Federal government to buy Trans Mountain pipeline

The federal government has reached an agreement with Kinder Morgan to purchase the company’s Trans Mountain Expansion Project (TMEP) and related pipeline and terminal assets for $4.5 billion. The transaction is expected to close in August 2018. Finance Minister Bill Morneau announced details of the agreement reached with Kinder Morgan at a news conference with Natural Resources Minister Jim Carr.

The Trans Mountain Expansion Project involves building a new pipeline along the existing Trans Mountain Pipeline running from Edmonton, Alberta to Burnaby, British Columbia, and expanding the capacity of the terminal in Burnaby.

The agreement will guarantee the resumption of work for the summer construction season, protecting thousands of jobs in Alberta and British Columbia. Federal loan guarantees will ensure that construction continues through the 2018 season, eliminating the uncertainty for families whose financial security relies on this project going ahead this year.

“The outcome we have reached represents the best opportunity to complete TMEP and thereby realize the great national economic benefits promised by that project,” said Kinder Morgan chairman and chief executive officer Steve Kean.

Moreau said the government does not intend to be a long-term owner of this project. At the appropriate time, Canada will work with investors to transfer the project and related assets to a new owner or owners, in a way that ensures the project’s construction and operation will proceed in a manner that protects the public interest.

This investment represents a fair price for Canadians and for shareholders of the company, and will allow the project to proceed under the ownership of a Crown corporation. The core assets required to build the Trans Mountain Expansion Project have significant commercial value, and this transaction represents a sound investment opportunity.

“This is an investment in Canada’s future,” said Morneau. “Our government believes that the commercial agreement we have reached with Kinder Morgan is the best way to protect thousands of good, well-paying jobs while delivering a solid return on investment for Canadians.”

B.C. Rental Housing Task Force sets out to modernize tenancy laws

The B.C. Rental Housing Task Force announced it will be touring the province in June 2018, stopping in 10 communities to engage British Columbians as it seeks to modernize provincial tenancy laws and provide safe, secure and affordable housing.

Both renters and rental housing providers will have the opportunity to provide feedback on a range of issues of importance to them by attending a regional public meeting, making a written submission and sharing their ideas via an online engagement site.

The Task Force will take an in-depth look at the issues and challenges facing renters and landlords, as well as owners of manufactured homes and home park operators. It will work throughout the summer to better understand what further changes may be needed to modernize B.C.’s tenancy laws, including:

Consulting with the public, rental housing providers, renters, manufactured homeowners, manufactured home park owners and other stakeholders on their views and experiences with current tenancy laws and processes;
Identifying options to improve security and fairness for both renters and rental housing providers, while addressing the challenges of affordability;
A review of the existing laws and how they apply to different housing models; and
Reviewing innovative approaches in other jurisdictions.

“One-and-a-half million British Columbians rent,” said Spencer Chandra Herbert, MLA for Vancouver-West End, and Rental Housing Task Force chair. “Our laws haven’t kept up with the changing housing market, and that has left both renters and rental housing providers vulnerable. Modernizing B.C.’s tenancy laws will provide more fairness for everyone, and help to ensure that rental housing providers and renters are able to plan for the future.”

“We’ve made some significant improvements in protections for landlords and renters in the past eight months. Now it is time to ask British Columbians about the issues they are still facing, and the solutions they propose,” said Ronna-Rae Leonard, MLA for Courtenay-Comox, and Rental Housing Task Force member. “Hearing from stakeholders and the public is critical to striking the right balance between rental housing providers and renters.”

“Together we can build a greater understanding of everyone’s rights and responsibilities, helping to avoid conflicts in the renter-landlord relationship,” added Adam Olsen, MLA for Saanich North and the Islands, and B.C. Rental Housing Task Force member. “Every landlord needs a renter and every renter needs a landlord. Our primary job is to create a situation where the landlord-tenant relationship can thrive.”

In April 2018, Premier John Horgan appointed Chandra Herbert as his advisor on rental housing, and launched the three-member bipartisan task force. The B.C. Rental Housing Task Force will report findings and make policy recommendations in fall 2018 to Premier Horgan, and Selina Robinson, Minister of Municipal Affairs and Housing.

This is the first full review since 2002.

Hines and Tridel unveil phase four of Bayside Toronto

Hines and Tridel recently announced the fourth and final phase of their waterfront residential partnership on Bayside Toronto. Following an international design competition, Danish firm 3XN Architects was selected as the Design Architect for the condo development, to be named Aqualuna. 3XN also designed the master planned community’s third phase, Aquabella.

The proposed L-shaped lakeside condominium is set to stand 14 storeys, featuring cascading terraces and 227 light-filled residential suites that will range from 821 to 4,622 square feet in size. According to Kim Herforth Nielsen, 3XN founder and principal, the design uses a deliberate architectural form to maximize the views to the water from each suite. Toronto-based Kirkor Architects will serve as the project’s Architect of Record.

Toronto’s II by IV Design will create the interior design at Aqualuna, while Janet Rosenberg & Studio will design the landscape architecture. These teams will work to enhance 3XN’s design choice to place the condominium’s amenities within the building’s ‘valley’, creating an interactive space where the indoors and outdoors connect.

Aqualuna’s podium will have a double-height façade facing the Water’s Edge Promenade, with a through-block pedestrian connection as an extension of Edgewater Drive. Public access to retail, restaurants and cafes may be located on the ground floor in an effort to animate sidewalks and the Water’s Edge Promenade adjacent to the development.

“As the pre-eminent development site in the Greater Toronto Area, and arguably the most prestigious and significant piece of Toronto’s waterfront revitalization efforts, the architectural vision for the site and its impact on the development’s urban planning was paramount,” said Avi Tesciuba, Senior Managing Director and Country Head of Hines Canada, in a press release.

“With an unparalleled location, iconic architecture, luxury designs, and a commitment to sustainable and environmentally-sensitive development, Bayside Toronto has become Toronto’s most sought after residential community. The launch of Aqualuna will only serve to solidify that singular reputation for excellence,” added Jim Ritchie, Executive Vice President, Sales and Marketing, Tridel.

Following an extensive competition process, Hines was selected as the developer of Bayside by Waterfront Toronto in 2010, in conjunction with Tridel as its exclusive residential partner. Together, they have accelerated the delivery of the residential components of this mixed-use master planned community of more than two million square feet of commercial, retail, cultural and residential development. Collectively, the four residential towers in the Bayside Toronto development boast 988 condominium homes.

At an event to announce 3XN Architects as the designer of Aqualuna and to release project renderings, a ceremony also marked the official start of construction on Aquabella.

Building the Toronto of tomorrow

Toronto has long been a city open to innovation and change, whether it be culturally or technologically. It’s no surprise then that the city was chosen to take part in the Urban Pilot Program, or UPPlift, which aims to bridge the gap between emergent smart technologies and property managers to enhance a city’s liveability.

The program has enlisted a number of heavyweight companies to get involved, such as Microsoft and QuadReal, as well as startups and elements of the public sector, including the City of Toronto. Mikele Brack, chief executive office of Urban Living Futures and the creator of UPPlift: Toronto, explains that at its core, the program is about making the city a better place to live.

“We identify the issues and challenges of cities and listen to their aspirations for bringing smart technology into their assets. We then match them with innovators and tech that can address those issues and challenges,” she said. “These can range from startups to large corporations. Bosch was part of the program’s latest cohort. They have innovations within their pipeline that are not yet commercial and they need proof of concept in order to commercialize them.”

It is this mutually beneficial bridging purpose that has convinced the large corporations to get on board. Focusing on data-based solutions, the use of sensors and the Internet of Things (IoT), UPPlift aims to make the most of the infrastructure and systems already in place in participating properties to allow them to cope with an increasing population.

“We’re excited to provide the technology, IoT expertise and the support the government, businesses, local institutions and citizens will need as they develop new smart city solutions,” said Rodney Clark, vice president, IoT, Microsoft. “New digital solutions will help Toronto and other cities optimize their operations, engage citizens in new ways, deliver new experiences and make the city an even better place in which to work and live.”

One of Canada’s largest commercial real estate players, QuadReal, was chosen to host a number of UPPlift “test-beds” around the city. They adopted technologies that could improve the experience of people living, working and shopping in their properties, while also promoting innovation, efficiency and productivity.

“One aspect is the customer experience; that could be efficiency or sustainability. It’s really about improving the overall environment and the people using those buildings are obviously a part of that,” said Cheryl Gray, executive vice president, enterprise innovation, with QuadReal. “We created several mandates when we embarked upon this program and we asked the innovators to be thinking about a variety of different things and challenges.”

“We’re excited to be able to give the innovators an opportunity to pilot in our buildings. For us, it’s a way for our teams to look at the innovation and perhaps see things differently,” she added.

One such piece of technology implemented in QuadReal properties was ArgosAI, a digitized data stream used to track a variety of key data points without sensors. The information received from multiple video feeds is digitized to create a single data stream that can be used to count people, monitor space usage, assess advertising impact, as well as automate parking-space management.

Another is Eddy Home. This provides intelligent leak protection and water monitoring, implemented through smart products that protect, control and conserve water. Installed directly on the water main, Eddy Home’s IoT technology provides real-time readings of water consumption, leak detection and remote water shutoff. When leaks are detected, the system automatically shuts off the flow of water to prevent damage.

“We want to provide them with the technology that brings them into the next century,” Brack continued. “Toronto already has lots of historic and modern features and we’re working to bring technology into that to create efficiencies and bring smartness to create better living environments. Making systems work as well as possible, given the latest technology available.”

For property managers, some of the technologies being trialled have the potential to make their lives a lot easier. VSETA is another system QuadReal has implemented. It helps facility managers accurately assess how many people are located in various parts of a building and how they consume services or interact with the building. Custodial teams are then able to manage facilities more efficiently and first responders are better informed in addressing emergencies.

With such an impressive array of innovation on show, Brack finds it impossible to pick a favourite.

“They’re like our children, we don’t have favourites!” she jokes. “You can see from the technologies selected by the City of Toronto that they’re looking at more citywide applications that will help the population in general. They selected things like Intuitive Robotics, which uses AI to help people to place their garbage in the right bin. It’s something that people tend to get wrong, so this helps us make the most of our recycling resources. Then there’s things like the EV charging stations. That’s not new technology, but we don’t have a lot of it in Toronto.”

Through collaboration and innovation, the UPPlift project provides a glimpse into what the future could hold for property managers and tenants alike.

“I have a small company and I’m working with the likes of Microsoft and QuadReal, as well as elements of the public sector like the Independent Electricity System Operator (IESO),” Brack said. “We’re large and small firms working together and we all have an interest in making Toronto a better place to live”

David Maher is the online editor of Canadian Property Management.

The DARE District launches at Algonquin College

Algonquin College’s Ottawa campus has opened the DARE (Discovery, Applied Research and Entrepreneurship) District, a new centre for learning, innovation and entrepreneurship. The learning centre features state-of-the-art collaborative environments with an emphasis on the sharing of Indigenous knowledge.

The 80,000-square-foot facility, designed by Diamond Schmitt Architects in joint venture with Edward J. Cuhaci & Associates Architects, consists of newly built and renovated space at the heart of Algonquin College’s Ottawa campus. The $44.9 million facility is the second project at Algonquin College that was designed by Diamond Schmitt, following the LEED Platinum Algonquin Centre for Construction Excellence.

“The design of the DARE District promotes interaction among these distinct but interconnected components with a three-storey atrium and feature stair running along the fully-glazed façade,” said Sarah Low, associate at Diamond Schmitt Architects, in a press release. “Among the innovative features in this LEED Gold registered facility is dynamic vision glass that tints automatically in response to exterior conditions and controls glare and solar heat gain on the west and east elevations.”

The former two-storey library building was reduced to its shell to accommodate the DARE District. The re-imagined library, known as the Library and Learning Centre, was relocated to a new double-height third floor addition with a dramatic barrel-vaulted wood roof structure. The roof is a mass timber and steel structure with exposed undulating glulam beams and nail laminated timber (NLT) roof deck. The library rises above the surrounding buildings, making it visible across the campus, and is open to students 24 hours a day.

The ground floor is now home to the Showcase Zone with applied research labs next to the college’s main entrance. The Indigenous Commons and Gathering Circle, a large event space and collaborative work area, sit adjacent to this in a single-storey infill addition that opens onto a courtyard. This area will feature a wood structure and fire pit configured to support Indigenous education. The Discovery Zone on the second level has incubator and maker spaces designed to foster partnerships between students and local businesses. The building also features a new Institute for Indigenous Entrepreneurship, the first of its kind in Ontario.

The design of the DARE District was consulted on by Ron McLester, the college’s Executive Director – Truth, Reconciliation & Indigenization, and Indigenous consultants that convey Indigenous values and spirit. The Indigenous Commons includes a gathering circle with sliding curved partitions that allow the space to be transformed into a multipurpose area and connects to a communal kitchen and fireplace.

Photo caption: The single-story infill addition with green roof houses the Indigenous Commons. A feature stair across the three-storey façade connects the zones of the DARE District.

Vancouver top-tier office space limited

Locating top-tier office space in downtown Vancouver is becoming a significant challenge for tenants, according to a real estate market research study by Devencore. Vacancy rates for all office classes have plummeted to 5.0 per cent, down from 7.1 per cent a year ago. Class A office vacancy rates are even lower, at 4.0 per cent. At the same time, average gross rents are climbing steadily.

“The next development cycle is underway, but there won’t be any major new office buildings delivered to the market until 2021,” said Jon Bishop, executive vice-president and managing principal of Devencore’s Vancouver office. “As a result, it’s going to be increasingly challenging for tenants to locate Class A space in downtown Vancouver over the next three years. Securing leases on larger contiguous blocks of space will be especially difficult.”

As a result of demand outpacing supply for quality space in downtown Vancouver, competition for the space that is available is heating up.

“As vacancy rates continue to fall, it’s not unusual to see multiple offers on top-tier spaces,” said Bishop. “There is some sublease space available at the moment, but this likely won’t remain on the market for very long.”

The interest in strata space isn’t showing any signs of easing, despite selling prices that have gone as high as $2000/sf. A number of new developments are under construction, and they are rapidly being bought up. Some real estate analysts have begun to question whether the market can realistically support the stratospheric prices.

The space shortage is even encouraging some tenants to renew their leases up to two years before they expire. Bishop advises a better range of leasing opportunities exist in the submarkets outside downtown Vancouver for tenants willing to locate to the suburbs.

“Tenants have to understand that it will be a few years before any new space comes to the market, and by the time this new space is delivered it may not be sufficient to meet the pent-up demand,” he said.

Is condo living just a phase for GTHA millennials?

Condo living may just be a phase for millennials in the GTHA, new research from Ryerson University’s Centre for Urban Research and Land Development (CUR) suggests. And it’s a phase they’re expected to outgrow in the coming decade as many follow in the footsteps of their baby boomer parents, getting hitched, having kids and purchasing homes, albeit at later ages.

Millennials in the Greater Toronto and Hamilton Area: A Generation Stuck in Apartments? found that as young adults born between 1981 and 2001 reach major milestones later, they’re also leaving the childhood home and progressing from renting to owning later. However, the Ontario Real Estate Association-sponsored report forecasts significant movement along this housing life cycle in the next 10 years as members of the demographic cohort finish school and see their employment stabilize and incomes increase.

The report also finds that millennials in the GTHA hope to own homes, and they covet ground-related homes in particular. Some millennials have already realized this aspiration, while others continue to live in apartments, either rented or owned.

However, younger members of the demographic cohort may have an increasingly hard time securing ground-related homes as they decamp from their childhood homes in large numbers in the coming decade. The report notes that baby boomers are expected to remain in their homes during this time, while the development pipeline is poised to deliver more apartments than semis, detached and town homes. All things the same, the report projects worsening affordability in the next 10 years, as millennials face the prospect of competing for 70,000 fewer newly built ground-related homes than will be sought by the demographic cohort.

“We’ve got these millennials, who are going to be the biggest force in the marketplace, who’ve got preferences as they age for ground-related forms of housing, and we’re not producing those housing units for them,” said Frank Clayton, co-researcher on the report and senior research fellow at Ryerson’s CUR. “What we’re doing is producing apartments.”

Acknowledging the role of provincial planning policies in promoting this intensification, Clayton called for the construction of more townhomes than single-family homes. He said townhomes, which have stagnated over the last 20 years, would deliver a higher-density version of the ground-related homes millennials want within the confines of environmental restrictions aimed at preserving green space.

The report concludes that the risks of staying the current course are even higher house prices, more traffic congestion and possible brain drain. Amid worsening affordability, millennials intent on securing their preferred housing type will have two options: either move farther and farther into the suburbs or uproot for another city altogether.

“If they can’t find they housing they want, the kind of lifestyle they want, they have alternatives,” said Clayton. “If you’re a highly educated millennial, you don’t have to stay in Toronto.”

Speaking on a panel following the report’s release, Michelle German, senior manager of policy and partnerships at Evergreen, suggested that providing a variety of housing options, not just ground-related, will be key to retaining a healthy population in the GTHA. To that end, she advocated taking a broader view of the “missing middle,” which planners use as shorthand for low to mid-rise housing options.

“I actually think it’s about income level, so talking about middle-income earners; it’s about unit size, so getting beyond a one-plus-den and into a two- and three-bedroom territory that’s built for families, not just built for students or for investors; and it’s also about reimagining out housing typology, which includes mid-rise and stacked townhomes as well as secondary suites such as laneway homes and granny flats,” she said.

Ben Myers, president and owner of Bullpen Consulting, said he sees a role for larger condos units in the mix of the estimated 40,000 to 50,000 new homes that will be required every year to absorb millennial-driven population growth in the GTHA. However, he added, there are barriers to building this type of product, including price per square foot, which is rising alongside land and construction costs.

Myers said he expected condo prices to continue to rise as development charges double and the Ontario Municipal Board gets dismantled and replaced with local appeal tribunals intended to give communities greater power in planning decisions. As it is, he said that developers are having a hard time building in some of the areas tapped for intensification by the province due to either opposition from local residents or lack of infrastructure.

“We either have to continue to promote that supply and allow developers to move from acquisition to completion in a much quicker time or make some of these suburban intensification areas easier to build as well,” said Myers, speaking on the panel following the report’s release.

Even without these roadblocks, challenges remain in meeting the housing wants of millennials. Speaking on the panel following the report’s release, Brian DePratto, senior economist at TD, pointed out that the lands available for ground-related development are largely located on the fringes of the GTHA. He said this puts prospective buyers in the difficult position of deciding whether to sacrifice livability for affordability as they weigh long commutes against lower prices.

“I think there needs to be a more holistic planning discussion — not just where the houses are going to be; how people get to work, how will services be delivered, where will childcare be, where will the employment lands be,” said DePratto. “Living downtown is great because everything’s right at hand, but again, [because of] the costs, we know people are going to shift out and that aspect needs to come into that 10, 15, 20-year planning.”

Michelle Ervin is the editor of CondoBusiness.

SAP Labs Canada earns first RHFAC Certified Gold

SAP Labs Canada is the first business in Canada to receive the ‘Accessibility Certified Gold’ rating under the Rick Hansen Foundation Accessibility Certification (RHFAC) program for their Vancouver office building.

The RHFAC is a LEED-style rating system – the first of its kind in Canada – to bring a national standardized measurement to help owners and tenants consistently evaluate the physical accessibility of their buildings. The rating system determines the accessibility of commercial, institutional, and multi-unit residential buildings. Buildings that reach specific levels are recognized as being ‘Accessibility Certified’ or ‘Accessibility Certified Gold.’

Currently, there is no unified standard for measuring accessibility in the places and spaces where people live, work, learn and play in Canada. Yet one in seven Canadian adults identify as having a disability, and this is expected to grow to as high as one in five by 2036 due in part to the aging Baby Boomer population.

To date, more than 800 buildings across B.C. are registered to be rated and SAP Labs Canada is one of the businesses that integrates accessibility into every aspect of the site’s design. In doing this, SAP has removed barriers and improved accessibility for its 1,400 Vancouver employees. Among the many features that helped the SAP site on Mainland St, Vancouver, earn its gold rating are the following; the use of highly visible wayfinding signage and visual markers, to help people navigate and identify their location within the building; interior corridors that allow two people with mobility disabilities to travel side by side; adjustable furniture and spaces that accommodate people of varying abilities; an accessible fitness area and showers; a refuge area for emergency situations; a wheelchair lift; and elevators with braille.

Speaking at an event to celebrate SAP’s achievement, Rick Hansen, Founder and CEO of the Rick Hansen Foundation said: “I want to congratulate SAP Labs Canada for this incredible achievement, and I hope it inspires others to incorporate best practices and a holistic view of Universal Design within their buildings. The accessibility movement is building momentum. With an aging population, a growing number of people with disabilities and federal accessibility legislation on the way, businesses need to accommodate people of varying abilities. Improving accessibility and supporting people with disabilities is not only a charitable and a human rights issue, but an economic imperative.”

Luc Bouliane named RAIC 2018 Young Architect

Luc Bouliane, MRAIC, will be the recipient of the 2018 Young Architect Award of the Royal Architectural Institute of Canada (RAIC). The RAIC Young Architect Award recognizes architects 40 years old or younger for excellence in design, leadership and service to the profession.

Some of Bouliane’s recent projects include the 2015 expansion and renovation of Halifax’s National Museum of Immigration at Pier 21 (with architect David J. Agro), renovations to York University’s Student Centre in Toronto, and Relmar Houses in Toronto, which were awarded a Tucker Design Award for excellence in the use of natural stone.

“He’s on a different trajectory for a young office. He has pursued larger public work from the very beginning, including commercial work, which is very unusual,” said the five-member selection jury, in a press release. “His work has strong sculptural qualities. It’s interesting. The spaces are dynamic in terms of composition, shapes and forms, and the level of detail.”

Bouliane credits growing up in Sault Ste. Marie, a northern community that is surrounded by Lake Superior and rock outcrops, for his geologically-inspired and geometrically-complex designs. A graduate of the University of Waterloo’s architecture program, Bouliane spent a decade with Toronto’s Teeple Architects before establishing his own firm in Toronto, Lebel & Bouliane, with partner Natasha Lebel in 2010.

Lebel & Bouliane is an eight-person studio that focuses on cultural institutions, adaptive re-use projects in heritage buildings and custom residences. Its current projects include a new Clearview Public Library branch in Stayner, Ont., and renovations to both New College and the University of Toronto, and the Toronto office headquarters for Sidewalk Labs.

“Throughout my career, I have been very fortunate to work with clients who share a commitment to design excellence and recognize the value of a strong design concept,” said Bouliane. “Their trust and enthusiasm have provided the opportunity for meaningful architectural exploration and innovative solutions to their unique design challenges.”

The five-member jury was composed of Peter Busby, principal at Perkins + Will in Vancouver, B.C.; Andrew Batay-Csorba, principal at Batay-Csorba Architects in Toronto, Ont.; Johanna Hurme, principal at 5468796 architecture in Winnipeg, Man.; Renée Mailhot, founder at La SHED architecture in Montreal, Que.; and Diogo Burnay, director of the Dalhousie University School of Architecture in Halifax, N.S.

The award will be presented at the RAIC/AANB Festival of Architecture, which takes place in Saint John, N.B., from May 30 to June 2.

Ontario approves five community benefits projects

Ontario is moving forward with five new community benefits projects, which will help support local communities during the development of major new public infrastructure, including employment and training opportunities, environmental protections, poverty reduction measures and small business supports.

The community benefit projects include the Finch West LRT, a new light rail transit line that will stretch from the Finch West TTC station to Humber College; West Park Healthcare Centre, a hospital providing specialized rehabilitation and complex-continuing care; Halton Region Consolidated Courthouse, a new 21-courtroom facility; Macdonald Block, a reconstruction of a government complex in Toronto; and Thunder Bay Correctional Complex, which will replace the city’s existing jail and correctional centre.

These upcoming projects follow the progress already made on the Eglinton Crosstown LRT and are the next step towards the province’s commitment to have all major public infrastructure projects comply with a community benefits framework by 2020.

“By moving forward with these community benefits projects, we will ensure that new training and job opportunities are available for people and that the social and cultural needs of communities are closely intertwined with infrastructure planning and investment,” said Bob Chiarelli, Minister of Infrastructure, in a press release.

Vancouver Green Demolition Bylaw expanded

The City of Vancouver has approved an expansion of the existing green demolition requirements from pre-1940 homes to include pre-1950 homes and approved funding to support the creation of a Deconstruction Hub.

Pre-1940 homes currently represent roughly 40 per cent of residential demolitions in Vancouver. The shift to pre-1950 homes will increase that to 70 per cent. The amendments will also require deconstruction — a more careful approach to taking down houses in order to salvage more materials — for pre-1910 homes and heritage-listed homes built before 1950.

To date, most of the materials that have been diverted have been recycled rather than reused. Recycling is not necessarily the best use for all materials, particularly from historic homes. To address this challenge and support deconstruction efforts, the city also approved funding to support the creation of an independently operated Deconstruction Hub, which will help advance the local market for restoring, upcycling and selling salvaged materials, including architectural details and salvaged old-growth wood.

Since its adoption in June 2014, the Green Demolition Bylaw has diverted nearly 40,000 tonnes (roughly 10,000 tonnes per year) of demolition waste from the landfill and incinerator. The average diversion rate for pre-1940 homes has been 86 per cent, which is significantly higher than the typical rate of 40-50 per cent for traditional residential demolitions.

The Green Demolition Bylaw supports the city’s Heritage Action Plan and Zero Waste 2040 and the Greenest City Action Plan, and aims to encourage preservation and renewal of character homes, increase reuse of demolition materials, and generally reduce the amount of construction and demolition waste disposed to landfill and incinerator.

The proposed Green Demolition Bylaw amendments will be effective January 1, 2019.

Canada invests in Calgary cultural organizations

The Government of Canada recently announced it was investing a total of $2.38 million to support the construction of infrastructure for eight arts and culture organizations in Calgary under the Canada Cultural Spaces Fund.

Of that total, $1.6 million is being invested in the Calgary Stampede Foundation for the construction of Walton Hall, a new flexible multipurpose space to be located in the heart of the foundation’s youth campus. When complete, this space will provide affordable and accessible performance and rehearsal space, with room for audiences of up to 150 people.

Other organizations that will benefit from the investment include the Calgary Public Library Foundation, Canada’s Sports Hall of Fame, EMMEDIA Gallery & Production Society, Fort Calgary Preservation Society, The Freed Artist Society, The In-Definite Arts and Theatre Calgary. The investments will support a wide range of projects at these organizations, including the purchase of specialized equipment, construction of performance and hosting spaces, upgrades to museum exhibition spaces, and infrastructure design and planning.

“These investments reaffirm the value of the arts and creative spaces in our cities, and will strengthen culture and heritage activities accessible to residents and visitors to Calgary,” said Randy Boissonnault, Member of Parliament for Edmonton Centre, in a press release. “I am especially pleased that the Calgary Stampede Foundation has chosen to honour the heritage of the region in the construction of the new Walton Hall.”

BOMA Quebec launches Building Energy Challenge

BOMA Quebec has announced the launch of a competition aimed at reducing the energy consumption and GHG emissions of the province’s commercial, institutional and multi-residential buildings.

The Building Energy Challenge (BEC) is intended for owners, commercial property managers and tenants looking to implement responsible management practices to improve their energy performance in a sustainable manner.

“The Building Energy Challenge is a unique collaboration opportunity between governments, municipalities, building owners and managers, their tenants and their users to reduce the environmental impact of buildings across the province,” said Bruno Turcotte, President, BOMA Quebec. “We’re convinced that it will make a tangible contribution to reducing energy consumption and GHG emissions in the commercial real estate sector and will support the achievement of the targets set in this regard by the governments of Quebec and Canada.”

If 15% of buildings in Quebec’s commercial/institutional sector were to reduce their energy consumption by 10%, this would represent a decrease of approximately 2.45 million gigajoules (GJ) of energy and 60,000 tonnes of carbon dioxide (CO2) a year, or approximately 12,000 fewer cars on the roads. The BEC is therefore targeting a 10% reduction in energy consumption over four years and aims to include some 100 buildings in the first year.

“In addition to rallying as many property managers as possible, we are creating a platform for sharing current best practices in commercial building energy efficiency. We are delighted to see our members’ enthusiastic response to the launch of this initiative and we are very pleased to be able to count on the support of key partners such as Ville de Montréal, Transition énergétique Quebec, Hydro-Quebec, Énergir and Natural Resources Canada, who share our vision and our commitment to getting the industry to reduce its environmental footprint,” Turcotte concluded.

The BEC builds on other successful challenges under way in other major cities, such as BOMA Toronto’s and Manitoba’s RACE 2 REDUCE. The BOMA Quebec project takes into account the Quebec context and the specific objectives of the Government of Quebec’s 2030 Energy Policy, which aims at improving energy efficiency by 5% and reducing petroleum product consumption by 40%. The Ville de Montréal is also targeting a GHG reduction in its 2016–2020 sustainable development plan.

The initiative’s launch took place on Wednesday at the Maison du développement durable with representatives of founding partner Ville de Montréal, major partners Transition énergétique Quebec (TEQ), Hydro-Quebec and Énergir, and collaborating partner Natural Resources Canada in attendance.

“More than ever, sustainable development is inextricably linked to responsible consumption. To continue its progress as a city that is both green and prosperous, Montréal must meet its commitments in terms of energy efficiency and reduction of greenhouse gas emissions,” said Robert Beaudry, Ville de Montréal executive committee member. “Our 2018–2022 economic development strategy places strong emphasis on the emergence of innovative sectors. By launching a friendly challenge for owners and tenants of commercial and institutional buildings, the hope is that they will improve their energy efficiency.”

Carbon pricing hailed as a boost to retrofits

Dismantling Ontario’s cap-and-trade system would be a setback for the commercial real estate sector and the many trades and professions it employs, one of its prominent industry organizations maintains. The Greater Toronto chapter of the Canada Green Building Council (CaGBC) urges candidates in the upcoming provincial election to protect carbon pricing and recognize the potential economic benefits to be reaped from building retrofits and adoption of sustainable management practices.

“Cap-and-trade in Ontario is creating new markets and job opportunities, and it is providing the critical resources for skills development, research and implementation needed for significant market transformation,” states the chapter’s recently released declaration of its top three priorities for the incoming government.

It argues the proceeds from carbon pricing are key to funding the research, development and commercialization behind innovation, and for the incentives that support the adoption of new products and technologies. Canada’s commitment to reducing greenhouse gas (GHG) emissions to 30 per cent below 1990 levels by 2030 likewise spurs building upgrades and fuel-switching initiatives that have positive spinoffs for employment, consumers’ savings and the comfort and quality of the built environment.

“The Province needs to create incentives and minimum performance levels for existing buildings, and support the development of good data practices, skills training and financial tools to enable an effective retrofit marketplace,” CaGBC Greater Toronto asserts.

Facilitation of the denser low-rise and mid-rise housing commonly dubbed the “missing middle” is the chapter’s third designated action area for provincial government. It calls for continued development within the existing urban boundaries of the Greater Toronto, Hamilton and Niagara regions along with strategies to reduce the costs and timing of the approvals process.

“Housing supply can not come at the expense of natural capital,” CaGBC Greater Toronto asserts. “It is possible to increase housing supply in ways that are more affordable and sustainable for both residents and cities. However, this requires better alignment of planning, fiscal policy and political leadership.”

New Ryerson campus set for Brampton

A new Ryerson University campus is set to rise in Brampton, in partnership with Sheridan College of Applied Arts and Technology. The site will be located at the southeast corner of Church Street West and Mill Street North in Brampton, adjacent to the downtown GO station. This marks the first time that Ryerson University has expanded academic programming outside of downtown Toronto.

The Government of Ontario is investing $90 million in the construction of new campus, plus the cost of land purchase. Brampton City Council has committed up to $150 million towards the construction of the new downtown university campus.

The university will focus its programming on science, technology, engineering, arts and mathematics (STEAM). Students will also have access to experiential learning opportunities, such as co-operative education, internship programs and case studies. The campus will also be home to a Centre for Education, Innovation and Collaboration; an Innovation Hub, which will connect students with external organizations in the region; and a National Centre for Cybersecurity.

“In expanding to Brampton, Ryerson University will provide much-needed university programs to students in one of the fastest-growing and most diverse communities in Canada,” said Mohamed Lachemi, president and vice-chancellor of Ryerson University, in a press release. “We are looking forward to working with Sheridan to provide students in the region with innovative academic programs that offer the critical thinking and problem solving skills needed to succeed and thrive in the modern economy.”

The campus is expected to be open to students in September 2022. Plans call for this campus to accommodate up to 2,000 new undergraduate spaces within five to 10 years.

Toronto redeploys funds to multi-res landlords

Toronto Council has agreed to transfer unused capital originally earmarked for energy retrofits in single-family housing to a more popular program for the apartment sector. Thus far, homeowners have borrowed just $2.7 million from the $10-million loan fund established in January 2014, while multi-res landlords have tapped into $7.7 million of their matching allocation. The redeployment of funds occurs in tandem with an extension of both programs until December 31, 2019

This is the second time the end-date for the two-stream Residential Energy Retrofit Program has been rescheduled because its $20-million budget is not yet depleted. However, participation in the multi-residential component, known as High-rise Retrofit Improvement Support (Hi-RIS) program, picked up over the past year after rules were adjusted to increase the number of eligible buildings and the amount of upfront funding they could obtain.

Owners of buildings that are three storeys or taller can qualify for loans of up to $2 million or 10 per cent of the property’s assessed value to underwrite installation of building controls, energy-efficient boilers or building envelope upgrades, including window and balcony door replacement. This will be repaid in installments over 20 years via a special property tax surcharge, which is registered on the property title so that any subsequent purchaser will assume the obligation.

City staff report a 60 per cent increase in applications from multi-res landlords, resulting in $3.5 million in loans between April 2017 and March 2018 for retrofits in five buildings encompassing 783 units. That adds significantly to the six buildings, encompassing 1,078 units, that received funding in the first three years of the program.

“At the current rate of project participation, the Hi-RIS program is expected to commit the entire $10 million funding envelope by the end of 2018,” projects a report prepared for Toronto Council.

Applications from homeowners also increased last year, but to a much lesser degree. About $600,000 was disbursed for upgrades to 35 properties, bringing the tally thus far to 160 single-family homes. Program administrators expect to loan out approximately $1.2 million more over the remainder of 2018, which will still leave more than $6 million in the kitty.

Earlier this week, Council approved a recommendation to share it. “With access to these funds, Hi-RIS can continue to respond to keen program interest and support program objectives including maintaining affordability, increasing energy efficiency, job creation and improving housing quality as well as enhanced scalability of the program,” the city report reasoned.

That “enhanced scalability” is aligned with the TransformTO targets to reduce greenhouse gas (GHG) emissions in the city to 30 per cent below 1990 levels within the next 19 months, and 80 per cent below 1990 levels by 2050. The report to Council estimates upgrades funded via Hi-RIS have already cut energy use by 19 per cent in participating buildings, eliminating the equivalent of 1,730 tonnes of carbon dioxide emissions annually.

Staff are currently exploring potential sources of funding and other logistics to maintain and expand the program into the future. “With the extension until December 2019, the programs can capture the full benefit of increased uptake and staff can evaluate market receptivity and measure impact,” the report adds.

Studio TK and Artifort form partnership

Studio TK has entered into a new product partnership with Artifort to manufacture and distribute select Artifort furnishings, including chairs, tables and sofas, in North America. The first four products in the partnership will be launched at NeoCon 2018 in Studio TK’s new showroom.

“As a family company, we look forward to this sustainable partnership with Studio TK,” said Maurits Van der Lande, vice president of sales at Artifort, in a press release. “It will have a positive influence on the awareness of our iconic, timeless and accessible design in North America. The 128-year-old Artifort brand has always stood for leading design and exceptional quality, and this mission is an excellent match for the culture of Studio TK.”

“We are excited with the opportunities that this new partnership with Artifort affords Studio TK and our customers,” added Charlie Bell, president of Studio TK. “Under the terms of the agreement, we will begin offering select Artifort products in North America. Producing the products in our Clayton, North Carolina facility will provide clients with shorter lead times and a U.S. shipment point. The core of the relationship is to continue to expand the Artifort product offering in North America over time.”

Initially, Studio TK will produce and distribute Artifort’s Beso seating collection, Pala lounge, Kalm lounge and Nina seating, which are launching at NeoCon. They will all be on display at Studio TK’s new showroom during NeoCon 2018, which is taking place at The Merchandise Mart in Chicago from June 11 to 13.

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