LSAC Administration Building
Project Status Update
LSAC updated their Administration Building Project Status Update on their web site today. Too bad they did not use the "Correct Date"!
Here we have another attempt to avoid the disclosure of the real Issues and what is being done about them.
Sorry LSAC, this still does not Update the Ratepayers the "True Status" of the "Heaving Floors", what was the "Cause" and what was done to "Rectify Them".
Yes Ratepayers, this is "NOW YOUR DEBT".
Why do we have a "NEW BUILDERS LIEN for $1,356,151.00"? Do you really think we have forgot about the "ISSUES"??
"LSAC Councillors Demanded the Answers"????
Here is LSAC's latest attempt to avoid the inevitable!
August 19, 2017
We are fully functional in the new Administrative Office, and we welcome the public to drop by for a tour. This facility is a vast improvement from the three aging offices previously occupied by County staff. It is a safe and healthy workplace and an accessible public facility that ensures adequate room to grow for many years to come. As well, the new Council chambers have been designed with additional public space to observe Council proceedings.
The total budget for the new Administrative Office was set at $11.7M. Budget numbers, when compared to all original invoices, preliminary show the total expenditures at $11.625M.
While there remain various items to purchase or build, we will budget for these items accordingly in future years. The intent with the overall budget was to provide for a fully-functioning office, which is what we have achieved.
Future projects include sidewalks; pavement from Highway 43; permanent signage adjacent to Highway 43; and related environmental improvements.
A complete budget vs. actual comparison will be released once all numbers are in.
To date, we have seen minimal cracking (which is typical for a new building), and we continue to work in stride with our contractor and design team to resolve deficiencies and determine remedies for long-term success.
During this shakeout period, we thank residents for their patience and understanding as the contractor and design team are given time to finalize.
We are fully functional in the new Administrative Office, and we welcome the public to drop by for a tour. This facility is a vast improvement from the three aging offices previously occupied by County staff. It is a safe and healthy workplace and an accessible public facility that ensures adequate room to grow for many years to come. As well, the new Council chambers have been designed with additional public space to observe Council proceedings.
The total budget for the new Administrative Office was set at $11.7M. Budget numbers, when compared to all original invoices, preliminary show the total expenditures at $11.625M.
While there remain various items to purchase or build, we will budget for these items accordingly in future years. The intent with the overall budget was to provide for a fully-functioning office, which is what we have achieved.
Future projects include sidewalks; pavement from Highway 43; permanent signage adjacent to Highway 43; and related environmental improvements.
A complete budget vs. actual comparison will be released once all numbers are in.
To date, we have seen minimal cracking (which is typical for a new building), and we continue to work in stride with our contractor and design team to resolve deficiencies and determine remedies for long-term success.
During this shakeout period, we thank residents for their patience and understanding as the contractor and design team are given time to finalize.
PREVIOUS POSTS
NEW BUILDERS LIEN $1,356,151.00 Filed By Casman on LSAC Administration Building
GOING TO COURT???
LSARA has been trying to obtain the "STATUS OF THE ADMINISTRATION BUILDING" and we have been told if we want it, we "MUST FOIP IT". "FOIP IT" we did and 60 DAYS LATER LSAC still has not released the information that we have asked for!!!It has been 99 DAYS SINCE THE LAST ATTEMPT OF AN UPDATE TO THE " Latest status reports, budget updates and more." ON THE LSAC WEBSITE!!
SORRY LSAC THE UPDATE YOU DID ON AUGUST 19 2017 DOES NOT CUT IT! IN FACT IT IS DOWN RIGHT EMBARRASSING!!!
UPDATE AUGUST 19 2017
"The County has completed its move into the new Administrative Office, and is now fully operational at this location. A complete budget vs. actual comparison will be released once all numbers are in."
WE WANT TO KNOW WHAT THE "ISSUES" ARE NOT JUST THE NUMBERS
WHY WON'T LSAC TELL US!!!
Well folks here is the latest "CAVEAT FILED" on the Buildings Title by the Prime Contractor Casman for a "NEW BUILDERS LIEN $1,356,151.00".
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| Click to View |
Contrary to what Administration has previously stated this is "NOT NORMAL" with a project such as this!!
Stay Tuned as we have been told this is going to "COURT". WATCH AS THE LAWYERS FEES COSTS PILE UP ON THIS BUILDINGS ISSUES!!!
REMEMBER THIS POST FROM MAY 26 2017
BUILDERS LIENS ON LSAC ADMINISTRATION BUILDING FLOOR HEAVING a "DISASTER"
May 26, 2017
BUILDERS LIENS ARE WHAT IS GOING TO CHAIN US UP IN COURT...
What builders liens you say? Well the ones that are registered on the New Administration Building!
Five of them that are noteworthy as they are NOT utility right of ways!
$2,415 owed for wages, $4,107 owed for wages, $6,540 owed for wages. Two for actual work done, $208,515 and an additional one for $173,568. The total of these liens is $395,055!!!
View Title at this Link Title on May 26 2017
How do we even begin to say we are on budget, on time with all the delays and now the court costs to deal with these liens. Whether they are legitimate or not, the onus is on the owner of the Property to have them removed by way of a court action. That costs MONEY!!!
In addition, we told you, the Ratepayer, that the floor was heaving.... now they are reporting, as of today that the issue exists in multiple rooms and that there is water UNDER the SLAB!!!!
In addition, we told you, the Ratepayer, that the floor was heaving.... now they are reporting, as of today that the issue exists in multiple rooms and that there is water UNDER the SLAB!!!!
LSARA had previously requested the geotechnical reports and they told us we would have to FOIP them to get them. This is public information, why should we have to put in a formal request that costs us money to request and money on the other end to produce. NOW WE KNOW WHY!!!!!
For an update and to hear about all the additional HOT TOPICS that we are working on, please join us at the LSARA Public Meeting May 27th at the Darwell Centennial Hall at 11 am. Tell your family, your friends and your neighbors. Hope to see you all tomorrow.
REMEMBER THIS POST FROM MAY 31 2017
FLOOR HEAVING ISSUE COVER UP !!!!! THIRD PARTY INSPECTION MUST BE DEMANDED!!!!
Lac Ste. Anne County has no idea what the real cause of the Floor Heaving is and wants to settle the issue with a Quick Claim Cover Up!!!!
Did they even consider the recommendations of the Project Manager to do core samples and if no Core Samples are done does that let the Project Manager and the Construction Company off the hook????
What will $16000.00 Fix and who came up with that Figure???
What is the Real Problem and How is it to be Fixed????
How will this building be Insured????
Who is making these decisions and are they to be held liable!!!!
Who did we vote for and What did the rest of our Councillors say????
LSARA Warned the Ratepayers and Now it is Critical that an Independent Inspection and Review is Properly Conducted!!!!
Unbiased Reporting By Joseph Quigley
By Joseph Quigley Mayerthorpe Freelancer
Wednesday, May 31, 2017
Lac Ste. Anne County is planning to pay one-quarter of the bill to fix the uneven flooring caused by heaving during the construction of its new administrative building.The County outlined if the cost is split between itself, the contractor, the project managers and the architect for the floor it will amount to each area contributing about $4,000 — representing 25 per cent of the total cost, to fix the flooring. Three of the four parties have agreed to the arrangement so far, according to a report from County administration during the May 25 council meeting.
The issue arose during construction, with moisture in the ground causing the soil underneath the build site to rise and tilt the floors in several parts of the building.
Coun. Wayne Borle asked why the County should pay any of the cost for the error during the build.
“We had project managers on our side of the fence working for us to make sure everything went well. So I don't understand why the County should pick up one dollar for fixing a problem in a new administrative building,” Borle said.
County manager Mike Primeau said nobody was taking full ownership of the what happened and it was a necessary measure to prevent a potentially lengthy legal battle.
“The building is wonderful, it's a beautiful build. Yes, this is an issue we had to deal with and we dealt with it,” Primeau said. “The alternative was it sits empty for five years as we battle in court over $16,000.”
Primeau added that capital budgets have contingencies should issues like this arise and the project is still expected to be completed under budget, including approximately $500,000 of changeovers during construction.
“Even with that amount, we're under budget,” Primeau said. “We've learned a lot but we're here today and we're going to have a building and it's going to (last) 50 plus years.”
Council voted unanimously to receive the report for information. County administration expects to move into the new building mid-June.
REMEMBER THIS POST FROM MAY 30 2017
Straight from the LSAC Web Site
Administration Office Information
The County's New Administrative Home
Lac Ste. Anne County Council acknowledged the need to build a new administration office. Since that time, Council and staff have been touring other municipal offices to learn what's worked and what hasn't. They listened to suggestions during those tours, hired experts to help guide the process, manage the project, and develop a design that meets the County's growing needs.On September 15, 2015, Council approved funding for the new administration building. Approximately 80% of funding will come from grants. The balance is from money already saved for this project. The estimated construction cost of the building is $8.3 million. The total estimated project cost is $11.7 million.
Project Status Updates May 26, 2017
The project is still working towards a completion of May 31, 2017. However, it was decided that the substantial completion and the final completion inspections will not be done until the floor issue has been resolved. All parties involved are currently working on fixing the issue which may cause some delays on handover. Casman is now setting up commissioning, testing and inspections. With regards to the finishing Casman is working on wrapping up final touches and should be completing all the work toward the end of May. The expected move-in date is mid to late June.Construction Status
Casman has confirmed that they are aiming to have all the work completed by May 31, 2017
WITH THE EXCEPTION OF THE UNEVEN CONCRETE FLOOR ISSUE!
At this time the construction activity status is as follows:
All major construction materials are on site
Interior wall framing is complete
Drywall installation complete
Mudding and taping is nearly complete (approx. 98%)
Painting work is nearly complete including the vault (95%)
Millwork has been substantially installed (approx. 98%)
Majority of Flooring has been installed i.e. carpet, tiles and polished concrete (approx.98%)
Acoustic ceilings grids and tiles are nearly complete (95%)
Window and Glass installation is nearly complete (98%)
HVAC and the Mechanical equipment is in place (95%)
Testing/commissioning/balancing to start week of May 15th
Electrical work is in progress – Delayed due to disagreement between Casman and Electrical sub – Light fixtures are currently installed except bee hive lights which have arrived onsite (approx. 80%)
County’s contractors for the new Fire Protection system near complete (approx. 96%)
County to coordinate AV equipment and installation for the Council Chambers
Backup Generator installed. Connection to the building pending
Tie-in for the Fire protection system to be determined (extra design work)
Pending Decisions/Issues
Uneven Floors:
There are numerous offices where the flooring is uneven. The concrete floor either slopes down towards the exterior of the building or has a hump in the middle of the room.
Further investigation revealed that there is water under the slab which has caused the high plastic clay to heave. There are two likely reasons for the water, the site grading not completed or maintained properly in some areas causing the water to flow toward the foundation, or the downspouts are not discharging water further away from the building as should have been designed and constructed based on the geotechnical report.
Based on the geotechnical report, the site grading was to slope away from the building which was not the case as observed in some areas and the downspouts were to be at least 3m away from the building which is not how it has been designed.
Colliers Project Leaders provided recommendations (May 12) to possibly prevent further water infiltration and relieve the pressure from under the slab.
However, it is recommended that cores will be required to determine how much further the sub-grade will settle before repairing the floors.
County to confirm if they want to proceed with coring.
Fire Protection System:
County is currently working with own contractors to have this scope delivered prior to project completion as it is a critical component of occupancy.The county has made good progress on this work and is nearly complete.
The tie-in design was not in A&E’s scope and have requested additional fees, however a breakdown has been requested for the fee proposal.
Furniture:
The County will procure furniture. The County will coordinate delivery with Casman, once substantial completion is obtained. All the power requirements have been coordinated and Casman is proceeding with the changes.
A/V Systems:
County awarded the AV systems and will be coordinating the work.The County A/V company will work with Casman’s electrician to complete this. No further action required.
Schedule Delay:
Casman has now indicated a final completion/move-in date of May 31, 2017.
However, they are having a disagreement with the second electrical sub that was brought on board. Casman has brought onboard a third contractor and the work is ongoing.
Another Lien was filed by Ryfan (2nd contractor) in the amount of $172,000 which will be dealt with by Casman. Casman has indicated that they have a plan to take care of all Liens prior to building occupancy. An update to follow.
Budget
The project is currently on budget and the forecast is positive.
Total Project Budget: $11,729,663Total Committed Cost: $10,053,325
Original Construction Value: $7,953,604.81
Revised Construction Value: $8,507.009.58
Total Contingency Remaining: $739,639
Forecast Cost at Completion: $10,930,023
Approved Change Orders: $553,404.77
Risks
The following are the major risks that are being monitored at this time:
Schedule Delays:
Overall the progress on site has been slow.
The progress claims justify this slow progress in terms of completion of work per month. The percent completion of some of the items has been slower than what Casman had provided in the schedule.
Mitigation:
Work with the contractor and architect to resolve any issues in a timely manner and only pursue changes that will not affect the critical path of the schedule.
Design Coordination:
Some of the responses from A&E have not been coordinated to include all sub consultant reviews and have caused confusion on site.
At this time, it is important to provide clear responses and have resolution on any issues.
Mitigation:
The frequency of the Site Owners meetings has been increased, to ensure that the issues are being resolved and the work is progressing in order to meet the schedule.
In addition, we are increasing the regular communication, and the timing of that communication, to help ensure all responses are clear to all parties involved, in a timely manner. Recent RFIs and queries have seen a same day response and this type of response time will be the plan until project completion.
CALL ANY OR ALL COUNCILLORS TO DEMAND THE ANSWERS AND MAKE SURE THEY KNOW HOW YOU FEEL - ENOUGH IS ENOUGH
- Phone: (780) 937-5360
- Phone: (780) 967-3073
- Phone: (780) 786-4290
- Phone: (780) 785-2095
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