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Lessons for upgrading older schools

School buildings that are 40-plus years old or more have been shown to pose barriers to teaching and learning, says the U.S. National Center for Education Statistics.

While some of these educational institutions have been updated and remodelled, making them more comparable to newer buildings, most have failing infrastructure and inadequate design, which can affect the educational experience. According to a 2014 study by the nation’s Council of Great City Schools, children in schools with inadequate or substandard conditions had achievement test scores five to 11 per cent lower than those in newer, updated and more modern schools.

Canada’s aging schools are also at risk. Experts warn the repair backlog has tripled in the past 15 years to $16 billion for Ontario schools. In Quebec, approximately 75 per cent of all primary school buildings are in bad or very bad shape, according to a recent provincial government evaluation. An additional 47 per cent of high schools are in serious need of repair.

 THE ‘WRITE’ ENVIRONMENT

School districts that are grappling with decades-old, poorly performing buildings need to view these schools not as problems but as 21st century opportunities.

When planning an update for older schools, administrators have the chance to implement green, sustainable and high-performance design solutions. Taking an environmentally focused design approach can help transform these facilities into healthier and higher quality buildings that foster teaching and learning. It can also have a considerable impact on the local community. In many ways, schools are the foundation of a neighbourhood. When they improve, so do their surroundings.

 TURNING OVER A GREEN LEAF

A ‘green’ school is constructed with products and materials that have a reduced impact on the environment when compared to similar products. However, a green school isn’t necessarily sustainable. To be considered as such, the school must use building materials and construction methods that will improve it today without jeopardizing the use of these materials and products for future generations.

Sustainability goals include curtailing or eliminating the consumption of nonrenewable materials, as well as reducing waste; regularly measuring and monitoring the use of natural resources by using ‘sustainability dashboard’ technologies; and, key to the process, providing transparency. This is accomplished by employing engagement tools – essentially large television monitors connected to sustainability dashboards – that translate hard-to-understand consumption metrics into easy-to-understand terminology.

 A STRATEGY FOR SUSTAINABLE DEVELOPMENT

In the U.S., the Collaborative for High Performance Schools (CHPS) is helping educational institutions construct and operate high-performance buildings, through the provision of information, resources and its green building rating program that’s specifically designed for K-12 schools. According to the non-profit, a high-performance school is both green and sustainable. It is energy and resource-efficient, as well as healthy, comfortable and well-lit to enhance pupil performance and make the entire school experience more effective and rewarding for both students and teachers.

 THE TRUE COST

But where is the money going to come from to update older schools? What’s more, are political leaders willing to spend it?

In Canada, all levels of government (federal, provincial and local) should step up and pitch in as the state of the country’s educational institutions is a nationwide concern. Further, school funding programs need to be more equalized. Across North America, these programs often favour wealthier areas that pay more in tax dollars.

Now is the time to view updating older institutional infrastructure as an investment opportunity in not only these school buildings but the country’s future. Investment in school retrofits and renovations creates jobs, produces tax dollars, builds community pride and, most importantly, helps enhance the education of millions of children, producing dividends that keep on paying.

 Stephen P. Ashkin is president of The Ashkin Group, a consulting firm that specializes in green cleaning and sustainability. Stephen works with educational facilities to help them operate healthier, reduce their environmental impact, streamline operations and enhance student education. He can be reached at [email protected].

Alberta to review Condominium Property Regulation

The Alberta government has prioritized funds to review what it considers “ongoing dysfunction” in the province’s real estate industry, as announced in its recently released budget.

Operating expenses of $300,000 will help Service Alberta, the ministry overseeing consumer protection and other services including registries and land titles, conduct a comprehensive analysis of the Condominium Property Regulation. The investment provides opportunities to reduce red tape, while promoting an efficient, fair and open marketplace.

The ministry will also receive $450,000 to review the Real Estate Act to make sure the Real Estate Council of Alberta is a well-governed and trusted organization, able to deliver necessary functions, duties and powers while protecting consumers.

Minister of Service Alberta Nate Glubish announced proposed changes to the Real Estate Act, earlier last month. Bill 15, known as the Real Estate Amendment Act, would allow the province to fire all 12 council members of the Real Estate Council of Alberta (RECA) and hire a new board of regulators. An official administrator would be appointed to lead RECA in the interim.

“Our government is taking action to stabilize the Real Estate Council of Alberta,” he said in a prior press release. “For too long, serious concerns and complaints from industry and from council officials themselves have been ignored. That stops now. The council needs to stop focusing on trivial things like advertising guidelines and start focusing on protecting Albertans and addressing the actual issues facing the industry.”

A third-party review by KPMG had pointed out significant concerns with the governance of RECA as well as its performance and regulatory effect. Some council members have already resigned as a result of the inquiry.

“We welcome the amendments and look forward to working with the Minister and the Administrator to ensure compliance,” Rob Telford, RECA’s chair of council, said in a press release after Bill 51 was tabled. “As the independent governing authority for Alberta’s real estate industry, consumer protection is at the core of our mandate, and RECA will continue to operate under that mandate moving forward. Core operations at RECA are not affected by these amendments.”

Condos reign in housing market outlook for T.O.

Housing activity is expected to rebound in the Greater Toronto Area over the next couple of years, with condo apartments leading the way in sales and construction, according to The Canada Mortgage and Housing Corporation’s (CMHC) new Housing Market Outlook for Canada.

A population influx, more jobs and lower interest rates will all fuel buyer demand. The market also predicts housing starts in the Toronto area will increase from this year’s average between 28,600 and 32,100 to 31,500 and 36,800 next year, with up to 30,500 in multi-unit buildings.

The condo market, currently in sellers’ territory with a sales-to-listing-ratio around 70 per cent, will likely see above average price growth soon, particularly within the city and downtown cores of certain 905 areas, which are experiencing a huge supply crunch.

CMHC forecasts the average home price will rise to an average between $765,300 and $898,400 by the end of next year. In 2021, the price is expected to further jump to an average between $771,000 and $949,400. The average price currently stands between $740,600 and $854,600 for 2019.

Prices will continue to increase, but not at the pace the market experienced in the last two years, according to Dana Senagama, CMHC’s principal market analyst for Toronto.

“If we continue to see strong rental demand, immigration and rising house prices, there will be higher demand for condo apartments. We should see prices go up.”

She says condos have been the “saving grace” in this high-priced housing market and remain a more affordable option for new home owners in Toronto. Single-detached homes average above the $1 million mark, while a townhouse nears $800,000 to $900,000 on average. Condos average around $500,000 for resale or $650,000 for a new unit, still more expensive than the average Canadian home.

A lack of purpose-built rentals and changing demographics will keep the vacancy rate low and rental demand steady. Investors currently rent out about one third of condos in Toronto.

Developer Perspective

Zev Mandelbaum, president and CEO of Altree Developments and a third-generation developer based in Toronto, is seeing more people invest in condos as a source of income for later stages of life, such as retirement. He also sees investors who use renting as a way to try out a neighbourhood before putting roots down or to acquire a more disposable income.

User demographics are also boosting demand.

“Older people want to change their housing style, creating a market for new housing on a smaller-scale,” he says. “Boomers are looking at retirement and want the comforts of a small tight-knit community with less maintenance. Millennials are getting older with families and are getting used to urbanization.”

He says the new housing outlook reassures him that Toronto is a healthy place to build.

“It affirms that what we go through in the market during a lull is often driven by sentiment or international politics. It affirms housing is coming back and there is a real need for it.”

Every year, people move to Toronto looking for a place to live. The city’s population is predicated to rise from about 2.96 million to 4.27 million in 2046, an increase of 44.5 per cent in the next three decades or so.

“Imagine how many different needs, backgrounds, different family sizes and relationships there are,” Mandelbaum notes. “It is so diverse and it’s what makes Toronto so amazing.”

He says a developer can’t build without thinking of the growing diversity that emanates through the city, and this growing demand means creating a product mix that appeals to everyone. A good product, in turn, also helps the neighbouring communities.

“When you’re developing something, you’re not just putting up a building; you’re creating a habitat for all types of people,” he says. “There may be 40 types of backgrounds in your building from nationalities to demographics. It is a habitat within the city that surrounds it.”

Celebrating apprenticeship recognition month

The Government of British Columbia has proclaimed November as Apprenticeship Recognition Month. This is the first Apprenticeship Recognition Month in B.C. It was previously celebrated as Apprenticeship Week.

Industry Training Authority (ITA) will be highlighting the many roles that apprentices play in supporting a strong, innovative economy and building the best B.C. throughout November.

“The skills, dedication and heart of B.C.’s nearly 39,000 apprentices are critically important to keeping our communities vibrant, and economic engines running,” said Melanie Mark, Minister of Advanced Education, Skills and Training. “In the next decade, we expect about 71,000 job openings in the trades. These careers are good-paying and long-lasting family supporting jobs. We are focused on opening doors for apprentices while breaking down barriers and creating opportunities for women, Indigenous people, and other underrepresented groups to join our thriving economy.”

In November, ITA’s first Director of Women in Trades will be supporting the increase of women in under-represented trades.

More people are entering into skilled trades apprenticeships, and with that, the numbers of Certificates of Qualification are also increasing in B.C., reflecting the rising number of opportunities and a growing understanding of the value of trades careers. An apprenticeship in a skilled trade is an important entry point to a long-lasting career path with a range of rewarding opportunities.

“Becoming a registered apprentice means starting a journey of excellence and exploration and can create credibility and experience that will offer opportunities that many people might not have even considered at the start of the skilled trades careers,” said Shelley Gray, CEO of ITA. “And those who complete an apprenticeship and achieve certification or their Red Seal have unlimited career potential. The future really is theirs.”

Apprenticeship Recognition Month is a great opportunity to bring attention to the status and value of the skilled trades, and ITA is running a month-long online contest to encourage a province-wide conversation about rewarding trades careers. More information and rules are available on the ITA website.

2019 AFBC Architectural Awards announced

The winners of the 2019 AFBC Architectural Awards were announced at a ceremony held on November 4, 2019. Eight awards were presented in four categories, representing outstanding and exceptional work from the architectural community in British Columbia.

Projects hailed from across the province and around the world – from an art gallery in North Vancouver, to an opera house in Hong Kong, and a place of contemplation in Kootenay Bay. While there was an impressive range of projects, the calibre of each building elevated the built environment in a significant and substantial way.

Debuting this year, the Architecture Foundation of B.C. (AFBC) hosted the awards program, with interim assistance from the Architectural Institute of B.C. (AIBC) who previously ran the program. Transferring the program to the AFBC was made possible given a revitalized relationship between the two organizations whose mandates are separate and distinct.

“Raising awareness of architecture and design is one of the Foundation’s goals, so taking on the Architectural Awards Program was a perfect fit,” said AFBC chair Veronica Gillies. “The recipients awarded at this year’s ceremony certainly speak to excellence in the built environment across the province, as well as abroad.”

The Lieutenant Governor of British Columbia Awards in Architecture recognize excellence in completed architectural projects led or designed by AIBC members. Two projects received the Lieutenant Governor of British Columbia Award in Architecture – Medal:

  • Xiqu Centre by Bing Thom Architects Inc. (now Revery Architecture Inc.) and Ronald Lu & Partners Ltd. in Association. (photo above)
  • Polygon Gallery by Patkau Architects Inc.

Three projects received the Lieutenant Governor of British Columbia Awards in Architecture – Merit:

  • Edgemont Residence by BattersbyHowat Architects Inc.
  • The Hong Kong Jockey Club University of Chicago Academic Complex | The University of Chicago Francis & Rose Yuen Campus in Hong Kong by Bing Thom Architects Inc. (now Revery Architecture Inc.)
  • Howard Residence by ABC Architecture Building Culture Inc.

The AFBC Innovation Award recognizes achievements that are not strictly ‘architectural,’ but that have a direct bearing on the future of architecture in areas such as design, building technology, use of materials and sustainability.

  • Temple of Light by Patkau Architects Inc., for advancing construction of complex innovative forms through economical means.

The AFBC Special Jury Award is given for exceptional achievement, selected from all awards submissions and determined by the jury.

  • AFBC Special Jury Award to the College of New Caledonia Heavy Mechanical Trades Training Facility by the Office of McFarlane Biggar Architects & Designers Inc. for elevating the design of an industrial academic facility.
  • AFBC Special Jury Award to The Duke by Acton Ostry Architects Inc. for incorporating community connection into architectural design.

Lead pipe replacements on track in Saskatoon

While the vast majority of Saskatoon neighbourhoods do not have lead line connections, a goal to replace lead pipes that link older homes and businesses to Saskatoon’s main water supply is progressing as planned.

In 2017, the City committed to removing all underground pipes containing lead and install lead-free ones within 10 years. The work is being done in conjunction with necessary water main and road upgrades.

“Most recently, water main replacement projects have been underway in Saskatoon’s most established neighbourhoods, such as City Park and Riversdale, where the pipes are more than 100 years old in many cases,” says Angela Gardiner, general manager of utilities and environment.  “Replacements also occur when a water main breaks. The connections from the main water lines into homes and businesses are replaced at the same time.”

Of the 4,900 lead water service connections identified in 2017, over 2500 have already been replaced. The City expects to have all connections replaced by 2026, completing nearly 500 every year.

The City began replacing lead connections in established neighbourhoods in 2010. City Council accelerated the program in 2017.

“When it comes to overall quality, Saskatoon has one of the safest water supplies in the world. Regular test results show lead level content in our drinking water supply is 100 times lower than the Health Canada limit when it enters the water distribution system.”

However, properties within city neighbourhoods built before 1950 may still have lead water service pipes.  In these older neighbourhoods where lead connections remain present in someone’s home, there is a greater possibility that lead can be present in water left stagnant for six hours or more.

Through the Clean Water and Wastewater Fund, the Government of Canada is contributing up to $15.8 million, the Government of Saskatchewan is contributing up to $7.9 million, and the City of Saskatoon is contributing $7.9 million toward this initiative worth a total of $31.6 million.

The City of Saskatoon is also contributing an additional $11.7 million to water and sewer replacement projects as part of its annual programs.

Without the replacement funding, the timeline would have been 90 years.

 

Pharrell Williams designs condo towers for Toronto

Reserve Properties and Westdale Properties have teamed up with singer-songwriter Pharrell Williams on a residential development at Yonge and Eglinton.

The pair of condos, branded “untitled,” will also include architects IBI Group and Interior Designers U31. Williams has collaborated on other buildings around the world, such as the Youth Centre in Virginia Beach with Oppenheim Architecture + Design. This project, however, marks Williams’ first foray into the multi-residential sector.

“The partnership was born out of a desire to do something really unique for Toronto and architecture as a whole,” says Sheldon Fenton, president and CEO, Reserve Properties. “We believe by bringing in a cultural icon with vision and ideation from outside the realm of real estate it will allow us to break the mold in terms of what has traditionally been done. The experience has been off the charts and beyond our expectations.”

Design meetings held over the past year saw Williams collaborate on everything from the vision and architectural façade to the overall interiors and furnishings.

“The opportunity to apply my ideas and viewpoint to the new medium of physical structures has been amazing,” Williams said in a press release. “Everyone at the table had a collective willingness to be open, to be pushed, to be prodded and poked, to get to that uncomfortable place of question mark, and to find out what was on the other side. The result is untitled and I’m very grateful and appreciative to have been a part of the process.”

The brand untitled captures the idea that physical space is only a backdrop.

“To live your life untitled means not having to live up to something or perform beyond a standard. For the standard to literally just be this beautiful matrix that allows people to create their own world,” explained Williams. “How could we as designers ensure the essentials were really thought out and expertly crafted, but delivered in a way that left everything else up to the imagination of the person occupying the space.”

“Pharrell pushed us towards designing spaces that felt universal,” added Fenton. “Instead of dictating a lifestyle onto our purchasers and residents, we aimed to create harmonious spaces that could serve as the backdrop to their lives. That lens was applied throughout the entire building until we ended up with something that felt both timeless and singular.”

Reserve Properties and Westdale Properties have previously teamed up on Line 5. This new venture will feature 750 units, split between two towers and a joint-podium.

“Yonge and Eglinton is in the midst of a tremendous transformation that is unlike anything else happening in North America”, added Mitchell Cohen, chief operating officer, Westdale Properties. “We were one of the first to invest in the area and to see just how far midtown has come since then has been a highlight. As developers with a long track record in this neighbourhood, collaborating with Pharrell is about pushing ourselves to do better. But it’s also an opportunity to give back to a community that has given us so much.”

The project is slated to launch in 2020.

Photo of rendering by Norm Li

Five P3 projects earn CCPPP innovation awards

A vital all-season road connecting remote communities in Canada’s North and a cutting-edge archive that is protecting Canada’s heritage and cultural treasures are among the five winners of the 2019 National Awards for Innovation and Excellence in Public-Private Partnerships.

Presented by The Canadian Council for Public-Private Partnerships (CCPPP) since 1998, the prestigious awards will be handed out at CCPPP’s 27th annual conference on Monday, November 18 in Toronto at the Sheraton Centre Toronto Hotel.

The five infrastructure projects, located in the Northwest Territories, Quebec, Alberta and Ontario, showcase the diversity of projects across the country using P3s to deliver innovative infrastructure that best serves the economic and social needs of Canadians.

“Congratulations to the five winners of this year’s National Awards for Innovation and Excellence in Public-Private Partnerships,” said Mark Romoff, president and CEO of CCPPP. “We are quickly approaching the 30-year mark for the use of P3s in Canada and have 285 projects in operation or under construction, which is why it’s so exciting to see there are still new ways the public and private sectors and Indigenous communities can work together to find innovative and sustainable approaches to developing, financing and maintaining public infrastructure that achieves the best outcomes for Canadians.”

GOLD AWARD WINNERS

Gordie Howe International Bridge Project (Project Financing Award): This international crossing, which will be the longest cable-stayed bridge in North America and the first new major trade link between the United States and Canada in four decades, represents one of the largest recent private financings of a P3 in Canada with a total project cost of CAD$5.7 billion.

The binational and high-profile nature of this project posed some “interesting challenges” for the team to overcome from working with two different sets of codes, regulations, standards, taxation systems and currencies to environmental issues and border security, the awards committee said. The project itself was very large and technically complex involving a large bridge span, highway works and two ports of entry. The step-up step-down security package provided to lenders is unique and the project is the first Canadian P3 to use a non-traditional foreign exchange risk framework to balance fluctuating currency prices, setting a precedent for future cross-border transactions.

Partners: Windsor-Detroit Bridge Authority and Bridging North America

Tljcho All-Season Road (Project Development Award): This 97-kilometre all-season gravel highway, which will link the remote northern community of Whatì with its neighbours in the Northwest Territories, is among the first P3s in North America with an Indigenous government that has a cash-funded equity stake in the project.

“This is a project that includes substantive benefits for the Indigenous community throughout the construction and operation of the project,” the awards committee said. The project is also notable for its unique approach to handling long-term risks related to climate change, which is happening at an unprecedented rate in the North. To address this challenge, the territorial government worked with its advisers and a climate specialist to develop a “bespoke climate change risk-sharing regime” using cutting-edge modelling, enabling the partners to more efficiently price their potential exposure to this risk for long-term operations and maintenance of a road constructed above the permafrost. This climate change risk-sharing model could be used to help other projects globally.

Partners: Government of the Northwest Territories and North Star Infrastructure GP

The three Silver Award Winners are Library and Archives Canada’s Gatineau 2 Project (Project Development Award); The New Toronto Courthouse (Project Development Award); and Stoney CNG Bus Storage and Transit Facility (Infrastructure Award).

HCMA’s strong wood roots

Darryl Condon and his firm, HCMA Architecture + Design, have embraced and often pioneered the use of wood and mass timber in community, civic, and recreational aquatic facilities throughout British Columbia and Canada. Condon shares why wood is often an integral material in the buildings they design, and how they’ve pushed the boundaries of what is possible with wood.

Q: Why have you made community centres and recreation facilities a significant focus for your firm?

A: There are many aspects of responsibility that come with the privilege of designing community buildings. These facilities play a vital role in civic life and ultimately in helping to shape strong, just, and cohesive communities. At HCMA, we strive to challenge the traditional boundaries of architectural practice and become catalysts for positive change. Good architecture, I believe, builds community in many ways, but central to this is providing the context for positive social engagement. Whether it be a library, a school, an ice arena, or a swimming pool, they accommodate functions—yet these activities can be seen as a means to a greater end: building community.

Q: What role does wood, as a building material, play in the facilities you design?

A: As a firm we have been exploring the many ways that we can achieve better social outcomes, both through our work and the tools and methodologies we use in the process. For us, the use of wood in community facilities is directly linked to this. The environmental benefits of wood are increasingly well understood, but it is important to recognize the broader social sustainability benefits as well. We are fortunate to have many municipal clients that embrace this mandate and we have enjoyed their support as we have explored the nature and capacity of wood construction. As British Columbians, it makes sense that we are drawn to building with wood and we’ve really embraced pushing the envelope with what you can do with wood, such as with Grandview Heights Aquatic Centre.

Q: For Grandview, how were you able to achieve such an astonishing structural feat using wood?

A: Grandview Heights Aquatic Centre is the result of a great, forward-thinking client and a passionate architectural design and structural engineering team. We were encouraged by our client, the City of Surrey, to pursue an innovative solution for the project. Here, we tested the limits of wood to be used in long-span buildings by developing a tensile roof structure, using engineered wood cables that use steel only in their connections. We have long recognized the inherent benefits of utilizing wood in indoor swimming pools; wood is a great solution to the challenges of chlorine and humidity. While analyzing or renovating older swimming pools, we see the wood structures standing up to these rigours very well. It’s been a material of choice for all of our recent aquatic facilities. At Grandview, the nature of the wood structural system also provided a visceral expression of fluidity, waves, and water, while being an incredibly efficient design. Here, function and beauty are one—the wood structure is the architecture, and the architecture is the structure.

hcmaPhoto: Located in Surrey, Grandview Heights Aquatic Centre contains a sixty-five-metre-long catenary roof – the longest clear span of its kind prefabricated from regionally sourced Douglas-fir beams crane-lifted into place in just eight days.
Photo: Ema Peter Photography

Q: As an early pioneer with wood in B.C., what is an innovative wood project you are particularly proud of?

A: A notable project for us is the Whistler Public Library, which was completed in 2008. For the Resort Municipality of Whistler, this project had many aspirations including the goal of providing a uniquely civic place in a primarily commercial resort community. The use of wood, while not mandated, was a natural choice to create a new and authentically local language for civic architecture in a mountain community. At the time, a mass-timber approach was not an obvious choice, as more materially efficient structural solutions were the norm. We explored a variety of wood solutions, but ultimately settled on a prefabricated wood panel system utilizing one-hundred by three-hundred–millimetre hemlock members fastened together in an early and innovative form of mass-timber construction. The western hemlock was significant, as we were able to demonstrate the structural potential for an often-overlooked species, one that is abundant near many resource-dependent communities.

Q: Where will you go next when it comes to pushing the boundaries with wood?

A: From the lessons learned from Whistler Public Library, and others, we have been able to integrate a mass-timber approach in a variety of building types, including schools, fire halls, and swimming pools. Every project is unique and offers new possibilities. Who knew we would achieve the world’s longest span of a timber catenary roof, as we did with Grandview Heights Aquatic Centre? Wood is a limitless material in so many ways—renewable, and with extraordinary expressive potential. That it fits so well with the role and mandate of community facilities means that we will be continuing to explore and imagine new possibilities in the future.

These projects and others are featured in a newly released book, Naturally Wood, which showcases British Columbia’s cutting‐edge wood architecture and design. The beautifully illustrated, 160-page publication contains more than 65 innovative wood buildings and projects, including how wood is being used in pools and arenas.

Four continuing education units have been developed based on the book. They are recognized by the Architectural Institute of British Columbia and are available at naturallywood.com/naturally-wood-ceus.

Download the Naturally Wood e-book at naturallywood.com/nwbc.

BentallGreenOak acquires Montreal rental complex

On behalf of Sun Life Assurance Company of Canada, BentallGreenOak announced it has acquired Appartements-Boutique, a purpose-built rental complex situated within walking distance from historic Old Montréal, Griffintown and Montréal’s central business district. Appartements-Boutique includes 243 residential units across two buildings, along with 10,714 square feet of ground level retail and 10,964 square feet of ground and second level office space.

The properties, located at 681-733 William Street, feature high-end suite finishes and a number of luxury amenities, including conference rooms, fitness areas, rooftop patios and pools. This acquisition further strengthens BentallGreenOak’s presence in Montréal’s urban real estate market, while underscoring the firm’s interest in high quality buildings connected to major public transportation corridors.

“Sun Life continues to grow its real estate footprint in Montréal, with strategic investments that align to our favourable, long-term investment outlook for the region and a positive contribution to our overall Canadian portfolio,” said Christina Iacoucci, Managing Director, Portfolio Manager for BentallGreenOak. “Drawing on the buildings’ exceptional amenities, wellness features, and connectivity to the city, our property management and tenant engagement teams are eager to create an exceptional living experience for present and future residents.”

“We view Montréal as a market in growth mode with strong economic characteristics that bode well for select multi-family asset in the core of the city,” said Michael Fraidakis, Co-Head of Canadian Investments, BentallGreenOak. “The newly constructed Appartements-Boutique is a high-quality asset in Montréal’s thriving downtown core with strong income-producing characteristics, and an attention to the finer details that we believe make this a fantastic addition to the Sun Life portfolio, and a rental living option of choice for residents in the city for the long term.”

Appartements-Boutique is easily accessible via transit, with its central location in close proximity to the Bonaventure (Square-Victoria-OACI) metro station, Gare Centrale and Via Rail Station. The future completion of the Central REM LRT station will offer residents another important transit hub within short walking distance.

In May, the firm acquired the Montréal landmark 1250 René-Lévesque, a 47-storey, a Class AAA office tower. BentallGreenOak is bolstering its investment position in the city amid an influx of immigration, increased business investment, infrastructure improvement and real estate development.

New fees and taxes spell Alberta revenue boost

The Alberta government projects an annual revenue boost in the range of $7 million from the doubling of various land title fees. As announced in the recently tabled provincial budget, fees for land title transfers, title creation and mortgages will increase from $1 per every $5,000 of value to $2. The additional $50 flat fee for these services will remain unchanged, while the current $5 fee for discharge on interest rises to $10.

Concurrently, expanded online access with self-serve options will be introduced to ease the process. Projected operating expenses for Service Alberta, the ministry overseeing land title registry, show a $7 million reduction in spending for land title administration — at $11 million versus $18 million in 2018-19 — beginning in 2019-20. Elsewhere, the budget indicates 45 staff positions will be cut from Service Alberta during 2019-20.

Another $5 million in new annual revenue will come from the application of the 4 per cent tourism levy on short-term rental properties marketed via online platforms. Housing providers listing availability through online services such as Airbnb and Vacation Rental by Owner (VRBO) have thus far eluded the tax that hotel, motel and bed-and-breakfast operators must submit to provincial coffers, but the budget promises to address what it terms “an unfair advantage” for this category of short-term rental (STR) proprietors.

“The government intends to bring forward legislation in spring 2020 to level the playing field among temporary accommodation providers,” it states. “To facilitate the collection of the tourism levy from STR operators, online marketplaces will be authorized to collect and remit the levy to government on their behalf. Government will work with online marketplaces to implement this change.”

The budget also announces plans to consolidate all management of provincial public sector pension funds in-house with the Alberta Investment Management Corporation (AIMCo). The current option to outsource to other fund managers will be rescinded.

“To build a ‘made in Alberta’ portfolio for healthy public investment, the volume of funds invested must be big enough to support optimum earnings and minimize costs,” the budget declares. “Moreover, the Alberta Teachers Retirement Fund, Workers’ Compensation Board and Alberta Health Services will be expected to transfer funds to AIMCo for management, reducing redundant administration.”

Revenue derived from AIMCo’s investment management charges is projected to increase by a modest $1 million over the 2019-20 to 2022-23 period. Meanwhile, schedule 21 of the budget’s fiscal tables chapter indicates that 25 new positions will be added at AIMCo for 2019-20, whereas all eight existing positions at the Alberta Local Authorities Pension Plan Corporation will be cut.

Oxford Properties a USGBC leadership honouree

Oxford Properties Group will be honoured as one of 20 leadership award recipients later this month at Greenbuild, the annual conference and expo of the United States Green Building Council (USGBC). The USGBC leadership awards are bestowed to individuals and organizations that have advanced sustainable principles and practices in design, management, operations and community building, while serving as role models and resources for their peers.

“Their actions are an inspiration to us all and demonstrate how our collective efforts can lead to meaningful change that moves us closer to our vision of buildings, communities and cities that regenerate and sustain the health and vitality of all life within a generation,” says USGBC president and chief executive officer, Mahesh Ramanujam.

Oxford has been recognized for environment, social and governance (ESG) leadership. The real estate arm of OMERS, the pension fund for Ontario’s municipal employees, is both an early participant and investor member in GRESB, the global benchmarking exercise for portfolio-wide ESG performance, and has consistently emerged as a sector leader for diversified office-retail portfolios.

“Oxford was the first in Canada to hire someone with ‘sustainability’ in their job title — Darryl Neate in 2008,” recalls Michael Brooks, chief executive officer of REALPAC. “That early step, together with strong senior management support, has kept Oxford amongst the Canadian and global leaders ever since.”

Darryl Neate, director of sustainability, is still leading the effort, which is now integrated into all aspects of Oxford’s decision-making and dealings with its clients — underpinning a stated mission to “connect people with exceptional places”. It has captured USGBC’s attention and commendation from the ranks of nearly 10,000 member organizations and more than 200,000 professionals who have earned LEED credentials.

“Looking ahead, we will continue to move the industry forward on the sustainability issues that matter most to our customers and communities — low-carbon buildings, renewable energy, wellbeing amenities and healthy materials,” Neate says. “We will continue to set ambitious targets, such as our commitment to reduce our carbon emissions by 30 per cent by 2025 and to transparently report back to the public on our progress.”

Oxford Properties is the only Canadian organization to receive the accolade this year. Kevin Hydes, chief executive officer and founder of the engineering and sustainability consulting firm, Integral Group, and a co-founder of the Canada Green Building Council, will also receive honours for his individual role at the forefront of sustainability. Integral Group now has offices throughout North America, Europe and Australia, including Toronto, Calgary, Edmonton, Vancouver and Victoria in Canada.

Auditor report reveals critical oversights at Tarion

Ontario’s auditor general has issued a report with 32 recommendations for strengthening operations at the Tarion Warranty Corporation. The special audit, released earlier last week, criticized Tarion for ignoring thousands of requests from new homeowners who needed to resolve disputes with builders over defects, but missed restrictive deadlines.

“We found that the strong presence of homebuilders on the Tarion board of directors, combined with Tarion’s internal requirement that it seek advance consultation with the Ontario Homebuilder’s Association on any proposed changes to its regulations, created an imbalance at Tarion that favoured the interests of builders over homeowners,” said Auditor general Bonnie Lysyk.

Under the Ontario New Home Warranties Plan Act, builders must provide warranties on materials and workmanship for up to seven years on the new homes they construct. The cost of those warranties is usually factored into the selling price. Tarion is responsible to license builders and step in either with financial assistance or to arrange repairs when builders do not honour their warranties to new home buyers.

“Most new homebuyers and builders usually resolve most problems without the need for Tarion to intervene,” said Lysyk, “but in cases where builders do not honour their warranties, it was often difficult and time-consuming for homeowners to navigate Tarion’s processes.”

As a result of the audit, it was found that Tarion’s process could take 18 months before compensating a new home buyer for a builder’s defect. Tarion’s Home-owner Information Package was also deemed confusing because it leaves the incorrect impression that it is Tarion, rather than their builder, that provides warranty coverage.

Senior management, meanwhile, received bonuses of 30 to 60 per cent of their yearly salaries based on, for example, keeping operating costs down, including those at the call centre. The quality of service to the public is thus affected. The audit also found that Tarion continued to issue licences to builders with poor warranty records.

In a press release last week, Tarion said it is committed to continuous improvement and that it has taken steps to enhance protections for consumers. These include: enhanced disclosure for purchasers buying pre-construction condominiums, updates to the Ontario Builder Directory to help prospective buyers make informed decisions and public disclosure of compensation to improve transparency.

“The purchase of a new home is the most important investment that many Ontarians will make, which is why we’re constantly listening to consumers, builders, and other experts to explore improvements,” said Howard Bogach, chief executive officer of Tarion. “With this in mind, we thank the Auditor general for her recommendations and look forward to acting on them with the best interests of homeowners in mind.”

The Ministry of Government and Consumer Services has also confirmed that it will ensure the recommendations are addressed in a timely and responsive matter.

No. 31 condo coming to Toronto’s Distillery District

No. 31 will be a 41-storey residential tower at 31 Parliament Street in the Distillery District. With glass facades and brick framing, the building will fit into the neighbourhood’s mix of old and new.

The Lanterra Developments’ venture will offer resident’s access to Sugar Beach, the new SmartTrack, TTC stations and downtown amenities. Suites range from studios to three-bedrooms, between 350 to 1,079 square feet, with prices starting in the high $400,000s.

“The aesthetic of this project was inspired by the mix of elegant and edgy qualities of the Distillery District,” says Mark Mandelbaum, chairman of Lanterra Developments. “Our vision for No. 31 is to create a community that has the beauty and grace of a European sidewalk, with a creative and dynamic essence you would find walking the streets of New York’s Chelsea neighbourhood.”

Architects include Arquitectonica and IBI Group. Alessandro Munge of Studio Munge will provide the interiors, a mix of dark earth tones, exposed brick and pipping elements.

“We were inspired by the immediate design elements around us within the Distillery District when planning the look of No.31,” says Munge. “We wanted to bring these attributes to the project through clean lines, merging contemporary and modern kitchen touches, and incorporating a palette of dark earth tones mixed with organic textures to showcase personality and style.”

The lifestyle condo is being described as a convergence of art, culture, history and style, with a number of shared space features planned. A fitness centre with a yoga studio, a pet spa, a unisex dry sauna and a reflective pavilion with a sunken fire pit are in the works. Plus, a multi-purpose party room, a children’s play area and an indoor pool with floor-to-ceiling windows will also be built there. The pool will offer views of Lake Ontario and the Distillery District.

For more information, please visit www.31condominiums.com

Plugging into the “smart city”

The push for smarter and more sustainable cities is gaining momentum. From the rise of “smarter” buildings to the expansion of digital infrastructure, forward-thinking asset owners are taking advantage of the latest technologies to create more efficient, advanced, and connected environments.

How can Canada’s commercial property owners and managers “plug in”? Here to examine how facilities new and old can take advantage of the “smart city” revolution, and where to begin, is Erica Brabon, Director of Energy & Sustainability at Black & McDonald Limited.

How do you define a “smart city”?
First and foremost, a smart city is one that’s designed to increase the quality of life for its citizens. That means a jurisdiction that focuses on sustainable, connected, and resilient assets and infrastructure. It’s also one that makes large-scale investments based on how those initiatives will contribute positively to the lives of its people, be it where they live, work, or go to enjoy themselves.

What should property owners/managers consider as they move closer towards becoming part of a smart city?
Whether you’re a public facility or commercial complex, the question is: “Are we ready to exist in a ‘smarter’ environment?” For example, if your retail outlet sits in an area of the city with a micro-grid, are you ready to participate in that grid from an investment and regulatory perspective? If you are an office complex with multiple tenants, are you sub-metering? Moreover, are you able to bill back to the tenants or provide them savings through some of the new technologies and systems that you’re putting in?

There’s also the connectivity aspect of ‘smart cities.’ What’s the connectivity experience for the citizen and is it integrated with new municipal platforms? Moreover, what kind of conversations are you having with those people in regards to how they feel about some of this digital transformation that’s happening around them? We need to determine the long term capital investment strategy that supports tenant retention and experience while transforming the building into a sustainable connected asset.

There are certainly many advantages for all asset categories within a smart city, but they require some upfront considerations, planning and an open minded approach to innovation and affordability

How do firms like yours support these “smart” building initiatives?
We can be the partner, the innovator, the implementer and the integrator. Our Energy & Sustainability Team serves as a centralized resource for clients who can bring together different expertise from across our company and the tech community to provide the best and most innovative solutions that are the right fit for your needs. So for an office tower or residential building, that could mean exploring the implementation of electric vehicle charging stations and battery energy storage, which not only contribute to better energy management but are increasingly popular amenities for today’s commuters.
In those cases, we work with asset owners and managers to examine what the energy impacts will be on their property, determine operational implications of new solutions, and help plan for their installation and ongoing monitoring.

That’s just one example, though. When we talk ‘smart buildings,’ we’re talking about any number of technology investments such as automated heating and cooling systems, predictive maintenance systems, advanced lighting controls, energy-saving amenities, or “intelligent” technologies that sense when residents pull into the parking lot and adjust their environment or unit accordingly.

Overall, our role when consulting clients on these “smart” initiatives is to be technology agnostic and outcome-focused. We provide advice on what technologies are out there, formulate a pathway to adopting these technologies, and then deliver insights to help the client make decisions that best match a building’s profile, its population, and resources.

What are the costs of becoming a “smarter” building or facility?
Like anything, it’s an investment. There again, however, we can help bring funding to the table from the federal government and provincial government, depending on what province you’re in, to decrease the cost of the project. We can also assist with upfront project scoping and having interactions between technology stakeholders.
We have to remember that being a smart building and “plugging” into a smart city has financial and operational benefits. More and more, asset owners/managers are recognizing that becoming a more sustainable and “smarter” building can create better returns while driving sales through an overall better resident experience.

You mention that becoming a smarter, more sustainable building has promotional benefits as well. Can you expand on that?
People are expecting more out of the places in which they live and work. They’re much more tech-savvy and conscious of their environment. Industrial tenants are asking about automated peak consumption prediction, building automation, ‘smart’ HVAC controls, and energy-saving amenities; residential unit owners are expecting amenities that will feed into their ‘connected’ lives; and commercial businesses are in search of the tools and services that will create more connected and digital customer experiences. Across the board, there is an increased desire to invest in technologies or at least begin planning to adopt them down the road. As an asset owner or manager, that’s how you’re going to stand out to potential tenants, and position yourself to take advantage of what these current and future smart cities have to offer.

Erica Brabon is Director of Energy & Sustainability at Black & McDonald Limited. For more Smart City Solutions and services, visit www.blackandmcdonald.com.
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Longtime B.C. association head Roz Thorn dies at 70

After a battle with cancer, Roz Thorn passed away October 6, 2019. She was 70 years old. Roz served for 48 years as the CEO of the Prince George and Northern BC Construction Association before retiring in 2015.

Roz was born in Prince George and spent her entire life in the city, cultivating many enduring friendships. She was a passionate member of the community, supporting industry, politics, gardening, and volunteerism. The famous annual Civic Center Seniors Tea was a special highlight for her. In her early years, she attended Central Fort George Elementary, KGV and PGSSS, graduating in 1967.

Following high school, she attended CNC and upon the completion of business courses, she joined the Prince George and Northern BC Construction Association. She was originally interviewed and hired by Henry Creuzot and Bob Borrie and mentored by Nora Strawbridge. She eventually worked her way to the top of the organization.

Her contributions to the industry were recognized with a 2008 B.C. Construction Association Distinguished Service Award. Over the years, Roz served on numerous local, provincial and national committees and boards.

She is survived by her brother Trevor Proverbs (Wendy), nephew Geoffrey (Jen), great-nephew William, and niece Tracey (Sam). She is also survived by many nieces and nephews in the Thorn family, including Susan McCandless, who spent endless hours with Bob (husband) and Roz during her childhood.

Starlight announces several new acquisitions throughout October

October was a busy month for Starlight Investments. Throughout the month, the company announced the completion of several apartment acquisitions, as well as the approval to proceed with plans to develop a new purpose-built rental building located in Barrie, Ontario.

The proposed 11-storey Barrie development will be in addition to an existing11-storey building located at 37 Johnson Street. When complete, the new building will offer 215 residential suites of varying sizes and feature an array of amenities. Located in a vibrant neighbourhood and steps from Simcoe Plaza, the property is in close proximity to the shoreline allowing tenants easy access to Johnson’s Beach, Shoreview Park, Nelson Park and Parkview Community Centre.

Meanwhile, on October 28, the company announced it had successfully completed construction of Park Village Townhomes and achieved full occupancy in eight months. Park Village Townhomes is an in-fill project comprised of 96 one- and two-level stacked townhomes located in Burlington, Ontario. The development complements Starlight’s existing rental community located at 2067-2077 Prospect Street.

Recent apartment acquisitions

Starlight’s apartment acquisitions in October included: four multi-residential concrete buildings located at 500 – 560 Proudfoot Lane in London, Ontario; a 132-unit concrete multi-residential building located at 380 Gibb Street in Oshawa, Ontario; a multi-residential building located at 155 19th Street East in North Vancouver, B.C.; and a multi-residential building located at 1205 Rudlin Street in Victoria.

The busy month kicked off on October 1st with the purchase of a multi-residential building, located at 1110 Caven Street in Mississauga, Ontario.

“This acquisition further enhances Starlight’s portfolio in the city of Mississauga,” said Daniel Drimmer, Starlight’s President and Chief Executive Officer, at the time of the purchase. “Our strategy remains to strengthen our rental offering in the Greater Toronto Area with well-positioned assets in sought-after neighbourhoods.”

For all the details, visit www.starlightinvest.com