Building Strategies - Summer 2008

Summer 2008

Providing Greater Value to Construction Project Design & Delivery

Focus on

The flexibility of concrete

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mould litigation in Canada

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5building Strategies Summer 2008

The tower at 225 King Street West is the first building in Canada to receive LEED® for Existing Buildings certification. Among the many green innovations was the elimination of the building’s chillers via the implementation of a hydrothermal cooling system, which uses water from Lake Ontario for cooling.

editorial6 Introduction to the Publisher

news8 Coverage of the 2008

Canadian Green Building Conference 35 Supreme Court rules on tendering process

Legal corner(Sponsored by: Glaholt LLP)10 Indoor mould litigation in Canada

Health & Safety corner(Sponsored by: The TRH Group)12 Contractors...Whose Responsibility?

ContentsProviding Greater Value to Construction Project Design & Delivery

14Structural Feature ConCrete innovation

The strength, versatility and flexibility of ultra-high performance fibre-reinforced concrete (UHPFRC) has enabled the construction of projects that were not previously possible – and has allowed designers to push the concrete envelope.

16cladding paperleSS gYpSum FireWallS

Gypsum is a cost-effective and labour-saving alternative to traditional materials in the construction of firewalls and party walls.

18concrete building green in a ConCrete World

Concrete f loors and ceilings can be used as a heat sink to reduce cooling and heating loads in buildings, which can lead to significant benefits in energy efficiency.

20Project Profile a FirSt For leed® CertiFiCation in Canada

Oxford Properties Group was the recipient of the first multi-tenant LEED® for Existing Buildings certification in Canada for its tower at 225 King Street West, thanks to the efforts of HOK.

27Management leading tHe CHarge

Tony Franceschini has been with Stantec, a top 10 global design firm, for more than 30 years. He shares his thoughts on market trends, the engineering industry, the firm’s future goals and risk mitigating strategies.

28Planning and Development a FootHold For aFFordable HouSing

Capital grants and municipal incentives provide the basis for new affordable housing projects on remediated brownfield sites in six Ontario cities.

32energy efficiency SeCretS to Climate adapted building deSign

Establishing a building energy performance target in clear and measurable terms is a prerequisite of successful climate adapted building design.

37Trends + Products tilt-up ConStruCtion poSSibilitieS

Tilt-up construction combines the advantages of reasonable cost with low maintenance, durability, speed of construction and minimal capital investment.

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6 building Strategies Summer 2008

t is with great pleasure that I write this note as the new Publisher of Building Strategies magazine. Having worked in publishing for 15 years

in several different markets, I guess I could say I was destined to finally find myself in the construction business one way or another. My grandfather, Thomas Murphy, owned and operated Thomas Murphy & Son’s Construction in Dublin, Ireland for decades. It was there my father, Sean, also learned the business before coming to Canada to chase his dreams in 1957. In Canada, my brother Sean Jr. follows in their footsteps as a site supervisor in Toronto.

Having tried my hand as a property “flipper” two years ago, I quickly realized that each project was unique and presented various challenges: on-time finish, reduced or on-budget project costs, a delicate balance between dollars and cents, and a chance to build a home that was sustainable, green and, most important, something I could be proud of. Many of these same values can be seen in our feature project at 225 King St. W. (p. 20), the first multi-tenant LEED

for Existing Buildings certification in Canada. Originally built in the early 1990s, this commercial office tower is now a model of how to “green” existing buildings successfully.

This issue also provides coverage of the Canadian Green Building Council National Summit (p. 8), held this June in Toronto. An overwhelming success, the event attracted not just the building sector, but attendees from every level of government, financial services, utilities and education, which is a great sign for the future of green building in Canada.

I look forward to many positive changes to the magazine and its Web site, www.buildingstrategies.ca, over the months to come. Please remember this is your magazine. We value your comments, product releases, case studies and advertising support!

Cheers for now,

Paul Murphy,Publisher(416) 512-8186 x264

Publisher's Note

editorial

Providing Greater Value to Construction Project Design & Delivery

Volume 3 NumBeR 2 • SummeR 2008Publisher

Paul murphy [email protected]

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nce seen as a niche market, green building practices are poised to enter the mainstream

construction industry. Rising energy prices, environmental concerns, worker productivity, and falling costs for green building construction and technologies are just some of the factors driving significant growth; the volume of business for green products and services is estimated to reach $80 billion between now and 2015. Such growth presents both challenges and opportunities. The following is an excerpt from the “Scaling Up” session, which was hosted by Gordon Hicks, President, Brookfield LePage Johnson Controls (BLJC) with the following panelists:Lui MancinelliSenior Vice President and Managing Principal HOK Canada Inc.Jon TaylorCo-owner & Director GovanBrown Construction ManagersGuy BourbonniereDirector of Canadian Government & Institutional MarketsTrane Commercial Systems

Gordon Hicks said this session was aimed at helping those in the industrial sector gear up for the coming tsunami of green demand that will soon hit, and to prepare for the resulting construction and retrofit opportunities that will total nearly $800 billion in North America. He introduced

the panelists and invited them to share some opening remarks.

Lui Mancinelli said that by 1993, green consciousness at HOK Canada Inc. (HOK) had grown to the point where its directors decided that every project it designed would be a green one. HOK is currently working on 150 sustainable

projects, 27 of them LEED-certified, and has 600 LEED Accredited Professionals (LEED APs). The company is working toward the day when building green is the same as building to code. Mancinelli stated that HOK is trying to embed green thinking into everything it does. The company is spreading


news

Shifting into the Mainstream was the largest green building event ever held in Canada. Hosted by the Canada Green Building Council (CaGBC), the event played host to more than 1,200 delegates, 150 exhibitors, 65 journalists, and 40 speakers and panelists – experts who are helping to advocate and shape the direction of green building in Canada.

The 2008 CaGBC NATIoNAl SummIT

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conservation early on can save money and help with LEED certification.

Hicks invited audience members to ask questions of the panelists. A participant asked Taylor if construction companies can use sustainable building techniques even if a client does not specifically request LEED certification. Taylor replied that this is a common occurrence and GovanBrown always asks the client to consider options such as diverting waste from landfill and promoting better interior air quality during construction. However, not everyone agrees to these initiatives. Taylor said 50% of C & I projects are LEED-certified and it shocks him that so many clients do not seek to qualify for LEED certification.

Another participant asked for examples of how C & I construction is more sustainable than it was five to ten years ago. Mancinelli said clients used to expect a new building to look, behave, and operate the way buildings always

have. Now clients are open to new ideas, including the use of photovoltaic panels, advancements in window glazing and films, microturbines on the roof to harness wind power, and other power generating systems to heat the building. Another difference is that buildings are becoming “truer, more site specific,” and architects take the climatic region into account when deciding on the amount of exterior glass and how thick to make the walls.

Hicks urged the participants to challenge themselves and the companies they work for to help achieve the national target of a 50% reduction in emissions. “We have to hold ourselves to a higher standard,” he said, “and start doing things differently and encourage those around us to do things differently.” B

the carbon footprint of their products by building HVAC systems that require less power and release the least amount of refrigerant into the atmosphere. Bourbonniere added that clients usually ask for proof to back the company estimates of its products life cycle costs.

Hicks asked the panelists to share their companies' best practices regarding the design or construction of LEED-certified commercial and industrial (C & I) space.

Mancinelli said HOK procedures mandate sustainability checklists for all projects to ensure that the specifications incorporate sustainable development principles. He stated that the goal of all HOK projects is to incorporate sustainability from the ground up, rather

than as an afterthought or at the mechanical engineering stage. There is a saying among their designers: The success of the mechanical engineer is the failure of the architect. Mancinelli said all aspects of design must be considered to build truly sustainable buildings. He cited the example of LEED-certified buildings with floor-to-ceiling exterior glass in areas with 5˚C winters. “Integrated design requires true collaboration among all the partners involved in the project,” said Mancinelli.

Bourbonniere agreed with this last comment. He said Trane managers are frustrated by the perception that HVAC systems are a necessary evil, rather than an opportunity to improve a buildings energy performance. When architects begin with a holistic view of the overall design, they see that employing an HVAC manager with expertise in energy

a certain hassle factor as it adapted green building methods, which has primarily involved resistance from tradespeople. Some clients are unwilling to pay the incremental costs associated with green practices. The good news is that the cost gap is shrinking to about 2%, said Taylor.

Guy Bourbonniere said that Trane Commercial Systems has worked for years to make heating, ventilating, and air conditioning (HVAC) systems more energy efficient. He described the advantages of building automation systems and Trane's practice of guaranteeing energy savings using energy performance contracts. These contracts can garner up to 60% of the points needed for LEED certification based on the strength of the company guarantee of reduced energy use. The company directors have pushed the product designers to reduce

the sustainable development message by offering a suite of services – a “green readiness strategy” – that helps its clients establish environmentally sound practices. In the future, HOK wants to focus on how a building’s operations and maintenance affects its energy performance. Mancinelli added that the goal is to work with occupants on how to use a green building so that it operates at optimum efficiency.

Borrowing Hicks' phrase, Jon Taylor said you know there is a green tsunami coming when a construction firm gets up to talk about this. He said GovanBrown builds approximately three million square feet per year. His company is demonstrating its commitment to sustainable development through staff education: 15% of its staff will write the LEED AP exam this summer. He explained that this is not only the right thing to do, but it also helps attract staff, as the younger generation has a more acute social conscience when it comes to the environment. The company commitment to environmental design helps to attract the best candidates.

Taylor added that the company has had to overcome

The goal is to work with occupants on how to use a green building so that it operates at optimum efficiency.“

We have to hold ourselves to a higher standard, and start doing things differently and encourage those around us to do things differently.

“


he issue of mould in buildings has become a growing concern within recent years. Indoor mould has been suspected to cause a range of symptoms from eye, throat and skin irritation to headaches, fatigue, nausea and respiratory illnesses.

Mould litigation in the United States has been on the rise since 2000. Juries have awarded millions of dollars to plaintiff owners for remediation costs and personal damages against insurers, builders, vendors and design professionals [see Allison (Ballard) v. Fire Insurance Exchange, (1 June 2001), Travis County Cause No. 99-05252 (Tex. Dist. Ct.)].

In Canada, the number of cases involving mould has also risen. However, it appears that the courts have been more cautious in their approach to mould claims.

In MacDonald v. Dufferin-Peel Catholic District School Board, [2000] O.J. No. 5014 (S.C.J.), the court dismissed a class action on behalf of students, teachers and other employees of the Dufferin-Peel School District who were allegedly exposed to toxic mould found in portable school classrooms because the commonality requirement between class members was not met.

In Seiler v. Mutual Insurance Co. of British Columbia, [2003] B.C.J. No. 2879 (C.A.), the plaintiff ’s action for damages arising from water damage and health issues from mould was dismissed. The court held that the plaintiff had done no testing to detect the existence of mould and that expert evidence was necessary to establish the appropriate standards of care required by the contractor and adjuster.

In A.M.A.P.C.E.O. v. Ontario (Ministry of Health & Long-Term Care), 2003 CarswellOnt 2115 (O.L.R.B.), Ministry employees alleged that their workplace was mould-infested and thus they were at risk of developing cancer and other illnesses. The court found that there was no scientific evidence that the building was contaminated.

In Kingston Municipal Non-profit Housing Corp. (c.o.b. Town Homes Kingston) v. Frank Cowan Co., [2004] O.J. No. 5510 (S.C.J.), the court dismissed an action against the defendant insurers for mould-related damage caused by a flood on the basis that the plaintiff ’s cause of action was discoverable within months of the flood and that the action was barred by the limitations statute.

In Somerville v. Ashcroft Development Inc., [2005] O.J. No. 3361 (S.C.J.), the court held that the builder was liable for damages resulting from its breach of contract to construct the property in a good, workmanlike manner, and awarded the plaintiff $21,675.40 in damages. However, the court rejected the claim associated with air quality as the plaintiff failed to establish a nexus between illness and indoor mould.

In Usenik v. Sidorowicz, [2008] O.J. No. 1049 (S.C.J.), a vendor of a property was ordered to pay the purchaser $33,874 in damages for the repair of the building, including the removal of water and mould,

remedial work to prevent future leaking, and the restoration of the basement, which had been damaged by flooding.

In Alloway v. CMG Engineering Services Ltd., [2008] A.J. No. 363 (Prov. Ct.), the plaintiff purchasers brought an action against the defendant inspectors who had inspected the property prior to its purchase. The defendants were found to be negligent for failing to detect flaws and the degree of rot in the roof. The plaintiffs were awarded $23,252.78 to cover the costs of repairs.

From a review of Canadian case law, it appears that damages may be awarded for reasonable costs of mould remediation, testing, inspection and property damage where owners have attempted to mitigate their losses. However, courts are reluctant to award personal injury damages for mould-related illness.

While personal injury damages in mould claims are rare in Canada,

the health and safety risks posed by mould are gaining more coverage in media. The Canadian Construction Association has created a Mould Task Force to develop national guidelines for the construction industry. The Canadian Centre for Occupational Health and Safety and Health Canada have published information regarding mould, related health effects and preventative measures on their respective Web sites. Building Owners and Managers Association has held various seminars and published newsletters on the topic.

In the new CCDC 2 2008 Stipulated Price standard form contract, General Condition 9.5 provides that if mould is detected during construction, it is to be reported and remediated promptly. If the mould is a result of the contractor’s operations, the contractor shall be responsible for all associated costs. GC 9.5.1.3 provides that if the owner and contractor do not agree on the existence, significance or cause of the mould or remedial steps to be taken, the owner shall retain an independent qualified expert to investigate and determine the issue.

In summary, current construction practices, published guidelines and standard contracts advocate taking proactive steps to prevent mould growth in buildings and to ensure proper remediation of contaminated areas. A thorough understanding of these issues and procedures will ultimately assist in reducing mould litigation. B

Andrea W.K. Lee is an Associate, Glaholt LLP barristers and solicitors

By Andrea W.K. lee

INDOOR MOULD LITIGATION IN CANADA

FINDING MOULD IS DIFFICULT. DETERMINING LEGAL RESPONSIBILITy IS EVEN MORE SO.

If the mould is a result of the contractor's operations, the contractor shall be responsible for all associated costs.

“

T

Legal corner

Workplace Health & Safety corner

Contractors… Whose Responsibility?

n most cases, these situations pass without incident. We often do not recognize that they may have occurred. Many employers presume that the contractor has all of the necessary controls (e.g., programs,

procedures, training) and insurance coverage (e.g., provincial workers’ compensation, general liability, automobile) in place to ensure worker and environmental safety and compliance with applicable legislation.

Contractors are essential to our businesses. They provide services or expertise that we are not likely to have within our internal operations. Working at heights, with hazardous materials, near energy sources and in confined spaces are everyday activities for many contractors’ workers.

What are our (property owner/manager) responsibilities and liabilities where contractors are concerned?

Legislation governing occupational health and safety, environmental protection, and workers' compensation outline the responsibilities of the owner, constructor and employer hiring a contractor to perform work on their behalf or at their facilities/project. Many organizations find this legislation difficult to interpret and are not sure of their role as owner, constructor or employer, and what responsibilities these roles require.

Recent court decisions and increasing enforcement measures have made it increasingly clear that the assurance of a safe working environment is ultimately that of the party with the greatest degree of care and control of the workplace and work activities. Therefore, acting in any of these capacities will require clear lines of communication and involvement with (establishment of ) a health, safety and environmental system to ensure the safety of all workers involved with the work.

There are many considerations when using contractors to perform work. Is the work “construction” work? Is the work a “project”? Is a “pre-start health and safety review” required?

A contractor’s employee is repairing an overhead door in your shipping/receiving area. They borrow your company’s ladder and start working in a busy passageway… A contractor’s employee is working alone servicing the HVAC unit on your roof during winter… An electrical contractor’s employee is removing lighting fixtures in the ceiling. Is it locked out?

By mark Hughes

Building Strategies Summer 200812

IEven where the contractor’s work is not complicated, a typical Contractor Management Program should include measures to ensure:

1. All contractors are prequalified to perform work for the organization. This should include both professional and labour intensive services, from construction managers and contractors to maintenance, custodial, landscape and other service providers.

2. Procurement procedures are specific to each project/contractor and include instructions to bidders (identifying hazards and hazardous processes), review of evaluations for previous work done, and submittal of key information (e.g., provincial workers’ compensation experience rating, safety and environmental policies, safety programs, trade certifications and hazard training programs, specific procedures).

3. Contractual agreements have an addendum devoted completely to Health, Safety and the Environment. This could include your organization’s safety and environmental guidelines or standards. Discipline and corrective action must be clearly stipulated. Designation of various roles should also be clearly identified, such as that of Constructor or Prime Contractor for larger capital projects.

4. Hazard assessments are carried out as they relate to ”high risk” or non-routine tasks/activities. Procedures should be established by the contractor to control hazards to both contractor workers and occupants of existing facilities/work areas and to ensure that equipment, materials, processes and (particularly) the general public are not affected.

5. Orientation meetings are held with the contractor prior to the execution of their work. This orientation would provide the contractor management with the specific requirements for the work assignment/workplace. It will also allow any particular concerns/interferences to be resolved prior to work. All project-specific documents (training records, equipment certification, testing, etc.) should be submitted/reviewed at this time. Each contractor worker should also receive an orientation to the workplace, work assignment, hazards and procedures.

6. Coordination meetings should be held with the contractor(s) often enough to ensure adequate preplanning of work activities and possible interferences or overlaps. The work activities/workplace should also be inspected to identify/correct any deficiencies.

7. An evaluation is conducted for every contractor upon final completion of work. This should identify their performance in health, safety and environment and may be consolidated with other assessments of their production and quality performance. The evaluation process should also incorporate measures to ensure that the structure, equipment, machinery or process meets applicable codes and standards and is “bought-off ” by competent workers (and Joint Health and Safety Committee members) for return-to-service.

These are only examples of the procedures necessary to establish and demonstrate "due diligence" for work performed by our contractors. For more information on establishing a Contractor Management Program, contact Al Aiello at 1 800 806 8444 or [email protected]. B


ltra-high performance fibre-reinforced concrete (UHPFRC) offers a combination of technical characteristics including ductility, strength, durability and aesthetic

flexibility. Compressive strengths of up to 200 MPa (30,000 psi), with flexural strengths of up to 40 MPa (5,800 psi), are attainable. These advanced properties enable designers to create thinner sections and longer spans that are light, graceful and innovative in geometry and form, with improved durability and impermeability against corrosion, abrasion and impact.

UHPFRC materials, with their high ultimate compressive and flexural-tensile strengths, offer additional opportunities when prestressed. For instance, UHPFRC solutions can be designed to carry shear loads without auxiliary shear reinforcement, or designed to create new prestressed beam shapes that reduce beam structural depth and dead loads.

Extremely Compressive StrengthThe UHPFRC technology is based on a high-strength ductile material formulated from constituent materials including: Portland cement, silica fume, quartz flour, fine silica sand, mineral fillers, high-range-water reducer, water and steel or organic fibres. With compressive strengths of up to 200 MPa, UHPFRC achieves more than twice the strength of any high-performance concretes used today. The basis for these enhanced properties is a mix design specifically engineered to produce a highly compacted concrete with a small, disconnected pore structure. Eliminating coarse aggregates and substituting finely ground powders achieve the structure.

Structures in Use TodayShawnessy LRT StationIn December 2003, Lafarge constructed 24 unique, thin-shelled canopies (5.1 m x 6 m and just 20 mm thick / (18 ft x 20 ft and just 3/4 in. thick) supported on single columns that protect commuters from the elements at Calgary's Shawnessy Light Rail Transit (LRT) Station. With its ultra-thin, sleek design and high aspect surface finish, the canopies pushed the envelope of precast design possibilities by using UHPFRC.

The material’s superior properties and design flexibility facilitated the architect's ability to create the attractive, off-white curved canopies. At night, the shells reflect artificial light to the platform below and the community beyond. Furthermore, the canopies are extremely durable, easy to clean and require very little maintenance

1414

Structural Feature

u

First Highway (UHPFRC) Bridge in North America Wapello Country, Iowa, awarded the first North American highway bridge to be built using UHPFRC to Lafarge Precast in Winnipeg, Manitoba. In 2003, Wapello County and the Iowa Department of Transportation (IDOT) were granted funding through the “T-21 Innovative Bridge Construction Program” for this project: a 2-lane, single span (110 ft) bridge that will utilize 3 UHPFRC I- girders with a conventional cast-in-place deck.

In January 2005, a 21.6 m (71 ft) test beam was cast in Winnipeg and shipped to Iowa State University for testing to validation of the design. Production of the girders started July 2005 following successful completion of the lab testing. A special workshop was held at Lafarge, Winnipeg, on July 15, 2005 to coincide with the casting of the third beam. Activities included presentations, observations of the UHPFRC mixing/casting process and a completed (demolded) girder plus a plant tour. Attendees included Department of Transportation representatives from across Canada, bridge engineers, local media and Lafarge personnel.

“To date, our experiences with UHPFRC have been extremely positive,” says Vic Perry, Vice-President and General Manager, Ductal® at Lafarge North America. “As a solution that is looking for a problem -- it is a very promising material that can be developed for a range of innovative new uses for many facets of the design and construction industries."

Designs Will ChangePrecasters are rising to challenges presented by designers to modify bridges' girder shapes to meet more challenging designs. Spans also are getting longer to avoid penetrating waterways in an effort to be less intrusive on the environment. Bridge elements can be made thinner and more durable using UHPFRC to resist the corrosive effects of road salt. Elegant slender bridge designs with shallower clearances are becoming more popular. UHPFRC precast components can bring these designs to reality.

The emphasis on more quality, especially at eye level, even as budgets remain tight, draws attention to precast’s ability to mimic other materials more economically or build totally new designs not possible with other methods and materials. The precast industry’s capability to fabricate and erect components quickly helps to meet today's driving need to complete a building faster and generate revenue quicker. B

This article has been provided by the Canadian Precast/Prestressed Concrete Institute. The Institute is the prime source of technical information about precast/prestressed concrete in Canada.

Please contact the CPCI at 1-877-YES-CPCI – (1-877-937-2724)

Concrete InnovationUltra-High Performance Concrete Extends Precast Strength

Shawnessy LRT Station Complex, Calgary, AB, 2003. Twenty-four unique, thin-shelled canopies, 5.1 m x 6 m and just 20 mm thick, supported on single columns, protect commuters from the elements.


s an objective-based code, the 2005 National Building Code of Canada (NBC) has opened many opportunities for new and innovative products

and construction techniques. One area of change receiving a great deal of interest from both homebuilders and the architectural community is the approved use of gypsum board for firewall construction.

Although gypsum panel firewalls are relatively new to Canada, this system has been widely used in the eastern United States since the late 1970s and was adopted from a gypsum shaftwall system intended for high-rise elevator shafts and duct systems. Gypsum panel firewalls meet NBC’s fire and acoustic requirements and can be used as an alternative to concrete or masonry construction for party wall installations in Canada. When properly specified they can be both cost-effective and labour-saving in comparison to traditional materials.

New Opportunities for Gypsum Traditionally, Canadian construction professionals used concrete blocks to build firewalls. Until recently, gypsum shaftliner panels were only manufactured using moisture-resistant-treated paper. This traditionally involved using a wax coating on the paper face as a water repellant and adding either a wax or silicone emulsion to the core, depending on the manufacturer.

Requirements for improved moisture and mould protection have led manufacturers to introduce new building materials. For example, in some products the paper facings have been replaced with a fibreglass mat. Having both fibreglass mats and a treated core allows the panels to be installed in and exposed to normal weather conditions for up to 12 months during the construction phase, without decay, deterioration, or delamination. (It is important to check if the product is warranted for such exposure.) In Canada’s constantly changing climate, this allows construction in almost any type of weather.

Gypsum firewalls are constructed after the framing of one floor of the townhouse has

Paperless Gypsum Firewalls

cladding

Codes change the face of life safety

A

been fabricated and prior to the start of the framing of the neighbouring unit. Framers can continue from one unit to the next without the delays associated with waiting for masonry contractors to complete their construction.

These assemblies are easily installed by the same contractor who frames the units, whereas masonry requires a separate contractor trade to do the work, which can add scheduling complexity. The gypsum material’s light weight can eliminate the need for costly footing, foundation modifications or transportation.

Since this is a ‘dry’ technique, there is also no waiting for materials to cure, no mortar cleanup, and cold weather delays are reduced. Also, the need to construct scaffolding is eliminated, along with the requirement to provide shelter and temporary heat for wall construction during cold weather.

Gypsum fire and party walls have been tested by recognized testing authorities such as Underwriters Laboratories of Canada (ULC) and Warnock Hersey International (WHI/ITS), in accordance with CAN/ULC S 101, Fire Endurance Tests of Building Construction and Materials, to meet the two-hour fire resistance rating required for gypsum firewalls up to 15 m (50 ft) in height. Depending on the specified tested assembly (i.e., ULC or WHI/ITS), gypsum firewalls can be constructed to a maximum of in height—approximately four storeys tall. B

John Williams is a field sales representative for Georgia-Pacific Canada with more than 25 years of experience in the gypsum industry. He has been a driving force in introducing gypsum firewall assemblies to the Ontario market with primary focus on the builder and contractor community, emphasizing the benefit to them in using paperless mould- and moisture-resistant gypsum drywall. Williams can be contacted via e-mail at [email protected].

Kimberly Tompkins, CTR, is an architectural sales manager for Western Canada at Georgia-Pacific Canada. She has 16 years of experience in the construction industry, with a primary focus on the architectural and specifier community, educating them on the benefits of working with paperless mould- and moisture-resistant gypsum panels. Based in Surrey, BC, Tompkins is a member of Construction Specifications Canada (CSC). She can be contacted via e-mail at [email protected].

building that uses its fabric as thermal storage works just like a rechargeable battery in a hybrid car — it outputs far less pollution and has about double the mileage

of a conventional building. Improved dynamics and conventional

construction methods deliver a new generation of buildings with low energy footprints and reduced emissions.

Buildings that use concrete floors and ceilings as a heat sink — an environment capable of absorbing and dissipating excess energy — have reduced cooling and heating loads, which can lead to significant benefits in energy efficiency.

An effective way of using active thermal mass is to supercharge the structure with energy by circulating ventilation air through the middle of hollow core concrete slabs. This simple and instantly rewarding method offers multiple benefits. It allows the room temperature to fluctuate between 2˚C and 3˚C during the day and activates dormant concrete thermal capacity for both heating and cooling seasons.

Thermal energy storage systems significantly improve net energy efficiency and savings compared to conventional air conditioning systems by shifting electric power usage from daytime to nighttime, which permits concrete floors to be charged with energy at favourable conditions.

Documented thermal storage capacity of concrete is considerable. Raising one cubic metre of concrete by just 1˚C can store up to 560 watts of energy.

Using hollow core concrete floor decks as a thermal battery and radiant panel solves the environmental challenges of new building construction by conserving energy and reducing costs without requiring expensive or exotic materials or technologies. This methodology does not preclude multiple bidders to participate in the competitive process.

Based on the interactive relationship between the outdoor environment and energy stored internally through hollow core concrete slabs, surplus energy is retained within the concrete to heat and cool the building naturally. This environmentally conscious method provides the benefits of improved indoor air quality, ventilation and comfort by constantly importing fresh, clean air into the building and exporting old, stale air.

Utilizing holes in concrete supercharges floor slabs and turns the building into a giant heat sink. Surplus energy is stored in the building and released on demand when needed.

During summer months, cooler air that flows into a building overnight can be stored for use during the day. Conversely, in the winter, heat from building occupants can be absorbed and stored to keep the building warm. In a college, for example, each student generates body heat equivalent to a 100-watt light bulb. With 500 people, this amounts to the generation of 50-kilowatts per hour, which is equivalent to several saunas turned on all day.

On extremely hot summer days, when air conditioning is needed to cool a building, the system can pre-cool a building overnight (when the sun is down and power rates are lower) and then used to top off the conventional cooling system during the day (as required). Similarly, heating systems can operate efficiently and with less energy demand than conventional systems, regardless of outside temperature fluctuations.

This is a classical use of thermal mass. The walls predominantly act to retard heat flow from the exterior to the interior during the day. Sandwich insulation prevents heat from reaching the inner surface of the walls. When temperatures fall at night, the walls and, even more so, the floors and ceilings re-radiate the heat back.

The use of thermal mass is most effective on summer nights to flush out elevated temperatures absorbed during the day. Free or low cost energy can be harnessed during the night by supercharging the structure with a ventilation fan or mechanical cooling. Night pre-cooling is used to flush out warm interior air absorbed during the day and prepare overnight cool concrete floors for the next day, thereby lowering the air conditioning loads during the occupied period.

During occupied hours, the interior is kept comfortable by absorbing heat gains from the sun, lights, computers and body heat. Surplus heat stored in the mass during the day is released back into the interior during the night.

While the exact requirements vary from climate to climate and building type, hybrid buildings constructed in Canada prove to deliver a lot more and are the missing link in net zero energy buildings. B

Jack Laken, P.Eng., B.Sc., is president of TermoBuild Canada. He is a specialist in thermal mass and energy storage. Contact Jack at 416.993.5225 or [email protected].

This article was originally published in Construction Business magazine. (March/April 2008)


concrete

BuIlDING GREEN IN A CoNCRETE WoRlDBy Jack laken

A


Project Profile

By lucie Grys

A First for lEED Certification in CanadaA building retrofit in downtown

Toronto awarded silver certification

®


s a global design firm, HOK specializes in planning, architecture, design, and delivery solutions for sustainable buildings and

communities. Its clients span the spectrum from health care, hospitality, retail, workplace, institutional, and science and technology. HOK managed the project from stem to stern and acted as the main contact with the United States Green Building Council (USGBC), which administers the LEED® certification program.

HOK’s Sustainable Design Group worked tirelessly on the project and successfully secured the first multi-tenant LEED® for Existing Buildings certification in Canada for its client, Oxford Properties Group. The designers and architects in the firm, many of whom are LEED® accredited, worked closely with the broader team that included mechanical and electrical engineers, waste disposal and green cleaning suppliers, and other supporting vendors. Richard Williams, Vice President of Architecture and Co-Leader of the Sustainable Design Group at HOK, remarked, “LEED® certification is

Building green and LEED® certification are hot

topics and companies aren’t just hopping on the

latest trend bandwagon. The growing movement to

build with environmentally conscious methods and

materials and to retrofit buildings is fast becoming

commonplace. LEED® certification for existing

buildings, referred to as LEED®-EB by those in

the know, was granted to HOK’s client, Oxford

Properties Group, for its tower at 225 King Street

West in Toronto this past June.

Project Profile

A


extremely hot right now. It has had a huge upswing in the past two to three years with the sustainable building industry.” Williams’ long-term commitment to sustainable design was instrumental in the establishment of HOK’s Sustainable Design Group, which spearheaded the project.

“Oxford was a great client and a good operator to work with to make this project successful,” added Williams. While they have a genuine green mandate, they also recognize the new building stock coming on line and want to have the competitive advantage. “Oxford is a class A landlord. They are able to attract and retain tenants and hold a commitment to quality and the environment,” he said.

Originally built in the early 1990s, the commercial office tower is now a model of how to “green” existing buildings – successfully.

“Oxford knew that creating a more environmentally sound building would not only keep us competitive with the new buildings being constructed but also demonstrates our leadership as managers of existing building stock,” remarked Andrew

McAllan, Senior Vice President, Real Estate Management at Oxford Properties Group.

A major component of the project, over and above the operations and maintenance of the building, were the many recommendations that were presented to Oxford Properties Group and its tenants at 225 King Street West. Barbara Ciesla, Co-Leader of the Sustainable Design Group at HOK and Project Manager of the 225 King Street West endeavour, is committed to developing green building policies and systems that can be implemented and maintained. In addition to all of the work on the building’s systems, Ciesla helped to develop a detailed scope of suggested measures that the building’s tenants could

embrace. The ‘Suggested Sustainable Purchasing Policy’ detailed suggestions and provided tenants with the necessary tools to make educated choices.

With regards to office supplies, paper, equipment, and furnishings, it was recommended to tenants that products contain at least 50% rapidly renewable materials, have at least 10% post-consumer or 20% post-industrial material, be made from Forest Stewardship Council (FSC) certified wood, and contain at least 50% material harvested and processed or extracted and processed within a 500 mile radius of the project.

Further, Ciesla recommended that materials with lower levels of VOCs, or

Project Profile

With regards to office supplies, paper, equipment, and furnishings, it was recommended to tenants that products contain at least 50% rapidly renewable materials. . .

“


volatile organic compounds, be used to maintain good indoor air quality. It is Oxford Properties Group’s goal to ensure that all products used on the property are at least 45% to 90%, calculated on a cost basis, compliant with the Indoor Air Quality (IAQ) material performance criteria. The IAQ material performance criteria could include anything from paints and coatings, adhesives, and sealants to carpets, composite panels, and Agrifiber products. Ciesla noted, “Tenants participating in their own Alternative Materials purchases and reporting IAQ purchases are encouraged to obtain manufacturer documentation and track total materials purchased.” Sample tracking documents were provided to tenants in the manual outlining the suggested purchasing policies.

Even the supplies and methods used to clean the office spaces at 225 King Street were factored into the LEED® certification process. At The Hurley Group, the keystone of the company’s success has been a culture of commitment to adapt and to seek a tailored specification and operational program unique to each client’s requirements. Hurley, a member of USGBC, actively promotes green principles and assists in the education of its clients and their facilities regarding environmentally sound practices. The company’s corporate goals include

Energy efficient buildings . . . have a 4.1% higher occupancy rates, increased rental rates . . . over non-certified buildings, and higher sales values compared to more conventional structures . . .

“Project Profile


Engineering, was one of the original mechanical engineers on the initial build of 225 King Street West. He remarked on how important it is for the building to be well-maintained and that training has to begin at the beginning of the building’s life. “A well-trained staff makes the world of difference.”

And such was the case with Oxford’s property. With an increase in more metering systems to measure performance and constantly investing in staff to react to, implement and maintain systems, new build projects can learn how to prolong the life of a structure and minimize the footprint on a local and global level.

Various improvements that earned LEED® credits include systems dealing with air ventilation. By establishing an airflow monitoring system, the level of the indoor air quality can be more effectively measured. Credit was given for ‘Performance Measurement Enhanced Metering’ by adding variable speed drives to the building’s pumps to ensure that systems are running as efficiently as possible. The existing system was retrofitted to allow pumps to slow down when needed in order to match building demand.

An interesting and innovative method that eliminates the need for the building’s chillers was the implementation of a hydrothermal cooling system. Operated by Enwave Energy Corporation, three large pipes have been run five kilometres into Lake Ontario, to a depth of 83 metres. At that level, the lake water remains at a constant 4°C. The water is piped to a filtration plant and then to a heat-transfer station on land. At this juncture, the chilled water is moved through another closed loop consisting of a number of smaller pipes that supply 36 downtown office buildings. At a cost of approximately $230 million over four years, the project is expected to reduce the city’s energy needs by 61 megawatts. Toronto’s project is the largest of its kind in the world, and also provides approximately 15% of the city’s drinking water.

Using cold water for air conditioning saves more than just energy. With the chillers not being necessary, buildings are adding green spaces to their rooftops.

contributing to clean and safe work environments and maintaining a detailed policy regarding Low Environmental Impact Cleaning and Low Environmental Impact Cleaning Equipment, both of which contribute to LEED® ratings. Hurley strives to meet or exceed the LEED® certification requirements.

In working with HOK and Oxford Properties Group, Hurley was able to implement and realize measurable results. The company partnered with Kimberley Clarke, Tennant, and its primary distributor, GT French Paper, to assist in earning 17 of the final 43 LEED® project credits. These were scored under the following:• Sustainable Sites – 2 credits

under SS1.1 and SS1.2• Energy & Atmosphere – 2

credits under E&A3.1 and E&A6

• Materials & Resources – 6 credits under M&A4.1-4.3 and 5.1-5.3

• Indoor Environmental Quality – 6 credits under IEQ10.1-10.6

• Innovation & Design Process – 1 Credit under I&DP1.2By using sustainable cleaning

materials and products, low environmental impact cleaning equipment, and developing training programs, processes and internal policies, Hurley’s contribution to the LEED®-EB silver certification of the building was significant.

Tenants are driving the movement to make existing commercial real estate more environmentally sustainable. According to CoStar Group, energy efficient buildings not only have lower operating costs, they also have a 4.1% higher occupancy rates, increased rental rates at an additional $2.40 per square foot over non-certified buildings, and higher sales values compared to more conventional structures. LEED®-certified buildings are selling for a noteworthy $171 more per square foot than their non-certified counterparts.

From an environmental outlook, with existing buildings making up more than 95% of the city’s building stock, receiving LEED®-EB silver certification is an accolade that marks a very important first for Toronto.

Kurt Monteiro, Vice President at Smith and Andersen Consulting

Project Profile


Mel James, President of CFMS Consulting Inc., a company that specializes in commissioning services in the construction sector, remarked, “The objective of LEED®-EB is to ensure that the mechanical and lighting systems provide occupancy comfort utilizing the least amount of energy. To achieve these objectives, CFMS partnered with Oxford’s operational team to review the performance of these systems, to prepare a recommissioning plan and to implement the plan.”

Throughout the recommissioning process, control changes to the building’s automated systems that controlled the mechanical and lighting systems were implemented and verified. Some of the mechanical retrofits included replacing the variable inlet guide vanes for the supply fans with variable speed drives. James also emphasizes the training process to keep the building’s operators up to speed and all building systems operating optimally.

Rob Marcuzzi is Vice President of Mulvey + Banani International Inc., which prides itself on sound, creative and innovative design of electrical, communications, security, lighting, and A/V systems for all types of buildings worldwide, including large commercial office buildings, hotels, sports and entertainment complexes, health care facilities, and casinos. Mulvey + Banani was involved in the electrical engineering design of the original base building in 1991, and recently was responsible for the relamping and reballasting of all base building luminaires within the building. “Although the original design was energy efficient, lighting has come a long way since the 1990s and we have saved 30% of the total lighting power usage while at the same time increasing lighting levels,” he noted. With the lighting retrofit, the King Street West property uses more energy efficient lighting and eco-friendly low mercury fluorescent lamps. This retrofit allowed the building to not only meet the LEED®-EB prerequisite for ‘Toxic Material Source Reduction’ but also reduced mercury content levels substantially enough to obtain an additional LEED® credit.

“We disconnected all exterior lighting because of the downtown location of the building, and high ambient lighting levels provided by the city’s street-lights, they weren’t really necessary,” Marcuzzi added. As a result, the project earned numerous LEED® credits, including a credit for light pollution reduction.

“Oxford is very forward thinking,” remarked Marcuzzi. “With respect to lessons learned, one of the key items for a new construction team is to set the sustainable design goals early on in a project’s design stage and not to necessarily concern yourself with high-tech solutions. 225 King Street West is a good example of how a building originally designed nearly 20 years ago, primarily with technologies nearly 20 years old, can compete with some of today’s high-tech sustainable buildings.”

Leading design firms and property management companies are preparing for the emergence of improvements and modifications to existing buildings across Canada. The recent move by Oxford, Canada’s largest property management services company, shows a clear sign that to remain competitive in the commercial real estate sector, companies must embrace a greener vision.

To make any project as successful as the LEED®-EB silver certification of 225 King Street West, it is imperative that everyone is on the same page from day one. “The entire team must be fully involved and informed. Have a comprehensive team in place and at the table with the initial goal setting right through to design and consultation,” Williams encouraged. “Buildings don’t use energy, people do,” he added. The green movement has penetrated the building industry. Whether it’s new building stock that is being designed and constructed or old stock that is being retrofitted and reworked, builders, property managers, architects, engineers, consultants, and tenants share a corporate, social and environmental responsibility like never before. B

Project Profile


et to retire in spring 2009, Franceschini will officially hand over the reigns to his successor, a member of the

company’s senior management who is yet to be announced. In the meantime, it is business as usual for Franceschini, who has led the firm through tremendous growth and will stay on as a director, a role he has served since 1994.

Based out of Stantec’s corporate head office in Edmonton, Franceschini, has worked his way through the ranks to his recent post, which he assumed 10 years ago. Since then, he has been instrumental in the successful acquisition and integration of more than 50 companies, resulting in the opening of several new offices in Canada, the U.S. and the Caribbean. He has also ushered in a bold new era by bringing the company under the single, global brand name of Stantec and establishing the goal of becoming one of the top 10 global design firms.

Here, Stantec’s CEO and president shares his thoughts on market trends, the engineering industry, the firm’s future goals and risk mitigating strategies.

ConsolidationThe level of expertise, depth and breadth of services we need to work on projects has become more and more complex with time. When I graduated (from the University of Waterloo) in 1975, there were only two or three areas of specialization in civil engineering. Today, there are between 40 and 50.

As a result, the single biggest trend is consolidation driven from the external client and internally, in terms of the consulting engineering firms themselves.

Externally, clients are looking for larger, more diverse firms and a technically experienced staff with more depth of knowledge. Private and public sector clients want greater geographic experience and reach. And, in general, national clients

would rather deal with four or five suppliers instead of 30. Invariably, to have this depth of experience, firms need to be bigger.

GrowthProjects are getting bigger and more complex in a number of areas: oil and gas in Western Canada; transit, both light and heavy rail; roadways; and water and waste water treatment plants. We have more public private-partnerships (P3s), which are a bit riskier in terms of pursuing the job. Larger-sized firms are more adept at pursuing these projects.

The Bigger, the BetterWhen you put all these factors together, there is a trend toward fewer and bigger firms at the top end of the scale. But many firms have not really accepted this. They cling to the notion ‘smaller is better,’ in that smaller firms provide better client service. However, there is really no basis for this.

While some firms are starting to align themselves with larger players, there will still be hundreds of smaller firms to fill specific niches.

However, the market is becoming more global in that you need a national or North American presence (at a minimum). The opportunity exists (for the engineering community) to create a handful of fairly large, comprehensive firms that can be competitive not only in Canada but in North America and globally.

Whether the industry acknowledges it or not, competitors can be found across the globe. Being a billion dollar firm was not only rare but a big deal 10 years ago. Today, close to 20 firms globally have revenues of a billion dollars or more. And there are some with revenues of $3 or $4 billion.

The reality is the industry needs to pool its resources. If you have a 100-person firm competing against a firm that has 6,000 people, the latter is invariably going to have a little

more depth. That’s why the industry needs to put together a handful of those 100- and 200-person firms to create a 1,000-person firm that can be competitive on a global scale.

On the RiseAt Stantec, our key strategy, which we developed about 10 years ago, is to be one of those global firms. This implied a growth rate of 15 to 20 per cent, compounded annually, just to get the kind of geographic coverage and depth of services we wanted. Our target was to grow two-thirds through acquisition and one-third organically. To date, we’ve achieved roughly a 20 per cent growth rate — about 13 per cent through acquisition and seven per cent organically. As a result, we’ve been able to do bigger, more complex projects, including P3s, and get more national and global clients. Currently, we are either working on or in the process of submitting proposals on close to 20 P3 projects. We simply wouldn’t be able to accommodate that many projects as a smaller firm.

Future GoalsBy 2018, we’d like to gradually grow our business outside North America to 20 per cent. At present, it is one per cent.

To execute this goal, we first had to gain a solid foothold in the North American market. It doesn’t mean there haven’t been opportunities internationally but part of having discipline in execution is to only do one thing at a time. For us, the strategy was to be a big player in North America first and then look internationally.

Mitigating RiskWe acknowledge the industry is cyclical. Rather than try to outguess the sectors and market trends we’re experiencing, we have identified five major ones — environment, transportation, industrial, urban land and building sectors — and have established a strong base in each. We accept there are cycles but hopefully these cycles will offset each other and never occur at the same time. To further protect ourselves, we are involved in different geographic and economic zones, which, again, will hopefully offset these cycles.

Right now, the building sector — in particular, institutional, health care and education — is up. On the other hand, the land development sector — private residential housing construction — is down. Two years ago, the residential housing sector was hot, so you could take advantage of that. Three or four years ago, the industrial sector was down; now it is one of the hottest industries.

To mitigate risk, it doesn’t necessarily mean diversifying into areas you don’t know about. I’ve seen companies get into construction, operations and maintenance, which is getting away from our core business. We’re engineers and architects. We maintain that design-oriented culture by being involved in a number of different practice areas and different geographic regions.

We mitigate risk by staying focused on what we do well and not putting all our eggs into one basket. It’s about having a balanced portfolio. That way we’re not trying to anticipate what the market is trying to deal us. We react to what the market gives us. B

S

Management

Thirty years ago, Tony Franceschini joined the ranks of

Stantec Inc., then known as Stanley Associates Engineering

Ltd. Today, he is enjoying his final months at the helm of

one of North America’s largest engineering and design firms.

Leading the ChargeBy Susan maclean


Planning and Development


the incentives that were offered enabled us to make a business case to build affordable rental apartments."

Grants are the same as for any other project funded through the Affordable Housing Program – a maximum of $70,000 per unit – but provincial officials were curious how those funds could dovetail with other strategies Ontario's Planning Act enables. Municipalities with CIPs are allowed to offer grants and loans to the private sector, and several Ontario municipalities now provide tax increment equivalent grants (TIEG) – an incentive based on the additional property tax revenue that an improved property generates – and permit fee and development charge exemptions for developers/investors who redevelop a brownfield site.

Affordable units approved for funding through the brownfield initiative are a bonus allocation in addition to a municipality's allotment of units under the general Affordable Housing Program.

"The initiative was really an exploratory exercise to see what kind of brownfield projects we could get," says Patrick Roulstone, a Facilitator with the Community Partnerships and Projects Branch in the

apital grants coupled with municipal incentives provide the basis for new affordable housing projects on remediated brownfield sites in six Ontario cities. Development

proponents have received funding through a special initiative under the Canada-Ontario Affordable Housing Program.

In some cities, the projects are part of an envisioned transformation of extensive tracts of former industrial land. In other cities, the new housing is slated for infill sites within commercial areas or residential neighborhoods. All the projects are located in municipalities that have adopted community improvement plans (CIPs) to promote brownfield rehabilitation and redevelopment.

"We saw the project as an opportunity to undertake three of the biggest things that are happening in development and urban planning in Ontario today – those being the redevelopment of brownfields, intensification and public/private partnerships," says Tim Kenny, one of the developers behind a 40+-unit townhouse complex on a former wood waste dump in St. Catharines. "We had planned to do a residential subdivision on the site, but

Capital grants provide funding for projects that create more

affordable housing units for Ontario residents with low

incomes. New affordable housing projects are making use

of these grants and other financial incentives to promote

brownfield rehabilitation and redevelopment in six different

municipalities with community improvement plans.

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By Barbara CarssAffordable HousingA Foothold for

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Ministry of Municipal Affairs and Housing. "They had to be in a brownfield redevelopment area specified in a brownfield CIP. Another criteria for assessing applications was the degree to which the project supported smart growth principles."

Strategists see opportunities to complement Ontario's Places to Grow Act, which calls for intensification within existing built-up areas to make best possible use of infrastructure and reduce the cost and environmental impact of expansion out into the suburbs and farther outlying areas. Abandoned, derelict properties scattered throughout the urban fabric and/or obsolete industrial lands, which tend to be centrally located in older cities, have been identified as prime redevelopment sites.

Central locations also make sense for affordable housing since residents with low incomes typically need access to public transit or services and amenities they can easily reach on foot. However, escalating land values in city cores have made this an ever-costlier prospect for developers. "Conceptually, the brownfield initiative has been very, very strongly supported because it is a way for us to get affordable housing back into the downtown core," Roulstone adds.

The initiative, which was announced in the fall of 2006 by the then Minister of Municipal Affairs and Housing, John Gerretsen, covers a relatively small fraction of the 20,000 affordable units the Affordable Housing Program targets. Funding has been allocated for eight projects encompassing 535 units in Brantford, Cambridge, Cornwall, Ottawa, St. Catharines and Woodstock. Most of the proponents are aiming to have the projects, which range in size from 30 to 180 units, constructed and occupied by the end of 2009.

INFILL SCENARIOSA complex on a former military barracks site in Ottawa's Centretown neighbourhood is the largest of the brownfield projects. (See images on page 29, 30 and 31.) The

developer, Centretown Citizens Ottawa Corporation (CCOC), has a 34-year history as a non-profit housing provider and currently manages more than 1,300 units in 48 buildings.

CCOC was the successful proponent in the City of Ottawa's request for proposals (RFP) for the site –1.4 acres located just north of Ottawa's elevated cross-city expressway, the Queensway, at the intersection of two major commercial

streets: Metcalfe and Catherine. This proposal then became one of Ottawa's applications for funding from the Affordable Housing Program.

The project will be built in two phases, beginning with 160 units in two 7-storey and 4-storey apartment buildings. Phase two encompasses 18 stacked townhouses and a 69-unit, 6-storey apartment building.

All buildings are designed to achieve a minimum of LEED (Leadership in Energy and Environmental Design) Silver status. A $7-million capital allocation from the Affordable Housing Program provides $70,000 per unit for 100 units designated for low-income tenants who will pay rents below the market average, while the remaining units will be rented at market rates.

"We really try to mix the units in a project of this size," explains Saide Sayah, a Housing Developer with the City of Ottawa. The location in a popular neighbourhood and the project's sustainable design and energy-efficient features are expected to attract market renters, while subsidized renters will come from the City's waiting list, which currently numbers about 9,370 households.

The City of Ottawa is contributing approximately $3.5 million to the project, which will help cover site cleanup and extra capital costs related to green building features. It has also transferred the land to CCOC for $1 and waived the development charges.

Although Ottawa's brownfield CIP provides for tax increment based incentives to help reimburse developers for remediation costs, the City has opted to just pay the tab upfront. "In this particular case, the City is providing up to $300,000 for the remediation," Sayah notes.

Heartwood Place, a non-profit developer based in Waterloo Region, has also taken on a high profile infill project on the former site of the Cambridge Reporter building and printing plant in the community of Galt's traditional downtown. "It's across the street from the GRT [Grand River Transit, providing public transit in the cities of Kitchener, Waterloo and Cambridge] Cambridge bus terminal and close to amenities so it's a good location for affordable housing," says Jeffrey Schumacher, Supervisor of Housing Supply Initiatives in Waterloo Region.

The Affordable Housing Program has provided about $4.6 million toward the $10.6-million cost for the 7-storey, 66-unit building. Heartwood Place has set a goal to raise a further $1.8 million through a fundraising campaign with the remainder coming from mortgage financing. The City of

Cambridge's incentive programs are expected to reduce development costs by a further $300,000.

LAND USE TRANSFORMATIONPlans for affordable rental housing on a 2.5-acre site in a once flourishing manufacturing district in St. Catharines fit into a broader redevelopment scheme. "In 2004, the City of St. Catharines and the Region of Niagara came up with a plan to look at the transformation of a corridor of land along an old railway corridor," reports Paul Chapman, Director of Planning Services for the City of St. Catharines. "This is one component of a number of projects that are underway, some of which are on brownfields, some of which aren't, basically to transform the area from industrial to residential."

Two Niagara-based companies – Capital Pines Development and Associated Brownfields Inc. – have joined forces to remediate and build affordable housing on the site immediately adjacent to the former Domtar paper mill, which was shut down in the fall of 2002. The townhouse style development will include 40 to 50

Central locations also make sense for affordable housing since residents with low incomes typically need access to public transit or services and amenities they can easily reach on foot.

“



with developers is equally important. What they look for is certainty of process," asserts Mark Brickell, Vice President, Smart Growth & Partnerships, with the Niagara Economic Development Corporation.

Brownfield redevelopment makes particular sense in a city like St. Catharines, which is surrounded by Lake Ontario, the Welland Canal, the unique agricultural lands of the Niagara fruit belt, and the municipal boundary of the City of Thorold. "We've got very little greenfield land," Chapman observes.

Though Brantford is not closed in to the same extent, local officials in that city hope to capitalize on strategically located abandoned industrial lands such as the 52-acre Greenwich-Mohawk area, where a 32-unit affordable housing project is planned. "It's within the built-up area of the city so it makes sense to develop it," says Rick Farrell, Director of Housing for the City of Brantford.

However, the project, which received $2.24 million from the Canada-Ontario Affordable Housing Program, is unlikely to be realized for at least a few more years given the complicated environmental issues to be addressed and the magnitude of the planned redevelopment. "The affordable housing project that we are going to put on it is quite miniscule compared to the size of the brownfield," Farrell notes. B

The preceding article is reprinted from Canadian Property Management, July 2008.

and recent Planning Act amendments that allow upper tier municipalities to enact community improvement plans. The Region also has a specially designated Smart Growth Expeditor to help steer prospective developers through financial, legal and development approval procedures.

"A lot of municipalities have incentives, but a commitment to work in partnerships

one- and two-bedroom units facing onto Oakdale Avenue, the major commercial street stretching along the corridor slated for redevelopment.

"It will have a nice street appeal and the parking will be at the back," says Tim Kenny, President of Capital Pines Development. Meanwhile, other spinoff environmental and aesthetic benefits are already showing up in parks throughout the city.

"Our site contained a lot of wood waste where they dumped wood chips from the paper mill next to it. 133 truckloads of woodchips were removed and recycled during the cleanup, and this was utilized for mulch for flower beds," Kenny says.

Site cleanup costs will be partially reimbursed through St. Catharines' and Niagara Region's brownfield incentive programs. Developers/property owners are rebated a sliding portion of the tax increment – which is the increased property tax attributable to improvements – over a 10-year period. Currently, St. Catharines provides a rebate of up to 50% of remediation costs, but City Council is considering increasing that cap to 80%. The City and Region also waive development charges and permit fees for brownfield redevelopment projects.

"We received funding [from the Canada-Ontario Affordable Housing Program] of around $68,000 per unit, but because of our remediation costs and other costs associated with it, our average unit cost is probably in the range of $95,000," Kenny estimates. Nevertheless, the developers expect reasonable returns, even with below-market rents set at $500 per month for one-bedroom and $750 per month for two-bedroom units.

Niagara Region and local municipalities within Niagara have been some of the earliest adopters of smart growth principles and brownfield incentives, ahead of provincial legislation such as the Places to Grow Act

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32

engineering

he current sustainable building design approach tends to encompass too many environmental goals without prioritizing a building’s single greatest environmental

impact — its ongoing energy use. To improve upon this approach,

it is important to understand how a building’s parameters underpin its energy requirements and which solutions offer the most significant improvements in energy efficiency.

This requires an understanding of the fundamental laws of physics in the context of a building and its environment as well as thoughtful implementation of simple “low-tech” measures before reaching for “hi-tech” solutions. The resulting “climate

adapted” building design will conform to its local environment rather than overpower it and require only a fraction of the energy consumed by conventional buildings.

SHORTFALLS OF CONVENTIONAL BUILDING DESIGNContemporary architecture is no longer dependent on local climatic conditions. The minimum building energy performance is prescribed in non-energy specific terms, such as heat transfer resistance values of envelope components (for example, ASHRAE 90.1 in the U.S. and MNECB in Canada). These standards, combined with cheap energy, have resulted in a

contemporary building style that has been essentially adopted across the entire developed world: buildings are comprised of light weight, air tight envelopes with high proportions of unshaded glazing, typically complemented by forced HVAC systems.

So, where to from here?A clear and straightforward design

methodology is needed to achieve the most energy efficient buildings in a given climate. This includes:• Establishing clear and measurable energy

performance targets;• Understanding the “big picture” issues

defining building energy efficiency in specific climate conditions to identify and focus on the parameters with the highest importance;

building Strategies Summer 2008

T

ADAPTED BuIlDING DESIGN

Worldwide, buildings consume more energy than

transportation, industry or agriculture. But unlike

transportation, buildings are immobile; they

present a better opportunity to conserve energy

and reduce the dependence on fossil fuels.

By Vladimir mikler

SECRETS To ClImATE


heating, natural wind and/or buoyancy driven ventilation and evaporative cooling.

ACTIVE TECHNOLOGIES Active HVAC systems must be selected to provide optimal thermal comfort, indoor air quality and maximum energy efficiency. The optimal design solutions are achieved when selected systems are kept simple and integrated with the building’s passive elements.

The ultimate active system solution includes the following three fundamental characteristics:

1. Separate space temperature control from ventilation. This simplifies the configuration of each system, allows the exclusive use of water instead of air for energy transfer, and enables the use of an independent ventilation system.

2. Use of water as an energy carrier. Water has more than 3,000 times the energy carrying capacity per unit than volume of air. Much smaller volumetric flows of water and less pumping energy are required to deliver the same heating or cooling capacity as an air-based system.

3. Minimize system-to-space temperature differences. To achieve low temperature differences that yield the best thermodynamic efficiency, large heat emission surfaces within the space must be combined with an efficient hydronic heating and cooling plant and a low-grade renewable energy source.

This design takes the form of a low intensity radiant heating and cooling system in combination with an efficient source of low temperature heating (for example, condensing boiler, solar collector or earth

• Applying passive design solutions that maximize the use of free, natural on-site energy flows before reaching for mechanically driven technologies; and

• Identifying the most efficient active building system components and integrating them into the building.

BUILDING ENERGY PERFORMANCE TARGETSEstablishing a building energy performance target in clear and measurable terms is a prerequisite of successful climate adapted design.

Recently adopted in Europe, there is a new methodology of prescribing minimum building energy performance in terms of energy intensity (kWh/m2/

year) for a specific building type in a specific climate. This leads to greater freedom in architecture and system design while ensuring improvements in energy performance. The energy intensity methodology provides energy performance targets that can also be used for “apples-to-apples” energy performance comparisons of different buildings.

PASSIVE BUILDING ELEMENTSOnce the energy intensity target has been established, optimizing passive elements must be the highest priority. These elements directly interact with local climatic conditions.

The optimal building design will conform to its environment, with passive elements either harnessing or protecting the building from the environment as needed. Depending on the local climate, passive building elements can include shape, form, orientation, space layout, compactness, building skin (opaque and transparent), and building mass. For example, increased building mass can provide improved energy efficiency in climatic regions with noticeable diurnal temperature variations. The passive benefits of thermal mass can be further enhanced with careful shading. In hot and humid climates, a light weight, open building layout ideally raised off the ground to induce natural cross ventilation and combined with fixed overhangs to provide protection from solar radiation and rain is most effective.

These fundamental passive design options can be further enhanced by more intricate design strategies, including passive solar

engineering

ADAPTED BuIlDING DESIGN

NK'Mip Desert Cultural Centre in Osoyoos, B.C. This award-wining building features passive solar strategies and a stunning rammed earth wall that acts as a thermal mass.

34

source heat pump), or a low-grade cooling energy source (for example, evaporative fluid cooler or earth source heat pump).

In the ultimate variation of this approach, the low intensity radiant surfaces are fully integrated into the structural components (for example, floor and ceiling slabs and walls) and optimized for best passive performance in the local climate. Once the peak space heating and cooling loads are reduced to less than 80W/m2, it can be met with a relatively narrow range of radiant surface temperatures from 24 to 18˚C for peak heating and cooling, respectively. Once the loads are reduced even further (to less than 40W/m2), the building can be called a “constant temperature building,” where the radiant surface temperature is maintained at 22˚C year round and covers all space heating and cooling requirements.

The options for an independent ventilation system are numerous. In most climates, except hot and humid regions, natural ventilation strategies can eliminate the need for fan power altogether. Alternatively, mechanically driven ventilation can be provided by displacement ventilation, where 100 per cent of fresh


outdoor air is supplied to the space at a low level and velocity and a temperature slightly below the desired space temperature. The fresh cool air slowly pools across the floor and is driven upward past warm objects due to buoyancy-driven natural convection. The rising air removes airborne pollutants as it passes through the occupant breathing zone and carries contaminants up towards the ceiling, where it is exhausted from the space.

SHAPING THE FUTUREIt is feasible to minimize a building’s impact on the environment and diminish energy resources through two parallel shifts in the building design approach.

The first shift considers the interaction between a building’s passive elements and its local climate. This approach minimizes energy requirements before mechanical systems are even considered. Once passive building elements have been optimized, the focus turns to mechanical technologies. The fundamental laws of physics must be carefully considered and simple, low-tech solutions must be thoughtfully applied before implementing hi-tech ones.

The second shift requires adopting a new methodology that prescribes energy targets in clear and measurable terms. Europe has taken the lead in developing such standards but much of the developing world still looks to North America as a role model.

To positively shape the future, it is necessary to act now rather than wait for a resource and energy-starved future when there may no longer be the freedom of choice. B

Vladimir Mikler, M.Sc., P.Eng., is a partner at Cobalt Engineering. With over 20 years of experience, Vladimir is well-versed in all aspects of sustainable building design. As a recognized industry leader, his experience extends from research through design to hands-on construction management. Contact Vladimir at [email protected] article was originally published in Construction Business Magazine (March/April 2008).

Electronic Arts Phase 2 in Burnably, B.C. This building uses an underground outdoor air intake temperature tunnel that takes advantage of the constant ground temperature and pre-tempers the air supply.

engineering


By Paul Ivanoff and Roger Gillott

In Design Services Ltd. v. Canada, Public

Works and Government Services Canada

(the Owner) launched a tendering process

for the construction of a naval reserve

building in St. John’s, Newfoundland.

Olympic Construction Ltd. (Olympic)

submitted a bid but was not awarded the

contract. For the purposes of the case,

the Court was asked to assume that the

contract was awarded to a non-compliant bidder and that the contract should have been

awarded to Olympic. The appellants were subcontractors (the Subcontractors) of Olympic

who had no privity of contract with the Owner. Absent privity of contract with the Owner, the

Subcontractors sued the Owner in tort for the economic loss they claimed to have suffered.

Supreme Court of Canada Rules Owner in Tendering Process Owes No Duty of Care to Subcontractors

construction news


construction news

he trial judge held that the circumstances warranted the recognition of a new duty of care owed by an owner to a subcontractor. The Federal Court of Appeal disagreed, and the matter was appealed to the Supreme Court of Canada.

The Supreme Court of Canada considered whether the Subcontractors’ claim against the Owner fit within an existing category of duty of care and also considered whether a new duty of care ought to be recognized. Although the Supreme Court of Canada described the procurement process at issue as a “tendering process,” the Court also made reference to terms such as “RFP,” “proposal” and “proponent” in its reasons.

Subcontractors’ Claim Does Not Fall Within Recognized Duty of CareThe Supreme Court of Canada held that the Subcontractors’ claim did not fall within a recognized duty of care category for pure economic loss. The Court considered the five different categories of negligence claims for which a duty of care has been found for pure economic loss. The Court noted that relational economic loss was the only pre-existing duty of care category within which the Subcontractors’ claims could possibly fall. The Court observed that relational economic loss has “always stemmed from injury

or property damage to a third party” and that, in this case, the Subcontractors did not fit within the relational economic loss category because none of Olympic’s property was damaged.

New Category of Duty of Care Should Not Be RecognizedThe Supreme Court then considered whether a new category of pure economic loss should nonetheless be established. The Court held that the recognition of a new duty of care between an owner and subcontractors in the context of a tendering process was not justified. Justice Rothstein applied the analysis mandated in the case of Anns v. Merton London Borough Council, recasting that analysis as follows:

(1) Is there “a sufficiently close relationship between the parties” or “proximity” to justify imposition of a duty?

(2) And, if so, are there policy considerations which ought to negate or limit the scope of the duty, the class of persons to whom it is owed or the damages to which breach may give rise?

Justice Rothstein noted that there were certainly factors that indicated a close relationship between the Owner and the Subcontractors. However, the Subcontractors’ ability to foresee and protect themselves from the economic loss in question was an overriding policy reason why tort liability should not be recognized in these circumstances. Moreover, Justice Rothstein explained that the construction contract context is one in which the indeterminacy of the class of plaintiffs can be readily seen. He went on to state that,

“Even if a prima facie duty of care had been found at the first stage of the Anns test, it would have been negated at the second stage because of indeterminate liability concerns.”

He upheld the Federal Court of Appeal’s conclusion that the tendering process in these circumstances was not unique and “recognition of an owner’s duty of care towards subcontractors could lead to a multiplicity of lawsuits in tort.”

Justice Rothstein summarized the Court’s analysis, saying“To conclude that an action in tort is appropriate when

commercial parties have deliberately arranged their affairs in contract would be to allow for an unjustifiable encroachment of tort law into the realm of contract.”

Significance This decision will be of interest to owners, contractors and subcontractors involved in construction procurement processes. The decision of the trial judge, which held that an owner owed a duty in tort to subcontractors, had generated much interest in the construction industry. However, the Supreme Court of Canada has now held that there is no such duty in a construction tendering process. B

Osler, Hoskin & Harcourt LLP advises many of Canada’s corporate leaders as well as U.S. and international parties with extensive interests in Canada. Year after year, an impressive body of independent research confirms the firm’s pre-eminent position in the Canadian marketplace. For more information on Osler's Construction Law Practice Group and other areas of expertise, visit osler.com.

The Court observed that relational economic loss has “always stemmed from injury or property damage to a third party” . . .“

T


By Ed Sauter

PoSSIBIlITIES

method in which concrete wall panels are cast on-site and tilted into place, tilt-up construction is one of the fastest growing industries, combining

the advantages of reasonable cost with low maintenance, durability, speed of construction and minimal capital investment.

The introduction of new technologies and products has helped fuel the rapid growth of tilt-up construction over the past decade. Combined with creativity on the part of the designer, tilt-up is dispelling the perception that it is only for big boxes. As a result, more contractors and owners are embracing tilt-up construction, not only for its speed and cost-effectiveness but also for the limitless creative possibilities it provides, and are using tilt-up in structures and building types across the spectrum.

FORMINGOne trend being explored involves using the unique nature of tilt-up to create interesting panel forms. Because concrete is a fluid material, it can easily be cast into any shape that can be formed.

Large diameter, curved building walls can be constructed of flat panels arrayed along a large radius or by using several radius panels. Panel curves can be either concave or convex. Panels with curved edges or small radius panels can provide softer, rounded corners for traditional rectangular buildings.

Another way to incorporate unique forms into a traditional rectangular structure is through

the use of interlocking panels. These panels are cast in a variety of shapes, often using different finishes or textures to give them interest, and then fitted together like puzzle pieces. This is easily accomplished since the entire elevation is typically cast as a single, divided unit on the floor.

Another way to add interest is with the use of openings. Windows and doors are the most obvious panel openings but purely aesthetic openings, referred to as “voids,” can also bring plenty of drama to otherwise plain panels. Since the shape is cast horizontal on the casting surface, virtually any shape is simple to construct.

Imparting architectural interest isn’t limited to the casting process. The way panels are placed together can go a long way in creating an eye-catching structure. Shadow panels, overlapping panels and freestanding panels that extend beyond the four walls of the structure are an easy way to make a statement. Shadow panels (placing one panel several feet in front of another) can give the building a dynamic effect as the sun moves throughout the day.

FINISHINGAnother broad trend defining architectural tilt-up construction today is the desire to replicate traditional building materials, such as brick and stone. While the real materials can be costly and time-consuming to install, their tilt-up counterparts are fairly easy and inexpensive to incorporate. A variety of finishing techniques can impart these classic looks on a building’s surface.

TIlT-uP CoNSTRuCTIoN

Forming and Finishing

Top: One of two entrance panels with extreme curvature cast for the Walter Sisuly Square of Dedication in South Africa.

Bottom: Curved panels designed to dramatically ease the corner of One Hamburgplace in Lexington, Ky.

Creative Forming and Finishing

A


Reveals — narrow, decorative indentations (usually three-quarters of an inch deep) in the face of the panel — are formed by applying strips to the slab (casting surface) before placement of the concrete. Something as small as a change in reveal depth can dramatically alter the look of the structure. The reveal forming strips have sloping sides for easy removal.

Form liners are another easy way to bring interesting detail to an otherwise plain panel. These liners are available in a variety of textures that replicate several different materials, including wood, corrugated steel and bush-hammered concrete. Even customized images, such as logos, can be fabricated from foam and placed in forming beds. Vacuum-formed plastic one-time use liners make texture an affordable option.

While details cast into panels may work in some situations, others may warrant applied ornamentation — decorative elements added to panels once they have been formed. One of the most popular forms of applied ornamentation is Exterior Insulated Finishing Systems (EIFS).

Another way to achieve a classic, traditional style is by using cast-in elements. These elements are typically materials, such as thin brick, stone or tile, which are cast into the face of the concrete panel.

While cast-in elements provide the most realistic option for creating a traditional finish, a more popular, economical approach is to apply or modify the face of the concrete once it has set. These methods include exposed aggregate, polymer-modified cement, coatings, paint and stamped or rolled finishes, which are often used in conjunction with other techniques to impart maximum impact on the look and feel of a structure.

As the breadth of decorative techniques demonstrates, while tilt-up construction may have gained a reputation for creating bland, industrial buildings in the past, this is far from the case when it comes to today’s tilt-up projects. As the construction method continues to grow, the same combination of technology and creativity that has made these feats possible will undoubtedly create an atmosphere in which the only limitation on a tilt-up project is the imaginations of those designing it. B

Ed Sauter is the executive director of the Tilt-Up Concrete Association (TCA). The TCA was founded in 1986 to improve the quality and acceptance of site cast tilt-up construction. For more information about the TCA, contact Ed or Jim Baty at 319.895.6911 or [email protected].

This article was originally published in Construction Business magazine (March/April 2008).

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1. Interlocking curved and filler panels create the new entrance to Central David Junior High School's gymnasium in Layton, Utah.

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4. Applying character may be the most effective and affordable method for high-end aesthetics, such as this multi-storey office building in Palm Beach Gardens, Fla.

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