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World’s largest YMCA opens in Calgary

Shane Homes YMCA has opened at the new Rocky Ridge facility in Calgary. It is the world’s largest YMCA. The facility cost $192 million to build and stands at 284,000 square feet.

The facility is the third of four new recreation facilities to open in underserved areas of Calgary as part of a $480 million investment by the city to improve the delivery of service.

“The Shane Homes YMCA at Rocky Ridge is an important part of providing much-needed recreation opportunities in northwest Calgary, and it’s part of a larger commitment to provide amenities across Calgary to meet our growing city’s needs. This facility will be an important hub for the community for generations to come,” says Mayor Naheed Nenshi.

The new hub offers a blend of leisure, recreational and community amenities including a 3,000 square foot open-concept Calgary Public Library, ice rinks, aquatic pools, gymnasiums, a fitness centre, an elevated running track, a theatre and a studio space.

“It’s an express library experience focused on convenience – the first library of its kind in Calgary to operate on a self-service model. This is a starting point for the Library with this new service model and we will continue to develop it as we learn more how people use it. Our goal is to employ this model throughout the city as opportunities arise,” said Bill Ptacek, CEO of Calgary Public Library.

Construction of the facility began in March of 2015 and soft-opened to the public on January 15, 2018 with it officially opening in February. The project team includes PCL Construction Management Inc., RJC Consulting Engineers, ISL Engineering and Land Services Ltd. and GEC Architecture.

The finished facility sits within a natural park with views of the city and mountains, tucked between an existing hill that reaches Calgary’s highest natural elevation and a reconstructed wetland. It reflects extensive community research and engagement and was designed with the specific needs of the surrounding communities in mind.

The Remington YMCA opened to the public on September 10, 2016 in Calgary’s Southeast. The Great Plains Recreation Facility, a multi-purpose arena and community space also in the southeast, opened on September 6, 2016. The final facility, at Seton, is scheduled to open in early 2019.

Lighting the way to happier tenants

First impressions matter, especially when it comes to apartment buildings. For many prospective tenants, the outside appearance of a rental property can make or break whether they would choose to live there. Imagine coming home from a long day at work and entering a building with a beautifully lit exterior? Good lighting with a well-thought out design not only looks more enticing, but it also improves security—and it can be done with a low capital investment.

Here are some low-cost ways to get started:

1. Building façade lighting

The first component of any building’s outdoor lighting project is façade lighting. This creates a halo effect around your building, highlighting its architectural details and helping set it apart from other buildings in the area.

There are certain factors to keep in mind for landlords and property managers in urban or suburban settings. In suburban areas, light pollution can be a concern. Landlords need to strike a balance between having sufficient light around the building, and not flooding the area with too much light. One way to work around these restrictions is to have lighting around the façade of a suburban apartment building that sits low, which illuminates the building without adding light pollution.

Property managers of urban apartment buildings can be a little bit more adventurous with their lighting choices because they do not have to contend with the same concerns.

Outside lighting can help provide a visual beacon for your building and help draw the eye towards it in an otherwise busy skyline. Illuminating the sides of a building showcases its texture—whether it has tile, or stone, or stucco, it’s a nice way to create visual texture. A small amount of light can go a long way as the light can simply graze the sides of the building, avoiding hotspots so there is an even amount of light throughout.

Façade lighting is generally inexpensive and can be energy-efficient, as long as care is taken in the placement of the lighting fixtures and the selection of products that are used around the building. Colour temperature is something to consider as well. Cooler versus warmer lights give different dimensions and can dramatically change the look and feel of your building.

2. Landscape lighting

Some property managers and landlords have dismissed landscape lighting as it used to be difficult to maintain, especially in Canada’s harsh climates. However, thanks to new technology, landscape lighting is going through a huge resurgence.
Landscape lighting can enhance the ambience of the grounds around an apartment building, increasing the curb appeal of the entire property. When done well, it promotes the enjoyment of the surrounding areas of the building during the day as well as at night. Apartment dwellers may miss having an outdoor space available to them. If your property includes a greenspace or garden area, good landscape lighting can help them feel like they too can have a yard regardless if they live in an urban or suburban neighbourhood.

Property managers will be pleased to know that cost points have decreased significantly for landscape lighting. Because of new LED technology, light fixtures are now smaller than they used to be, since you can get more or less the same amount of illumination from smaller bulbs. They are easier to install, and can be hidden within trees and shrubs, making them less intrusive—especially in the daytime. New housing is now available that better protects the lights and is more resistant to the elements, so the fixtures last longer. Little to no maintenance is required; you can just set it and forget it. All of the costs are upfront, making it easier on your budget.

3. Roof lighting

One way to increase the curb appeal of high-rise apartment buildings is to install roof lighting. This type of outdoor lighting draws the eye up to the top of the building and can leave a striking impression. The possibilities are endless. A well-thought out lighting design can change the overall aesthetic of a building and truly transform its look.

Below is an example of a condo tower in Calgary that features a pyramid structure surrounded by arches on all four sides. The new lighting design recently added highlights these architectural details, making it standout from the surrounding buildings and giving it a distinct presence in the Calgary skyline. This approach also works with high-rise apartment buildings.

rooftop lighting

Another option is to add LED colour changing strips to the edges of your roofline. This is a recent trend that is growing because of its wide appeal. The lights can be changed in colour by season, or even for special events. The lights are easy to install, versatile, and are both low cost and low maintenance.

Other lighting considerations

Adding to the curb appeal of your building through lighting is easier and more cost effective than ever before. With the rise of new technology, designing and installing new fixtures is well worth considering. Older apartment buildings may have light installations that have not been maintained, or were left unchanged over time. Façade, landscape, and rooftop lighting can be retrofitted with newer fixtures that are not only more energy-efficient and require lower maintenance, but can also instantly update the look of your building.

For property managers with multiple units and buildings, creating a plan to roll out lighting updates over a period of time is advised, as is taking advantage of energy rebates being offered by provincial governments, and municipalities. Your local commercial lighting distributor can help you get started and can offer great advice—from design and installation, to energy rebates and cost management. Investing in improving an apartment building’s curb appeal will pay off in increased interest from potential tenants, as well as a positive experience for residents and the greater community.

Latif Jamani is the President of Calgary Lighting Products, located in Calgary. Bryant Tse is the President of Lumenix, based in Toronto, with offices in Vancouver, Calgary, and Ottawa.

Dialog design brings dance to the street

For Decidedly Jazz Danceworks’ (DJD) new space, design firm Dialog was challenged to take the spirit of jazz and translate it into the design realm.

DJD, a professional and recreational dance company, has been exploring how jazz music shapes movement and feeling since its humble beginnings in 1984. Over 30 years later, DJD continues innovating and evolving this art form, growing a jazz-savvy community around the world.

The site of DJD’s new studio is an expansion to the existing Kahanoff Centre, a unique facility in the heart of downtown Calgary, providing space to nonprofits at discounted rates. Completed in 2016, Kahanoff 2 is a 11-storey building facility featuring seven new studios for anchor tenant DJD including a 200 seat performance theatre on the lower five floors. Additionally, the building offers approximately 65,000 square feet of office space on the six floors.

The design emphasizes the fact that it is first and foremost a practice facility for DJD’s professional dancers. Artistic Director Kimberly Cooper asked for an inspiring space to develop choreography and would be enjoyable to work in on a daily basis. The design responded by turning the notion of theatre inside out by placing a fully glazed back wall to the performance space.

This allows for the city skyline to serve as backdrop: for visitors to view practice sessions, and for the performance to be visible from the street. A chain-mail curtain is available to be drawn over the glazing for privacy within the theater and for projection and other special effects visible from the street.

The design gesture focuses on DJD’s initiative to “Bring Dance to the Street”. The studios are presented as separate fully glazed volumes moving independently in form from each other. On a very tight site and bounded almost entirely on all edges, these volumes intentionally push toward the street offering multiple and varied views into the studios, theatre and public function rooms. The primary volume is the second floor theatre and lobby extends toward and into the street offering key views for the one way traffic into the event spaces.

The intended effect is dance activity showcased simultaneously on multiple levels and fully visible from the street. As the facility is most active in the early evening with performances and classes, the transparency and light quality offered at that time of day magnifies the sense of activity.

At the top of the building is a two-storey art installation titled Take the Cake by internationally renowned artistic team Hadley + Maxwell. The artists worked with the dancers to make the images using a sophisticated lighting effect, creating an illusion of movement from the figures in the mural, serving as a beacon for the facility animating the skyline.

The DJD tenant space is designed to be LEED CI Silver. Focus is paid to the durability of the surfaces and materials, primarily exposed concrete, raw steel and glass. Lighting is entirely LED, inclusive of theatre lighting. A low velocity stratified air system is provided throughout for comfort, energy efficiency and for the acoustic benefit of a quieter HVAC system.

 

 

WorkSafeBC plan to reduce construction injuries

WorkSafeBC has released a new three-year plan to help employers reduce serious injuries in the construction sector. The serious injury rate in the construction sector is much higher than the average in other sectors. In 2016, the serious injury rate in construction was 0.8 per 100 person-years of employment, compared to an average of 0.3 across all sectors in B.C.

The 2018-2020 Construction High-Risk Strategy is designed to prevent unsafe acts or conditions that cause workplace injuries and fatalities.

“The serious injury rate in the construction sector is much higher than in most other sectors,” said Dan Strand, director of Prevention Field Services for WorkSafeBC. “Our goal with the high-risk strategies is simple — to reduce the number of serious injuries.”

Falls from height were the leading cause of injury for B.C. construction workers and the leading cause of death remains asbestos exposure.

The high-risk strategy for the construction industry is based on three areas:

  • Health and safety responsibilities: WorkSafeBC officers will conduct workplace inspections focused on health and safety planning and supervision. They will engage prime contractors, owners, employers, supervisors and workers to promote effective supervision and planning to prevent the development of unsafe working conditions and practices.
  • Tools, equipment and processes: WorkSafeBC will focus on the selection of the right tool, equipment or process to reduce workplace incidents resulting in serious injury and the development of high-risk violations at workplaces.
  • Partnerships and collaborations: The focus will include working with internal and external stakeholders, like the BC Construction Safety Alliance, to encourage and foster communication to proactively respond to evolving industry challenges and emerging risks.

WorkSafeBC’s high-risk strategies identify and target industries and employers with a high risk of serious workplace injury and a significant contribution to the serious-injury rate. High-risk strategies include four industry sectors: construction, forestry, health care and manufacturing.

More information about the construction high-risk strategy, including 2018 deliverables and timelines, is available at worksafebc.com.

Feds seek input on prompt payment legislation

The Government of Canada is seeking industry input and recommendations on federal prompt payment legislation.

Bruce Reynolds and Sharon Vogel, independent experts, have been contracted to seek input from the construction industry to identify the elements required to develop a robust federal prompt payment regime. The federal government will use the proposed recommendations to inform the development of an effective legislative solution that will direct terms of payment and provide for an adjudication process for federal construction contracts.

Reynolds and Vogel conducted the consultation process leading to the successful implementation of Ontario Bill 142 on construction and prompt payment.

“Our government is taking the next step in ensuring that subcontractors who work on federal construction contracts get paid on time. The construction sector is an important employer and economic engine in Canada. Our government is committed to ensuring that construction investments flow efficiently to all contractors involved in federal projects,” said Steven MacKinnon, Parliamentary Secretary to the Minister of Public Services and Procurement.

This initiative builds on ongoing prompt payment efforts, notably the creation of a 14-point action plan, developed jointly by the government and the Canadian Construction Association. As of June 8, 2017, the Government of Canada has publicly posted all payments related to construction contracts of more than $100,000. This allows businesses involved in federal construction contracts, such as subcontractors, to make informed inquiries about the status of their payment. To date, four other actions have been completed:

  • completing an engagement strategy that describes the commitment of the Canadian Construction Association, Defence Construction Canada and Public Services and Procurement Canada to collaborate through the working group;
  • agreeing on prompt payment principles;
  • reviewing payment terms in federal construction contracts, including an assessment against industry standards; and
  • reviewing the Treasury Board’s 30-day mandated payment period to determine if there is flexibility to reduce this period.

“Canada’s trade contractors and tradespeople will benefit immensely from prompt payment legislation. This legislation will fix the most significant bottleneck in federal construction and introduce new efficiencies to keep costs low and projects running smoothly,” said John Galt, chair, National Trade Contractors Coalition of Canada.

The Behaviour Behind Effective Lease Negotiation

To effectively and successfully negotiate, real estate practitioners must understand how human behavior influences the deal-making process. It’s about more than just strategy – awareness of personalities, perception, body language and vocal tone helps professionals deliver lasting and better-quality solutions.

Gaining insight about your client’s needs is only half the battle. A successful negotiator is also aware of how their own unconscious behaviour affects the relationship. By tapping into this deeper level of understanding, you are much more likely to reach a beneficial and ethical outcome.

“Negotiating is less about skill and more about preparation and knowledge of how people are reacting to you and what they really want from the interaction,” says Natalka Falcomer, faculty at the Real Estate Institute of Canada (REIC) and founder of GroundWorks, a firm specializing in commercial real estate law. “With the right preparation, you can out-negotiate anyone – even those with more experience.”

Become a Better Negotiator

You may wonder where to access this knowledge and how to leverage it during a negotiation. After all, master negotiators aren’t born. It takes time to hone your style.

REIC offers a Negotiation and Documentation in Commercial Leasing course as part of the Certified Leasing Officer (CLO) designation program. The course is designed for real estate professionals who want to develop their understanding of leasing and documentation procedures. Through case studies and workshops, the course deep dives into the negotiation process, allowing students to overcome the most common barriers when navigating lease agreements.

Group discussions in the classroom lead to eye-opening revelations when negotiation strategies are put into practice. For instance, a student who pressures a client into submission through aggressive communication will soon realize that this strategy yields unfavorable outcomes.

“Managing the client relationship is just as important as what you write on paper,” notes Falcomer. “If you offend people during negotiations and they sign a deal they are unhappy with – you have not won. They will likely break that contract due to being upset or unable to perform on the terms you bullied them into.”

Occasionally, the bully is the client, which can be a stressful relationship to navigate. There are tactics you can learn to deal with bully negotiators who aren’t responsive, such as timing pressures and going above and beyond expectations. All these topics are covered in the course.

Using Social Awareness

Course material expands upon the spectrum of relationships that exist between client and negotiator, including how to work cross-culturally and confronting gender assumptions.

“When we discuss negotiation styles in the classroom, women often remark on how they aren’t asking for the same things as their male colleagues,” says Falcomer.

It is important to consider how gender constructs can be reinforced over a woman’s lifetime, pushing them to act nicer and demand less. This is just one example of how unconscious behaviour expresses itself during negotiation.

Students are often stunned when they realize how these influences can subtly guide them during a deal. For example, the principle of reciprocity — an automatic need to give something back when something is received — is a basic tenet within the psychology of relationships. Learning to leverage these gut feelings can be a powerful tool when managing everything from leasing and renewals to vendor contracts.

Recognize Physical Cues

Body language is among the other skills highlighted in the course. Students learn approaches to personal space, voice and tone – factors that help figure out what people are really saying behind their words.

“People think they are experts in understanding how people react to situations, but we’ve proven poor at interpreting,” Falcomer cautions. “Our gut reactions are quite good.”

For a smoother experience, a negotiator can also influence others using body language techniques like mirroring – where you subtly imitate the behavior of the person you are interacting with. We tend to prefer people who move like us, look like us and wear similar attire – so mirroring these expressions can help build rapport in a relationship.

Overcome Communication Barriers

Common communication barriers are also addressed, such as confrontation and emotional negotiating, which often stems from lack of planning. It is crucial to know alternatives should you fail to reach an agreement. Ethical dilemmas present other types of barriers, like assuming a client’s problem isn’t your problem.

“This type of thinking reduces creativity and the value you can get out of a relationship,” Falcomer says. “What we teach is quite powerful: how to leverage likeability and reciprocity and appeal to higher authority. We underscore how an ethical attitude will always get you a better outcome.”

To learn more about the Certified Leasing Officer (CLO) designation or the Negotiation and Documentation in Commercial Leasing course, please visit: www.reic.ca               

                                                                                                                                                                                                                                                                                                                                                                                             

CHBA names 2018 National Awards for Housing Excellence finalists

The Canadian Home Builders’ Association (CHBA) has announced the finalists for the 2018 National Awards for Housing Excellence.

“These awards recognize the very best in Canadian new homes, home renovations, community development and marketing,” said Kevin Lee, CHBA CEO, in a press release. “Our finalists come from all across Canada and showcase the amazing housing diversity in our country.”

CHBA members from across the country submitted over 700 entries to this year’s national awards program, featuring companies of all sizes. Nearly 150 judges selected the finalists over the course of several weeks. A select panel of judges then met in Ottawa to review the finalists and choose the 40 winning entries.

“Our judges have the difficult task of narrowing down the best in Canadian new homes, renovations and communities,” added Lee. “They give each entry careful consideration, and bring their own expertise to the table when discussing candidates. Our process makes it a huge honour to win – every finalist should be extremely proud.”

The CHBA National Awards for Housing Excellence will be presented at the Association’s 75th National Conference, taking place in Victoria, B.C. on March 23.

Some of the nominees include:

Attached Homes – Mid- to High-Rise Condominium or Apartment Units – 1,000 sq. ft. and under

  • Adera Development Corporation, Vancouver, BC: Prodigy
  • Homes by Avi (Canada) Inc., Calgary, AB: Duke at Mission – Unit 105

Attached Homes – Mid- to High-Rise Condominium or Apartment Units – 1,000 sq. ft. and over

  • Homes by Avi (Canada) Inc., Calgary, AB: Duke at Mission – Unit 113 – E unit
  • Homes by Avi (Canada) Inc., Calgary, AB: Duke at Mission – Unit 226

Attached Homes – Mid- to High-Rise Condominium or Apartment (Entire Project)

  • Adera Development Corporation, Vancouver, BC: Prodigy
  • Fusion Homes, Guelph, ON: The Metalworks
  • Homes by Avi (Canada) Inc., Calgary, AB: Duke at Mission
  • Minto Communities Inc., Ottawa, ON: UpperWest
  • StreetSide Developments, Winnipeg, MB: District 139 Condominiums

Two major national awards for marketing and design excellence will also be presented to the home builders that have achieved the highest level of success in the marketing and new homes categories, respectively.

To view a full listing of all finalists, please visit the CHBA website.

GTA home sales drop 22 per cent in January

Greater Toronto Area realtors reported 4,019 home sales in January 2018, a 22 per cent decline compared to a record 5,155 sales reported in January 2017, reports the Toronto Real Estate Board (TREB).

The number of new listings in TREB’s MLS System climbed 17.4 per cent year-over-year to 8,585. However, this figure is still the second-lowest for the month of January in the past decade.

“TREB released its outlook for 2018 on January 30. The outlook pointed to a slower start to 2018, especially compared to the record-setting pace experienced a year ago,” said Tim Syrianos, TREB president, in a press release. “As we move through the year, expect the pace of home sales to pick up, as the psychological impact of the Fair Housing Plan starts to wane and home buyers find their footing relative to the new OSFI-mandated stress test for mortgage approvals through federally regulated lenders.”

The MLS Home Price Index Composite Benchmark increased by 5.2 per cent year-over-year, driven by the double-digit annual growth of the condominium apartment market segment, compared to the single-family segment, which reported relatively flat prices compared to last year. The overall average selling price dipped 4.1 per cent year-over-year to $736,783. This decline was mostly due to the detached segment of the market. In the City of Toronto, the average selling price was up for all home types except detached houses.

“It is not surprising that home prices in some market segments were flat to down in January compared to last year,” said Jason Mercer, TREB’s director of market analysis. “At this time last year, we were in the midst of a housing price spike driven by exceptionally low inventory in the marketplace. It is likely that market conditions will support a return to positive price growth for many home types in the second half of 2018. The condominium apartment segment will be the driver of this price growth.”

Syrianos also said that City Councillors should note the vast difference between the real estate markets of January 2017 and January 2018 at the City of Toronto’s Executive Committee meeting, which was held on Feb. 6 to make recommendations on Toronto’s 2018 Budget.

“The amount of revenue that the City generates from [the Municipal Land Transfer Tax] goes up and down with the real estate market,” he noted. “The last year should be a wake-up call for City Council. They should heed the City Manager’s ongoing warnings of over-reliance on this tax. The Land Transfer Tax is not a good way to fund municipal services.”

The revenue generated by the Municipal Land Transfer Tax is based on the number of real estate transactions and their values. When the Land Transfer Tax was first implemented in 2008, it made up less than two per cent of Toronto’s operating budget, but today, it accounts for seven per cent, a 250 per cent increase.

Institutional investors see residential gains

Institutional investors participating in the REALPAC/IPD Canada Property Index generally realized the best return on investment from their residential holdings last year. Recently released results for 2017 show a 10.3 per cent total return across 356 residential properties in the index, placing the sector just slightly ahead of industrial as the best commercial real estate performer.

This was the third consecutive year the index showed improved returns on residential investment, and the second year running that residential was the top-performing property sector. Capital growth of 5.8 per cent was a notable component of the 2017 total return, but that index-wide average hides much more diverse trends across major Canadian markets, ranging from a 9 per cent gain in Toronto to a 1.3 per cent drop in value in Edmonton. Residential properties’ 4.2 per cent income return was below the index-wide income return of 4.8 per cent — a consistent trend in the past three years.

Residential properties account for 9.3 per cent of the index’s capital value, which is the smallest share among property types. (More than 40 per cent of the index’s capital value is in retail properties.) Twenty eight of the 43 portfolios represented in the index hold residential properties that are collectively valued at nearly $13.9 billion.

By comparison, the seven funds in the REALPAC/IPD Canada Fund Index have greater residential exposure, equating to nearly 18 per cent of collective capital value. These listed funds delivered a 7.8 per cent gross fund total return last year, compared to the 6.7 per cent total return across the 2,455 directly held standing assets reflected in the property index.

Toronto and Vancouver were the top markets for index participants, while the low-performer provided a glint of optimism. “The pace of decline in Calgary has slowed,” Simon Fairchild, executive director with the index producer, MSCI, told the gathering on hand in Toronto earlier this month to hear the results.

Investors’ residential properties in Calgary lost 1.1 per cent of value, but their office properties suffered a more pronounced 7.6 per cent depreciation. In other cities, index participants saw capital growth on their residential properties of 8.4 per cent in Vancouver, 4.8 per cent in Ottawa and 1.4 per cent in Montreal.

Industry analysts on hand to offer on-the-spot reaction to the results were inconclusive in assessing the impact of the Ontario’s government’s extension of its rent control regime last spring. Previously, the rules applied only to rental housing built before 1991, but as of April 21, 2017, rents for all existing tenancies are subject to annual guidelines for allowable increases. Landlords can still raise rents to what the market can bear when a unit turns over — and those market dynamics are buttressing residential value.

Colin Johnston, president, research, valuation and advisory with Altus Group, outlined the two major contributors to the landlords’ market: prolonged underproduction of new supply; and escalating housing demand pressures from both renters and owner-occupiers. While acknowledging concern that the new rent controls could put the brakes on what was looking like a resurgence of purpose-built rental housing, he suggested investors behind a new wave of construction could continue to see payoffs from bringing a much sought product to a constrained market.

“The developers kind of talk out of both sides of their mouths,” he said. “They like the situation of restricted supply.”

Hamilton tops list of most intelligent communities worldwide

Hamilton has been selected by the Intelligent Community Forum (ICF) as one of the Top7 Intelligent Communities of the Year, worldwide.

The Top7 Intelligent Communities represent models of economic and social transformation in the 21st century. They are not necessarily the most advanced technology centres, the most wired cities or the fastest growing economies in the world, but each demonstrates best practices in broadband deployment and use, workforce development, innovation, digital inclusion and advocacy that offer lessons to regions, cities, towns and villages around the world. They are creating new paths to lasting prosperity for their residents, businesses and institutions.

Hamilton’s application highlighted innovative partnerships and initiatives including the Mayor’s Intelligent Community Task Force, world leading research done by McMaster University, Hamilton Health Sciences, and Mohawk College, new delivery models for education and healthcare, as well as the Hamilton Chamber of Commerce’s Digital Infrastructure Task Force work.

It also provided information about local post-secondary institutions, community programs and public-private partnerships and collaborations such as Hamilton’s new co-creation hub, CityLAB, a formal partnership between the City, McMaster University, Mohawk College and Redeemer that brings together academics, students and civic leaders to solve City challenges. Parts of the submission also leveraged the data that was brought together to support the Amazon proposal.

In June 2018, one of the Top7 will be named ICF’s Intelligent Community of the Year, based on a second round of analysis, site visits by ICF’s co-founders and the votes of an international jury.

Mixed-use developments may reduce housing affordability: study

Mixed-use developments featuring residential and commercial aspects can make a neighbourhood too pricey for many to live in, according to a University of Waterloo study of Toronto neighbourhoods.

The study, conducted with Waterloo graduate students Nick Revington and Michael Seasons, found that the increased cost, further heightened by the retraction of government funding for affordable housing in mixed-use areas, caused the neighbourhoods to become less diverse. The study also found the increased cost tended to disproportionately impact people in sales and service occupations.

“Making mixed-use neighbourhoods was done with the best intentions for our health, happiness and the environment, but as communities become more attractive places to live, demand to live there increases cost,” said Markus Moos, a professor at the University of Waterloo’s School of Planning, in a news release. “Walking to a nearby fancy coffee shop is nice, but the premium people pay for that luxury means the barista can’t afford to live near their job. While mixed-use areas were intended to make things more affordable, factors such as the shift to a knowledge-based economy reduced social diversity in the absence of policies designed to keep housing affordable.”

The study examined Toronto neighbourhoods between 1991 and 2006, a time when mixed-use developments were recommended after rethinking previous planning that resulted in decades of urban sprawl. It incorporated existing research on mixed-use developments and housing affordability, which was classified as spending no more than 30 per cent of a person’s income on housing.

“Mixed-use neighbourhoods aren’t inherently misguided. In fact, they do achieve many of their intended outcomes,” said Tara Vinodrai, a professor at the University of Waterloo’s Department of Geography and Environmental Management. “But, we’re asking who benefits from this? It’s not people in low-income groups or in low-wage jobs. What’s needed now is good policy to follow good planning. This includes inclusionary zoning, density bonuses linked to affordable housing, affordable housing trusts, and other relevant methods.”

The study was recently published in the Journal of the American Planning Association.

UK housing data standard promises efficiencies

A newly released data standard is the first step in an envisioned common platform for the United Kingdom’s housing providers to manage and integrate information. HACT, an agency providing business and technological resources to the housing sector, the standards development body, OSCRE International and 17 local housing associations collaborated to develop the standard, which is now freely available.

Version 1.0 of the UK housing data standard provides the framework for information management and facilitates integration of data related to vacancies, unit allocation and tenants’ records. HACT is now recruiting partners to help develop future modules to track repairs and maintenance, response to complaints, collection of rent and service charges, and developer handover of new buildings.

Proponents of the new standard say it supports administrative and cost efficiencies, enhances transparency and allows for benchmarking, and enables more rapid introduction of smart and IoT technologies. If widely adopted, the standard would take the place of numerous inconsistent approaches to data management.

“It lays the necessary foundations to move us from a sector characterized by bad data to one that places standards at the heart of our data processes and governance,” observes Andrew van Doorn, HACT’s chief executive.

“It is a major step forward for the UK housing sector and places them at the vanguard of an international collaboration of improving the use and integrity of data,” says Lisa Stanley, CEO of OSCRE International.

This follows the Netherlands’ pioneering social housing data standard, known as CORA, which inspired the UK developers. Meanwhile, the European Union’s General Data Protection Regulation will go into effect May 25, 2018 to harmonize data privacy laws in all member states. All organizations and businesses that process personal data in the course of offering goods and/or services to citizens of the EU will be required to comply.

Citron Hygiene and BOMA Canada publish Pandemic Guide

Citron Hygiene and BOMA Canada launched the BOMA Canada Pandemic Guide for property owners and managers.

Following the SARS outbreak in Canada, BOMA Canada led industry visionaries in publishing the first pandemic guide. The latest version of the Pandemic Guide has been released with the most up-to-date knowledge of preparedness. From the annual flu season to unexpected outbreaks, building owners and managers can take steps to both prepare for and address pandemics.

Today, more than ever, building owners and managers need to be ready. The number of people entering properties is expanding, the population is aging and the world is globalizing. Together, these factors mean that pandemics can spread more quickly than in the past.

BOMA Canada notes that nothing can replace the need to get proper, expert medical advice, however, consulting the guide will assist its members in doing the right thing for their tenants, visitors and staff.

Canadian construction unions endorse Aecon deal

An umbrella group for 15 Canadian construction unions has issued a statement in support of Chinese firm CCCI’s acquisition of Aecon Group, arguing that many opponents are claiming nationalist concern in what’s really an effort to block business competition. The deal, which pledges Aecon will retain its name, management team and Canadian headquarters, has attained most of the required regulatory approvals, but must still be okayed under the Investment Canada Act before it can close.

Canada’s Building Trades Unions (CBTU) cites the 2015 acquisition of the Australian construction company, John Holland, as an example of the potential benefits for Canadian skilled trades. “CCCI’s capital strength allowed John Holland to bid more, do more and put more Australian tradespeople to work,” the CBTU statement asserts.

It suggests other major Canadian construction companies “are worried about the pressure a much stronger Aecon can bring into the bidding process.” It also notes that off-shore or non-Canadian partners are common in the joint venture projects that almost all major construction companies undertake.

“Aecon will remain a Canadian firm albeit with shareholders from away,” the CBTU submits. ” A bigger, stronger Aecon that will continue to follow Canadian labour laws and safety standards is in the interests of the members of Canada’s Building Trades Unions. It will employ more people and give better value.”

Study finds companies unprepared for new energy economy

A new study released by Schneider Electric finds that most organizations feel prepared for a decentralized, decarbonized and digitized future, but many of those companies are not taking the appropriate action to integrate and advance their energy and sustainability programs.

This false sense of preparedness may be due to the fact that most companies continue to take a somewhat conventional approach to energy management and climate action.

According to the survey of 236 large corporations (with revenues of US$100 million or more) from around the world, 85 per cent said their company would be taking action over the next three years to keep its carbon-reducing plan competitive with industry leaders, however these projects are often related to energy, water and waste conservation. Outside of renewables, few of the organizations represented are implementing more advanced strategies and technologies to manage energy and emissions.

Other key findings of the study include:

  • Eighty-one per cent of respondents have made energy efficiency upgrades or plan to within the next two years; 75 per cent are working to reduce water consumption and waste;
  • Fifty-one per cent have completed or are planning to pursue renewable energy projects;
  • Thirty per cent or less have implemented or are actively planning to use new energy opportunities, such as microgrids and demand response;
  • Only 23 per cent have demand response strategies or plan to in the near term.

“We are in the middle of a massive disruption in the way energy is consumed and produced,” said Jean-Pascal Tricoire, Chairman and CEO of Schneider Electric, in a press release. “The near-universal focus on conservation is a positive. However, being a savvy consumer is only a part of what’s needed to survive and thrive. Companies need to prepare to be an active energy participant, putting the pieces in place to produce energy, and interact with the grid, utilities, peers and other new entrants. Those that fail to act now will be left behind.”

A primary barrier to progress may come down to internal alignment. According to the study, 61 per cent of corporations said their organization’s energy and sustainability decisions are not well coordinated across relevant teams and departments, which is especially true for consumer goods and industrial businesses. Sixty-one per cent of respondents also said a lack of collaboration is a challenge.

Data management was listed as another barrier for integrated energy and carbon management, with 45 per cent of respondents noting that organizational data is highly decentralized, handled at local or regional levels. Of the respondents who identified insufficient tools or metrics for data sharing as a challenge for working across departments, 65 per cent manage data at the local, regional or national level only.

More than 50 per cent of respondents have initiated renewable energy projects or plan to do so within the next two years, with respondents in the healthcare and consumer sectors leading the way. In addition, the c-suite and corporate functions have a high degree of involvement in these and other sustainability-focused programs, as 74 per cent of respondents stated that c-suite members review or approve sustainability initiatives, indicating that these projects are seen as a strategic priority.

Although return on investment is the obvious benchmark for energy and sustainability initiatives, companies are beginning to take a longer, more comprehensive view of investments. For example, over half of the respondents said environmental impact is factored in to the evaluation process. Organizational risk (39 per cent) is another important consideration.

The study, which was conducted by GreenBiz Research, identifies how businesses develop energy and environmental strategies, collect and share data, and coordinate across departments, which is known as Active Energy Management. Participants included professionals responsible for energy and sustainability management across 11 primary segments, including energy/utilities, finance, industrial, healthcare and technology.

For a detailed summary of the survey and results, read the research report.

Ontario introduces new standard lease

Ontario is introducing a new standard lease that will be mandatory for private residential leases signed on or after April 30, 2018, including tenancies in single and semi-detached houses, apartment buildings, rented condominiums and secondary units (such as basement apartments).

Currently there is no standardized form for rental agreements between landlords and tenants in Ontario. The new lease form is written in plain language and is templated to capture basic information, such as names and addresses, the total rent, due date, and any rules or terms about the rental unit or building. It also outlines the rights and responsibilities of both tenants and landlords, and explains what can (and cannot) be included in a lease. For example, landlords cannot ban guests or pets.

“Renters told us that their leases were often confusing and contained illegal terms,” said Peter Milczyn, Minister of Housing and Minister Responsible for the Poverty Reduction Strategy. “Landlords, especially smaller ones, say a standard template makes it easier for them to do business. The new form we developed helps balance the interests and responsibilities of both parties.”

While the form does not apply to most social and supportive housing, retirement and nursing homes, mobile home parks and land lease communities, or commercial properties, the government says it is planning to develop separate standard leases to address the unique needs of other types of residential tenancies. Beginning April 30, 2018, a standard lease guide will be available in 23 languages.

“We appreciate the Ontario government’s work to develop a standard lease,” said Geordie Dent, Executive Director of the Federation of Metro Tenants’ Associations. “The standard lease will help protect tenants by providing clarity around their rights. It is easy to understand and will eliminate much of the confusion we have seen in the past around residential tenancies.”

In an update from FRPO to its members, President and CEO, Jim Murphy, wrote: “The [Feb 7th] announcement  follows several consultation sessions and drafts in which FRPO provided feedback. We were adamant that additional items, such as parking or insurance, be able to be included in the lease. We are pleased an “additional items” section has been included as reflected in Section 15. We are also pleased to see that the issue of smoking is addressed in Section 10 with an option for landlords to request tenants not smoke.”

In addition, FRPO will be working with the province to host member webinar information sessions, and will update members when these sessions are finalized.

Travel Centre charts unmapped territory

Flight Centre is taking its guests into uncharted territory with a new destination that brings together a rare mix of event, retail and work space.

“Any of the two can be combined, but the three all together is something we haven’t come across before,” said George Foussias, design director at Quadrangle.

The freshly fit out 10,000-square-foot space, located in downtown Toronto, showcases Flight Centre’s brands, which offer consumer and corporate travel services, as well as event management.

Called the Travel Centre, it provides customers with a single portal to the company’s full range of services and supports cross-brand communication between the employees who may engage them, said Punam Pathak, senior vice president of sales and marketing at Flight Centre. The space complements, rather than replaces, Flight Centre’s head office, which will soon relocate to McCaul Street from Yonge and Dundas streets.

“We were running out of space there and we needed to tell the [Flight Centre Travel Group] story,” said Pathak.

She said its current headquarters, replete with closed-door private offices, was ill-suited to this task.

“The southwest corner of King-Spadina seemed to be calling for us to start another journey and continue our story here because of its high vehicular and foot traffic,” said Pathak, adding, “in terms of putting our brand out there, it was a great opportunity for us to do that on this corner — it is one of the coolest parts of town.”

Guests coming in from the street are greeted by a statue of Flight Centre’s kitschy captain character.

The captain and the travel company’s trademark map will be familiar for people who have visited its other storefront locations, said Pathak. The space is designed to retain signature features such as these, while elevating the retail experience, she explained.

Visitors could be forgiven for momentarily daydreaming about boarding a plane to escape winter in the city as they approach a front desk that could easily double as an airport check-in and scan a digital board that could easily broadcast arrival and departure times. On closer inspection, the digital board actually broadcasts travel deals.

Beyond the retail storefront, which also functions as a reception, the space splits into two levels.

On the upper floor, the flexible event space contains island-like mini-destinations including a library and map room, which conjure faraway places. Carefully hand-picked artifacts, including books, globes and plane propellers, create scenes befitting globe-trotters from eras past.

“The idea of the explorer’s club, and the idea of the sense of travel and adventure, played nicely in a space that you don’t have to do everything to — you just have to show it off,” said Foussias.

The space, originally home to a garment factory and previously occupied by a cooking school, was stripped down to its brick-and-bream bones. Foussias flagged one notable exception to the minimalist intervention, marked as it is by wood floors, furniture and walls and washes of white paint.

Enclosed in glass and framed in black, the modern boardroom juts out at a slight angle at the top, providing a dynamic backdrop to the retail space.

“The jewel of the crown, the big boardroom, was meant to be an object, not a part of the built environment, so that’s why it looks different than everything else,” explained Foussias. “It was also designed to curate views from the outside in and from the inside out.”

This literal transparency reflected one of the travel company’s core values, said Pathak. However, at the same time, the design needed to balance transparency with privacy and security in bringing together event, retail and work space, added Foussias.

On the lower floor, a key-card system discretely restricts access to the work space to employees, many of whom divide their time between head office and the Travel Centre.

Flight Centre joins a growing number of organizations in making the move from a closed to open floor plan in the interest of promoting collaboration. Its 56 workstations are configured around a centrally located kitchen, which pairs a communal table with whimsical stools designed to look like champagne corks. Brand-based neighbourhoods are called out with colours and organized in pods of six, which support the way the travel company’s sales teams work.

Employees are also free to roam between the lower and upper floors. On the upper floor, oversized suitcases, turned on their sides, open up to reveal desks, which can be closed and either stacked for use as seating or wheeled away to clear the floor for events. Including informal work areas such as this, the space can accommodate up to 80 people.

In optimizing its real estate, Flight Centre has made a point to provide a variety of places for employees to find privacy, said Pathak, including two self-contained capsules off the kitchen that have their own air conditioning and power. The travel company’s commitment to giving employees access to windows — “the right to light,” as Pathak put it — and provision of sit-to-stand workstations align with current thinking on promoting wellness in the workplace.

“You [Flight Centre] were learning how to rebrand internally the way this environment works for people who work here,” Foussias recalled. “We were learning how to combine the programmatic elements … so it was a journey of discovery for all of us.”

Michelle Ervin is the editor of Canadian Facility Management & Design.