Ontario gets new MSD prevention guideline

Ontario’s new guideline for preventing musculoskeletal disorders (MSD) was unveiled in October, coinciding with Global Ergonomics Month. The University of Waterloo’s Centre of Research Expertise for the Prevention of Musculoskeletal Disorders (CRE-MSD) headed up the overhaul of the guideline, which was first established and last updated in 2006.

CRE-MSD says organizations will find current, size-specific content, resources and tools in the new guideline: Small businesses can consult the Quick Start Guideline to learn about MSD and do more prevention; medium to large businesses can look to the Basic Guideline to boost their MSD prevention through better problem solving; and large businesses can refer to the Comprehensive Guideline to support the roll out of programs to prevent MSD.

Resources and tools include downloadable templates and new ways to identify and control hazards.

Survey reveals workers’ attitudes towards cannabis in the workplace

Inching ever closer to legalization day, Colliers International reports 30 per cent of office workers responding to a recent survey endorse fairly lenient restrictions on cannabis use in the workplace. That represents about 319 of the 1,062 office workers surveyed in buildings Colliers manages across Canada.

The respondents also suggested cannabis should be treated like alcohol consumption or cigarette smoking. However, they were more likely to say that cannabis products should not be marketed and/or available for sale within the buildings where they work.

Respondents based in British Columbia were most likely to say that cannabis use, marketing, and availability are unacceptable at their places of work. Albertans were most likely to say that these activities are acceptable.

As of Oct. 17, 2018 recreational marijuana becomes legal across Canada, allowing Canadians of the legal age to buy and possess up to 30 grams of cannabis for personal use, as well as grow up to four plants per household for the same purpose. (Except in Quebec and Manitoba, where provincial legislation prohibits cultivation for recreational use in private residences.)

In Ontario, cannabis use will follow the Smoke-Free Ontario Act, requiring recreational cannabis smokers and vapers to follow the same rules as tobacco and e-cigarette users.

Colliers International analysts advise that employers, landlords, commercial property managers, and leasing agents should be aware of the sensitivities of occupants in their office buildings. Notably, use in the workplace could increase with the rise of cannabis-related advertising and merchandise.

Strong GTA rent growth continues into Q3

Rents for condominiums leased in the third quarter of 2018 climbed 9.4 per cent year-over-year to an average of $3.26 per square foot, according to Urbanation’s recently released Q3-2018 rental market results.

According to the market results, average monthly rents increased by 7.6 per cent annually to $2,385 as the average size of a unit leased in Q3 shrunk to 731 square feet from 744 square feet one year before.

The number of condominium lease transactions in Q3 reached its highest level in three years at 8,186 units, up five per cent compared to one year ago as slightly more supply became available.

Market conditions relaxed marginally in Q3-2018, but still remained tight. The average time for a unit to remain on the market rose to 11 days from 10 days one year ago, while the leases-to-listings ratio fell to 86 per cent from 88 per cent in Q3-2017, and the percentage of units leased for above asking rent fell from 29 per cent in Q3-2017 to 26 per cent in Q3-2018.

New purpose-built rental construction starts fell from a recent high of 2,635 starts in Q2-2018 to their lowest quarterly level of the past two years, reaching 826 in Q3-2018. The total inventory of purpose-built rentals under construction jumped 56 per cent year-over-year to 11,172 units, its highest level in over 30 years.

The average rent in the 60 purpose-built rental buildings completed in the GTA since 2005 was $3.09 per square foot in Q3-2018 for available units, an increase of 17 per cent year-over-year, partly due to the completion of higher rent buildings over the past year. The availability rate within these buildings was 1.5 per cent in Q3-2018, up from a low of 0.9 per cent one year ago.

The number of proposed purpose-built rentals rose to a high of 39,750 units from a total of 128 projects, up from 30,981 proposed units in Q3-2017.

“Rapid rent growth has persisted in the GTA for over two years now, making it very clear that much higher levels of supply are needed to create a balanced market environment,” said Shaun Hildebrand, president of Urbanation, in a press release. “While increasing condo completions should begin to have at least some calming effect on rent increases next year, more upward momentum in purpose-rental construction is required to meet overall demand.”

Despite the increase in leasing activity in Q3-2018, rental transaction volume to date this year remained four per cent lower than last year, adding pent-up demand to the market and keeping strong upward pressure on rents. The 9.4 per cent growth in per square foot rents recorded this quarter accelerated from the 8.7 per cent annual rate in Q2-2018 to reach its fastest pace of the past year. The strength in rent growth caused the number of units leased for less than $1,800 per month in Q3 to fall by 65 per cent annually.

At the same time, the number of units renting for over $2,500 per month climbed by 43 per cent. High rents are creating strong demand for studio units, which saw an increase of 32 per cent on an annual basis in lease volume during the quarter, and a nine per cent increase in average monthly rents to $1,823. The average rent for a one-bedroom unit exceeded $2,000 for the first time, climbing 11 per cent annually to $2,056. Meanwhile, two-bedroom lease volume fell by five per cent year-over-year, with average rents rising nine per cent to $2,810.

IDC inducts 12 Canadian interior designers

Interior Designers of Canada (IDC) have selected 12 Canadian interior designers to be inducted to the IDC College of Fellows. This is the highest honour awarded to IDC members who have made a significant contribution to the association and advancement of the profession.

“The IDC College of Fellows celebrates members who have positively impacted the interior design profession through their collaboration and service to Interior Designers of Canada. These members have helped to progress the interior design profession,” said Tony Brenders, IDC CEO.

The following inductees were carefully chosen by the IDC nominations committee:

Donna Assaly, principal, Assaly Interior Design
Ada Bonini, principal, BYU Design Ltd.
Denis Chouinard, former senior advisor, Real Estate Portfolio and Occupancy Planning, Desjardins Group
Aandra Currie Shearer, past president, IDC
David Gibbons, partner at LWG Architectural Interiors
Allan Guinan, founding partner, figure3
David Hanson, owner, DH Designs
Caroline Hughes, founding partner, figure3
Kara MacGregor, principal, MAC Interior Design Inc.
Linda Makins, principal, MAKINSACHANGE Creative Environments
Rachel Mitton, department head of the Building and Office Administration department, CCNB-Dieppe
Jenny Mueller-Garbutt, past president, IDC

Founded in 1972, IDC is the national advocacy association for the interior design profession. As the national advocacy body, IDC represents more than 5,000 members including fully qualified interior designers, Intern members (who have yet to pass their exams), students, educators and retired members. In addition, we have as members over 200 manufacturers and suppliers who provide products and services for interior design projects and firms.

Cannabis fueling commercial real estate demand in Western Canada

According to the latest commercial investor report from RE/MAX, Kelowna and Edmonton are poised to become hot spots for Canada’s cannabis market post-legalization with competing cannabis businesses looking for operating space in both cities.

The City of Kelowna has identified more than 900 potential locations for dispensaries and it’s expected that approval of licenses will be extremely competitive further driving up prices in the region. In Edmonton, the addition of an 800,000-square-foot facility by Aurora Cannabis in the city contributed to the positive growth in the total sales value for the city’s commercial properties, topping $1 billion.

“In Kelowna and Edmonton, the cannabis industry is slowly absorbing the existing industrial spaces and development lands, which has contributed to the rise in lease rates for those areas,” said Elton Ash, regional executive vice-president, RE/MAX of Western Canada.

Other factors driving the growth of commercial real estate in Western Canada include:

Tech

“As Canada continues to push further ahead in areas like technology, investors both domestic and abroad see the potential for growth here and are willing to call Canada home,” Ash said.

“Investment by major companies like Amazon in Calgary and Greater Vancouver is evidence that commercial real estate – office space specifically – in Western Canada remains a hot commodity,”

Calgary is expected to remain stable heading into 2019 due to a variety of reasons, including the investment of big technology companies in the area.

Continued growth in Vancouver’s technology sector continues to drive demand for both office space and industrial space throughout the region. Larger tenants like Amazon and WeWork continue to expand and are expected to further increase inventory in the region going into next year.

Retail

Regina’s commercial real estate market has slowed this year due to economic uncertainty, however, new projects are still underway such as the construction of the megamall at the Global Transportation Hub. The mall – which will boast 300 stores – was originally billed at $45 million, but could go as high as $300 million when completed.

Retail centres in Calgary remain in high demand with a vacancy rate of four per cent.

Other highlights from the Commercial Investor Report 2018 include:

Saskatoon has experienced relative stability following what was considered a year of recovery in 2017. This is mostly due to the relative diversity of its sectors which include manufacturing, agriculture, construction, and the service industry.

In Winnipeg, the commercial market has experienced a three per cent decrease in total sales value year-over-year. While interest rates have remained low, the lack of available property has had the biggest effect on sales which has affected the decisions of investors. Higher vacancy rates can be found in regional malls with the closure of large anchors.

B.C. invests $79m for new Burnaby North Secondary

Burnaby North Secondary, one of B.C.’s largest schools, will be replaced with a new, seismically safer school, which will include new space for child care, adult education and language development programs.

The province will invest up to $79.2 million for the new, 1,800-seat school, which will be built on a different part of the current property, allowing students to remain in the existing school during construction. It is expected to be ready for students in September 2021.

“We are taking action to better protect Burnaby North students who have waited far too long for a new school,” said Rob Fleming, Minister of Education. “This new facility will bring countless benefits to the community and give students the best opportunity to succeed and help our province grow.”

Once complete, students will have a modern facility that supports 21st-century learning, giving them a better chance to succeed in an environment that aligns with modern education.

Child care, adult education and language development programs will be operated out of a new, 2,000 square-metre neighbourhood learning centre. This addition will help fill service gaps in the community and improve options for families and adults looking to continue their education. In addition to the modern amenities of a new school, the new Burnaby North Secondary will be built to LEED Gold standards to increase energy efficiency.

The replacement of Burnaby North was the Burnaby School District’s highest capital priority and was selected for funding due to its age, high seismic-risk rating and strong enrollment projections.

Since September 2017, the province has approved a total of $823.3 million in capital projects, including $466.6 million for seismic upgrades or replacements.

Burnaby North was built in 1955, with another building constructed in 1960. In 2014, the entire school was found as having a high risk of incurring damage in the event of an earthquake.

Building with wood to ease student housing crunch

Post-secondary students already have a lot to worry about — leaving home for the first time, maintaining good grades, making new friends. You can add another stress to the list: finding somewhere to live.

With thousands of names on waiting lists for student housing at British Columbia universities, the skyrocketing demand in an already crowded and expensive rental market has inspired an innovative solution at Trinity Western University (TWU).

The private Christian liberal arts university in Langley,B.C., did something recently that no other university in Canada has ever done. The school hired Metric Modular, a B.C. based modular builder, to build the tallest wood-framed modular student housing complex in Canada.

The entire five-storey structure of Jacobson Hall was was completed in just nine months, adding housing for about 220 students who moved into their new residence in September, just in time for school.

With a total enrollment of about 4,000 students, TWU only had on-campus housing available for less than 25 percent of its students.

“The university needed more beds, and they needed them quickly,” said Rodger McLean, senior manager of Innovative Solutions for Metric Modular.

“TWU’s construction timeline would have been impossible to achieve using traditional construction methods. Plus, they needed a customized solution with amenities that would satisfy students, all at a reasonable cost. Our ability to use wood in this modular context gave us the perfect solution to do the job.”

High rental costs and low vacancy rates are an issue for Lower Mainland post-secondary schools. The housing crisis is increasing the challenge of attracting — and keeping — incoming students, especially in metro areas like Greater Vancouver.

TWU knows that challenge all too well. It’s the largest and fastest-growing Christian university in Canada, and demand for student housing had reached its limit. With just 900 beds, the university had been converting double-occupancy rooms into triple-occupancy rooms to meet demand.

“It’s not easy to find a place to rent in the Lower Mainland, especially on a student budget,” said Scott Fehrenbacher, SVP external relations for TWU. “One of our goals is to provide attractive, comfortable and affordable housing that will foster an environment to promote the success of our students. This new residence helps to accomplish that.”

A modular wood building proved to be the perfect solution for TWU who were able to build a student residence to meet their needs at over 53,000 square feet, while keeping the cost within budget and accelerating the traditional speed of construction.

Wood construction also has the inherent benefit of sustainability. Wood products have a lighter carbon footprint than other commonly used building materials. In fact, the carbon benefit of the wood in Jacobson Hall is the equivalent to taking 1,300 cars off the road for one year.

The modules were built off-site in a climate-controlled factory, adding benefits like speed and efficiency along with more predictable construction costs and a quieter worksite — a big plus for a campus filled with classrooms in session. The assembly process itself was a sight to behold, with a crane lifting each prefabricated module in place, like building with Lego.

“Even with the increased height of the modular structure, we were still able to design the building to meet seismic, wind, structural and other performance requirements,” said Steve Ashcroft, senior designer for Metric Modular. “These considerations are important in every structure, but the level of complication increases exponentially every time you add a floor. We knew we could count on wood to perform.”

The residence includes common space throughout to give students room to gather. The main floor has a large open area with a coffee bar. There are private study rooms on each floor, giving students a quiet place to work away from their suites.

“Students spend a lot of time inside buildings, studying and working on projects,” said Fehrenbacher. “The warmth of wood adds to the West Coast feel of our residences and helps students feel at home. Learning should be fostered in all facets of education, including the structures that make up their physical environment. Expressive use of wood has the potential to heighten the relationship students have with the building where they live and study.”

Although TWU is the first university in Canada to leverage the benefits of wood-based modular construction, it isn’t the only school that’s reaped the benefits of building with wood. The University of British Columbia’s 18-storey Brock Commons Tallwood House was constructed in 2017. It’s one of the tallest mass timber hybrid buildings in the world and provides housing for 400 students.

Construction of $1.2 billion Toronto hospital begins

Construction of West Park HealthCare Centre’s $1.2 billion hospital is underway as development on the project kicked off on Oct. 11, 2018.

West Park is transforming its 27-acre site into an “integrated campus of care” where “nature and healing intersect” said Anne-Marie Malek, West Park’s President, and CEO. West Park provides specialized rehabilitative and complex care for patients after life‐altering illnesses or injuries such as lung disease, amputation, stroke, and traumatic musculoskeletal injuries.

The new hospital — overlooking the Humber River Valley— will be six-storeys high and 80 per cent of the beds will be in single-occupancy rooms with each inpatient having a private three-piece washroom to help improve infection control according to a press release.

There will also be a significant increase in outpatient care space to serve double the current patient volume.

“The new West Park Healthcare Centre is an important project that will support patients and families in Toronto by providing access to therapeutic spaces for generations to come,” said Christine Elliot, minister of health and long-term care.

“This unique hospital will offer specialized rehabilitative and complex care while focusing on bringing peace of mind to patients rehabilitating from a life-altering illness or injury.”

EllisDon Infrastructure Healthcare (EllisDon) was awarded the fixed-price contract to design, build, finance and maintain the project.

OAA kicks off SHIFT Architecture Challenge

The SHIFT Architecture Challenge, created by the Ontario Association of Architects (OAA), is a new program being launched to highlight the distinct contribution architects and architectural thinking bring to addressing key societal issues.

The program, which launched on September 28, invites Ontario architects and their teams to respond to an identified area of concern using their skills and insights, with the goal of increasing public dialogue on the subject. The OAA challenges architects to further enhance the public’s perception of the field as a catalyst to creating positive social change.

The competition will recognize the submissions that best embody these qualities when responding to the challenge. It highlights the importance of architectural thinking as a social factor that impacts the well-being of people and the planet and elevates the architectural profession to be seen by the public in a new light while showcasing how design thinking can be used in all aspects of life.

The 2019 SHIFT Architecture Challenge hopes to bring to the forefront responsible, innovative and inspiring architectural solutions to the challenges the world currently faces, including climate change, forced migration, poverty and an aging population.

Starting next year, the program will operate on a two-year cycle, running in odd years (2019, 2021, etc.). Each edition of the program will centre on a specific theme. For the 2019 program, the theme is “infrastructure,” which can include anything from transit, water systems, housing, hospitals and electrical grids to planning regulations, definitions of family, immigration laws and the status of First Nations, Inuit and Metis.

The SHIFT 2019 Infrastructure/Architecture Challenge asks Ontario-based architects to show how architectural thinking can promote social equity, reduce isolation or embody social justice. Submissions that have been selected by a jury will form the basis for a broader conversation on the issue promoted by OAA, including a book publication, media outreach and an exhibition debuting at the 2019 OAA Annual Conference, which will take place in Quebec City in May 2019.

The deadline to turn in submissions is January 18, 2019. For more information, please visit www.shiftchallenge.ca.

Expansion Cityline wins Gold IDEA Award

Teknion’s Expansion Cityline furniture system has been selected as a Gold winner in this year’s International Design Excellence Awards (IDEA). Expansion Cityline earned Gold in the Office & Accessories category and is among 145 winners in “one of the world’s most prestigious and rigorous design competitions.” IDEA is sponsored annually by the Industrial Designers Society of America (IDSA).

Expansion Cityline is a furniture system based on the concept of planning for a workplace as diverse and dynamic as a modern city. With a unique beam framework and robust accessories program, Expansion Cityline creates workstations, collaborative spaces and mixed-use areas where people feel comfortable and empowered as they pursue individual and collective goals. It offers a highly active setting that allows people to move, to gather and to disperse when privacy and focus is desired.

The system provides the unique ability to go from a full, freestanding workstation to a simple, casual beam and fence-like application that integrates gathering areas. Its breadth of offering delivers a wide range of flexibility for designing office spaces, from playful to elegant and sophisticated environments.

“To win a Gold award in this premier international design competition that recognizes design excellence across a wide range of industries and disciplines is an outstanding honour for our internal design team,” said Martin Chenette, industrial Design manager, Teknion Roy & Breton.

Expansion Cityline has won several awards since its NeoCon 2017 debut, including a Silver Best of NeoCon at the Chicago trade fair. By year-end it had also won a Best of Canada Award in the competition sponsored by Canadian Interiors magazine, and a Good Design Award from the Chicago Athenaeum: Museum of Architecture and Design. Most recently, Expansion Cityline earned an Honorable Mention in the Workplace category in Fast Company’s 2018 Innovation by Design Awards.

More smokers stoke litter and fire risk

Coincidental timing has Canada’s new cannabis laws coming into force in the middle of Waste Reduction Week and just four days after Fire Prevention Week wraps up. That might be somewhat less momentous than the initially envisioned July 1 launch date, but it’s fittingly in sync with a potential influx of many more smokers into Canadian society.

“Smoking was one of the top-two causes (along with cooking) of residential fires for years and years. It has only been fairly recently that some other causes have surpassed it,” observes Michele Farley, president and senior code consultant with FCS Fire Consulting Services Ltd. “Now there could be a pickup in smokers again, and there’s an added fire safety concern if they’re smoking something that may make them impaired.”

The seven-point guiding purpose stated in the federal Cannabis Act emphasizes public health, safety and prudence. The underpinning goals of the legislation are to ensure that cannabis production and sales transactions occur within a regulated framework, which allows only adults to participate and operates in a utilitarian manner with limited scope for marketing.

In the health and safety context, the federal, provincial/territorial and municipal governments’ role is to police product quality, environmental standards, business practices and other longstanding rules related to controlled substances, while entrusting the citizenry to behave responsibly. Invariably, not everyone will, so a diverse range of business, professional and public interest groups are devising and deploying strategies to promote common sense and minimize risk, discord and environmental fallout.

Outdoor emissions and fallout

Ontario’s recently introduced Cannabis Statute Law Amendment Act aligns with one of the key points Fire Prevention Week is promoting: Encourage smokers to smoke outside. The legislation, which the newly elected provincial government tabled late last month, will allow people who are at least 19 years of age to smoke cannabis almost everywhere it’s permitted to smoke tobacco — greatly expanding upon the previous government’s efforts to confine recreational cannabis use primarily to private residences.

Property managers, building services staff, habitués of designated outdoor smoking areas or anyone crossing through public space in the vicinity of commercial or multi-residential buildings will begin to see and smell what that entails as of October 17. “When the use, cultivation and distribution of cannabis is made legal, the use of the product by employees will be legal; however, smoking it in the workplace will not be legal. It will be up to employers to properly impose restrictions on cannabis use,” advises Joe Hoffer, a partner and specialist in municipal and tenancy law with Cohen Highley LLP.

Other repercussions will have to be monitored over the longer term. “I think the Fire Marshal will be watching to see if there is an increase in fires, but it will be awhile until we get the data,” Farley says. “In the meantime, it’s also a good time to remind people that butts of any kind should never be thrown from a balcony.”

The vast range of potential venues for smoking cannabis adds some complications for litter control. Property managers adhering to sustainability programs may want to furnish their outdoor smoking areas with green bins and instructional signage for separating and discarding all types of cigarette remnants. However, even the Recycling Council of Ontario (RCO) hasn’t clarified what advice to offer.

“It will come down to the kind of filter cannabis products have,” speculates Cedric de Jager, RCO’s communications manager. “Tobacco cigarette butts are plastic foam. If a cannabis joint has no plastic, and the packaging and filters are composed of organic material, it could go into a green bin.”

Luring best friends and unwanted visitors

The Canadian Veterinary Medical Association (CVMA) warns that such material should not go into an animal’s digestive system. Human carelessness and indiscriminate canine appetites could prove a perilous mix as dog ownership climbs in many urban neighbourhoods.

“Exposing pets to THC-rich cannabis products could put them in critical medical crisis that requires prompt and appropriate medical treatment,” states a cautionary alert from the CVMA. “Smaller dogs are particularly susceptible due to the lower level required to produce symptoms. Cats are not immune to toxic side effects, but are much more selective in their food intake. Cats generally avoid eating garbage, scavenging cigarette-type butts on walks around the block or table or counter surfing.”

Cannabis could likewise prove a lure for theft in scenarios where private residences are open to the public. Regulations coming into force and the existing Access to Cannabis for Medical Purposes Regulations require that plants and products be kept securely in private residences and safeguarded so that minors cannot obtain easy access to them. However, in practice, prospective vendors can be reckless about what’s on display in their homes.

“A licensed registrant must be present at all showings and open houses, but, even so, common sense should always prevail,” maintains David Roman, a sales representative with Keller Williams Advantage Realty. “I have seen all manner of things that should have been hidden, left out in view: tablets; laptops; thumb drives; items of an intensely personal nature; highly valuable jewellery; cash; drugs — both legally prescribed and illegal — and related paraphernalia. In fact, there are no established rules around this, but good agents would advise their sellers to keep all desirable items and valuables out of sight, or better, locked away.”

While cannabis plants are less likely to be pocketed, Roman doesn’t foresee them among home stagers’ preferred foliage and flowers any time soon.

“Given that there may still be a stigma around cannabis use and growing, I would currently advise my clients to move pot plants out during the listing time so as not to alienate potential buyers,” he says. “Another consideration, as I understand it, is that plants can emit a pungent odour, and an unpleasant smell in a property can turn buyers away.”

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

National housing starts trend declines in September

In September 2018, the trend in national housing starts was 207,768 units, down from 213, 966 units in August 2018, reports Canada Mortgage and Housing Corporation (CMHC). This trend measure is a six-month moving average of the monthly seasonally adjusted annual rates (SAAR) of housing starts.

“The national trend in housing starts stood at a 19-month low in September, following declines in four of the last five months,” said Bob Dugan, CMHC’s chief economist, in a press release. “The slowdown in the pace of new residential construction activity in recent months is a result of both lower single-detached and multi-starts activity and brings new residential construction closer to its long run average from the elevated levels registered in 2017.”

Housing starts in the Vancouver Census Metropolitan Area (CMA) trended down in September 2018 as fewer single-detached and multi-family projects were launched. Surrey saw the most construction activity last month, accounting for one quarter of all housing starts. Housing demand remains strong and has resulted in the pace of new home construction in the Vancouver CMA to date equaling the pace from the same period in 2017.

In the Kelowna CMA, the trend measure moderated in September 2018 as a result of pullback in new construction activity in both single-detached and multi-unit dwellings. In the first nine months of the year, while new construction activity has declined relative to the record pace of housing starts seen over the same period in 2017, it remains significantly above the 10-year average.

In Saskatoon, the trend measure of total housing starts increased last month after both single-detached and multi-family starts trended higher. However, overall new home construction in the Saskatoon CMA fell by 17 per cent through September compared to one year ago, reflecting fewer single-detached housing starts.

Winnipeg’s total housing starts continued to trend higher in September 2018. Several new condominium projects were started last month. To date this year, multi-family starts are three per cent above year-ago levels. However, total housing starts remain five per cent below last year’s levels as climbing inventories of single-detached units have slowed activity in this segment of the market.

Total housing starts trended up in September 2018 in Toronto, as the decline in the trend in single-detached starts was more than offset by climbing multi-unit starts. Multi-unit starts were strong across unit types, led by semi-detached units, which had the most starts for the month of September since 2004. The relative affordability of these higher-density units continues to drive their demand.

For the first time in four months, housing starts in the St. Catharines-Niagara CMA trended higher, mainly due to the multi-unit sector. New single-detached construction continued to decline, reaching the lowest monthly level in seven years. A more balanced resale market and higher mortgage borrowing costs have dampened housing demand, especially for single-detached homes.

The Brantford CMA saw single-detached starts slow for the first time since January 2018. As a result, the pace of overall housing starts in September 2018 also slowed significantly, since most new homes in Brantford are single-detached. Single-detached starts have already far surpassed their annual totals from each of the previous 10 years.

In Quebec, housing starts trended down in the third quarter of 2018. However, the year-to-date total is slightly higher than that of the first nine months of 2017, due to the strength of the Montreal CMA’s rental apartment starts.

Total housing starts trended higher in Halifax last month, impacted by continued strength in multi-unit construction. Improving employment levels and strong population gains are supporting a growing rental market demand with multiples starts climbing 21 per cent year-over-year in September 2018. After remaining flat for the past two months, single-detached starts also saw gains last month, rising 11 per cent compared to last year.

The standalone monthly SAAR of housing starts for all regions of Canada was 188,683 units in September, a decrease compared to August’s 198,843 units. The SAAR of urban starts fell by 5.9 per cent in September to 175,653 units. Multi-unit urban starts declined by 8.9 per cent to 122,656 units last month, while single-detached urban starts climbed two per cent to 52,997 units. Meanwhile, rural starts were estimated at a SAAR of 13,030 units.

LEED v4.1 to focus on performance outcomes

Heightened focus on energy and carbon emissions reductions has changed expectations and priorities for Canada’s green building industry.

The Canada Green Building Council (CaGBC) has responded by introducing its Zero Carbon Building Standard in 2017 and bringing new certification programs and tools to Canada through the launch of GBCI Canada earlier this year. LEED also continues to evolve to meet rising expectations.

LEED’s holistic view emphasizes providing healthier indoor environments for occupants while reducing emissions, maximizing energy efficiency, reducing waste and powering innovation. However, within this framework, continuous improvement is necessary. That’s why CaGBC has begun rolling out LEED v4.1, which is focused on streamlining, clarifying and strengthening requirements.

Project teams will be able to use the updated rating systems as soon as they are released, and members of the green building council will officially approve the rating systems by way of a vote expected to occur in 2019. Upgrades to the rating system are being released as drafts (“beta” updates) over the course of 2018, with the March 2018 roll out of LEED v4.1 O+M being the first of these.

Focusing on outcomes

In order to reduce environmental impacts and improve the health and wellness of occupants, the critical role of existing buildings must always be considered. The operations of buildings must be substantially decarbonized by 2050 in order to avoid the worst impacts of climate change, and more than 50 per cent of the building stock in 2050 will consist of buildings that already exist today.

LEED v4.1 O+M addresses this issue by focusing on assessing emissions from building operations as well as from transportation (commuting to and from the building). A project’s energy performance score is determined in part by its GHG emissions per capita and unit area, while its transportation score is determined by per-capita emissions.

LEED v4.1 O+M’s updates focus on performance outcomes, and not on prescriptive measures to improve performance. Fully 90 per cent of the points available in LEED v4.1 O+M are based on simple key performance outcomes such as energy and water use.

LEED v4.1 O+M also introduces annual recertification, facilitating its integration into annual performance objectives and budgets. This also reduces the likelihood of gaps in data tracking due to changes in personnel, equipment or processes.

New benchmarking platform

The LEED v4.1 O+M rating system uses the Arc platform, which is an online tool for collecting, managing and benchmarking building data and improving sustainability performance. On the Arc platform, data is assessed in five categories: energy, water, waste, transportation and human experience. The performance metrics correspond to those that represent 90 per cent of the points available in LEED v4.1 O+M, providing building owners using Arc with the ability to easily identify projects in their portfolio that are ready for LEED certification.

Reassessing energy performance

It’s anticipated that LEED 4.1 for Building Design and Construction (BD+C) will include updates to how energy performance is assessed. Standards and practices have evolved since LEED v4 was first balloted, and version 4.1 is an opportunity to ensure LEED continues to address the most pressing environmental issue of our time: climate change. CaGBC is working with stakeholders, its Energy and Engineering Technical Advisory Group and the LEED Canada Steering Committee to identify the best approach for tackling greenhouse gas (GHG) emissions from building operations in the Canadian context.

In recognition of the climate change imperative, a metric that assesses efforts to reduce GHG emissions is being considered. This metric would encourage careful evaluation of energy efficiency measures, the selection of energy sources (particularly for heating and hot water), and onsite renewable energy generation options. Equal weighting could be provided to overall building energy efficiency in recognition of its particularly complicated and critical role. Consideration is being given to a new, clear measure of energy performance based on assessing energy savings relative to a baseline with a fixed energy source for heating; historically, cost savings have been used rather than energy savings, and the energy source has changed as a function of the energy source chosen in the proposed design.

A greener future

In 13 years, more than 3,800 projects have been certified LEED across Canada under the green building rating system. The cumulative impact of these projects is as follows: a reduction in GHG emissions of 2.49 million carbon dioxide equivalent (CO2e) tonnes, which is like taking 530,000 cars off the roads for a year; energy savings of 12.9 million eMWh, which is enough to power 435,000 homes in Canada for a full year; and water savings of more than 24 billion litres — equivalent to three hours of water coursing over Niagara Falls. But the work isn’t done.

It’s clear a greener future cannot be forged without ensuring the sustainability of both new and existing buildings. The latest update to the LEED O+M rating system, and the upcoming changes to other LEED rating systems, will simplify and streamline this endeavour and provide tools and technology to aid the process, paving the way for the industry to continue to demonstrate leadership and be recognized for these achievements.

To participate in the LEED v4.1 O+M beta or to learn more, visit cagbc.org/leedv4-1.

Mark Hutchinson is the vice president of green building programs at the Canada Green Building Council (CaGBC).

Creating more inclusive condo communities

In condominium corporations, accessibility is too often — and wrongly — associated with unexpected and significant costs and veiled threats of legal action against unresponsive boards and property managers. It may be more helpful to think of through the lens of inclusivity, which is warmer and more inviting and simply means not excluding anyone.

It’s true: boards and property managers have certain obligations under the Accessibility for Ontarians with Disabilities Act (AODA), which has the ultimate goal of making Ontario barrier-free by 2025. This legislation is accompanied by the Integrated Accessibility Standards Regulation, which sets accessibility standards for customer service, information and communications, employment, transportation and the design of public spaces.

The accessibility standards for customer service and the design of public spaces have particular relevance in condo communities. On-site property management, for example, is contracted to provide a standard of service to all of the corporation’s residents. AODA requires that the same standard of service be upheld for everyone, regardless of disability. The accessibility standards for the design of public spaces may apply to such features as parking and paths of travels when they’re either being newly created or undergoing major changes.

A condo refurbishment project is the perfect time to consider the physical building and come up with a cost-effective plan to provide a more inclusive and accessible environment. In undertaking any renovation, a board should always consider accessibility and inclusivity issues that may be more economical to address as part of a larger scale refurbishment. The trades are already on site, and considering the future needs of the condo community makes dollar sense in the actual construction costs, enhancing the environment of the community and adding real estate value.

Boards in existing buildings — especially older ones — can be proactive by installing such features as automated doors, voice floor annunciators in elevators, lower elevator buttons and braille-stamped plates. Other measures might include removing existing stairs and creating a flat and/or sloped surface in the main lobby. Boards can go even further and build an accessible ramp for residents and guests alike to use.

Another benefit of adding accessibility and inclusivity features to renovation projects is that the enhancements can be incorporated so that, aesthetically, they become part of the overall fabric and palette of the refurbishment. Adding the accessibility features after the fact, in order to be compliant, means that these features will not exactly blend in with the renovation design, and as an add on may even look out of place. The costs may also be significantly more as a smaller independent project which may even compromise the original finishes in order to install these features.

Here’s a look at how the principles of accessibility and inclusivity might be proactively applied in two key common areas: the mail room and the management office.

Management office

Simple changes to a management office can make it more inviting to a greater number of residents in the community. Directors should make a number of considerations for this space.

First of all, how will residents enter the management office? Is an accessible door, operated by push button or paddle, installed? The most recent upgrade to this technology also allows for a touchless activation sensor which will trigger the door opener with a simple wave in front of the device.

Also in the entryway, the door threshold can create a tripping hazard. Removing the door threshold and installing a door sweep will level the floor, ensuring strollers, grocery buggies, scooters and walkers have easy access to the management office.

Creating a welcoming space for everyone who enters the management office is not simply a matter of who can access the space. What do residents experience once inside?

There are a number of ways to make the management office feel inviting and open. Push back the counter or reception desk to create a comfortable waiting area; provide standing and seated counter-height options; and provide enough surface space on the counter for any business transaction. There is nothing more annoying than sitting at a counter and organizing papers on one’s lap. Also consider a soft colour scheme and lighting, such as LED.

Crowded spaces will simply make residents feel uncomfortable and irritable and deter them from coming in at all. The more inviting the management office, the more encouraged residents will be to engage with their property manager in person rather than on the phone or by email.

Speaking of which, the corporation also has a responsibility to provide management staff with the tools that they require to perform their duties efficiently. Those tools may include ergonomic office equipment such as chairs and keyboard trays. The management office itself should be an inclusive working environment, also allowing any potential future staff to transition into their new working space.

Most managers tend to meet residents from across their desk, portraying a figure of unmoving authority. A round table creates an atmosphere of relaxed informality and is ideal for promoting discussion. The manager who invites residents to this different space still maintains authority but will diffuse feelings of anxiety and uncertainty.

Mail room/mail lounge

Mail room areas can be tight quarters. Not everyone is comfortable with the close proximity of others as residents reach over and across, and move around each other, in an attempt to retrieve their mail.

During a recent mail room refurbishment, board members were invited to walk the area pushing a standard-sized wheelchair in order to appreciate the overall physical requirements for space. Line drawings to scale and measurements are extremely useful but flat. Walking through an area can help provide a visual and physical sense of space.

As a result of their experience, the directors worked with their contractor to divide the mail room and the lobby lounge more equitably to provide more space for people to pick up their mail — particularly parents with children, residents using wheelchairs and bundle buggies, and residents accompanied by caregivers. In addition, the width of the ledge at the mailboxes was increased, providing residents with more than adequate space to sort their mail and dispose of junk mail.

Many of these improvements supported the corporation’s duty to provide inclusive customer service to all of its residents. Further, the redistribution of the space ensured that Canada Post personnel were able to manoeuvre their mail carts and trolleys confidently in the mail room, without damaging any of the wall finishes. So, while this was an improvement that would benefit all residents, it also was a proactive measure to limit the amount of damage that could potentially occur under normal circumstances.

Before getting started on a renovation, boards need to understand their specific community. The refurbishment is not a wish list or a spending spree of “I want.” Boards must seriously consider what will enhance the greater community. And that community incudes all ages, every type of family unit and people with visible and invisible physical, emotional and mental health challenges, which may be related, but not limited, to mobility, arthritis, anxiety or depression.

Many boards have agreed to fund accessibility-driven modifications to common elements through their reserve funds in cases where the benefit is inclusive and community wide. Some accessibility and inclusivity-oriented enhancements may end up being cost-prohibitive, but boards should at least consider possible alternatives before setting aside an idea altogether.

Jose De Oliveira is principal, project manager, at JCO & Associates, which have specialized in refurbishing condo common elements for more than 28 years. They have provided design/build and design/bid/build solutions to more than 460 condo corporations.

Reserve, Westdale to launch Line 5 Condos in Toronto

As Yonge and Eglinton becomes one of Toronto’s most important transit hubs, Reserve Properties and Westdale Properties have announced their joint venture, Line 5 Condos, which is set to rise at the intersection.

“The impact the new LRT will have on Yonge and Eglinton is hard for people to conceptualize,” said Shane Fenton, chief operating officer of Reserve Properties, in a press release. “It’s not hyperbole to say this is going to drastically change Toronto. With rapid transit in every direction, Yonge and Eglinton will emerge as the new centre of the city. As developers we have an opportunity and a responsibility to contribute to this transformation and help realize its full potential.”

Designed by IBI and U31, Line 5 Condos responds directly to changes in the way Torontonians live their lives. The changes are not only through embracing new technology, but through different applications of space. For example, the development will provide a dedicated ride-share pick-up location, to alleviate the impact on local traffic, oversize parcel storage to remove clutter from the concierge desk, and hot and cold storage in the lobby to ensure ordered food remains at the quality it was delivered.

“Line 5 advances what it truly means to be an urbanist,” said Mansoor Kazerouini, architect, global director buildings at IBI Group and lead consultant on the Crosstown LRT. “The building plays with the existing streetscape, responding to the pedestrian context in a unique way that builds on local character but adds a new contemporary living structure.”

Line 5’s two residential towers, which will stand 36 and 33 storeys, and its eight-storey podium are clad in high-contrast metal, mesh and natural materials to add contrast to the existing condos at Yonge and Eglinton. The development will feature oscillating patterns, layers and textures contribute to a fresh and refined architectural vision for the neighbourhood.

U31 was enlisted to design the interiors of the development. The oversized lobby was designed to mirror the experience of a boutique hotel, including a café tuck shop that runs during peak hours. Other amenities include an over 10,000 square foot state-of-the-art fitness facility on the ground floor, featuring dedicated spaces for interactive training, personal training and yoga overlooking an outdoor Zen garden. A spa clad in calm stone features a steam room, saunas and pool with a nanotech skylight.

“Throughout Line 5’s amenities and common areas, we layered a sophisticated and dynamic mix of materials to create eclectic experiences,” said Kelly Cray, principal at U31. “Line 5’s design is unexpected, with playful architectural undertones that bring an aesthetic that anticipates our future.”

An upper amenity floor features a co-working space and social club, which opens to a designer pool through a glass nana wall that connects inside and out. By laying rich materials, curving banquettes and stone harvest tables, U31 tailored the design of the flexible space to support those working remotely during the day, while offering opportunities to socialize at night. Intricate design details are featured across all shared spaces, including two communal kitchens, three outdoor lounges, plus an art room, outdoor theatre, library and game spaces.

Phase one at Line 5 Condos will release 450 of 930 total units this fall, with prices starting in the 300s.

Dave Ramslie named as Clean50 Honouree

Concert’s Dave Ramslie, vice president, sustainability, has been named as a 2019 Clean50 Honouree in the Buildings Category.

Canada’s Clean50 Awards are announced annually by Delta Management Group and the Clean50 organization recognizes 50 individuals or small teams, from 16 different categories, who have done the most to advance the cause of sustainability and clean capitalism in Canada over the past two years.

Ramslie was chosen after rigorous screening and research by Delta Management, with advice from internal researchers and external advisors, and was among the top 50 honourees selected from an initial pool of nearly 600 qualified nominees.

“Over the past three years Dave has, through both advocacy and his professional work, led the development of a new regulatory framework for buildings intended to lower greenhouse gases, improve resilience and increase occupant comfort,” says Gavin Pitchford, Chief Executive Officer, Delta Management Group.

Ramslie led the development of the white paper that helped the City of Vancouver and the Province of B.C. to introduce the Zero Emissions Building Strategy and the BC Energy Step Code, as well as led the development of the first standard of its kind in the world to specifically focus on carbon, and be applicable to all building types, the Canada Green Building Council’s Zero Carbon Building Standard and the City of Toronto’s Zero Emissions Building Framework.

“Concert is very proud of Dave’s achievements and his recognition as a 2019 Clean50 Honouree,” says Brian McCauley, Concert’s president and Chief Executive Officer. “As a member of our leadership team, Dave brings unique thinking and creative solutions to sustainability opportunities as we focus on improving our performance and reducing our environmental footprint.”

Four trends impacting the cleaning products industry in the U.S.

The U.S. cleaning products industry supports 64,000 jobs and has a direct impact of more than $59 billion on the economy, according to a report from the American Cleaning Institute (ACI).

The report was prepared by the Manufacturing Institute’s Center for Manufacturing Research using data from 2016 and the industry segments studied include other inorganic chemicals, other organic chemicals, and soap and cleaning compounds.

Four economic trends and developments impacting the industry:

Employment
Low unemployment and rising wages bolster purchasing power, making it easier for households to purchase a wide range of cleaning products.

General economic health
Strong economic performance helps both consumers and business. Purchases from other industries account for 53.1 per cent of cleaning products. A recession or economic slowdown would result in reduced revenues for manufacturers.

Regulation and policy
Government regulations can have important consequences on how a product is made, marketed and sold.

Innovation
Breakthroughs in science and production methods could produce valuable new products that benefit both consumers and businesses.

The study also found that approximately 53 per cent of total cleaning product sales are from purchases by other industries. When suppliers and distributors are factored in, the cleaning products industry has a total economic impact of $192 billion in output and encompasses more than 756,000 jobs.