Vancouver approves empty homes tax

The City of Vancouver has approved a program that will introduce a one per cent tax on empty homes, the first of its kind in Canada. Targeting as many as 22,000 empty or under-utilized homes in Vancouver, the Empty Homes Tax will apply to those properties that are neither an owner’s principal residence nor being rented on a long-term basis. Vacant residential land will also be subject to the tax.

“In Vancouver’s rental housing crisis, the city can’t afford to sit on the sidelines while more than 20,000 empty and underused homes hold back badly-needed longer-term rentals,” says Mayor Gregor Robertson.

“The Empty Homes Tax won’t solve the rental crisis, but it’s one piece of the puzzle to boosting rental supply and bringing relief to renters by turning thousands of empty and underused homes into rental properties. In this tough housing market, it’s unacceptable for so much housing to be treated as a commodity when people are desperate for an affordable, secure place to live.”

The tax will be equivalent to one per cent of a home’s assessed value, meaning a person with a $400,000 condo would pay an additional $4,000 a year in taxes.

Most Vancouver homeowners, including snowbirds, will not have to pay the Empty Homes Tax. Principal residences — whether of the registered owner or his/her family member— are not subject to the tax, nor are properties that are rented for six months of the year or more, in periods of at least 30 consecutive days.

Exemptions to the Empty Homes Tax include:

• The registered owner uses the property for at least six months of the year for work within the City of Vancouver, but claims a principal residence elsewhere
• The registered owner, occupying family member, or tenant is undergoing medical or supportive care
• Ownership of the property changed during the year
• The owner is deceased and a grant of probate or administration is pending
• The property is undergoing major renovations, or is under construction or redevelopment, and permits have been issued
• The property is subject to strata rental restrictions as of November 16, 2016
• The property is under a court order prohibiting occupancy
• The property’s use is limited to vehicle parking, or the shape, size or other aspect of the property precludes the ability to construct a residential building

The tax will be implemented in early 2017 with the first payments due in 2018.

Jack Davidson honoured with Pinnacle Award

The Canadian Society of Association Executives (CSAE) has honoured Jack Davidson, CAE, president of the BC Road Builders and Heavy Construction Association, with its Pinnacle Award. The annual awards were formally presented during CSAE’s National Conference & Showcase held October 26 – 28 in Toronto, Ontario.

Pinnacle Award recipients are accomplished leaders who have demonstrated leadership qualities within their own organizations, contributed to other voluntary organizations and the community-at-large, and to CSAE at both the national and local levels.

Jack Davidson, CAE, has served as president of the BC Road Builders and Heavy Construction Association since 1999. During that time Jack has successfully steered the organization through effective strategic planning, strong government relations and educational programs and effective media and public relations campaigns with a relentless focus on driving value to his members. He also helped develop a safety training organization for the construction industry and spearheaded other programs that promoted and developed job opportunities in related industries.

He has served as a director on numerous boards over the years and is widely known for his dedication to his volunteer work. He received the Queen Elizabeth II Diamond Jubilee Medal for his outstanding contribution to the community and to Canada in 2013.

Edward Barisa, CAE, Chief Executive Officer of the Ontario Real Estate Association, received the Honorary Award of Excellence, that recognizes a member’s sustained commitment and outstanding contribution to CSAE for a minimum of 10 years at either the national or local level.

“Ed and Jack are quintessential association leaders and both have been incredibly supportive of CSAE and the entire association community. They understand the vital role associations perform in our society and have eagerly accepted every opportunity to be engaged. We welcome the opportunity to recognize them for their professionalism, their willingness to mentor so many in the profession, and their commitment to the community-at-large,” said CSAE president & CEO, Michael Anderson, CAE.

Proposed energy code changes target glass boxes

Fewer glass towers will be appearing in Canadian skylines if proposed changes to the National Energy Code for Buildings (NECB) are adopted. Consumer demand may be driving the proliferation of high-rise condominiums with extreme window-to-wall ratios, but recently released documentation from the Canadian Commission on Building and Fire Codes (CCBFC) contends that a flawed basis for determining a building’s thermal transmittance has played an enabling role.

A slate of measures addressing building envelope, heat recovery and lighting are now posted for public comment with a target for a 2017 code update. Of these, new criteria for calculating thermal bridging and a mandate for heat/energy recovery systems in a wide range of conditions could have the most significant impact on the design and construction of new buildings. Other proposed energy code changes of note include: calls for improved performance of roofs, window and doors; reduced allowance for skylights; and generally lower lighting power densities due to the emergence of more energy-efficient lighting products.

“This is a lot in one step, but I think this is where we need to get,” advises Andrew Pape-Salmon, senior energy and sustainability specialist with RDH Building Science Inc. “Definitely it will increase upfront capital costs (to comply with the code), but these are all economically justifiable from an operating cost perspective.”

Thermal bridging

In calling for a more comprehensive approach to gauging infiltration/leakage, the CCBFC maintains that currently accepted methods underrate the impact of thermal bridges — i.e. how heat or cold moves between various elements of the building envelope assembly.

Currently, a fairly limited number of elements are directly factored into the code’s allowances for overall thermal transmittance, while other elements that penetrate the envelope are addressed more generally as a percentage of the surface area or exempted from consideration if insulation is present. New evidence disputes these assumptions.

“With the NECB-allowed exclusions and unconsidered thermal bridges, the actual overall thermal transmittance of opaque envelope assemblies can be substantially higher (>2x) than the calculated overall thermal transmittance as assumed in the NECB,” the rationale for the proposed change states. “Because the impact of thermal bridges is not properly reflected in ‘base building’ assumptions, there is no credit or incentive for designers to incorporate design practices that reduce thermal bridging.”

For example, the insulated glass spandrel panels that create the opaque portion of a glass curtain wall can have a high insulation value when assessed as a stand-alone structural component, but any penetration or contact with other surfaces will diminish that performance.

“If you take into account all the thermal bridging, the R-20 degrades to R-5 or R-4,” Pape-Salmon notes. “That would be the best example of thermal bridging and the worst example of degraded thermal performance.”

To counter this, it’s proposed that designers would have to account for the thermal transfer at almost any place another element comes into contact with the envelope, including: studs and joists; penetration of floor slabs, beams, girders and columns; junctions with the roof or glazing; edges of walls and floors; ornaments; and appendages. This could be accomplished via prescribed ASHRAE or ISO calculations, computer modelling or laboratory testing, but Pape-Salmon speculates most developers will opt for modelling and the cost premium that goes with it.

“Fundamentally, this requires what’s called thermal analysis. The thermal bridging calculations mean everything is moving into the cost area of energy modelling,” he says. “It’s definitely increasing the cost of compliance, but it is also moving us into the direction of the compliant building actually performing in line with what the energy model has predicted.”

The proposed measure means that formerly compliant designs could fail to stay within the code’s allowable limit for thermal transmittance since developers’ calculations will almost automatically yield higher numbers — a result the CCBFC acknowledges amounts to a “major change in performance requirements”.

“This, in turn, will require major departures from current common construction practice in NECB-compliant buildings and associated increases in construction costs,” the code change rationale states. However, there may be relatively little cost impact for designs that already exceed the code.

On the plus side, the CCBFC argues that expanding the required input of information will help developers identify where gains can be made. “One benefit of this additional analysis is that it will make apparent where low-cost changes to details can generate significant changes to energy use over time,” it submits.

An accompanying consultant’s report commissioned by the CCBFC’s Standing Committee on Energy Efficiency in Buildings also stresses that this measure is the most effective among all proposed code changes. “Codifying infiltration would have a significant impact on energy savings (in the range of 20-40 per cent) for all building types in all six climate zones,” it concludes.

U value reductions

Meanwhile, the proposed code changes would explicitly mandate improved performance of roofs, windows and doors, equating to a 15 per cent increase in insulation values. Notably, associated studies conclude that there are fenestration products “currently available” in the marketplace that could achieve this target, resulting in modelled savings of 2.1 to 3.3 per cent of total building energy consumption depending on building type and geographical location.

The cost premium for this new window performance requirement, relative to the current NECB, is pegged at a maximum of $10 to $15 per square metre in all but the coldest of climate zones. Beyond that, the code change rationale also suggests the new stipulation “may force windows to be completely redesigned.”

“Each specific change may result in a very small cost to the builders, but when you add up all the changes, the cost increase can be very significant,” cautions Bob Finnigan, president of the Canadian Home Builders Association and chief operating officer with the housing developer, Herity. Yet, based on trends in the single-family and low-rise market, industry insiders do foresee more competitive product costs as market scale grows.

“The technology is there. The glazings are there. As production ramps up then costs usually go down,” observes Lisa Bergeron, government relations manager with the window and door manufacturer, JELD-WEN, and first vice president of the industry association, Fenestration Canada.

She commends Natural Resources Canada’s Energy Star initiative — a voluntary partnership with manufacturers supplying the residential and low-rise sector — and suggests the proposed regulatory prompt might spur similar progress in larger commercial/multi-residential buildings.

“It truly is a market transformation,” Bergeron asserts. “We went from doing clear-clear (in double pane assemblies) to using low-e argon in about a five-year period. Low-e was a rarity not that long ago. Now, a lot of the time, the regulations are trailing what’s happening in the marketplace. Now the residential sector is going to triple (pane).”

Pape-Salmon concurs. “In commercial buildings, performance of windows has not been tracking in step with the residential sector,” he says. “The proposed code change is very significant. It ensures windows will be high-performing, and Canadian manufacturers are capable of meeting this requirement.”

Together, the more stringent fenestration requirements and heightened scrutiny of thermal bridging will likely have the most impact in the multi-residential sector. As code drafters have intended, developers will either have to ensure their favoured architectural style is more energy-efficient or turn to something different to engage prospective homebuyers.

“The glass boxes would still be plausible, but they’d need better windows, and the balconies would have to be better insulated from the suite,” affirms Andrew Pride, an independent energy management consultant who serves as chair of the Standing Committee on Energy Efficiency in Buildings. “There are countless examples today of developers profitably constructing buildings, including glass boxes, that are designed to use significantly less energy than required by code.”

Heat recovery

Tighter building envelopes lead somewhat logically to ventilation and the proposals for heat recovery or energy recovery systems in a much wider sweep of buildings. The code currently mandates heat recovery when the air exhausted from a building’s HVAC system contains at least 150 kilowatts of sensible heat, but code drafters suggest there are far greater savings to be captured and cost-effective technologies for doing so.

The proposed energy code changes establish varying triggers for requiring heat/energy recovery based on the climate zone and the volume of outdoor air that will be drawn into a building. They also introduce more stringent efficiency thresholds for heat recovery equipment, bumping up the current requirement for a minimum of 50 per cent transfer of energy to 60 per cent.

Effectively, heat/energy recovery systems would be required in almost all commercial buildings (except in Vancouver’s climate) where ventilation systems operate for at least 8,000 hours per year. Multi-residential buildings with self-contained in-suite HVAC systems would be exempted.

“This is a significant move for Canada and it actually puts our code at the forefront for energy performance,” Pape-Salmon says. Yet, in practice, HVAC industry insiders suggest the market is already there.

“We are sealing up buildings tighter and tighter and, as a consequence, ventilation is critical for air quality,” says Warren Heeley, president of the Heating, Refrigeration and Air-conditioning Institute (HRAI) of Canada. “Energy recovery is a mainstay of the commercial side of the building industry. It just makes sense to try to save on the costs of warming up the air you’re bringing in from outside.”

Other proposed energy code changes include: ventilation requirements specifically targeted to commercial kitchens; a reduction of the allowable area for skylights from 5 per cent to 2 per cent of gross roof area; and occupancy-triggered controls for lighting and temperature in hotel and motel guestrooms. All are posted on the Codes Canada website and are open for comments until December 9, 2016.

Barbara Carss is editor-in-chief of Canadian Property Management.

GTA apartment transactions down from 2015

According to the latest market report from JLL’s Multi-Residential Advisory Group, 2016 apartment transactions in the GTA decreased by 36 per cent, with sales totalling $594 despite only having 27 per cent fewer suites than last year (4,605 vs. 3,764). In 2015, the first three quarters saw $809 million in total apartment sales.

The average price per suite was down $14,000 from one year ago, dropping from $176,000 to $162,000 for the same period. Interestingly, the 2016 average price per suite was $2,000 more than the 2015 overall average, due to a number of high quality buildings that sold within the first nine months of 2015.

“Despite a tremendous reduction in the overall suite volume traded, the sustained level of dollar volume can be attributed to the cap rate compression that has occurred over the past five years,” said Michael Betsalel, Senior Vice President, JLL—noting that cap rates edged down to finish the first three quarters at 4.43 per cent, 16 bps lower than in 2015.

Prominent buyers

Nine buyers accounted for almost 65 per cent of the year-to-date transaction volume. These transactions traded at an average price per suite of $168,000, which is $6,000 more than the overall average.

The five leading buyers acquired $258 million of multifamily properties, almost 45 per cent of the total dollar volume that transacted.

1. Starlight Investments acquired nine properties comprised of 562 suites for a combined $91 million
2. Q Residential was the second most active purchaser with 321 units for $49 million
3. O’Shanter Development Corp. picked up two properties for $42 million
4. PN Properties acquired two properties for $40 million
5. Hollyburn Properties purchased two properties for $36 million

Notable GTA transactions: Q1 – Q3

625 Roselawn Ave, Toronto, comprised of 91 suites sold for $27,050,000
60 Gloucester St, Toronto, comprised of 80 suites, sold for $23,000,000
169 St. George St, Toronto, comprised of 52 suites, sold for $18,000,000
225-227 Cosburn Ave, East York, comprised of 93 units, sold for $16,040,000
818 Broadview Ave, Toronto, comprised of 31 suites, sold for $5,100,000

World design award for Surrey Aquatic Centre

The Surrey Grandview Heights Aquatic Centre has been recognized on the world stage again for its design excellence and innovation. Designed by HCMA Architecture + Design, the project was lauded at the World Festival of Architecture (WAF) taking home the top prize in the sport – completed buildng category.

Through close collaboration with the local city authorities and diverse user groups, HCMA Architecture arrived at a design that maximized glazing towards the street, activating the project edge and blurring lines between interior and exterior spaces. The LEED-certified aquatic centre balances pro-athlete capabilities with the needs of recreational users.

The judges felt the project’s design “combined structural efficiency with an iconic silhouette” commending its wooden roof structure for “keeping clear of technical installation, allowing a very precise understanding of the overall space”.

The ambitious and daring project involved designing the roof to resemble a gently undulating and metaphorically appropriate wave form. Rather than employ conventional steel roof trusses, glue-laminated timber ‘cables’ were introduced, reducing the effective structural depth by 90 per cent. This served to reduce building volumes and energy costs, sequester carbon, and provide the community with an architecturally striking and functionally efficient recreational environment.

The aquatic centre also won the world’s top structural engineering project from the Institution of Structural Engineers (See https://www.reminetwork.com/articles/surrey-pool-is-worlds-top-engineering-project/)

photo courtesy of WAF

IDC names new board of directors

Five new directors have joined the Interior Designers of Canada’s (IDC) board. The appointments were confirmed at IDC’s Annual Meeting, held at the International Centre in Mississauga. IDC also welcomes its incoming president, Clinton Hummel of North Bay, Ontario.

“I am very excited to be moving into the role of president of IDC,” says Clinton Hummel. “I’m optimistic that over the next year we can propel our strategic goals forward. On behalf of all members, we will advocate, we will strengthen our community, and we will continue to provide programming that is meaningful and relevant.”

Having successfully completed a 12-month term as president, Aandra Currie Shearer, from British Columbia, will assume the role of past-president; Jason Kasper from Manitoba, moves into the 1st vice-president position; Sally Mills from British Columbia, has been named 2nd vice-president.

Joining the IDC board as provincial directors are: Carol Jones from British Columbia; Juanita Dielschneider from Saskatchewan; David Gibbons from Ontario; Denis Chouinard from Quebec; Lyn Van Tassel from New Brunswick; and Susan Troup from Newfoundland.

Linda Kafka from Ontario begins her term as director, industry; Keshia Caplette from Saskatchewan begins her term as director, intern; and Sharon Martens from Alberta begins her term as director-at-large.

Continuing on as directors are: Kathy Johnston Umbach from Alberta; Karla Korman from Manitoba; and Kara MacGregor from Nova Scotia. Deborah Rutherford from Ontario will continue on as director-at-large; Brenda Snaith from British Columbia will continue on as director, Education; and Trevor Kruse from Ontario will continue on as IIDEX liaison.

Dave Filipchuk is new PCL president and CEO

The PCL family of companies has announced that Dave Filipchuk has been appointed the eighth president and CEO of PCL in its 110-year history. Filipchuk previously held the position of deputy CEO, and before that was president and COO, Canadian and Australian Operations, with responsibility for the performance of PCL’s buildings and civil infrastructure divisions. Filipchuk has a BSc degree in civil engineering from the University of Alberta and attended the Ivey Executive program at the University of Western Ontario. He is Gold Seal certified and a member of APEGA.

Filipchuk has been with PCL for 32 years and possesses a wealth of knowledge of both the company and the construction industry, having lived and worked in both Canada and the United States in PCL’s buildings and civil infrastructure sectors.

“I am extremely proud and excited to assume the position of president and CEO at PCL,” said Filipchuk. “Guiding a company with such a storied and successful history is an opportunity I look forward to enjoying well into the future. I would like to thank Paul Douglas for his tireless work and dedication in leading PCL for the past seven years, and I congratulate him on an amazing career in construction and on his new role with our company.”

Douglas assumes the role of chairman with PCL Construction’s board of directors. “Succession planning is all about having the right people in the right place at the right time,” he said in talking about handing over the reins to Filipchuk. “We take succession seriously at all levels of our organization and make sure an appropriate amount of time is provided for a seamless transition to preserve continuity in our business. Dave Filipchuk has my, and the entire board of directors’, full support in officially becoming the eighth CEO of this great company.”

During his 31 years with PCL, and apart from leading PCL to some of its most successful years to date, Douglas has received numerous accolades. Among those are recognition as Alberta’s 2015 Business Person of the Year and inclusion on the list of Alberta’s 50 Most Influential People for the past two years.

Former Zellers in B.C. to become U-Haul store

A former Zeller’s department building in West Kelowna, B.C., will soon transform into U-Haul’s first company-owned and -operated store in the area.

Once renovations are done in 2017, there will be more than 1,000 indoor climate-controlled self-storage units with high-level security features in the 110,000-square-foot building.

The U-Haul Moving & Storage of West Kelowna at 3571 Old Okanagan Road will offer truck and trailer rentals, moving supplies, towing equipment and professional hitch installation, U-Box portable moving and self-storage containers, and more.

“The Okanagan Valley is one of the fastest growing communities in B.C.,” said Horace Martin, president of U-Haul Company of British Columbia. “We are very excited to be able to bring a high level of service to customers here. Unlike many other facilities in the area, we will be open on Sundays for our customers’ ultimate convenience.”

U-Haul supports infill development to help local communities lower their carbon footprint, and says its adaptive reuse of existing buildings reduces the amount of energy and resources required for new-construction materials and helps cities reduce their unwanted inventory of unused buildings.

“This area of the province is beautiful and bright,” said Cindy Dix, executive assistant at U-Haul Company of British Columbia. “It’s almost like being in a desert, but with fruit and wineries galore. West Kelowna is a destination city, and it’s important for us to preserve as much of its beauty and nature as we can. By avoiding demolition and rebuilding, we can save much of the greenbelt.”

Photo courtesy of U-Haul

John McLernon heading to the B.C. Hall of Fame

Honorary chair and co-founder of Colliers International, John McLernon, is heading to the B.C. Hall of Fame. He will be inducted into the Business Laureates of British Columbia (BLBC) Hall of Fame at the 12th Annual Gala Dinner and Induction Ceremonies taking place on May 24, 2017 at Fairmont Hotel Vancouver.

BCLC recognizes inductees for their “outstanding business achievements, enduring contributions to the province and country, as well as deep commitments to diverse and niche communities”.

Aside from McLernon’s significant work with Colliers International, he currently serves as chair of A&W Revenue Royalties Income Fund, City Office REIT and Village Farms International. He also lends his experience and expertise in a director and advisor capacity to private companies such as Canadian Urban Limited and the Mark Anthony Group, as well as to non-profit organizations.

McLernon’s advocacy for Vancouver’s homeless population through his involvement with StreetoHome Foundation has earned him two Queen Elizabeth Jubilee Medals and the Province of BC Community Achievement Award.

The Business Laureates of British Columbia (BLBC) Hall of Fame was created by JA British Columbia (JABC) in 2005 to honour the outstanding B.C. business leaders whose efforts have shaped our province and country. The Hall of Fame stands as a testament to the positive legacy the Laureates provide to the youth of British Columbia. Laureates have demonstrated a level of Vision, Leadership, Integrity and Legacy unique among their peers. s head

Creating a unique student hub

Most new students arriving on a campus university for the first time can be overwhelmed: the sheer size of the university, the maze of different buildings and masses of people moving about. At the University of B.C., a new Student Union Building (SUB) is creating a welcoming centre for students, alumni and visitors alike to the campus.

Designed by Dialog in joint venture with B+H Architects, the 250,000 square foot building replaces the existing SUB at the heart of the campus on University Square. Acting as a community hub, it provides new, vibrant spaces to support student engagement, studying, clubs and societies.

The original SUB was built more than 40 years ago and was no longer able to meet the needs of the growing student population, which stands at more than 48,000. In 2008, UBC students approved the construction of a new SUB building through an incremental levy on future student fees. The $85 million contribution is the largest single donation in UBC’s history.

Bird Construction broke ground on the $110 million project in 2012 and completed it in 33 months. At peak, manpower was approximately 250, according to project manager Duane Ferreira.

The four-storey building plus mechanical features eight new food and beverage services on level one including a redesigned Pit Pub (well known student hangout). The upper three levels contain a mixture of rentable spaces, club rooms and Alma Mater Society (AMS) administration and executive offices. At the roof level, there is also an 11,000 square foot garden, and a daycare. One of the more unique amenities will be a three-storey climbing wall.

The centrepiece of the new Student Union building is the Nest, a two storey structure that “floats” in the middle of the five storey atrium, balanced on three main, slender steel support columns and beams. It contains theatrical performance space on the second floor and a student lounge on the third floor.

Approximately 15,735 cubic metres of concrete and more than 700 tons of structural steel were used for the building. A high amount of wood was also incorporated, especially in the ceiling. The atrium’s saw-tooth roof is built from glulam beams and cross laminated timber panels as well as the pedestrian bridge walkways.

Another unique feature is the 6,000 square foot Great Hall that cantilevers off the concrete structure on the south side. It consists of 30 foot trusses, weighting 80 tons each. The space will be used for banquets, entertainment and other events.

“It’s a massive two storey space that is supported by a concrete column and three large steel trusses – two weigh 80 tons and the shorter one on the south side is 30 tons,” says Ferreira, noting the size of the trusses meant they had to be assembled on site before being put in place.

Equally impressive are the floating stairs installed throughout the building which are supported by embeds including 40-foot-long HSS beams.

The exterior envelope is a mixture of curtainwall glazing and high performance TAKTL concrete panels. It’s the first time the panels are being used in B.C. and possibly Canada, according to Ferreira.

Challenges on the project included the large number of stakeholders, a constrained site and the unique design.

“The biggest challenge is the uniqueness of the building,” says Ferreria. “Everywhere you go there’s something different – definitely not a typical building – so it’s been very challenging working out the details.”

The new building is bordered by the existing SUB to the north, the aquatic centre to the east and a new building to the south, leaving very little lay down area available. A just in time delivery strategy was required to ensure minimal amount of deliveries and storage on site, says Ferreira, which required significant coordination.

Another feature of the project is the small grassy tree covered knoll on the west side, which has been incorporated into the building design as a seating area, making it a key feature of the atrium and a social hub for the facility.

Keeping the knoll intact during construction was a challenge though, says Ferreira. “The access to build on that side was very limited.”

Also key to the design concept was to pursue the highest level of sustainable building design. The project was developed with an innovative student engagement and collaboration process (ie. social media) where a sustainable and regenerative design was identified as a priority by the students. Targeting LEED Platinum, the new SUB features many green strategies including rainwater harvesting, daylighting, passive ventilation, a high performance building envelope and solar hot water.

Ferreira credits collaboration and teamwork for the successful outcome and says the challenging project is one he “won’t forget for a long time.”

The UBC Student Union Building won Bird Construction the coveted 2016 Gold VRCA Award for a general contractor over $45 million. Other VRCA winners on this project include JSV Architectural Veneering & Millwork Inc., Wesbridge Steelworks Limited and Structurlam Products LP.

Cheryl Mah is managing editor of Construction Business Magazine.

Construction updates for Halifax Convention Centre

Construction on the new Halifax Convention Centre in downtown Halifax, Nova Scotia is now expected to be completed by August 2017, with an opening set for December 2017.

Argyle Developments announced that the revised schedule is the result of design amendments on the Market Street side of the facility. When complete, the $169.2 million centre will have 120,000 square feet of event space, including two convention levels and a mix of multi-purpose, meeting and ballroom space.

The Halifax Convention Centre is part of the Nova Centre, a one-million square-foot, mixed-used development being constructed by Argyle Developments. The centre includes a hotel, financial tower and retail space, and is the largest integrated development project in the province’s history.

“The public engagement process that resulted in a complete redesign of the Nova Centre has made for a better project, however it has also impacted approval processes and the construction timeline,” said Joe Ramia, president and chief executive officer of Argyle Developments Inc. “We appreciate the community’s continued support and collaboration as we focus all efforts on delivering a state-of-the-art facility to the Halifax Convention Centre.”

The change to the construction schedule impacts 22 national and international events booked in 2017 as well as local clients. Steps are underway to work on alternative arrangements.

“We know the new Halifax Convention Centre will deliver an unforgettable event experience for our guests and make our community proud,” said Carrie Cussons, acting president and chief executive officer of the Halifax Convention Centre Corp. “We will continue with our sales efforts while ensuring our team is ready to open and operate.”

FirstOnSite expands senior leadership team

FirstOnSite Restoration made three senior leadership appointments within their Canadian operations earlier this month.

Al Sutherland joined FirstOnSite as senior vice-president and chief administrative officer, Kevin Clarke has moved into the newly created role of executive vice-president of branch operations and Jodi Getson is now senior vice-president of Atlantic Canada.

“Jodi, Al and Kevin have each been tremendous contributors to FirstOnSite over the years,” said FirstOnSite CEO Dave Demos. “Our mission is to provide the best customer experience in the restoration industry, and Jodi, Al and Kevin have the experience and drive to support that commitment.”

As FirstOnSite’s CAO, Sutherland will provide operational teams and internal functional teams with a clear path for continued growth, while supporting company-wide initiatives aimed at elevating the company’s customer experience. In 2012, as a consultant with FirstOnSite, Al was a driving force in the implementation of mobileCT, FirstOnSite’s proprietary restoration project software.

Clarke is one of the company’s founding members and has been part of the senior management team since its inception. Key responsibilities in his new role include, building best practices across all branches that support FirstOnSite’s customer focused initiatives and KPI’s. He will work closely with branch and regional teams, providing ongoing operations support and training. He will also be overseeing the direction of a number of FirstOnSite’s Prairie branches, specifically in Calgary, Edmonton, Grand Prairie, Medicine Hat and Saskatoon.

Getson is also a company founder and long-standing team member. She will work with Clarke, Sutherland and the national team to ensure continued delivery of unsurpassed restoration service throughout her regional operations. She previously served as vice-president of operations in Atlantic Canada where she developed and implemented successful strategic operational initiatives across the region, and also played a big role in restoration efforts in Fort McMurray

Canadian workers feel support for work-life balance

Flexible work schedules is one of the most valued job perks among managers and employees in Canadian companies, and many feel that they are able balance personal and professional priorities.

In a recent OfficeTeam survey, more than 300 senior managers at Canadian companies with 20 or more employees, and more than 300 Canadian workers 18 years of age or older, specifically in office environments, answered the question: “How supportive is your company of its employees’ efforts to achieve work-life balance?”

More than one-third of senior managers (34 per cent) said their company is “very supportive” of its employees’ efforts to achieve work-life balance, and 30 per cent of staff agree. Still, 62 per cent of managers and 49 per cent of workers feel their companies are “somewhat supportive.”

“Standards of work-life balance and health benefits are evolving, and companies need to recognize the changing expectations of their employees,” notes Koula Vasilopoulos, district president for OfficeTeam. “Balancing personal and professional demands are a challenge and have increasingly become a priority for today’s workforce.”

Besides flexible work schedules, which topped the list of valued job perks at 42 per cent, generous vacation time or sabbaticals was also highly favoured among 21 per cent of respondents. Among the most common work-life benefits, 46 per cent of respondents said their company offers paid parental leave, while 37 per cent reported having options for flexible schedules.

On the health and wellbeing front, employees said they most value ergonomic evaluations and equipment, such as standing desks (26 per cent), and access to fitness facilities or programs (25 per cent). Yet, while seven per cent of employees said they want more wellness tools, only 32 per cent of the companies said they offer such resources.

Vasilopoulos adds that providing such tools to enhance wellbeing in and out of the office, “positively impacts productivity, loyalty and overall happiness at work.”

Ontario announces freeze on apartment property taxes

A new proposal announced mid-November by Ontario Minister of Finance, Charles Sousa, and Minister of Housing, Chris Ballard, promises to take action to address housing affordability across the province.

The proposal includes a plan to freeze the municipal property taxes on apartment buildings while undertaking a review of how the high property tax burden for these buildings affects housing affordability in the rental market.

It also plans to modernize the Land Transfer Tax to reflect the current real estate market, including increasing rates on one or two single-family residences over $2 million. Revenue generated from proposed increased rates would be used to fund the enhancements to the First-time Homebuyers Refund.

“We know that rising home values are a good thing for the provincial economy, but also a concern for a growing number of Ontarians,” said Charles Sousa, Minister of Finance. “The government is committed to supporting an affordable and stable housing market while balancing the concerns of homeowners, first-time homebuyers and renters. Ontario is taking action to address housing affordability and to help people in their everyday lives.”

“We’re working to protect renters across the province, to make housing more affordable for all Ontarians and to ensure that Ontario continues to be the best place to live and raise a family,” added Chris Ballard, Minister of Housing and Minister Responsible for the Poverty Reduction Strategy.

Currently, the average municipal property tax burden on apartment buildings is more than double that for other residential properties, such as condominiums.

Energy efficiency in Alberta

Alberta has adopted the National Energy Code for Buildings (NECB) 2011 edition into its newest building code. The coming into force date for the new energy code is November 1, 2016 and it will have significant impacts on how buildings are constructed in Alberta, but not for the reasons you might think. While most people are aware of the changes, a majority still don’t realize the full impacts that the new building code will have on building designs. Fortunately for building owners and designers (and unfortunately for energy efficiency in Alberta), the energy and cost impacts of the code for the majority of building types are not significant.

There are three paths available to achieve compliance: prescriptive, and trade off (follow the prescriptive requirements but trade between them) and energy performance compliance.

Prescriptive Paths
The prescriptive path is definitely the easiest path to understand and requires the least amount of expertise, but also offers the least amount of flexibility. The prescriptive requirements (for all sections) must be followed exactly and might prove challenging to meet. For example, the energy code provides prescriptive requirements for the effective envelope thermal transmittance values which must be matched to achieve compliance, as seen in the chart (Edmonton and Calgary fall under Zone 7A).

Any keen observer will notice that the required thermal resistance values are about double that of what is typically constructed in Alberta at the moment (again, these are effective not nominal R-values). For this reason, we do not recommend using the prescriptive or trade-off paths (which do offer more flexibility but not nearly enough).

Energy Performance Compliance Path
The building energy performance path is definitely the compliance path that requires the most expertise (as it requires building energy modelling) but is also the most flexible and will likely be the path chosen by most design teams. For most projects this is the compliance path that will be the most cost effective compliance path. The reason for this is quite simple. While the envelope section of the code is very stringent, many other sections of the code (lighting, HVAC, glazing) are very weak. Because the performance path looks at the energy use of the entire building, any efficiencies (over the reference building) in the lighting, HVAC and service water heating sections can be used to offset the requirements of the envelope section (this isn’t allowed in the trade-off paths).

For example, the prescriptive requirement for the thermal transmittance of fenestration is 2.2 W/m2K. This equates to essentially a clear single pane window with aluminum frames. Clearly, this is not difficult to improve upon. So a typical dual pane window with an effective overall U value of 1.6-1.7 W/m2K (including frame) will be significantly better; this energy savings can be used to reduce the envelope requirements.

Similarly, the prescriptive lighting requirements are extremely weak from an energy perspective. For example, the reference lighting density requirement for an enclosed office is 11 W/m2. Even second generation T8 lighting can get below this level (10 W/m2). LED bulbs are becoming pretty standard now in most buildings which means that a realistic lighting level is closer to 6 W/m2. Therefore, a typical savings in lighting energy can easily be 40-50 per cent and as before, this savings can be used to reduce the envelope requirements. In fact, based on our analysis, some building types will meet the requirements of the code without changing anything at all. That being said, for some building types (warehouses, car dealerships) even those so called “performance path freebies” will not be enough.

Conclusion
It should be clear that the performance path will be the preferred path for most buildings. It allows the most flexibility in the building design and allows you to take advantage of efficiencies from other systems to offset envelope requirements. Because of the nature of the compliance path, energy modelling is a requirement for projects wishing to go this route. However, if the building is already going after LEED or other rating system compliance, the energy model used for the rating system compliance can be adapted and used for NECB 2011 compliance with relative ease; thus not requiring a brand new model.

Either way, energy modelling is the best way to guide a project to its energy target, and this is even more true now considering the implementation of the new energy code. Energy modelling from an early design stage is the best way to provide a cost-effective design under NECB 2011 and gives the design team much more flexibility in all aspects of the building design.

While this is mostly good news for building owners, it certainly is not great news for energy efficiency in Alberta. There are simply too many “performance path freebies” in the energy code to make real gains in the province’s energy efficiency. One might hope however, that because teams are driven to use energy models for compliance, they might start using energy modelling as a design tool, which is the best way to optimize building performance. This might just be the biggest change to the way buildings are built in some time, and this is very positive for the industry.

In terms of energy efficiency, one can only hope that future versions of the NECB are implemented quickly (NECB 2015 is already published) or that the province moves to a performance based standard similar to those used all over Europe (removing all or most of the prescriptive requirements and moving to an energy use intensity requirement of 80 kWh/m2 for example). Either way, at least Alberta has finally taken its first small step towards energy efficiency.

Jacob Komar, P.Eng. is a principal at Revolve Engineering Inc. and a specialist in high performance building design.

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National Trust names winners of 2016 This Place Matters

Community-based projects in Kentville, Nova Scotia and St. Catharines, Ontario have won the National Heritage Trust of Canada’s 2016 This Place Matters Competition.

Both communities will receive $40,000 to implement projects to improve the vitality of their main street.

St. Catharines’ Save Lock One campaign, which aims to revitalize Port Dalhousie, won in the competition’s City Beacon stream. This project focuses on the area around Port One of the Second Welland Canal, instrumental in opening the Great Lakes. With their $40,000 prize and $37,227 in crowdfunding donations, the group will revitalize the area allowing for public access and gathering space, a statue to commemorate the thousands of tow horses used to haul ships through the canal, and historical interpretive signage.

In the Town Spotlight stream, Kentville, Nova Scotia’s Renewed & Rewritten: The Story of the Kentville Library, won the honour. This project will create a vibrant public space and children’s library for the local community in the home of an abandoned United Church on Main Street. While the main sanctuary of the church is under renovation, the entire library has been placed in a small, former Sunday School room. The $40,000 prize, and $59,300 in crowdfunding funds will be used to create a children’s area for both parents and children to enjoy. The library will construct a modern community-focused space.

“We are thrilled with the outpouring of support from the public, with over 296,007 votes cast and $262,968 raised for 14 deserving communities,” said Natalie Bull, executive director of the National Trust for Canada. “We watched these participating project teams demonstrate creativity and dedication throughout the competition. We can’t wait to see these exciting community projects come to life. ”

The goal of the National Trust’s 2016 This Place Matters competition was to fuel local projects that bring together community partners and community members, especially youth, to improve the vitality of Canada’s main streets. Communities all across Canada participated, from Fogo Island, Newfoundland and Labrador to Lethbridge, Alberta and Prince Albert, Saskatchewan.

Photo Port Dalhousie Lighthouse

Timbercreek launches investment microsite

Timbercreek Asset Management, a global asset manager specializing in real estate and other alternative asset classes, today announced it has introduced a new investment microsite, which provides educational information and valuable resources to financial professionals so they can better identify quality opportunities for their clients.

The interactive investment microsite is a dedicated space for advisors, providing easy access to the information they need to make informed decisions on the burgeoning real estate space. By visiting the site, advisors will have access to:

• Insightful whitepapers and manager commentaries about global real estate investing
• Timely articles and interviews
• Online brochures
• Information about Timbercreek’s global real estate investment solutions, including fact sheets, performance metrics and subscription documents
• Timbercreek support staff

The introduction of the investment microsite comes at a time when many are re-thinking the traditional asset allocation model and no longer relying on the standard mix of equity and fixed income to build their portfolios and meet their investment goals. Low yields from government bonds coupled with increasing volatility in equity markets has prompted many advisors to look for new vehicles, including alternative investments, to achieve the right mix for their clients. This includes real estate, which can offer a low-volatility buffer for portfolios while providing attractive income streams for a client’s portfolio.

“Investors have significantly increased exposure to real estate assets over the past few years and this trend shows no signs of slowing down,” says George Ganas, SVP Business Development and Client Services at Timbercreek Asset Management. “The launch of this site is just another example of Timbercreek’s ongoing commitment to providing financial professionals with the tools they need to position their clients for success. We are excited to make this available to them in one dedicated and dynamic space.”

Thermal bridging

U value reductions

Heat recovery

Prominent buyers

Notable GTA transactions: Q1 – Q3

Energy Efficiency Day networking event

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