Crombie acquires mixed use site in Toronto

Crombie Real Estate Investment Trust (Crombie) has purchased a 4.5-acre mixed use site that includes McCowan Square, a retail strip plaza located at 1215-1255 McCowan Road in Toronto, Ontario.

Crombie bought the site from a third party vendor for $42 million. It’s next to the McCowan TTC Station and consists of a fully occupied 61,000 square foot FreshCo anchored plaza. FreshCo is the discount banner of Sobeys Inc. operating in Ontario.

“Our initial assessment is that there is opportunity to add significant residential density to this site over time as the property is currently not utilized at its highest and best use,” stated Crombie President and CEO Donald E. Clow.

Crombie currently owns a portfolio of 283 income producing properties across Canada, comprising approximately 19.2 million square feet with a strategy to own, operate and develop a portfolio of high quality grocery and drug store anchored shopping centres and freestanding stores and mixed use developments primarily in Canada’s top urban and suburban markets.

“These tremendous opportunities exemplify Crombie’s strategic advantage of having a strong relationship with a leading national grocery retailer,” said Clow. “Through close collaboration with our largest tenant Sobeys Inc., we are confident we can create significant incremental Unitholder value over the medium to long term.”

IKEA to open new Richmond distribution centre

A 330,540-square-foot warehouse in the East Richmond Business Park will soon be home to IKEA’s new western Canada distribution centre. It is expected to open in April 2018 and will service all four of the retailer’s Alberta and B.C. locations.

Pure Industrial Real Estate Trust (PIRET) owns the property, which was built on a speculative basis. PIRET has entered into lease agreement with IKEA to occupy 100 per cent of the site on a seven-year lease term. Located on 7031 York Road, this state-of-the-art distribution facility is the fourth and final phase of development in the Trust’s existing East Richmond Business Park. The development is expected to reach substantial completion in Q4 2017.

In 2015, IKEA Canada announced its ambition to double in size and expand coast to coast. This facility will fulfill both IKEA’s in-store and e-commerce distribution requirements in Western Canada and will be their third distribution centre in Canada.

“As IKEA continues to grow, we recognize the importance of making the shopping experience more convenient and enjoyable for Canadians,” said IKEA Canada president Marsha Smith. “Building a stronger distribution network is one of the many ways we are ensuring we meet our customer’s expectations in western Canada.”

In October 2016, the Trust announced the commencement of the development of this asset on a speculative basis for a total estimated development cost of $40.0 million.

With this new deal in Richmond, IKEA will become the second-largest tenant in PIRET’s portfolio, representing approximately 5.3 per cent of its total revenue.

Sheep’s wool insulation seen as sustainable option

Wool insulation, made from the remnants of sheering sheep, is increasingly finding its way into commercial and residential buildings across the world, in countries like New Zealand, Scandinavia and even Canada.

Here, Andrew Legge, founder and managing partner of Havelock Wool, a Nevada-based producer of sheep’s wool insulation, discusses the inherent benefits of using this material in construction, especially when it is byproduct of the textile industry.

What are some sustainable benefits of wool insulation?

Wool as insulation is a natural insulator that has evolved over thousands of years to protect sheep from the elements. Heat is not required during the production process, as no glues or bonding agents are used. As a result, wool insulation has an extremely low net embodied energy and minimal environmental impact. In addition, wool does not contain harmful chemicals and is naturally self-extinguishing. Finally, wool insulation has a long useful lifespan and can be composted when a building is repurposed, rather than end up in a landfill. We take wool that is considered too coarse for textiles and repurpose it to create high-performing insulation.

What are some other benefits?

At the end of the day, wool just makes a lot of sense on a number of levels. It’s not only sustainable, recyclable and biodegradable, but it’s also highly effective for both thermal and acoustic insulation. Nothing available today beats the water-repellant, insulating properties of wool. It consistently performs well due to its inherent ability to absorb and release moisture. In comparison, man-made insulation types are much less capable of managing moisture, which can significantly impact thermal performance and create the potential for mould and other issues. Moreover, there is no other insulation available that has the ability to absorb harmful chemicals such as formaldehyde, NOx and SO2.

Also, unlike with other types of insulation, no dust is created with wool insulation, it’s allergen-free and no protective gear is required when installing it. And, it can last for decades, maintaining its thermal performance throughout the lifespan of a typical building.

Havelock Wool production facility

How is wool insulation produced? What materials and processes are involved?

Our production process is quite simple. We source a particular blend of wool in New Zealand and, after it is thoroughly scoured (cleaned), we have it shipped via ocean freight to our factory in Reno, Nev. It is packed with a 200-ton press prior to shipping, which enables us to keep our logistics in the bottom decile from a cost and efficiency standpoint. In the factory, the wool is unpacked and then sent through one of two production lines to make either batts or blow-in insulation. After packaging is completed, we are ready to send the processed wool to end users.

Andrew Legge, founder and managing partner of Havelock Wool.

When thinking about maintenance and installation, what are the differences from traditional insulation?

With wool insulation, you can install it and forget about it, as it requires no maintenance or care after installation. The process of installing wool batts is the same as with other types of insulation. Blow-in wool insulation is also similar, though there is a slight variation in the machinery used to install it. Installers must possess the necessary equipment.

Common misconceptions about wool insulation?

The common misconception with wool is that it is not worth the additional upfront cost. Wool manages moisture and offers passive filtration, given that its amino acids irreversibly bond with formaldehyde, NOx and SO2. If you think about it, adding 0.5 per cent to your construction budget in exchange for getting a natural, healthy, long-lasting insulation material is a smart decision and good investment. Our challenge is to educate architects, builders and consumers on the benefits of wool insulation and then be a part of the conversation at the right time in the decision-making process.

Andrew Legge is founder and managing partner of Havelock Wool, which brings together leading minds in wool technology with those in alternative building products in order to build a truly renewable and sustainable alternative.

Photos by Ryan Salm Photography

Research unveils troubling facts about disinfectants

Sealed Air’s Diversey Care division released the first series of studies conducted with Purdue University, which focus on how well disinfectants kill bacteria.

The research, expected to be published in the August 2017 issue of the American Journal of Infection Control (AJIC), determined that the three tested disinfectants were significantly less effective and bactericidal at lower than label use contact times and concentrations.

“In busy healthcare facilities, disinfectants are often applied once and left to dry, regardless of the unique label instructions,” said Peter Teska, infection prevention application expert, Diversey Care. “As this study shows, disinfectants don’t live up to their claims if they get over diluted or are not reapplied as directed.”

“Choosing an Environmental Protection Agency-registered disinfectant and following label directions are key elements of effective disinfection and preventing the spread of healthcare-associated infections,” he adds.

The study

Accelerated hydrogen peroxide (AHP), quaternary ammonium compounds (Quats) and sodium hypochlorite were each tested on stainless steel surfaces at room temperature 25 degrees Celsius using EPA procedure MB-25-02. For each treatment, bacterial reduction was calculated, compared and analyzed to find key results, also related to Staphylococcus aureus bacteria, more commonly known as S. aureus.

This gram-negative bacteria is one of the five most common causes of infections after injury or surgery. The World Health Organization ranked it one of the world’s 12 most dangerous pathogens in need of R&D for new antibiotics.

The findings

All disinfectants were significantly less bactericidal against S aureus when applied for times shorter than label contact times.
All disinfectants were significantly less bactericidal against S aureus at lower than label concentrations.
AHP at 25 per cent and 50 per cent label concentrations resulted in 40.9 per cent and 75.7 per cent reductions. Quats at 25 per cent and 50 per cent label concentrations resulted in 62.5 per cent and 67.5 per cent reductions and Sodium hypochlorite at 25 per cent label concentration resulted in 50.7 per cent reduction.
The bactericidal efficacy of the sodium hypochlorite disinfectant was most tolerant to decreases in concentration and contact time. AHP followed close behind while the Quat disinfectant was the least tolerant and most affected by contact time and concentration.

Governments invest in Port Lands transformation

The governments of Canada, Ontario and Toronto are together investing a total of $1.185 billion in Waterfront Toronto. The funding will go towards projects like Toronto Port Lands Flood Protection to help protect from the risks associated with climate change.

The funding, which includes $384 million from the Government of Canada, and over $400 million each from the Government of Ontario and the City of Toronto, will help protect the region against flooding and lay the groundwork to transform the industrial area into a vibrant downtown neighbourhood.

The Port Lands Flood Protection project will take approximately seven years to complete and will be completed by Waterfront Toronto, a public development corporation established in 2001 by all three levels of government to lead the revitalization of Toronto’s waterfront.

In the last decade, global warming has resulted in an increased amount of flooding in urban areas. The project will provide critical flood protection through the creation of a naturalized mouth for the Don River. It will also help clean up contaminated soil, make developable land available, and establish new aquatic habitats and wetlands that support native species.

These changes will help support the government effort to transform the Port Lands into new mixed-use communities with residential and commercial development, including affordable housing, all to be surrounded by parks and green space.

“Port Lands Flood Protection is a key Council priority and part of the City’s vision for a vibrant, clean Toronto waterfront,” said John Tory, Mayor of Toronto, in a press release. “The major investment that all three orders of government are announcing today will unlock the potential of underutilized waterfront lands, protect the area from flooding and support Toronto’s long-term growth by creating new parks, natural areas, and mixed-use neighbourhoods – new places to live, work and play. Toronto is unique among North American cities to have such an asset on the doorstep of its downtown.”

Task chair retains throne as a staple of the office

As the office environment and the technology workers use are changing at a rapid pace, the office chair and desk remain much the same as the centrepiece of any office. However, while many organizations focus on the design and layout of the desk and furniture systems, the office chair can be an afterthought. It shouldn’t be, considering the amount of time that a typical employee sits in the chair doing work: more than 1,600 hours per year assuming a typical eight-hour workday including breaks.

For organizations, or even individuals working from a home-based office, there needs to be as much thought put into selecting the office chair as designing the rest of the office. The office chair provides a structural support for the body during sitting to reduce the overall risk for musculoskeletal injury. Spending long periods of time sitting can be stressful on the body, especially the low back, hip flexors, shoulder and forearm areas.

The design of the office chair must be able to support the body. To select the right office chair for an organization, consider price, user testing, and aesthetics.

Price

There are many different types of chairs on the market, ranging from $90 at a big box retailer all the way up to $2,000 or more per unit.

The higher the price, the more adjustability and the higher the grade of fabrics to choose from. An office chair that has an adjustable back area, arms, and other features, typically ranges from $700 to $1,200.

The lower the price, the fewer the adjustable features. There is also the risk that the chair will not fit everyone in the organization.

It’s best to visit an office furniture store to look at different models and talk to the sales representatives about the ability to do user testing to see if the chair is right for the organization. Most office furniture stores will support this type of testing.

User testing

User testing involves having different people from the organization try out the chairs. This step can be formal, with surveys and evaluation, or informal, with employees simply asked how the chairs fit.

User testing is important, as selecting the wrong chair, or selecting an expensive chair with features that will never be used, can be costly. To help with this step, most office furniture stores will allow companies to try out several chairs.

During this stage, some companies hire an ergonomist who can assist with the user trial to ensure that each chair is properly adjusted to fit each person. There are three important ergonomic features that will decrease the risk of musculoskeletal injury:

1. Adjustability of the arms, seat height and low-back areas to fit different-sized people.

2. Adjustability of both the seat height and depth, which is especially important for both larger and smaller employees.

3. Adjustability of the backrest for lumbar support and tilt.

During testing, it’s important to get a representative sample of employees who will be using the chair, including people of different heights. Some chairs may fit a tall individual well but may be too big or lack enough low back support for a shorter person. Consider quickly surveying staff on the different features of the chair, and ultimately have staff rank the chair.

Instead of lining chairs up in a row for employees to try out, have different employees use the chair for several hours in their work area. That way they can see how the chair fits them when working, what fits well, and what would need to be changed. For example, even with a great-fitting chair, some shorter employees may need a foot rest to support their lower legs. The user trial is important because the employees trying the chair will be the ones using it every day, so the chair needs to fit their bodies.

Aesthetics

When looking for office chairs, many individuals are attracted to the stuffed leather executive chair; however, many of these chairs lack the adjustability and, after a month or so, users are suffering from a sore lower back and shoulders. No matter what the design, the chair needs to be adjustable to fit the body.

Select a type of chair based on both price and user testing first, and then work with the office furniture store to look at possibilities for fabrics and design. The chair can be a beautiful piece of furniture that complements the office design or stands out as a statement piece.

Often overlooked, the office chair is one of the most important tools in the office. By taking an ergonomic approach and involving users, the process of selecting a chair can be both a safety-promoting and team-building opportunity for the organization. In addition, investing in good office chairs can help reduce operating costs by lowering time lost due to musculoskeletal injuries and contribute to a satisfying work environment.

Aaron Miller is a Canadian Certified Professional Ergonomist (CCPE) and an ergonomic consultant based in Kelowna, B.C. He can be reached at [email protected].

Toronto installs most green roofs in 2016

Toronto had the most square footage of green roofs installed out of all North American cities in 2016, followed by Chicago, Washington D.C., and Seattle, according to the 13th Annual Green Roof Industry Survey. Montreal, Vancouver and Quebec City were also on the list of top 10 metropolitan regions.

“It’s no small feat that Toronto has been recognized as the leading city for green roof installation in North America,” said Jennifer Keesmaat, chief planner for the City of Toronto. “Our Green Roof Bylaw, in effect since 2010, has resulted in a new roof-scape for Toronto, cooling the city, helping to mitigate water run off, while also adding beauty and biodiversity. A whole new industry has been spawned as a result of this initiative: it’s a win win win!”

Green Roofs for Healthy Cities (GRHC), the North American green roof and wall industry association who administers the annual survey of its corporate members, also announced that the industry grew by double-digits in 2016.

The North American green roof industry experienced an estimated 10.3 per cent growth in 2016 over 2015. The survey results also point out that there were several new municipalities reporting green roof construction in 2016. Members recorded 889 projects in 40 US states and six Canadian provinces, installing 4,061,024 square feet of green roofing.

“A year of firsts also saw Seattle (this year’s host city for the CitiesAlive: 15th Annual Green Roofs & Wall Conference, September 18-21, 2017) breaking the top five in green roof installation in 2016,” noted GRHC Founder and President Steven Peck.

Information from the survey is used to identify the shape and state of the North American green roof market and provide support for policy outreach efforts in municipalities across the United States and Canada. The survey also provides intelligence on green roof installation hot-spots, and tracks the size, source and variety of green roofs that have been installed.

Fortress completes first commercial condo project

Fortress Real Developments Inc. (Fortress) and its partner Kingridge Developments (Kingridge) have completed the construction and registration of Kingridge Square, an office and commercial condominium development located on Speers Road in Oakville, Ont. The 4.95-acre property features four buildings with unit sizes ranging from about 1,000 to 1,600 square feet.

Sales of the units began in 2014, and construction started in 2015. The first unit owners took possession of their units in early 2017. The buildings are occupied by a variety of small businesses, including accountants, tax advisors, lawyers, engineering firms, insurance agents, investment planners, realtors, construction companies and medical professionals.

The development has easy access to the QEW and is adjacent to the growing Kerr Village area, which provides the development with exposure and ease of use for the owners, tenants and their customers.

“We are very proud of Kingridge Square,” said Jawad Rathore, Fortress CEO, in a press release. “It was originally envisioned as a high-rise apartment site, but our partner Dan Marion at Kingridge immediately recognized the opportunity to shift the use to a low-rise office and commercial condo development. We were fully on board with the shift in built form, and the results speak for themselves.”

Also involved with the development were CBRE, which was responsible for selling the units, construction lender Morrison Financial and construction partner Penalta Group.

Canada sees industrial availability rates drop

More than one million square feet of new industrial supply was added to the Greater Toronto Area market in the second quarter of 2017, but the availability rate still dropped due to overall absorption of nearly 3.3 million square feet. Meanwhile, CBRE’s recently released Canada Q2 2017 Quarterly Statistics highlight generally healthy industrial performance in most major markets.

Toronto’s 2.7 per cent availability rate is the lowest among the 10 centres surveyed, while average net rents rose to $6.10 per square foot, contributing to the 9.7 per cent increase in rents since June 2016. “This is the fifth consecutive quarter wherein annual rental growth has exceeded 5 per cent,” the report adds.

That said, Toronto net rents trail the national average of $6.78 per square foot and are well below Edmonton’s $9.68 per square foot and Vancouver’s $9.19 per square foot average. Across Canada, six of the 10 surveyed cities recorded higher net rents than Toronto’s, with Montreal and nearest neighbour markets in Waterloo Region and London, Ontario, lagging.

More than 5 million square feet of new space is now under construction in the GTA, but CBRE analysts don’t foresee much exit from existing facilities. “A lack of available opportunities will encourage tenants to consider renewing existing space, which will further increase rents,” the report speculates. “Long-term leases continue to decrease in length; lease terms now average between 60 and 72 months.”

The national availability rate fell to 4.7 per cent — the lowest since 2003. Toronto accounted for the major share of the approximately 4.2 million square feet of absorption during the quarter, but only Edmonton and London saw space empty out.

Both Edmonton and Calgary continue to post industrial availability rates above the national average, at 9.3 per cent in Calgary and 8.5 per cent in Edmonton. That represents an improvement of 50 basis points over Q1 for Calgary and average net rents of $7.02 per square foot still surpass the national average, despite dropping $0.02 from Q1.

A modest 75,000 square feet of new space came onto the market in Q2, while another 357,000 square feet is under construction. Supply chain logistics play a role in the quarter’s slight upturn, but CBRE analysts predict Calgary’s industrial availability rate won’t drop below 9 per cent this year.

“Leasing activity remains bifurcated by size. For example, this quarter, activity for properties exceeding 50,000 square feet was quite active, driven by transportation and distribution-type tenants. Whereas, leasing activity for properties less than 10,000 square continued to remain very limited,” the report observes.

Vancouver is something of a parallel industrial hotspot to Toronto. Even though the availability rate rose 30 basis points, to 3 per cent, between March 31 and June 30, average net rents increased by $0.51 in the same period. Nearly 4.6 million square feet of new space is under construction — rivalling Toronto’s current activity, but likely to make more of a ripple as it hits an existing industrial market of 187.6 million square feet, or less than a quarter of the Toronto inventory.

Nevertheless, CBRE analysts attribute this quarter’s availability uptick to “one significant building returning to inventory” and are predicting a further 50-bps drop in the availability rate by year-end. “A significant amount of new supply this quarter was pre-leased, or sold, thus doing little to satisfy growing demand,” the report notes.

Canada’s first P3 Biosolids substantially complete

A biosolids facility in Calgary is now substantially complete. The Source Separated Organics (SSO) and Class A Biosolids in-vessel composting facility is the first composting facility to be delivered under the P3 model in Canada. It is also the largest of its kind in North America

The project was delivered as a public-private partnership (P3) by the Chinook Resource Management Group, a joint venture between Bird Construction and Maple Reinders. The consortium achieved substantial completion on June 29th on time and on budget.

The facility will process 100,000 wet tonnes per year of SSO, leaf and yard material, as well as approximately 40,000 wet tonnes per year of biosolids. The composting facility will make use of an advanced aerated static pile in-vessel system in order to effectively manage the dual in-bound organic waste streams.

It is the first commercial building in Alberta to be registered under LEED Gold v4, containing several sustainable design features to complement its function. For example, instead of using city water to address the demands of the 356,860 SF facility, 100 per cent of the site stormwater is recovered and used, which also relieves strain on the sewer system in heavy rainfall.

“This project provided a unique opportunity for Maple Reinders to leverage its extensive experience in Class A Biosolids and advanced SSO composting with its proficiency in the private financing of municipal infrastructure” said Reuben Scholtens, director of Infrastructure Development for Maple Reinders Group. “As Maple Reinders celebrates its 50^th year, these types of projects help set the tone for our next 50 years of unprecedented success.”

Maple Reinders’ subsidiary AIM Environmental Group will begin operations of the biosolids facility, on behalf of the City of Calgary, for a period of 10 years.

Old condo board out, new condo board in at L Tower

Owners of the L Tower voted at a June 29 meeting to remove its now-former board of directors and elect replacements, Toronto Standard Condominium Corporation No. 2449 reported in a news release issued yesterday by Duka Property Management.

The meeting was requisitioned under section 46 of the Condominium Act, which requires the support of owners representing at least 15 per cent of a corporation’s units to proceed. The meeting was called after reporting by the CBC relating to the now-former board raised concerns for owners, which the news release cited as one of the reasons for the requisition.

The removal of directors requires the support of owners representing more than half of the units in a corporation, as per section 33 of the Condominium Act. At the 57-storey, Daniel Libeskind-designed L Tower, 363 owners in the 591-unit condominium voted in favour of removing its now-former board.

Owners voted to elect as their new board Eric Sprott, Fauzia Ahmed, Jim Smith, Steve Szentesi and Francis Fernandes, who collectively possess accounting, business, condo board and legal experience.

“We are pleased to announce this important change in the leadership of the L Tower in Toronto, which is one of the city’s most iconic and prestigious condominiums,” said the president of the L Tower’s board of directors. “The new board of directors, all of whom live or own units in the building, looks forward to advancing the interests of owners and maintaining and improving this landmark Toronto condominium.”

The performance audit, completing the final stages of construction, the reserve fund, aesthetic enhancements and ensuring owners receive value for service will be top of mind as the L Tower’s new board focuses on major building priorities to start.

AIBC exhibit pays tribute to architect Bing Thom

The Architectural Institute of British Columbia’s (AIBC) Architecture Centre Gallery is hosting ‘Building Beyond Buildings’, an exhibit that pays tribute to the work of Bing Thom Architects’ iconic founder, Bing Thom. Opening on July 20, 2017, the exhibit is a visual journey featuring some of Thom’s award-winning works as well as the firm’s latest projects.

“Bing Thom was a true visionary who demonstrated how architecture impacts and enriches our communities. We are delighted to host such a visually stunning exhibit in the Architecture Centre Gallery. Our hope is that guests will leave with a greater appreciation of the role architects play in shaping our cities,” says Mark Vernon, CEO of the Architectural Institute of B.C.

Woven throughout the exhibit are two lines of exploration: cultural sustainability and material assembly. The title of the exhibit, ‘Building Beyond Buildings,’ is an expression borrowed from the firm’s founder, Bing Thom Architect AIBC, who passed away unexpectedly in 2016. The title describes the power and potential of architecture to transcend brick-and-mortar and shine light and vitality into communities. Thom believed architecture enriched the lives of those it touched and that buildings contributed to part of a living ecosystem.

“This exhibit is a celebration of Bing Thom, the firm, and the journey we have shared with him. It is an expression of gratitude for the values Mr. Thom instilled in the practice and for these same values that will carry the firm forward,” says design principal Venelin Kokalov at Bing Thom Architects.

Bing Thom studied architecture at the University of British Columbia and the University of California at Berkeley. He was a student of famed architect Arthur Erickson and founded Bing Thom Architects in 1982. The firm has designed numerous award-winning projects in the Lower Mainland and abroad. Local landmarks include the Chan Centre for the Performing Arts at UBC, Guilford Aquatic Centre, and the Surrey City Centre Library. His influence lives on through the generations of architects he mentored and through the buildings he infused with his design vision.

Presented in the AIBC’s newly renovated 1,000 sq. ft. gallery space, the exhibit will be on display from July 20 through to August 21, 2017. Admission is free and open to the public Monday through Friday 9 a.m. to 4:30 p.m.

Memorial University commits to energy savings

On July 10, Memorial University signed an agreement with Honeywell to commence the second phase of an energy performance contract (EPC). Initially started in 2008, the purpose of the contract is to find ways to save energy and reduce the university’s utility costs.

The second phase of the program is valued at $28.4 million, is fully guaranteed and will be funded through energy savings. The program focuses on energy-efficient solutions to upgrade facilities, reduce operating costs, improve indoor air quality and reduce environmental emissions.

“We’ve experienced great success with the initial phase of this program,” said Ann Browne, associate vice president of facilities, in a press release. “We are eager to continue campus improvements through this program and welcome the cost and energy consumption benefits.”

An EPC program allows the university to upgrade infrastructure without significant capital investment. Phase one of the program targeted eight major facilities on the St. John’s campus, with performance exceeding annual targets. Phase two is targeting 45 facilities on the St. John’s and Grenfell campuses. The program includes the installation of high-efficiency lighting and controls; upgrades to heating, ventilation and cooling equipment; upgrades and optimization of building system and equipment controls; and sealing air gaps in windows and doors to more effectively maintain conditioned air.

Not only will the EPC program help with reducing costs, but it will have a significant environmental impact, cutting annual greenhouse gas emissions by an estimated 1,634 tonnes based on the published Environment Canada conversion factors for Newfoundland and Labrador, which is equivalent to removing 547 cars from the road.

“The university is facing fiscal challenges, and significant demands regarding deferred maintenance,” added Browne. “This makes innovative, self-funded projects ideal. This work will result in nearly $28.4 million in capital investment in infrastructure to occur and be totally funded from the savings.”

A targeted $6 million of critical deferred maintenance will be addressed during this phase of the program. Additional benefits include reduced energy and operational costs; greater environmental stewardship; improved comfort and safety; improved learning environments; minimized financial and technical risk; and the achievement of guaranteed results.

Honeywell started its EPC program in 1981 with the province of Newfoundland and Labrador, where their first Canadian program was implemented. Since then, Honeywell has delivered more than 250 EPCs across Canada.

“Our energy and infrastructure renewal program provides a means to implement improvements through a self-funded model,” said Luis Rodrigues, vice-president of the energy services group at Honeywell Building Solutions. “We applaud Memorial University for continuing their quest to improve the university’s infrastructure through an environmentally and fiscally responsible approach.”

Ontario invests in upgrades, repairs at 131 hospitals

Ontario is investing a total of $175 million through the Health Infrastructure Renewal Fund (HIRF) to provide repairs and upgrades to 131 hospitals across the province this year. HIRF was established in 1999 with the purpose of assisting hospitals in renewing their facilities.

This funding will go towards critical improvements to hospital facilities, including upgrades or replacements to roofs, windows, heating and air conditioning systems, fire alarms and back-up generators.

“These repairs and upgrades are crucial to ensuring all patients get the help they need now and in the future,” said Dr. Eric Hoskins, Minister of Health and Long-Term Care, in a press release. “By upgrading our hospitals’ infrastructure, we are helping Ontarians get the best health care close to home.”

The 2017 Budget includes $7 billion allocated to improving access to health care, expanding mental health and addiction services, and enhancing the experience and recovery of patients. As part of the 2017 Budget, Ontario is also spending an additional $9 billion to support the construction of new hospital projects.

“On behalf of Ontario hospitals, I’d like to thank the Ontario government for recognizing the need for this vital investment,” added Anthony Dale, president and CEO of the Ontario Hospital Association. “Given the continued capacity pressure facing hospitals as a result of a growing and aging population, ongoing investment in equipment upgrades and building repairs is needed to extend the life of all hospital facilities to maintain access to frontline services.”

Better manage utilities in multi-res buildings

As people continue to flock toward big cities for work, mixed-use multi-unit residential buildings (MURBs) present the perfect living solution for urban centres. Containing both residential and commercial spaces, such as shops, offices and restaurants, they create a mini community in which their residents can live, work and play.

City planners love mixed-use MURBs, since they help contribute to the walkable neighbourhoods that planners strive to create in urban markets. Mixed-use developments also have helped make better use of a city’s existing infrastructure, since purely residential neighbourhoods are mostly vacant during work hours, resulting in underutilized city infrastructure. Developers also favour mixed-use residential buildings, since they allow for a more efficient use of land and reduce long-term maintenance costs by distributing them between various tenants.

Multi-residential buildings, unfortunately, are less energy efficient than single-detached homes, consuming 292 equivalent kilowatt hours per square metre compared to 258 equivalent kilowatt hours per square metre, according to Canada Mortgage Housing Corporation (CMHC). With the volatility of utility costs, it’s an area more people are looking at and asking, “How can I better manage my utilities?”

A restaurant has very different utility needs than a retailer or a residential unit. Rather than bulk metering, which measures the energy consumption of the entire building and estimates fair distribution among residents, sub-metering permits more accurate allocation of energy costs by allowing for a more specific allocation of utility consumption between units and shared areas.

To allocate utility costs, sub-metering breaks out spaces into two types of facilities. First, there are dedicated facilities that a specific group of people use as they wish, such as residential units, commercial spaces and retail shops. Second, there are shared facilities, consisting of areas, amenities and services that people from the entire building use, such as exterior lighting, parking garages, lobbies and corridors, elevators, gardens and water features.

There are two types of sub-metering design for mixed-use buildings: scattered and branched. The main difference between the two designs is whether the electrical loads (lighting panels, elevators, etc.) and mechanical loads (plumbing, boilers, etc.) are grouped physically and functionally based on the units they serve (residential, commercial, hotel, etc.). A scattered design sounds exactly like its name. The loads are not grouped together based on the unit they serve, and require many sub-meters that need to be aggregated to allocate bulk utility usage per unit. A branched design uses fewer meters, grouping them together physically and functionally based on the unit they serve, making it easier to allocate bulk utility usage per unit.

The more efficient of the two designs is the branched system, which uses fewer meters, and allows for a more straightforward billing agreement. Scattered designs are usually deployed when there needs to be an accommodation to already completed electrical systems, making sub-metering more complicated and costly. One thing to consider is that a branched design requires advanced planning. Therefore, best practice is to get an experienced sub-metering provider involved as early as possible to find and integrate efficiencies in a MURB’s sub-metering design.

In areas where sub-metering is not implemented in a mixed-use building, either due to cost constraints or design complexities, other cost allocation methods for shared spaces would be employed. Utility allocation in these instances can be derived by square footage, anticipated usage, defined percentages or a combination of these methodologies. Regardless of the decision that is made, it must be justifiable and easy to explain, since all stakeholders need to be in agreement about how utilities costs for shared spaces will be divided among occupants. Demonstrating accuracy to all stakeholders is integral to maintaining the credibility of the sub-metering program.

In addition to more accurate utility allocation, sub-metering has other benefits, such as a positive impact on the environment. Sub-metering promotes energy efficiency, contributing to certifications such as LEED and Toronto Green Standard, which is an attractive selling point to all stakeholders. In addition, tracking energy consumption trends promotes energy literacy and empowers consumers to take ownership over their own energy consumption. In fact, it’s been found that consumption increases for suites that aren’t sub-metered and billed individually, with residents using 12 per cent more electricity and 15 per cent more water, according to CMHC.

Business operations also benefit from sub-metering. Sub-metering increases transparency, accountability and fairness for all mixed-use development entities. It allows seamless allocation of utilities bills, which reduces the administrative burden on property managers. In addition, with bulk billing, a single entity typically takes on the financial burden of monthly invoices of greater than $100,000.

Sub-metering can help reduce utility costs, which make up a large chunk of operating costs. Sub-metering also makes suites more desirable by helping to lower maintenance fees.

Looking ahead, it’s important to consider creating efficiencies — not only in how cities and buildings are planned, but also in how these communities are powered. In the effort to create communities that serve multiple needs, by accurately accounting for energy usage, sub-metering can help contribute to more environmentally responsible citizens and more sustainable cities.

Kevin Neild leads customer operations at Enercare. He has 20-plus years of experience in the retail energy, telecommunications and mining industries. He also holds both an MBA and CPA designation.

Ottawa’s transformed National Arts Centre opens

On July 1, Ottawa’s National Arts Centre (NAC) inaugurated a new building wing, the first transformation the building has seen in 50 years. Diamond Schmitt Architects designed new public spaces and a new entry which connects the National Arts Centre to Confederation Square and the Parliamentary Precinct for the first time.

The new wings feature transparent architecture that contrasts the fortress-like exterior of the existing structure. When the National Arts Centre was built in the 1960s, it was designed to be accessible only by car. The new entrance of the rejuvenated NAC is designed to meet the needs of a modern audience by allowing pedestrian access.

The new wings are constructed of exposed wood structure and ceiling coffers of Douglas fir and framed on a custom-designed glass curtain wall system, while floors feature Ontario limestone. The new lobby is formed as a series of six major spaces, each shaped to support a variety of program events, while together they create a dramatic public venue.

“The NAC can now support activity throughout the day in light-filled spaces designed to engage the public and become the crossroads for the performing arts community,” said Donald Schmitt, principal, Diamond Schmitt Architects, in a press release.

The new entrance features the Kipnis Lantern, a digitally-enabled beacon that is visible from broad vantage points. It will be able to live stream artistic production from the National Arts Centre and from across Canada.

The new North Atrium features public space for education, pre-concert gatherings and small concerts. An upper-level Lounge presents views of Confederation Square and Parliament Hill. A transformed Fourth Stage will face Elgin Street in the second phase of the transformation, expected to be completed in the autumn.

Diamond Schmitt also completed a renovation of the NAC’s main auditorium and expanded the Panorama Room, now sized for over 600 patrons.

“Thanks to Donald Schmitt’s brilliant design, today the NAC embraces the nation’s capital, and emerges from its original concrete structure into an open, transparent and modern public building, to become the living room of the city,” said Peter Hernndorf, president and CEO of the National Arts Centre.

Canada enforces new regs for handling workplace asbestos

Canada enforced changes to occupational health and safety regulations on asbestos today. The federal government also declared new amendments under the Canadian Environmental Protection Act, updates to national building codes to prohibit the use of asbestos in new construction and renovation projects and support for listing chrysotile asbestos to the Rotterdam Convention as a hazardous material.

Employers are now required to include an asbestos exposure management program and provide education and training for employees involved in asbestos-related work activities, such as handling, removal, repair or disturbance of asbestos-containing materials that could expose employees.

In December 2016, the country announced it was banning asbestos by 2018. These new amendments to the Canada Labour Code, which are “long overdue,” according to Patty Hajdu, minister of employment, workforce development and labour, are the next step in lowering the risk employees face with asbestos in the workplace.

Provisions will ensure consistency with most provincial and territorial regulations for airborne asbestos fibre, while aligning the asbestos exposure standards with the highest, safest standard in Canada and internationally.

Through the Hazardous Substances Working Group, federally regulated employers and employees were consulted on these amendments including the requirements for employers to develop and implement an asbestos abatement and exposure management program.