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Courting tenants with office staging a rising trend

An increasing number of landlords across Canada are refreshing old office space with new build outs in order to attract smaller companies and growth tenants and to remain competitive in markets filled with new office towers and high vacancy rates.

While this concept of office staging isn’t relatively new, Werner Dietl, executive vice-president and regional managing director in CBRE’s downtown Toronto office, has flagged it as a growing trend over the past 18 months.

According to CBRE’s recently released report, Office Staging, fit-outs, primarily a residential practice, are notably increasing in established markets across Canada.

Overall, repositioning small, vacant spaces around the modern needs of potential tenants, from breakout rooms and kitchens to a mix of open concept and private office areas, helps larger landlords compete with other co-working spaces. And landlords of Class B and C properties can better compete with new builds by offering tenants modern amenities and layouts. Startups and smaller enterprises need flexible and creative options. The idea is that if landlords can quickly provide this ready-to-go space with a short-term commitment, as a result, they are also cultivating partnerships and opportunity along the way. According to CBRE Research, one-third of co-working users expect to graduate to leased offices. Until then, these tenants might not want to sign a ten-year lease or may look to Class B buildings, or even alternative environments.

“Instead of doing that, the tenants can move into traditional office space that is all built out, do a five-year deal and then decide, five years later, to grow within the landlord’s portfolio or move onto something else,” notes Dietl. “It allows a different type of tenancy to come into larger Class A assets. That tenant becomes a client of the landlord who can potentially create solutions for them, and it allows landlords to create a relationship with those growth tenants.”

Efficiency is another attractive element from a tenant perspective. The construction and design timeline to process plans and carve out a suite hinders a company or new division from smoothly transitioning into a functional business.

“Larger tenants typically want to build out their offices themselves, whereas growth tenants are focusing their energy on their company growth and don’t want to be bogged down with the hassle of designing their office space,” Bob MacNicol, senior vice-president of Brookfield Properties, said in the report.

“Another valuable factor is the space is usually built out at a lower price per square foot by the landlord,” notes Dietl,

At least in Toronto, it is estimated that office staging costs a landlord between $50 to $100 per square foot, which is often less than what a tenant would pay because landlords are experienced with build outs and economies of scale. They have also developed relationships with contractors whom they use on various projects, which create better bargaining power. Landlords can expect to get a return on their investment after units are turned over because only minor renovations are usually needed. Meanwhile, higher rental rates ($4 to $10 per square foot) offset the price of the initial renovation.

Growth tenants also create a hedge amongst other tenancies, differentiating landlords against others in the marketplace. These types of tenants are necessarily industry specific, but particularly in Toronto and Vancouver, they tend to work in high tech and media. Dietl says landlords don’t necessarily need to know what kind of growth tenants will be moving in, as long as there is an open plan that can accommodate work stations versus the more traditional private boardroom style.

When creating that space, it is advised not to build it out too excessively. Tenants are attracted to open concept with flexibility to lay out collaboration spaces to share ideas. The space needs to be left open to plan for that type of work station, along with the furniture designs and equipment that may come with it.

“Every business has some form of creativity to it—some more than others —but there is this feeling that an office doesn’t have to be this dodgy vanilla box anymore; you can get creative and have a little fun,” says Dietl. “That’s a payment back to employees who spend most of their time in that space.”

office staging 2

Units ranging from 1,000 to 5,000 square feet are increasing in Toronto and Montreal in order to attract growing companies and fill empty space. In Calgary, because vacancy is up, landlords are building smaller units between 2,000 to 4,000 square feet to compete with subleases. Smaller tenants there are looking for short-term leases in open concept space. (From CBRE report, Office Staging)

 

 

 

 

Largest wood design conference set for Vancouver

Building and design professionals from B.C. and across the continent will converge in Vancouver for what is expected to be the largest conference on wood design and construction in North America.

The upcoming 2017 Wood Design & Construction Solutions Conference is taking place on Tuesday, February 28 and Wednesday, March 1 at the Vancouver Convention Centre – East. Presented by Wood WORKS! BC and the Canadian Wood Council, the conference is part of Wood Week BC., four events happening over 10 days on the latest trends and topics on wood design and construction with a range of educational and networking opportunities.

Current trends and important new topics will be highlighted over two days, including mass timber and hybrid system design, transformative building technologies, recent innovations, off-site prefabrication, sustainability and fire and acoustic performance.

Distinguished speakers will be coming from across Canada, the U.S. and from around the world, including Austria, Switzerland, New Zealand, Australia and the U.K. Themed seminar streams and an expanded program will be featured, including a dedicated seminar stream for contractors and builders. An exhibit hall and wood product experts will provide a venue for interaction and information-gathering for delegates.

“Climate-friendly and technologically advanced wood products and systems are recognized as significant game-changers in our future built environment. It is wood that’s playing a leading role in ground-breaking and distinctive structures in B.C. and beyond,” explained Lynn Embury-Williams, executive director, Wood WORKS! BC. “Wood WORKS! BC is pleased to support B.C.’s building and design community with renewed learning and collaboration opportunities at the Wood Design & Construction Solutions Conference.”

B.C. builders and designers are increasingly embracing wood products and systems for their many advantages, such as speed of construction and environmental benefits, appreciating that wood stores carbon and is the only renewable building material. The reduced carbon footprint and embodied energy play an important role in sustainable development and climate change mitigation.

“Continued innovation in B.C. wood design in taller, larger and more complex wood buildings, confirms that proficiency and ingenuity using technologically advanced wood products and systems are essential for the future of building and design,” concluded Embury-Williams.

Survey pools Canadian hotel investment trends

Interest remains strong among Canadian hotel investors, but according to a new survey more than half of investors say the state of the Canadian economy remains the largest factor impacting decisions.

According to results from Colliers International Hotels’ 2017 Canadian Hotel Investment Sentiment Survey, last year boasted high hotel transaction activity ($4.1 billion) and strong activity is predicted for 2017, but with a “cautious frame of mind.”

The survey, conducted in late 2016 in conjunction with the Ted Rogers School of Hospitality and Tourism Management at Ryerson University, reached about 100 investors who currently own Canadian hotel properties or are actively seeking investment opportunities in Canada. The survey benchmarks results and identifies trends in the lodging industry.

Here are ten factors influencing decisions to invest in the Canadian hotel market:

1. Regionality was a major theme in 2016, with notable strengths in Central Canada (Ontario and Quebec) and British Columbia, while energy linked provinces (Alberta, Saskatchewan and Newfoundland) grappled with a softer economic climate. More investors are pursuing investments in Eastern Canada. Since 2014, such interest has risen five per cent.

2. Forty five per cent of respondents say that buying is their prime investment strategy for the next 12 months, while renovations and expansions have increased over the past two years.

3. The amount of investors building new hotels as a main strategy has remained flat since 2013.

4. For 2017, only five per cent of investors say selling is their primary strategy, but 40 per cent are considering disposing their hotel assets. Reasons for selling remain the same: recycling capital and timing the market.

5. The ideal size for new or acquired hotel properties ranges from 101 to 175 rooms, followed by smaller properties of 51 to 100 rooms. Full-service and limited service properties are preferred over select service assets.

6. Forty four percent favour urban markets, such as Toronto, Ottawa, Calgary, Vancouver and Montreal. However, pricing and construction costs are pushing investment in secondary markets including Victoria, B.C., Niagara Falls, Ont., Whistler, B.C., rural Ontario and Alberta mountain resorts. Suburban markets are steadily increasing, growing from 21 per cent in 2014 to 26 per cent in 2016.

7. On the financing front, more than half of investors believe debt availability will grow more difficult this year. Almost 80 per cent expect fixed interest rates to drop five per cent in 2017. Those expecting higher rates spiked nine per cent over the past 12 months. Banks and credit unions are still the common source of financing for acquisitions and new developments, but credit unions continue to be a growing trend and in secondary markets where they are commonplace.

8. Cap rates are expected to remain stable through 2017, while 38 per cent of investors expect them to increase.

9. Apprehension mounts over the Canadian economy. Almost 60 per cent of investors say they feel somewhat to very concerned, but have a more positive view for Canada over the next three to five years.

10. The most significant macro-economic factor influencing investment decisions was the state of the Canadian economy, availability of credit and overall demand trends.

 

Resolving strata disputes through the CRT

It has been said that a good neighbour is one who smiles at you over the back fence, but does not climb over it. When it comes to strata living, a fence is a luxury that many do not have. Where there is increased density, neighbour disputes are bound to arise.

As a strata lawyer, the common complaint heard over the years is that litigation is prohibitively expensive. The British Columbia government heard this complaint as well, and has now established the BC Civil Resolution Tribunal (the CRT). The CRT is designed to be accessible to individuals who need an affordable, quick, and practical way to resolve a strata dispute. The website is user-friendly and can be accessed at all times of the day or night. Many of the barriers have been removed and complaints are pouring in.

What should a strata corporation do to prevent a complaint?
Strata managers in British Columbia should encourage strata corporations to comply with the British Columbia Strata Property Act, and to make fair and consistent decisions. The kinds of complaints that the CRT is already dealing with include inadequate notice of a general meeting, document disclosure, breach of duty to repair, unapproved expenditures, and alterations.

What should a strata corporation do if it receives a CRT Notice of Dispute?
A strata corporation that receives a Notice of Dispute must respond within 14 days of the date that it was delivered. A Notice of Dispute can be delivered to any individual council member, and it is important that council members understand the importance of providing it to their strata manager, and getting legal advice without delay. A Dispute Response Form can be filed using the CRT website, and one council member must be designated as the contact person. The contact person should be someone who is in a position to respond promptly to email correspondence, and who has knowledge of the facts related to the dispute. It should also be a person who is willing to negotiate. The CRT will encourage the parties to reach a resolution. However, if they cannot do so, an independent CRT member will decide the outcome of the dispute based on information provided by the parties. The decision can be enforced in the same manner as a court order.

CRT Decision
On November 24, 2016, the CRT issued its first reasons for decision in The Owners, Strata Plan LMS 2900 v. Matthew Hardy. It was an application by a strata corporation for an order preventing an owner from smoking cigarettes and marijuana in his strata lot, contrary to the bylaws of the strata corporation. The smoke was causing a nuisance to surrounding owners. The CRT concluded that the smoker was in breach of the strata corporation’s bylaw and ordered him not to smoke on any part of the strata plan, including the strata lot, common property, and limited common property. The order will be enforceable in the Supreme Court of British Columbia as soon as the time for appeal has expired (i.e. 28 days from the date that the smoker receives notice of the final decision). More decisions will be coming.

Conclusion
Many strata corporations and strata managers in British Columbia have feared the introduction of the CRT, because it gives owners a great opportunity to complain. However, the first reasons for decision show that the CRT can also be a valuable tool for strata corporations. There is now an option for dealing with problem owners who have failed to comply with the bylaws. There is also a simple and affordable way to collect fines and chargebacks. The CRT is the new reality in strata, and it is wise for strata corporations to use it to their advantage.

Jennifer Neville is a strata lawyer with Hammerberg Lawyers LLP in Vancouver, British Columbia.

Oxford Properties accelerates its smart and connected building strategy

Rogers Communications and RYCOM Corporation will implement the Cisco Smart Building platform across Oxford Properties’ entire Canadian commercial and retail portfolio by the end of 2017.

The project boasts numerous benefits. It aims to better satisfy tenants, giving them greater control over their space. Data gathered in the process will also give property owners and tenants a deeper understanding of space utilization, energy consumption, security, and environmental and maintenance needs.

Tenants and owners can then use the knowledge to define their ideal environment for employees, customers and day-to-day business operations.

“The relationship between Rogers and RYCOM accelerates our ability to deploy our chosen Cisco Smart Building platform to transform our retail and office properties across Canada into smart and connected buildings – providing our tenants with the ability to rapidly leverage industry innovations to drive operational efficiencies within their space and ultimately improve their overall business yield,” said Andrew McAllan, senior vice-president at Oxford Properties. “Tenant expectations evolve daily, and we are wholly committed to continuing to invest in, demonstrate the benefits of, and innovate to be a leader in smart and connected buildings in order to meet and exceed the expectations of our valued tenants so that they are able to achieve outstanding business success in the short and long term.”

“Our collaboration with Oxford Properties began over six years ago, and together we have made significant developments in testing, deploying, and refining Cisco Smart Building solutions in several high-profile Oxford projects, including our home in RBC WaterPark Place,” said Bernadette Wightman, president, Cisco Canada. “As a result of our work together, our Cisco Toronto Innovation Centre has become a global showcase for smart building solutions, including converged HVAC and digital ceiling solutions.”

Employees benefit from workplace flexibility: survey

A new study commissioned by Regus finds that 71 per cent of respondents agree that flexibility with hours and work locations allows them to go out and meet people more often.

Workers report that working closer to home, at least some of the time, enables them spend more time socializing. The survey also found that 58 per cent of workers with flexible hours are likely to shop in their own communities, helping to boost the local economy.

Regus commissioned research canvassing over 1,600 business people in Canada. The survey found that flexibility and working closer to home helps to create a sense of community in various ways. For example, local business benefit and workers are free to get out and meet up with their friends and family frequently. This new attitude about work has become important to many business people, as 65 per cent of those surveyed said that any job they take should offer flexible working.

The survey also found that working closer to home contributed to a healthier workforce, as 52 per cent of respondents said that reducing a long commute to work means they get more sleep. Meanwhile, 56 per cent said the shorter commute is preferred because it helps them find time to eat healthier.

Other than health, respondents cited colleagues as another reason to work away from the office, as 47 per cent said flexible working means they don’t have to put up with the unpleasant personal habits of their colleagues. Getting away from boring coworkers is less of a concern, as only 39 per cent of respondents listed them as a reason to work out of the main office.

“Flexible working is recognized as a key element of staff retention and motivation, but the results clearly confirm that it plays a key role in helping workers decide whether they will even consider taking a job or not,” said Wayne Berger, Regus VP for Canada, in a press release. “While the health and morale benefits of flexible working are apparent, the study also reveals that allowing people to work closer to home, at least some of the time, can have a positive economic impact on local communities. Small businesses such as cafes and shops can tap into a new set of regular customers throughout the work week.”

Ontario invests in the improvement of over 200 local facilities

To celebrate its 150th anniversary as a province, Ontario is investing $25 million in the improvement and renovation of 203 sports facilities, parks, senior centres and other community spaces to help bring positive change to communities and families across the province.

Eleanor McMahon, Minister of Tourism, Culture and Sport, made the announcement recently while on hand at Gilda’s Club Simcoe Muskoka in Barrie, which will receive $24,000 through the Ontario150 Community Capital Program to make important infrastructure improvements. Gilda’s Club is an organization that provides free social and emotional support for people whose lives have been impacted by cancer.

“The Ontario150 Community Capital Program will positively impact people right across the province by improving public spaces like parks and youth centres,” said Minister McMahon. “Our investments in these important projects will bring a strong social, cultural and economic legacy for our communities for years to come.”

The Ontario150 Community Capital Program will help not-for-profit organizations, municipalities and Indigenous communities renovate, repair and retrofit existing community and cultural infrastructure. The investments will be used to increase accessibility, improve safety and maximize community use of public spaces. The program is being administered by the Ontario Trillium Foundation, one of Canada’s largest granting foundations.

“In order to build something lasting, you have to start with a strong foundation. Through the Ontario150 Community Capital Program, the Ontario Trillium Foundation is celebrating the good work done in communities by ensuring they have the infrastructure they need to continue making Ontario a healthy and vibrant place to live,” added Janet Yale, Board Chair at the Ontario Trillium Foundation. “We are proud to deliver this key program on behalf of the Government of Ontario to mark a major landmark in the history and fabric of our province, helping services in communities reach their next milestones.”

Chris Gardner joins ICBA as president

The Independent Contractors and Businesses Association of British Columbia (ICBA) has named Chris Gardner as its new president.

Gardner replaces Gord Stewart, who was appointed to the role in December of last year. Stewart will remain with the organization as a consultant until the end of 2017. Former president Philip Hochstein, who retired at end of 2016, will also remain on in a consulting role until the end of 2018.

“The board believes that Chris has the right mix of education, experience and energy to lead the ICBA in the next phase of our exciting future,” said ICBA board chair Rick Boates. “Just as importantly for the organization, Chris shares a deep commitment to open shop values and to a strong free enterprise economy.”Chris_president

Gardner’s previous roles included working as executive vice-president of modular construction firm Britco and as senior vice-president of Civeo, a workforce logistics company. He also had a role in the provincial government as principal secretary to premier Christy Clark in 2014 and 2015. Gardner has served on the board of both BC Ferries and the Fraser Health Authority.

ICBA’s leadership team includes Dr. Lindsay Langill, vice president; Mike Davis, regional vice president; and Alain Bergeron, president of ICBA Benefit Services Ltd.

 

Fortress, Kingridge sell Oakville commercial site

Fortress Real Developments (Fortress) and Kingridge Developments (Kingridge) have sold a six-acre commercial site in Oakville, Ontario to the Region of Halton.

“We purchased these lands in Oakville just over 18 months ago and are pleased to have sold them to the municipality to the benefit of all stakeholders, said Fortress CEO Jawad Rathore.

The lands are located just north of the Queen Elizabeth Way (QEW) at 1099 and 1105 Bronte Road. Since the lands were acquired in 2015, Fortress and Kingridge co-managed the development, which was to consist of five buildings, including retail stores, office condominiums and self-storage space.

“We are always seeking out lands that have a strong inherent value, and in this case the region had an immediate need to secure this parcel,” added Dan Marion, president of Kingridge.

For interested purchasers who had expressed interest in the Bronte development, Fortress and Kingridge are offering them opportunities to purchase a unit in their other recently completed commercial project in Oakville, Kingridge Square.

“With another solid year of population and employment growth in the GTA, demand for office space was up sharply in 2016, with 2.7 million square feet absorbed per Altus Group data, the highest level since 2007,” said Fortress Senior Vice-President Ben Myers, adding, “Oakville is one of the most desirable suburbs, and we’ll likely see more demand for office and commercial developments in this market, especially for projects with quick access to the QEW.

FRPO appoints new president and CEO

The Federation of Rental Housing Providers of Ontario (FRPO) is pleased to announce the appointment of Jim Murphy to the position of president and CEO. Murphy will be replacing Scott Andison, who held the post for three years and drove significant change to the industry while delivering many positive accomplishments for the organization.

Murphy will be picking up  where Andison left off, working with the Board and the membership to address the issues facing Ontario’s rental housing industry. Prior to joining FRPO, Murphy enjoyed a distinguished career in both association management and the public sector.  Murphy is returning to 20 Upjohn where he served as Director of Government Relations for the Greater Toronto Homebuilders Association, now BILD, several years ago. More recently he was president and CEO of the Canadian Association of Accredited Mortgage Professionals and CEO of the Insurance Brokers Association of Ontario. Murphy also served as Chief of Staff to the Hon Al Palladini at Queen’s Park.

“This is an exciting time to be joining FRPO and working on rental housing issues,” Murphy said. “The association is strong financially and is supported by a great staff.  I look forward to meeting members and furthering the important role played by rental housing providers across Ontario.”

“In our efforts to identify a leader to promote FRPO in the next stage of our success, Jim differentiated himself in terms of his understanding of FRPO issues, his passion for our mandate and his overall professionalism,” said Mark Kenney, Chair FRPO. “Please join the Executive and Board in extending our congratulations to Jim on this appointment and our best wishes for his continued success.”

 

Legrand acquires lighting manufacturer

West Hartford, CT-based Legrand, North America, a global specialist in electrical and digital building infrastructures, has acquired Original Cast Lighting, Inc. (OCL), a lighting manufacturer based in St. Louis, MO, that offers decorative and custom lighting fixtures designed for commercial applications using the latest technology.

“This market continues to grow as digital technology transforms product offerings, while lighting designers and specifiers drive demand for more innovative and contemporary lighting solutions,” said John Selldorff, CEO of Legrand North and Central America, in a press release. “The acquisition by Legrand will strengthen OCL’s ability to offer a full complement of innovative, attractive and solution-oriented lighting products that meet customers’ evolving needs and transform the spaces where our customers live and work.”

OCL will continue to operate as a standalone business within Legrand, North America. “For over 44 years, OCL has been dedicated to designing lighting fixtures that enhance building environments, create energy savings, and respond to the evolving needs of the design community,” added Josh Shapiro, president of OCL. “Joining forces with Legrand, North America will enable us to greatly enhance our ability to expand our product offerings and to bring those products to market much faster than we could have in the past.”

MLSE LaunchPad reaches completion

PCL Constructors Canada Inc. (Toronto) celebrated the completion of MLSE (Maple Leaf Sports and Entertainment) Foundation’s MLSE LaunchPad, the first North American youth-focused collaborative space to leverage sports, education and research to promote social change. An unveiling event for the facility took place on January 26, 2017.

“As MLSE LaunchPad’s construction management partner, PCL is proud to celebrate completion of the project and we congratulate MLSE Foundation, Toronto Community Housing and the City of Toronto on their inspiring vision for this ground-breaking community development project,” said Jim Dougan, PCL president of Eastern Canada operations, in a press release.

For this project, PCL fitted out 42,000 square feet of shell space into classrooms, sports courts, a teaching kitchen, climbing wall, change rooms, washrooms, offices and storage, as well as completed upgrades to mechanical and electrical spaces.

PCL will be recognized by MLSE Foundation as a Building Partner and will be listed on MLSE LaunchPad’s Donor Wall of Fame for pledging over $1 million to the construction with support from its trade partners, who will all be individually recognized for their fundraising efforts. Trade partners include Sprint Mechanical, Anco Contracting, L&L Painting and Decoration, Limen Group, SC Floors, Westpoint Construction, Plan Group, Merit Glass, Northwood Surfaces, Guide Woodworking, and Maple Terrazzo, Marble & Tile.

“We would like to commend our trade partners and suppliers who not only played a key role in bringing this transformation to life, but who brought MLSE Foundation’s vision even further to reality by donating funds to support construction of the project,” added Dougan.

The unveiling event was attended by nearly 400 donors and guests. Festivities included an official first hockey goal by former Toronto Maple Leafs player Shayne Corson, first basket by former Toronto Raptors player Jamaal Magloire, and first soccer goal by former Toronto FC player Dwayne De Rosario.

MLSE LaunchPad was constructed on the once-intended site of a community roller rink on the first level of a Toronto Community Housing apartment complex, which sat vacant for two decades before this project began.

Teknion wins two 2017 Green Good Design Awards

Teknion’s Zones furniture collection and Focus demountable wall system were recently recognized with 2017 Green Good Design Awards for sustainable design.

The awards are presented by The European Centre for Architecture Art Design and Urban Studies, and The Chicago Athenaeum: Museum of Architecture and Design. Green Good Design celebrates the world’s most important examples of sustainable design in architecture, landscape architecture, urban planning projects, product, packaging and graphic designs, and develops a public awareness program about which global companies lead the charge in world ecological and sustainable design.

“Advancing sustainability has long been fundamental to our culture and everything we do,” said Scott Deugo, Teknion’s chief sales and sustainability officer, in a press release. “We have the privilege of working with some of the most innovative companies in the world. Their vision for the future of work combined with our capabilities and knowledge of sustainable practices drive us to make things that set a precedent for a better way forward. We thank the Green Good Design Awards sponsors for recognizing our progress.”

Zones is a collection of furniture designed by PearsonLloyd in collaboration with Teknion, comprised of seating, tables, screens, easels and semi-private enclosures that can be used as a quiet retreat or an intimate meeting space. In addition to furniture, the Zones collection also includes lighting and accessories. Zones has won several awards, including Best of Competition at NeoCon in June 2016.

Green Good Design Awards

The Focus demountable wall system features a variety of glass and solid fascias to create various productive modern workspaces. Focus can be tailored to specific environments with its acoustic and visual continuity, and matching wall and door pairings. Frame and trim elements are light in proportion through inline and corner connections, providing a minimalist look and feel. Focus delivers good acoustic performance with a clean, European aesthetic and is available in a variety of finish options.

Ontario invests in repairs at children and youth centres

Ontario is supporting critical repairs and renovations at community agencies across the province to keep facilities well-maintained, safe and accessible, helping them to provide better care for children, youth and families.

Minister of Children and Youth Services Michael Coteau announced the province will invest $3.8 million in more than 140 facility upgrades and repair projects through this round of Partner Facility Renewal funding. He made the announcement while on site at the Thames Valley Children’s Centre in London, which provides specialized rehabilitation services to over 8,000 children and youth each year. The centre will receive $399,600 from the province to upgrade its building ventilation and cooling system to maintain safety and comfort for those receiving services.

Other facilities will use the funding to complete projects such as upgrading accessible bathrooms, replacing windows, repairing roofs, replacing furnaces, expanding program space and installing sprinklers and fire alarms.

Ontario is providing support for 70 children’s treatment centres, children’s aid societies and youth centres across the province through its Partner Facility Renewal program. The support will help facilitate the completion of 140 facility upgrade and repair projects.

“Investments in facility repairs and renovations are investments in the safety, security and wellbeing of the children and families that these community agencies serve,” said Michael Coteau, in a press release. “Ontario’s children’s treatment centres, children’s aid societies and youth centres provide vital support to our province’s most vulnerable. I’m thrilled to announce this funding, as it will help these organizations continue to provide the kind of care that will position children and youth for success.”

This investment comes after Ontario’s investment of $16 million through the Partner Facility Renewal program in August 2016. The investment helped facilitate over 550 upgrades at more than 140 community agencies across the province.

New infection control standard during maintenance

CSA Group has released a new version of CSA Z317.13 Infection Control during Construction, Renovation and Maintenance in Healthcare Facilities, which incorporates improvements based on industry advances since the previous edition release in 2012.

Various organizations have informed the standard and its mandatory requirements for performing work on their respective sites.

CSA Group training courses have also been updated in the process and educational sessions are now being scheduled across the country, and are relevant for anyone working in maintenance, renovations or construction in all types of healthcare facilities. Construction, renovation, and maintenance of health care facilities bring specific risks associated with potentially fatal infection and illness, states CSA Group. Preventing and controlling infection while these activities take place requires the implementation and support of preventive measures intended to protect patients, staff, and visitors from potential harm.

In order to best protect vulnerable occupants, it is recommended that those involved take both courses: Fundamentals of Infection Control and Effective Implementations and Practical Applications of Infection Control.

The first course touches upon theory, content and knowledge of the standard, while the second presents real life case scenarios, which highlight the path to the 2017 version of the standard.

The two classes can be taken together or they at one time. Those planning to attend the Effective Implementation course must have had the Fundamentals course at some stage prior to signing up for that second course.

All of the classes offered can be found on CSA Group’s website.  A session can be coordinated for a group ad on-site training is also available depending on the number of parties interested and instructor availability. CHES members can take advantage of financial assistance from their respective chapters and may be able to qualify for a bursary.

Rogers Place scores green, sets stadium standard

Opening a brand new facility is no easy feat, especially one like Rogers Place, a more than one million-square-foot sports complex and arena that anchors a major revitalization of Edmonton’s downtown and is targeting LEED Silver-certification.

The new home of the Edmonton Oilers, part of the first phase of a 25-acre mixed-use development called ICE District, is a place that Mayor Don Iveson has called a symbol of “Edmonton’s bold future as a great Northern city.” But with such high standards also comes an ongoing commitment to sustainable operations, according to advocates in the green sports movement.

Mike McFaul, assistant general manager of facility operations at Rogers Place, is one of these leaders. He is also a founding member of the Green Sports Alliance (Alliance), an international non-profit organization, which advises professional and collegiate venue operations, teams and leagues about green strategies and sustainable best practices. Even before Rogers Place opened its doors, McFaul was planning initiatives related to waste management, green cleaning and energy use.

The facility opened in September 2016, so programs haven’t been fully implemented and measured; however, much is expected in the future.

“One thing that makes it easier for an operator is a building that was designed to be efficient from the beginning,” he says of the complex. “In the weeks and months to come, we expect to realize more efficiencies and reduce consumption, which is always significant.”

A LEED green cleaning program has been implemented through the cleaning contractor, and LEED-EB procurement with regards to purchasing is on tap. Lighting and HVAC schedules that match the occupancy of the facility are also in the works, along with plans for a Sustainability Committee to help propel the sustainable programs. So far, on the waste management end, receiving Front of House permits for trashcans has led to significant improvements in source separating at FOH locations, while the overall landfill diversion rate has quickly hit a target of more than 90 per cent.

“That is one of those things that you plan and plan and plan before you open, and our landfill diversion program has gone exactly liked I hoped it would.” says McFaul, adding that this success wouldn’t have been possible without available infrastructure in place.

Championing green sports venues is something McFaul has been a part of for many years, as former director of facility operations for First & Goal Inc., operators of CenturyLink Field in Seattle, home to the National Football League’s Seattle Seahawks. He also recently served as director of engineering and maintenance for BC Place Stadium in downtown Vancouver.

Early conversations with colleagues about recycling cardboard and aluminum turned into strategizing about composting and zero waste, utility management, procurement and enticing fans to car pool and take public transportation. Over time, a whole new conversation around social sustainability began to percolate.

“It’s something we talk about at the Green Sports Alliance—the ability of professional sports franchises to influence behavior in terms of environmental awareness, particularly with kids,” adds McFaul. “I think we have a unique opportunity and, perhaps, a social responsibility to do those things.”

Such venues are part of the landscape of a city. The iconic sports brands attached to them, coupled with the millions of people who move in and out every year, present an opportunity for sustainable engagement, notes Justin Zeulner, executive director and founding board member of the Alliance.

“We quickly realized that is not only good for business, but it actually enhanced our brands, we engaged better with communities and it opened doors to new markets—people feel more connected to you because you’re representing their community. When you put all that together, it creates significant momentum.”

“All good facility leaders understand that their facilities represent a community; they’re a part of something bigger than just themselves.”

Implementing green initiatives also tends to have paybacks that are much greater than other projects, and this includes cost.

“I’m absolutely convinced that sustainable programs are less expensive. Period,” adds McFaul. “Hauling organic materials to a compost facility is less expensive than sending it to landfill. Consuming less energy is less expensive; green cleaning programs cost no more than the alternative.”

Smaller and older venues can also benefit from such programs, despite limited resources. Utility companies offer energy efficient incentives. Buildings can purchase more efficient fixtures and partner with a local utility company on projects, which can offer a favorable return on investment.

“This isn’t about perfection or doing everything all at once,” Zeulner emphasizes. “It’s really about getter better over time and finding a starting place.”

Looking ahead, the Alliance, which started out with six founding members, now has a presence in more than 14 countries and a membership of nearly 400. Last year, it worked with the Obama administration to designate October 6 as Green Sports Day in the U.S., something it would like to see being celebrated in Canada. In June, the 2017 Green Sports Alliance Summit will take place at the Golden 1 Center in Sacramento, California.

From energy and water to waste and procurement, the Alliance is also facilitating a “robust dialogue” through webinars, newsletters and industry stories that serve as a guide for others to follow suit—stories like the ones McFaul looks forward to sharing about Rogers Place.

 

Rebecca Melnyk is online editor of Canadian Property Management and Facility Cleaning & Maintenance magazines  @rebeccachirp

Photo courtesy of Ice District Joint Venture

B.C.-based credit union makes a bold move

Branding Coast Capital Savings’ new headquarters was about more than integrating splashes of its signature blue — although the use of the vibrant corporate hue certainly makes the interiors pop.

The Surrey, B.C.-based credit union — Canada’s largest, as measured by membership — takes prides in being serious about the business of banking, but not about itself. Wherever it relocated, the space would have to spurn the look and feel of a staid financial institution in favour of interiors that expressed its fun and quirky culture.

Help Headquarters, as Coast Capital Savings calls its new home, does just that. Early this year, the credit union finished moving 700 employees into the recently constructed facility. As anchor tenant, it occupies roughly 113,000 square feet on five floors.

The project began in earnest five years ago, as Coast Capital Savings contemplated the future. At the time, its corporate office occupied 55,000 square feet of leased space in a 25-year-old four-storey building, while its administrative staff occupied 70,000 square feet of leased space in a central Surrey office tower. Two kilometres separated the two locations.

The credit union’s relocation reduced the company’s real estate footprint, but more important was bringing employees under one roof in a modern space. It would have been expensive to update its former offices, which were characterized by underutilized space filled with corridors and private offices, observed Herb Jamieson, vice president, Coast Capital Savings.

“The decision was: Let’s go through the RFP process and see where that lands us,” he said.

Of the 16 responses the credit union received, a location in Surrey’s new downtown centre that’s accessible from the SkyTrain made the most sense. Surveys showed that a majority of staff members — seven in 10 — commute to work from south of the Fraser River.

That wasn’t the only survey Coast Capital Savings conducted as it prepared to establish the Help Headquarters. The credit union tapped furniture supplier Steelcase’s Applied Research and Consulting (ARC) division to complete workplace studies that would inform the space’s interior design.

Observations, surveys and workshops ultimately produced an alternative workplace strategy, said Mike Frewin, strategic account manager, Steelcase ARC. Coast Capital Savings’ employees were categorized as ‘Wi-Fi warriors,’ remote staff who occasionally drop by from off site; ‘roamers,’ who are on the move on site for meetings; or ‘residents,’ who remain relatively stationary. These different work styles would dictate what was required to support each type of employee.

“You couldn’t come up with this phenomenal environment, and have different settings on every floor, if they didn’t have the right technology that would allow them to move throughout the building during a typical workday,” Frewin explained.

Indeed, technology played a significant role in the project, with mobile employees moving from desktops to laptops. So did the transition to an open-plan concept, which was novel at the time.

Coast Capital Savings really responded to the collaborative areas in the open-plan concept it saw at the Bill and Melinda Gates Foundation in Seattle, recalled project lead Tim Loo of Omicron. Coast Capital Savings engaged Omicron to do the interior design, engineering, construction and project management of the Help Headquarters. Closer to home, the credit union liked the way B.C. Lottery Corporation had expressed brand in its workplace, another Omicron project.

“We had Coast Capital’s marketing group — they had their brand guidelines — engaged in the interior design of the space,” said Loo. “What messaging they wanted, choosing colours, choosing materials, naming of different rooms.”

This type of collaboration is less rather than more common, but, the project lead pointed out, the credit union is a unique client. Together, they walked through the ‘experience’ from the moment visitors set foot in the building, from the branch in the lobby, to the branch-inspired reception, throughout the interiors.

“We understand that they want to have a fun, vibrant space,” said Loo. “If you go into the boardroom, what it looks like to me is a spaceship, so it’s not — they don’t want to be corporate at all.”

The experience actually begins on arrival to the Musson Cattell Mackey Partnership Architects-designed building, with an asymmetrical form intended to convey movement.

“If you think of big banks, you think of towers,” said Anne-Marie Palma, senior manager, brand and digital marketing, Coast Capital. “That’s not what you see here; you see a cool building that doesn’t really have a square corner.”

The credit union’s fun culture is perhaps best captured in the themed cafes present on every floor, which are meant to sate the appetite of employees for food and kitchens — a priority identified in the workplace studies.

Glazed walls with decals mimic the look of a storefront, as Palma described them. The merchandizing, she added, reflects the different regions in which Coast Capital operates, including B.C., Alberta and Ontario. Garage doors on either side of the glazed walls can be opened out into adjacent meeting rooms.

The workplace studies further revealed that Coast Capital is a meeting-driven company, but these gatherings are usually of small groups. With plenty of meeting rooms geared toward duos and trios in its new home, the credit union doesn’t run out of these types of collaborative spaces like it did in its former homes, said Palma.

Meeting rooms are collected around the core, giving resident workers who use the height-adjustable workstations around the perimeter proximity to daylight. There is also a treadmill workstation available on the sixth floor, which employees can reach by elevator or interconnecting staircase.

Top among Coast Capital’s amenities — both figuratively and literally — is the rooftop lunchroom, Palma reported, half of which is outdoors. With views to the city, it features a barbecue and fire pit, providing employees with a place to socialize or temporarily escape.

The ultimate goal of the project was to change the way Coast Capital’s employees feel about work, forever — a riff on the credit union’s mission to change the way Canadians feel about banking, forever, Jamieson illuminated.

“We want to create an environment where people want to come to work as opposed to they’re here because they have to be,” he said. “So we wanted to make it an engaging environment, a bright environment, a collaborative environment, and provide the amenities that make it a second place from home.”

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