Aquatic Centre showcases unique lighting design

The Vanderhoof Aquatic Centre in British Columbia is a stunning new aquatic facility. The facility has a 25 meter, six-lane lap pool, a 1500 sq.ft. leisure pool, thirty-five-person hot tub, sauna, and an aquatic climbing wall. The natatorium space is an architectural showpiece, with a unique lighting design that creatively illuminates and integrates with the facility’s design.

Carscadden Stokes McDonald Architects Inc., the project architects, had originally envisioned an expansive wooden ceiling with embedded linear lighting that would accentuate the dramatic ceiling angles. As a part of the design and construction process, the original ceiling was stripped back, opening the ceiling and exposing pipes, beams, and other mechanical infrastructure.

The project’s lighting designer, Doug McMillian of AES Engineering, recommended an alternative lighting design that would enhance the space by replicating the ceiling’s original angles and structure. In his design, the linear lighting, mounted in the same angles and plane as the former ceiling, was suspended across, effectively recreating the original plane and angles, and pulling viewers’ eyes away from the exposed beams. The lighting essentially “became” the ceiling.

McMillan’s approach of installing luminaires directly above the pools is still relatively new for the industry. A past concern has been maintenance accessibility to older lighting technologies. This option has been cost-prohibitive, as the requirement to drain pools and install scaffolding in order to change less reliable metal halide lamps had been too costly.

Typically, natatoriums utilize indirect lighting. Luminaires are installed on the sides of the space and directed upwards to bounce off the ceiling. Because there is no ceiling in the Vanderhoof facility, illuminating the space this way would have resulted in low efficiency levels. Uneven lighting, hotspots and achieving appropriate lighting in the center of the pool could also prove problematic.

Collaborating with A-Light led to a lighting scheme that is as dramatic in its aesthetics as the technology behind it. McMillan selected A-Light’s Accolade D2 luminaire to suspend in rows above the pools, just below the ceiling’s mechanical infrastructure. The 3.5” wide and 5.3” high linear LED fixture was well-suited to the project. The fixtures performed well in the severe natatorium environment and provided the opportunity to propose a striking design with direct above-pool lighting.

Following the angles of the ceiling required custom corners along the linear run. To achieve these transitions in a traditional natatorium rated linear fixture, separate linear luminaires would have to meet at each corner, breaking the continuous line of light at the connections. McMillan did not want these dark spots, as he envisioned a seamless look that would truly accentuate the ceiling’s unique shape.

He explained the design challenge: “Your attention is drawn to the dark spots rather than the overall lighting effect. Instead of the fixture complementing the architecture, it actually disrupts it.”

A-Light’s design assist team worked through the alternatives, customizing Accolade D2 to McMillan’s specifications. Utilizing custom-milled mid-blocks, the team was able to isolate the top optical chambers at the joints which would be sealed, enabling them to provide dedicated mounting points, and maintain a continuous lens on the direct portion of the luminaire.

The final result creates a soothing, well-lit environment for the centre’s visitors. Natatorium lighting from lower ceilings tends to generate unwanted reflections and glare off the water. In this case however, the customized linear luminaires provide a much softer light and the total effect across the ceiling span creates an even distribution of illumination.

Agreement reached for Calgary event centre

An agreement between the City of Calgary, Calgary Sports and Entertainment Corporation and the Calgary Exhibition and Stampede Limited has been reached for the development and construction of a new public sports and entertainment event centre.

The agreement lays out the terms of a partnership that will see the creation of facilities to serve as public gathering places for significant events, attract world-leading performing artists and serve as a new home to the Calgary Flames, Hitmen and Roughnecks.

In addition to the new event centre, the vision for the area adjacent to the facility includes a purpose-built outdoor festival space and infrastructure enhancements to Stampede Park, all of which will serve as a catalyst for the development of Calgary’s Culture and Entertainment District.

“It’s a good deal for Calgary. This deal makes sense on its own merits and we believe it will help accelerate the redevelopment of East Victoria Park,” said Mayor Naheed Nenshi.

The estimated cost of the event centre is $550 million, which will be shared 50/50 between the city and CSEC. With its 50 per cent investment, The City will own 100 per cent of the event centre. CSEC will bear 100 per cent of the operating, maintenance and repair costs for the period of the 35-year agreement. The City will also receive a facility fee for the lifetime of the agreement and a portion of the event centre naming rights. In addition, value will be created for The City as a result of increased property tax revenue. Local amateur sports organizations will benefit from CSEC’s commitment to provide them with $75 million in added funding over 35 years.

The Calgary Municipal Land Corporation (CMLC) will lead construction and development management, including public consultation on the project’s design, programming and integration into the Rivers District.

If approved, construction on the event centre is slated to begin in 2021 and the main facility will have a seating capacity of 19,000. City council is scheduled to vote on the agreement on July 29.

SNC-Lavalin named FM for two LTC facilities in Newfoundland

SNC-Lavalin has been selected by Fengate Capital Management to provide facilities operations and maintenance (O&M) and lifecycle services for two new Gander and Grand Falls-Windsor long term care (LTC) facilities in Newfoundland.

The facility management scope covers grounds/landscaping, help desk, pest control, plant operation and maintenance and the lifecycle management.

Fengate is a member of the consortium Newfoundland and Labrador Healthcare Partners managing the LTC project to design, build, finance and maintain (DBFM) the two facilities in a public-private partnership with the Government of Newfoundland and Labrador.

Each facility is approximately 60,000 square feet and will provide approximately 60 long-term care beds at each site. Subcontractors will be enlisted for roads, grounds, snow management and landscaping, elevators, HV electrical, fire and life safety, and HVAC/BAS.

“We appreciate the opportunity from Fengate and its consortium to fulfill the operations and maintenance needs of the Gander and Grand Falls-Windsor long term care facilities,” said Dale Clarke, executive vice-president, operations and maintenance, SNC-Lavalin in the press release. “SNC-Lavalin delivers a high level of professional care in O&M and will continue doing so by engaging businesses from the local communities to support in the smooth operations. We look forward to participating in these two communities for decades to come.”

SNC-Lavalin O&M is ISO 9001:2015 certified with robust quality management procedures and policies. The 30-year contract (from 2021 to 2051) will start once construction is complete.

AHRI updates refrigerant container colour protocol

Air-Conditioning, Heating, and Refrigeration Institute’s (AHRI) Guideline N, Assignment of Refrigerant Container Colors updates remove paint colour assignments for refrigerant containers.

Guideline revisions, first published in 2015, specify that all refrigerant containers should have the same paint colour, RAL 7044, to reduce confusion among similarly coloured refrigerant containers.

“Misidentifying refrigerants can lead to serious safety issues because refrigerants have different operating pressures and physical properties, including potential flammability,” said Helen Walter-Terrinoni, AHRI vice-president of regulatory affairs in the press release. “It can also cause equipment damage if refrigerants are used in the wrong applications. The updated guideline will ensure that refrigerants continue to be used correctly and safely.”

According to the press release, the U.S. Code of Federal Regulations (CFR) Title 49 for hazmat transportation regulations and CFR Title 29 for occupational safety and health regulations require that all hazardous material containers, including refrigerant cylinders and drums, be labelled to clearly identify the contents. These container labels and markings should always be used as the primary means of identification for hazardous materials, including refrigerants. AHRI will continue to assign PMS colours for printed materials only, including the label on containers and the outer packaging of DOT39 cylinders, the guideline still requires that all flammable refrigerants include a red band on the shoulder or top of the container. The changes do not apply to products already packaged.

While AHRI Guidelines act as recommendations from industry and are not required by law, virtually everyone in the industry adheres to Guideline N and all users should be aware that the cylinder and drum label or silkscreen will now serve as the primary means of properly identifying the type of refrigerant in a cylinder or drum.

Guideline N is free to download from AHRI’s website and the changes to refrigerant container colour protocol kick off in January 2020.

Ontario aims to relax scrutiny of accessibility

Proposed new instructions for land use planning in Ontario would downgrade the required scrutiny of accessibility. Where municipal Official Plans have been expected to give directions for “identifying, preventing and removing land use barriers” that could keep people with disabilities and seniors from fully participating in society, the modified policy would call for the less specific step of “addressing land use barriers”.

“The value of including language such as ‘identifying’ and ‘preventing’ and ‘removing’ is that each word is a trigger for a specific action within the development process,” observes Glenn Miller, a planner, senior associate with the Canadian Urban Institute and an advocate of community design that supports an aging population. “Changing the active word to ‘addressing’ is vague to say the least.”

The revision is one of dozens the Ontario government has put forward in an updated version of the Provincial Policy Statement (PPS), which sets out underpinning principles and outcomes to be pursued in planning, development and the interface of the built, social and natural environments. Proposed changes are meant to complement the recently adopted More Homes, More Choice Act, and were posted on the Ontario government’s website earlier this week to launch a public consultation period lasting to October 21.

“We are proposing changes to provincial policies that would spur and speed up the construction of more and different types of housing that can meet the needs of people in different stages of life,” says Steve Clark, Ontario’s Minister of Municipal Affairs and Housing.

The government’s accompanying backgrounder outlines five overarching intentions of the proposed changes. These are to: increase the housing supply and mix; protect the environment and public safety; support certainty and economic growth; reduce barriers and costs; and support rural, northern and Indigenous communities. In this context, the targeted barriers are those that development proponents face.

“Currently, it can take years of paperwork before a shovel ever breaks ground on a new housing or business project,” the backgrounder states. “Red tape and delays make it hard to get housing to market quickly and to build the right mix of housing in the right locations.”

Conrad Spezowka, a spokesperson for the Ministry of Municipal Affairs and Housing, says the underlying principle of improving accessibility for persons with disabilities and older persons — as they are referred to in the text of the PPS — will be maintained. He connects the PPS revisions to the government’s commitment to cut red tape that is slowing down the production of new housing.

“The slight wording change from the 2014 PPS is intended to simplify the language and improve readability to ensure the overall document is easy to understand,” Spezowka advises. “Further, the PPS is intended to be read in its entirety, and there are a number of other improvements that are intended to recognize the changing demographic needs of Ontarians.”

Policy language signals expectations for action

Jacqueline Wilson, counsel with the Canadian Environmental Law Association, points to section 6.6 of the Accessibility for Ontarians with Disabilities Act (AODA), which stipulates that accessibility standards shall set out criteria for the “identification and removal of barriers” and “prevention of the erection of such barriers”. This then takes form in the Integrated Accessibility Standards — regulations under the Act containing the compliance details for the built environment, employment, transportation, and information and communications.

“The current language of the PPS appears to mirror the language in the Integrated Accessibility Standards to identify and remove barriers, and prevent the erection of barriers in the first place,” Wilson says.

The proposed revision would strip that out. Municipalities could still undertake rigorous oversight of accessibility since the definition of “addressing land use barriers” would be open to their interpretation, but that would also provide leeway to pull back on efforts. Miller suggests the looser language erases policy signals and shifts the onus of prioritizing planning tasks to local officials and private practitioners who typically must balance many competing pressures.

“Municipal planners and the consulting planners who advise their clients have scarce resources in terms of time and scope for taking specific actions,” he notes. “The argument that many other policies cover some of the same ground is valid, but insufficient.”

In contrast, language to support “age-friendly” development remained enshrined in the Growth Plan for the Greater Golden Horseshoe when the provincial government amended it earlier this year. Since those references were first added in 2017, municipalities where the growth plan applies are prompted to consider how to fulfil the mandate for “an age-friendly approach to community design that will meet the needs of people of all ages” during their cyclical Official Plan review processes. For example, the City of Toronto, is completing that exercise currently.

“Specific language in the introduction to the Growth Plan and the principles section in effect gives permission to expend the time and effort to specifically tackle the challenges of age-friendly development and design,” Miller explains. “Most of the large Ontario municipalities have signed on to becoming age-friendly. It is therefore important that this language be reflected in Official Plans.”

AODA progress reports find much room for improvement

The most recent AODA progress report is the third consecutive one to conclude Ontario is falling short of its envisioned commitment. The government’s appointed investigator, David Onley, who served as Lieutenant Governor of Ontario from 2007 to 2014, released his findings in January 2019, which particularly called out failings in the built environment.

“The consultations for the Review have sent a powerful message that the top issue for Ontarians with disabilities is the accessibility of buildings. It is also apparent that the current barrier-free design requirements are inadequate,” he submitted.

The review process, which is mandated in the Act, has now been completed three times since the AODA was adopted in 2005. Tellingly, Onley quoted from the previous 2014 review to highlight an issue of concern that remains unchanged.

“Unlike the Building Code, the DoPS (Design of Public Spaces) standards have no provision for pre-construction approval of projects. Hence, non-compliance will probably only come to light when people start using the public space. By then, it will be very difficult, if not impossible to correct the error,” lead reviewer Mayo Moran, provost and vice chancellor of University of Toronto’s Trinity College, asserted five years ago.

However, the Ontario government is encouraging building owners and managers to be proactive. The 2019 provincial budget earmarked $1.3 million over two years to underwrite Rick Hansen Foundation Accessibility Certification (RHFAC) in 250 facilities — a similar, albeit smaller, gesture to the $9 million that British Columbia made available in 2017-19 to sponsor 1,100 RHFAC assessments and offer accessibility improvement grants of up to $20,000.

“Removing barriers in buildings will help to make communities and businesses more accessible and open for jobs,” Raymond Cho, Ontario Minister for Seniors and Accessibility, announced at the official launch of the program in late May. “We are working to ensure people with disabilities have the support and resources they need to participate more fully in their communities.”

Onley’s report urges all ministries to set those priorities. “The key is to inject accessibility into the mandate of every ministry and to direct all of them to foster accessibility both within their internal operations and across the sectors they oversee. Accessibility is not just the responsibility of the Ministry for Seniors and Accessibility,” he reiterated.

Barbara Carss is editor-in-chief of Canadian Property Management.

McLennan Design partners with Christine Lintott

Seattle-based architecture firm McLennan Design has joined with Christine Lintott Architects in Victoria, British Columbia.

After multiple successful collaborations over the past several years, the two firms have committed to formally aligning their processes and services in order to scale each firms’ impact and outreach.

The two firms are integrating to deliver on their shared mission of expanding the boundaries of regenerative architecture, planning, consulting and product design work all over the world.

The combined team, which will continue to be known as McLennan Design, (except in the Canadian market where Christine Lintott Architects will maintain its identity) has effectively doubled each practice’s size, capacity, experience and impact. The alliance now has three partners — Jason F. McLennan, Christine Lintott, and Dale Duncan — with offices in Seattle, Victoria, and Kansas City.

“Christine Lintott is one of Canada’s most thoughtful and talented architects and we are thrilled to have her world class team aligned with our mission to design and build Living Buildings of all types,” said McLennan.

The combined firm, marketed as McLennan Design, works in multiple sectors including higher education, K-12, environmental centers, hospitality, retail, housing and corporate office.

“Our ability to scale up and expand our impact through the renowned reputation and global reach of McLennan Design is profound and represents an alignment of strengths across all aspects of design through project implementation. This combined team is about game changing troublemaking, and we are excited to formalize our collaboration,” said Lintott.

Moving forward, the expanded McLennan Design will put its combined team to work on net zero, living building, and other industry leading, transformative projects and strives to create new models of architecture, design, and project delivery that are beautiful, regenerative, highly effective, and impactful.

Legal challenge of B.C.’s labour model proceeds

The legal challenge of the B.C. NDP’s Community Benefits Agreement (CBA) model will proceed to the B.C. Supreme Court. The decision is positive news for the petitioners, which include a broad range of industry stakeholders.

“We’re delighted that our concerns have been taken seriously enough to be heard by the province’s highest court,” said Paul de Jong, president of the Progressive Contractors Association of Canada. “Forcing 85 per cent of B.C.’s construction workforce to join a union of the government’s choice is not only unconstitutional, it’s just plain wrong.”

It was one year ago when the Horgan government announced new infrastructure rules that require the province’s construction workers to join the Building Trades Unions (BTUs) in order to work on public projects.

In August 2018, a coalition of British Columbia’s largest construction associations and progressive unions representing the vast majority of the province’s construction workforce launched a legal challenge aimed at halting the restrictive labour framework embedded within the CBA on the basis that it robs workers of their basic Charter rights.

“We’re now full-speed ahead on our legal challenge of this unfair, regressive, union-only monopoly,” said Chris Gardner, ICBA president. “We look forward to making our case against this sweetheart deal the NDP has handed their best supporters. The choice of which union to join, if any, should be made by the workers through a secret ballot, and should not be forced by government.”

Proponents argue that the BTUs constitute just 15 per cent of B.C.’s construction workforce and the CBA rules are driving up public infrastructure costs by millions of dollars.

So far, the provincial government has named three projects that will be built under the CBA: the Pattullo Bridge replacement project, the Broadway Subway Line and the widening of the Trans-Canada Highway from Kamloops to Alberta.

“The government’s CBA not only violates workers’ rights, it creates more red tape and bureaucracy that increases construction costs by tens of millions of dollars for B.C. taxpayers, as evidenced by what recently transpired on the Highway No. 1 at Illecillewaet project,” said Fiona Famulak, VRCA president.

The Highway No.1 at Illecillewaet project is the first construction contract awarded under the CBA and will see B.C. taxpayers paying more than two times the $35-million project budget first announced four years ago.

According to VRCA, the now $85.2-million project will cost B.C. taxpayers $22.3 million more than the provincial government estimated when the project was tendered in February 2019. Despite the increases, the federal government’s contribution remains at $15.5 million, leaving B.C. taxpayers to fund the difference.

Fast + Epp builds new mass timber hybrid office

Excavation has begun to make way for Fast + Epp’s new four-storey mass timber home office in Vancouver. The hybrid, mass timber superstructure is scheduled to be erected within 12 days.

After 30 years in their current Kitsilano location, the firm has outgrown its existing office building and has decided to relocate closer to transit to reduce employee commute times.

Located at 7th and Yukon Street in Vancouver near the Broadway/Cambie Skytrain transit nexus, the new, materials-efficient building design will feature: Pre-fabricated, hybrid mass timber and steel superstructure; Electro-chromatic glass – a remote controlled, variable tint glazing system that optimizes shading and reduces energy costs and CLT firewall prefabricated with exterior finishes.

Tectonus is also being used. The earthquake-resistance technology with innovative Resilient Slip Friction Joints effectively dissipates energy and does not require post-event maintenance. Tectonus technology will anchor the CLT shearwalls and will be a first in North America.

The new building is a purpose-built structure that will give the firm more updated space and more flexibility as it continues to grow, explains Paul Fast of Fast + Epp. “The entire Fast + Epp team is really proud of this new office design. It’s allowing us to experiment with features and structure that are at the forefront of what we do as a firm, and gives us the freedom to be practical and thoughtful, yet also adventurous,” he adds.

The anticipated move in is for the spring of 2020. The new facility has been designed collaboratively with F2A Architects (base building) and HCMA (interiors).

Established in 1985, Fast + Epp is an internationally recognized structural engineering firm headquartered in Vancouver. Offices are located in New York, Seattle, Edmonton and Calgary with a strong presence in Europe through its Darmstadt, Germany office, established in 2010.

Crown and Plaza Partners announce joint acquisition in Mississauga

Crown Realty Partners (Crown) and Plaza Partners team-up for mixed-use redevelopment project at 30 Eglinton Avenue West in Mississauga – comprised of a 113,435 square foot office building and 51,296 square feet of retail on a 6.4 acre site.

The property, located at the intersection of Eglinton Avenue West and Hurontario Street is the first joint venture completed by Crown and Plaza Partners, with Crown’s 50 per cent interest being acquired on behalf of its fourth value-add fund, Crown Realty IV Limited Partnership (CR IV LP). The partnership between Crown and Plaza Partners is a strategic one, with Crown overseeing the repositioning of the office component of the site, managing the leasing and property management. Plaza Partners will act as the development manager and oversee the rezoning/entitlement of the site as a mixed-use office, retail and residential community.

“We see an opportunity to add value to the existing office building through building and tenant upgrades and a renewed leasing strategy. We are happy to be partnering with a leading developer, Plaza Partners, to realize our longer-term mixed-use vision for 30 Eglinton,” Emily Hanna, Partner, Investments at Crown said in the press release.

Pinny Kaufman, President, Plaza Partners, added, “This is a unique opportunity to participate in a redevelopment that will enhance and complement the existing commercial uses at 30 Eglinton. We look forward to working with our partner to create another vibrant community in the City of Mississauga.”

Parks Canada reveals design for new collection facility

Parks Canada is developing a purpose-built collection storage facility to house archaeological and historical artifacts representing Canada’s natural and cultural heritage. The 88,000-square-foot facility will be constructed in Gatineau, Quebec, and preserve over 25 million objects currently located in six facilities across the country.

“[This new facility] will ensure that one of the largest collections of historical and archeological objects in North America is safeguarded, carefully conserved, and properly managed for the benefit of future generations,” said Steven MacKinnon, Parliamentary Secretary to the Minister of Public Services and Procurement and Accessibility, speaking on behalf of the Minister of Environment and Climate Change and Minister responsible for Parks Canada, Catherine McKenna.

The facility was designed through a joint venture by Moriyama and Teshima Architects and NFOE Architects. It will feature Class A climate controls, advanced HVAC systems, ample storage space, cutting edge storage systems, and double-wall construction to maintain ideal conditions and provide additional security. A quarter of the facility will also be dedicated to reception, meeting, ceremonial, and collaborative workspaces; as well as workshops, a loading dock, and quarantine area for the safe handling of objects.

Parks Canada is incorporating a number of green building practices and features to minimize the facility’s environmental footprint. In addition to adopting numerous green building standards, it will be powered entirely by renewable hydroelectric energy and governed by energy-efficient practices intended to reduce energy use to 30% less than National Energy code for buildings (NECB) standards.

Construction on Parks Canada’s collection storage facility is slated to begin in spring 2020 and conclude in 2022.

ISSA debuts cleaning management consulting program

ISSA, the worldwide cleaning industry association, is pleased to announce the launch of its new Cleaning Management Institute (CMI) Consulting Program. Developed in collaboration with Cleaning Change Solutions, the CMI Consulting Program helps cleaning organizations advance and reorganize their operations and systems through a holistic, seven-step approach.

“We have learned from industry professionals—specifically service providers—that they feel a pressing need to implement a complete change through a multi-phased approach,” said Brant Insero, ISSA director of education, training, certifications, and standards in the press release. “We couldn’t be prouder to partner with Cleaning Management Concepts to deliver the Cleaning Change Solutions platform to the industry.”

“Our goal is to help cleaning organizations go from chaotic and reactive to a standardized system utilizing innovative solutions that result in profitability and long-term sustainability,” added Tim Poskin, founder and systems integrator for Cleaning Change Solutions in the press release. “We pride ourselves on our ability to drive measurable results to help our clients improve and gain consistency.”

“CMI Consulting helps overwhelmed cleaning organizations that are struggling to upgrade and improve job satisfaction at all levels,” stated Jenean Merkel Perelstein, process owner for culture change and leadership training for Cleaning Change Solutions in the press release. “There is enormous value in the role cleaning plays in our society, and we’re helping to make that role more effective.”

Consulting services are available to ISSA members in the United States, Canada, United Kingdom, and Latin America.

Cor Van Raay YMCA opens in Lethbridge

The Cor Van Raay YMCA has opened at ATB Centre in Lethbridge, Alberta. The $110 million project is Phase 2 of the ATB Centre and connects with Phase 1 which has two NHL-sized ice surfaces and a 10-sheet curling facility.

Designed by Diamond Schmitt Architects, the Cor Van Raay YMCA is the third largest in North America and provides the community with a comprehensive range of services and amenities, including some that were previously unavailable in the region.

An architecture of integration allows for connection and transparency throughout the 240,000-sq-ft YMCA. An expansive central lobby unites different activity areas including a six-gym field house, children’s program areas, and the aquatics facility. Construction of Phase 2 began in May 2016. Stuart Olson was general contractor.

“The design intent was to create a community destination, one that is welcoming to all, with a wealth of amenity,” said Jarle Lovlin, principal, Diamond Schmitt.

Public consultation informed the choice of features which include the aquatics centre with two waterslides, a surf simulator, climbing wall, lane pool, lazy river, tots spray area, whirlpool and zero depth entry gentle wave pool.

The fitness area overlooks the aquatics centre in the two-storey structure. There is a multi-sport field house, gymnasiums, an indoor track, multi-purpose rooms and physiotherapy and restaurant space. Children’s amenities include a licensed daycare, child minding, youth room and indoor playground. Program areas provide views of the prairies and peaks of the Rocky Mountains on the horizon.

Diamond Schmitt has two YMCA projects currently under construction, at SmartCentres Place at Vaughan Metropolitan Centre, and Waterworks, a mixed-use building in downtown Toronto.

Quebec postpones sprinkler requirement for private seniors’ homes

Owners of privately owned retirement homes will have an extra two years to meet a sprinkler requirement set by the province in the wake of a major fire in January 2014 that claimed the lives of 32 seniors in L’Isle-Verte, Quebec.

Seniors’ Minister Marguerite Blais said at a press conference that a program put in place in 2015 has failed and measures needed to be taken to accelerate the pace.

There are 1,791 such private residences in Quebec, and just 799 are equipped with sprinklers.

Blais explained that there were a number of irritants in the previous government’s program — particularly in terms of financial assistance — which led some owners to shut down rather than make the costly change.

Owners of the residences will now have until December 2022 — instead of December 2020 — to install sprinkler systems which can cost as much as $300,000.

The Quebec government also announced they’ll provide quicker and better financial help to owners to get the work completed.

Enhanced facility management through BIM

Building Information Modeling (BIM) has significantly impacted the design and construction industry since its introduction in the late 1990s. When properly implemented, BIM can greatly improve the productivity and efficiencies associated with the planning and development of virtually any project. This includes facilitating higher-quality outcomes that better align with owner goals in an integrated, collaborative environment that also optimizes project results, increases value to the owner, reduces the waste of materials and labour, and maximized production.

In addition, BIM is an excellent tool for helping facility management professionals trained in the use of FM and modeling software to directly engage project owners and share detailed visual information representing everything from design and construction concepts to component specifications and anticipated end results. Once complete, BIM can even provide a rich repository of digital data and related construction records that can be effectively utilized as facility management tools for implementing maintenance, operational, and move management procedures.

What Is Building Information Modeling?
BIM consists of a wide range of robust software tools and technologies offering a database of building information and digital representations highlighting a facility’s physical and functional characteristics. It works most effectively in a collaborative environment with the owner, design professionals (e.g., architects, engineers) and contractors working with a common set of goals and expectations.

In planning and design, BIM can produce 2D and 3D representations of the project enabling owners and facility users to better visualize the building’s design and spatial intent and operational work flows through simulations that can even predict and enhance energy utilization (energy modeling) and/or daylight/lighting efficiencies. All of these features can help owners make informed specification, construction and purchasing decisions based on the high-level, quality information available throughout the design process.

Another BIM benefit is provided through the enhanced ability to identify and resolve issues among the design disciplines and construction trades during the design and documentation process, thereby reducing re-work and related cost and scheduling challenges. In fact, contractors can virtually build the entire project within the model to streamline logistics, operations and trade coordination, while greatly decreasing the possibility of downstream conflicts through every construction phase. Known as VDC (Virtual Design and Construction), its other advantages can also include improved schedules, fewer change orders and the overall improved efficiency of the project development process.

A tool For FM operations & maintenance
BIM’s value can stretch well beyond the design and preliminary building phase to the post-construction stage of any project. This includes enhancing operational efficiencies and supporting a range of facility management activities such as the:

Life cycle condition assessment of equipment (including mechanical, electrical, lighting, plumbing, fire protection) and systems (such as security, emergency communication, doors, windows, roofs, plaza decks, stairways, elevators, floors and other finishes);
Scheduling of regular maintenance and manpower assignments for management, cleaning, upkeep and the replacement of equipment and systems;
Monitoring of energy utilization and occupancy levels;
Space and FFE assignments that align workspace and workstation furniture and equipment to the needs of personnel and departmental work groups;
Move management of workspaces and entire departments to improve overall workplace efficiencies and reduce operational costs;
Digital documentation of the built-project containing updated electronic records, as-constructed conditions, change orders, supplemental A/E documents, shop drawings and product data. This includes far more detail than offered by A/E construction documents as well as a meaningful database of knowledge usable by the facility executive particularly in regard to the operation and management of equipment and systems.

Making BIM work
As a basic service, the BIM tools used specifically for design and construction purposes will generally not provide all of the important facility management functions to maximize its long-term effectiveness. But the model can be enhanced to include the proper definition of the owner’s intent and an expanded scope of services that the design and construction team can modify for the FM. However, this requires not only an understanding of the potential use of FM features by the owner, but also the sophisticated ability of the design/construction/BIM management team to cost-effectively and seamlessly implement those features.

For those facility executives who commit to adoption and use of BIM as a FM tool should see a positive return on the investment through efficiency and productivity of maintenance and operations and enhanced life cycles of key equipment, systems and furniture, all of which supports an improved work environment for the owner’s employees.

Mendelson, FAIA, is senior vice president, chief risk management officer at Berkley Design Professional, a Berkley Company. This article first appeared at www.facilityexecutive.com.

More Canadians seeking properties for investment or recreation

A new survey of RE/MAX brokers and agents has found that recreational properties across Canada are seeing a healthy year-over-year price increase, with 74 per cent of regions surveyed experiencing an uptick.

Compared to 2018, the median price of recreational properties, including waterfront, non-waterfront, water access and ski-in properties, has increased seven per cent across the board. Median prices were calculated for the periods of July 2017 to June 2018, and July 2018 to June 2019.

“In the mainstream urban housing market, we’re seeing a marked contrast between Eastern and Western Canada, with the former showing promising gains while the latter is flat to negative. Meanwhile, the recreational market is strong across much of the country except in the Prairies, where the region’s softer economy has kept demand low,” says Christopher Alexander, Executive Vice President and Regional Director, RE/MAX of Ontario-Atlantic Canada. “And ultimately the reasons for the contrast between urban and recreational markets are diverse. Activity is being driven by strong employment and economic conditions, but it’s also being influenced by Millennial buyers who find themselves squeezed out of the less affordable urban market.”

A RE/MAX survey conducted in the spring showed that 51 per cent of Canadian Millennials are in the market to purchase a recreational property, an increase of 14 per cent from 2018.

Overall, British Columbia saw prices rise eight per cent, with Tofino leading the charge with a median price increase of 35 per cent, with waterfront property prices up a staggering 80 per cent. The increase is due to low inventory in the area. Shuswap took second place in median price growth, rising by 25 per cent.

The Prairies, however, are experiencing a decline, with year-over-year prices taking a three per cent hit. The median price for waterfront, non-waterfront and water access properties in North Battleford and Meadow Lake, SK dropped by 10 per cent. Teulon and Interlake, MB, also saw an 11 per cent decline in median price. Economic factors in the region have contributed to the decrease. Bucking the trend in the Prairies are Canmore, AB and Qu’appelle Valley, SK, which have both seen median prices increase by six per cent.

“There is little doubt that economic factors in the Prairies have affected demand in the recreational market,” says Elton Ash, Regional Executive Vice President, RE/MAX of Western Canada. “At the same time, BC’s economy is still going strong and has experienced an increased interest in its recreational market in recent times.”

Like British Columbia, Ontario saw an overall increase of eight per cent, with the median price for water-access properties in areas such as Collingwood and Blue Mountain increasing as much as 36 per cent. Additionally, waterfront properties in Haliburton saw a price increase of 29 per cent. The only regions that showed a decrease in median price are Manitoulin Island, French River and the Rideau Lakes Region.

Atlantic Canada also showed a marked increase in median price, rising seven per cent over 2018 figures and well above the 0.13 per cent price increase between 2017 and 2018. The strongest market is Prince Edward Island, where median price rose by 15 per cent overall for both waterfront and non-waterfront properties. Shediac, NB and Newfoundland’s East Coast each experienced an eight-per-cent increase in median price as well.

“Prince Edward Island has experienced a growing popularity of investment properties,” says Alexander. “The influx of non-residents to the province has had a tremendous effect, with some purchasing upwards of six recreational properties and renting them out during tourist season.”

Nationally, the median price for ski-in properties has increased by 10 per cent compared to 2018. Waterfront properties come in at a close second, rising nine per cent. No property type experienced a decline in median price compared to 2018.
RE/MAX brokers foresee current trends continuing into 2020, with Millennials starting to exercise more purchasing power. The Prairies will remain relatively stagnant if the economy does not pick up, making it difficult for younger buyers to enter the market. Ontario brokers see a mix of demographics continuing to purchase in the region while recreational properties in Atlantic Canada continue to gain in popularity.

Key Findings from the 2019 RE/MAX Recreational Property Omnibus Survey

1. 40 per cent of all Canadians, and 56 per cent of Millennials, are in the market for a recreational property

2. Canadians cite the following reasons to own or want to own a recreational property:
• It is where I can go and relax and spend time with friends and family = 64 per cent
• It is a getaway home = 58 per cent
• I can do activities I can’t do at my permanent residence (hiking, fishing, etc.) = 43 per cent
• It is an investment property = 30 per cent
• It is a retirement home = 20 per cent
• Other = 2 per cent

3. 30 per cent of all Canadians say they use or would use a recreational property as an investment opportunity
• Millennials rank the highest among this group, at 33 per cent, compared to Boomers at 28 per cent

4. More than half (54 per cent) of Canadians who own or are considering owning a recreational property are willing to travel up to two hours, and 24 per cent saying they would travel two hours. Slightly less (22 per cent) are willing to travel three or more hours.

5. Canadians identify the following features as important when considering their current recreational property or a future purchase of a recreational property:
• Affordable purchase price = 61 per cent
• Reasonable maintenance costs = 46 per cent

Burnaby park earns Envision sustainability award

The Willingdon Linear Park project has received an Envision Silver Award from the Washington, DC-based Institute for Sustainable Infrastructure (ISI).

“It is great that city staff have been recognized for their work in trying to make Burnaby a more connected community,” said Mayor Mike Hurley. “We have started the work of providing more access to safe ways to walk, run, cycle and roll.”

The 1.17-km park opened in July 2018, and features 13 city blocks of park and trail development.

The park accomplishes several goals and meets the needs of the community by:

incorporating multi-use pathways;
offering safe pedestrian and cyclist road and laneway crossings;
integrating rest areas and pocket parks;
enhancing user comfort through park furnishings, lighting, trees, and other features; and
establishing character and distinction to the area.

“Converting unusable space to areas that offer recreational opportunities and a sense of place is a smart move by the City of Burnaby,” said Melissa Peneycad, ISI’s managing director. “It is forward-thinking on the part of the city to incorporate well-designed, safe, and accessible passageways for pedestrians and cyclists that are clearly needed alongside busy traffic corridors.”

Key factors contributing ISI’s selection of Willingdon Linear Park for the Envision Silver award include:

Enhancing Public Space: New pedestrian signals provide park and bus stop access from both sides of the street. Enhanced bike and walking pathways provide new connections for commuters and recreational users. Pocket parks offer space for organized gatherings, chance encounters, and quiet solitude.
Reduction of Air Pollutants: The project kept 31 existing trees and added 211 trees. These added trees help maintain and improve air quality along a busy street corridor.
Invasive Species Control and Removal: Before construction, there was extensive Japanese Knotweed. Perennial weeds and invasive plants were removed.

ASHRAE releases HVAC handbook

The American Society of Heating, Refrigeration, and Air-Conditioning Engineers (ASHRAE) has released two new reference guides for the facility management community.

Released this July, the 2019 ASHRAE Handbook – HVAC Application includes 65 chapters covering heating, ventilation, and air conditioning topics for a broad range of facilities. They include in-depth guides concerning indoor swimming pools, indoor airflow monitoring, occupant-centric sensing and controls, integrated building design, mold and moisture, and solar energy, among others.

Earlier this summer, ASHRAE also released its Advanced Energy Design Guide for Small to Medium Office Buildings: Achieving Zero Energy, which it developed in association with the Illuminating Engineering Society (IES), the U.S. Green Building Council (USGBC). Its topics run from practical advice for owners and designers for achieving zero energy buildings to lighting recommendations, retrofit advice, setting energy targets, and other energy-smart design considerations.

“This guide provides a pathway to zero energy and presents design teams with strategies for achieving energy savings goals that are financially feasible, operationally workable and readily achievable,” says Paul Torcellini, project committee chair. “As we drive toward the crucial goal of reducing energy consumption and ensuring that zero-energy buildings become the standard design and construction approach, publications such as this will become increasingly important.”

Policy language signals expectations for action

AODA progress reports find much room for improvement

Canadian Asset & Facility Conference

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