Kitchen lighting is about mixing it up

When choosing lighting for a kitchen, one of the most commonly asked questions is, “Will this fixture give off enough light?” The kitchen is an area where people tend to spend most of their time cooking, eating, reading, writing, doing homework, and socializing. It’s important to have adequate amounts of general and task lighting, as well as being able to provide ambient lighting for a more relaxed social setting.

Recessed lighting is an area that should be carefully considered at the very start of a new build or renovation so it can be properly roughed in at the start of the project. The purpose of recessed lighting is to illuminate the surface of a work space, not necessarily to be a decorative fixture that people notice. There are many different types of recessed lighting to choose from and factors such as size, finish, light output, and narrow spot vs. wide flood should be considered. Designers can choose the colour of the trim, and whether there is a ridged baffle, or a reflective finish. Reflectors are designed to give a more efficient and smooth light output, without giving off a harsh glare. There is a wide selection of finishes ranging from a cool chrome or clear to a warmer gold tone. The lamp sits higher up within the housing, and often is adjustable to provide light where it’s required. Baffled trims absorb the stray light so homeowners experience a comfortable glow when they are on. White trims look best when they are turned off as they blend in with the ceilings, but can cause a glaring effect when they are on, where as a black or bronze finish when illuminated gives a warmer effect and does not draw the eye to the light source.

Think about how the homeowner will be using the space and the best position for the lights to make them the most functional. Will there be an island with multiple pendants? Will those fixtures be for a soft ambient effect where there will be a need for additional recessed fixtures to provide task lighting in that area, or will they be sufficient on their own? A trend is to use a few larger pendants that have more presence over a kitchen island, or have just one large fixture which can range in style from a more traditional chandelier, to a contemporary linear piece. Another trend is mixing different shapes, and/or sizes that are in a similar series. Maybe try groupings of three or five depending on the size of the island, or mix them in clusters in different heights to create a sense of playful movement. Mixed finishes on fixtures is another ongoing trend. We see brass mixed with oil rubbed bronze, or black and gold, as well as natural materials like iron, wood, or even rope. Different colours and shapes of glass range from clear, or seeded to mercury and coloured glass is also popular.

Under cabinet lighting is a must for tasks such as cooking. LED strip lighting gives an even light output on counter tops and does not emit as much heat as the Xenon or Halogen lamps. Think about incorporating it for toe kick lighting under islands, or even above cabinets or in a cove to give a wash on the ceiling for another layer of lighting. Also, puck lights within glass cabinets to highlight items like fine china or collectibles is another great way to layer the lighting.

There are different types of light sources to consider such as incandescent, low voltage halogen, fluorescent, or LED technology which is the most environmentally friendly and energy saving, and is becoming more economical in cost. With LED there is a wide variety of colour temperatures such as a warm amber light to a cool white. The majority of LEDs can be used with a dimming system. Dimming is also a great way to control light output and set scenes within the home, as well as conserve energy and prolong lamp life.

Lighting trends and technologies are always evolving. The kitchen is a working area where homeowners spend a lot of their time enjoying the space, so it’s worth taking some time to find the perfect balance of function and style.

Jackie Berry, outside sales, has been with Robinson Lighting and Bath Centre for over eight years now. She is an active member of CHBA and is also on the executive board for the NKBA Prairie Province Chapter.

Cannon Services now named Citron Hygiene

Cannon Hygiene Canada Limited will immediately begin operating under its new name Citron Hygiene. Citron Hygiene, which replaces the former Cannon Services, has also recently acquired of leading food service hygiene provider, Sani Service.

The new name and rebrand were part of an acquisition agreement that occurred earlier this year when Cannon President and CEO Peter Farrell, in partnership with Birch Hill Equity Partners, fully acquired Cannon Hygiene Canada Limited and Cannon Hygiene International from its stakeholders.

“Naming your new company is a lot like naming your firstborn,” said Farrell. “It sounds a lot easier than it is. We were looking for a name that would continue to reflect our focus on hygiene, but do so in a healthier, fresher, cleaner and more environmental manner.”

The new company will continue to provide washroom hygiene, chemical solutions, pest control and life safety products for a growing number of commercial facilities, and help building owners and managers deliver hygiene and healthier spaces for their employees, customers and guests.

“Our dream is to turn Citron Hygiene into a leading global service provider of washroom hygiene, pest control, first aid, and chemical solutions,” said Farrell, “With a financial partner of Birch Hill’s pedigree on our side, we’re confident we can make that happen.”

Best of B.C. developments honoured by UDI

The Urban Development Institute Pacific Region (UDI) has announced the winners of the 2016 UDI Awards for Excellence. More than 700 people from the real estate industry attended the UDI Gala where the best new developments from across the province were showcased.

The UDI Awards for Excellence celebrate the outstanding accomplishments of developers with a vision to take our cities – and the people who live and work in them – into the future and make an exceptional impact on both the community and urban landscape.

In addition to recognizing outstanding projects, industry leader Nat Bosa was inducted into the UDI Hall of Fame for his impressive career accomplishments. The Maureen Enser Award went to Daniel Boffo, a highly respected young professional who is helping to lead the development industry into the future.

The winners are:

1. Mixed Use and Best in Show – Marine Gateway (PCI Developments Corporation) [Photo Above]

2. Industrial – Texcan (Wesgroup Properties)

3. Commercial/Retail/Office – MNP Tower (Oxford Properties Group)

4. Ground Oriented Multi Family – Black + Whites on Foster (Intracorp Projects Ltd.)

5. Urban Residential – Prodigy (Adera Development Corporation)

6. Suburban Residential – Portage (Aragon Properties Ltd.)

7. Urban High-Rise Residential – One Pacific (Concord Pacific Developments Inc.)

8. Suburban High-Rise Residential – M3 (Cressey Development Corp.)

9. Heritage – Trapp + Holbrook (Salient Developments Ltd.)

10. Multi-Family Market Rental – Aria (Qualex-Landmark Residences Inc.)

11. Multi-Phase Development – River’s Edge (Canada Lands Company)

12. Innovation – Cordovan (Boffo Properties)

13. Institutional – Robert H. Lee Alumni Centre (UBC Properties Trust)

14. Non-Market Housing – New Jubilee House (Brenhill Developments Ltd.)

15. Best of the Fraser Valley Residential – Heritage (The Infinity Group of Companies)

16. Best of the Fraser Valley Commercial/Retail/Office – Coast Capital Help Headquarters (PCI Developments Corporation)

17. Best of the Okanagan – Queensway Transit Exchange (City of Kelowna)

18. Best of Vancouver Island – Era (Concert Properties Ltd.)

WELL and BREEAM standards to unite

The WELL Building Standard (WELL) is aligning with BREEAM to make it easier for projects pursuing both standards.

The International WELL Building Institute (IWBI) and BRE announced the merger last week, during a time when the real estate industry is increasingly looking at how the built environment impacts human health as well as sustainability.

Both organizations agreed to mutually identify specific credits whereby submitted documentation will be recognized on both ends. The result will save project teams money and time associated with submitting documentation twice.

“Since the beginning, IWBI has worked to find ways that WELL can work harmoniously with the world’s leading sustainable building standards, because we believe sustainability and health are synonymous,” said IWBI Chairman and CEO Rick Fedrizzi. “We look forward to partnering with BRE to advance this important concept by helping project teams who are using both BREEAM and WELL deliver a more sustainable and healthier built environment as efficiently as possible.”

BREEAM and WELL are both evidence-based systems that have best practice, continual improvement and the interest of both the environment and people at their heart. Certification in both systems is achieved through the submission of project documentation and on-site post-occupancy performance testing.

“We’re excited about the opportunity to join forces in a way that will advance the inclusion of health and well-being considerations in Europe’s built environment,” added Gavin Dunn, director of Building Performance Group at BRE.

WELL’s certifying body, Green Business Certification Inc., and BRE are expected to finish identifying applicable credits between the two standards in January 2017.

Best strategies for saving energy

Rising utility costs are a daunting reality all building owners and operators must face. To determine best strategies for saving energy and offsetting these increases, we spoke to Suneel Gupta, Director of Energy and Sustainability at FirstService Residential Ontario. His advice? Create an Energy Action Plan and take advantage of some proven opportunities.

“Over the past five years, we’ve seen electricity climb steadily at about five per cent,” Gupta says. “Then, with the Ontario Clean Energy Benefit ending at the beginning of January, that brought a ten per cent automatic increase to the rates. At the same time there was a warmer than usual summer, so all told, we’re seeing a ten to 20 per cent overall increase.”

To help counter that significant hike, here are a few opportunities FirstService Residential recommends:

LED lighting retrofits

“Energy efficiency is the best investment a building owner can make. LED lighting is the initial “go to” retrofit for most owners and/or property managers because it is simple, and has a high success rate. Though every building is different, an LED retrofit can reduce ten to 20 percent of common area electricity costs with a payback of one to two years. Incentive programs help make this a great first project, which can be seen as an investment into your building. And now that the technology is proven, any risks that may once have prevented someone from doing this retrofit, have been minimized. With LED lighting retrofits, we’ve had an incredible success across our portfolio.”

Optimizing Ventilation: Installing variable frequency drives

“Putting controls on the ventilation to allow it to be optimized can lead to great savings. Currently ventilation operates 24-7, so you’re bringing in the same amount of fresh air into the corridors at all times. But since most buildings are only partly occupied during the daytime, optimizing ventilation around high occupied times when more people are cooking makes more sense. The returns are quite strong on this program, with a payback in as little as half a year in some cases.”

Installing a “PUMPSaver”

“Installing a PUMPsaver can help correct a problem that is common in a lot of multi-res buildings. Many hydronic heating and cooling systems waste energy by operating multiple, oversized pumps at full speed while providing constant flow with a restricting valve. Toronto Hydro’s PUMPsaver program is an end-to-end solution to optimize our system, and it is currently offered free of charge. Basically it involves adding variable frequency drives to pumps, opening the valve to maintain the same constant flow but at a lower motor speed. Operating the pump for the same flow at a lower motor speed significantly reduces the electricity use by the pump.”

Chiller Plant Commissioning – “Chiller tune-ups”

“For many buildings, chiller plants are the largest user of electricity. They tend to be oversized and operate at the low end of design conditions. In order to capture interactive cooling savings from LED and Ventilation Optimization measures, it makes sense to look at how to efficiently operate that chiller at lower capacities. A chiller plant commissioning exercise can help to operate at lower load conditions as well as identify operational and retrofit opportunities. With the Existing Building Commissionioning (EBCx) incentive, the owner can get 75 per cent of the cost of the EBCx exercise. We expect the remaining 25 per cent to be recovered quickly through electricity savings from the low cost/no cost measures in one to two years. Any chillers older than 15 years should be evaluated against newer high-efficiency models. Often they can be upgraded, but given the impressive efficiency gains in newer models, a full replacement may be your best option.”

In conclusion, Gupta stresses that having an “Energy Action Plan” is an integral first step to avoid retrofitting parts and systems that may clash. Having a solid plan in place, and thoroughly understanding all the costs, risks and benefits before undergoing the retrofits, is encouraged.

Toronto home sales climb 16.5 per cent in November

In November 2016, Greater Toronto Area realtors reported 8,547 home sales through the Toronto Real Estate Board (TREB)’s MLS System, which is a 16.5 per cent increase compared to November 2015.

In the GTA, sales were up on a year-over-year basis across all major home types. The strongest annual growth rates were experienced in townhouse and condominium apartment segments.

“Home buying activity remained strong across all market segments in November,” said Larry Cerqua, Toronto Real Estate Board president, in a press release. “However, many would-be home buyers continued to be frustrated by the lack of listings, as annual sales growth once again outstripped growth in new listings. Seller’s market conditions translated into robust rates of price growth.”

The MLS Home Price Index composite benchmark increased 20.3 per cent year-over-year. The average selling price climbed 22.7 per cent year-over-year to $776,684 compared to November 2015.

“Recent policy initiatives seeking to address strong home price growth have focused on demand,” added Jason Mercer, TREB’s director of market analysis. “Going forward, more emphasis needs to be placed on solutions to alleviate the lack of inventory for all home types, especially in the low-rise market segments.”

In January 2017, the TREB plans to release its second annual Market Year in Review & Outlook Report, which will feature a more in-depth discussion on the current state and future direction of the housing market in the Greater Golden Horseshoe. Detailed survey findings by Ipsos will be released, including consumer intentions, buyer profiles and foreign buying activity. The results of a TREB-commissioned study on transportation infrastructure on housing affordability will also be presented.

Fortress reports successful sales launch for The Wade

After its official launch on November 5, The Wade condominium development in Victoria, B.C. is already 40 per cent sold, reports developers Fortress Real Developments (Fortress) and Amadon Group.

The Wade will occupy the space of the former Victoria Medical Arts building, which will be redeveloped into a boutique residential condominium. Named for the original architect, John Howard Wade, the development will house 102 units ranging from 366 to 1,220 square feet spanning four storeys.

The project will feature a central courtyard, complete with its own orchard. Each suite will also be assigned a rooftop garden space where they can grow wildflowers, herbs or vegetables with the help of a specialized water irrigation system.

“It’s a low-rise, European-style community that emphasizes health and wellness in every aspect of the plan,” said Max Tomaszewski, Amadon Group president, in a press release.

The Victoria housing market is beginning to see a short supply of residential options, making developments like The Wade a good addition to the community.

“Reports say that an average home in Vcitoria is now $750,000 and the average price for a condo has gone up 17 per cent since 2015. With vacancy rates at an all-time low, expect more innovative condominium apartment projects like The Wade that appeal to a wide range of buyers,” said Ben Myers, SVP of Fortress.

Construction is expected to begin in 2017 with completion slated for the end of 2018.

2016 FRPO MAC Awards honours industry leaders

The 2016 FRPO MAC Awards were held on Thursday, December 1^st at the Metro Toronto Convention Centre, providing the industry with the opportunity to recognize and celebrate innovation, quality of work and leadership among Ontario rental housing providers.

Setting a record with more than 1,000 industry professionals in attendance, this year’s awards gala culminated with an inspirational speech by Canadian businesswoman, investor, author, and television personality (formerly of the Dragon’s Den) Arlene Dickinson. The theme of this year’s event was: Be the Change.

Congratulations to the nominees, and especially to the 2016 FRPO Mac Award winners:

Lifetime Achievement Recipient: Ignat Kaneff, Kaneff Group of Companies

Best Property Management Website: CAPREIT – www.caprent.com

Advertising Excellence for a Single Campaign: Hollyburn Properties – Free Rent Contest

Advertising Excellence – Social Media: Greenwin Inc.

Best Lobby Renovation: Starlight Investments Ltd. – 35 Walmer Toronto

Best Curb Appeal: Briarlane – 350 & 390 Queen’s Quay West, Toronto

Best Suite Renovation under $12,500: Cherishome Living professionally managed by Sterling Karamar Property Management 64 St. Clair Avenue West, Toronto

Best Suite Renovation over $12,500: Starlight Investments Ltd. – 295 Dufferin Street,

Toronto Rental Development of the Year: Sun Life Financial – Alto – 1544 Dundas Street West, Toronto

Amenities Excellence: KG Group – 299 Roehampton Avenue & 322 Eglinton Avenue East, Toronto

Outstanding Community Service: Minto Properties Inc.

Environmental Excellence: Skyline Group of Companies

Leasing Professional of the Year: Michael Vezina – Vertica Resident Services

Property Manager of the Year: Cathie Wilson – M&R Holdings

Resident Manager of the Year: Janice Mahy – CAPREIT

Customer Service Award of Excellence: M&R Holdings

Marvin Sadowski Memorial Award for Certified Rental Building Member of the Year: Minto Properties Inc.

For more on the 2016 FRPO MAC Awards, visit http://www.frpo.org/

ICBA Philip Hochstein retires as president

After more than 30 years at the helm of the Independent Contractors and Businesses Association (ICBA), Philip Hochstein has stepped aside as president.

Under his leadership, Hochstein has led the organization through some extraordinary times. He has taken the organization from a small basement shop in Surrey fighting for fair and equal treatment of workers to a robust, thriving organization that offers a wealth of member services and is a leader in the business community. His fearless approach to standing up for the members through the never ending political and economic challenges have positioned ICBA as the leading construction association in B.C. Today, ICBA is a well-respected and sought after organization in both the business and construction communities.

“On behalf of the ICBA board, we extend our deep appreciation and gratitude to Philip for his years of outstanding leadership and service. He will continue to contribute to ICBA as special counsel to the new president,” said ICBA chair Rick Boates, noting the board and the ICBA leadership team had been working on succession planning for the organization over the past year.

Gord Stewart, ICBA’s senior VP, will now guide the organization forward as president. Over the past 17 years, he has held virtually every important position at the ICBA and has been instrumental in helping shape ICBA’s success. He brings a wealth of knowledge and experience.

In addition, Dr. Lindsay Langill, former dean of the School of Trades and Technology at Thompson Rivers University, has joined ICBA as vice president. He holds a journeyperson designation in four trades, a PhD in Education and has experience as a construction contractor. Lindsay is well published and his research continues to focus on apprenticeship, youth apprenticeship and alternate trades training delivery.

Standardized construction cost reporting sought

A proposed new framework for construction cost reporting is aimed at enabling consistent and transparent cross-border comparisons of the capital outlay required for a dozen different categories of commercial, industrial and infrastructure projects. A coalition of 43 international and national professional organizations, including the Canadian Institute of Quantity Surveyors, developed the International Construction Measurement Standards (ICMS), which have been released for public comment until January 13, 2017.

“Consistent practice in presenting construction costs globally would bring significant benefits to construction cost management,” states the introductory note to the proposed standards. “Globalization of the construction business has increased the need to make meaningful comparative analysis between countries, not least by international organizations such as the World Bank Group, the International Monetary Fund, various regional development banks, non-governmental organizations and the United Nations.”

The ICMS provides a four-level framework, first defining the project type — i.e. buildings; roads; sewer and water treatment facilities; etc. — and then grouping costs into increasingly detailed categories and line items. This covers 16 categories of construction capital costs related to site acquisition and preparation, design and consulting fees, structural materials and services, system installations, connections to off-site infrastructure and utilities, interior furnishings and equipment, administrative, legal and marketing fees, and taxes and levies.

Proponents suggest this detailed cost monitoring will also make it easier for analysts to pinpoint anomalies and more precisely identify where projects have gone over budget and/or vary from other projects. Like other benchmarks and international standards, ICMS is also expected to appeal to investors and lenders seeking reliable, widely applicable evidence of costs and returns.

“Research has shown that different approaches to presenting the costs of construction can vary by as much as 25 to 30 per cent due to inconsistent methodology and standards,” the ICMS consultation document reports. “The aim is not to replace existing local standards, but to provide a consistent framework into which data generated locally can be allocated for the purposes of comparison. In time, it is expected the ICMS will become the primary basis for both global and local construction cost reporting.”

EIFS Council of Canada announces Architectural Design Awards Program

The EIFS Council of Canada has officially announced its new Architectural Design Awards Program to honour design professionals and firms that incorporate EIFS products into ground-breaking, inventive built projects.

In 1987, the EIFS Council of Canada was formed to represent the Canadian Exterior Insulation and Finishing Systems (EIFS) industry in Canada and all its user sectors.

“With this Awards Program, the EIFS Council of Canada wants to recognize and honour projects that have used EIFS in an innovative way,” said John Garbin, president and CEO of the EIFS Council of Canada, in a press release. “The goal of this Awards Program is to create a new benchmark in EIFS construction. The use of EIFS will help us realize Canada’s national objective of creating resilient, sustainable buildings.”

The Awards Program is open to all architects, architectural firms, builders or design professionals that have designed and completed a building in Canada using EIFS effectively. Eligible buildings must be occupied no earlier than January 1st, 2015 and no later than January 31, 2017. Applicants can submit a project in one of five categories: low-rise residential, high-rise residential, commercial/retail, recreational/institutional and renovation.

Registration is open until January 30, 2017. All applicants that have been deemed eligible must submit an electronic submission package by 12:01 am on April 7, 2017. Applications will be considered by a jury of industry experts across a variety of backgrounds, and finalists will be announced on May 7, 2017. The jury will name one Grand Award winner with a maximum of two honourable mentions per category. Award recipients will be honoured at the EIFS Council of Canada Annual General Meeting and Awards Reception on June 13, 2017.

For more information on the EIFS Council of Canada Architectural Design Awards Program, please visit http://eifscouncil.org/eifs-design-awards-program.

Transforming property managers into high performers

Developing and managing high-performing real estate assets, while reducing the consumption of natural resources is now an industry expectation. Today, an acceptable approach to responsible management is one that aims to achieve maximum corporate profitability, while also making positive social and environmental impacts.

To this end, BOMI International’s new three-course High-Performance Sustainability (HP) designation provides today’s property manager with cutting-edge knowledge to optimize current and future high-performance building operations. Not only does the program provide the practical elements necessary to manage a high-performing building, but also provides the necessary credentialing for property managers to be acknowledged as leaders in sustainable building operations.

Paths To Success

BOMI International’s new Building Practices course identifies critical no-cost and low-cost sustainable initiatives. Property managers learn how to effectively optimize and apply sustainable best practices, which cover every aspect of the built environment, to drive operational efficiencies for high-performance buildings.

The second in the three course series is the Building Principles course, which provides a comprehensive overview of high-performing sustainable buildings and exposes learners to the critical components of sustainability, where building systems and the ecosystem intersect. Industry professionals will better understand and tackle building performance issues that impact local environmental concerns and global climate change. Key topic areas include integrating high-performance building standards and guidelines, identifying and overcoming hurdles to achieving true high-performance and attaining top-to-bottom organizational buy-in for sustainable building initiatives.

The Building Investments course then delivers the strategies needed for building a business case for high-performance investments. By bundling social, environmental and economic factors, students are able to fully integrate all facets of the triple bottom line. By leveraging analytical tools such as ROI, NPV and IRR, learners will be equipped to promote and gain buy-in for sustainability and high-performance investment projects.

Position Buildings Against The Competition

A key tool woven throughout the HP program is the element of benchmarking. Benchmarking is a foundation for maximizing the delivery of a safe and healthy environment for the occupants, while minimizing the consumption of resources. While many in the industry have already embraced benchmarking, it has yet to be fully adopted as a cornerstone in building operations.

Students of the HP program will see how benchmarking is fundamental to operational success and how it provides property managers with the necessary data to position their buildings against their peers.

They will learn how to better identify the metrics by which organizations determine quantifiable assessments of comparative assets. As a result, learners will be able to achieve success with both low hanging fruit, as well as more complex initiatives that require significant investment.

Evaluating the operational performance of buildings across a range of categories, such as energy and water consumption, greenhouse gas or carbon dioxide emissions, creates the base from which sustainability and energy efficiency goals can be successfully measured.

Prepare to Engage Stakeholders

As students work through the three courses—Principles, Practices and Investments—they are exposed to scenarios that prepare them to engage stakeholders and secure investment commitments to create change. By the end of the program, graduates will have immersed themselves in a variety of case studies that move from building effective and strategic business cases, to developing the financial options and modalities necessary to implement complex sustainable initiatives.

Graduates will position themselves as thought leaders who can be entrusted with the responsibility of managing the sustainable success of a building.

Students of the high performance designations are well positioned to take their companies through the rigours of achieving the highest levels for their buildings within the BOMA Best program, the Canadian industry standard for certifying commercial building sustainability. The program is an environmental assessment platform for such key areas as energy, water and waste reduction. BOMA Canada recently introduced its new and significantly revised BOMA Best 3.0, giving the industry a more flexible and user-friendly certification process. Along with this certification update, graduates of BOMI’s HP designation will also have the training tools necessary to manage high-perfoming buildings and attain industry standards.

The BOMI HP Designation Program consists of three courses – Principles, Practices and Investments. These comprehensive courses position graduates so they can effectively implement new efficiencies and drive sustainable initiatives, thus making a positive impact on the environment and their organization’s bottom line. Courses are available on-line, self-study and in class.

Ontario to increase land transfer tax rates

Ontario is increasing land transfer tax (LTT) rates on all types of real property for the first time since 1989. This change would be effective January 2017.

Recently, the province’s Bill 70, The Building Ontario Up for Everyone Act (Budget Measures), 2016, received first reading on November 16, and highlights several changes to the Land Transfer Act (LTTA).

For commercial, industrial and multi-residential properties, the tax rate will increase from 1.5 per cent to 2 per cent, for the portion of the consideration above $400,000. Due to a grandfathering clause, this hike would not apply to agreements of purchase and sale on or before November 14, 2016. For one or two single-family residences, a tax rate would increase from 2 per cent to 2.5 per cent on the portion of the value of consideration above $2 million.

According to national law firm Borden Ladner Gervais (BLG), buyers seeking to rely on the grandfathering clause should remain cautious as several issues may affect a purchaser’s ability to rely on their pre-November 14, 2016 APS.

The firm notes that amending a pre-November 14 APS may “risk triggering ‘novation,’ whereby extensive amendments could be considered, in effect, to create a new APS, effective after November 14, which would attract the increased rates.”

BLG says these rate changes could be significant. A $10 million transaction will attract an extra $48,000 in LTT if it closes on January 1, 2017, compared to a closing on December 31, 2016.

Gaslight District sparks new vision for Cambridge

The beginnings of a brand new neighbourhood pulsate in Southern Ontario. Plans are taking shape for a $125-million-plus large-scale development in Galt, a community in the regional municipality of Cambridge, about 100 kilometres west of Toronto. Repurposed heritage properties, new high rises and a technology hub will be a feat known as the Gaslight District, a blend of culture and commerce, residences and restaurants, a live-work-play setting, a union of public space and business innovation.

Much is expected. Not since the 1980s has a development been projected to make such major economic and social impacts in the region.

“We had Toyota come into Cambridge in 1985, a facility that has 6500 workers, a huge impact on the city,” says Cambridge Mayor Doug Craig. “This is the next biggest thing since Toyota, in terms of having a transformational impact on the community, especially the downtown area of the old Galt community.”

HIP Developments, Grand Innovations, Conestoga College and the City of Cambridge have all partnered on the Gaslight District, named in honour of the area’s historic streetscapes that were once dotted with gas lampposts crafted by the former Galt Gas Light Company. HIP began eyeing the historic Southworks property two years ago, before it jumpstarted its vision to reimagine a whole community. The 1800’s foundry buildings will transform into a premier restaurant, entertainment and artisan destination centered around a European style cobblestone courtyard called Center Square. About 400 residential units set within two new 20-storey towers will rise on either side, overlooking the Grand River.

Joel Doherty, director of development for HIP, says his team strongly believes in the Galt core, and sees the project as transformational, not only for Galt, but Cambridge as a whole.

“We have a grand vision for the core that will bring high tech jobs, new high-end residences and a fantastic new destination that we expect will draw people from well beyond Cambridge to enjoy the tastes and sounds in restaurants and cafes as the square comes to life with activity, local entertainment, arts and culture,” he says.

Once the project is completed in phases from 2018 to 2020, the area will not only light up with authentic gas lanterns, but bright minds, as well.

A key innovation of the project is a tech hub at 96 Grand. The 50,000 square foot former foundry, built in 1898, once manufactured boiler bodies for World War II ships until Tiger Brand Knitting Company, Canada’s largest t-shirt and sweatshirt manufacturer, owned and operated the site from 1978 to 2006.

Now, the lights that once dimmed on the local manufacturing industry back in 2006 are expected to shine once again, perhaps brighter, as the building transforms into Grand Innovations, a space for advanced manufacturing enterprises—a place that will, according to James Goodram, director of economic development for the City of Cambridge, propel the City to become a significant player in the Toronto to Waterloo innovation corridor.

Along with private resources, Grand Innovations will partner with Conestoga College of Technology and Advanced Learning to deliver a full-service research and development centre. Conestoga Applied Research and Technology Hub will develop new solutions and products to improve e-waste recycling and cybersecurity that can be commercialized into new enterprises.

Greg Dalton, managing partner for Grand Innovations, says there is also a not-for-profit component. Tim Ellis, former chief executive officer of the Waterloo Accelerator Centre, will spearhead an environment for early stage entrepreneurs to get a start, eventually forming a business factory.

“The intention is to have, at any one time, up to 100 companies in the mill, from early start-up stage to early graduating stage,” he says. “We’re also going to add a synergy centre where we’ll bring in professional services from outside—legal, accounting, sales—to provide support services for these companies.”

Dalton will oversee the design of the exposed brick, post-and-beam site, along with prospective tenants coming in, so needs are met. Plans entail 45,000 square feet of office space, 12,000 of which Conestoga College has already put dibs on. Retail and restaurants will fill another 7,500 square feet, with 127 parking spots. The Grand River Transit will offer service to the area, along with express buses back and forth between Kitchener-Waterloo and Cambridge. Occupants will also have access to the new Ion light rail transit system, which will, in phase two, extend down into Cambridge as well.

“We’re seeing immediate interest expressed by the local start-up community,” he adds. “Cambridge hasn’t had a centre of this nature; residents who wanted to pursue this particular avenue have been forced into Kitchener-Waterloo, into Communitech Hub or the Accelerator Centre.”

From this venture, more than 400 permanent and students jobs are expected to be created, influencing the real estate all around the downtown core and the broader Cambridge area.

“When these companies are ready to move out of the space and find their own space elsewhere, that is where the city is going to come in to work with them and help keep them within the city and Waterloo region,” adds Goodram, who sees the hub as a real catalyst” for growth.

Meanwhile, the one to two bedroom residential units could bring more than 650 new people to live in the downtown core, from baby boomers to younger generations.

“You mix that with new restaurants and shops that are being added to the civic square component, and it’s going to be a really cool, hip place to spend time,” says Goodram. “We’re really fortunate to have HIP Developments come to this community and invest in it, not just to build a residential tower or a commercial building, but to come in with a vision for a massive development that mixes everything together.”

Overall, the development bodes well with the City’s Back to the River initiative designed to enhance the city’s waterfront areas along the Grand River. At one time, this river was an essential part of the surrounding communities—before they spread outward, away from the water.

The Gaslight District will bring more people into the downtown core and give them access to river amenities that the city has invested in: walking trails, a new pedestrian bridge and the new digital library being built in the old post office on the river.

“Cambridge is a river city and has one of the most beautiful urban landscapes in Ontario that is kind of unknown to people,” says Mayor Craig. “Attracting people and having a theme around Back to the River is important in terms of bringing people back to their roots and to the beauty of what the city is all about. We’re a city of three former communities—Galt, Preston and Hespeler—the river connects us all.”

Library facility reads like ‘fragment’ of its landscape

The new Waterdown Library and Civic Centre is designed to read like a ‘fragment’ of the Niagara Escarpment over which it cantilevers. RDHA reflected the look of the rocky ridge by cladding the 23,500-square-foot municipal building with slabs of limestone, said design partner Tyler Sharp.

But just as readers are cautioned not to judge books by their covers, it would be a mistake to judge the new facility by its façade. Its compact profile is deceptive, belying the intricate interiors within.

“There’s a three-metre drop from the high point to the low point,” explained Sharp. “We’ve worked with this topography in order to create a single-storey building that exists on six different levels.”

The $6.8-million facility, completed this past summer, consolidated two libraries located in the small villages of Millgrove and Waterdown. The new building replaced the former town hall in Flamborough, which became part of the City of Hamilton after amalgamation in 2001.

As the aging existing library facilities reached their ends of life, there was an opportunity to achieve economies of scale, recalled Chuck Alkerton, manager of facilities operations and maintenance, public works department.

“We owned the property at the site already, so it made sense to build a new facility there to service Flamborough and Waterdown,” said Alkerton.

Beyond the business case, the project also responded to the advance of technology, the growth of the community — particularly the rise in young families — and the shift from servicing a mostly rural to an increasingly suburban community, observed branch manager Dawna Wark.

“The needs and expectations of the community were different, which is why a complete new build was needed,” said Wark.

Some of the features that answered these different needs and expectations included an automated materials return, a dedicated children’s area and programming space. That’s just in the library — the new facility also contains an archive, municipal services centre and two seniors’ recreation rooms.

The recreation rooms are on the lower level, where visitors enter the building from Dundas Street. A 1 in 25-sloped walkway leads to the municipal service centre on the middle level, which has a rear parking lot. The 1 in 25-sloped walkway continues through the upper level, where it opens out into the four terraces of the library.

“At the last terrace, the large library reading room — which is exactly one storey above the recreation rooms — attempts to harness view to the south, down the escarpment all the way to Lake Ontario,” said Sharp.

Facilitating this view was the capless (hardware-free) glazed curtain wall system, which also paved the way for daylighting by way of energy-saving sensors. This is only one of the sustainable features incorporated into the project.

Among other sustainable features are bio-swales, a green roof and recycled materials such as Douglas fir planks. Originally installed as ceiling baffles in Hamilton Central Library, the planks had been taken down and stored on skids.

Sharp noticed the planks during a project meeting, and asked about their intended use. After learning that there wasn’t one, he inquired as to whether they could be repurposed for the project. The city ultimately signed off on the project’s recycling of the planks, which were milled, cut down and used to clad the interior walls.

Environmental considerations were nice-to-haves, since the project isn’t targeting any certifications. The 1 in 25 slope of the walkway, however, was a must-have, as it was required to meet the City of Hamilton’s accessibility guidelines.

Achieving this incline across six levels was no easy feat, to which Sharp attested.

“The manipulation of elevation and grade to make that happen was probably the most challenging part of the design process,” he said.

During construction, project manager Sam Gargarello said the City of Hamilton continued its increasingly common practice of engaging an independent third party to verify that everything runs as designed from day one.

“We focus on hiring a commissioning agent to make sure that the system operates optimally at the opening of the building,” he said.

Thereafter, a building automation system allows city staff to respond to issues such as “too hot, too cold” complaints from a central utility plant. Staff also look to the city’s energy policy, which establishes an acceptable temperature range of roughly 20 to 22 degrees Celsius.

With the building up-and-running, there is one quirk of the previous facility that has yet to materialize. An elevator that would take ‘unexplained trips’ led to musings that it could be haunted, according to the Waterdown-East Flamborough Heritage Society’s The History of Waterdown Library.

Local lore had it that the ‘ghost’ might be that of Alexander Brown, who is considered to be a founding father of both the library and Waterdown. His tombstone, along with the tombstone of his wife, Merren, was installed near the elevator around the time the equipment began operating erratically.

The tombstones were recently unveiled in their new home in the archives at the Waterdown Library and Civic Centre.

“It remains to be seen if the ghost will follow,” the Waterdown-East Flamborough Heritage Society quipped in The History of Waterdown Library.

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

Architect Bruce Kuwabara awarded honourary degree

McMaster University recently awarded acclaimed architect Bruce Kuwabara an honourary degree at its fall convocation ceremony. The post-secondary institution’s president and vice-chancellor, Patrick Deane, recognized Kuwabara as “one of Canada’s best known, most awarded and most influential architects.”

Kuwabara completed his Bachelor of Architecture degree in 1972 at the University of Toronto. He went on to co-found the world-renowned KPMB Architects after honing his craft at George Baird Architect and Barton Myers Associates.

He received the McMaster University degree, Doctor of Laws, honoris causa, on Nov. 17 in his hometown, Hamilton.

“I am dedicating this honourary degree to my parents — Mas and Esther — who along with 22,000 Japanese Canadian survived three years and nine months of internment as enemy aliens of Canada during the Second World War,” said Kuwabara. “For me, architecture is the vehicle through which I have discovered the world and my identity as a Canadian of Japanese ancestry.

“Architecture is ultimately an agent of change to make the world we want: a world of enriching landscapes and vibrant cities that support engagement, creativity, innovation, sustainability, understanding, pluralism, and wellness.”

Kuwabara’s award-winning work, McMaster’s James Stewart Centre for Mathematics, which earned a Governor General’s Medal, can be found in the U.S., Europe and Canada. He was also inducted into the Order of Canada in 2012 for his architectural contributions and is noted for his beautifully understated, highly functional aesthetic.

Kuwabara has made his mark on facilities spanning the country, including Ottawa’s Canadian Museum of Nature, Toronto’s TIFF Bell Lightbox and Winnipeg’s Manitoba Hydro Place. Princeton University’s 20 Washington Rd. and Saskatchewan’s Remai Modern Art Gallery are among his current projects slated to open next year.

Kuwabara has taught at Cornell and Harvard universities as well as the University of Toronto and University of Waterloo. He continues to guest lecture at North American post-secondary institutions and sit on competition juries at home and abroad.

Kuwabara has chaired Waterfront Toronto’s Design Review Panel since 2005 and also currently serves as chair of Montreal’s Canadian Centre for Architecture and member of the campaign cabinet for Daniels Faculty of Architecture at the University of Toronto.

Probe underscores need for good record-keeping

Taking minutes for condo board meetings is a task that not everybody enjoys, but one that needs to be done in order to meet Condominium Act requirements. As most board members and managers understand, minutes serve to protect unit owners, the board and serve as a reference for decisions previously made and actions that need to be taken. A good set of minutes is typically concise, articulate and covers what was done at a meeting, not what was said.

In a previous article these authors discussed the importance of good minutes and how a recording secretary (either a board member, the property manager or a third party) can ensure that minutes are taken correctly and encapsulate all pertinent information. However, once the minutes are recorded, what should a diligent board do with them?

Recently, the Toronto condo industry was in the news due to a major probe by the Competition Bureau of Canada into allegations of bid-rigging and conspiracy in the supply of condo refurbishment services. The Competition Bureau asked the Ontario Supreme Court to order roughly 140 condo corporations in the GTA to produce certain records in connection with the investigation.

Although the condo corporations did not appear to be the target in this investigation, they were obligated to comply with the orders and produce the requested records. The order to produce certain records included board meeting minutes dating as far back as 2006.

Most well-structured condo boards keep a thorough minute book which contains a meticulous sequence of any relevant records, financial statements and minutes from previous meetings. Making sure they are retained and accessible is imperative; with a united board operating under a well-versed property manager, the task should be relatively straightforward.

That being said, this is not always the case. Turnover of individual board members, managers and management companies is common in the condo world. Board members can be removed or replaced by democratic vote when their term expires. Managers can change buildings, and corporations can change management companies entirely — sometimes as frequently as every two years or less.

Amid these ongoing changes, the responsibility of keeping records can be transferred, fumbled, or in some cases entirely lost. Circumstances like this can often go unnoticed or disregarded completely, until a situation comes along in which records are requested. Unfortunately for many condos, once this happens it is too late to effectively backtrack, and panic can ensue.

So how can condo boards, managers, and corporations in general avoid such scenarios? The short answer is: establish a proper method for archiving minutes. It seems simple enough, but its importance is not always emphasized. There are several methods that parties can employ in order to ensure that minute books are easily recalled.

With the prevalence of technology, digital archiving has become increasingly available. There are several document-hosting platforms that are free and user friendly. A board can add, save and share digital files in the cloud.

Some portions of minutes may be subject to privacy laws (and in some cases contain sensitive information). Using password protection to restrict primary access of the minutes and records in such platforms can address confidentiality issues.

All board members and the property manager may have the ability to view the hosted documents, but perhaps only the president, the manager and the secretary (as an example) have the ability to upload or amend files. If one of the members with primary or general access is removed from the board, their privileges can be removed and reassigned.

Always be aware of who is responsible for managing the documents, as well as who can view them. If a board member leaves, remember to change the password; only a select few should be made privy to it.

Having a “back-up” method of storage is imperative, but it’s up to the board to decide how it goes about doing this. Maintaining physical documents may not be fool proof, as it is human to sometimes lose or misplace things, but technology does not take away from the benefits of keeping hard copies either. If the board is against printing and keeping physical copies of minutes in a filing cabinet (which also works), they can be kept on an external hard drive, in a safe and identified location such as the manager’s office.

Some boards hire a third party to take their minutes, which removes the task from the plate of the board or manager. If a corporation is vetting minute-taking companies, it may want to ask about archiving service as another method of storage.

The recent orders to produce records in connection with the Competition Bureau inquiry offered a reminder to condo corporations to confirm that they’re taking appropriate measures to ensure their documents are not only secure, but also available. Plus, there’s the perennial importance of communication and transparency between condo owners, board members and managers, which readily accessible records help support. At the end of the day, taking good minutes is futile if they can’t be retrieved on request.

Marko Lindhe and Noah Maislin are partners at Minutes Solutions, a Canadian third-party minute-taking company established in 2008. Marko can be reached at [email protected] or (647) 389-1568.