ASHRAE LowDown Showdown models resilience

Team CREAM — an acronym for: carbon rules everything around me — has captured first place in the 2019 ASHRAE LowDown Showdown modelling challenge. This year, aspirants were asked to deliver designs for a hypothetical new 90,000-square-foot City Hall in San Diego, California, which were evaluated for energy performance, innovation and the collaborative effectiveness of team members.

“The competition not only challenged teams to achieve near net-zero, but also to include design and modelling elements to create a resilient building capable of withstanding natural disasters and providing prolonged emergency operations,” explains Annie Marston, the competition chair.

In this case, it was presumed the City Hall would serve as the city’s emergency operations centre in response to natural disasters and other crises, while already housing key administrators of many vital public services.

Solar power, battery-based energy storage and storage tanks for potable and non-potable water underpin the winning design, which promises the envisioned multi-purpose building would have 14 days of operating capacity in the absence of grid-supplied power. During normal operations, the proposed 427-kilowatt solar photovoltaic array would generate net positive energy, returning an estimated USD $0.137 per square foot ($12,330) annually to the building’s operational budget.

In tandem with energy-saving design features, technology and controls, energy use intensity is projected at 23.9 kBTu per square foot or about 0.293 kilowatt-hours per square foot. Annual water consumption is pegged at 785,000 US gallons, translating to costs of USD $0.077 per square foot.

Members of the interdisciplinary CREAM team — including engineers, architects, energy modellers, resilience and carbon specialists — are practitioners with the national Built Ecology group at the consulting firm, WSP, and work out of various regional offices in the United States.

“With the wide-ranging scope of this year’s competition, encompassing aspects of energy, water, resiliency and health and wellness, everyone had a chance to step up and showcase their expertise, while also being challenged to integrate that work with an evolving design,” observes Jason Lackie, the team captain. “As much as the pallet of tools we drew on helped with this multifaceted design problem, our team’s success depended on our ability to collaborate through obstacles.”

Along with the LowDown Showdown judges, attendees at last month’s ASHRAE Building Performance Analysis Conference in Denver, Colorado, extolled that outcome — voting team CREAM’s design the fan favourite.

Illustration: Basic elements of the CREAM (Carbon Rules Everything Around Me) team’s resilient near-net-zero design.

Zaha Hadid’s massive airport opens in Beijing

Designed by Zaha Hadid Architect, the Beijing Daxing International Airport in China is now open. At 700,000 m²(7.5 milllion sf), the passenger centre is the world’s largest single-built terminal.

Nicknamed the starfish, the design echoes principles within traditional Chinese architecture that organize interconnected spaces around a central courtyard, the terminal’s design guides all passengers seamlessly through the relevant departure, arrival or transfer zones towards the grand courtyard at its centre – a multi-layered meeting space at the heart of the terminal.

Six flowing forms within the terminal’s vaulted roof reach to the ground to support the structure and bring natural light within, directing all passengers towards the central courtyard. Natural light also enters the terminal via a network of linear skylights that provide an intuitive system of navigation throughout the building, guiding passengers to and from their departure gates. Structural spans of up to 100m create the terminal’s generous public spaces and allow the highest degree of flexibility for any future reconfiguration.

Photovoltaic power generation is installed throughout the airport to provide a minimum capacity of at least 10MW. Beijing Daxing’s centralized heating with waste heat recovery is supported by a composite ground-source heat pump system incorporating a concentrated energy supply area of nearly 2.5 million m².

The airport also implements rainwater collection and a water management system that employs the natural storage, natural permeation and natural purification of up to 2.8 million cubic meters of water in new wetlands, lakes and streams to prevent flooding and counter the summer ‘heat island’ effect on the local microclimate.

Q&A: Budget-friendly condo renovations

Whether it’s a front lobby reno or party room refresh, an outdoor addition or hallway restoration, taking steps to rejuvenate a condominium can have positive impacts on asset value and resident satisfaction. That is, of course, if there’s room in the budget to get a project off the ground. Condo managers and owners are often challenged to keep assets looking their best while balancing the books. That’s where knowing where to focus restoration efforts (and how to save a few bucks in the process) can help balance the desire to stay modern with the need to stay on budget.

Here with her advice from over 25 years of condominium interior design work is Anita Wiklém, founder, Creative Director, and Managing Partner of Wiklém Design Inc.

Wiklem Design founder

What would you tell clients who are anxious about spending money on a condo renovation or restoration?

You really don’t need to spend a fortune to make a big impression. If you know where to focus, where you can save money, and how to get creative with what you have, you can achieve your renovation and design goals without breaking the bank.

Where should that focus be?
The suite corridors and the hallways usually give the owners the most value back for their investment. That’s what suite owners typically react to the most because it’s an extension of their home. What I like to tell people is that carpet, paint, and wall covering are your basic needs – everything else is gravy.

That being said, replacing hallway carpets and wall covering doesn’t come cheap. That’s why we suggest considering the size of a carpet and wall covering’s repeating pattern because you want something that will match your layout and fit in with your environment. In some cases, they may even find that carpet tile is the better choice for an area with a lot of directional changes because it means less waste.

Lighting can also be a big-ticket item …
Right. Replacing or upgrading lights can be a strain on renovation budgets. But even still, good lighting design is crucial to the overall look and feel of a finished design. That’s why we like to review options to retrofit existing fixtures to LED if they are timeless and work with the design.

As for cost-friendly strategies, surface mounted pot lights look amazing. They provide a simple and clean feeling, especially for corridors, and they are very reasonably priced.

How can condo owners/managers save money when it comes to installing new interior decorations?
Sprucing up an area with a new painting, sculpture, or decorative feature sounds great on paper but can be pricey in execution. One way to keep costs in check is to simply re-purpose existing artwork from elsewhere in the building, either by placing them in new locations, taking old pieces out of storage, or adding additional design flares around existing pieces to bring new life.

Also, instead of going to galleries to buy your art, you can develop relationships with local artists and work with them to bring out the best of your design.

Does the same strategy apply to furniture?
It does. Just as “old” art can be relocated and spruced up, you can do the same with pieces of furniture that may have been forgotten or are currently languishing in places where they aren’t noticed. Before shopping for a new love seat, cabinet, or side table, look around for furniture that may need a little re-upholstering or cleaning to feel like new again.

I should, however, mention that when it comes to lobbies and exit corridors without sprinklers, you need to work with CAL 133 rated furniture (California Bulletin 133), which is a rating related to the flammability of furniture in various public buildings. Usually, you’d have to buy two of the same pieces of furniture to test one, so choosing a front lobby chair, sofa, or other upholstered items from a pre-approved selection of CAL 133 can save you a lot of time, money, and hassle.

What about saving money on aesthetic repairs?
We deal a lot with floors or walls that are dated and need a redesign. While one option is to replace the flooring entirely, this can understandably come at a considerable cost. Instead, we often build that flaw into a new design. For example, we worked on one condo that had large, visible scars in the granite from the building’s original planters, and the board couldn’t afford to replace the flooring. So instead of replacing it, we made it look like an inset detail. In another building, we were installing a new bar in a rec room that had damaged wooden flooring. Without the funding to replace it, we decided to create a granite border that followed the circular design of the bar and highlighted it with additional lighting. We just made it look like a wow factor instead of a broken floor.

Consulting a design professional for projects like these can also come at a cost. How can condo owners and managers justify the expense?
There is generally no line item for interior designers in the reserve fund budget, but when you’re tackling these massive projects, you’re going to want someone on your team who can get creative, find those cost-savings opportunities, and use every last dollar effectively. Just like engineers or electricians, registered interior designers have a wealth of knowledge and experiences they can bring to the table to help boards see things from different angles and make more informed decisions.

Anita Wiklém is the founder, Creative Director, and Managing Partner of Wiklém Design inc. and Wiklém Design+BUILD inc. (www.wiklemdesign.com), an award-winning Toronto firm specializing in condominium refurbishment and new build high-rise. This article originally appeared in CondoBusiness September 2019.

HAVAN elects Mark Cooper as board chair

Members of the Homebuilders Association Vancouver (HAVAN) elected Mark Cooper, Shakespeare Homes and Renovations Inc. (North Vancouver) as their 2019/2020 chair at HAVAN’s Annual Election Meeting in Burnaby, at the Riverway Golf Course on October 2, 2019.

As president of Shakespeare Homes and Renovations Inc, Cooper, a Red Seal certified journeyman carpenter, is passionate about building community. A certified Built Green Canada member, Shakespeare Homes and Renovations, under his leadership is an 11-time HAVAN Ovation Award winner, including best top-end renovation and Renovator of the Year – Large Volume; a two-time CHBA-BC Georgie Gold recipient, and National Housing Awards for Excellence recipient.

An active member of HAVAN since 2007, Cooper has served four years on the board of directors with the last two terms in the roles of second vice chair and first vice chair. He also chairs the HAVAN Reno Council (three years), actively organizing educational seminars and round tables to mentor industry peers. Cooper succeeds outgoing chair, Garett Wall, CEO of Centra Windows.

Also elected to the 2019/2020 HAVAN executive committee are: first vice-chair Rob Griesdale, Blackfish Homes, (North Vancouver); secretary/treasurer Avtar Johl, Platinum Group of Companies, (Surrey), with Garett Wall, Centra Windows, (Langley) as past chair.

Education workers reach tentative agreement

A tentative deal has been reached for a new central agreement, following talks between the Canadian Union of Public Employees (CUPE), the provincial government and the Council of Trustees’ Associations (CTA). According to CUPE, the agreement also ends current work-to-rule job action by CUPE education workers – including custodians and caretakers, maintenance workers, and tradespeople – and averts a province-wide strike that might have begun on October 7, 2019.

“We have secured a settlement that invests in high-quality services for students in Ontario’s schools, now and for the future,” said Laura Walton, president of OSBCU, which bargains centrally on behalf of the union’s education workers in CUPE’S press release.

“At the same time, it ensures that our members have secure jobs, decent benefits, and paid leave when they’re sick or injured. It’s what our education workers deserve.”

The tentative agreement, which must still be ratified by CUPE members in 109 bargaining units, restores many of the cuts made to education services earlier this year.

The union will not disclose specific details of the tentative settlement until the education workers have had the opportunity to review its contents and vote on the agreement.

Preparing for the Perils of Winter

Protecting your building from the damaging effects of water is critical to its longevity. As autumn turns to winter, there’s no better time to assess potential trouble spots, ensuring that any minor air leaks or weaknesses don’t develop into costly mistakes.

Scott Laing, an associate with RJC Engineers in Edmonton, sees all too often what can happen when a missed opportunity becomes a regret. Whether it’s holding on to old, inefficient windows, or the failure to anticipate that “early” first snowfall, building owners will find that even the slightest negligence today could end up costing them in the future.

“Any areas of heat loss or air leakage through the exterior of a building can be detrimental to the interior space,” he warns. “Costs related to heating can increase if there are issues of this kind—and windows are known to be significant sources of heat loss, especially in older buildings.”

Naturally, new windows have significantly better thermal ratings than old windows—meaning, upgrading them before the temperature drops will not only increase occupant comfort, but save owners considerably on energy costs down the road.

Additionally, Laing advises that building owners should have all the appropriate snow removal measures in place well before that first anticipated snow fall. “Engaging the services of a snow removal contractor helps to ensure your exterior areas will be cleared of snow on a regular basis throughout the winter,” he says. “This will reduce the risk of potential slips and falls, something no building owner ever wants happening on their property.”

As for the machines used to clear away all that hazardous snow, Laing cautions that snowplows with blades can potentially wreak havoc on the existing waterproof membrane at exterior parking structures. To minimize this type of damage, he recommends using snow removal equipment with brushes.

“Excess gravel placed on exterior parking decks has the potential to damage the thin traffic deck coating systems if it gets dragged or scraped across the surface by snowplows,” he notes. “Different types of de-icer salts are available, and some may have detrimental effects on exposed concrete structures. Owners should consider a concrete-friendly chemical de-icer instead.”

Identifying trouble spots

Aside from these general considerations, Laing warns that every building is unique and trouble spots will vary depending on age, design, materials and usage. To best prepare for winter, he recommends building owners conduct a thorough review of the exterior and existing waterproofing systems.

“This may include the entire building envelope, localized areas such as windows or penetrations through the exterior cladding, or the waterproof membranes and joints for parking structures,” he says. “Look for old or failed sealant materials, leaking joints, and areas of the membranes that look damaged.”

Given these areas are most susceptible to moisture-related deterioration, Laing recommends repairing them immediately to minimize leakage potential. For wood frame buildings, deterioration can occur in the form of wood rot. Delamination of concrete structures can occur in areas where moisture, salt, and oxygen are present, while steel structures and steel stud framing can experience corrosion-related deterioration.

But building materials are constantly improving—as are the buildings themselves. At the rate technology is moving, will there ever be a time when water infiltration won’t be the cause of so much stress and destruction?

“Waterproofing materials are improving and becoming a lot more durable,” Laing says. “So are glazing units, which are known to have better thermal performance and reduced heat loss than ever before.”

Still, water is water. And as building codes change, and waterproofing systems become increasingly more effective, keeping it out will always be your best bet for limiting its damage.

To find out more about waterproofing systems and how to prepare your building for winter, please visit www.rjc.ca or reach out to Scott Laing directly.

Managing short-term condo rentals

The explosive growth of online short-term rental websites has caused considerable controversy and concerns for condominium corporations. While some investor owners are listing their units on these websites in order the maximize the revenue generated from their units, many resident owners do not welcome short-term condo rentals.

Short-term rentals have several negative ramifications. In addition to detracting from the sense of community that many permanent residents desire, they can raise concerns about safety with so many strangers coming and going at all hours. Moreover, short-term rentals can lead to increased wear and tear on the common elements, lead to inappropriate behaviour by short-term renters interferes with the quiet enjoyment of residents, and generally create a situation where the condominium becomes, in effect, an unlicensed, unregulated hotel.

While short-term rental websites may have started with homeowner hosts trying to generate extra income by renting out a spare bedroom, things have certainly changed. Many short-term rental accommodation listings and revenue come from hosts who are commercial operators running a full-time rental business within their residential units.

At the present time in Ontario, there is no legislation that regulates or restricts short-term rentals. While the City of Toronto adopted regulations to license, register, and regulate short-term rental companies and impose a municipal accommodation tax on short-term rentals, those regulations are not in effect pending the outcome of an appeal of the City’s zoning by-law amendments permitting short-term rentals. With no governmental regulation in place, it is up to condominium corporations to implement measures to address the concerns resulting from short-term rentals. Different measures will need to be taken depending on whether the corporation’s declaration prohibits or permits short-term rentals.

Condos with declarations that specifically prohibit short-term rental
If a condominium declaration prohibits short-term rentals, the corporation has a statutory duty to enforce the declaration. There is no option to turn a blind eye and allow short-term rentals.The corporation should ensure that residents are familiar with the corporation’s documents by circulating the provisions that prohibit short-term
rentals to each owner and resident and posting them in elevators or on bulletin boards reminding residents of the prohibition. Residents should be directed to immediately inform on-site security or property management if they suspect that units are being used for short-term stays and to document all observations. Front desk security/concierge staff should be vigilant and watch for people coming and going from the building with suitcases.

If short-term rentals are suspected, the management or the concierge should look at the short-term rental websites to see the online advertisement being used to market the unit. Any evidence that is gathered will assist with enforcement. Corporations should promptly notify offenders in writing of their non-compliance and demand that use of the unit for short-term stays cease immediately. If the non-compliance continues, the matter should be escalated to legal counsel where the complaints, advertisements, or incident reports gathered will assist with effective and timely enforcement (and recovery of all legal fees).

In order to make it more difficult from a practical perspective to rent units on a short-term basis, the corporation can enact rules that limit access to key fobs to owners and residents. Fobs should be issued in person only to those whose identity and residence has been verified by two pieces of original government-issued photo identification and only one per person.

Condominiums with declarations that permit short-term rentals
Some condominium declarations specifically permit short-term rentals, while other declarations are silent about short-term rentals. In either case, the corporation can take steps to amend the declaration to prohibit short-term rentals. In order to do so, the written consent of the owners of at least 80 per cent of the units must be obtained.

This is a high threshold that is very difficult to obtain, especially if there are a large number of investor owners who do not want to be limited in the rental of their units. If the declaration is silent about short-term rentals, the corporation can enact rules that prohibit short-term rentals.

Enacting rules is easier than amending the declaration. Notice of the proposed rules must be given to the owners, who will have the opportunity to requisition a meeting. If a meeting is requisitioned, the owners will vote against the rules. The threshold is the majority of votes cast by owners present at the meeting either in person or by proxy. If the threshold for the vote is not obtained, the rules will come into effect. If no meeting is requisitioned, then the rules become effective 31 days after the board has given notice of the rules to the owners.If the declaration specifically permits short-term rentals, the corporation cannot take any steps to prohibit short-term rentals.

However, corporations whose declarations permit short-term rentals can enact rules that regulate them. Such rules could provide for the following:

• Require short-term rental hosts to enter into an agreement with the corporation before making the unit available for short-term rentals.
• Require hosts to obtain and provide written proof of insurance coverage for short-term rentals.
• Require hosts to provide the names and addresses of the short-term renters and the duration of their stay.
• Prohibit short-term renters from using any of the facilities or amenities of the corporation.
• Require hosts to obtain at their cost a special short-term renter key fob and prohibit the host from providing any other key fob to short-term renters.
• Prohibit hosts from using front desk security/concierge to drop off and pick up key fobs.

Corporations can also enrol in Airbnb’s Friendly Buildings program, as this will give the corporation more control over the Airbnb activities in the condominium. The program implements a number of measures that will benefit the corporation:

• The corporation will be provided with information about which units are being rented through Airbnb, the dates that guests check in and out and the number of guests.
• All guests will be required to provide government-issued ID to Airbnb.
• Airbnb will conduct checks on guests and will only allow Airbnb guests who have 100% positive reviews.
• Airbnb’s property and liability insurance will be extended to cover the corporation and the common elements.
• The corporation will receive a portion of the revenue from the rentals to compensate for the increased wear and tear on the common elements and increased security costsresulting from short-term rentals.
• Airbnb will refuse to allow hosts to use its booking platform if there are too many complaints (e.g., nuisance, noise) generating from the rentals.
• The program gives condominium management the right to approve or decline each host’s listing before it goes live on the site.
• Once a condominium is registered as an Airbnb-friendly building, hosts cannot become an Airbnb host outside the program. Whenever a resident in the condominium decides to host and enters their address in the Airbnb system, they are automatically routed to the condominium hosting rules and commission percentage payable to the condominium corporation.

Many condominiums whose declarations permit short-term rentals have realized that short-term rentals are here to stay and that rather than trying to ban them outright. Therefore, it makes more sense to take measures to regulate them and give the corporation some control over the short-term rental activities in the condominium.

Denise Lash is the Founder of Lash Condo Law. This article first appeared in CondoBusiness Magazine September 2019.

Housing theme for World Architecture Day

On World Architecture Day, the Royal Architectural Institute of Canada (RAIC) is calling on architects to lead in the fight against climate change and bring discussion of the built environment to the federal election.

World Architecture Day was established in 2005 by the International Union of Architects (UIA) to “remind the world of its collective responsibility for the future of the human habitat.” It is celebrated every year on the first Monday in October to coincide with the United Nations World Habitat Day.

In response to the 2019 World Architecture Day theme, “Architecture…housing for all”, the RAIC is focusing on sustainable and climate-resilient design.

Buildings and climate change

A 2019 federal government report has found that Canada is warming twice as fast as the rest of the world. Extreme weather events damage and destroy housing and increase displacement. Climate-related disasters in Canada have resulted in billions of dollars in damage and are becoming more frequent. For example, the Fort McMurray wildfire (2016), and flooding in Alberta (2013) and Quebec (2017).

The design, construction, and operation of Canada’s buildings account for nearly 40 per cent of carbon dioxide emissions which contribute to global heating. Therefore, buildings represent a significant opportunity to reduce greenhouse gas pollution. As designers and product specifiers, architects can make a big difference. Architecture addresses not only energy-efficiency but also land use, materials choice, construction waste, and water consumption.

Architects’ declaration
Architects in Canada are already designing for sustainability and resilience, and some firms are pledging to increase their efforts by signing a declaration issued on September 20, 2019.

The declaration, titled Canadian Architectural Professionals Declare Climate and Biodiversity Emergency and Commit to Urgent and Sustained Action, is a grassroots effort developed by architects across Canada and members of the RAIC Committee on Regenerative Environments. A companion document, Designing for the future, outlines six actions that Canadian architects can implement to reduce the carbon footprint of their projects. So far, about 150 firms, organizations, and individuals have signed the declaration.

Federal election
The federal government is Canada’s single largest owner of buildings and land. It should have a central role in setting the highest standards of excellence and environmental sustainability.

During the 2019 election campaign, the RAIC seeks to engage political candidates, along with the public, in a discussion about the importance of architecture and urban design in shaping a sustainable future for Canada.

RAIC Congress 2020

On October 5, 2020 —World Architecture Day 2020 — the RAIC will hold its inaugural RAIC Congress on Architecture in Montebello, QC. The topic will be Climate Change and Architecture in Canada.

NAIOP announces Development Challenge winners

The VSNT Developments team earned first place in the NAIOP Greater Toronto’s Development Challenge. The competition brought together a total of 10 teams of developing leaders and students representing local universities in order to create development proposals for a land parcel – mimicking a real-life experience, the teams worked with the constraints inherent with this property.

Slate Asset Management and Choice REIT partnered with NAIOP to use Dixie Outlet Mall in Mississauga as the subject for this year’s competition. According to NAIOP‘s press release, the future of retail shopping centres is rapidly evolving, and owners are quickly realizing the underutilization of the land parcels they sit on. This case pushed teams to think about these changing conditions as they evaluated the highest and best use for this 46-acre piece of land.

Three finalist teams presented their comprehensive development proposals live on stage for our audience and judges on Awards Night, October 3, 2019 at the Toronto Region Board of Trade. Cash prizes were awarded to all finalist teams.

This year, the winning team was made up of Soroush Asgarinia, Smith and Anderson; Tony Ju, City of Toronto; Jinny Tran, Schulich School of Business – York University; Nedal Machou, Hariri Pontarini Architects; Nikhil Paul, Teva Pharmaceuticals; Victor Chan, BGIS.

Photo courtesy of NAIOP.

Montreal hits residential sales record

Montreal’s residential sales are up for another month as condo transactions helped mark a new September record.

According to the latest stats from Centris, the Quebec Professional Association of Real Estate Brokers (QPAREB) provincial database, a total of 3,659 residential sales were closed in Montreal Census Metropolitan Area (CMA) during September, representing a 14 per cent increase from one year prior and the best figures for the month to date.

“This September closes the summer season on a very positive note,” said Julie Saucier, president and CEO of the QPAREB. “We are seeing double-digit growth for a third consecutive month, which has not been seen since 2003. We also note that condominium prices are soaring due to a significant drop in inventory.”

Indeed, condo sales were among the strongest in Montreal, rising by 15 per cent (1,381 sales) compared to September 2018. Single-family home transactions also jumped by 15 per cent (1,888 sales), while the sale of plexes with 2 to 5 dwellings were up 11 per cent (386 sales).

Prices were also up among all residential housing categories. The median price of condos increased by 10 per cent from September 2018 to hit $290,000, while the average price of plexes rose 10 per cent to reach $555,750, and the median price for single-family homes went up by 6 per cent to hit $355,000.

Read Centris’ full September 2019 report.

Ontario boosts Tarion transparency

The Ontario government is strengthening the transparency of its Tarion Warranty Corporation in a bid to strengthen consumer protection for new home buyers and owners.

Moving forward, Tarion (formerly known as the Ontario New Home Warranty Program) will post information regarding the compensation it pays to board members and specified officers to its website on an annual basis, with the first post to go online by October 15, 2019, for the 2018 period.

“This change will help ensure that Tarion is more transparent for the people of Ontario,” said Lisa Thompson, Minister of Government and Consumer Services. “And it aligns with our commitment to strengthen accountability and transparency across government.”

Future disclosures will be posted by March 31 of each year. The information will include cash compensation, pensions, long-term incentives, and all other compensation, such as perquisites. For board members, Tarion is now required to disclose annual retainers and per diems earned.

“Buying a home is a significant and important financial decision,” added Thompson. “This is why our government is putting people at the centre of everything we do as we continue to move forward in transforming Ontario’s new home warranty program.”

Tarion was created in 1976 by the Ontario government to administer the Ontario New Home Warranties Plan Act. In 2018, 63,009 new homes were enrolled in the warranty program, over half of which were condominium units.

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TSSA honours 2019 Safety Award recipients

Technical Standards and Safety Authority (TSSA) recognizes W.O. Stinson & Son Ltd. and Andrew Stone of D’Orazio Infrastructure Group with Impact Safety Award.

According to the press release, family-run W.O. Stinson & Son has served customers in eastern Ontario and western Quebec as residential and commercial fuel and lubricant distributors for more than 80 years. The company launched a quality assurance program based on the idea that safety is everyone’s responsibility from top to bottom, and that all employees should be aware of the requirements and regulations related to their jobs.

“Their willingness to go above and beyond established standards makes them a clear success story when it comes to increasing safety where Ontarians live and work,” says John Marshall, TSSA’s Director of Fuels Safety in the organization’s press release.

Andrew Stone – health, safety and environmental manager at D’Orazio Infrastructure Group – was injured on the job while working as a carpenter early in his career which ignited a lifelong passion for workplace safety advocacy. Now responsible for more than 70 employees he ensures the safety of his company and the greater community. In addition to serving with several industry associations, he is a board member of the Ontario Regional Common Ground Alliance (ORCGA) where he is playing an instrumental role in developing a provincial plan to improve safety education and training for excavators when working around buried infrastructure.

“Andrew Stone is a dedicated safety advocate,” Marshall says. “His commitment to education and innovation is an excellent example of the type of leadership we are proud to highlight with our annual Impact Safety Award.”

For more information on the TSSA Safety Awards, please visit https://www.tssa.org/en/about-tssa/safety-awards.aspx.

Purdy’s Wharf upgrades underway

GWL Realty Advisors has partnered with CBRE Ltd. to actively lease Purdy’s Wharf – one of the most recognizable commercial office buildings in Atlantic Canada.

“We are very excited to work on this iconic Halifax property, and with the renovations, improved green spaces, common area Wi-Fi, access to amenities and unprecedented onsite parking, I believe the existing tenants will love the changes and it will help attract new office occupiers” said Mat Houston of CBRE in the press release.

CBRE has been enlisted to market and lease more than 200,000 sq. ft. of office and retail space that will be available within the three buildings

“We are confident that with the ongoing investments, best in class customer service and amenities, Purdy’s Wharf will continue to attract tenants of all sizes,” added Pascale Roy, vice-president of asset management for GWLRA in the press release.

The 700,000-sq.-ft. Class-AAA office complex was the first building in Atlantic Canada to receive LEED EB: OM Gold Certification and employs various green initiatives guided by BOMA BEST practices. With help from Breakhouse Design, the three buildings have been redesigned with bright modern common areas for social and casual use.

The complex’s seven-storey covered parkade boasts 1,080 stalls, accounting for approximately 20 per cent of the downtown parking inventory. Other amenities include Wi-Fi-enabled communal workspaces; shops and services; covered bicycle parking and lending program; onsite daycare and fitness centre; green outdoor spaces; and water commuter docking.

Image courtesy of CBRE.

AIBC recognizes exceptional contributions

Vancouver architects Nicholas Bevanda and Terence Williams will be awarded Lifetime Achievement Awards at the AIBC 2019 Recognition Ceremony. The ceremony will take place in late November at the VanDusen Botanical Garden where exceptional contributions to the built environment and local communities will be celebrated.

Bevanda will be posthumously awarded the Lifetime Achievement Award for his outstanding contributions to the built environment and community, particularly in the Okanagan. Throughout his career, Bevanda shared his architectural expertise in many ways – he was actively involved in his community, serving as a mentor and volunteering at several organizations. He sat on many committees at the Architectural Institute of B.C., the Royal Architectural Institute of Canada, and various municipalities.

Williams is being recognized for his dedication to the profession, notably for his sustainable and innovative approach to design. He served on AIBC Council from 1978 to 1983, including two terms as president. He also sat on the Royal Architectural Institute of Canada Board of Directors from 1984 to 1988, and was Chancellor of the RAIC College of Fellows.

AIBC volunteers, who are crucial to furthering the public-interest mandate of the Institute, are also recognized at the ceremony. Last year, nearly 200 volunteers collectively contributed 8500 hours to the Institute’s initiatives and programs.

Paul Kernan will receive the CEO Award for Exceptional Volunteer Service for his more than 20 years of volunteerism with the Institute and profession.

In addition, six AIBC Council members will be honoured for their contributions. They include Darryl Condon, Sean Ruthen, Marianne Amodio, Bruce Haden, Gordon Richards and Danica Djurkovic.

Fast tracking success

With its distinctive facade of precast concrete panels and reflective glass, Simon Fraser University’s (SFU) new high-tech Surrey Campus building is turning heads.

Located adjacent to the current SFU campus at Surrey’s Central City Mall complex, the Sustainable Energy and Environmental Engineering program (SE3P) building is the first phase of a three-part expansion for the university in the city.

The sustainable energy engineering programming, Western Canada’s first, offers an interdisciplinary approach to energy engineering by integrating science, environmental and business courses. The programs will prepare students to work in clean technology sectors.

The 220,000 square foot, cast-in-place concrete building includes underground parking and features modern wet and dry teaching labs, classrooms, study spaces, faculty offices, meeting rooms, a central atrium space and a 400-seat lecture hall to serve SFU as well as the broader Surrey community.

Bird Construction broke ground on the 30 month project in September 2016 with substantial completion on March 13, 2019. At peak of construction, 300 workers were on site.

To meet the schedule, budget and quality of the project, it required very careful planning and a highly strategic approach. The fast-track schedule was the single biggest challenge, according to Bird Construction project manager Sean Gribben.

“We knew the challenge going in. We had to meet certain milestone dates. We hit the ground running and we didn’t take our foot off the gas,” he says.

The project was made possible with partial funding through the federal government’s Post-Secondary Institutions Strategic Investment Fund (SIF) and matched by the Province of British Columbia. The $90 million in government funding had a hard April 2018 deadline for interior and exterior components, creating a variety of logistical and physical challenges.

The project was definitely not your typical build out, requiring extensive coordination and cooperation among the team members which included more than 70 sub-trades.

“We were doing construction backwards. Typically you don’t do finishes until you do your envelope. Typically you have the design before you build… so definitely one of our most challenging projects,” says Gribben, adding that nine different tender packages were issued to help keep construction on track with the fluid design.

The accelerated speed needed to carry out the building’s construction meant interior work had to proceed while the building exterior was also being completed. A temporary roof system and a hoarding system were installed to facilitate the unusual construction process.

“We had a hoarding wall system constructed around the perimeter of the building, 10 feet in from the envelope to allow crews to work,” says Gribben. “This was all done throughout the winter as well so if you can imagine – snow, driving rain – and we’re doing all these interior finishes with no envelope.”

The tight site required just in time deliveries with all trades working together to manage materials and laydown areas. Construction of a neighbouring highrise (eight inches away) was also a major challenge.

“Coordination between us and the new highrise next door was difficult and extremely challenging,” notes Gribben. “We shared one ramp going into the parkade, and our tower cranes overlapped one another so there were lots of logistical and safety issues.”

Designed by Revery Architecture (formerly Bing Thom Architects), the building features an eye-catching facade composed of white precast concrete sandwich panels and reflective glazing.

The 330 custom panels were supplied by Surespan Structures. Gribben explains that the precast cladding involved importing white cement powder from Mexico and white sand from Ontario.

The panels were cast using several specialty liners that follow the lines of the panel, creating a wave pattern. Surespan Construction installed the panels on the building using multiple cranes as panels had to be rotated on site prior to being hung from the building.

“It’s not one-of-a-kind, but the system itself is quite unique,” says Gribben.

Utilizing prefabricated components such as the precast concrete elements for the facade enabled the building to be closed quickly to meet the tight construction schedule.

Inspiration for the facade was drawn from the geometric pattern of electrical circuit boards which reflect the subject matter being taught, according to Revery design principal Venelin Kokalov.

“The reflective glass also catches the blue sky and the concrete looks like clouds,” he says.

Kokalov also cited the schedule as the main challenge, explaining the design team was divided into three groups to manage approvals and permits; design and documentation; construction and administration. “No time to make mistakes. Everyone had to have common goal and support each other.”

Spanning five-storeys, the building program is organized around the light filled atrium with its sweeping staircase and live trees at varying levels. The material palette is minimal with the focus on the people to provide colour and animation.

“Our design always starts with people – the main focus is the people. Improving quality of life for students was key,” explains Kokalov. “In this case, we wanted to create this park in the middle [of the building] where students can socialize, interact and come together. It wasn’t originally part of the program.”

He adds nature and transparency was important with glazing used at the building’s ground plane to extend the outdoor landscape into the interior public space.

Targeting LEED Gold certification, SE3P is tied into the city’s district energy system. Other efficient mechanical systems include a heat recovery chiller and displacement ventilation. The atrium is designed as a large return air plenum, notes Kokalov.

The building design and construction achievements have not gone unnoticed, earning a Canadian Precast Concrete Architectural Recognition Award and most recently several 2019 VRCA Silver Awards of Excellence. Bird along with several subcontractors will see if they will earn VRCA Gold Awards at the October gala.

“Everyone was under the gun. Everyone had to really work together to ensure we met the target goals,” says Gribben. “Now there’s an outstanding building for the students and the community. Bird is very proud of this project and the effort put in by our subs.”

Cheryl Mah is managing editor of Construction Business.

Minto reveals downtown Toronto condos

Two new condos have been announced for Toronto’s downtown core. Minto Communities’ 123 Portland and The Saint will occupy the east and west ends of Adelaide Street West, respectively, offering “contrasting takes on downtown urban living.”

“With population growth and evolving purchaser habits, downtown Toronto continues to be one of the most attractive markets in North America,” says David Robins, Division President, Minto Communities. “Historically, the core has been dealing with supply constraints, so we are thrilled to be in a position to launch not one, but two new and distinct projects to the city. But even more so, we’re focused on maintaining a leadership position when it comes to quality, contextual design, customer satisfaction, and sustainability.”

123 Portland is designed by Sweeny & Co Architects and U31. It will rise 14 storeys high and offer 114 units which, according to developers, will draw inspiration from Parisian apartments. At the other end of Adelaide Street West, The Saint will take a different approach with a slender, 47-storey tower designed by Wallman Architects to reflect a “modern play on Japanese minimalism grounded in health and wellness” complete with a unique meditation room and spa amenities.

“Each corner of downtown Toronto has its own distinct personality, so it’s important when contemplating potential developments that we think granularly. A project at Front and Bathurst is not going to resemble a project in Yorkville,” says Matthew Brown, Director of Product Development. “Even when you look at opposite ends of the same street like Adelaide, you have distinct communities, with distinct needs. The Saint and 123 Portland were designed as direct responses to their own urban contexts.”

Both properties will include a number of sustainable features, including updated VRF (variable refrigerant flow) building systems, water purifiers in every unit, under-counter garbage sorters, and a host of green living amenities.

Fire extinguishers too often a workplace enigma

A quick and confident response can be the difference between fire suppression and conflagration. An awareness campaign timed for Fire Prevention Week is aimed at spreading workplace information that could help halt the spread of fire.

“Our Find Your Fire Extinguisher (FYFE) campaign is focused on helping facility managers and building owners educate their employees, customers and others on the location of extinguishers and how to use them,” says Taylor Brummel, director of fire protection marketing with Cintas Corporation.

Surveys in the United States have revealed that nearly three-quarters of adult respondents had never used a fire extinguisher. So the campaign is starting with the basics. Facilities managers or other trainers can use the acronym PASS to highlight the four steps of deploying common, portable fire extinguishers:

Pull the pin
Aim at the base of the fire
Squeeze the handle
Sweep side to side

Fire extinguishers are classified A, B, C, D or K based on the types of fire they suppress most effectively. The surroundings and environment are key factors for a facility manager to consider when deciding which units should be in place and how many are needed. Local Authorities Having Jurisdiction (AHJ) should be consulted for more information on the fire code or other requirements.

Extinguishers can contain different kinds of contents: water; dry chemical; foam; or carbon dioxide. The vessels can also be different: pressurized cylinders; cartridge operated units; or wheeled units.

Facility managers should have a plan in place to inspect each unit monthly and have the required maintenance performed on an annual basis as per applicable codes and standards. These efforts are designed to provide confidence that each unit will function properly if a fire emergency occurs.

Conduct training with employees so they are familiar with the location of each extinguisher and understand when and how to use it during an emergency. Equally important, they should know when to abandon extinguishing efforts.

The U.S. Occupational Safety and Health Administration (OSHA) advises fire extinguishers can be used to control or extinguish small fires and to protect evacuation routes that may be directly or indirectly blocked by a fire. If a fire is already sizable, or is not diminishing in size with the assistance of an extinguisher, all occupants should evacuate and leave it to professional firefighters.

“With occupant well-being at stake, prioritizing fire extinguisher education is a positive step toward improved fire safety,” Brummel says.

This year, Fire Prevention Week is October 6 to 12 in both Canada and the United States.

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