec 8.2 Page 27
Sec.8.4.1 Page 28
Sec.8.4.2 Page 28
Sec.8.5 Page 28
To meet the NBC requirements, battery powered emergency lighting units complete with automatic selfdiagnostic circuitry; integral double heads with 20 W MR-16 lamps as well as remote double heads of with
the same lamping shall be designed throughout the building. AC light emitting diode (LED) type exit lights,
complete with integral back-up battery, which conform to CAN/CSA-C860 will be used to meet NBC
requirements and provide energy efficiency. These lights shall illuminate under both normal and
emergency power conditions.
PARKING RECEPTACLE SYSTEM 25
Under this contract there will be no changes to the parking receptacles at the facility.
FIRE ALARM SYSTEM 26
The existing fire alarm system is an Edwards’s 6500 system. The system is dated and it is now almost
impossible to find replacement parts for the system. It is recommended that the whole fire alarm system
There will be no provisions for a security system in the building.
STRUCTURED WIRING 28
Rough in will be provided to accommodate category 6 structured wiring system for voice and data
communications throughout the building. The supply and installation of active and passive components of
the system and wiring will be the responsibility of the owner. Deep 100 mm x 100 mm outlet boxes for
telephone and data will be provided complete with 27 mm conduit & pull string stubbed out to accessible
ceiling space. An arterial system of wire mesh cable tray located inside the accessible ceiling space will be
designed to facilitate wiring between the stubbed up conduits and telecommunication spaces. Short runs of
open wiring through properly located approved J-hooks would be considered as the means of transporting
cables from conduit over the arterial cable tray.
CABLE TV DISTRIBUTION29
There will be no provisions for a cable television system within the building.
The existing electrical systems and related sub-systems of electrical installations of Federal Building are
original and require complete replacement due to “non-conformance” to the current NBC, CEC, NFC NECB,
IES codes & standards requirements. It will be most economical & cost effective to include substantial
upgrades or complete replacement to avoid potential systems’ functional performance failures through the
next extended life cycle of the office Building. The following electrical system and associated components
DESIGN DEVELOPMENT REPORT FEDERAL BUILDING OFFICE RETROFIT MAY 28, 2012 Sec 8.6 Page 28
Sec 8.7 Page 28
Sec 8.8 Page 28 & 29
Sec 8.9 Page 29
must be integral part of the expected renovations scope because of code compliance and improved energy
1. Electrical Services: The existing service to the building from QEC of 600 volt 3 phase with a 600 amp main
breaker is in good condition and electrical demand loads will cater new office configuration. However all
existing and anticipated loads calculations in accordance with CSA C22.1-12 for the electrical service should
be performed during the phase 2 of the project in consultation with to determine if that service is adequate
or if it has to be upgraded for extension of the overhead & underground primary line to the transformer,
secondary raceway, conductors as well as the grounding The main service entrance equipment including
disconnect will be replaced with moulded case circuit utilizing solid-state combination thermal/magnetic
overcurrent protection .All transformers should be of proper KT rating for Phase Shifting Transformers in
compliance with the minimum efficiency values requirements of CSA-C802.2 . As QEC power systems are
relatively small, closed systems, they are prone to a greater number of power anomalies than in the
integrated, open network systems elsewhere; therefore surge protective devices (TVSS) be provided in the
main service/distribution panel board as well as in branch circuit panel boards supplying sensitive
2. LIGHTING: The lighting systems must be designed considering the recommended practices ANSI/IESNA
RP-1-04 and “Lighting Handbook” of the Illuminating Engineering Society of North America (IES). The
choice of luminaries and lamps should be examined carefully for the ability to function with natural light
achieving colour temperatures, control glare and shadowing with readily maintainable components.
All feasible means to optimize electrical energy consumption should be pursued in designing lighting,
utilizing high performance high efficiency linear compact fluorescent luminaries with high power factor low
harmonic electronic program rapid start ballasts should be specified throughout. A two level lighting
control and to optimize energy efficiency, use of occupancy sensors, day lighting sensors and dimmable
ballasts allowing selection of a lower level intensity when higher level is not desirable should be proposed
throughout the building. LED could be used for accent lighting and special purpose spaces.
3. PARKING RECEPTACLE WITH INTEGRAL TIME AND TEMPERATURE CONTROL: Intelligent programmable
receptacles should be provided for automobile receptacles. The on/off duty cycle of the receptacles will
vary with outside temperature, with additional time control being provided to allow receptacles to be
switched off during selected days or times of day. The suggested system would provide the necessary
protection for staff vehicles parked for long periods of time while maintaining the highest level of energy
efficiency as IPLCs deliver up to 65 percent in energy and cost savings
4. Fire Alarm System: The fire alarm system should be modular type architecture to accommodate all
phases, zones, single stage, non-coded; fully addressable designed to meet the requirements of the
National Building Code for this building.
5.EMERGENCY POWER: Standby generating set of an appropriate size be provided at later stage of the
considering the power failures & anomalies, long enough periods of downtime to cause freezing in the
buildings causing substantial damage and costs.
6. STRUCTURED WIRING: A category 6 structured wiring system to conform to the Government of Nunavut
Community and Government Services (CGS-IPS) Structured Cabling Guidelines Version 1.5 2012
7. SECURITY SYSTEMS: A video surveillance system with high resolution fixed colour cameras in interior
specific spaces where important records and valuable assets are stored and exterior cameras should be
considered at the main entrance and other security sensitive locations of facility during the next phase of
8. SYSTEMS VALUE ENGINEERING 30: This report provides general recommendations on systems utilizing
value engineering developed on past and current projects. For all projects, project specific value
engineering should be used to confirm final mechanical systems selection accounting for variances
between projects. Special emphasis should be placed on the value engineering of energy based systems.
9. FACILITY ENERGY PERFORMANCE 31: Energy costs are exceptionally high in Arctic communities. To ensure
long-term facility viability for the office facility the recommended minimum energy performance is 50% or
greater energy savings for the building, referenced to the Canadian National Energy Code for Buildings2011.
This level of energy savings can be achieved in the building systems for Arctic infrastructure construction
using proven systems with the emphasis placed on improving efficiency rather than applying esoteric or
unproven technologies in Arctic conditions.
Scope of work Phase 1 - Electrical
Wires, Cables, Boxes, Connectors
Grounding-Primary & Secondary
Hangers, Supports for Electrical
Conduits, Conduit Fastenings
and Conduit Fittings
Lighting Control Devices - Low
TVSS Surge protective devices to be
incorporated in all branch distribution
panel locations (ANSI/IEEE C62.41)
DESIGN DEVELOPMENT REPORT FEDERAL BUILDING OFFICE RETROFIT MAY 28, 2012 Sec 7.4 Page 21
Stantec Study March 2012 Sec. 5.3.3 Page 22
Outlet Boxes, Boxes, Connectors
Power outlet Devices
Panel boards Breaker Type
Lighting Fixtures Interior
Non-Alloyed Copper
Duplex Receptacle Quad Receptacle
Automatic Moulded Case Circuit Breakers
High-efficiency high-performance linear
fluorescent luminaries with Low harmonic (
<10%), high power factor electronic
ballasts, compatible with the building’s
functional requirements (colour
temperature 4100K -5000K and CRI 80- 85)
combination of direct & indirect lighting
fixtures & Conformance to 2011 National
Energy Code for Buildings
Lighting Controls- Optimize energy
efficiency, day lighting sensors and
dimmable ballasts be proposed throughout
Battery powered emergency lighting units
complete with automatic
AC light emitting diode (LED) type exit
lights, complete with integral back-up
Smoke Detector, Heat Detector
Pull Station, Conduit and Wire
All nonlinear loads, computer circuits, laser
printers, photocopiers, sensitive electronic
equipment, including BMS, Security System,
FA System, Emergency Exit Lighting
Centralized UPS Power
Connection to Mechanical
Motors and Variable Frequency
Basic Intrusion Detection, Access Control
System, Exterior Cameras
Air Handling Units, Boilers, DHW heater
Exhaust Fans, Fuel Pumps and Unit Heaters
Design Compliance with IEEE Std.519 for
Power Allowance with
General Lighting &
conforming to IES
Office Lighting- ANSI/
IESNA RP-1-04
Programmable Photo
and Time Controlled
<3% THD Smart
Online 3-Phase
Intelligent, True OnLine UPSs System
NEMA & IEEE
THVD & TDD of AUHF with 30 % Less Cost
& improved Performance Efficiency
Category 6 structured wiring system for
voice and data communications throughout
Integral Time & Temperature Control
Parking Receptacle
Manufacturers ultraefficiency rating
Smart panels with
Scope of work Phase 2- Electrical
Primary & Secondary Cable
Phase Shifting /Harmonic
Grounding Primary & Secondary
Conduits, Conduit Fittings, Boxes
incorporated in the main service System
Applications design to include distribution
and branch panel locations, bus way, motor
control centers, switchgear and
switchboard assemblies. ANSI/IEEE C62.41
reliability & to obtain
let-through voltages –
ANSI / UL 1449 3rd
Phase Shifting High Efficiency
Outlet Boxes, Conduit Boxes and
Minimize Feeder Distances
K-factor Distribution Transformers
Conformance CSA Efficiency Standard
Energy efficiency Guidelines CSA C802.2 &
Canadian Energy Efficiency Act Energy Efficiency Regulations
(SOR / 94-651)
NEMA Ultra High Efficiency Motors
temperature between 4100K -5000K and
CRI 80- 85) combination of direct & indirect
lighting fixtures & Conformance to 2011
Lighting Controls - Optimize energy
efficiency ,day lighting sensors and
dimmable ballasts be proposed
Conduit & Wire ,Smoke Detector, Heat
Detector, Pull Station
equipment, including BMS, Security
System, FA System, Emergency Exit Lighting
Air Handling Units, Boilers DHW heater
Exhaust Fans, Fuel Pumps, Unit Heaters
Basic Intrusion Detection - Access Control
Parking Receptacles
Manufacturers Ultra
Positive drainage away from the building is required to avoid the accumulation of water around the
footings which may degrade the permafrost and put the structural integrity of foundations at risk 32. To
minimize the transfer of the heat released by the underside of the building, a clear space is mostly provided
between the base of the heated structure and final grade to permit air circulation. More parking area will
be needed to accommodate the revised occupancy of the building.
The site at the Federal Building consists of a gravel parking lot located on the north and south of the
building. A small section of asphalt paving is also located near the south elevation. The building has
concrete ramps which provide access to the overhead doors. The building has metal stairs providing access
to the doors located on the north elevation of the building. There are also, metal ladders which are
attached to the side of the building providing access to the roof. Concrete ramps and loading dock ramps
and stairs shows signs of wear and tear 33.
Site is not well graded and sign of accumulation of the water can be seen under the building. Debris is also
found in the space underneath the building. Spring runoff needs to be catered.
Parking area seems to be sufficient for the present users of the building but needs to be expanded as per
the revised occupancy of the building.
At present there are few signs posted on the exterior wall which are not visible from the distance.
Currently there is no flag post with any flag at the location.
Concrete ramps, loading dock ramps and stairs needs general renewal and renovations as a part of general
site work 34.
Good Building Practices Guideline - Second Edition 2005-12-14
Asset Detail Report, Location: 235 - Iqaluit Asset: 235-104187 Iqaluit - (CGS) - Federal Building, by VFA Page 3
Re-grading of the site is suggested for proper drainage of the site. Culverts made of corrugated steel can be
installed to discharge the spring runoff to the nearest channel located on the Southern side. For the proper
circulation of the cold air to refreeze the active layer during winter, a clear space underneath the structure
needs to be maintained free from debris and hoarding of the materials, which needs periodical removal or
wire mesh can be constructed around the building.
As per the GBPG 35 , traffic circulation to be controlled by the traffic signs and sufficient on-site parking to be
provided. Finished walkways should be provided; leading from the edge of the roadway and all parking
areas, to all regularly used building entrances. Surfaces should be well drained and finished with contained,
finely crushed granular material, or pavement. Concrete, paving or grating surfaces should be considered at
entrances. Vehicle routes and parking areas on site should be clearly marked, using physical barriers that
remain visible in winter conditions if necessary. Parking spaces could be increased as per the Zoning By-Law
of the City of Iqaluit 36.
A visible sign board is desired at the site in all the official languages with civic address of the building and all
relevant required information to show the presence of the Government of Nunavut.
Two flag posts with Canadian National Flag and Nunavut Flag could be considered to be erected at the site.
Scope of work Phase 1 and Phase 2
Provide the positive drainage away
from site by re-grading existing site and
where needed provide new gravel
Provide the corrugated 16”steel pipes
Steel posts with footing including
arrangement of hoisting two flags
Provide sign board in all the official
Development of parking area with all
the parking signs, bollards and rails etc.,
For 70 vehicles
City of Iqaluit, Zoning by-law 704, October 2010
DATA TABLE- Existing and new usage
GENERAL SCOPE OF WORK Phase 1
Note: the following scope of work is not exhaustive; it is a guide and should be interpreted accordingly with
drawings, reviews and other documents.
Interior walls to demolish
Interior remaining walls
IT mezzanine equipment
See specific architectural items
See specific mechanical items
See specific electrical items
Equipment - furniture
16 Closed offices
13m2 typical
Retrofit exterior walls
Existing remaining Interior walls
Metal Columns, beams, trusses
New Flooring Offices
Remove material according to the March 5,
2014 report and various class of material
Clean dust, degrease all surfaces
Remove drywall, insulation, studs
Remove drywall and insulation
Remove all drywall, insulation exterior
siding, doors frames and windows. (see
Technical Architectural review)
Remove paint surfaces or vinyl finish
Demolish all mezzanine
Maintain IT fibre optics termination physically protect during demolition
Remove non required doors.
Remove all existing mechanical systems
including sprinkler lines duct work etc.
Remove all existing electrical systems and
Remove insulation and applied membrane
Remove, relocate, store according to phase
1a and phase1b
RETROFITING - DESCRIPTION
Wood stud walls - TJI joist ceiling – Sound
Batt ceiling, walls - 45 minutes fire rating,
carpet flooring - wood doors 85% glazing
Typical CORCAN work stations
See - Part 2 Technical Architectural Review
insulation, interior drywall, vapor barrier,
exterior corrugated Galvalume metal finish,
Install (1.8mx1.8m) windows
Install exterior metal door and side lite and
Install cavity acoustical wool and new
Spray apply K-13 , 20mm acoustical
Office quality carpeting
See demolition plan &
post demolition plan
6 meter in height
Done by the owner
See floor plan A-1.3
Total area 205 m2
See A-2. A-3.0
Cost per typical 9.3m2
11 bays @ 30 m2/bay
See A-3.5 elevations
New Flooring public corridors washrooms
New Men Washroom - 20m2
New Women Washroom - 20m2
New Mezzanine – general
New Mezzanine – mechanical
1 entrance Vestibule
Exterior landing – universal access
See architectural Technical review
See mechanical Technical review
See electrical Technical review
See Civil Technical review
Washroom is planned for both phases of
the project - 175 occupants, ceramic finish
to wainscot, mirrors, seamless vinyl
Wood stud walls - TJI joist 250mm@400mm
5/8” plywood deck, carpeting - 45 minutes
rating – drywall - see structural loads
HSS columns – metal beams – metal deck
painted concrete 100mm slab – wall
structure 1 hr. rated, housekeeping pads
Provide air outtake at ground floor slab
3 standard WC -stalls
1 universal WC - stall
5 standard WC -stalls
1 Universal WC -stall
16mm Gypsum fire rated ceiling and walls
1 New galvanise metal landing, stair and
ramp – pile foundations
Rebuilt roof with new insulation and
membrane, rebuilt edge parapet, install
seam link with older membrane, provide
roof drains and mechanical air intake.
See drawing A3.0
See drawing A2.1
Saw cut slab 1.5m2
10 m2 See A-1.3
1700 m2 See A-2.5
Edge parapet 93Lm
Seam link 93Lm
GENERAL SCOPE OF WORK Phase 2
50 Closed offices
120 work stations
Closed support spaces
Remove, relocate, store
1 boardroom 35m2
4 meeting rooms 4x20=80m2
1 kitchen 30m2
1 gym 40m2
1 Photocopy room 20m2
Janitor 12m2
Shop – Boiler room overhead doors
275 Linear meters
Total area 650 m2
Provide suspended
acoustical ceilings and
46 bays @ 30 m2/bay
New Men Washroom - 10m2
New Women Washroom - 10m2
3 entrance Vestibule
Office shop separation and shop walls
1hr Fire rated walls – full height
45 minutes (doubles doors and frames)
See fire plan A-4.0
the project - 10 occupants, ceramic finish to
wainscot, mirrors, seamless vinyl flooring.
1 Standard WC- stall
Provide drainage 50mm culverts
Offices 2250m2
Shops 1000m2
30 m2 See A-1.3
5000 m2 See A-2.5
Edge parapet 2603Lm
Seam link 80Lm
Nunavut Arctic College Old Residences & Federal Building Repurposment Study - STANTEC March 2012
Design Development Report, Federal Building Office Retrofit, Iqaluit Nunavut, May 28, 2012
Real Estate Options Feasibility Study – STANTEC – Final Report February 14, 2014
STANTEC Mechanical and Electrical Review - March 2014
STNATEC Pre-Demolition Hazardous Building Material Assessment, Federal Building, March 2014
Hanscomb Cost Estimate, Phase 1 and Phase 2 – March 2014
Participating Team for this document
Eiryn Devereaux – CGS - Assistant Deputy Minister
Nelson Pisco P Engineer – CGS – TSD -Director
Gary Wong – CGS – TSD - Facility Planning Manager
Richard Carbonnier Architect – CGS- TSD, Senior Facility Planner
Kojo Kumi Structural Engineer – CGS –TSD - Senior Technical Officer – Acting Manager
Rana Ali Electrical Engineer - CGS - TSD, Senior Technical Officer
Daniel Essiambre Mechanical Technologist – CGS – TSD, Senior Technical Officer
David Aylward Architectural Technologist - CGS - TSD, Senior Technical Officer
Naeem Nughal Civil Engineer – CGS - TSD, Senior Technical Officer
Rick Moulton, P Mechanical Engineer – STANTEC
Kristen Smith, P Electrical Engineer – STANTEC
Hanscomb Quantity Surveyors
Jamie Gauthier - CGS Territorial Maintenance Manager
Paul Diamond – CGS Director Property & asset management
27" Hazelton SPECIFICATIONS
W ireless Retrofit Kit
Kramer Electronics Color Ring
Portals Retrofit Flashing, Small
Retrofit: Increasing the Efficiency of Pumps
null 12762779
Rev A Instruction Latch Installation