Dorset garage insulation problems to be fixed next year
By Sue Tiffin
The following are brief reports of items discussed during an Oct. 3 meeting of Algonquin Highlands council.
Moisture-related
issues due to inadequate insulation were the topic at Algonquin
Highlands council again on Oct. 3, when operations manager Adam Thorn
reported damage caused by a leaky roof at the Dorset public works garage
on Kawagama Lake Road.
“Following an investigation of the roof
sheeting, it was determined that the roof was in good working order,
with no opening to allow water into the building,” reads his report.
“Large amounts of water were also found laying inside the insulation
which caused substantial visual bulges in the ceiling insulation and
multiple leaks throughout the building over this past summer.”
The issue is similar to one that occurred earlier this year in Hangar D, a large commercial hangar at the Stanhope Airport.
“The
insulation blanket system used for this building is essentially a
basement blanket wrap, very similar to the insulation removed from
Hanger D at the airport,” reads the report from Thorn. “The problem is
that all insulation allows heat to penetrate at different rates
(R-Value) however; the main issue with this application is that the
blanket system is not actually applied directly to the substrate (in
this case, the metal roof). With the total surface area of the ceiling
being so large and the fact that the insulation is hanging below the
substrate, a condensation or dew point occurs. The space created between
the two, is an air gap where warm air is penetrating from the interior
heated side and cold air is coming from the frozen steel side or
vice-versa, hot steel roof and cool interior.”
It was recommended
by an insulation company that the existing insulation be removed before
more damage can occur or before mould begins to grow.
“Once
removed, the substrate will be inspected to ensure that primer is not
required on the steel followed by a spray foam application directly to
the steel roof,” reads Thorn’s report. “Once the spray foam application
is completed, a fire-rated paint coating is to be applied. This would be
the same application that was completed at the Airport in Hanger D.”
The
work is estimated to cost $100,000 plus applicable tax. Thorn
recommended that due to impending cold weather, the tender for removal
of the insulation, reinsulation with spray foam, and fire-resistant
application be done in 2019, with the start date of the project being
spring 2020.
Councillor Jennifer Dailloux questioned the health
and safety implications for those working in the building. Thorn said
the situation was being monitored but that there was not a current
concern. “Postponing it until next year when the weather’s nicer isn’t
going to be a terrible thing for us,” he said.
Guide rails to be installed
The
replacement of guide rails at North Shore Road and St. Peter’s
intersection at the bridge, and also on Stanhope Airport Road bridge is
expected to begin at the start of November.
Tulloch Engineering
Inc. had previously conducted detailed visual inspections of
municipally-owned bridges and culverts in the township and had
recommended repairs. Though staff contacted three contractors in seeking
out an estimate to replace guide rails, one contractor advised they
were booked until the end of the year, and another didn’t respond. The
third vendor offered an estimate of $25,581 plus tax for the project,
which was budgeted at $31,000.
“Unfortunately once again, given
the time of year, it’s starting to close in on some contractors, so I
was able to get a cost from one company that would be able to complete
the work this year,” said Adam Thorn, operations manager, in explaining
the sole-source procurement.
“Well, sometimes sole source is the only way to do things,” said Mayor Carol Moffatt.
Making use of space
Councillor
Jennifer Dailloux said there had been discussion at the Oxtongue Lake
Community Centre committee meeting held in September on how to best make
use of the lower level of the community centre, potentially repurposing
the underused space into a lounge with “comfy couches and comfy
chairs.”
Dailloux said the possible project is a work in progress.
“I like the idea that we’re now thinking about the total use of the building rather than just the upper use,” she said.
Snowball admission fee change
The Dorset Recreation Committee Snowball Winter Carnival admission buttons will increase from $3 to $4 in 2020.
“Cost of living,” explained Councillor Julia Shortreed. “It’s been $3 forever.”
The 30th annual festival takes place in February and generally includes a wide variety of winter fun activities and events.
