Scotiabank to anchor new Bay Adelaide tower

Brookfield Property Partners is moving ahead with the third and final piece of its Bay Adelaide Centre after signing Scotiabank to a 15-year deal as anchor tenant. The 32-storey, 820,000-square-foot building will be the smallest component of the office complex, which opened its first phase in Toronto’s financial district in 2009.

The developer anticipates substantial completion of the $500-million Bay Adelaide tower project by early 2022. Soon after, Scotiabank will occupy 420,000 square feet or about 51 per cent of the building, which is set for the north side of the site with views south to a public plaza, and east to a popular infill park, incorporated in the campus footprint.

The building has been designed to achieve LEED platinum certification for core and shell. It will connect to the 52-storey west tower and 44-storey east tower, as well as to the downtown below-grade PATH pedestrian and retail network that provides direct access to Toronto subway stations.

“We are pleased to commence development of the north and final tower with highly respected financial institution, Scotiabank, as the lead tenant,” affirms Jan Sucharda, global president and chief operating officer for Brookfield Property Partners’ office division. “The north tower will complete the three-million-square-foot Bay Adelaide Centre campus, which over the last decade has established itself as one of the pre-eminent business addresses in Toronto’s financial core.”

Both the 1.2-million-square-foot west tower and million-square-foot east tower are 100 per cent leased — slightly surpassing the 99 per cent occupancy rate across Brookfield’s 11-million-square-foot Toronto office portfolio. The circa 2009 and 2015 Bay Adelaide towers are the newest of those properties, with west tower also holding the distinction of leading a wave of new development. At the time of its completion, it was the first new office building to come onto the market in Toronto’s financial district since the early 1990s.

A unique launch for the new Vedder Bridge

In April, 2016 the City of Chilliwack awarded the Vedder Bridge Replacement Design-Build Project to Emil Anderson Construction. The Vedder Bridge project replaces the existing two-lane steel thru-truss bridge which was constructed in 1947. The Vedder Bridge has served as a critical link between Chilliwack and Cultus Lake/Yarrow for well over a century. The new steel arch bridge provides increased clearance above flood waters, have wider travel lanes and shoulders along with two multi-use pathways to accommodate pedestrians and cyclists.

As part of the design-build team with Emil Anderson Construction Inc., Klohn Crippen Berger provided the structural, geotechnical, hydrotechnical engineering and construction engineering services for the new Vedder River Bridge and for demolition of the existing bridge over the Vedder River.

The City of Chilliwack awarded the project based on a combination of pricing and technical merit in which aesthetics was heavily weighted. The project objectives included an innovative financial and technical solution for designing and constructing the bridge, minimal disruption to the surrounding community, environment and road/utility network.

The project also included an upgrade of the approaching roads and a new roundabout intersection on the north end to provide greater capacity and improve safety.

The new 80m long Vedder River Bridge has two spans with a 60 m steel tied arch main span with hanger rods in a “ray” arrangement. The longitudinal tie girders for the arch are comprised of steel rectangular “box” sections which connect the ends of the arches, and then continue through the 20m south side span as supporting girders. The bridge was fabricated in Delta at Supreme Steel’s Canron facility.

A fundamental component of the team’s strategy for replacement of the Vedder Bridge was to construct the new bridge on land and launch the bridge into place over the river. Launching of bridges into position is not uncommon. What is unique about this particular bridge launch is that the bridge is an arch, and the arch structure does not have the strength on its own to be cantilevered 60 metres without support on one end. To enable launching of the arch bridge, a “king post” support system was used.

The Vedder Bridge is the world’s first steel arch bridge to be launched using the kingpost method. In-river works were undesirable due to fisheries windows schedule limitations and sensitive environment. A “kingpost” and cable support system was developed to support the arch during the launch of the new bridge. The kingpost system used the precast panels, which would later be used to form the bridge deck, as large counterweights. The continuous south side span tie girders also functioned as the ”launching nose” extension required for launching. The same system was then re-used to “de-launch” the old bridge for demolition.

The launch took place in April 2017, taking more than seven hours to reach the south pier. The bridge was completed in August 2017. The design build project delivery method offered a unique opportunity for the project team to develop a cohesive and efficient bridge design package for the client.

Klohn Crippen Berger earned a 2018 Award for Engineering Excellence – Merit from the Association of Consulting Engineering Companies of BC in the Transportation & Bridges category for this project.

Updated ASHRAE Legionella standard released

A newly updated version of the ASHRAE Legionella standard recognizes new developments in risk management for building water systems since the inaugural edition was published two years ago. Like its predecessor, ANSI/ASHRAE 188-2018 outlines best practices for preventing growth and spread of the micro-organism both generally and in specific types of facilities, like health care.

“Since this standard centres on the development and implementation of good design, operations and maintenance procedures, it is important to make updates on a regular basis,” explains Paul Lindahl, chair of ASHRAE’s Standard 188 committee. “The 2018 edition of the standard focuses on improved usability, offering better guidance to minimize the risk of this potentially fatal disease and save lives.”

The 2018 edition of Standard 188 provides:

A description of environmental conditions that promote the growth of Legionella.
Informative annexes and bibliography with suggestions, recommendations, and references to additional guidance.
Minimum Legionellosis risk management requirements for buildings and associated potable and non-potable water systems.
Requirements for Legionellosis control strategies and documentation.

The U.S. Center for Disease Control estimates there are 8,000 to 18,000 cases of Legionnaires’ disease in that country every year, resulting in 800 to 1,800 deaths. Most cases of Legionnaires’ and a milder form of the illness, known as Pontiac Fever, are attributed to contamination in building water systems.

Construction starts on Health Sciences Centre

Construction is underway for Okanagan College’s new Health Sciences Centre. The state-of-the-art, $18.9-million facility is expected to complete in 2020.

The 2,800 square-metre (30,000 square-foot) Health Sciences Centre will be an integrated learning centre. Programming provided through the new centre will include diploma and certificate programs, to help meet the need for high-priority health-care professionals, such as practical nurses, dental assistants, special-needs workers and health-care assistants.

“Students will get the skills and training in a modern building for a range of health-care and social-development careers,” said Melanie Mark, Minister of Advanced Education, Skills and Training.

Designed by GEC Architecture, the Health Sciences Centre is pushing the envelope of sustainable practice by targeting LEED Gold, the Zero Carbon Building Standard and Silver Certification in the WELL Educational Pilot Program. Construction is being managed by Stuart Olson Dominion.

The centre will be the first building in Western Canada and only the second in the country that has been included in the WELL building standard that looks at the way occupant health and wellness is impacted by the building design, explains a release.

As part of the WELL design, the new construction will integrate solar technologies, student social gathering and collaboration space.

The design highlights also include low heat loss and a high efficiency building envelope. The building design will positively improve student, faculty and staff health and wellness on campus.

The project will be financed through a $15.4-million contribution from the Province of B.C. and through fundraising Okanagan College is undertaking. The college is aiming to raise $3.5 million in support of construction and $1.5 million for program and student support.

One quarter of Canadians idealize apartments

A new survey commissioned by CENTURY 21 found that most Canadians aren’t getting close to their ideal living situation until well into their 50s, and that one quarter of Canadians idealize apartments.

The survey of 1,000 adults from eight metropolitan centres found that, when asked how close their current living situation was to their ideal, 41 per cent said close (8 to 10 on a 10-point scale), 43 per cent said moderately close, and 16 per cent said far from ideal.

Factoring in age, only a third of those aged 25 to 54 said their current living situation was close to their ideal, while a majority (56 per cent) of those aged 55+ said the same. Meanwhile, in the 45 to 54 age range, about one in five said their living situation was far from ideal – about the same percentage as young adults.

“While you would expect young adults may not be living in their ideal situations as they work to establish themselves, it was striking that their satisfaction level didn’t improve significantly until people got into their 50s,” said Brian Rushton, Executive Vice-President of CENTURY 21 Canada. “It was also surprising that while two-thirds of Canadians told us a single detached home is their ideal, a quarter preferred an apartment, primarily because they value a low maintenance lifestyle.”

49 per cent of those surveyed identified type of home as their top two priorities when considering purchasing a new home, while 46 per cent identified location/neighbourhood as one of their top two considerations. Other factors identified include: condition of home; size; proximity to amenities; age of home; and proximity to transit.

“This survey tells us that when people buy a home they are buying a lifestyle. What that means varies widely with the individual, but it typically requires deciding what is most important within your budget and what compromises you’ll make to get as close to your own ideal living arrangement as possible,” Rushton said. “This is consistent with what we hear from CENTURY 21 realtors, who tell us they regularly work with clients to help them determine their top priorities in a new home and how that lines up with their lifestyle.”

Across all eight metropolitan areas, 65 per cent of Canadians identified a single detached home as their ideal, with another 24 per cent identifying an apartment as their ideal. The remaining 11 per cent preferred a semi-detached home or other arrangement (trailer, houseboat, etc.).

The numbers varied by region, with only 52 per cent of Metro Vancouver residents preferring a single detached house compared to 79 per cent in Calgary and 80 per cent in Regina. Interest in single detached houses peaks at ages 35 – 44, especially among those with children at home, declining afterwards. Single people and couples without children are more likely to prefer apartments.

Those who prefer a single detached home identified a private and independent lifestyle, a yard, tranquility, space, and privacy as their top reasons, while those who prefer apartments identified a hassle-free lifestyle and lower maintenance as their top reasons.

On a similar note, while 63 per cent of Canadians would like a bigger home, a significant minority (19 per cent) would like to move into a smaller home.

The online survey was conducted by the Lana Porter Group Inc. with 1,000 Canadians aged 18+ between June 15 and 25. The sample included 200 residents each in the greater metropolitan areas of Vancouver and Toronto and 100 each in the greater metropolitan areas of Calgary, Edmonton, Regina, Winnipeg, Montreal, and Halifax.

Trudeau urged to make good on housing commitment

At a press conference in Ottawa, advocates released an open letter to Prime Minister Trudeau signed by over 170 organizations and prominent Canadians urging him to make good on his housing commitment by enshrining “the right to housing” in upcoming National Housing Strategy legislation.

The letter was penned by Amnesty International Canada, Campaign 2000: End Child and Family Poverty in Canada, Canada Without Poverty, the Canadian Alliance to End Homelessness, housing and homelessness researcher Emily Paradis, and the Social Rights Advocacy Centre. Supported by the UN Special Rapporteur on the right to housing, the letter outlines key requirements of right to housing legislation consistent with international human rights law.

“We’ve come together to show the Prime Minister that there is broad-based support for legislated recognition of the right to housing and to offer a way forward,” said Tim Richter, President of the Canadian Alliance to End Homelessness. “Canada’s housing and homelessness crisis is the result of a failure to protect human rights. If we’re serious about fixing this crisis, then Canada must live up to our international human rights commitments and have a legislated right to housing as the foundation of our National Housing Strategy.”

Among the letter’s signatories are national organizations including the Canadian Housing & Renewal Association, the Canadian Medical Association, the Native Women’s Association of Canada, the Canadian Lived Experience Advisory Council and the United Church of Canada along with prominent Canadians like street nurse and advocate Cathy Crowe, former Parliamentary Budget Officer Kevin Page, and former Liberal cabinet ministers Claudette Bradshaw and Irwin Cotler.

Every year over 235,000 people experience homelessness in Canada. Today, over 1.7 million Canadian households are living in unsafe, unsuitable, or unaffordable housing without better options available to them. These households are disproportionately led by women and feature overrepresentation of Indigenous peoples, people with disabilities, immigrants and refugees, youth and older adults, and members of racialized communities.

“Canada has an opportunity for international human rights leadership with a clear, decisive and unambiguous commitment in legislation to the right to housing,” says Leilani Farha, UN Special Rapporteur on the Right to Adequate Housing. “The National Housing Strategy made an historic commitment to progressively implement the right to housing; what’s needed now is legislation that ensures meaningful accountability to that right.”

The open letter addressing Trudeau’s housing commitment has been posted to http://nhs.socialrights.ca where Canadians can add their names to the call for a legislated right to housing in Canada.

Draft legislation prepared by legal scholars and civil society experts is also available. This draft legislation offers suggestions on how the right to housing could be incorporated into the proposed National Housing Strategy legislation, consistent with international human rights law, and including mechanisms through which people affected by homelessness and inadequate housing can bring complaints about systemic violations and require the government to respond.

James Bay communities develop local expertise

Energy conservation initiatives have reduced some of the cost premium that is an inescapable fact of living in Canada’s north, while supporting skills development that make health care operations more self-reliant in five James Bay communities. The Canadian Coalition for Green Health Care and the Weeneebayko Area Health Authority (WAHA) — providing health care services for a largely First Nations clientele in the northern Ontario communities of Attawapiskat, Kashechewan, Fort Albany, Moose Factory and Moosonee — joined forces in 2016 to assess energy use in WAHA facilities and find savings through retrofits, operational adjustments and promoting a conservation mindset.

As part of that effort, the first group of certified building operators to graduate from a training program in a remote northern community are now applying their enhanced energy management knowledge in the facilities where they work. Their instructor, JJ Knott, who heads up HealthCare Energy Leaders Ontario (HELO), notes that other kinds of efficiencies have also been achieved through the development of in-house expertise.

“WAHA’s First Nations facility staff are now confident to tackle a much broader spectrum of building maintenance and retrofit tasks,” he reports. “Their previous reliance upon expensive fly-in technical support has been replaced by enthusiasm, competence and a newfound determination to make their buildings more energy-efficient and climate-change-ready.”

Capacity building is all about enabling and embedding this kind of technical knowledge within an organization. Energy awareness supports energy-conserving behaviour. In turn, that helps to ensure energy retrofit and management projects achieve maximum payback and steady savings over time. Training facility staff to be energy champions creates role models within the organization who then influence others to become involved in improving the environmental stewardship and climate change resiliency of their health care infrastructure.

Ontario’s Independent Electricity System Operator (IESO) provided funding support for the competency-based building operator certification (BOC) training. Through the course, facilities personnel got the opportunity to improve their technical expertise and job skills in a number of core areas including: energy-efficient operation of building HVAC systems; measuring and benchmarking energy performance; efficient lighting and HVAC controls fundamentals; indoor environmental quality; common opportunities for low-cost operational improvements; facility electrical systems; and operation and maintenance practices for sustainable buildings.

As a result, WAHA staff have taken a more proactive role in project design and application. “The training has led to a new sense of pride and ownership,” Knott maintains.

BOC graduates, Mervin Weistche, Marcel Brazeau, Jean Arsenault, Sterling Trapper, Paul Corston and Wade Rickard with instructor, JJ Knott

Graduates’ assessments of the program were similarly positive, with comments such as: “The BOC training has helped make me more aware of possible [energy] savings to be had and helped develop better maintenance strategies.” Others credited it with refining “knowledge of HVAC systems, how to properly maintain and upkeep buildings and showed me other options to use to solve issues” and “planning and coordination of annual maintenance of building systems”.

They’ve since applied that knowledge at the Weeneebayko Hospital where steam trap audits were completed and corrections were made to systems. Outside the hospital, condensate return lines from community housing steam distribution systems were re-designed, re-constructed, steam traced and re-insulated, contributing to a 40 per cent gain in condensate return to the boiler systems.

Other significant energy savings have come from installation of a new summer boiler at the Weeneebayko Hospital, which has reduced fuel consumption by 5 per cent. Improved R values from a window and door replacement project translated into an additional annual saving of 76,000 litres of fuel oil and 41,000 kWh of electricity. Lighting retrofits have cut electrical consumption a further 600,000 kWh annually, with a concomitant annual savings of $90,000.

A new energy and expense tracking system is a complementary investment in monitoring and verification that will help operations staff and facility administrators spot any anomalies in consumption that require attention. Purchasing policies have also been updated to prioritize energy efficiency, with an emphasis on ENERGY STAR, for the procurement of new equipment and design services, and consideration for re-use and recycling has been added to decision-making criteria.

The Canadian Institute of Energy Training (CIET), the governing body for building operator certification, commends the initiative and foresees future collaboration with the Canadian Coalition for Green Health Care.

“We were excited when the Coalition requested our help in developing and deploying the BOC course in a remote northern First Nations community. It was a first for us,” recalls Mathieu Côte, CIET’s executive director. “We are very pleased with the results of having knowledgeable and empowered building operators now in the James Bay communities.”

Kent Waddington is communications director for the Canadian Coalition for Green Health Care.

Tailor-made for tenants

Located in the trendy downtown west neighbourhood of Toronto, 39 Niagara is a high-end, mixed-use rental development set to open its doors in July, 2019. Comprised of 501 rental units and 22,000 square feet of amenity space, it is the embodiment of a young, hip lifestyle designed for discerning residents who want to stay connected to friends, their neighbourhood and the activities they hold dear.

Gone are the days when parking garages topped the list of urban necessities; today it’s about wellness through green space, uninterrupted Wifi, rooftop lounges, and the convenience of living, working and playing in one attractive location: home.

“The construction of our purpose-built rental tower is poised to meet the demand for rental units given the city’s record-low vacancy and rising home prices,” says George Van Noten, Senior Vice President, Minto Properties Inc. “39 Niagara was imagined with young professionals and entrepreneurs in mind—urban singles who are active, social, immersed in the King West community and who appreciate great design.”

As a demographic known for its tech-savvy, brand awareness and desire for work-life balance, Minto Apartments programmed the space and services at 39 Niagara specifically around connectivity and convenience. When complete, the building will offer everything from party rooms and fire pits to a luxurious rooftop swimming pool and an unleashed dog area, right on the premises.

But don’t expect the same amenity package to be offered at all of Minto Apartments’ properties—each location tailors its features and services to the tenant-base it aims to attract. “Our approach is persona-driven and varies from building to building according to our target demographic,” says Van Noten. “In Oakville we are just finishing a purpose-built high-rise targeting students, and as such, we have programmed the space and amenities to better meet their value drivers.”

That said, sometimes pinpointing one distinct tenant type isn’t so cut-and-dry. Case in point is Minto Apartments’ 1235 Marlborough, a 144-unit building with state-of-the-art amenities designed for a broader mix of occupants—pets included. Given its location in Oakville’s College Park neighbourhood, home to Oakville Place Mall and several schools and hospitals, the property will fill a need for rental housing in a neighbourhood lacking in options. From Sheridan College students to young professionals and families with children, the building will offer a range of suite sizes and cater to one and all.

“Amenities will appeal to a mix of tenants,” says Van Noten. “A fitness room with yoga space, indoor common area, lobby equipped with USB ports, an outdoor common area, quiet study rooms, bike racks, underground parking and an on-site resident services office will all be available.”

Location: the basis for everything

Location and the surrounding neighbourhood are obviously huge determinants in who will inhabit a building, and Minto Apartments draws on its perceived tenant profile when making every decision, from architecture through to suite finishes. At 39 Niagara, for instance, knowing the building would be filled with young professionals with no cars and rooted in the downtown core meant connectivity needed to be at the heart of everything contained in its walls.

“While connecting with each other socially will happen on the rooftop sun deck, at the pool, BBQ area, and communal fire pit, connecting with fitness goals will happen in the yoga room, fitness centre and steam room,” Van Noten points out. “On the work front, tenants will connect remotely in the building’s business centre and board rooms. Connecting to comfort will come from the open concept floor plans and modern appliances, while connecting to the neighbourhood will naturally occur whenever they step foot outside.”

Meanwhile, tenants can enjoy what the rest of the downtown enclave has to offer. Right next door is Minto Westside, a condominium comprised of 690 units spread across two towers and connected by a nine-storey podium. Made-up of a similar demographic, amenities on offer here include an outdoor swimming pool, several bars and lounges (both indoors and outdoors), the Movement Haus gym, and an outdoor fireplace. And then there’s the rest of thriving downtown west…

While amenities have certainly flourished in the last few years—with bikes, fitness, pets, home delivery and technology rising in popularity and becoming central to what most high-end buildings offer—Minto Apartments hopes to stay ahead of the game as demographics shift and new trends emerge. But it all starts with location…and 39 Niagara sure has that covered.

39 Niagara resident profile:
– Approximate age: 25-45
– Status: Single/Couple/No children
– Work: Monday through Friday, 9 to 5 full-time
– Leisure: Monday through Friday, 6 to 12, and weekends
– Transportation: Car to Go/Walk/TTC/Bike
– Food: Coffee/Artisanal/Organic /Handmade/Quality
– Activities: Drinking/Music/Dating /Eating out/Working out
– Shopping: Luxury Denim/Leather/Boutique Brands /Local Brands /Semi Casual

39 Niagara services and amenities:
– Full-service Fitness Centre with yoga room, sauna and steam room
– Media, Games and Party rooms
– Outdoor rooftop swimming pool
– Rooftop patio and urban garden
– BBQs and fire pits
– Pet amenities including unleashed dog area
– Concierge service 24 hours daily, and more

National housing starts trend down in July

The national trend in housing starts decreased slightly to 219,988 units in July 2018, down from 221,738 units in June 2018, according to 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 decreased in July, reflecting a decline in the SAAR of multi-unit dwellings in urban centres from the near-historical high registered in June,” said Bob Dugan, CMHC’s chief economist, in a press release. “Despite decreasing in July, the trend remains well above historical averages, reflecting elevated levels of multi-unit starts in most major markets that has more than offset declining single starts.”

In Vancouver, housing starts trended lower in July 2018 as fewer projects in both the single-detached and multi-family segments began construction. The densifying cities of Vancouver, Burnaby and North Vancouver saw the most multi-family construction last month. Despite the generally weak response of housing supply to changes in home prices in this Census Metropolitan Area (CMA), particularly large increases in home prices and strong demand from an increasing population in the Vancouver region have resulted in an elevated level of new home construction so far in 2018, which are on par with levels recorded in the first seven months of 2017.

The trend for housing starts increased in July 2018 in Victoria, due to strong construction activity continuing in the first half of 2018 for the Victoria CMA. While the number of multi-family projects beginning construction fell on a year-over-year basis, single-detached starts increased, particularly in the municipalities of Langford and Colwood. Due to strong demand for all types of housing in this CMA, builders have responded by starting 14 per cent more units in July 2018, compared to the same period last year.

The housing starts trend in Lethbridge fell slightly on a month-over-month basis in July 2018. Actual housing starts fell 19 per cent year-over-year in July, with both single-detached and multi-family homes responsible for this decline. Higher inventories and slowing demand in Lethbridge are resulting in downward pressure on housing starts in the region.

Saskatoon’s total housing starts trended down in July as fewer multi-family projects began construction. Homebuilding activity in 2018 so far has been mixed, as single-detached starts fell 31 per cent and multi-family starts rose just under one per cent, compared to the previous year. So far in 2018, modest economic growth has resulted in residential construction remaining below levels seen during the same period last year.

In Toronto, the total number housing starts remained virtually unchanged in July 2018. The decline in the single-detached starts trend was matched by climbing multi-unit starts. High home prices continued to result in buyers reconsidering low-rise units in favour of relatively more affordable condominium apartments. As a result, condominium apartment starts were the highest for the month of July since 2005. The majority of condominium apartment starts were in the City of Toronto (60 per cent), with the rest split between Mississauga (19 per cent), Vaughan (11 per cent) and Oakville (10 per cent).

Oshawa’s total housing starts trended down in July 2018, as both single-detached and condominium apartment construction fell, with July 2018 seeing the lowest number of single-detached starts for the month since 1992. While demographic and economic conditions remain favourable, the number of units under construction is the highest it has been in over 25 years, which slowed the pace of new projects.

The overall trend for total housing starts in Peterborough was relatively unchanged in July 2018, remaining on par with the high levels of starts experienced over the last 19 months in this CMA. These results are due to a strong year for housing starts in 2017 and healthy single-detached starts in the first seven months of this year. Demand has been driven by the relative affordability of single-detached homes, compared to other CMAs in Ontario.

In the Quebec CMA, housing starts fell by 10 per cent so far this year, compared to the same period in 2017. This decrease was due to the condominium and freehold housing segment, which is comprised of single-detached, semi-detached and row houses. However, the rental housing segment continued its strong trajectory, as conventional rental or seniors’ housing units increased by 48 per cent over the same period last year.

From January to July 2018, New Brunswick has seen total housing starts increase by eight per cent year-over-year. Construction of multi-unit projects is largely responsible for this growth, as multi-family starts increased by 13 per cent in July 2018, compared to three per cent for single-family housing starts. The increase in multi-family construction projects are due to a seven-year low in New Brunswick’s apartment vacancy rates.

The trend measure is used to complement the monthly SAAR of housing starts to account for considerable swings in monthly estimates. At times, analyzing only SAAR data can be misleading, as this data is largely driven by the multi-unit segment of the housing market, which can vary significantly from month to month.

The standalone monthly SAAR of housing starts for all regions of Canada was 206,314 units in July, down from 246,200 units in June. The SAAR of urban starts fell by 16.2 per cent in July 2018 to 190,093 units. Multiple urban starts dropped by 20.3 per cent to 136,231 units in July, while single-detached urban starts declined by 3.6 per cent to 53,862 units. Rural starts were estimated at a SAAR of 16,221 units.

Partnership to support global sanitation goal

The world’s leading children’s organization has tapped the expertise of the company behind such brands as American Standard, well-known for its bathroom products, to bring clean, safe toilets to vulnerable kids.

LIXIL and UNICEF have teamed up to promote global access to adequate and equitable sanitation and hygiene in a partnership called “Make a Splash! Toilets for All.” Their combined effort is aimed at helping further this sustainable development goal, which sets a 2030 target for ending open defecation.

In the absence of basic sanitation facilities, open defecation — an indicator of extreme poverty — is a fact of life for 892 million people worldwide. Access to toilets, important tools in stopping the spread of disease, has the potential to combat some of the top causes of preventable deaths in children aged five and under.

“Nearly 800 children die every day from diarrhea caused by unsafe water, inadequate sanitation and poor hygiene,” said Henrietta Fore, executive director of UNICEF. “Through this innovative partnership with LIXIL, we hope to help keep every child healthy and alive.”

In their latest collaboration, UNICEF and LIXIL are looking to build on the past success of their work in Africa making sanitation products available to people in need.

The global shared-value partnership — UNICEF’s first in the water, sanitation and hygiene sector — will see market-driven programs introduced in Ethiopia, Tanzania and Kenya with the goal of helping create a sanitation economy in which people in need of sanitation products can access them affordably.

“In many countries, this ‘sanitation crisis’ has devastating consequences for public health and reduces children’s opportunities for the future, as many drop out of school because there is nowhere to go to the bathroom,” said Kinya Seto, group CEO of LIXIL. “As a global leader in sanitary products and with a unique brand of products known as SATO that are specifically designed for developing markets, we recognize the opportunity to improve the quality of life for people everywhere by raising sanitary standards, creating genuine social value.”

Pictured above: Three girls in India holding a SATO product.

Starlight Investments to install energy storage systems

Peak Power Inc., a leading technology services provider for the distributed energy resources market, announced it has signed an agreement to install up to 2350kW / 4700kWh of energy storage systems to target Ontario peak demand charges with Starlight Investments at Bloor Islington Place, located at 3300 Bloor Street West in Toronto.

The first phase of the project reached commercial operation earlier this year utilizing Lockheed Martin storage technology with engineering and construction provided by Spark Power, a leading power systems specialist. The project has the potential to generate electricity bill savings up to 25 per cent by targeting peak demand charges such as the rising Global Adjustment charge.

The installation at Bloor Islington Place is one of six sites supported by the Sustainable Development Technology Canada grant announced last year by Peak Power Inc. Once complete, all six sites will be aggregated into a Virtual Power Plant to provide additional services to the Ontario grid. Peak Power Inc. also has a site using a Tesla Energy Storage System at the Thomson Building at 65 Queen Street West in Toronto.

“We are delighted to be one of the first commercial building owners in Canada to install behind-the-meter battery energy storage. Innovative technology such as energy storage and Peak Power’s software are providing options to building owners for better ways to manage our day-to-day energy needs,” said Perry Rose, Executive Director, Procurement and Technical Services of Starlight investments. “The process with Peak was professional and efficient, and the execution phase was seamless.”

Peak Power has developed a software platform, SynergyTM, that optimizes the operation of distributed energy assets such as battery energy storage, electric vehicles, and solar. Through the use of Big Data and Machine Learning, Peak Power Inc. is able to forecast moments of peak demand on the grid. When paired with energy storage, this technology can reduce customers’ electricity bills while helping utilities balance energy supply and demand, thereby improving grid resiliency. Last year, Peak Power Inc.’s software performed successfully, hitting all five Global Adjustment peaks in real time with 100 per cent accuracy. In addition, the SynergyTM platform has been expanded to include additional distributed energy resources and in-front-of-the-meter applications in numerous jurisdictions in North America.

“Peak Power is proud to partner with Starlight Investments — a recognized leader in North American multifamily and commercial real estate,” said Derek Lim Soo, CEO Peak Power. “Peak demand is rising five times faster in the urban centres then in the rural areas. This project will provide a much needed resource to the Ontario grid infrastructure.”

VRCA reveals 2018 Silver Award winners

The Vancouver Regional Construction Association (VRCA) has revealed the Silver Award winners for the 2018 Awards of Excellence. One Silver Award winner from each category will be chosen as the Gold Award winner during the gala dinner Oct. 23, at the Vancouver Convention Centre.

VRCA’s Awards of Excellence is celebrating its 30th anniversary in 2018. This year, 49 Silver Award winners were selected in 15 project categories on the basis of criteria that include the use of innovative techniques, new materials and/or exceptional project management.

“This year, we received a record-setting 205 nominations with a total construction value of more than $2 billion dollars.” said Tony Everett, chairman of VRCA’s Awards of Excellence Committee. “As judges, we were impressed by how companies overcame a range of challenges, from engineering and design firsts to building in difficult weather conditions.”

Project award categories recognize general, trade, mechanical and electrical contractors, along with manufacturers and suppliers who deliver an entire project or a component of a project according to specific financial and non-financial criteria.

This year’s Silver Award winners include Parq Vancouver, UBC Brock Commons, Emily Carr University of Art + Design (photo above) and B.C. Children’s and BC Women’s Redevelopment project – all winners in multiple categories.

“Not only did we see a record number of entries this year, we saw examples of our industry stepping up to face new and unique challenges,” said said Fiona Famulak, VRCA president. “Many of this year’s winners are leading the way in reducing the environmental impact of projects through use of new materials and technologies that both enhance the quality of projects and drive value to owners.”

The full list of winners can be viewed here. Look for coverage of all the winners in the November/December issue of Construction Business.

City of Guelph selects Windmill for Baker District redevelopment

The City of Guelph has selected Windmill Development Group as its preferred partner for the Baker District project in downtown Guelph. The project will see the transformation of the existing parking lot and properties facing the north end of Wyndham Street into a unique mixed-use community, which will also include a new public library and plaza.

The development will follow the principles of One Planet Living, which is a planning and sustainability framework founded on building communities where residents live within the resources of our planet. Its principles include sustainable food and water, zero carbon energy, zero waste, equity and economy.

The development, which will stand between Woolwich and Quebec streets, bordered by Baker Street to the west and St. George’s Square to the east, will feature two distinct residential buildings that will house approximately 275 residential units. A component of the suites are being planned as affordable housing.

Windmill will own and develop the residential and commercial components of the project, while partnering with the City on the public components, including the library, parking and public spaces. The City will support the development of the site by completing technical studies, environmental site preparation and upgrades to off-site infrastructure. The City will also decide whether support for the development project is available through Downtown Guelph Community Involvement Plan grant and loan programs.

“Windmill’s proven development experience, financial strength, ambition and award-winning design excellence align with the City’s vision and objectives for this important downtown project,” said Scott Stewart, deputy CAO of Infrastructure, Development and Enterprise, in a press release. “Awarding this project marks a critical milestone in the Baker District redevelopment project as we’re able to move forward with development concepts, getting us closer to revitalizing this underused urban space.”

The development team, led by Windmill, also includes Diamond Schmitt Architects, DTAH and Urban Equation Corporation. Urban Equation will be designing a sustainability framework based on One Planet Living principles. The companies will work closely with the City and Guelph Public Library over the coming months to achieve a final plan for the development, which will be presented to Council for consideration in 2020.

“The Baker Street development represents a tremendous opportunity to reinvigorate Wyndham Street North with new civic and cultural resources and a significant population of new residents,” said Megan Torza, partner at DTAH, the firm that will handle the development’s landscape and urban design, as well as architecture alongside Diamond Schmitt.

This announcement follows Windmill’s BILD Toronto Project of the Year award for The Plant, a project themed around urban agriculture that follows One Planet Living principles. It also comes after another Windmill project, The Eddy, a mixed-use development in the Hintonburg neighbourhood of Ottawa, was designated LEED Platinum.

Canada invests in Evergreen Brick Works retrofit

The Government of Canada is investing $6.5 million in the revitalization of the Kiln Building at Evergreen Brick Works, a Toronto landmark that is located on a former industrial site and quarry in the lower Don Valley.

The funding is being made through the Canada Cultural Spaces Fund, and will support the transformation of the Kiln Building into a sustainable venue for cultural programming. The renewed heritage building will also feature artist studios and meeting spaces, as well as enhanced public art installations.

“Evergreen’s Kiln Building redevelopment celebrates the industrial, cultural and natural heritage of the site and, once completed, will greatly expand and enhance the arts and culture production, presentation and exhibit spaces at Evergreen Brick Works,” said Geoffrey Cape, CEO of Evergreen, in a press release. “The centre will be a global hub where the public can convene, learn and share ideas to help build flourishing cities of the future together.”

Evergreen was incorporated in 1991 as a not-for-profit organization with operations based at the Brick Works. The organization promotes ecological awareness and urbanism through its interpretation of the site, which has become host to cultural, arts and heritage activities, and welcomes over 500,000 visitors annually.

2018 LAMP lighting finalists announced

LAMP (Lighting Architecture Movement Project) has announced its top 10 lighting finalists in three categories for 2018. Judged by some of the world’s top lighting industry leaders, the lights were chosen from over 142 submissions worldwide, from 85 cities and 28 countries.

This year, LAMP’s gala event will kick off the Offsite Programming for IDS Vancouver on Tuesday, September 18 and winners will be announced on event day.

“IDS Vancouver has found a most ideal partner in the design forward, internationally recognized LAMP event. We couldn’t be more pleased to support the Gala and celebrated LAMP competition,” said Jody Phillips, director at IDS Vancouver.

In no specific order, LAMP’s top 10 established finalists are listed below, and emerging and student finalists can be viewed on L A M P’s website

OVO by Adrian Fisher from Vancouver, BC, Canada
Boom by Stickbulb/RUX Studios from New York, NY, USA
Apollo Chandelier by Taylor McKenzie-Veal from Chicago, IL & New York, USA
Just Another Lamp by David Grifols from Barcelona, Spain
L n°004 by Pierric De Coster from Antwerp, Belgium
Cube Petra by Stanev from Philadelphia, PA, USA
Mito by Tom Fereday from Melbourne, Australia
EastWest Light by Ákos Huber from Kecskemet, Hungary
Portal by Mark Kinsley from Chicago, IL, USA
Orbital Series by Michel Duvernet from Nelson, BC, Canada

LAMP aims to introduce a broader audience to lighting design while promoting and connecting emerging talent to new markets. Each year the competition challenges designers to approach their lamps with the guidance of a theme. The judges made their decisions based on a set evaluation ranging from aesthetics, marketability, innovation, and unique interpretation of this year’s theme, Balance.

The 2018 esteemed panel of judges include: Ingo Maurer, Michael Anastassiades, Jaime Derringer (Design Milk), Alex Josephson (PARTISANS), Tim Rundle (Tim Rundle Studio), Scott Bridgens (Resident), Rich Brilliant Willing, Bec Brittain, and Robyn York (Inform Contract).

GTA home sales surge 18.6 per cent in July

In July 2018, the GTA experienced strong growth in both the number of home sales and the average selling price, reports the Toronto Real Estate Board (TREB).

“Home sales result in substantial spin-off benefits to the economy, so the positive results over the last two months are encouraging. However, no one will argue that housing supply remains an issue,” said Garry Bhaura, TREB president, in a press release. “The new provincial government and candidates for the upcoming municipal elections need to concentrate on policies focused on enhancing the supply of housing and reducing the upfront tax burden represented by land transfer taxes, province-wide and additionally in the City of Toronto.”

Last month, there were 6,961 home sales in the GTA, up 18.6 per cent year-over-year. Over the same period, the average selling price increased by 4.8 per cent to $782,129, including a moderate increase for detached homes. Meanwhile, new listings fell 1.8 per cent year-over-year in July 2018.

Preliminary seasonal adjustment indicated strong month-over-month increases in sales and average price, at 6.6 per cent and 3.1 per cent, respectively. Seasonally adjusted sales were at the highest level for 2018 and the seasonally adjusted average price reached its highest level since May 2017.

The MLS Home Price Index Composite Benchmark for July 2018 was down slightly on an annual basis. However, the annual growth rate looks to be trending toward positive territory in the near future.

“We have certainly experienced an increase in demand for ownership housing so far this summer,” added Jason Mercer, TREB’s director of market analysis. “It appears that some people who initially moved to the sidelines due to the psychological impact of the Fair Housing Plan and changes to mortgage lending guidelines have re-entered the market. Home buyers in the GTA recognize that ownership housing is a quality long-term investment.”

Solving Issues with Electrical System Power Quality

It was a step towards sustainability that almost became a stumble. Shortly after a Canadian hospital invested in an energy-efficiency upgrade, the facility began experiencing significant issues with its critical equipment. System malfunctions and complete shut-downs began affecting treatments and day-to-day operations, causing delays, frustrations, and sizable headaches for both staff and patients alike.

After some investigation, they reached the conclusion that it was a power quality issue. Soon after, the hospital reached out to Schneider Electric Services to do a thorough investigation.

Diagnosing the disturbances

Schneider Electric was no stranger to the facility, having worked with the hospital on several prior initiatives. As such, its Power Quality (PQ) team jumped in with an acute understanding of its electrical configuration.

The initial review and analysis of the site were completed using the existing Schneider Electric Power Management System (PMS). This helped immensely to review the site’s electrical grid parameters and narrow down the likely sources of the power quality issues. Ultimately, three PQ disturbances were identified: voltage distortion (THD or VTHD), voltage sag, and zero crossover point distortion for voltage.

The cause of the voltage distortion and multiple zero cross-over points was determined to be tied to the lighting ballasts and variable frequency drives (VFDs) that were installed as part of an energy retrofit. While the existing PMS provided Schneider Electric’s PQ team with a general direction of where to look, further analysis was required to determine the source and quantity of harmonic current being generated and to evaluate the cost and time required to implement the recommended solutions.

Soon after, Basillio Binghay, a Power Quality Specialist with Schneider Electric Power, arrived to conduct a full power quality audit. He set up the appropriate tools at the various nodes within the electrical system and began logging the various parameters and disturbances such as sags, voltage spikes, voltage, and current distortion levels. Over a period of several months, the data was compiled and a report was drafted and delivered to the facility manager which indicated some of the substations had significant levels of voltage distortion.

Based on the data observed, the PQ team concluded that the main source of harmonic current was the variable frequency drive (VFD) loads. The harmonic current produced by the VFDs was significant and it was causing voltage distortion throughout the entire electrical distribution system. A Reactive Compensation and Harmonics Filtering Activity Simulation report was then prepared which summarized the findings, modeled the system and – more importantly – simulated the results of different filtering and compensation techniques. By applying the various compensation remedies, the harmonic current was calculated to be greatly reduced and in turn, the Voltage Distortion at the main incoming feeders would be reduced to below 3 per cent. This would meet or exceed guidelines as per IEEE 519-1992 guidelines.

Taking action

Install input line reactors (3 per cent Imp) for the VFDs rated 10 HP and above. Additional input impedance on a VFD will reduce harmonic currents and add protection to the VFDs from external transients.
Install Active Harmonic Filters at four locations on the 600 V Main Incoming system. These filters monitor the status of the grid and actively compensate for variation in the distortion levels on the grid and will further reduce voltage distortion to acceptable levels as per IEEE-519-1992 guidelines.
Install an isolation transformer at each of the main feeder circuits for the critical equipment to provided additional impedance during high-frequency switching, etc.

A simplified line diagram was then produced along with detailed mapping of the various feeders, transformers, MCCs, and electrical panels. This allowed the team to visualize what was needed and where. A plan of attack began to form.

The second part of the project included installing, testing, and commissioning the needed equipment. Schneider Electric won the bid which included not just the installation, but also project management, equipment supply, commissioning, and testing.

Since the equipment was installed, ongoing monitoring has shown that the power quality has improved significantly and the sensitive equipment is no longer shutting down or causing issues with patient treatment. Throughout the project, the power management system was configured to ensure the facility manager can review the progress and the system at any time, monitoring levels of power quality and disturbances. It is set up to alarm the team if anything in the system gets out of hand (i.e., voltage distortion on a particular feeder).

No cookie-cutter cure

An electrical system is like a living organism. And, like in healthcare, each treatment is unique to the patient. First, it is necessary to diagnose the symptoms and get to the root of the issue. Then, identify the culprits, and only then can you tailor a solution for the grievance at hand.

It’s true that the cost of addressing issues such as these can be intimidating at first and it can be a challenge for organizations to receive funding for improvements. That’s why it’s critical to be armed with the best information available to enable success.

Power Quality issues can look daunting and it can manifest itself through strange and seemingly non-related occurrences like essential equipment shut-downs, electronic and electrical equipment failure, and the tripping of critical circuits. With the right tools and skillsets, however, these adversaries can be exposed, measured, and treated.

References:

IEEE Std. 519-1992: Recommended Practicesand Requirements for Harmonic Control in Electrical Systems.

To contact a Power Quality specialist, visit us at www.schneider-electric.ca/pqs.

Location: the basis for everything

Diagnosing the disturbances

Taking action

No cookie-cutter cure

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