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Expansion set for Alberta’s Red Deer Polytechnic

Alberta is investing $12.9 million to expand the Centre for Innovation in Manufacturing Technology Access Centre (CIM-TAC) at Red Deer Polytechnic (RDP).

CIM-TAC is an applied research and innovation centre that gives companies access to prototyping and manufacturing equipment, along with a multi-disciplinary team that helps turn ideas into market-ready products.

Employers in the province are increasingly seeking talent with the skills required to work in advanced manufacturing. Construction will begin in early 2025 and will increase the centre’s applied research, education and training capacity.

The expanded CIM-TAC will eventually offer work-integrated learning opportunities for about 450 post-secondary students and training through workshops and events to an additional 2,000 students annually by 2030. More than 500 junior and senior high school students will also take part in dual credit programs at the CIM-TAC.

“The funding to expand RDP’s CIM-TAC is an investment that will allow Alberta companies greater access to the tools, technology and next generation of skilled talent that will allow our industry to solve real-world challenges, develop better products and ultimately increase productivity,” said Darryl Short, CEO of Karma Machining and Manufacturing, and president, Karma Medical Products.

IESO seeks Indigenous energy project proponents

Ontario’s Independent Electricity System Operator (IESO) has opened a new envelope of funds with $15 million annually to assist Indigenous communities and organizations with energy planning, infrastructure development and ongoing energy management. For 2024, eligible candidates have until August 30 to apply for grants in three categories, broadly defined as: capacity building; economic development; and energy resiliency and monitoring.

Available grants will generally max out at $250,000 for capital expenses related to renewable energy projects or pilot projects that demonstrate innovative technologies and/or project delivery approaches. However, four specified “remote” communities — Fort Severn First Nation; Kiashke Zaaging Anishinaabek First Nation (Gull Bay); Weenusk First Nation (Peawanuck); and Whitesand First Nation — are eligible for $500,000.

Funding in smaller amounts is also available to subsidize: community engagement; enrollment in skills training and certification programs; hiring of a dedicated energy management specialist for a three-year term; and various studies, plans and regulatory diligence procedures that may be required ahead of a renewable energy project.

“The objective of the Indigenous Energy Support Program (IESP) is to promote broad equitable participation in Ontario’s electricity sector by First Nation and Métis communities and First Nation and Métis organizations by supporting community capacity building, including energy planning and access to project partnerships and development, as well as the building of energy knowledge, awareness and skills related to energy projects,” the IESO’s program guidelines state.

Earlier this year, the IESO also more than tripled the maximum funding available through its retrofit program for commercial and public facilities in on-reserve First Nations communities. Up to $330,000 worth of installed energy-efficiency upgrades are now on offer, along with a complimentary energy assessment, audit and benchmark report of up to 15 facilities of the Band Council’s choosing.

Band Councils in 103 specified on-reserve communities that are connected to the provincial electricity grid can apply. First Nations participants can opt for third-party project management for straightforward installation of specified products and equipment, including lighting, lighting controls, smart thermostats, window air conditioning units and vending machine controls, or they can choose to oversee the projects themselves with support from one of the IESO’s designated partners. The latter approach provides flexibility for more complicated retrofit projects in water and wastewater treatment facilities, arenas and street lighting.

Alberta proposes new tools to accelerate housing development

The Government of Alberta has proposed amendments to the Municipal Government Act (MGA) to support the construction of affordable and attainable housing. If passed, the Municipal Affairs Statutes Amendment Act (Bill 20) will exempt non-profit subsidized affordable housing from municipal and education property taxes. The changes to the MGA will also enable municipalities to offer multi-year residential property tax exemptions to encourage more housing development.

“The need for affordable housing has never been greater and it is up to all levels of government to do what we can to meet this urgent demand,” said Ric McIver, Minister of Municipal Affairs. “The changes we’ve made, and that we plan to make, are steps in the right direction toward improving housing availability for all Albertans.”

While the Community Revitalization Levy (CRL) program is already used to help neighbourhoods reach their development potential, Alberta is seeking to expand the criteria to spur additional housing development. If the Bill 20 passes, municipalities will be able to support the capital costs of privately-owned affordable or attainable housing, such as office-to-residential conversions, as long as the development is appropriate for the area and will lead to more homes.

“Mid-sized cities are among Alberta’s fastest-growing communities,” said Jeff Genung, Chair, Alberta Mid-sized Cities Mayors’ Caucus and Mayor of Cochrane. “Addressing the challenge of building more affordable homes for Albertans is one of our biggest priorities, and we welcome efforts to increase the housing supply. We look forward to working with the province to ensure that all municipalities, regardless of their size, are included in the development and rollout of these housing policies in a manner that works for our communities.”

City charter updates

City charters are in place to help address the unique needs of Alberta’s two largest cities, Calgary and Edmonton. The Province of Alberta is proposing the following updates to limit the potential for barriers to affordable housing projects in these jurisdictions:

  • removing inclusionary housing provisions that have not been used by either city and could cause housing supply to decrease while potentially increasing costs of new homes;
  • removing bylaw-making authority for cities to require energy efficiency standards that are more stringent than Alberta’s building code, as this could drive up construction costs; and
  • clarifying the rules for off-site levies to ensure transparency and accountability.

“Changes to city charters restore critical levels of transparency and accountability to the governing rules and municipal authorities that affect housing in this province’s two largest markets,” said Saheb Dullet, director of government relations, BILD Alberta Association. “These changes support housing affordability and provide industry with certainty and predictability provincewide to build attainable housing for all Albertans as our province continues to grow at a record-breaking pace.”

For more on Bill 20, visit www.alberta.ca/release

 

RentSafeTO program includes heftier fines

Toronto’s RentSafeTO bylaw enforcement program has introduced several changes since its inception in 2017 to improve how rental buildings are pro-actively maintained. The most recent round of changes, approved by City Council and announced May 8th , include a more comprehensive evaluation process and greater consequences for non-compliant landlords.

“The redesign will create a more comprehensive tool that will prioritize issues that have a greater impact on the health and safety of tenants, as well as ensure ongoing violations and issues of non-compliance factor into a building’s evaluation score,” the City said.

As part if the program, bylaw enforcement officers conduct building evaluations using a tool to measure how well a building complies with rules. Apartment buildings that are three or more storeys and 10 or more units are required to register. During evaluations, city staff will inspect common areas, mechanical and security systems, parking and exterior grounds. Evaluation scores are then posted on the RentSafeTO interactive web page and the results will determine if action is needed.

In the past, all buildings registered with RentSafeTO were evaluated at least once every three years at no set frequency. Under the revamped regulations, they are evaluated once every two years to simplify scheduling, better allocate staff resources, and improve service delivery. Non-compliant properties will be targeted for inspections, with increased fees for landlords found in breach of city rules. This includes properties found to be substandard, owners that don’t address complaints sufficiently or complete the required remedial work within two consecutive months.

Cases such as these could lead to on-site visits by municipal personnel to further collect tenant complaints and conduct resident outreach initiatives at a cost of $2,900 to the owner. In extreme cases, the City may hire contractors to complete the necessary repairs and charge those costs to the owner’s property tax.

 

Calgary investing $800M for construction work

City of Calgary is investing more than $800 million in parks, streets, public transit and city recreation and operational facilities during the 2024 construction season.

Come of the projects for this season include:

  • New outdoor sports fields at Rocky Ridge Athletic Park: The park includes two new outdoor multi-use artificial turf fields, washrooms, parking and field lighting. It’s a $24 million investment that will be underway starting in fall of 2024.
  • Upgrades to Calgary Soccer Centre: It will be accompanied by a new attached building with change rooms and washrooms. It’s a $28 million investment, which will be underway between spring 2024 to spring 2025.
  • More ice rinks at Glenmore Twin Arena: A new twin-ice arena that will replace the aging Stu Peppard Arena. It’s an $85.6 million investment, which will be underway from fall 2024 to summer 2027. Stu Peppard Arena will remain open until the Glenmore Twin Arena is complete.
  • Upgrades to Sandy Beach Park: Installation of a new paved entrance, adding parking spaces, and upgrading water utility connections, including drought-resistant landscaping and pathway connections. It’s estimated to cost about $6 million and is expected to be under construction from summer 2024 to late 2025.  
  • Upgrading Calgary’s streets: More than 100 upgrades to existing streets across the city through the Various Street Improvements (VSI) Program, including intersections, traffic calming, sidewalks, pathways, and transit facilities. It’s an approximately $10 million investment for safety and operations improvements, scheduled to be underway during the 2024 construction season.
  • Keeping Calgary’s streets safe and accessible with new pavement: Rehabilitation of nearly 400 lane kilometres of roadway this season. Thanks to an increased investment from council in 2023, the program will be investing approximately $50 million to rehabilitate 20-30 per cent more pavement than last year.

“City infrastructure supports everyone who calls Calgary home, as well as those visiting from around the world,” said Michael Thompson, general manager of Infrastructure Services. “The improvements we have planned for this year will make it easier to live, play, and get around in the city. It will help keep our city healthy, clean and safe; and it will make our communities more vibrant and welcoming.”

Managing moisture and mould

In the vast and varied skyline of commercial buildings, mould growth can be lying in wait as a serious and potentially health-threatening issue. Whether it originates from a slow leak that’s gone unnoticed or water damage not fully remediated, mould can be lurking behind walls or under floors, waiting for the ideal conditions to flourish. Fortunately, this is a problem that can be solved, removing the threat to the structural integrity of the building and the well-being of its occupants.

Mould remediation is often not a do-it-yourself job as mould spores can travel once disturbed, making the damage exponentially worse. When faced with the challenge of mould growth and its detection, innovative solutions are essential, where industry experts use a combination of tried-and-true methods, cleaning products, and technologies to address each situation.

Armed with this comprehensive guide, facility and maintenance managers will be able to take steps to reclaim your commercial space from this subtle, dangerous threat.

Understanding mould growth

Mould growth relies on the right set of environmental factors, including humidity and moisture levels. Humidity levels above 60 per cent and moisture content exceeding 17 per cent do indeed create a perfect stage for mould to develop, however, temperature also plays a crucial role. Warm temperatures ranging from 20˚C to 30˚C are considered ideal for the growth of most moulds, although some moulds possess a great amount of adaptability, still able to flourish in cooler climates with prolonged exposure.

The lifecycle of mould growth can be explained in four stages:

  1. Spores alight on surfaces, finding a host or home for the next stage.
  2. The spores then begin to grow and form a filament-like structure.
  3. These filaments intertwine to create visually arresting colonies.
  4. Finally, mould starts to grow and reproduce.

It’s a spectacle where environmental conditions, nutrients, organic matter, poor ventilation, flooding, or dampness come together either to fast-track or impede its spread and growth.

The first sign or indication of mould infestation is often a musty odour. However, signs of potential mould issues can often be noticed visually as well. Recognizing signs of black spots, white tendrils, green splotches, or brown patches is the first step in identifying mould beneath the surface.

Mould can take hold and start to grow and spread almost anywhere, but areas like bathrooms, workplace kitchens, and air conditioning systems are often the most common areas, along with leaky roofs or damp underbuilding storage rooms.

 The risk of mould in commercial buildings

 As mould silently proliferates, the health of the building’s occupants can be affected. Mould spores can cause a variety of health issues including allergies, asthma, respiratory diseases, and infections, with long-term exposure potentially leading to eye irritation, fatigue, and skin rashes.

Mould infestation isn’t just a health concern, though. It is a potentially legal and financial situation waiting to unfold. The stakes are high: property devaluation, spiralling remediation costs, and potential legal liabilities under negligence laws. The ramifications are far-reaching, and the consequences, if not met head-on, can lead to extensive financial and legal implications.

So, when should you call in the experts? According to Health Canada, an area of mould is assessed to be large if a single patch measures more than three square metres. For areas of this size and larger, a qualified technician is recommended for safe and efficient removal, including a professional assessment to determine why the mould is there in the first place.

Preventative techniques to impede mould growth

When taking a proactive approach to mould, moisture control emerges as a primary source of prevention. Regular inspection and maintenance can go a long way toward deterrence. Identifying and repairing leaks, managing humidity, and ensuring proper ventilation in vulnerable areas are critical. As well, proper ventilation acts as a shield against moisture, so employing tools like dehumidifiers, especially in damp areas of the building, can be a pivotal step in stopping mould before it has a chance to begin.

Choosing the right building materials can also provide substantial protection against mould’s advances. Opting for materials resistant to moisture and mould, coupled with meticulous cleaning and maintenance, is a proactive defence strategy. Replacing damaged tiles and carpets might seem routine, but it’s a crucial manoeuvre in the battle to deter mould.

Cutting-edge mould remediation techniques

Early detection is still the strongest ally when it comes to mould growth. From air and surface sampling to molecular diagnostics and moisture detection tools, precision is key. Infrared cameras and moisture meters are highly helpful tools for mould detection.

Mould remediation isn’t just a cleanup; it’s a strategic operation. Containment, isolation, and meticulous removal with environmentally friendly agents are the most common tactics used today. Here are some of the most progressive and industry-acknowledged tools to consider for your arsenal:

 Filtration that integrates High-Efficiency Particulate Air (HEPA) filtration systems capture airborne mould spores before they can disseminate through the building.

  • Implementation of negative air pressure strategies helps to stop mould growth.
  • Hydroxyl radicals and ozone generators work to purify air and eliminate odour.
  • Sophisticated antimicrobial treatments can be applied during the remediation process to inhibit the regrowth of mould, as long as the treatments comply with industry standards and safety regulations.
  • Adoption of biocide fogging techniques provides expansive coverage in large commercial spaces. This method ensures thorough disinfection of affected areas, minimizing the risk of residual mould.

 The next step

The solution to the mould challenge cannot truly be answered without thorough scrutiny. Clearance testing and regular monitoring post-remediation provide final assurances. Independent assessors bring an unbiased lens, ensuring that no lingering spores have escaped notice. Regular inspections are the most effective way to prevent mould infestation. Plumbing, roofing, and HVAC systems require periodic check-ups to ensure there are no water leaks and, consequently, mould growth. One should not overlook the building envelope, moisture-resistant materials and vigilant sealing, as these too are extremely helpful in deterring moisture from beginning in the first place.

RELATED: Going digital with diagnostics

When it comes to the battle against moisture, this arsenal of preventative and remediation techniques transforms the narrative. It’s not just about reacting; it’s about developing a plan that strategically prevents mould’s subtle encroachments.

 A final note

Early detection emerges as vital, prevention as essential, and cutting-edge remediation strategies as crucial. These tactics work together to prevent and eliminate mould growth, safeguarding commercial buildings and the people within. Armed with awareness, knowledge, and innovative strategies, our commercial custodians are the first defence in the maintenance of a healthy and safe environment.

Daniel Loosemore is chief of sales and operations at ServiceMaster Restore Canada. He and his team support over 70 franchises, delivering emergency disaster restoration services from coast to coast. To find out more, visit ServiceMasterRestore.ca.

Clean washrooms tapped to be employers’ duty

Proposed amendments to Ontario’s Occupational Health and Safety Act (OHSA) would make employers responsible for the cleaning regimen in workplace washrooms. The newly tabled Bill 190 includes a package of changes and updates to provincial labour and employment laws, which also address apprenticeships, credentials for internationally trained professionals, injury and harassment prevention and job posting and hiring processes.

New requirements related to washroom facilities are proposed for two sections of the OHSA: specifically for construction sites; and for workplaces in general. In both cases, employers or construction contractors would be required to ensure that washroom facilities are “maintained in a clean and sanitary conditions” and to keep and maintain records to demonstrate compliance. Future regulations will spell out what that will involve.

“If passed, Ontario would be the first province in Canada to require a record of cleaning in its health and safety legislation,” the provincial government’s summary of the proposed legislation states.

Public consultation on all the proposed OHSA amendments is now underway and open for online feedback until June 10. An analysis of the potential new costs for employers to comply with record-keeping requirements is promised as part of the development of the regulations.

Plastic chemicals face growing scrutiny

The use of plastic in the built environment is an increasingly pressing issue affecting human health and the biodiversity of the planet. The impacts of chemicals on occupants across live-work-play settings stretches far beyond the four walls of a building and into surrounding communities. This occurs at the beginning of a material’s life cycle, right through to its end of life.

Environmental experts relayed some overwhelming statistics during a recent online discussion, hosted by Habitable, formerly the Healthy Building Network. Their advocacy comes as negotiators from around the globe seek to form an international treaty on plastic pollution.

The United Nations Environment Assembly adopted a resolution on March 2, 2022, to end plastic pollution by 2040. The treaty process is expected to be completed by this December.

“There are negotiations going on right now and there are obligations on the table to address plastics throughout their life cycle, starting with a call for production reduction,” said Bethanie Carney Almroth, a professor at the University of Gothenburg. “We need to bring down the amount of plastic that is being produced. It is unsustainable. Our planet can’t tolerate more; our bodies can’t tolerate more.”

Concern is mounting over a weak commitment to curb plastic production, as fossil fuel and petrochemical interests block progress. During the fourth session of the United Nations Intergovernmental Negotiating Committee on Plastic Pollution, which wrapped up on April 30, nations struggled to agree on the treaty’s scope and key substantive provisions. The final negotiation session is scheduled in November.

Almroth has been working with a group of 300 scientists to produce policy briefs and high-level summaries that support the delegates, who have since put forth that plastic pollution is serious on a global scale and negatively impacts the environment, social and economic dimensions of sustainable development.

Current world estimates for plastics to date are at 11 gigatonnes. “Building and construction is the second largest user of plastics and also one of the biggest users of PVC, which is at the top of the list of hazardous problematic polymers that maybe should be phased out,” Almroth urged.

In mid-March, a group of scientists in the European Union released a study funded by the Norwegian Research Council, outlining 16,000 different chemicals found in petroleum-based plastics. They found that 4219 of them have known hazardous properties, but more than 10,000 chemicals lack sufficient data. ​​

There is very little transparency and few reporting mechanisms, which also includes bio-based renewable sources that make up a smaller percentage. An estimated 99 per cent of all plastics are made from fossil fuels.

Last year, a study from the UN Environment Programme found that only 1 per cent of plastics chemicals are regulated in the world. Some hazards that plastics are labeled with include aquatic toxicity, carcinogens, mutagens, reproductive toxicity and endocrine-disrupting chemicals that interfere with a body’s hormones. “They’re persistent, bioaccumulative; they’re mobile, they’re toxic, they’re in our environment, they’re not breaking down, and they have impacts on both humans and organisms,” Almroth said.

The planetary boundaries framework, conceived in 2009, has since generated interest within science and policy, and inspired researchers like Almroth. It describes a set of nine earth boundaries that define the safe operating space for the stability of the planet and for humanity to continue thriving. As of 2023, data indicates that six of the nine boundaries have been breached.

Martha Lewis, senior architect and head of materials at Henning Larsen, said construction products have high environmental impacts, but many certified buildings that are build-as-usual fail to address these risks. Looking at biodiversity, pollution and climate change are key when approaching projects in order to make better choices that don’t overstep the safe operating space.

“It’s really where we should be putting our efforts right now, as opposed to trying to get the top score in a LEED platinum,” she said.

“These earth systems are deeply interconnected; the decisions we are making in terms of waste in our projects or the synthetic chemicals in the products we’re selecting also have very clear impacts on the loss of biodiversity.”

Global chemical usage is expected to double between 2019 and 2023 and double again by 2050, according to the UN Global Chemical Outlook. “This is all highly relevant for the construction sector because the sector is the number one in market for global chemical production, coming in at about 28 per cent,” said Lewis.

Yet there exists a lack of transparency in building documentation. Lewis says certification systems are failing the industry in how they ask consultants to screen for problematic substances.

Across the Nordic countries, she worked on an initiative in Denmark with top construction company NCC and SundaHus from Sweden on the use of problematic substances in building products and boosting material data collection. Much of the problem is related to glue found in adhesives and binding agents, as well as in construction materials, such as fillers, solvents, paints and lacquers and surface treatments.

She says the industry requires a detailed list of the chemical properties found in products and their resulting health effects, as well as declarations for all building products as they affect the end user.

One of the most proactive reports she has viewed recently comes from the Green Science Policy Institute, which maps out the use of PFAS in the built environment and explores safer material alternatives. Often added for weatherproofing, corrosion prevention and stain resistance, PFAS are deeply embedded in construction and design.

Addressing biosphere integrity on construction projects may seem daunting but she says a lot has to do with initial decisions to not build on green sites or agricultural lands. Build less, renovate, transform,” she urged.“Be very wise about specifications. . . for plastic specifications, be really clear about what kinds of undesirable properties won’t be admitted into the project.”

As the construction and design sectors expand, it also becomes increasingly important to scrutinize the full life cycle of materials and the environmental justice impacts that come with them.

Veena Singla, professor in the department of environmental sciences at Columbia University, cited a study on spray foam, a plastic polyurethane material that mostly contains hazardous isocyanates. Researchers found that facilities making spray foam ingredient generated millions of pounds of toxic chemicals in communities that are disproportionately low income. This occurred over one year.

Singla highlighted her work with the Agents of Change in Environmental Justice program at the school. Their mission is to empower leaders from historically excluded backgrounds in science and academia to reimagine solutions for a just and healthy planet.

“How can you start to bring in those who have been excluded and disempowered into partnerships and collaboration and leadership with the work that you do?” she posed. “If your work touches the built environment, you are impacting people’s health and justice as we move forward into the future.”

A study published in the Journal of the Endocrine Society this year found that healthcare costs attributed to four classes of chemicals used in plastics was $249 billion in 2018 alone in the United States.

“We need to look at who is benefitting and who is paying the price and make decisions thereafter,” said Almroth. “A lot of those decisions need to be top down.”

But in the move to a new materials economy, there exists a great deal of pushback from chemical producers due to economic interests, she finds, adding what is required are policy changes to hold companies accountable, support for those policies through voting, bold decision-makers, and more guidelines around transparency to help consumers make better choices.

 

Our Spring/Summer issue of FC&M magazine is now available!

We’re well into spring and headed into summer! With the warmer weather comes a new set of challenges, opportunities, and our Spring/Summer issue of Facility Cleaning & Maintenance magazine.

This issue tackles some of these seasonal cleaning and maintenance challenges, highlighting top trends and practices, and addressing what sanitation and hygiene look like today. We take a look at expert tips to remove graffiti, explore sustainability reporting, and dive into best practices in sanitization and hygiene. We also cover top tech, as drones continue to help maintenance managers improve safety and efficiency.

In our cover story, we shine a light on The Town of Newmarket and its maintenance team, who apply a proactive, community-focused approach for a successful four-season strategy.

With health and safety top of mind, we delve into managing moisture and mould, and the damage they can cause to a facility. Our experts offer guidance on deterring mould and advice on remediation when it occurs, mitigating the potential risk to your building and its inhabitants.

We take a deeper look at the business of cleaning in this issue. For our Expert Q&A, we share our interview with Gwen Becknell, Owner and Regional Sales Director at Anago Boise, diving into the importance of developing business relationships to build the foundation for the success of your cleaning business.

As we know, cleaners offer so much more than a clean and sanitary workspace, they pave the way for happy employees and a productive workforce. We cover best practices and look at the cleaning professional’s role in providing employee satisfaction in the workplace.

Our ISSA Today section covers professional certifications and what they offer to organizations, BSCs, and cleaning professionals. ISSA offers several options for professionals to boost their skill levels, increase consistency, achieve credibility, and raise the bar on industry standards.

This issue spotlights some of the challenges and opportunities that spring and summer bring to cleaning and maintenance professionals.

Read the full Spring/Summer issue here!

40-storey condo launches in Pickering

Sevoy Developments has launched a 40-storey condominium that will deliver 571 suites to downtown Pickering, Ontario.

Residents at 1515 Pickering Parkway can expect much indoor-outdoor connectivity: an exclusive off-leash dog park, an interior rooftop courtyard, and balconies, terraces and Juliet balconies for every suite. Truong Ly Design Inc has designed interiors that offer flexibility and adaptability. They include a multimedia room, and a family room with entertainment and game zones.

Studios to three-bedroom plans cater to first-time homebuyers, single professionals, downsizers, and young families.

A lobby and lounge feature an overhead sculptural element that extends through the ground floor and into the fitness centre. Overlooking the lobby is a mezzanine that features a co-working area with individual pods that allow residents to expand their work-from-home lifestyle..

The project is situated at the centre of the city’s future growth, near the Pickering Town Centre mall, the Go Station, the public library and the community centre. The region of Durham is on track to add 155,000 new residents over the next decade.

Dov Seidenfeld, CEO and president of Sevoy Developments said the project was designed to meet the demand for affordably priced homes in Pickering. Since 2020, home values have increased by 31 per cent. Rents have also increased by 6 per cent per year.

“We believe Pickering is on an exciting trajectory of becoming the GTA’s new ‘east core.’ I feel very fortunate to be a part of its growing urban fabric and to play a pivotal role in the development of its new downtown,” he said.“1515 Pickering Parkway is just one of several buildings that we will be bringing to the market over the next couple of years.

Arcadis has designed a tower that evokes “the imagery of music frozen in time,” with with its black-and-white facade that reflects piano keys.

“For us, architecture is akin to composing music—it’s about creating harmony between form, function, and the environment,” explained Arcadis’ Lead Architect Stephen Hood. “This philosophy guided our design for 1515 Pickering Parkway, where the building itself becomes a visual symphony.”

Masonry distinguishes 101 Spadina

Last month, Devron launched 101 Spadina, a 39-storey residential community inspired by the art deco style and history of the neighbourhood. A mix of modern and classic architecture, masonry construction is aimed to distinguish the building from the mass of glass high-rises.

“The perception of condo living in Toronto is not ideal, and sadly, people have become used to low standards,” said Devron President Pouyan Safapour. “We want to show Torontonians that condos can be beautiful, functional and livable long-term homes that they can take pride in.”

spadinaLocated at the intersection of Spadina Avenue and Queen Street West, the development will also feature a 10,000-square-foot public park to help create more green space for the city and condo residents.

The 375 suites range from one to three bedrooms of between 457 square feet and 1,466 square feet. Amenity spaces feature a multipurpose lounge and bar, private dining lounge, media lounge, co-working library lounge, changing rooms, steam sauna rooms, yoga studio, fitness studio, kids zone, rooftop terrace, rooftop dining and lounge, and an outdoor rooftop lounge.

 

“Toronto needs more buildings that will contribute to the city’s livability and make people want to stay and lay roots in the city. We aim to do just that with 101 Spadina,” said Safapour. “We hope our community will become the standard in downtown Toronto living, not the exception.”

Smith + Anderson celebrates Eco Jam 2024’s success

On April 25, Canadian engineering firm, Smith + Anderson, hosted their eighth Eco Jam fundraising event at the Phoenix Concert Theatre in Toronto. This year’s coveted event was sold out, selling over 800 tickets in less than two weeks, and was the most successful Eco Jam to date.

The event raised $60,000 in donations for Forest Recovery Canada (a division of Forests Ontario) to aid in 12,000 tree-planting initiatives. Since Eco Jam’s inception in 2013, 33,000 trees have been planted through direct donations to Forest Ontario.

This year’s event sponsors included:

  • Bird Construction
  • City Core Mechanical Ltd.
  • Engineered Comfort
  • HGC Engineering – Noise, Vibration and Acoustics
  • Plan Group Inc.
  • VR Mechanical Solutions Inc.

Encore sponsors included:

  • Flynn Group of Companies
  • Gillam
  • Henry Company
  • Salex Inc.
  • HTS Engineering – Heat Transfer Solutions
  • Stella Custom Glass Hardware
  • Symtech Innovations Ltd.
  • Victaulic

Known as one of the coolest industry events, the Eco Jam benefit rock concert highlights hidden talent, as architecture, engineering, and construction leaders from across the GTA enjoy musical performances from their peers. This year’s event featured 15 bands, including participants from BDP Quadrangle, B+H Architects, Bird Construction, CS&P Architects, Diamond Schmitt Architects, EllisDon, Entuitive, Hariri Pontarini, Arcadis IBI Group, Montgomery Sisam, QuadReal Property Group, Smith + Andersen, Turner Fleischer Architects Inc., University of Toronto, and Zeidler.

 One of the event’s attendees and performers was Terry Flynn, seasoned real estate manager turned industry consultant, who works passionately in assisting real estate firms reach their goals, along with providing expert guidance to assist the MEC Real Learning Building Operations Designation (BOD) program.

“I have been fortunate to play at EcoJam multiple years, and this year we formed a band just for the event, called City Core Consortium, named after our sponsor, City Core Mechanical,” said Flynn. “The event’s entertainment is so high-level. As an example, one of our members, Steve Ketchen of Quadreal, played with us at the event and was headed to a club the following night for the release of his latest album.” He continues, “I recently read an article that reinforced what I knew to be true: that exercising the right brain with art and music can improve the left brain’s more business-orientated function.” When asked about why he enjoyed the event so thoroughly, he answered, “What’s not to like about playing music in a great sold-out venue, in front of a generous crowd, while raising money to plant trees?”

For updates on next year’s event, visit the Smith + Anderson website.

Promise of safe haven woos foreign investors

Foreign investors contemplating Canada’s multifamily market are likely to see a stable tenant base, few risks of oversupply and a regulatory environment that’s no more restrictive than what they could encounter in Europe. Yet, that may pose more theoretical than actual opportunity these days since they won’t see an abundance of product for sale and should expect strong domestic competition if prime assets become available.

“Canadian institutions have been divesting Class A assets in order to pursue development and readjust their allocations away from office and more robustly into industrial and residential,” Amy Erixon, president of investment management with the global real estate services firm, Avison Young, observed during a recent webinar that examined a range of factors seen to be motivating foreign investors’ interest in Canadian commercial real estate.

While institutional-grade multifamily properties have recently been a rarity in the marketplace, a notable transaction closed May 1 when Blackstone Real Estate completed the privatization of Tricon Residential Inc. — a USD $3.5 billion deal that now sees 786 existing multifamily units and a pipeline of 4,800 more in development in Canada enfolded into the U.S.-based investment manager’s global real estate portfolio.

Erixson speculates there is more potential to strike similar arrangements with purpose-built rental developers who have been walloped by rising interest rates after breaking ground on projects. That could give investors admittance into an upscale slice of the market set to command lucrative rents.

“There is a lot more opportunity (for investment) in that space than normal, and I think it’s definitely on people’s radar as the southeast U.S. is getting a little bit overbuilt,” she said. “They can get that same quality north of the border without the volatility.”

Looking to that market, a record-level 600,000 new purpose-built multifamily rental units are slated to be completed in the United States this year. In summarizing first quarter global real estate data and expected trends for the remainder of 2024, an online JLL presentation earlier this week highlighted the positive absorption of 100,000 multifamily units in the U.S. over the course of the winter, which outperformed projections.

Matthew McAuley, JLL’s research director, global property sectors, hypothesized tenants are staying in the U.S. rental housing market longer due to high homeownership costs and this should help to fill the glut of new units. Purpose-built rental housing construction is forecast to ebb in 2025, mirroring what’s already occurred elsewhere.

“We’ve seen steep declines in new housing starts across the major European markets and that’s going to keep rents rising,” McAuley reported.

Re-evaluating opportunity and risk in the context of geopolitical turmoil

Erixon and her colleagues enumerated Canada’s lures for foreign investors, underscoring its safe haven status in a period of geopolitical turmoil, general economic outperformance of other G7 countries and gaining competitiveness for investment returns. The Canada-U.S. exchange rate is tapped as an additional bonus, adding a significant currency lift, for U.S. investors, while the days of negative interest rates are long over in Europe.

“Canada was seen as being expensive over the last 10 years. As a result, you haven’t seen the level of foreign investment taking place that was occurring prior to that timeframe,” noted Robin White, founder and principal of Avison Young’s capital markets division. “That’s changed. There are opportunities now in Canada for people to take advantage of higher yields — opportunities that they probably wouldn’t have seen in the last 10 years or so.”

Various federal and provincial government moves to stimulate more housing construction are drawing some of that attention. He cited “Middle Eastern and Israeli groups” now assessing the possibilities for purpose-built rental and/or condominium deals.

“They’re looking at that inside partnerships or as developers in their own right, and I think we’re going to see more of that kind of activity taking place as well,” White said.

Mark Sinnett, executive vice president with Avison Young capital markets, suggested that earlier perceptions of priciness are partly tied to outsiders’ unfamiliarity with the nuances of the Canadian market, which also tend to guard against the deep lows experienced in downturns in other global regions. Circa 2024, more investors could be re-evaluating their strategies through a risk-adjusted lens.

“It’s a matter of understanding just how tight Canadian real estate is, how concentrated it is and what that does in terms of creating the floor,” Sinnett said. “If you adjust your risk profile a little more in tune with what’s happening around the world, the stability of the Canadian real estate landscape, as well as the Canadian economy, ensures that there’s a defensive play to acquiring real estate assets here.”

Cross-border comparisons accentuate differing market attributes

Looking specifically at multifamily, Erixon compared the average seven-year duration of renters’ tenure in Canadian units versus about 18 months in the United States — arguing that it equates to something of an upside on the rent restraints that are in place in most provinces except Alberta, Saskatchewan and Newfoundland and Labrador. She also pointed to the multifamily sector’s more advantageous financing options through Canada Mortgage and Housing Corporation (CMHC).

“You have rent control — it’s different in each province, but it’s largely indexed to inflation and you can move those units to market when the tenant leaves — but the flipside is that you have a lot fewer turnover costs. That shows up in the bottom line and is virtually offsetting the downside of having your upside staggered or phased in over time,” Erixon maintained. “There’s better financing both from the loan-to-value perspective as well as the rate perspective. So cap rates have moved more than other sectors, not because it’s less attractive, but because people use more leverage.”

To date, Canadian investors are more likely to be purchasers of U.S. multifamily properties than vice versa. Speaking in conjunction with the release of 2023 results of the REALPAC/MSCI Canada Property Index in late January, Jim Costello, chief economist with MSCI Real Assets, charted a drop-off in outbound investment last year, with the exception multifamily acquisitions.

“Where they’re doing more globally than at home is apartments,” he said. “In the United States the apartment market is just so large; it’s so liquid. If you want that exposure, it just provides that opportunity. So that’s the one thing that has been a constant for the Canadian investor.”

Looking at global trends thus far in 2024, Sean Coghlan, JLL’s global head of capital markets research, confirmed that multifamily is one of three favoured asset types, along with logistics and data centres. Across the broader range of asset types, many prospective investors are turning their attention to discounted prices hitting the market in the U.S. and the United Kingdom.

“We’re seeing adjustments between 20 and 35 per cent from peak levels for core product come through increasingly in the U.S. and the U.K,” Coghlan reported. “More buyers are active in the U.S. and the U.K. markets — a function of increasing confidence in pricing levels and a bit of a fear of missing out on opportunities.”

CAPREIT to retrofit 60 rental buildings

CAPREIT has received approval on a $70-million loan through the Canada Infrastructure Bank (CIB) to finance deep energy and decarbonization upgrades at select rental buildings across Canada. The retrofit projects are expected to result in the significant reduction of greenhouse gas (GHG) emissions annually, while benefiting residents living in approximately 14,000 suites. Building upgrades include energy recovery among various mechanical systems, installation of high-efficiency electric heat pumps, as well as building automation systems, lighting retrofits and sub-metering.

“As a leader in affordable rental housing, CAPREIT is also working to reduce the carbon footprint of its properties across the country,” said Sean Fraser, Minister of Housing, Infrastructure and Communities. “The energy retrofits to CAPREIT’s rental properties will reduce energy costs and make them safer and more comfortable for their tenants across Canada. Through the CIB’s Building Retrofits Initiative, CAPREIT is doing its part to help us achieve our goal of net-zero by 2050.”

The CIB loan, which is part of its Building Retrofits Initiative, helps to close economic gaps associated with deep energy retrofit projects that are not typically economically viable with traditional sources of capital. The loan contains tenant protections which prevent rent increases and the imposition of additional utility burdens on existing building residents. To date, the CIB has invested more than $1.2 billion in sustainable building retrofits across the country.

“Working with CAPREIT to fund deep energy and decarbonization retrofit projects will help improve the living experience for thousands of their residents in Canada,” said  Ehren Cory, CEO, Canada Infrastructure Bank. “The CIB’s loan will also help to tackle the reduction of a key source of greenhouse gas emissions, which is essential to contributing to the achievement of Canada’s climate change goals.”

According to CAPREIT, these retrofit projects will help educe energy costs and make the buildings “safer and more comfortable” for tenants; they will also help the company achieve its net-zero goal by 2050.

“We’re thrilled to have been able to partner with the CIB and participate in their Building Retrofits Initiative, an important program in place to benefit both residents as well as the environment through projects that wouldn’t have been financially feasible otherwise,” said Mark Kenney, President and CEO of CAPREIT. “This loan will enable us to proceed with retrofitting approximately one-third of our existing Canadian apartment portfolio, which will significantly reduce its carbon emissions annually. Through the CIB, we’re pleased to be contributing to the achievement of Canada’s climate-change commitments while also making meaningful progress on our own, and we’re excited to continue this vital energy conservation work. CAPREIT remains proud to be a provider of affordable housing for Canadians.”

 

Today’s interior paint offers innovation, sustainability, and efficiency

Paint has long been a concern for building and maintenance managers looking for affordable, aesthetic, and safe options. But there has been some evolution in the paint department, offering managers today’s innovation, greater sustainability, and increased efficiency.

Indoor air quality

Indoor air quality and sick building syndrome remain concerns for building and maintenance managers as they strive to make buildings as safe as possible. In the past, paint often contained lead, VOCs, or other harmful elements that could lead to health risks indoors. However, researchers have developed titanium oxide nanoparticles that contain self-cleaning attributes.

Using sunlight, these particles bind substances from the air and then decompose them, allowing them to clean the air when added to paint. This means that a painted wall can not only clean the air but can also clean itself. The paint can then help raise the IAQ and fight sick building syndrome. In fact, 96 per cent of all air and wall pollutants can be removed simply by combining sunlight and this technology.

Health

Along with limiting exposure to as many harmful chemicals as possible, some indoor paint can now combat the spread of germs, with antibacterial and microbial properties. Some versions of the paint can eliminate 99.9 per cent of bacteria and viruses on painted surfaces, making them the perfect choice for high-traffic areas like lobbies, lunchrooms, and washrooms.

VOCs are organic chemical compounds that can evaporate under normal indoor conditions, releasing potentially harmful chemicals into the air. According to the United States Environmental Protection Agency, concentrations of many VOCs are up to ten times higher indoors than they are outside, and they can cause short-term and long-term health issues for people who are exposed.

Low- and no-VOC versions are now available, which help to mitigate the off-gassing process, making buildings safer for exposure.

Sustainability

Sustainability is also taking a front seat in today’s interior paint, with some paints using natural, organic ingredients for tinting, providing a more eco-friendly approach and offering a low-odour, easily cleaned option. These types of paints limit the negative impact on the air, interior exposure, and on the environment.

Longevity

Cost is always a concern as managers work to maintain their buildings while sticking to the budget. Paint manufacturing has been improved with a greater understanding of how contaminated water in the manufacturing process can lead to fading, cracking, and reduced longevity. UV disinfection can solve this problem, removing impurities in the water before the manufacturing process begins, leading to a safer, more consistent, and longer-lasting product.

As paint continues to evolve, maintenance managers will have access to safer, more efficient, and greener products for their buildings.

B&M celebrates 10 years of Facilities Management at CMHR

Located in downtown Winnipeg, the Canadian Museum for Human Rights (CMHR) is an innovative structure of steel and glass, and a striking symbol for the quest to achieve equal rights for all global citizens. Black & McDonald’s facilities management team has been instrumental to operations since the award-winning museum opened for business over a decade ago.

“I find it a privilege to work at a facility that stands for human rights, especially being a Red River Metis,” said Claude Plante, Contract Manager. “The building has many unique and exciting features, including the smoke evacuation system, our heating controls systems, and a unique grey water collection system. We also monitor our energy consumption and usage and are always looking for ways to improve. It’s been very fulfilling working here, problem-solving and finding solutions to complex issues.”

A great partnership

Over the course of the past decade, Black & McDonald has developed a great partnership with CMHR. Adam Rogalsky, Division Manager, Facility Management and Operations, Manitoba, says the relationship was built on transparency, confidence, and trust in the team’s ability to respond quickly and effectively to unforeseen issues.

“The contract is primarily in-house, labour-based, with a combination of hard and soft services,” he explained. “A portion of CMHR’s contracted services are also managed by Black & McDonald, and we play a supporting role with their capital projects and major improvements for the facility, as well as overseeing general site co- ordination and safety.”

An extraordinary building

From its award-winning design featuring curved lines and bold geometry, to its state-of-the-art systems and mechanical components, nothing about the CMHR building is ordinary—and that can be said about broader operations, too.

The Museum is dedicated to human rights, which includes environmental responsibility. It calls attention to people’s rights to breathe clean air, access clean and safe drinking water, move freely and safely, and be part of something that’s overtly dedicated to the greater good.

For B&M, maintaining that responsibility means always looking for ways to improve efficiencies and cut costs so that any savings incurred at the operations level may be redirected toward areas that will deliver more important outcomes.

“Our great partnership has been built on understanding CMHR’s core business as well as bringing in numerous cost- reductions over time,” Rogalsky said. “I’m excited to see what the next chapter holds and am excited to have been a part of this great project!”

facilities management B&M offers a full line of facilities management services at CMHR, including:

  • BAS systems
  • HVAC
  • Plumbing
  • Electrical
  • Grass cutting and lawn care
  • Tree and root preservation

For more information on Black & McDonald’s  facility  services,  please visit www.blackandmcdonald.com

Promoting waste-conscious condos

The stakes are high for condos when it comes to seizing waste-diverting opportunities as households continue to be large contributors to landfills.

As the latest report on municipal solid waste generation in Canada shows, between 2002 and 2020, overall waste rose by 17 per cent to reach 36 million tonnes. Although diversion from residential sources increased by 85 per cent during this time period, the amount of waste sent to disposal rose by 29 per cent. Data also varies depending on the province. Ontario produced the most residential waste for disposal in 2020 (3.8 million tonnes), a decline from two years prior, but still 11 per cent higher than in 2002.

Promoting responsible waste management practices in condominiums can include enforcing rules when necessary to maintain high standards and engaging residents in conservation resources.

Technology

Cameras can be used to take videos and photos to identify emerging issues and report to property management, such as the improper disposal of waste materials and sharp objects that are harmful to cleaners.

Mitigating strategies

Residents who break waste management rules often claim that there is only one chute in their building. While most modern condos have separate chutes for garbage, food waste, and recycling, older buildings may only have one chute. This can lead to improper disposal of various types of waste. While it may be inconvenient for residents to separate their waste and bring it to the designated room, this does not justify breaking the rules.

The waste management of sites can be audited and necessary information shared with property managers. Cleaning supervisors can send monthly reports and infographics to property management and area managers who then share them with condo boards.

Key information contained in these reports may include the number of times in a month that garbage and recycling machines had a maintenance issue and the cause of odours found inside garbage chutes and compactor rooms.

On designated days, cleaners and superintendents can move waste and recycling bins to secure locations for scheduled pickups to protect them from vandalism or unauthorized use.

By placing bins in a secure area, such as a locked storage room or enclosed space, the bins are less likely to be tampered with. This helps to ensure that the waste and recycling materials are properly collected, handled, and disposed of in an environmentally responsible manner.

Storing the bins in secure locations can also help prevent animals from accessing and dispersing the contents, reducing potential litter and mess in the surrounding area.

Fines

After residents who violate waste disposal rules are given a warning, property management can decide to issue fines after a second warning. Each building has specific waste management rules for its residents.

Common violations include dumping large items in the garbage chute room instead of the designated location in the garbage room, as well as leaving food waste in the chute room instead of disposing of it properly. These violations can result in fines being imposed. It goes to the board bank account to maintain some of the building’s expenditure.

Health and safety

Health and safety is a powerful motivator for encouraging residents to adopt responsible waste management practices. By highlighting the potential risks associated with improper waste disposal, such as contamination of water sources, air pollution, and the spread of diseases, residents are more likely to understand the impact on individuals and communities.

Using scent-free cleaning detergents approved by property management is also a health-friendly strategy. Cleaners often apply these detergents in waste/garbage and compactor rooms.

Since residents enter designated areas in the garbage room to deposit items like batteries, bulbs, electronics, etc., into a labeled bin, a working partnership with companies collecting recyclables and hazardous materials is essential.

Education

Understanding the deeper meaning of proper waste handling—for instance, protecting ecosystems and reducing greenhouse gas emissions—may boost active participation in waste diversion efforts.

Occasionally, sustainability events can inform residents about the deep connection between the environment and waste management practices. Waste Reduction Week in Canada is structured into seven daily themes, for instance, “Textiles Tuesday” and “Plastics Thursday.” “E-Waste Wednesday” focuses on electronic waste, which is quickly becoming one of the fastest growing waste streams in the world.

Each daily theme can be highlighted and connected to waste management practices in the building. Display educational materials around the common areas: elevator TV screens, TV slideshows in lobby areas, emails and monthly newsletter publications. Residents can learn various facts about it and how to keep various materials out of landfills.

Condos can also tap into outreach programs organized by local municipalities or community groups to raise awareness about proper waste disposal practices.

Kwame Anane Frempong is the Client Relations Manager at Diamond Property Services. [email protected]