Power of landscape architecture

A copy of Olmstead and Vaux’s 1858 Greensward Plan for Central Park hangs above my desk. Today it stands as a testament to the role and calling of landscape architecture. New York’s Central Park was the first great city park in the United States; one that continues to define NYC. Chosen for its mix of open space and wilderness, the plan integrated formal patterns and structures like the park’s bridges, mall and Bethesda Terrace with the natural landscape. It also artfully constructed “natural” areas such as waterfalls and rock caves intended to allow New Yorkers to connect with nature and experience its seasons.

The partners envisioned Central Park as a unified work of landscape art: a park as a public institution to enhance the lives of its citizens. Nearly 160 years later, what is remarkable is its continuing, vital role in the life of the city: open space and habitat, urban respite and recreation, economic anchor and international destination. Conceived during a time of social improvement, the park remains a rich and nuanced landscape filled with activity. It also continues as a testament to the power of landscape to articulate a distinct sense of place.

LANDSCAPE AS ACCESSORY

While the Greensward Plan serves as an enduring example of the transformative power of landscape design, it also stands in stark contrast to how often landscape architecture continues to be understood and practiced. Landscape design is frequently overlooked in the rush to jump into architecture; its role regularly reduced to one of backdrop and decoration. Clients, and designers alike, often assume a straight path in determining a project’s form and feasibility; one that begins with the site and ends with buildings.

However, like in most endeavours, the straight path is not often the best path. For in this state-of-mind, there is a smallness of purpose, a certain meanness of spirit. The design finds its foundation in the utility of space planning and the requirements of bylaws and building regulations. The resulting design can best be described as orderly and banal. These places are inspired not by the land but by fashion trend, driven not by experience but by market preference, and rooted not in place but in price point. In such designs, the land remains silent; the landscape simply an accessory.

LANDSCAPE AS SOURCE CODE

Yet the landscape is in fact foundational to good design. To articulate a sense of place, design needs to begin as a conversation with the land and the community. Good design seeks to be a response, rather than an imposition – to the context, landform, natural systems, uses and people who call it home.

Despite the reams of data and stacks of technical reporting, the defining qualities of the land itself often remain overlooked during the inventory and analysis stage of a project. For in the landscape are the clues to place. It is evident in the forms and contours of the land, in its vegetation and views, in its play of light and colour, its scents and seasons. The land is the source code to unlocking the spirit of place.

LANDSCAPE AS COMMON GROUND

On this 150th anniversary of Canada, the work and enduring significance of the Group of Seven come to mind. Through their interpretation of the landscape, they saw an identity of a nation. Considered at the time an unworthy subject for the artist, they saw the poetry and spirit of the land, capturing it in brushstroke and pigment. Today, their work has to come to symbolize a distinctly Canadian identity.

Rooted in its scale and geography, the landscape uniquely holds the ability to generate a defining experience of place; one that is shared by all. It stands as the common ground upon which we move and have our being. It is in the landscape – its mountains and wilderness, parks and shorelines, sidewalks and backyards – that a sense of common experience and shared community is born. This divining role is the calling of landscape architecture: to be the poet of the built world and unveil the unique spirit of each place.

Yet while the landscape holds the power to forge a common experience and shared identity, the greater challenge for most of us is, “not that our aim is too high and we miss it, but that it is too low and we reach it” *. The Greensward Plan hangs above my desk as a reminder of just that.

Paul F. Fenske is principal, urban design at EKISTICS. He leads the firm’s local urban design and master planning projects.

*Michelangelo di Lodovico Buonarroti Simoni (Michelangelo) (1475-1564)

New industrial strata project on Mitchell Island

A new industrial strata project has been announced for 12 aces of land on Mitchell Island in Richmond, B.C.

Developer PC Urban says the project will offer small and medium businesses an opportunity to own commercial space in a prime location. It’s the first industrial strata of its kind in Richmond in seven years.

“We found the only remaining site close to Vancouver suitable for conventional strata industrial units ideal for small and medium-sized businesses,” says PC Urban principal, Brent Sawchyn.

IntraUrban Rivershore, following on the success of IntraUrban on Laurel Street, will transform the former Western Steel plant that has been vacant for several years into 265,000 sq ft of new generation efficient industrial space. Located at 11111 Twigg Place, on the border of Richmond and Vancouver, the development offers prime, centrally located strata units, each with a riverside view.

The development will feature two buildings, offering a limited number of affordable, small and medium-bay, commercial strata properties. Units will range in size from 3,640 to 12,500 sq ft with dock and grade loading available, 26’ clear ceiling heights, heavy 3-phase power, ESFR sprinklers, T5 lighting and built-in upper floor flex space.

In addition to providing much needed industrial supply, PC Urban will continue to preserve and protect two acres of fish habitat and environmentally sensitive area on the western side of the property.

“This development will transform Mitchell Island and bring new businesses and users to the Island, rejuvenating the whole area,” says JLL executive VP, Bruno Fiorvento. “There are few strata industrial opportunities close to Vancouver and almost nothing on the market. With vacancy rates less than 2 per cent for quality lease or sale product, this is a rare, almost impossible opportunity and may be one of the last projects like this you’ll see close to Vancouver.”

Over the past four years, industrial strata property has increased in value by 42 per cent, according to Fiorvento.

“The rise in lease rates over next five years in Vancouver and the surrounding areas is likely to hurt businesses,” he says. “New industrial strata product is coveted by a growing number of businesses that recognize owning your own strata unit is better value with increasing land values and an appreciating real estate asset.”

Skyline sells $173M in assets to Q Management LP

Skyline Apartment REIT announced that it has sold $173M in multi-residential real estate assets to Toronto-based Q Management LP. The sale, which closed today, consisted of nine properties and 1,036 apartment units located primarily in the city of Hamilton.

Described as a “win-win transaction” for both vendor and purchaser, the sale will allow Q Management LP to establish itself in the city of Hamilton and capitalize on new opportunities in the market, while Skyline Apartment REIT will re-deploy the capital from the sale toward other accretive acquisitions and new-build properties in strong secondary and tertiary real estate markets where the Skyline Apartment REIT already has a solid presence.

“This multi-residential transaction was one of the largest in the country this year,” said Matthew Organ, President of Skyline Apartment Asset Management Inc. “Due to the great efforts of both the Skyline Team and the Q Residential Team, along with key partners Primecorp and TD, the process has been seamless.“

“This acquisition fits well with our strategy of assembling portfolios of high rise multi-family residential properties in larger Ontario urban centers that are well positioned for continued growth,” explained Dan Argiros, President and CEO of Q. “Our goal was to acquire a critical mass of properties in the Hamilton market and this portfolio achieves that. We view Hamilton as a stable market that is enjoying important growth and we are excited to be part of that.”

Q Management LP is also under contract to purchase 13 properties from Homestead for a total consideration of $129.7 million. The portfolio includes: 425 suites in four properties in Hamilton, and 558 suites in nine properties in London. The acquisition will bring Q’s Hamilton portfolio to 1,461 suites and will provide the opportunity to enter the London market with a significantly sized portfolio.

Mixed-use plans for iconic newspaper building

Plans are now solidifying for the Times Colonist Building in Victoria, B.C., which sold to Merchant House Capital Inc. this year. The private real estate investment equity firm says it will restore and renovate the historic newspaper building into an urban campus-style mixed-use environment, featuring street level retail and 120,000 square feet of large floor-plate office.

“The Times Colonist Building represents such a unique cultural landmark for Victoria,” says Merchant House Capital CEO David Fullbrook. “Not only does the building embody the living history of Victoria and Vancouver Island, its preservation and reuse signals the emergence of the new Midtown urban village. We are excited to be a small part of the vibrant Victoria landscape.”

Situated at the newly approved Humber Green Urban Village, the project provides a total buildable density of 270,000 square feet. The landmark will be reconfigured to make way for the installation of an interior atrium bisecting the existing building, and the installation of a roof-top common space with a restaurant or café.

The Print Reel Building is proposed to be an urban entertainment space with zoning for distillery and brewery manufacturing. The project proposes the addition of up to 150,000 square feet of purpose-built rental, which will be integrated into the existing Times Colonist Building to create a community-driven, work-live-play urban ecosystem.

For conceptual purpose. Merchant House Capital.

54 renovated schools to re-open in Ontario this fall

Ontario students will soon be able to take advantage of new and improved learning spaces, as more than 50 new and renovated schools will open or re-open in communities across the province in the coming months.

The improvements were made as part of an investment of over $420 million from the province. The investment allowed the creation of 25 new elementary and secondary schools; 16 new additions to existing schools; and 13 major renovation projects to existing schools.

Together, these schools will also include more than 960 new high-quality, licensed child care spaces to support young children and their families.

“These new and improved school facilities will benefit students in communities across the province,” said Mitzie Hunter, Minister of Education, in a press release. “Our historic investment in infrastructure is creating better learning environments to support Ontario students.”

Since 2013, the government has invested a total of $9.3 billion in capital funding for school boards to support over 120 new schools and 140 additions and renovations. This year alone, Ontario invested $1.4 billion in improving school buildings by repairing and upgrading elements including roofs, flooring and plumbing systems.

Edmonton Zoning Bylaw changes to increase neighbourhood communication

Edmonton City Council has approved Zoning Bylaw changes that will help increase awareness of upcoming residential construction in established neighbourhoods.

The changes, effective September 1, 2017, mean the City will be sending out letters informing residents adjacent to, and across the lane from, properties in mature and established neighbourhoods where permits have been approved for the demolition of an existing residential building and/or new residential construction that meets Zoning Bylaw requirements. Previously, the City would only send out letters to neighbouring residents when a variance was granted to the Zoning Bylaw regulations or the proposed development was a discretionary use.

“Edmonton is the first and only major city in Canada to provide notification letters to neighbours for approved developments that meet all zoning regulations,” said Colton Kirsop, Senior Planner for Zoning Bylaw Implementation team at the City of Edmonton, in a press release. “Making Edmonton a leader in informing the public about all types of upcoming developments in mature and established neighbourhoods.”

The new notification letters are just one of various initiatives the City has been using to help increase information sharing about new developments and mitigate construction issues in mature and established neighbourhoods. Some of the other initiatives they are using include development permit notification signs, the infill liaison team, the infill compliance team and the City’s Infill Edmonton website, which can be used by residents, homebuyers and builders.

The notification letters will include similar information to the development permit notification signs and will be accompanied by a new ‘Neighbours of Infill’ brochure. The brochure will clearly outline the roles and responsibilities of builders and the City, and will provide information about what residents can do when they have concerns.

The City hopes these letters, and the accompanying brochure, will help neighbours better prepare for the change and facilitate earlier communication and information sharing between neighbours and builders/property owners. The City will monitor the outcomes of both the notification letter and brochure for a six month period to determine whether refinements or changes are required.

Avmor expands into U.S. market

Avmor, a 70-year-old manufacturer of chemical cleaning solutions and the largest manufacturer of professional cleaning products in Canada, will begin marketing its products through a select and limited number of distributors in the U.S. starting later this year.

According to Mike Sawchuk, chief business development officer for Avmor, the official announcement will be made at the upcoming ISSA/INTERCLEAN North American Tradeshow in Las Vegas.

“We are now looking for strategic alliances with select U.S. distributors and are offering exclusive territories throughout the country,” says Mike Sawchuk, chief business development officer for Avmor. “We see a lot of growth potential in the U.S. With the economies in both Canada and the U.S. doing well, now is the right time to be making this move.”

Sawchuk, who has worked directly with jansan distributors for more than twenty years, says the ultimate goal is to support growth in the U.S. of healthier, safer, and more effective cleaning products. Avmor has been planning this move to the U.S. for more than a year. During that time, the company made many changes in its operations, such as:

Changing responsibilities of key leaders in the company.
More Avmor products have been green-certified by leading certification organizations, including GREENGUARD, which puts greater emphasis on protecting indoor air quality than other green certification organizations.
Used key floor finishes, both Green certified and traditional, UL 410 Certified for Slip Coefficient, and introduced a new line of floor care products designed to help prevent slip and fall accidents.
Developed floorcare products specifically to help clean and maintain rubber and sheet flooring.
Introduced new encapsulation and dehydration technologies designed specifically for carpet spotting, bonnet cleaning, and extraction, and can be used for tile and grout cleaning.
Developed a black floor finish that can be used in postal operations, arenas, and other venues, as well as to help recover damaged floors.
Added a new line of closed loop dispensing products and dispensers, ready-to-dispense systems, as well as other dispensing options.

Music industry may get voice in development applications

The music industry may get a voice in the review process for Toronto-based development applications.

Mayor John Tory is calling for economic development and culture to be added to the list of city divisions that are invited to comment on applications to amend the official plan or zoning bylaws at sites close to live concert venues (within 120 metres). The motion, which is due to be considered at the city’s planning and growth management committee this month, aims to prevent new developments from squeezing out live concert venues.

“Providing an opportunity for economic culture and development staff to comment and provide advice on how new development can be music-friendly will ensure harmonious relationships between residents and live concert venues,” states the motion. “Noise proofing, crowd mitigation strategies or simply informing new residents that a live concert venue is nearby could help create better relationships between new communities and Toronto’s valuable concert venues.”

The motion highlights yet another potential source of noise complaints in condos, which are already commonplace thanks to culprits including construction deficiencies and inconsiderate neighbours.

Depending on what action the planning and growth management committee takes at its Sept. 7 meeting, the motion may be considered by city council on Oct. 2.

Land tops Vancouver Q2 investment transactions

Vancouver’s three largest investment transactions for the spring of 2017 surpassed an entire quarter’s worth of activity in Calgary. Altus Group’s recently released statistics for April, May and June tally $3.4 billion in 550 investment property deals in Vancouver versus 109 transactions totalling $531 million in Calgary.

The $274.4-million sale of the two-tower Metrotower officer complex in Burnaby topped the charts, but two other deals for development land exceeded $100 million. Nearly 40 per cent of trades during the quarter involved residential land, with ICI lands accounting for another 15 per cent.

Still, there was a below average flow of capital to development land compared to the previous two and half years. Investment levels across all property types during the first half of the year were on par with the $6.9-billion record in the first six months of 2016.

“While many are sceptical about the ability of these investment levels to continue, we still see transactions at all price points, including the trading of exceptionally high valued assets,” says Paul Richter, director of data solutions with Altus Group. “Land markets continue to be the primary contributors to total sales volumes, but all the major asset classes are recording impressive transaction volumes.”

It’s a different story in Calgary, where second quarter activity generally lagged the previous quarter. The apartment sector was a markedly different performer, however, as 15 trades totalling $92 million represented a more than threefold increase over the first three months of this year.

The industrial sector accounted for the greatest dollar volume of trades, at $126 million, but this was down 39 per cent from the first quarter and 37 per cent from the second quarter of 2016. Retail made for the smallest sliver of the transaction pie with 13 deals equating to $56 million, representing a 16 per cent drop from the first quarter.

“After a strong start to 2017 in Q1, market activity fell back again in Q2, suggesting a recovery that is still in its infancy,” Richter observes. “However, the more even distribution of investment across asset classes seen in Q2 is a positive note and will help set the stage for a more sustained improvement as the Calgary market area continues through its current cycle.”

InterRent expands portfolio in Montreal and Hamilton

InterRent Real Estate Investment Trust announced that it has entered into an unconditional agreement to acquire two neighbouring high-rise apartments located at 2121 and 2255 rue Saint Mathieu in Montreal, Quebec.

The buildings are situated in the heart of downtown Montreal, in the historic borough of Ville-Marie and the vibrant neighbourhood of Shaughnessy Village. The properties are within 200 metres of the Guy-Concordia Metro Station and in close proximity to Concordia and McGill University. The area features an abundance of amenities, including shopping, restaurants, parks, entertainment, colleges, and public transit, and is in close proximity to Montreal’s business core.

2121 rue Saint Mathieu is a 23-storey building, while 2255 rue Saint Mathieu is 13 storeys. Together they consist of 249 suites, with access to a wide variety of resident-focused amenities, including: roof-top terraces, indoor penthouse-level pool, sauna, and on-site laundry facilities. Both buildings also have spectacular views of Mont-Royal, offering breath-taking vistas from the rooftop patios and suites.

The properties are being purchased for $53,753,725 or $215,878 per suite, with the acquisition scheduled for completion in mid-September.

Additionally, InterRent announced that it has completed an agreement to acquire a 74- suite mid-rise apartment located at 3 East 37th Street, in Hamilton, Ontario.

The building is situated in the Mountain Area of Hamilton, on the edge of the Niagara Escarpment, overlooking the City of Hamilton and Lake Ontario. This 1.2 acre property is located in the neighbourhood of Raleigh and is a short 10 minute drive from downtown Hamilton. The building is located a block away from Concession Street, which features numerous amenities, including shopping, restaurants, public transportation, and entertainment. Additionally, the property is within 800 metres of the Juravinski Hospital and Cancer Centre, and directly adjacent to Mountain Drive Park.

The property was purchased for $11,250,000 or $152,027 per suite. The purchase was completed on August 28th, 2017, and was financed with the assumption of an existing CMHC mortgage totaling $3,250,000.

The addition of 3 East 37th Street complements InterRent’s existing property located at 775 Concession Street (comprised of 108 suites), which is only 400 metres away, allowing for operational synergies and efficiencies.

Hamilton has seen a sharp increase in rental market fundamentals over the past two years and has been positively influenced by the expansion of the GO Train, connecting Hamilton to Toronto and other neighbouring cities. This market growth has reflected positively on InterRent’s Hamilton portfolio and this acquisition is representative of the REIT’s continued focus in the Hamilton market. Over the past two years, InterRent has now acquired 1,026 suites in Hamilton.

“We are extremely pleased to announce these two acquisitions,” said Mike McGahan, CEO. “In Montreal, one of the REIT’s core growth markets, this property is amongst the best locations, right in the heart of downtown. These buildings are well situated within a highly desirable demographic node that will increase our visibility and branding opportunities within the Montreal market. Additionally, InterRent has made another acquisition in the Hamilton area, a market that has shown consistent success for the REIT. We look forward to capitalizing on the operational efficiencies created due to its proximity to our existing property on Concession Street and the continued growth in the market in order realize the full value of this property for our Unitholders.”

Wireless solutions for existing building efficiency

In many existing commercial buildings, especially those where the age or historical significance restricts the changes that can be made to the structure, a building automation system (BAS) might never be considered. That’s because the requirements of wired building controls make a BAS too costly — and perhaps physically impossible — to install in many of these buildings.

Wireless technology is removing this obstacle by eliminating the communication wires between system controllers, unit controllers, zone sensors and service tools that were necessary components to a BAS until recently. This freedom from wires provides the option to consider automated building controls in more projects, including existing and historical buildings where the technology wasn’t feasible or was considered cost-prohibitive in the past.

Using wireless technology to connect automated building controls provides many advantages, including cost-effective installation and updates and improved building efficiency, performance and occupant comfort. A BAS with wireless technology also enables remote access, control, monitoring and troubleshooting of building systems.

Minimal Occupant Disruptions

Simplified installation and a smoother construction process allows for affordable upgrades with little or no disruption to tenants, making wireless technology for building controls and devices a good option in many types of buildings.

With no wires to maintain or fix, the technology offers reduced service and repair costs over the life of the system. Some wireless options also offer long-lasting or lifetime batteries, which saves time and money spent on changing batteries and contributes to ease of maintenance.

Reliability and Flexibility

Wireless solutions can be used in a BAS for many applications, including sensing, equipment, system communications, remote access and service tools. Past wireless technologies used in building automation were not developed specifically for these more demanding applications. This meant they often provided less-than-optimal performance and had high maintenance requirements, questionable reliability, short battery life and difficult system integration.

Technology advancements have made it possible for today’s wireless solutions to offer reliable and secure performance by taking advantage of new wireless standards, such as ZigBee Certified Building Automation. These standards offer better outcomes including reduced maintenance, longer battery life, and improved reliability through an extended signal range and self-repairing mesh network. Systems certified by ZigBee use AES-128 encryption, keys and device authentication to ensure network security and keep the isolated wireless network secure.

Building automation systems that use standard open protocols, such as BACnet, also offer flexibility for the future. The use of open standards allows for the easy integration of devices if there is a need to expand or change the spaces in a building, which keeps options open if and when building needs and technologies evolve. Open standards also allow multiple types of systems in a building — including HVAC, fire, elevators, lighting and security — to be integrated for simplified access and monitoring from one point of control.

Benefits Beyond Day One

Wireless technology puts building automation — and the improved performance, energy savings strategies and 24/7 monitoring that automation can bring — within reach for more buildings. By using wireless for a BAS, building owners, managers and engineers can access a wealth of building data, monitor building performance and adjust systems remotely, ensuring the building continues to run as it was designed.

In addition, building staff can easily see what is happening inside the building — from information about equipment to energy use. Studies show that 60 to 70 per cent of energy consumption in a commercial building is due to HVAC and lighting. Solutions that provide an easy-to-use, single point of control for these systems make it easier to optimize energy efficiency while balancing the energy consumption of a building with the comfort and control of the space. The result is consistent occupant comfort, reduced operational costs and an improved building environment.

Wireless technology built on open standards for building systems can result in many benefits over the life of the building. The latest wireless systems offer reliability and flexibility, and they enable many intelligent building solutions that can improve performance and efficiency. A wireless solution puts building automation and these benefits within reach for more commercial buildings.

James Kohl is senior product manager for Trane, a leading global provider of indoor comfort solutions and services and a brand of Ingersoll Rand. Learn more at www.trane.com/commercial.

Labeling change targets food waste

The terms “sell by” and “use by” are likely to be replaced in the coming years with the new, voluntary term “best if used by” on many food products.

One reason for the upcoming labeling change for expiration dates is that all the different terms currently used have caused widespread confusion. Consumers have not always been clear on exactly what the expiration date term means and whether food is safe to eat. Retailers have not always been sure about what the dates mean either and have been unclear as to when products should be taken off the shelf.

As a result, many food items have been tossed as waste when they were still perfectly edible, healthy, and marketable. That includes grab-and-go foods, which have become increasingly popular on college and university campuses.

The hope is that ending expiration date confusion will be a first step in reducing costly food waste.

Food service changes

In 2009, the Sustainable Endowments Institute reported that 42 per cent of the schools and universities it tracked had eliminated trays in food service areas. By 2013, that number had jumped to 75 per cent.

Colleges and universities have also changed the types of food they serve students and staff. They are moving away from buffets and large commercial kitchens, which can be costly, labour-intensive, and result in significant amounts of food waste. Instead, they are moving toward to “grab-and-go” (GNG) food.

GNG food grows

GNG food refers to prepackaged food that is ready to eat and requires little or no retailer or customer preparation.

Initially, GNG foods were regarded as second-class meal offerings — a perception that was fueled in part by the fact that the labels placed on these food products provided little, if any, information about the product. However, in recent years, GNG food has gone much more upscale and is now found even in high-end hotels.

GNG food growth over the years has been significant. That may be because there are more, healthy, tasty options versus what is traditionally offered in cafeterias and school food courts. Also, selecting GNG food items is fast, convenient, and often less expensive than more traditional food offerings. Additionally, improved labeling systems have contributed to consumer trust and confidence in selecting GNG food.

Labeling provides transparency

Food labeling systems are all about transparency, as they offer customers the following:

A list of the ingredients used to make the product;
Whether the ingredients contain any food allergens (Health Canada requires food manufacturers to clearly label products that contain “priority allergens,” such as peanuts);
Consistency in how information about the food product is presented, making it easier for the consumer to make a more effective purchasing decision; and
The expiration date of the food item.

If the terms used to describe expiration dates are clarified, expect to see more colleges and universities, and other locations, offer GNG food. There are many benefits: cost savings, energy savings (no food preparation), reduced food waste, and a wide selection of healthy food options for students and staff, available quickly and conveniently.

Ed Sharek is product development and sourcing manager for DayMark Safety Systems, a manufacturer of grab-and-go food-labeling terminals that help the food service industry efficiently label food products.

B.C. steps towards net zero

Net zero has long been used to describe the highest performing buildings – an objective in the building industry’s quest to reduce its environmental footprint and combat climate change. In 2016, B.C. released the Climate Leadership Plan, with the goal to make buildings net zero ready by 2032.

But what does net zero ready mean? And is it an achievable goal for all buildings?

Net zero is typically defined as a building that produces as much energy as it consumes on an annual basis. But this definition can vary by project – is renewable energy production on-site or off-site? How does it consider efficiency versus renewables? Does net zero hinge on the building’s size, location, and access to solar? Does it consider greenhouse gas emissions or just energy?

Toward Net Zero the “Right Way”

In theory, any building can be net zero energy with enough photovoltaic (PV) panels. However, the best practice approach to net zero takes three steps:

Reduce the demand for energy through passive design measures like a highly insulated building enclosure and heat recovery ventilation.
Efficient use of energy through low-energy mechanical systems, equipment and lighting.
Generate the balance of energy through renewable supply like PV, geothermal, etc.

The B.C. Step Code tackles the first two: reducing demand and using energy efficiently. Whether this achieves net zero ready will vary by building, but it’s a step in the right direction.

The Step Code Approach

The Step Code introduces new energy performance targets through two primary metrics: Thermal Energy Demand Intensity (TEDI) and Energy Use Intensity (EUI).

TEDI is a metric of the building’s modelled heating needs, which is primarily influenced by building enclosure insulation and airtightness, as well as the ventilation system. A more highly insulated, airtight enclosure with heat recovery ventilation will achieve a better TEDI value.

Airtightness testing is required, with Part 9 limits ranging from 3.0 ACH50 for Step 2, to 1.0 ACH50 for Step 5. In Part 3 buildings, the tested airtightness rate is used in the energy model to meet the TEDI and EUI targets.

The Step Code TEDI and airtightness testing requirements ensure the building loads are reduced to a reasonable performance level.

EUI is a metric of the building’s total modelled annual energy consumption including heating, cooling, ventilation, plus lighting and plug load energy for Part 3 buildings. The metric is slightly different for Part 9 buildings, which looks at only Mechanical Energy Use Intensity (MEUI) and omits lighting and household appliance/plug loads.

The Step Code EUI/MEUI requirements ensure the building equipment and systems use energy efficiently.

For those who have worked with the Passive House certification program, the Step Code approach may sound familiar. Passive House uses a similar approach with requirements for heating demand (similar to TEDI), primary energy (similar to EUI) and airtightness, although there are still some key differences between the metrics in the two programs. The highest Step Code steps achieve close to Passive House performance and allow teams to use the Passive House software tool to demonstrate Step Code compliance.

Implications for New Buildings in B.C.

The introduction of the Step Code means a few changes for new buildings in B.C.

Although the Step Code is now a part of the BCBC as of December 15, 2017, the Building Act will change to require that local governments reference the Step Code when setting requirements for better-than-code energy performance. While the Step Code will be optional to jurisdictions, local governments can choose to require or incentivize it as part of their sustainability strategy. This will remove ever-changing requirements that varied from jurisdiction to jurisdiction while mapping out a path forward. Teams that want to get ahead can aim for higher Step Code levels and learn from the experience with a consistent set of metrics.

The Step Code will improve delivered performance by requiring airtightness testing for all buildings that comply with the Step Code. Airtightness is a highly cost effective energy conservation measure and while there may be an initial learning curve for some teams, experience south of the border has shown that airtightness testing is highly effective and achievable.

The Step Code will expand the role of energy modeling as all buildings meeting the Step Code will require a model. The Code references the City of Vancouver’s Energy Modelling Guidelines, which must be followed to determine the TEDI and EUI for Part 3 buildings. Other guidelines for professionals are in the works, including energy modelling professional practice guidelines as well as additional guidelines and training material.

The Step Code only applies to certain building types: Part 9 residential, Part 3 multifamily residential, and Part 3 commercial. The Step Code applies to Part 9 buildings province wide, but Part 3 buildings only in Climate Zone 4, covering the Lower Mainland, Southern Vancouver Island, and Southern Okanagan.

In summary, the B.C. Energy Step Code will bring consistency and predictability to the building industry, while advancing the energy performance of new buildings towards the province’s ambitious goal of net zero ready by 2032.

Brittany Coughlin is an associate, energy and sustainability specialist RDH Group. For more information, go to: http://www2.gov.bc.ca/gov/content/industry/construction-industry/building-codes-standards/energy-efficiency/energy-step-code

NKF Devencore negotiates large-scale relocation

Newmark Knight Frank Devencore (NKF Devencore) has negotiated a large-scale relocation for Allianz Global Assistance to a new 115,000-square-foot campus in Cambridge, Ontario.

Construction started August 24, with more than 600 Allianz employees expected to begin occupancy in late 2018.

The travel insurance company could no longer accommodate its long-term growth requirements and needed a space that could be customized to create an employee friendly working environment, above average parking capacity and high visibility.

“The trend in the real estate industry is that larger firms are moving to a single floor plate, flex space campus option as opposed to a traditional building, said Mark Petznick, principal, senior vice-president and sales representative for NKF Devencore. “This is a cost effective, highly-efficient choice that allows firms to build out to meet workplace demands.”

“The team at NKF Devencore was successful in negotiating a great transaction for Allianz’s future location, with all requirements met within budget,” added Rob Renaud, senior vice-president and managing principal. “We are thrilled to see construction start on this forward-thinking vision.”

The site is owned by the Healthcare of Ontario Pension Plan.

Proposed reg details code of ethics for condo managers

A code of ethics for condo managers is now up for public comment after Ontario’s Ministry of Government and Consumer Services last week released more proposed regulations under the Condominium Management Services Act. The new legislation, which comes as part of sweeping condo law reforms aimed at improving consumer protection, will see condo managers and condo management providers regulated and subjected to licensing requirements due to take effect Nov. 1.

The latest round of rules proposed under the Condominium Management Services Act are intended to take effect Feb. 1, 2018. They detail contemplated procedures for addressing complaints about license holders; requirements for condo managers and condo management providers to disclose certain information to prospective clients before entering contracts, and to maintain specific kinds of insurance; as well as duties relating to client records and licensee supervision.

The proposed code of ethics for condo managers sets out obligations that include acting in the best interests of clients, demonstrating competence, fairness, financial responsibility, integrity and professionalism. The code would also forbid condo managers from misrepresenting their license and from providing advice or opinions in areas where they lack the expertise to do so.

The proposed regulations would further forbid licensees from obstructing complaints or the supply of information about a potential breach of the Condominium Management Services Act to parties including the board of a condo corporation and the condo management provider.

A registrar would have a range of remedies available under the legislation for responding to complaints about licensees, including issuing a warning, revoking or suspending a license, and referring the matter to a discipline committee. The registrar would be required to notify the licensee in question — as well as the board of directors of the client condo corporation or principal condo manager, depending on the circumstances — of certain actions taken in response to complaints.

The registrar would have two years after learning of a complaint to refer the matter to the discipline committee, which would be made up of at least five members to be appointed by the board of the administrative authority. A minimum of three committee members would be assigned to preside over a hearing, including no fewer than two licensees or officers or directors of a licensed condo management provider and at least one person who has never been a licensee or associated with a currently or previously licensed condo management provider as a director, officer, employee or shareholder.

The discipline committee would be required to give 45 days’ notice to parties to the proceeding, who would include the administrative authority, the licensee in question and anyone else the committee sees fit to add. The administrative authority would be required to disclose to the other parties any evidence it plans to submit 30 days before the hearing begins, while other parties would be required to do the same 15 days before the hearing begins.

The discipline committee would have the authority to prohibit evidence and submissions made at closed hearings from being disclosed to the public. However, the committee would be obligated to provide the person who made the complaint with a copy of the final decision or order if he or she is not a party to the proceeding.

Parties to the proceeding would have 30 days to appeal from when the discipline committee sends a copy of its final decision or order. An appeals committee would operate similarly to the discipline committee, except that none of the members who sat on the panel assigned to the discipline committee hearing could sit on the panel assigned to the appeal committee hearing.

The proposed regulation also calls for licensees to disclose certain information in writing to prospective clients before signing agreements. This information would range from services to be provided under the contract, along with their cost, to declarations of material interests in other businesses that may approach that same client about engaging their services, if the licensee has any.

Condo management providers would also have to disclose information about their insurance policies to prospective clients before signing agreements and notify existing clients within 30 days of material changes to or the cancellation or termination of their insurance. Under the proposed regulation, providers would be required to maintain errors and omissions insurance as well as fidelity insurance.

The proposed regulation would further make condo management providers responsible for the “adequate” supervision of the limited licensees it employs. The proposed regulation would also require that license holders accurately and securely maintain client records, which would have to be transferred or made available for inspection “as soon as reasonably possible” upon request by the client.

The Ministry of Government and Consumer Services said it will accept feedback on the proposed regulations until Oct. 16.

Montreal megaproject pursues WELL Multi-family Residential Certification

HUMANITI, a mixed-use megaproject that will combine a residential, office and commercial space in Montreal, has officially registered to pursue WELL Multi-family Residential Certification for its residential component.

The project, dubbed Montreal’s very first “smart vertical community,” will consist of a hotel with nearly 200 rooms, over 300 rental housing units and nearly 150 condominiums, along with 60,000 square feet of office space and 15,000 square feet of commercial space, occupying an entire block in Montreal’s Quartier International.

“Our homes are the most important spaces in our lives, and making them as healthy for our families as possible is something all of us do naturally,” said Kamyar Vaghar, president of the International WELL Building Institute (IWBI), in a press release. “The WELL Multi-family Residential Certification gives residents a solid foundation from which they can build out their interior spaces to protect and advance the health and wellbeing of the people who matter most. We’re excited to see HUMANITI make this commitment to bring this important concept to life in Montreal.”

WELL certification is the first health and wellness standard to harmonize and coexist with LEED certification. Adhering to the building standard essentially aims to put humans at the centre of real estate and built-environment design decisions, according to the IWBI.

The advantages of WELL-certified buildings include the maximum reduction of internal sources of air pollution; a water supply of outstanding quality; promotion of healthy eating, with nutritional information and elimination of junk food; lighting systems that prevent the effects of glare and visual discomfort; spaces devoted to physical activity, with exercise equipment; and design features throughout the building that help create a relaxing environment.

“When our tenants move in, they will find a living environment that’s optimal for their health and wellness,” said Mathieu Duguay, president of COGIR Immobilier, HUMANITI’s developer. “This initial certification push will surely have an impact on all components of the project. The experience will provide valuable input for our actions going forward.”

Another advantage of WELL Multi-family Residential Certification is that it is scalable, subject to periodic critical assessment and to rating by independent expert laboratories with results guaranteeing that standards are maintained.

“This new and original approach means that real-estate developers and the business community will be more focused on health and wellness concepts,” added Duguay. He continued to say that he believes this project will naturally impose this new trend within Quebec’s real estate sector.

“The business community is getting on board, making human experience and the sharing of societal values a priority,” added the officials from COGIR Immobilier and the Fonds immobilier de solidarité FTQ, which teamed up to make HUMANITI a unique place where living, working, exercise, entertainment and socializing spaces were all designed to promote users’ physical and mental health.

“The transdisciplinary team at Lemay is proud to have contributed to this project from the start, facilitating the integrated design process involving our architecture, interior design, urban planning, and sustainable development teams, and to have had the privilege of coordinating the work to secure both LEED and WELL certification,” said Réal Migneault, Associate and Sustainable Development Director at Lemay.

Retailers key to Hurricane Harvey recovery

Retail association networks have been enlisted to mend a storm-tossed supply chain and support Hurricane Harvey recovery. Residents and businesses in the flood zone will need to restock, assess damage and begin the cleanup and/or rebuilding of their properties, but some key players in that process are facing the same pressures. The Professional Retail Store Maintenance Association (PRSM) reports that thousands of stores have suffered damage, while building product suppliers and construction/maintenance contractors grapple with their own losses.

“The sooner a retailer can recover, the sooner they can begin to help the community recover. Retailers impacted by the hurricane need our help now, and PRSM can assist by connecting them with our nationwide network of suppliers and repair companies who can help them get these stores reopened,” says Bill Yanek, the association’s chief executive officer.”

Affected retailers and suppliers/contractors positioned to respond can find each other via PRSM’s Hurricane Harvey X-Change Forum, an online connection to match needs and services. PRSM’s online buyers’ guide gives members access to maintenance, repair and product supplier companies, but retailers can also contact the association directly.

“PRSM is ready to help any retailer find the suppliers they need to make repairs,” Yanek affirms. “Without access to retail stores that sell home repair products, food, clothing, etc, it will only take longer for these areas to recover.”

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