LUC Reno Team Construction Update April 8, 2020

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Construction Update – April 8, 2020

Good Morning. We would like to share with you an update on the renovation construction project, the budget status as well as show you some pictures taken during the week of April 1, 2020.

Construction

Generally, the construction is proceeding well. The trades, in the main, have voluntarily continued to work onsite daily. However, on April 6th the Government of Ontario announced the shutdown of many non-essential construction sites, including Leaside United Church (LUC), for a minimum of 14 days. This construction pause will mean workers will not be present onsite for at least the next 14 days.

Below are some of the key highlights and progress made:

  • The gymnasium flooring (including sports lines) and ceiling are now completed.
  • The downstairs kitchen is 75% complete with a new tile floor, dry wall is close to completion and the lower kitchen cabinets are scheduled to arrive this week.
  • The deep sink, designed for flower arranging, in the main floor kitchenette has been installed.
  • The water problem in the basement gym, kitchen and other basement areas has been addressed.
  • The downstairs washrooms have been dry-walled and have the floor tiling in place.
  • In the downstairs large gallery area, beside the auditorium and main kitchen, all wiring, electrical and ceilings are being installed.
  • Wiring has started for a modern Audio/Visual system to improve the sound system and our ability to better use visual affects

Looking ahead to when the construction pause is over, we currently expect:

  • Work will start in the boiler room in early May (after the construction pause) when the boilers and main hydro service are delivered and installed. The timing of this construction phase has been moved forward as a result of the Church being closed.
  • The complete church basement was targeted to be finished by the end of June.
  • The City of Toronto offices are closed so we are unable to obtain any revised or additional licenses, permits or site inspections.
  • Mrs. Parks Nursery School will tentatively restart at the beginning of May at the same time as Toronto District School Board (TDSB) schools. If the TDSB schools are delayed (as anticipated) there may be no nursery school in May or June. The owner, of Mrs. Parks School has announced she will retire at the end of June 2020. LUC is presently negotiating with another nursery school who will potentially rent this space starting in September 2020.
  • The Hearth Room will be out of commission in May when the boilers will be installed as the boiler room is below the Hearth Room. The boilers will require new venting which will cause some modifications to one of the Hearth Room walls.
  • In late April/May demolition of the sidewalk and ramp will commence depending on the construction stoppage. The alternative entrance will be on the Millwood side closer to McRae.
  • These are the new gender-free washrooms being constructed downstairs in the storage area we fondly called Bob’s Office.
  • New downstairs kitchen under construction. Floor tiling and cabinets going in next. Notice the physical distancing !!
  • New gymnasium  floor and ceiling completed
  • Here is an architect’s sketch of the new front entrance. Notice the striking glass enclosure, the new ramp and steps as well as the paving stones and space for some shrubs and greenery.

Budget Update

The budget challenge is that at the end of this renovation project we wish to have a building which our members and community will be proud of, yet, because of the physical condition of the building much of the focus has been given to needed maintenance and government directed accessibility enhancements. This is evident in the need to update and replace deteriorating facilities, rooms, ceilings, floors, boilers, etc. to meet todays’ building and fire safety guidelines. For a number of reasons, very little renovation or maintenance has been done in 30 to 40 years or more. The renovations will indeed improve the two kitchens, gym, sanctuary, boilers, wiring and plumbing. As is typical with many construction projects, we have had a number of surprises – that we continue to deal with every time a wall is taken down or floor lifted – for example, water in the basement has required us to readjust our budget.

We continue to look for cost and expense reductions and expect to need to make more compromises as we proceed. Let us repeat that our biggest concern is getting good value and utility, however, still have a building that everyone will be proud of.

On October 16, 2019 the LUC Church Council approved a budget projection of $3,107,500. To try to match our budget we have made a number of refinements to the original building project scope and budget as follows:

  • The exterior landscaping project has been reduced.
  • The newly planned larger elevator has been eliminated from the budget for at least three to four years. Fortunately, we plan to commission an excellent company to repair the existing elevator to allow dependable continued operation with floor calling ability. It will continue to be the same size in the same location.
  • New signage on the church lawn will be eliminated from the construction budget.
  • Despite various budget reductions we still anticipate an overage of approximately $350,000. A new fundraising team has been initiated to develop plans to raise these additional funds in the next two to three years.

We wish to thank you for your continued support, understanding and patience as we proceed.

Your LUC Building Project Team Jim Miller and Fraser Holman (Leads), Ann Fraser, Anne Raby, Brenda French, Graham Lute