Dorset garage insulation problems to be fixed next yearBy 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.