CBRE enters the flexible office sector

CBRE has launched a subsidiary called Hana that will offer flexible office space for larger corporations beginning in 2019, making it CBRE’s third component of its real estate investments business.

Hana will offer three services — Hana Team, Hana Meet and Hana Share.

The main offering, Hana Team will focus on providing private office suites that meet the needs of large corporate users of office space. Hana Meet will provide conference room and event space that can be rented on an hourly, daily or weekly basis. Lastly Hana Share will provide traditional co-working space in which users share services, amenities, and technology in a communal setting.

Hana leverages CBRE 360, a workplace experience offering that connects building occupants to services and amenities and builds off CBRE’s expertise in advising institutional property owners and global corporations

Bob Sulentic, CBRE’s president and chief executive officer said the firm has “already generated significant interest from building owners who are looking for a trusted partner to help deliver flexible space offerings.”

CBRE has appointed Andrew Kupiec – former North America vice-president and COO for Zipcar – to lead the Hana Team alongside Scott Marshall, Hana’s president and chief development officer who previously led CBRE’s investor leasing service line in the Americas.

Hana has a global rollout strategy that focuses on the top 25 global metros, with initial markets in the U.S. and London.

Architect Concept App now available on desktop

A free tool for architects and designers, the Concept App for iPhone, originally released in 2013 by structural engineering firm, Fast + Epp, is now available on desktop.

More accessible and convenient than ever before, Concept serves as a structural engineer, allowing architects to explore the aesthetics of wood, concrete, and steel, and to determine each material’s feasibility early on. The application combines the creativity of architecture with the practicality of engineering.

Originally stemming from the architect’s desire to assess structural systems and materials feasibility before putting pencil to paper, Fast + Epp devised Concept to allow architects to calculate member depths and browse project photos for inspiration.

“Concept is free because we wanted to make it readily accessible to as many architects and designers as possible,” says Fast + Epp founder and partner, Paul Fast. “The recent availability of Concept on desktop now makes it even easier and for architects to search for materials and perform calculations on one device before the first meeting with colleagues and clients.”

Since its original release in 2013, the app has become a welcome addition to the architectural community.

“Given the digital age we are in and the propensity [architects] have to start Revit models pretty early – before structural is on board – this is a useful resource for establishing some starting criteria,” said Stephen Grim of Seattle’s award-winning Olson Kundig Architects.

Created for architects, engineers, and homebuilders, Concept builds on Fast + Epp’s goal to provide practical and holistic design solutions for iconic building projects worldwide.

Established in 1985, Fast + Epp is an internationally recognized structural engineering firm headquartered in Vancouver, B.C. with a team that prioritizes creativity and simplicity.

Damage Down Below

When water damage is left unchecked, even the smallest drip can become a major headache. This is especially true for leakage in elevator pits, where damage caused by water can add up to significant safety risks and expensive repairs.

For a deeper look at the causes and solutions to elevator pit water leakage, we spoke with James Cooper, an Associate with RJC Engineers (RJC).

First, how common is water leakage in building elevator pits?

It’s very common; elevator pits are notorious for leakage. Typically, leakage occurs in early spring when the snow begins to melt and the building (or surrounding area) is subject to heavy rainfalls, and then in the fall when groundwater levels tend to rise as well. That said, it really can happen at any time of the year. Groundwater or run-off will always find the lowest place in your building to rest, which is always the elevator pit.

What kind of damage are we talking?

Once you start getting water in your pit, it can begin to corrode a lot of sensitive equipment like tracks, weights, counterbalances, springs, and electrical components. If you have hydraulic elevators, water will also harm the pistons and contaminate the hydraulic fluids. All of that can be very expensive to deal with if left unchecked.

What about the safety risks?

There are certainly safety issues at play if your elevator components are corroding. That’s why the Technical Standards Safety Authority (TSSA) doesn’t like water in elevator pits, and why they’ll compel the property manager/owner to get someone in to fix it.

What can be done by building staff?

There’s nothing a property manager or maintenance professional can do themselves because it involves very sensitive work in a restricted space. You need an elevator technician to go shut down the elevator and coordinate the investigation, and then you need a professional solution once they get in there.

And that’s where engineers come in?

Right. Elevator technicians do monthly or semi-monthly inspections, and that’s the best time for engineers like us to get in and do our inspections so the client doesn’t get charged an extra visit. Once we’re in there, we do a thorough review from within the pit, identify the problems, and develop solutions that we can then designed by us and tendered to experienced contractors who execute the work.

What are those solutions?

There are a few. Typically, it involves removing component of the elevator systems like plates and protective covers to reveal as much of the bare foundation wall as possible. Next comes what’s called crack injection with a polyurethane product to fill any cracks in the actual elevator foundation walls to stop the major paths of water from getting into the pit. From there, crews will come in with a crystalline waterproofing system and coat the entire interior surface of the elevator pit including the floor slab to prevent water from getting in.

Also, there are lots of bolt holes and anchor spots you can’t remove because doing so would mean removing the entire elevator. You then have to work around those by using sealants or other urethane-compatible products to try to trap that water.

The other thing we’ve done in the past is try to drain the water out of the elevator pit by drilling holes into the wall and connecting those with piping directly to either an adjacent sump pit or a drain that might already be in the elevator pit.

Any final advice?

It’s all about being proactive versus reactive. If there’s any concern about elevator pit water leakage, get an engineer like us in there and we’ll do a review, write a report, and give you recommendations right away.

It’s bad if you wait. Once water starts to get in, it starts to find multiple ways in and then you end up with a lot more work with injection and similar issues. The sooner you can see that you’re getting a problem with water you want to start dealing with it. You don’t want to wait until it’s a waterfall down there.

James Cooper, P.Eng, is an Associate with RJC. For more, visit https://www.rjc.ca/.

B.C. considers Labour Relations Code changes

The B.C. government has released a report on updating B.C.’s Labour Relations Code after consultations with British Columbians, businesses, and labour organizations.

The report, Recommendations for Amendments to the Labour Relations Code, makes 29 recommendations, covering a wide range of topics such as union certification processes, dispute resolution, successorship, unfair labour practices and arbitration procedures.

“Workers’ rights and protections, regardless of where they work, need to be reflected in a modernized code,” said Harry Bains, Minister of Labour. “The last full review was in 1992, and clearly, a great deal has changed in how people work in today’s economy.”

The panel of special advisors – Michael Fleming, Sandra Banister and Barry Dong – was appointed in February 2018 to review the code to ensure B.C.’s unionized workplaces are supported by fair laws for workers and businesses that are consistent with the labour rights and protections enjoyed by other Canadians. The panel held public and stakeholder consultations around the province, and undertook extensive research.

The panel received 108 written submissions and replies, 94 emails and 83 oral presentations at 10 regional meetings held in nine locations throughout the province.

“Our mandate was to consult with the community, and review the code to ensure workplaces support a growing, sustainable economy with fair laws for workers and business,” said Fleming, panel chair. “The input we received from the labour relations community was thoughtful and reasoned, and invaluable to our review.”

The public is invited to review and submit feedback on the report until Nov. 30. Additional consultations with key stakeholders will also be undertaken as government prepares amendments to the code in spring 2019.

Making rental properties better

More than 80 per cent of B.C.’s rental apartment buildings are older than 35 years and may not be as energy efficient as they could be. And with older buildings comes higher maintenance costs, so keeping costs down and tenants happy may sometime feel like a juggling act.

So FortisBC developed the Rental Apartment Efficiency Program, a free program for rental apartment building owners and managers to help them save money on their energy costs by making a few simple changes to the building.

Bill Henderson, a partner with Carlisle Management Inc., an investor-owned rental property management company, knows the importance of maintaining company assets—not only for investor growth, but also tenant comfort. As Bill says, “these are people’s homes and keeping the building well-maintained is a top priority.”

That’s why the program was a perfect fit for Sherwood Park, a 29-unit building the company owns in Chilliwack, B.C. Not only were all the suites upgraded with water-efficient showerheads and faucet aerators, the building also underwent an energy evaluation performed by a professional engineer, all at no cost.

A boiler replacement was recommended in the evaluation and because the program also provided a third party consultant to design and commission it, Henderson didn’t hesitate to upgrade. Adding to that, the new high-efficiency boiler they had installed qualified for a $5,900 rebate.

As Henderson says, “why wouldn’t a landlord want to participate? You improve tenant comfort, reduce energy and water costs and increase the value of your investment.”

Since FortisBC introduced the Rental Apartment Efficiency Program in 2016, hundreds of apartment buildings in B.C. have participated. According to FortisBC program manager Jim Kobialko, participating buildings are saving significant amounts of money, energy and water. “We’ve designed the program in the hopes it will be an easy decision for building owners. Not only is it free, but it also reduces their operating costs and the tenants feel good about benefiting the environment,” he added.

The program is available at no cost to building owners and property managers in B.C. whose buildings meet eligibility requirements and other terms and conditions. Learn more and sign up.

Visit FortisBC for more information

CCPPP announces 2018 P3 National Awards

A 500-kilometre-long transmission line boosting power to northeastern Alberta and a unique Ontario university student housing project are among the five winners of this year’s National Awards for Innovation and Excellence in Public-Private Partnerships (P3).

Presented by The Canadian Council for Public-Private Partnerships (CCPPP) since 1998, the prestigious awards will be handed out at its annual conference on November 5 in Toronto at the Sheraton Centre Toronto Hotel.

The five infrastructure projects, located in Alberta, Saskatchewan and Ontario, run the gamut from health care to social housing, transportation to energy. They were selected for breaking new ground in how P3s are built, financed or deliver services, as well as their impact on boosting the economy, cost savings and creating more vibrant, inclusive communities.

“CCPPP and its members congratulate the five winners of this year’s National Awards for Innovation and Excellence in Public-Private Partnerships,” said Mark Romoff, president and CEO of CCPPP.

“These projects represent the hard work and dedication of thousands of people across Canada who are making these critically important infrastructure projects a reality. Their exceptional leadership and innovative thinking are what continues to distinguish the Canadian P3 model as globally best-in-class.”

GOLD AWARD WINNERS

Fort McMurrary West 500 kV Transmission Project (Project Financing Award): This vital power project, stretching 500 kilometres northeast from Edmonton, will increase the capacity and overall reliability of Alberta’s transmission system in order to meet booming demand in the Fort McMurray area when it becomes operational in 2019. This is also the first transmission infrastructure P3 to be procured in Canada.

The awards committee commended the project’s use of a “unique funding competition that took place after the route for the transmission line was finalized and regulatory approval had been granted, resulting in significant savings for the public.”

At the time of award, the cost savings were estimated to be more than $400 million — approximately 25 per cent of total capital costs.

Partners: Alberta Electric System Operator and Alberta PowerLine Limited Partnership, a consortium of Canadian Utilities Ltd., Quanta Services CC Canada Ltd., Valard Construction LP and ATCO Electric.

The City of Saskatoon North Commuter Parkway and Traffic Bridge Project (Infrastructure Award): The new six-lane bridge on the Parkway pays tribute to Chief Mistawasis, the Cree Chief who signed Treaty 6, while the modern steel-truss structure of the rehabilitated Traffic Bridge uses complex engineering to preserve its historical character while meeting today’s safety standards.

The project is the largest infrastructure project ever delivered in the City of Saskatoon and the first bundled transportation P3 in Canada. “The city and consortium worked closely together to ensure community engagement, to manage artifact recovery and to accelerate approvals. The project bundling helped to significantly lower costs for residents and improves traffic in a bustling part of the city.” The project’s cost savings by using the P3 delivery model are estimated at $69.4 million, compared to conventional project procurement.

Partners: City of Saskatoon and Graham Commuter Partners, a consortium of Graham Infrastructure, ASL Paving, BBGI, Buckland & Taylor Ltd., Clifton Associates Ltd., National Bank Financial, Tetra Tech and Urbaser Environment (Valorga).

Silver Award Winners were Quad at York University (Service Delivery Award), Milton District Hospital Expansion (Infrastructure Award) and Finch West LRT Project (Project Financing Award).

Howard Roth joins Avison Young

Howard Roth has joined Avison Young as an independent advisor to support the commercial real estate services firm’s strategic vision and global growth.

He brings 40 years of commercial real estate experience to Avison Young, most recently as the global head of EY’s real estate. Early in his career at EY, Roth led the company’s New York real estate industry and tax practices.

Roth will report to CEO Mark Rose, providing him advice and counsel. Roth’s role will include the Avison Young management team on the direction and implementation of the company’s growth strategy.

Roth has consulted boards and C-suite executives in the real estate sector. He is a Certified Public Accountant, former trustee, and governor of the Urban Land Institute, and a member of NAREIT and the National Association of Corporate Directors.

“We are thrilled to have the benefit of Howard’s independent strategic advice, thought leadership and global network as Avison Young continues to implement its aggressive global expansion program,” said Avison Young Chair and CEO, Mark Rose.

“He is one of the most recognized leaders in real estate professional services, and we are confident that his advice and counsel will add great value to our organization and to me personally.”

How electronic voting works in condos

Now that electronic voting is allowed in Ontario condos, how exactly does it work?

Changes to the Condominium Act, enacted in November, 2017, allow Ontario condominium corporations to conduct owner voting by electronic means. While this is new for Ontario, electronic voting has been used in Australia and in more than 20 U.S. states for some time.

The implementation of electronic voting addresses two challenges that condominiums currently face:

voter apathy, which results in difficulty in obtaining the quorum needed to conduct owners’ meetings; and
contentious proxy battles stemming from proxy irregularities, including fraud, as well as errors by owners in completing proxy forms and errors by the corporation in determining the validity of proxies.

Voter apathy and proxy battles

Corporations rely on owner participation to obtain quorum, the minimum percentage of unit owners who must attend a meeting in order to elect directors and conduct other business requiring owner approval. Electronic voting lets groups such as off-site investor-owners, who might otherwise abstain or appoint a proxy, participate remotely using a smartphone, tablet, laptop or desktop computer.

There have been a number of reported cases where the validity of election results have been challenged on the basis of proxy irregularities. Disputes have centred on whether proxies were duly signed and initialed by the registered unit owner, claims that proxies were obtained on the basis of false and misleading information, allegations that proxies from owners of multiple units were not properly counted to reflect one vote per unit and even disagreements as to whether a signed proxy was actually presented at the meeting. Unfortunately, these lawsuits are costly, as well as time-consuming for the board of directors and condominium management. Electronic voting eliminates the need for owners to appoint proxies in order for their vote to be counted.

The electronic voting process

Here’s what the electronic voting process could look like, depending on the platform:

A voting invitation is sent to owners eligible to vote. (No owners’ consent is required for this process as this is not a “Notice” that requires consent under the Condominium Act.) The voting invitation links to the ballot which will allow the owner to vote.

The ballot sets out all the voting items that will take place at the owners meeting and gives the owner options as to whether to vote on items, such as the election of board members, bylaws, approval of the minutes, appointment of auditor or any item that the corporation may wish to include. Owners are given an option to use the ballot for quorum only.

After the initial voting invitation has been sent out, reminders are sent to those owners who have not yet voted. No more than one vote per voting unit is allowed, with the vote of owners with multiple units weighted so that the owner only votes once but that vote is counted to reflect one vote per unit.

There are few, if any, paper ballots or proxies to draft, distribute, collect, scrutinize and store. Owners who do not want to participate in online voting still have the option to attend the meeting and cast their vote in person or to appoint a proxy. The mandatory form of proxy can be obtained online from the Condominium Authority of Ontario website. There is no obligation for condominium corporations to provide the proxy form to owners.

Independent third-party oversight adds an extra layer of privacy and security to the voting process as votes are anonymous and only the corporation receives the final vote tally. Once the voting period has ended, the final tally is automatically, rather than manually, tabulated and sent to the corporation’s designated contact person.

Voting platforms can also be used by corporations to conduct informal surveys to get feedback from owners on various matters before decisions are made.

Electronic voting bylaw required

Before electronic voting can be carried out, condominium corporations need to enact an electronic voting bylaw.

Passing an electronic voting bylaw requires a lower threshold than other typical bylaws, such as the Standard Unit bylaw. It takes a majority vote of those units represented in person or by proxy at an owners’ meeting, as long as there is a quorum at the meeting (25 per cent of the voting units). For example, if the corporation has 100 units, the quorum for the meeting would be 25 units (25 per cent) and the bylaw will pass with 13 units voting in favour of the bylaw.

If online voting becomes the norm for condominium corporations, the Ministry of Government and Consumer Services will hopefully incorporate the electronic voting bylaw in the regulations to the Condominium Act so that corporations can implement electronic voting without the need for a bylaw.

Denise Lash is the principal of Lash Condo Law and founding partner of CondoVoter, an electronic voting platform for condominium corporations.

Burlington Centre celebrates two milestones

On Oct. 27, 2018 RioCan’s Burlington Centre marked it’s $60-million makeover with a grand re-opening. The shopping centre’s celebration coincided with its 50th-anniversary.

According to a press release, the shopping centre honoured its transformation with a day-long celebration, which included a kid-zone, in-mall stretch and the launch of a permanent community space called the Hub.

The interior and exterior renovations, which took two years to complete, include upgraded washrooms, improved free Wi-Fi, enhanced wayfinding and digital directories, furniture with electrical outlets for charging, an updated food court design, enhanced guest services, and a new kiosk.

“RioCan and our partners at KingSett believe Burlington Centre is a model for how community shopping centres can operate going forward,” said RioCan COO Jonathan Gitlin. “As retail continues to evolve, it’s even more important for properties such as this to serve as a gathering place for the community. We were mindful to ensure the changes we made to our branding, tenant mix and physical space were reflective of the preferences of shoppers and changes in the community.”

A pop-up museum detailing the history of the shopping centre was also launched over the weekend and remains on display.

“We wanted the grand opening to be an occasion where we could celebrate with the community and collectively look forward to the next 50 years in Burlington. But it was equally important to recognize our history, and the role this property has played in the city over the last half century,” said general manager Heidi McGaw.

Wellness needs to begin at the building level

Technology continues to make everyone’s life much easier, but it’s also making everyone more sedentary. At work and at home, people aren’t moving as much as they used to.

This is a major factor, along with high stress, less sleep, and poor nutrition, in the obesity epidemic in the developed world.[1]

More than 50 per cent of adults in Organization for Economic Co-operation and Development (OECD) countries are now overweight or obese.[2] Most campaigns against this target food labeling and education about nutrition.[3]

But these numbers won’t come down to where they should be until people start moving, especially at work.

Simply put, it’s more challenging for people to achieve an active lifestyle if they spend 40 hours per week at a sedentary job.

Increasing workplace movement

Recognizing the need to get employees moving, many workplaces have been purchasing sit-to-stand workstations, as well as movement-based workstations, such as treadmill and bicycle desks.

These desks can increase movement at work, but they haven’t been too successful in doing so.[4] Let’s start with movement-based workstations. The idea behind them is great; workers can work and exercise simultaneously.

In practice, though, many job tasks just aren’t compatible with walking or pedaling. Sure, it’s possible to talk on the phone or look through some emails, but typing and visually intensive work will be a challenge.

Treadmill and bicycle desks usually have a height-adjustable work surface on which users can place their laptop on at elbow height. This addresses one problem — awkward typing posture — but creates another one. With the laptop in line with the elbows, the screen will be very low, leaving the user with poor neck and back posture as they tilt down toward the screen. Furthermore, walking with the arms in a fixed position increases loading on the lower back.

There is also evidence to suggest that reading while moving can strain the eyes,[5] and that overall productivity may decrease.[6]

Considering these desks can cost up to $15,000, the health gains have been very modest to date. Getting people to use movement workstations is another thing. There is usually an initial enthusiasm when treadmill desks are installed, but after a few weeks, they tend to start collecting dust.

For employers, purchasing a treadmill desk is a considerable investment of funds and valuable office space, not to mention the potential for distracting noises or movements. Most employers choose to purchase a small number of units and place them in a closed room. Staff can sign them out. Yet, in the long term, few do.

Corporate nutritional and office fitness initiatives generally have greater uptake, and increase awareness around the need for healthy choices. But the jury is still out on whether the desired outcomes are being achieved in overall health and well-being.

Sit-to-stand workstations, conversely, do have tangible benefits and are great for supporting postural changes while working.[7] It’s recommended that people stand for 10 to 20 minutes per hour; the remainder should be split between sitting and short movement breaks. This can be effective in reducing the risks for musculoskeletal discomfort associated with chronic sitting.

Still, spending part of the day standing at work alone will not be enough to help workers reach the goal of getting 30 minutes of moderate to vigorous exercise five days a week, or taking 10,000 steps daily.

The importance of posture

Proper posture is absolutely critical to overall well-being and injury prevention, yet is all to commonly a mere afterthought.

Hunching over a laptop or resting wrists on the edge of a desk all day can cause musculoskeletal injuries — as can a staggering number of other problematic working postures.

These injuries can further deteriorate a person’s health and make it harder to exercise or even continue working, so it’s important to ensure proper posture is supported when increasing movement.

Ergonomics programs are very effective in improving posture and encouraging movement at work. But these programs are more impactful when wellness is considered one step earlier: with the building itself.

Improving workplace wellness

There’s been ample focus in recent years on making buildings environmentally friendly. But, if the needs of occupants aren’t always considered, this can create unhealthy work environments.

Good building design can go a long way when it comes to movement and overall wellness.[8] It’s possible to design work spaces and communal areas in a way that encourages natural movement; more people will take the stairs if they see them when entering the building.

Providing bike racks, as well as showers and lockers, will make it more convenient for those wanting to bike to work or exercise during lunch breaks.

These are only a few of the possible ways to work toward improving workplace wellness. If done in combination with an ergonomics program, they’re likely to generate vast improvements in worker health, productivity, happiness, and well-being.

Now, many buildings that are pursuing LEED certification are pursuing WELL certification too, bringing environmental and human well-being together — ergonomics is a big factor in this.

Workplace culture needs to change to fully embrace ergonomic values. People can still be working when they aren’t hunched over a computer typing away. Employers should encourage staff to have walking meetings, take their breaks away from their workstation, or at least pause to incorporate a stretch or change of posture. Along with providing healthier nutrition options, this can boost productivity and overall satisfaction.

Movement-based workstations aren’t the answer to a healthy working life, but they can be a small component in it.

Buildings need to facilitate overall health and wellness, and employers need to implement ergonomic programs — including the selection of adjustable furniture — in order to facilitate healthy work environments. This is how everyone can achieve a healthier lifestyle, while, at the same time, increasing productivity and keeping workers safe.

Linda Miller, OT (c), OTD, CCPE, is president and certified ergonomist for EWI Works International Inc., Clinical Associate Professor, Faculty of Medicine and Dentistry, Department of Preventive Medicine, University of Alberta. Linda also recently became a part of WELL’s global concept advisory on movement. She can be reached at [email protected].

References

1-3. OECD. Obesity Update 2017. https://www.oecd.org/els/health-systems/Obesity-Update-2017.pdf. 2017.

4, 6. Tudor-Locke C, Schuna JM, Frensham LJ, Proenca M. Changing the way we work: elevating energy expenditure with workstation alternatives. Int J Obes. 2013.

5. Blehm, C., Vishnu, S., Khattack, A., Mitra S., Yee, RW. (2005). Computer vision syndrome: a review. Survey of Opthamology.

7. Tissot F, Messing K, Stock S. Standing, sitting and associated working conditions in the Quebec population in 1998. Ergonomics. 2005;48(3):249-69.

8. Miller, Linda. Why I am working with WELL. EWI Works. 2018.

Ontario Government introduces Bill 47 to repeal most of Bill 148

On Oct. 23, 2018, the Ontario government introduced the Making Ontario Open For Business Act, 2018 – Bill 47. The legislation would repeal significant amendments made in the Fair Workplaces, Better Jobs Act – Bill 148 – passed by the previous Liberal government.

Here are the major changes being proposed:

Minimum wage
The minimum wage is no longer rising to $15 on Jan.1, 2019. It will remain at $14.

Scheduling
The new bill cancels a range of scheduling protections that were part of Bill 148 and were scheduled to come into force on January 1, 2019 such as on-call pay, the right to refuse shifts with less than 96 hour’s notice, and the cancellation pay if a shift or on-call shift is canceled within 48 hours before it was set to begin.

Removal of Equal pay for equal work
Employees would no longer be entitled to equal pay on the on the basis of a difference in employment status.

Personal emergency leave
The Progressive Conservatives plan to bring back the medical note requirement for employees. Annual leave days for at least two consecutive weeks, comprised of up to three days of personal illness, two days for bereavement and three days for family responsibilities.

Public holiday pay
Return to prior prorating public holiday pay formula.

Paid vacation
Eliminating two paid sick days for workers.

Bill 47 also proposes to roll back some of the Labour Relations Act, 1995 (LRA) amendments in Bill 148. Here are some of the changes being proposed:

Card-based certification would no longer be in effect in the building services industry, the home care and community services industry or for temporary help agencies;
repealing the rules that forced an employer to hand over their employees’ personal information to a union, even if only 20 per cent of the workers showed interest in joining a union;
Returning to the six-month limitation on an employee’s right to reinstatement following the start of a strike or lock-out.

The following changes to the Employment Standards Act, 2000 (ESA) that were introduced under Bill 148 will remain intact:

Previous minimum wage increases;
Paid leave entitlements in the case of domestic or sexual violence;
Three hours’ pay in the event of cancellation of a scheduled shift or an on-call shift within 48 hours before the shift was to begin; and
Three weeks’ vacation time and six per cent vacation pay, for employees with a period of employment of five years.

The timeline for Bill 47 to come into effect is not yet known but it’s expected to pass before Jan. 1, 2018.

B+H Architects partners with global consulting firm

B+H Architects is partnering with one of Asia’s largest urban and infrastructure global consulting firms, Surbana Jurong Private Limited.

This new partnership aligns B+H with a global industry leader that shares common service, sector and geographic synergies, and will provide B+H with unprecedented access to Surbana Jurong Group’s broad network. In turn B+H will deepen Surbana Jurong’s architecture and design capabilities, supporting its transformation into world-class strategic consulting and design powerhouse.

“This partnership accelerates B+H’s continued growth strategy and positions us to compete with some of the most powerful firms in the world,” says Bill Nankivell, CEO, B+H. “Continued investments, consolidation and mergers in our industry are providing platforms for firms to grow, diversify, compete, and attract and retain the best talent. The B+H and Surbana Jurong partnership will allow us to deliver bold and inspiring projects in new geographies and sectors, providing extraordinary opportunities for our people.”

B+H and Surbana Jurong share a legacy of transformative projects that have made significant contributions to communities around the world. This, in addition to shared goals and values, is why B+H selected Surbana Jurong as an investor in its future. This new partnership marks Singapore-based Surbana Jurong’s first investment in a North American consulting and design practice.

B+H principals will continue to be owners and the firm will be managed as an independent entity by its managing principals, with its head office remaining in Toronto, thereby retaining its strong Canadian brand. This fits Surbana Jurong’s business model where specialist groups operate independently in the global marketplace, with the flexibility to work separately or collaboratively as needed.

B+H and Surbana Jurong will collaborate on strategic opportunities in North America, where Surbana Jurong does not currently have a strong market presence. In Asia, B+H will continue to operate independently, providing a full suite of design services and collaborating with Surbana Jurong and member companies. Propelling future growth of the B+H brand, B+H will leverage Surbana Jurong’s presence in Malaysia, Myanmar, The Philippines, India, Indonesia, Australia and Africa to pursue new project opportunities.

Few favours for commercial ratepayers in 2018

Varying property tax rates in 11 of Canada’s largest cities reflect market trends and some government policies specific to those locales, but they are also part of a larger national picture in which commercial ratepayers consistently carry a disproportionate share of the municipal tax burden. The newly released 2018 Canadian Property Tax Rate Benchmark Report — an annual effort from Altus Group and the real estate industry association, REALPAC — finds commercial tax rates significantly more than double the residential rates in eight of the surveyed cities.

Vancouver continues to be the most glaring example of uneven distribution, with a commercial-to-residential tax rate ratio of 4.4 to 1. However, even the narrowest tax gap, at 1.72 to 1, translates to an additional payout of $6.25 per $1,000 of assessed value for Saskatoon-based commercial property owners.

“Benchmarking commercial tax ratios provides terrific insight into the nuances of both absolute and relative property taxation,” observes Michael Brooks, REALPAC’s chief executive officer. “Several cities have much work to do to get their commercial property taxes in balance with residential property taxes.”

Pressures in Calgary

A prolonged economic slump has been pushing Calgary’s commercial tax rate upward to counter a decline in property values. At the same time, the City is nearing the end of a seven-year phase-out of the business occupancy tax, which is levied directly to business tenants, and consolidating it with non-residential (commercial and industrial) collection. In 2018, that transfer increased the commercial tax rate by 4.6 per cent, while a drop in the residential tax rate stretched the gap wider in a year when City spending increased.

A commercial-to-residential ratio of 3.06 to 1 places Calgary above the national average of 2.9 to 1 — joining Quebec City, which is new to the survey this year, and the perennial chart-toppers, Montreal, Toronto and Vancouver. Calgary commercial ratepayers incurred the largest jump in taxes of any of the surveyed cities — up nearly 9.5 per cent from 2017. Tax shifts within the non-residential classes have also been notable.

“The office market, specifically downtown, has experienced the greatest impact. Downward pressure on the largest commercial assessment has the effect of driving up the tax rate,” Altus analysts note. “The net effect of these factors has been a drastic shift of liability from downtown office properties to the commercial suburbs. Industrial and retail properties have experienced unprecedented tax increases over the last four years in Calgary.”

Winnipeg quirks

Once Calgary’s business occupancy tax is phased out at the end of 2019, Winnipeg will be alone among the 11 cities in collecting this increasingly archaic levy. This, along with the arguably even quirkier frontage taxes, apportioned to commercial and residential properties fronting onto streets where sewer or water mains are located, contributes to one of the narrower commercial-to-residential ratios. In 2018, growth in the commercial tax base helped close it further.

Winnipeg commercial ratepayers have joined their peers in Saskatoon and Regina with ratios below 2-to-1. At 1.98 to 1, the City collected $24.05 per $1,000 of assessed commercial value and $12.12 per $1,000 of assessed residential value.

On the commercial side, that’s roughly equivalent to commercial property owners’ payout in Toronto. There, a commercial-to-residential ratio of 3.78 to 1 garnered about $24.04 per $1,000 of assessed commercial value, while residential ratepayers were taxed at about $6.35 per $1,000 of assessed value. (Royal LePage pegged the median house price in Toronto at $884,000 at the end of the third quarter of 2018 versus a median price of $309,000 in Winnipeg.)

Robust assessment in Vancouver, Toronto and Montreal

The commercial property tax rate dropped in both Toronto and Vancouver due to robust assessed values and ongoing efforts to narrow the commercial-to-residential tax ratios. On a percentage basis, Vancouver’s ratio narrowed most notably among all surveyed cities — from 4.9 to 1 in 2017 to 4.4 to 1 this year. The flux was much more subdued in Toronto, where it inched downward from 3.8 to 1 in 2017.

Despite a strengthening commercial real estate market and a spate of new development, Montreal’s tax rate rose in sync with climbing assessed values. Commercial ratepayers continue to pay the highest taxes, at $37.76 per $1,000 of assessed value, among the surveyed cities. This year’s commercial-to-residential ratio of 3.78 to 1 is slightly wider than 3.77 to 1 in 2017. This translated into taxes of about $9.99 per $1,000 of assessed value for residential property owners in 2018.

Regina was unique among the cities in recording a slightly reduced commercial tax rate alongside an increase in the residential tax rate. Calgary presented the flipside picture. In all cities, commercial and residential rates rose or fell in tandem.

Addressing business competitiveness and fairness to tenants

“We continue to see several cities across Canada shifting the burden of property taxes to business owners. Municipalities should recognize that bringing down the commercial property tax rate is important to help make their cities more appealing to businesses, which helps create job growth and leads to sustainable revenue for the city,” maintains Terry Bishop, who heads Altus Group’s property tax division.

“Businesses are mobile, political boundaries not far away, and excessive property tax burdens are acted upon by prudent managers,” Brooks warns.

Only a handful of cities apply a distinct multi-residential tax rate for purpose-built rental housing, but it delivers a measurable hit to shelter costs in Edmonton, Ottawa and Toronto. Tenants in those cities underwrite tax inequities in their rent that range from an extra $0.93 per $1,000 of assessed value in Edmonton to an extra $6.79 per $1,000 of assessed value in Toronto. Meanwhile, multi-residential condominium buildings are taxed at the more favourable residential rate.

“The higher levels of taxation on older multi-residential buildings can pose a potential challenge for landlords needing to fund repairs and maintenance,” the benchmark report notes.

Judson Beaumont creates unique surfboard cabinets

Well known Vancouver furniture designer Judson Beaumont’s unique take on functional furniture has led to some spectacular creations over the years.

Beaumont’s latest creations is a series of surfboard cabinets that represent his vision of West Coast design. Surf culture is a staple for many in the West Coast running from Tofino all the way to San Diego and beyond. Beaumont felt the need to capture that soul with his recent work as he is always finding ways to show movement and character in his furniture, installations and special projects. The surfboards are all unique, crafted out of different types of wood, like walnut, alder, maple, and jatoba.

Beaumont graduated from Emily Carr Institute of Art and Design in 1985. In that same year he founded Straight Line Designs Inc., creating one-of-a-kind furniture pieces and commissions for clients all over the world.

Known for his whimsical designs, Beaumont constructs impeccable forms from seemingly impossible ideas, honouring both the object and the space it will inhabit. His unique work has led him to make several trips abroad to showcase his work in countries such as Japan and Dubai, where he is now celebrated as a world-renowned furniture designer. In 2014, Beaumont was awarded with the British Columbia Achievement Award of Distinction.

For more information about the designer, visit www.straightlinedesigns.com.

Condo paves way for EV charging on large scale

One Bedford Condo in Toronto is now equipped to support electric vehicle (EV) charging in just about every exclusive-use space in its parking garage, says board president David Forgione.

The condo corporation has inked a contract with a San Francisco-based company called EverCharge, whose fully managed solution is touted as increasing the EV charging capacity of buildings by 10 fold. At One Bedford Condo, that means being able to support as many as 200 EVs on Level 2 chargers versus just 20.

The feat comes at a time when a new provincial regulation is forcing condo corporations in Ontario to figure out how to accommodate requests from owners to have EV charging stations installed in spite of electrical capacity challenges. (Although the new government may have slowed down demand when it cancelled incentives to buy EVs, Forgione observes.)

It was two Tesla owners who triggered One Bedford Condo’s search for an EV charging solution. Forgione says he believes EverCharge’s solution, which has been up and running at his building since September, could have applications in other condos.

“When something works in practice like this, I like to share it because it’s not easy to implement large-scale projects in the context of a condo corporation, and we made it work and we wanted to help other condo corporations do the same,” he says.

One Bedford Condo may be EverCharge’s first residential installation in Canada, but it’s one of thousands of across North America. The solution runs on proprietary SmartPower technology, which helps increase EV charging capacity by managing loads in real time.

“What that means is when a charger’s not in use, which is a substantial part of time, that available capacity can then be used by other charge stations,” explains Kyle Lyons, director of member services.

He says condo corporations typically bear the costs associated with any shared infrastructure required to support the installation of individual EV charging stations.

“Most buildings you’re going to often need a transformer installed to access some of the building power, so it’s usually a small transformer upgrade, distribution panel, and then we wire from the resident’s parking space to those breaker panels,” says Lyons.

Forgione counts One Bedford Condo as lucky in that it didn’t require electrical upgrades to accommodate the solution and faced no upfront costs, meaning no need to seek owner approval or potentially issue a special assessment to fund the project. He explains that the condo corporation negotiated a deal that effectively gave EverCharge exclusive rights as a service provider to a set amount of the building’s transformer capacity.

Once any shared infrastructure is in place, Lyons says owners pay for the installation of their personal EV charging station, which typically ranges from $2,500 to $4,500, depending largely on how far the wire needs to be run to reach the distribution panel.

Under the fully managed solution, the board and property manager handle the basic paperwork associated with registering individual installations while EverCharge handles requests from owners for EV charging stations, along with their set-up, submetering and billing, which includes a monthly service fee.

Ontario cuts funding to three post-secondary projects

The Ontario government has announced it is scrapping its contributions to the construction of three post-secondary satellite campuses in the GTA, an action that will save the province about $307 million.

In a statement, the Honourable Merrilee Fullerton, Minister of Training, Colleges and Universities, said: “Through our government’s independent commission of inquiry, we now know that Ontario faces a $15 billion deficit, about two and a half times the estimate provided by the previous administration. As a result, the Ministry is no longer in the position to fund [these] projects given the province’s new fiscal restraints.”

The affected projects include York University’s Markham Campus, in partnership with Seneca College, which was approved in 2015 and was scheduled to break ground this fall. Also impacted are Wilfrid Laurier University/Conestoga College’s Milton Campus and Ryerson University/Sheridan College’s Brampton Campus.

“Wilfrid Laurier University appreciates the financial challenges facing the Ontario government, but we are deeply disappointed by the sudden news to cancel the university’s new campus in Milton,” said the university in a statement. “The university looks forward to continuing its work with the Town of Milton and area partners to explore all options for keeping the dream of post-secondary education alive in this vibrant community.”

In a statement, Mohamed Lachemi, president and vice-chancellor of Ryerson University, said that in the coming days and weeks, Ryerson will provide more detail to its community regarding the aspects of the planned Brampton campus.

Affordable modular housing coming to rural Alberta

Individuals and families in rural Alberta will soon have access to modular housing via a new government-funded shipping container project developed through the Alberta Rural Development Network.

The National Housing Strategy’s Affordable Housing Innovation Fund is allocating $10 million towards the development of at least eight energy-efficient shipping container projects, in which the first phase seeks to create 467 rental units over the next two years.

The YWCA Banff Courtyard Project is the first site to get underway; a 33-unit, 3-storey modular housing project designed to meet net-zero targets for energy efficiency and provide affordable rental housing for up to 78 residents who face barriers to finding suitable accommodation. The Courtyard will be ideal for women, new and extended families, individuals, and with a least four suites that are barrier free, people with accessibility needs.

In addition, ARDN is developing a toolkit to guide local governments and community organizations to stimulate new affordable housing development. The toolkit will save community groups time and money by providing free, comprehensive, step-by-step guidelines on how to successfully develop, build and manage affordable housing projects.

“If you don’t have a home, it’s very difficult to build a life. Investment in affordable housing is critical to ensuring that Canadian communities continue to thrive,” said the Honourable Kent Hehr, Member of Parliament for Calgary Centre. “Our government is proud to support innovative organizations like ARDN as they work to design efficient, forward-thinking housing solutions that not only work here in Alberta, but could easily be replicated in rural communities across the country. Cultivating bold new ideas like this is exactly what the Affordable Housing Innovation Fund is all about.”

The guide will be based on the initial eight projects, which include a variety of owner/operator models such as private developers, not-for-profit groups and local municipal governments. The first edition of the guide will be launched early next year and will be updated after all eight modular housing projects are completed.