Women’s College Hospital redeveloped

A crocheted wedding dress. Kids’ jeans. A pair of pajamas. These scraps of donated fabric were woven into a tapestry like the needs of women were woven into the architecture of the ambulatory care centre. The tapestry, enclosed in a glass display case on the first landing off the atrium, is emblematic of the care with which the design of the newly redeveloped Women’s College Hospital incorporated the feedback of its patients.

The look and feel of the airy, light-filled facility reflect the input of diverse groups including people with disabilities, recent immigrants and trans-gendered people. Their input was captured in a study called A Thousand Voices for Women’s Health, which formed the foundation for the redevelopment of Women’s College Hospital.

Design architect Susan Black, principal and director of Perkins Eastman Black, enlisted community members and volunteers to help create the tapestry. The art piece will be the first in a series of themed installations that will appear on the landing of each floor in the facility.

“The hospital serves people from many diverse backgrounds,” said Black. “What came out of that was a need for more cultural elements, more engagement.”

Future installations along this vertical spine will incorporate artifacts relevant to Indigenous sensibilities and to the history of refugees.

The $460-million building, which spans 600,000 square feet on Grenville Street in Toronto, was completed in two phases, the first ending in 2013 and the second ending in 2015. Undertaken as a public-private partnership, the redevelopment saw Women’s College Hospital work with Infrastructure Ontario, the Ministry of Health and Long-Term Care and a consortium contracted to design, build, finance and for 30 years maintain the new facility. The consortium comprised Bilfinger Berger, Perkins Eastman Black, IBI Group, the Walsh Group, Bondfield Construction and Black and McDonald.

Women’s College Hospital was made independent roughly a decade ago, which set in motion plans for the redevelopment, said Heather McPherson, executive VP of patient care and ambulatory care innovation at Women’s College Hospital. In addition to the original facility being dated, having been constructed in the 1920s and expanded in the 1950s and 1970s, it had been designed as an inpatient hospital. With quad bedrooms and wide corridors, the facility was ill-suited to the organization’s new mandate to serve as the province’s only standalone outpatient hospital.

The project also presented the opportunity to address some of the health gaps women face in accessing the services and programs they need, said Lili Shalev-Shawn, chief communications and marketing officer, Women’s College Hospital. One of the themes to emerge from A Thousand Voices for Women’s Health was the anxiety some people associate with entering hospitals in general. Some of the anxiety comes from visitors having to find their way to their appointment, which the redevelopment of the ambulatory care centre addressed with a hospitality-inspired lobby.

A reception desk gives visitors a place to “check-in” with volunteers who can help guide them. The surrounding undulating walls, echoed by ribbons of colour that cut through the tile floors, provide wayfinding cues, said project architect David Wood, associate at IBI Group. And the elevators are clearly visible across the open space, which is outfitted with wingback chairs and other casual seating that might traditionally be found in a hotel lobby, but for the fact that they were specified in cleanable material.

“When you come to the elevators, you have a choice of taking the stairs, which promotes wellness for people moving through the building,” said Wood, “but it also decreases the use of elevators, which is of benefit to the occupants, but also to the building operations.”

With reception visible off the elevator and waiting areas located next to windows, the clinics all follow the same floorplan, providing the flexibility to contract and expand different departments in response to demand, as McPherson pointed out.

“We monitor use of space very closely,” she said. “If areas aren’t using all their exam rooms, with the volume of patients, then we take them away.”

Contributing to this flexibility is the generic signage used to simply identify “clinics,” which also considers the privacy of patients, who McPherson observed may not want to advertise the reason for their appointment, such as substance abuse.

With roughly 1,000 people flowing through its doors every day, the building is organized based on foot traffic, said Wood. The busier the department, the closer it is to the ground floor, which placed the clinics on the lower floors and the surgical suites on the upper floors.

Departments are further organized to group together services that patients are likely to require in one place, added McPherson. For example, a woman can receive the results of a mammogram within 20 minutes because GP oncologists, radiologists and surgeons work in the same area.

This co-location of complementary services responds to the desire for a “one-stop shop” expressed in A Thousand Voices for Women’s Health. Part of the desire for a one-stop shop relates to the importance of communication between clinicians. Another part of the desire for a one-stop shop relates to the need to be sensitive to women’s time. Mothers, for example, commented that lack of child care may prevent them from attending medical appointments, which led to the inclusion of kids’ areas alongside clinics.

The clinics and surgical suites are housed in an L-shaped tower, which wraps a lower form, a pavilion containing the atrium with a fuchsia “gift box” cantilevered from the south-west corner, as Black described it.

“It’s a beacon from the outside,” she said. “It says you’re here before you see the words.”

The coloured, translucent glass temporarily casts a green haze over the interior the Pink Cube, as the meeting space is known, but the effect quickly dissipates as occupants’ eyes adjust. The Pink Cube is co-located with a 175-seat auditorium in the conference centre, which is rented out for various events and thereby helps to generate revenue, said Shalev-Shawn. The conference centre is often used to host educational events, which is appropriate as the academic hospital places 1,000 students every year, giving them an opportunity to gain experience in an integrated ambulatory setting.

Incidentally, when the University of Toronto campus, located close to Women’s College Hospital, went into lock down last year due to reports of a person seen carrying a gun, so did the ambulatory care centre. With its access card-controlled doors and the way it manages the flow of foot traffic, Women’s College Hospital was able to establish its command centre within five minutes, a feat McPherson said would not have been possible in its former facility.

Security is particularly important at the ambulatory care centre as it intakes patients who have been victims of sexual assault, she said. Women’s College Hospital works with its outsourced service provider to maintain a noticeable but unimposing presence of security personnel.

Much like the relationship between the consortium and Women’s College Hospital is long term, so is the work of improving women’s healthcare. The ambulatory care centre recently completed a follow-up study, which revisits the themes identified in its original study, spotlights voices from marginalized communities and spells out what it’s doing to respond.

As Shalev-Shawn put it: “Beyond just having the right building and facility, what else do we need to do in how the building is managed, how the staff work, and the services we provide, and the programs we have, to help women close the gaps they are still experiencing in healthcare?”

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

Photography by Ben Rahn/A-Frame Inc.

B.C. government will move forward with Site C

The controversial Site C hydroelectric dam in B..C., now pegged at $10.7 billion, will be allowed to complete. The B.C. government said in its announcement that cancelling the project would add billions to the province’s debt and result in rate hikes or reduced funds for schools, hospitals and important infrastructure.

“Megaproject mismanagement by the old government has left B.C. in a terrible situation,” said Premier John Horgan. “But we cannot punish British Columbians for those mistakes, and we can’t change the past. We can only make the best decision for the future.”

The Site C project is currently two years into construction and $2.1 billion has already been spent. Site C’s budget was originally $8.3 billion.

Had the NDP government decided to cancel Site C, it would have taken on the project’s $3.9 billion in debt, made up of $2.1 billion already spent and another $1.8 billion in remediation costs. As public debt, it would become the responsibility of BC Hydro customers or taxpayers.

“We will not ask British Columbians to take on $4 billion in debt with nothing in return for the people of this province and, even worse, with massive cuts to the services they count on,” said Horgan.

Horgan also announced a new Project Assurance Board for oversight that “will provide enhanced oversight to future contract procurement and management, project deliverables, environmental integrity, and quality assurance – all within the mandate of delivering the project on time and budget.”

The government will also be pursuing an alternative energy strategy to put B.C. more firmly on the path to green, renewable power that helps the province exceed its climate goals.

The Independent Contractors and Businesses Association (ICBA) welcomed the news that work on the Site C clean energy project will continue.

“With so much at stake for our province, better late than never for John Horgan and the NDP government to support Site C,” said Chris Gardner, ICBA president.

“This entire process and all of the uncertainty it caused was completely unnecessary. In the past four months, we have seen a rushed review and needless NDP-Green politicking create uncertainty and confusion that put this clean energy project, and the thousands of jobs it supports, at risk for no reason.”

Five tips for evaluating de-icing products

The 2018 Canadian Farmers’ Almanac is forecasting a return to a colder, more normal winter from Quebec east to the Maritimes, with many locations experiencing snowier than normal conditions. Ontario is expected to see periods of mild temperatures and tranquil conditions mixed with occasional spells of tempestuous and very cold weather. British Columbia can expect below normal precipitation, though it won’t be immune from storms that sweep off the Pacific Ocean and cold weather that pushes south from the Yukon, while the Prairie provinces are anticipated to see above normal temperatures and moderate amounts of snow.

For decades, the almanac has become a closely watched predictor of winter weather; however, many meteorologists question its long-term forecasts. After all, it’s difficult enough to predict the weather five days in advance, let alone several months. Regardless of whether this year’s predictions come true or not, one thing is certain: Now is the time to prep for snow and ice removal because come winter it’ll be too late.

There are various products on the market for managing the season’s worst, which can make choosing a de-icing material a difficult task. To assist with the decision-making process, here are five key performance criteria that should be considered when evaluating this type of product.

Criterion One: Potential for tracking residue on floors

Ninety per cent of granular ice melt tracked into a facility is the result of pedestrian traffic within the first 15 feet of the building entrance.

Sodium chloride granular de-icers leave a white residue that can dull the finish of floors and fade the colour of carpet, while calcium and magnesium chloride-based products coat floors with an oily, slippery residue that damages wax and urethane finishes, posing a safety risk to employees and visitors.

The neutral pH formulations of formic technology de-icers eliminate tracking, reducing near term labour costs associated with manual cleaning, estimated at $50 per entrance per day, according to the International Sanitary Supply Association’s (ISSA) Clean Management Institute. In the long-term, this reduces the need for full strip and recoats, which is a significantly higher expense.

Criterion Two: Eco-friendliness and non-corrosivity

Calcium, sodium and magnesium granular chloride products are all hydroscopic, meaning they draw moisture from the atmosphere. Such materials are harmful to pets if swallowed, and certain chloride-based products like calcium chloride can seriously burn the paws of animals. In addition, chlorides will dehydrate turf and ornamentals and cause desiccation. If leached into waterways, they reduce the available oxygen levels, leading to the death of fish and aquatic plants. Chlorides are also corrosive to metals and, to varying degrees, concrete, and will reduce the functional life of structures like railings and doors.

Formic technology de-icers are 100 per cent chloride-free and readily biodegradable. They are safer for pets, plants, metals and concrete.

Criterion Three: Speed of melt

While chloride-based granular deicers take a minimum of three to five minutes to achieve an acceptable melt – and as much as 10 minutes – liquid de-icers based on formic technology quickly and reliably remove thin layers of ice and prevent new snow and ice from accumulating. In fact, some formic technology de-icers have a speed of melt of 30 to 50 seconds by reducing the freezing point to approximately -53 C.

Criterion Four: Ease of application

Ease and speed of application combined with reduced transport and loading costs make using liquid de-icers extremely attractive from a labour perspective. Utilizing granular products can be very labour intensive, slowing the application process and negatively impacting safety in high traffic pedestrian areas. In many areas, such as stairwells, applicators have to carry heavy bags and spread material by hand. In larger areas and walkways, push spreaders may be utilized; however, liquid applications are far more efficient. Liquid tanks fill very quickly and today’s liquid applicator technologies (sprayers) are accessible and easy-to-use, providing for very precise application rates.

Criterion Five: Cost-efficiency

The low quantity of liquid required to produce an adequate melt combined with the ease and speed of application typically makes liquid de-icers more cost-effective than granular products. Most users will achieve a lower application cost per 1,000 square feet with liquid over granular de-icers. And because liquids achieve a melt three times more quickly than granular products, they create a longer-lasting, safer walking surface.

Nate Clemmer is CEO of Secure Winter Products, makers of Entry de-icing and anti-icing fluid.

Combustible materials in building envelopes

The AIBC Building Envelope Committee has published a regulatory review article to highlight some of the duties and responsibilities of architects in the design of cladding systems, both for new buildings and for the rehabilitation of existing buildings, following the tragic Grenfell Tower fire.

According to the committee, defining moments like the Grenfell Tower fire challenge the profession to reflect on their responsibilities and the regulatory framework that supports the built environment.

Background

On June 14, 2017, a fire occurred at the 24 storey, 67 metre high, Grenfell Tower apartment building in London, England. More than 70 people were killed in the building fire, or succumbed to their injuries afterwards. The building was a 1960’s built concrete frame structure with concrete spandrel panels. It had recently been re-clad and re-glazed.

According to reports, the fire broke out inside a suite on the fourth floor. The fire broke through the window opening and proceeded up the side of the building in a very short period of time. In less than 15 minutes the entire structure was engaged in fire, both on the exterior and the interior.

The Grenfell Tower did not have automatic fire sprinklers. There was only one exit stair for the building, and the doors to access the exit stair were not functioning properly. Fire separations within the building may not have functioned, or were not in place.

The media has repeatedly pointed to the use of combustible aluminum cladding as the cause of the fire spread.

Based on unofficial media reports, we believe that the wall assembly was as follows:

Cladding: Reynobond composite aluminum panel cladding with polyethylene core.*
Substructure: Steel girts and steel sub girts resulting in a 50 mm air gap.
Insulation: 150 mm Celotex RS5000 polyisocyanurate insulation or Kingspan Kooltherm K15 polyisocyanurate insulation.*
Moisture Barrier: Unknown at this time, possibly self-adhered SBS on polyethylene carrier.*
Back-up Wall: 200 mm concrete spandrel and concrete columns.
Interior Finish: Assumed to be gypsum drywall on steel stud or hat track.
Glazing: New aluminum frame windows were installed. The placement of the original glazing system was in line with the exterior concrete structure. The new glazing system was located outboard of the primary structure in line with the new 150 mm layer of insulation. We assume the windows were fixed to secondary structure tied back to the primary structure.

*this material is combustible

Responsibilities

The building code Part 3 requirements, which address fire spread in buildings, are a key component of the code’s provisions for life safety. Architects need to be aware of their responsibility to design exterior envelopes that meet the code’s requirements for the control of fire in and through the cladding system. They also need to be aware that the use of foam plastic insulation both inside the building and within the building envelope is restricted by the code.

Where the insulation, cladding and cladding support includes combustible materials such as foam plastic insulation, special care must be taken to confirm that they meet the requirements of the code. Use of combustible insulation usually requires full systems fire testing to CAN/ULC S134 Fire Test of Exterior Wall Assemblies.

Building Codes

The building codes applicable in the province, the BC Building Code (BCBC), Vancouver’s Building Bylaw (VBBL), and the National Building Code of Canada (NBCC), include measures such as at least two exit systems, as well as automatic fire sprinklers, to prevent the type of outcome experienced at Grenfell Tower for new buildings.

It is important to note however that many older buildings do not have sprinklers. In these instances, recladding and other renovations to these buildings require attention to provisions for the use of combustible materials in non-combustible assemblies.

Architects are responsible for the application of Part 3 of the BCBC, VBBL, and NBCC, and should review Subsections 3.1.5 and 3.1.11. Particularly relevant are 3.1.5.1., 3.1.5.5. and 3.1.5.12., which deal with the use of combustible materials in cladding system for a building required to be of non-combustible construction.

Subsection 3.1.11., Fire Blocks in Concealed Spaces, is also important to consider. Based on National Research Council (NRC) research, limiting cavities in walls to 25 mm ‎stops the ‘chimney’ effect and limits fire spread risk.

Any assembly containing combustible products which is planned to be used in buildings requiring non-combustible construction require further detailed investigation and possibly testing to meet CAN ULC S-134.

The Role of the Architect in Design and Post Design Phases

In British Columbia, in addition to the architect’s responsibility for the design of the building enclosure, including the cladding system, the BCBC and VBBL require field review during construction of Part 3 buildings to verify that the work is constructed substantially as designed. AIBC Bulletin 90: Minimum Scope of Architectural Services includes field review in the minimum scope of architectural services for buildings of any size.

During construction, owners are often presented with “value engineering” decisions. This is especially prevalent in residential construction and design build projects where costs savings during construction are expected. Changes in envelope materials and assemblies must be rigorously evaluated by the architect (as they would be in the design phase) to confirm that they do not compromise code the requirements.

The architect, owner and constructor need to work together to manage changes in the design during construction to avoid non-conforming substitutions of materials and their arrangements on site. The architect’s review of the shop drawings and materials submittals must include verification that the code requirements called for in the design are included in the fabricator’s proposed materials and assemblies.

Once on site, the architect’s review must include verification that the code requirements called for in the design are included in the constructor’s materials and assemblies. This is especially important where combustible materials are being used in non-combustible construction.

For the full article, go to AIBC

Saskatchewan amends rental legislation

Saskatchewan has introduced amendments to rental legislation to address recent concerns about cannabis, misuse of the eviction process, and the disposal of abandoned goods.

“Through this legislation, government is ensuring that the balance between landlords’ and tenants’ rights is maintained,” said Justice Minister and Attorney General Don Morgan. “These amendments address concerns we’ve heard from landlords about issues such as the upcoming legalization of cannabis and abuses of the eviction process.”

The Residential Tenancies Amendment Act, 2017 takes into account the upcoming legalization of cannabis and gives landlords the right to impose rules prohibiting the possession, use, and sale of cannabis in the rental unit. This extends to the growing and possession of cannabis plants.

The legislation also repeals provisions in The Residential Tenancies Act, 2006 that require a tenant to deposit half a month’s rent with the Court of Queen’s Bench when appealing an eviction hearing decision made by the Office of Residential Tenancies. This provision will be replaced with a requirement that the renter continue to pay rent to the landlord until the conclusion of an appeal.

This is in response to ongoing concerns about the exploitation of the appeal process by tenants. While these cases are rare, the hardship they cause affected landlords is significant. Additionally, landlords will now be able to dispose of abandoned goods if the value of the goods does not exceed $1,500.

Previously, landlords needed to obtain an order from the Office of Residential Tenancies to dispose of any abandoned goods. Government expects the Act to come into force in spring 2018.

The Office of Residential Tenancies received 8,446 applications in 2016-17, of which 6,876 were made by landlords and 1,460 were made by tenants. These applications involve disputes over security deposits, overdue or unpaid rent, damages to property, and abandoned personal property.

Renting in a fast-paced, digital world

The real estate industry has undergone significant changes in recent years. Not only have several new laws been introduced, but thanks to digital technology, the fundamental way in which real estate deals are done has also shifted dramatically.

The population of the GTA is just under 6.5 million, and with nearly 100,000 people moving in annually, the real estate market is much more competitive, with naturally, more at stake. One can argue that this competitive nature of the industry has created the perfect breeding ground for new technology.

The real estate industry wasn’t always as technologically evolved as it is today. Theoretically, prospective buyers or renters can now find their next home without ever physically visiting it. They can simply tour it on a website and get all the information they need from the digital listing. Then, when they’re ready to make a commitment, the agent or potential landlord can send over the digital documents electronically to be signed using a mobile device. Simply put, the real estate industry uses some of the most cutting-edge digital technology available today, and the following examples showcase just how much as an industry we’ve changed.

Apps & websites

The real estate industry has always been at the forefront of the internet revolution, offering cohesive, digital listings that were once exclusive to realtors. Today vacant units and properties are listed on public websites and apps with sophisticated search functions. While digital listings offer high-quality images, virtual reality tours give plenty of information about the property, all presented in a tidy digital format that is easy to view and track. There are numerous apps for renters and buyers to find their next home, and some include GPS technology that enables them to scout neighbourhoods of interest.

Digital listings

In today’s competitive market, digital listings are much more important than ever. But instead of offering one decent shot, property owners need several quality images to attract clients. Where once upon a time, ‘curb appeal’ was the selling force, now digital listings are key to attracting buyers and tenants. In today’s fast-paced world of digital real estate, properties can be snatched up on the same day they’re listed, while owners deal with multiple offers. This is especially true for rental properties in a city with a vacancy rate below 1.5%.

Going paperless

The real estate industry used to consume endless quantities of paper. From printed listings to legal documents, many of the old processes have been updated to reflect the modern paperless office. One of the biggest changes in the purchasing process is the use of DocuSign technology, which allows all parties to legally sign important documents with mobile devices. The time-saving implications of this are huge, as the ability to get documents signed quickly can make all the difference when the market is tight.

Photography

The combination of hi-technology being readily available in everyday devices combined with the ever-increasing integration of social media into society, has led to the photography revolution. Digital listings require professional quality photos to really stand out. Quality photos are also important in ensuring that property images translate well across multiple devices. 3D Virtual reality tours are becoming increasingly realistic, and perhaps it won’t be long until they replace traditional showings altogether. For now, they can be extremely helpful for those looking for a place to rent in a foreign city.

Cryptocurrency

Last but not least, no technology article would be complete without a cryptocurrency reference—and yes, the real estate industry is already embracing it. Believe it or not, today it is possible to buy a property with Bitcoin. Of course, before doing so, buyers would be wise to consult a real estate lawyer. Still, whether you believe in the future of cryptocurrency or not, it’s likely that these types of deals will become more common. For instance, currently there’s a real estate development in Dubai priced exclusively in Bitcoin. Though in Canada, it’s a safe bet that no one is paying their monthly rent this way that may change in the not-so-distant future.

As the Canadian real estate industry continues to become more and more competitive, it’s natural that renters and buyers would seek out innovative ways to gain a competitive edge. Technology enables renters to find listings faster than before while completing deals from wherever they may be. It’s true that the early bird gets the worm, and perhaps the most technological advanced renters and buyers get the property.

RentSeeker.ca is an Award Winning leading Canadian Real Estate Search and Real Estate Marketing website. For more information, visit www.RentSeeker.ca and follow @RentSeeker on Twitter and Facebook.

New e-course targets musculoskeletal disorders

To help workers, managers and supervisors better understand the impact that common physical and psychosocial demands in the workplace can have on musculoskeletal disorders, the Canadian Centre for Occupational Health and Safety (CCOHS) has launched an e-course.

Participants in Managing Pain from Physical and Psychosocial Workplace Demands can expect to learn how and why individuals experience pain, as well as the link between workplace physical and psychosocial demands. The e-course also includes lifestyle practices and strategies to reduce pain and resources that may help improve the physical and mental health of workers.

The e-course can be accessed from the CCOHS website: www.ccohs.ca/products/courses/managing_pain/.

The e-course was developed in collaboration with High Point Wellness Centre. High Point Wellness has over 80 years of experience in the Canadian and American marketplaces providing health care solutions for a variety of public and private industries, insurance sectors, workers’ compensation and consulting organizations.

Rogers Place scores first LEED Silver NHL facility

Rogers Place arena in Edmonton has received LEED Silver certification. It is the first NHL facility in Canada built to the LEED Silver certification requirements, demonstrating efficient systems for lighting, heating, cooling and ventilation in building design. The commitment to reduce the building’s environmental impact continues into operations of the facility.

Designed by HOK Architects in association with ATB and Dialog, the 1.1 million square foot arena opened in September 2016. The arena has a capacity of 18,347 for hockey and 20,147 for concerts.

The design team, PCL Construction and other project partners ensured that more than 87 per cent of construction debris was recycled or reused and 20 per cent of all construction materials were derived from recycled content.

“The City of Edmonton aims to be a national leader in setting and achieving the highest standards of environmental preservation and sustainability,” said Councillor Bev Esslinger. “This certification not only helps us reach this goal but positively impacts the health, quality of life and resiliency of our citizens and city.”

The City of Edmonton has a sustainable building policy that mandates the construction of all new buildings to strive for LEED Silver certification as a minimum requirement. Planning, design and construction of the arena and adjacent facilities followed LEED requirements throughout the process and achieved certification through the LEED goals of development density, community connectivity and alternative transportation.

“Designing and building a facility of this magnitude to meet rigorous green building standards is an ambitious undertaking, but one with the potential to have a positive impact on visitors, where they can see sustainability in action. This certification sets a strong example for other large venues in Canada that every building can achieve superior environmental performance,” said Thomas Mueller, president and CEO of the Canada Green Building Council.

Pantone names purple colour of the year 2018

A vibrant, deep purple described as dramatically provocative and thoughtful has been named Pantone’s colour of the year 2018.

Purple, a combination of opposing red and blue, is a shade that symbolizes power, luxury, and ambition. According to Pantone, the purple shade named Ultra Violet communicates originality, ingenuity, and visionary thinking that points toward the future.

“Purple, both regal and exuberant, is a complex colour that has historical significance. It plays well with the grey trend we have seen, but also reinvents itself with vibrant energy when paired with yellow, green and teal,” said Sue Wadden, director of colour marketing, Sherwin-Williams.

Complex and contemplative, Ultra Violet suggests the mysteries of the cosmos, the intrigue of what lies ahead, and the discoveries beyond. Nuanced and full of emotion, the depth of Ultra Violet symbolizes experimentation and non-conformity, spurring individuals to imagine their unique mark on the world, and push boundaries through creative outlets.

“Deep purples break the barrier of primarily feminine appeal, and broaden its usability into a darker, sophisticated jewel-tone realm. Pantone’s Ultra Violet, the colour of the year, encompasses these traits as well as an energetic electricity to add more personality to the home,” said Stephanie Pierce, director of design & trends at MasterBrand Cabinets.

Pantone announces a new colour of the year every December. The Pantone Colour Institute has been choosing a colour of the year since 1999. Last year, a zesty shade of green called Greenery was chosen, and in 2016, Pantone picked two soft colours – a baby blue and dusty pink.

Allied selling five-property portfolio in Winnipeg

Allied Properties REIT has entered into an agreement to sell its portfolio of five properties in Winnipeg, expected to close on December 18.

Along with the sale of the Metals Building in Edmonton this past October, total proceeds of both sales are worth $30 million.

The Winnipeg portfolio amounts to 343,083 square feet of fross leasable area and was 79.2 per cent leased as of September 30. It represented about 0.4 per cent of Allied’s net rental income.

The Metals Building is 22,503 square feet of GLA and was 30.9 per cent leased on September 30. Allied said the building didn’t contribute to its net rental income.

“We remain committed to selling our small number of non-core assets, and these sales represent progress in that regard,” said Michael Emory, president and CEO. “In addition to enabling us to redeploy capital profitably, exiting the Winnipeg market and disposing of the Metals Building will streamline our operations in Western Canada. We don’t intend to exit the Edmonton market, however, as our Boardwalk & Revillon Building is a premiere Class I property with significant value-add potential in Downtown Edmonton’s burgeoning ICE District.”

CBRE represented Allied in connection with the sale of the Metals Building, and Colliers International represented Allied in connection with the sale of the Winnipeg portfolio.

Startup transforms restaurants into daytime offices

The founder of Hailo, the global Uber-style taxi hailing app in Canada, has started up a new app called Flexday, which turns restaurants only open at night into workspaces during the day.

Following the trend of open-concept offices, the app creates a space for employees to colloaborate, but also provides a place for “distraction-free thinking,” and equips each site with fast WiFi, premium coffee and tea and a charging station at every table.

“We believe that where you work impacts how you work,” said Justin Raymond, founder and CEO of Flexday, who launched the app in Toronto. “In most offices, it’s really difficult for individuals or teams to solve a complex problem, put together a great presentation, or do anything else that requires focus. Cramped, uninspiring coffee shops with dodgy WiFi and tiny tables aren’t any better. We’re creating spaces for people to escape the distractions and unlock their best work.”

The company partners with restaurants that are only open for dinner, turning the otherwise vacant spaces into daytime work sites. Current Toronto partners include Marben on Wellington St. West and SpiritHouse on Adelaide St. West, with additional sites set to come on board in the coming weeks.

McGill University plans to be carbon neutral by 2040

McGill University is committing to achieve carbon neutrality by 2040, under its new Climate & Sustainability Action Plan (2017-2020).

The Action Plan lays out a number of specific initiatives to reduce McGill’s carbon footprint over the next three years. It also sets a long-term target of attaining by 2030 a Platinum sustainability rating – the highest possible rating under the Association for the Advancement of Sustainability in Higher Education’s STARS program.

“We knew that if we were going to address climate change on campus, we needed to think beyond 2020. That is why we set these long-term targets,” says McGill’s Sustainability Director, François Miller. “McGill’s extensive collection of heritage buildings, as well as our research-intensive profile, make these targets a unique challenge, but this new plan sets out a roadmap for the long journey ahead.”

An institution achieves carbon neutrality when the amount of greenhouse gases released is equivalent to the amount sequestered or offset. McGill’s own plan for carbon neutrality includes converting campus energy systems to zero-carbon sources, commuting policies and developing a waste reduction and diversion strategy to name a few.

McGill says it will eliminate its greenhouse gas emissions through significant carbon reduction and, to a lesser extent, carbon sequestration and carbon offsets. This amounts to the equivalent of taking 11,576 cars off the road.

The Action Plan outlines 22 short-term actions across five areas (Research, Education, Connectivity, Operations, and Governance & Administration).

Photo courtesy of McGill University

Benefits and limits of UV-C Disinfection systems

Infectious microorganisms can survive on surfaces for weeks, months and even years if not removed. In the healthcare industry, for example, studies show that on average 50 per cent of surfaces remain contaminated, even as environmental services staff complete standard traditional cleaning.

New automated disinfection technologies are being implemented across the globe in an attempt to reduce or eliminate the environment as a potential path for these microorganisms to reach healthcare patients.

Among the most widely adopted include automated UV (ultraviolet) disinfection systems, which use UV-C energy to inactivate microorganisms at the genetic level by disrupting cellular DNA. These technologies should not replace traditional manual cleaning, but serve as a complementary tool. When used in addition to standard manual cleaning they have demonstrated a greater than a 99 per cent reduction in contamination of high touch surfaces.

Unfortunately, despite staggering statistics, the Canadian healthcare system has been slow to adopt these new technologies that have proven to reduce both environmental contamination and hospital acquired infection rates.

Hospital acquired infections are the third leading cause of death in Canada behind cardiovascular illness and cancer. According to a 2013 report by Canada’s chief public health officer, more than 200,000 Canadian patients will contract a healthcare acquired infection and more than 8,000 of them will die as a result each year.

At last count, mortality due to Clostridium difficile (C-diff) infection more than tripled between 1997 and 2013, while the methicillin-resistant Staphylococcus aureus (MRSA) infection rate increased 1000 per cent from 1995 to 2009. The exact transmission route for these types of infections varies; however, a lack of proper hand hygiene and environmental contamination have both been determined to be potential sources.

Although automated UV-C disinfection has largely been targeted toward healthcare facilities, it would certainly provide similar benefits in other types of facilities where infections can be passed between occupants.

Should a facility decide to explore or implement an automated UV-C disinfection system, there are several considerations that must be taken in account. Here are four:

Consider light and shadows

UV-C disinfection uses light energy to kill microorganisms and because light is being used, shadowing becomes an important consideration. Data indicates that objects and surfaces out of direct line of sight of an UV-C emitter are less effectively disinfected. Different UV-C disinfection devices overcome this limitation in several ways. The first requires operators of the system to move the device to several locations and run multiple disinfection cycles to complete the process in each space. This methodology is simply not efficient from a labour standpoint. Other manufacturers claim that positioning a single unit in one position will reflect the UV-C energy around the room and therefore shadows are not important. This methodology is hindered by the fact that typical healthcare surfaces only reflect about 5-10 per cent of the UV-C energy, which again, makes this inefficient and results in increased disinfection cycle times. The third method to overcome shadows is to position multiple emitters in the space and allow those emitters to cover the space in a single disinfection cycle.

Consider distance

The second critical consideration is the distance of surfaces from an emitter or the overall size of the space being disinfected. As UV-C energy gets farther from an emitter, the energy drops off significantly and is therefore less effective at killing microorganisms. Again, single emitter systems are constrained by this fact and must be moved to multiple positions in the space to overcome this limitation as well. The use of multiple emitters places more surfaces in close proximity to those devices and surfaces, thereby increasing the disinfection efficiency and reducing the disinfection time required.

Consider energy amounts

A third factor to consider is whether the system delivers a calculated or measured UV-C dose or simply asks the operator to estimate the time required and set a timer. For UV-C disinfection to be effective, it must deliver enough energy to the surfaces in the room to kill the microorganism. Some microorganisms like C-diff spores are more difficult to kill and require much more energy than vegetative bacteria like MRSA. Similar to the concentration of a bleach solution, if the solution is mixed too weakly, it won’t be effective in the given contact time. Calculating or measuring the delivered dose will account for both room size and objects in the space and adjust the disinfection time accordingly.

Consider additional features

In addition to confirming whole room effective disinfection, these systems should provide additional features to make monitoring and use of the system easy. Features can include online real-time tracking and reporting systems, remote operation from outside the disinfection space, and even the ability to disinfect defined areas within different spaces to provide additional flexibility.

The World Health Organization ranked Canada as the worst developed country for hospital acquired infections in 2009, with a rate of 10.5 per cent or a 1 in 10 chance of acquiring an infection during a stay in a healthcare facility. Automated UV-C disinfection has proven to be an effective and integral component of infection prevention efforts around the world. If considering the addition of an automated disinfection system to a cleaning and infection prevention protocol, be sure to explore the different options and confirm that the system will provide effective and efficient operation for the desired goals.

Dr. Adam Buchaklian is the Director of Research and Information at Surfacide LLC, a next generation whole room automated UV-C disinfection system developer and manufacturer. Since joining Surfacide he has focused on expanding the knowledge base surrounding automated disinfection through publications and developing new tests to challenge the effectiveness of these devices. He also works with healthcare facilities to identify challenges and document the efficacy of the Surfacide UV-C disinfection system. Dr. Buchaklian can be reached at 1-844-390-3538 or [email protected]. (www.surfacide.com)

Ontario’s auditor general flags maintenance oversights

Almost $19 million was spent on operating and maintaining 812 vacant buildings in Ontario from 2016 to 2017.

Auditor general Bonnie Lysyk said in her annual report that while Infrastructure Ontario does not consistently track how long buildings are vacant, at least 600 buildings have been so for almost eight years.

The condition of government properties has also deteriorated from excellent to almost poor, with deferred maintenance more than doubling over the last six years from $420 million to $862 million.

The report also scrutinized Alternative Financing and Procurement (AFP) arrangements, and found that AFP agreements have not been structured to cover all maintenance work that hospitals require.

Under the AFP model, construction of a project is financed and carried out by the private sector, and, in some cases, the private-sector company is also responsible for maintaining the asset over a 30-year contract. A number of hospitals are maintained through AFP agreements, and, while Infrastructure Ontario is not directly involved in managing hospitals’ AFP agreements, it offers guidance to the hospitals when requested.

Lysyk wrote that hospitals are involved in long-term, ongoing disputes with private-sector companies over interpretations of the maintenance portion of their AFP agreements and aren’t getting all the benefits they expected under these agreements.

Hospitals are also paying higher-than-reasonable rates to the private-sector company for carrying out maintenance work considered outside of the AFP agreement.

New AFP contracts are also awarded without consideration of poor past performance.

Infrastructure Ontario doesn’t have a formalized performance evaluation program of private-sector companies during the maintenance phase of the AFP contract.

Despite one company being in dispute with a hospital since 2013 over what work is included in the AFP agreement, it was awarded contracts—in 2016 for $1.3 billion and in 2017 for $685 million—to design, build, finance and maintain two more hospitals.

The real estate services file of the report concluded that the agreement between Infrastructure Ontario and the Ministry of Infrastructure needs better performance standards to incentivize Infrastructure Ontario to manage and maintain government properties more cost-effectively.

Existing government properties could also be used more efficiently, with people occupying less space per person, and there should be better supervision of companies providing most capital repair and property management services to make sure these costs are reasonable and projects are completed on time.

Minister of Infrastructure Bob Chiarelli said “there’s always room for improvement.”

“Ontario holds one of the largest and most diverse real estate portfolios in the entire country,” he said. “We know that there are challenges associated with managing a pool of assets this large, especially with many of the properties dating back 40-50 years, and nearing the end of their useful lives.”

Vertical density channels Mississauga growth

Hazel McCallion’s endorsement of smart growth was characterized as something of an epiphany at the turn of the 21st century when the then Ontario Minister of Municipal Affairs appointed her to chair a panel on the future direction of regions across central Ontario. Today, this perceived turnabout may trigger corresponding eureka moments about her city. Mississauga is not your parents’ suburb.

As Harold Madi, senior principal and lead of Stantec’s urban places division, submitted to PM Expo attendees in Toronto last week, nearly five decades of lower-density development will take some time to fill in to more compact neighbourhoods and pedestrian-oriented commercial streets, but the vitality of the city’s condominium market demonstrates that single-family residential is no longer the default built form. Just five per cent or 100 of the dwellings granted development approval in 2016 were single or semi-detached homes, compared to nearly 1,200 apartments and mixed-use units.

“Is vertical density resulting in urbanity? It’s a work in progress,” he mused.

Madi and co-presenters, Lesley Pavan and Sharon Mittmann from the City of Mississauga’s planning and development department, provided a historical overview and a look at some pending projects in an urban setting that is still very young compared to many similarly sized cities.

“Downtown Mississauga was really just a cornfield in the early ’70s,” observed Pavan, the director of development and design for the city, which was incorporated from component municipalities in 1974 and now tallies more than 720,000 residents.

The seminar title, Mississauga in Transition: Far from Built, reiterates a vision for continued growth even though its green fields are almost entirely built out. Madi — who first arrived in Mississauga as a three-year-old immigrant to Canada and recently joined the city’s urban design advisory panel — traced a rural/suburban-to-urban trajectory that has occurred in sync with his own passage from childhood to middle age.

Setting the bar

He tagged FRAM Building Group’s infill project in Port Credit Village and the international design competition and resulting “Marilyn Monroe towers” for Fernbrook Homes/Cityzen Development Group’s condominium development at Burnhamthorpe Road and Hurontario Street as key projects that have helped overcome resistance to change through design excellence, appropriate fit with surroundings and positive impact on property values.

“Early projects have got to be of a certain quality that is going to set the bar,” Madi advised. “We have to get the scale right — do something well and let it infect others.”

Similarly, he sees the now 30-year-old City Hall as a bold, postmodernist choice. “If there was an architectural attempt to create a landmark, they succeeded tremendously at that,” he said.

Earlier still, the aptly named Square One was the first piece of the puzzle built within 4,000 acres of land that developer Bruce McLaughlin had assembled in an effort to “build a city from scratch”. Arguably, only the typeface in the circa 1970s promotional literature Pavan and Mittmann shared in their presentation would be dated in a 2017 discussion of urban planning objectives.

“When you don’t structure your city’s growth, it sprawls. The most expensive, soul-destroying problems of today’s cities can be traced to urban sprawl. If the community is designed for tomorrow and all the tomorrows to follow, the problems and the waste can be avoided,” McLaughlin’s message states. “Mississauga City will be flexible. It will be expansible. It will have diversity and choice.”

Pavan outlined the ensuing combination of municipal and provincially imposed policies that underpin today’s development platform, as well as the role of market forces. Notably, the absence of height restrictions in the downtown might be seen as something of an oversight dating to the time when proposals for 40- or 50-storey towers simply weren’t expected, while, now, it would be politically onerous to try to retroactively impose limitations.

Madi suggested the city faced “a moment of truth” as it neared the end of its supply of green field land for new development and then quickly found a solution. “It immediately embraced growing up,” he maintained.

Pending and missing pieces

Two major downtown residential projects, approved and pending or in progress, include: Amacon Parkside Village, slated to deliver more than 5,300 units in 17 towers ranging from 17 to 55 storeys; and Rogers-M City’s plan for approximately 5,000 units in 10 towers, ranging from 21 to 60 storeys. Two smaller scale projects set for the area known as the Lower Exchange District, south of Burnhamthorpe Road, will add another 750 downtown residential units in a 30-storey and a 25-storey tower.

Like its urban neighbours, Mississauga has goals to boost public transit, improve access to Lake Ontario, enhance the employment base and provide more postsecondary education opportunities. Construction of the Hurontario light rail transit (LRT) line is scheduled to begin next year to forge a dedicated spine of frequent north-south service across the city. Outside the downtown core, master plans for the Lakeview and Port Credit waterfronts foresee a mix of residential, commercial and recreational uses and productive reclamation of currently derelict brownfield sites.

All this helps connect the new vertical density to the low-rise built form that preceded it and supports what Madi termed a “heroic effort” to make a downtown. “‘Downtown’ conjures up an entirely different notion of the city versus a ‘city centre’,” he asserted.

Among some still missing and interrelated ingredients for urbanity, he identified: improved mobility in the so-called last mile to people’s homes; walkability and the range of businesses and services in neighbourhoods and along arterial streets that would give residents cause to walk; a critical mass of residents to support those businesses and services; and a wider range of housing types in which those residents can live.

“We are really focusing on the missing middle,” Pavan reported.

As for McLaughlin’s long ago promise for diversity and choice, one seminar attendee expressed her appreciation for the ability to openly practice, in Mississauga’s civic square, the faith for which she had been persecuted in her country of origin.

“That’s how we see the city — as a welcoming space for everyone,” Pavan affirmed.

Illustration: Developer Bruce McLaughlin’s vision for Mississauga, beginning with Square One.

GTA condo prices climb by double-digits year-over-year

According to the Toronto Real Estate Board (TREB), GTA-area realtors reported 7,374 transactions through the TREB’s MLS System in November 2017. This result was up compared to October 2017, going against the regular seasonal trend. On a year-over-year basis, sales fell 13.3 per cent compared to November 2016. However, new listings in November 2017 increased 37.2 per cent year-over-year to 14,349.

“We have seen an uptick in demand for ownership housing the GTA this fall, over and above the regular seasonal trend. Similar to the Greater Vancouver experience, the impact of the Ontario Fair Housing Plan and particularly the foreign buyer tax may be starting to wane,” said Tim Syrianos, TREB president, in a press release. “On top of this, it is also possible that the upcoming changes to mortgage lending guidelines, which come into effect in January, have prompted some households to speed up their home buying decision.”

High-density home types such as condominium apartments experienced a double-digit price increase in November, with the average price of a condominium climbing 16.4 per cent compared to year-ago levels. The MLS Home Price Index (HPI) composite benchmark price was up by 8.4 per cent on an annual basis in November 2017. The average selling price for all home types combined fell by two per cent compared to November 2016, largely due to the smaller share of detached home sales this year compared to last year. Meanwhile, on a year-to-date basis, the average selling price rose 13.4 per cent compared to the same period last year.

“Changes in market conditions have not been uniform across market segments. In line with insights from consumer polling undertaken by Ipsos in the spring, we are still seeing seller’s market conditions for townhouses and condominium apartments in many neighbourhoods versus more balanced market conditions for detached and semi-detached houses,” added Jason Mercer, TREB’s director of market analysis.

Purpose-built affordable housing planned for Kensington Market

Toronto’s Kensington Market neighbourhood will be home to the city’s first purpose-built affordable homes for homeless people in more than 10 years. The three-storey development is being built by St. Clare’s Multifaith Housing Society and will house 22 new apartments for vulnerable people on an infill site.

An excavator broke ground on the project earlier this week in advance of spring construction on a strip of land beside St. Clare’s existing building on Leonard Ave., just east of Bathurst St. The project was backed by neighbours and made possible with government and private sector support, including a $500,000 capital grant and waived municipal fees and development charges from the City of Toronto’s Open Door Program.

St. Clare’s construction partners, which include home and condo builders, unions and construction associations, are joining in with the $1 million fundraising effort.

The development’s corporate donors are: Aspen Ridge; Brown Group; Great Gulf Homes; Greenpark Homes; Heavy Construction Association of Toronto; Laurier Homes; Liberty Development; Lindvest; LiUNA Local 183; LiUNA Ontario Provincial District Council; Mattamy Homes; Menkes; Ontario Formwork Association; Silvercore; Tridel; and Yorkwood.

“This was a must-do project for St. Clare’s,” said Andrea Adams, St. Clare’s operations manager, in a press release. “We are relieved to finally be through a two-year planning process and are grateful for the support of RESCON, Toronto Deputy Mayor Ana Bailão, Concillor Joe Cressy and our very supportive neighbours.”

“CMHC has investigated the St. Clare’s operating model, and found it to be replicable and scalable,” added Michele McMaster, affordable housing consultant for the Canada Mortgage and Housing Corporation. “We are delighted that St. Clare’s is inspiring private developers, and we hope to encourage more in the future.”