Questions about the structural integrity of Langford鈥檚 tallest residential rental building prompted the city on Wednesday to offer temporary accommodation to all residents who feel unsafe.
The City of Langford has commissioned an independent review of the 11-storey concrete building called Danbrook One, at 2766 Claude Rd., in the city鈥檚 downtown. Of the 90 mostly one-and two-bedroom units in the building, 86 are occupied.
鈥淚f there鈥檚 a problem, then Langford will take the lead on it, and, fortunately, we are prepared for moving nobody or moving the whole building,鈥� Langford Mayor Stew Young said on Wednesday evening. 鈥淚鈥檓 prepared for any action.鈥�
Residents interviewed Wednesday were taking a wait-and-see approach.
City representatives were in the building鈥檚 lobby to inform residents about their accommodation options, which include free temporary hotel accommodation provided by the city, and assistance to move to alternative rentals. The city said it has identified a new rental property in the neighbourhood that鈥檚 ready for occupancy.
Bob Breuker, who has lived in the building since June, said he is staying put for now. 鈥淚 think the report is coming out on Friday and I think I鈥檒l wait until then because there鈥檚 a lot of stuff to do with moving out,鈥� he said. 鈥淵ou鈥檝e got to get a mover, which will be taken care of, apparently.
鈥淚 don鈥檛 think we should panic, we should see what鈥檚 going on.鈥�
Micheline Saviskas, who also moved in in June, said she felt better about the situation after speaking to a Langford representative. 鈥淗e鈥檚 reassured me that the city will be fully on their case to get whatever is the issue rectified, so that鈥檚 the main thing,鈥� she said. 鈥淏y finding this out, in a way it鈥檚 somewhat reassuring 鈥� stressful at the same time.
鈥淏ut as long as things are dealt with properly and they make it safe, then we should be fine.鈥�
Saviskas said she is staying put. 鈥淚 don鈥檛 have the energy to move again.鈥�
The building was completed this year, built over 18 months by Design Build Services, which has many projects in the city. The building is owned by Centurion Property Associates.
The Engineering and Geoscientists of B.C. first told the city in April that it had received a professional conduct complaint regarding the project.
The city initiated a third-party probe after it was notified Dec. 3 by the association that an internal review related to the building鈥檚 鈥渟tructural design and as-built structure鈥� revealed sufficient evidence to launch a formal probe through an Engineering and Geoscientists of B.C. investigation committee.
鈥淭he concerns raised and reviewed internally by the EGBC bring into question whether the building鈥檚 structural design and as-built structure meet engineering requirements and whether the building鈥檚 structural design and its as-built structure are sufficient to mitigate risks to health and safety,鈥� said the city in a statement.
It might boil down to a disagreement between two engineers, said Young. If, for instance, changes were made during the building鈥檚 construction, those might have to be reviewed, he said. 鈥淭here may be no issue here if the engineer who signed off provides all the drawings.鈥� Conversely, 鈥渢hat鈥檚 our first concrete building and, if an engineer made a mistake, they have to fix it.鈥�
Preliminary results from a third-party report commissioned by the city have given it reason to heed the Engineering and Geoscientists of B.C.鈥檚 initial concern, the city said, but the investigation is not expected to be completed for another few days. The city said it does not yet know the magnitude of the problems.
鈥淚鈥檓 prepared for the best- and the worst-case scenario,鈥� said Young. 鈥淲hatever happens, we will find a solution and we鈥檙e not going to put our head in the sand. We will own it. We will deal with it. We will fix it. And we will make sure that the residents there are not put out.鈥�
The best-case scenario is the building is deemed by engineers to be structurally sound or as needing minor structural fixes that can be made without tenants having to move out.
The worst-case scenario is that it is at risk of falling over or collapsing in an earthquake, Young agreed.
City councillors voted Tuesday night to move immediately to accommodate residents who choose to move.
Young said he didn鈥檛 sleep Tuesday night.
鈥淚鈥檝e been working on it since last night and I said: 鈥極K just notify the people, we can鈥檛 wait for the report to come in,鈥� 鈥� said Young.
鈥淲e have enough buildings in Langford. We can move that whole building if we have to.鈥�
Langford is known for the rapid pace of its development, but Young said that growth rate is due to zoning, and the structure of buildings is the domain of engineers, not the city. The building was signed off by an engineer when it was completed.
The city said under its legal regulatory framework 鈥� the same for all municipalities in the province 鈥� 鈥渙ur staff rely upon the project engineer鈥檚 professional stamp of approval, which affirms that their engineering designs as presented and executed abide by all of the requirements under the Engineers and Geoscientist Act.鈥�
The city said it has a 鈥渓egal and moral obligation鈥� to notify all concerned and offer alternate accommodation for those who wish to leave the building until the final reports are in.
Building owner Centurion Property Associates is co-operating with the city and through its building manager will assist tenants who wish to relocate.
Centurion, which owns six rental buildings in the capital region, including four in Langford, will assist residents who choose to relocate. The city said it will also assist with moving expenses when co-ordinated with city-designated movers.
Matthew McKay, co-owner and development manager with Design Build Services, could not be immediately reached for comment on Wednesday evening.
The city said Design Build Services鈥� other construction projects in the city are wood-frame and have no relation to the current investigation.
City staff were stationed in the lobby of Danbrook One from 2 p.m. to 9 p.m. Wednesday and will be on site 7 a.m. to 9 p.m. today and possibly more days this week.
鈥淚 want people to know Langford is there,鈥� said Young.
City staff are also available by email at [email protected] and by phone: 250-857-0314.
