building strategies - winter 2008

winter 2007/2008

Providing Greater Value to Construction Project Design & Delivery

corners : leg al ■ HealtH & saFetY ■ env ironment

rising to tHe cHallenge oF inFilling urban spaces

reduce Your project’s energY consumption

rising to tHe cHallenge oF inFilling urban spaces

reduce Your project’s energY consumption I n s I d e !

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Supplementary Focus on

Interior Building Products

Supplementary Focus on


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Setting the green bar on urban multi-residentialSetting the green bar on urban multi-residential

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5building strategies Winter 2007/2008

EcoCité Developments hopes to set a new green standard with its Abondonce condo project in Montreal which will feature 20 units including a triplex that is intended to be a net zero building, consuming no more energy than it produces, and a 17-unit courtyard project designed to be close to net zero energy. Photo: Studio MMA, Atelier d’architecture

Editorial6 Environmental issues require

industry to turn down heat on climate change

Legal Corner(Sponsored by: Glaholt LLP)12 Copyright in architectural works

Health & Safety Corner(Sponsored by: The TRH Group)14 3Rs regulation and the

construction/demolition sector

Environment Corner(Sponsored by: Tri-Phase Environmental Inc.)

16 Redeveloping “brownfield” sites

ContentsProviding Greater Value to Construction Project Design & Delivery

8 News Construction industry to remain strong in 2008 • Award winners

show wood as versatile, sustainable • Commissioner sees development vs environment conflict • New service assembles ‘green’ resources • Entertaining structures feed hungry families • Building officials get new certification program • Permeable pavement reveals benefits • CCA conference in Victoria in March

18Energy Efficiency How to reduce Your next

building’s energY consumption Is it possible to design and erect a building that is not a drain on the energy grid, i.e, a net zero energy building? There is a lot that can be done toward that end and makes economical and environmental sense.

21Project Profile creative design serves compact campus needs;

collaboration counters site, time constraints Needing to expand within its limited setting, the University of Ottawa’s newest building is a model for meeting the design and construction challenges of infilling urban spaces.

28Company Profile Quebec Firm creates urban Housing á la 2030

Developments in green building design and energy saving concepts for both residential and industrial building have been growing rapidly over the past several years, and one Montreal-based firm is helping to lead the way.

34Focus on Interior Building Products

new products, tecHnologies dress up building interiors While the exterior of any building project is the first to catch the eye, the functional elements – doors, windows and flooring – contribute significantly to the internal ambiance. Here is an overview of some of the latest interior products, most of which were recently exhibited at the building design and construction show Construct Canada.

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6 building strategies Winter 2007/2008

t the risk of being accused of jumping on the band-wagon with journalists suddenly concerned about our planet’s health,

addressing this topic in Building Strategies seems not only valid but crucial. The building indus-try has a significant role to play in stemming the increasing release of carbon dioxide (CO2) emissions among the greenhouse gas accumulation that is bringing about climate change.

Buildings have been pegged as being responsible for 40 per cent of the world's energy consump-tion and CO2 emissions, when the energy and material it takes to build and maintain them is taken into account. That makes the building industry the single largest contributor to CO2 in the earth's atmosphere. Worldwatch Institute, a Washington, DC-based envi-ronmental research organization, reportedly estimates that 40 per cent of the raw materials annually extracted from the earth are trans-formed into building materials.

Architecture 2030, an indepen-dent organization founded in 2002 by US architect Edward Mazria for protecting our global environment, cites data from the US Energy Information Administration that illustrates that buildings are respon-sible for almost half (48 per cent) of all energy consumption and GHG emissions annually – with the per-centage even greater globally; while 76 per cent of all power plant-generated electricity is used just to operate buildings.

“Clearly, immediate action in the building sector is essen-tial if we are to avoid hazard-ous climate change,” urges Architecture 2030. “Slowing the growth rate of GHG emissions

and then reversing it over the next 10 years is the key to keep-ing global warming under one degree centigrade (°C) above today's level. It will require immediate action and a con-certed global effort.

To accomplish this, Architecture 2030 has issued “the 2030 Challenge” asking the global building community to adopt tar-gets that include:• designing new buildings or reno-

vating existing building areas to meet a fossil fuel energy con-sumption performance standard of 50 per cent of the regional (or country) average for that build-ing type;

• increasing that rating to 60 per cent in 2010, with five per cent increases every five years to being “carbon-neutral” – using no fossil fuel GHG emitting energy to operate – in 2030.“People doing the same thing

but more efficiently won’t work,” says Albert Bicol with Cobalt Engineering. His pursuit of reduc-ing a building’s energy consump-tion to zero is highlighted in this issue. This issue’s company profile features a Quebec firm’s sustainable building efforts as well.

Spokespeople for the U.S. Green Building Council report that in 2007, “green” buildings were found to emit 40 per cent less CO2 than conventional buildings.

Beyond climate change con-cerns, building better structures makes space healthier and more comfortable for occupants. It also boosts company profits as healthier, happier occupants are more pro-ductive.

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Environmental issues require industry to turn down heat on

climate change

Editorial

Providing Greater Value to Construction Project Design & Delivery

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construction industry to remain strong in 2008The construction industry in Canada is set to continue another year of strong growth, according to an economic forecast report released jointly by the Canadian Construction Association (CCA) and the Construction Sector Council (CSC) on Dec. 18, 2007. This report is based on the construction outlook prepared by the CSC as part of its 2007 Labour Market Information program.

According to the forecast data, the overall construction industry in Canada will post a growth rate of 3.5 per cent by the end of 2007. For 2008, the forecast suggests the industry will grow by 3.1 per cent. However, some differences emerge between the residential and non-residential construction markets. It is expected that investment in the non-residential construction market will have grown by an impressive 7.9 per cent in 2007, whereas the residential construction market will level off compared to previous years, slowing down by 2.4 per cent compared to 2006. The same trend will be evident in 2008 - investment in the non-residential sector is expected to grow by 5 per cent, and by 0.3 per cent in the residential sector.

The data suggest that construction activity will begin to soften in 2009 and 2010. By 2009, the overall industry will grow by only 1.7 per cent, and that for the first time in over a decade, the industry growth will slow to 0.1 per cent in 2010. In 2009, non-residential construction will grow by 3.1 per cent, while residential construction growth flattens out to 0.4 per cent. By 2010, the non-residential construction sector will experience a year-over-year slow down of 0.5 per cent, while residential construction will remain fixed at 0.3 per cent growth.

Earlier this year, the Construction Sector Council unveiled a new online forecast delivery website that enables users to customize their searches for economic and employment forecast information by province and regions. This new tool can be found at www.constructionforecasts.ca. A summary of the national forecast report can be found at http://www.cca-acc.com/factsheet/factsheet.html.

award winners show wood as versatile, sustainableOntario’s leading architects, engineers, building owners and project teams were presented Wood WORKS! Awards during the seventh Annual Awards Gala in November 2007 at the Fairmont Royal York Hotel. Celebrating excellence and innovation in wood buildings, the awards recognize people and organizations dedicated to pioneering and preserving the use of wood.

Wood WORKS! is a national, industry-led initiative spearheaded by the Canadian Wood Council and industry partners to promote the increased use of wood in commercial, industrial and institutional construction.

Award winning projects range greatly in size and use and include, among others, two


News

performing arts centres, a long-term care residence, and the new Canada Border Service Agency Building at the Peace Bridge.

“This year’s winners are remarkably diverse, demonstrating wood’s exceptional versatility,” said Marianne Berube, Wood WORKS! Ontario Executive Director. “The award winners chose wood for its structural strength, lower cost and higher efficiency, the texture and warmth it adds to interiors, and for its sustainability as a renewable and recyclable material.

“Many people don’t realize that wood is the world’s only major renewable building material,” she emphasizes. “Sustainable forestry practices guarantee that we can use wood with confidence and pride, knowing that building with wood is the best choice for our environment.”

Working with the design community, Wood WORKS! connects practitioners with resources related to the use of wood in non-residential construction, assists in product sourcing, and facilitates the delivery of education and training.

“These winning projects show that wood really works in all types of construction, and demonstrate how wood has an increasingly important role in Canadian architecture,” concluded Berube.

Details at www.wood-works.org

commissioner sees develop-ment vs environment conflictOntario's plans for growth and development are not reconciled with its priorities of preserving and protecting our natural environment, warned Gord Miller, Environmental

Commissioner of Ontario (ECO) in his 2006/07 annual report released Dec. 4, 2007. “I observe a conflict between our efforts to plan for economic growth and development while simultaneously protecting our environment; we are trying to have our cake and eat it too.

Miller monitors compliance by provincial ministries with the Environmental Bill of Rights.

"Our growth plan for Southern Ontario communities has some laudable features, but in some areas it calls for development that would exceed the ability of the local environment to support it," he said. "And in the North, it is evident that many proposed activities and development are going ahead in the absence of any overall planning mechanism. That's a risky course of action."

The report contains a number of examples of conflicting priorities in Ontario’s environmental planning and management. For example, although Southern Ontario has many of Canada’s fastest growing urban areas, our existing planning processes cannot protect ecosystems while accommodating the growing demands for infrastructure, roads and water. In the North, the vast majority of land is Crown land. Yet, there are few legal mechanisms of any weight for Crown land that attempt to deal with land use planning issues, such as the competing priorities of forestry, mining, tourism, and the ecological needs of species like woodland caribou, in a comprehensive fashion.

Among other topics, the report also explores wetlands, road salts, the Portlands Energy Centre, and sand and gravel operations. "On a number of other fronts, there has been progress to a more sustainable future," Miller reported.

Among the Wood WORKS! Awards winners is Toronto-based Blackwell Bowick who provided the structural design for the Canada Border Service Agency Building (Peace Bridge) project, which garnered this year’s Institutional Wood Design Award.

261 Millway Avenue, Unit 1 Concord, Ontario L4K 4K9 Toll Free: 1-800-806-8444 www.trh-group.com

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"The renewed legislation governing parks, endangered species and source water protection are all very positive achievements."

new service assembles ‘green’ resources GreenMarketCanada is a new national marketplace and information exchange centre on the internet for the development, design, construction and operation of facilities that are energy efficient, health conscious and ecologically responsible. It was created by Leon Wasser, P.Eng., to serve developers, property managers, design professionals, consultants, manufacturers, educators, organizations and government officials who share a passion for making buildings and communities that are vital, enjoyable and sustainable.

Property developers, owners and operators can identify the professionals and products that they need to make their next project greener. Canadian manufacturers, distributors and retailers of green products and services can use the site to present themselves to the exponentially growing Canadian green real estate market.

“By presenting a wide range of green and energy efficient products in one convenient site we make it easy for the evolving green real estate market to find the green products they want and need,” Wasser adds.

GreenMarketCanada lists qualified architects, professional engineers, energy consultants and interior designers with expertise in green building


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design and renovation. It also maintains current listing of green building oriented conferences and special events from across Canada. The site presents educational opportunities and other resources that can help everyone dedicated to better buildings.

www.green-market.ca/index.html

entertaining structures feed hungry familiesMore than 40,000 Nova Scotians struggle with the anguish of hunger and rely on the help of food banks to feed themselves and their families. Canstruction Nova Scotia is an annual community event that helps fight hunger in a way that is entertaining, fun, and a remarkable display of the talent. This year’s partners were the Design and Construction Institute, Engineers Nova Scotia, FEED NOVA SCOTIA, Interior Designers of Nova Scotia and the Nova Scotia Association of Architects.

Now in its fourth year, 19 teams participated in Canstruction Nova Scotia. A panel of jurors judged the structures and recognized the best entries at an awards ceremony held Oct. 30, 2007 at the Delta Halifax Hotel. The displays were open to the public from October 25 – 27 at Halifax Shopping Centre, Mic Mac Mall, Sunnyside Mall and on the St. Francis Xavier campus and for a $2 donation spectators were invited to vote for their favourite structures. The event raised $30,000 as well as provided more than 48,000 cans or 22,113 kg of food.

Canstruction events are held in many cities across Canada and the United States every year.

For the ninth year in Toronto, leading design, engineering and architectural firms also competed this past fall to create structures built entirely out of canned and packaged food for the benefit of Daily Bread Food Bank. Canstruction 2007 is organized by the Society of Design Administration Canada and is supported by Consulting Engineers of Ontario (CEO), Design Exchange and the Association of Registered Interior Designers of Ontario (ARIDO).

This year’s Toronto event attracted 16 teams, as well as five student teams, who in total brought nearly 32,000 kg of canned food to the fun, creative competition at office locations downtown Toronto. At the end of the competition and display period, the canned food went to the Daily Bread Food Bank.

The Jurors' Favourite award went to structural engineers Halsall Associates and Kuwabara Payne McKenna Blumberg Architects for their sculpture which featured a big mother hen and nestlings.

building officials get new certification programBeginning Nov. 14, 2007, for the first time in Canada, building officials are being certified to a national standard as qualified professionals.“The result is safe, code-compliant buildings right across the country,” said Mannie Withrow, president of the Alliance of Canadian Building Officials’ Associations (ACBOA). He awarded the first 14 certifications at a special event on

Marid Industries Limited, Windsor Junction, NS, won a People’s Choice award at Sunnyside Mall with their Canstructing a Solution to Hunger entry at Canstruction Nova Scotia. Photo supplied by Marid Industries’ Tim Houtsma, P. Eng.

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Nov. 14 at the Sheraton Hotel in Ottawa. “It is high time these professionals who are

knowledgeable and well-trained get the credit and recognition they deserve,” added Withrow, noting that building officials, who work behind the scenes to provide a level of comfort and safety for all Canadians, often did not get the respect they deserve because of the lack of national standards for this profession. “When we do our job right, nothing happens and Canadians get to enjoy the use and occupancy of all buildings across this great country.”

Over the past couple of years, the Construction Sector Council (CSC) has partnered with ACBOA, the Canada Mortgage and Housing Corporation (CMHC), and other industry stakeholders to develop national occupational standards and a certification process that measures Building Officials’ qualifications against an approved standard.

The CSC’s executive director George Gritziotis, added: “Another important result is that the new national program means building officials’ credentials will be recognized in all jurisdictions allowing them to work in any province. The initiative addresses the challenge of an aging workforce and the inadequate supply of skilled labour. It will provide greater worker mobility, a wider variety of job opportunities and maintain the high level of professionalism required of this important occupation in the construction industry.”

The ACBOA has two national models, one for certification and one for accreditation. The Accreditation Model will be used by ACBOA to review existing courses or programs offered by training providers or provincial associations to ensure they meet the necessary skill and knowledge requirements set forth in the National Occupational Standard. This model will ensure that any training provided for building officials is credible, rigorous and consistent across Canada.

The national models and other pertinent information can be found at www.ACBOA.CA.

“ACBOA continues to be a strong voice for building officials across Canada and strives to raise the level of the professionalism for all those involved in this profession,” Withrow noted. “These national models now completed will provide a recognized symbol of excellence for the Building Official plus focus on the expertise required in the profession regardless if you are inspecting a new home or a complex multi story building. We have finally gained the recognition and respect from our industry partners and our US friends south of our border, therefore our hard work by all of our associations has proven to be very beneficial.”

cca conference in victoria in marchMarch 2 – 6, 2008, the Canadian Construction Association will host its 90th Annual Conference in beautiful Victoria, BC at the Fairmont Empress. Topics will include procurement, technology, construction law, immigration, industry practices, communications, Gold Seal, leadership succession and economic forecast. A LEED

Contractors Course (Leadership in Energy and Environmental Design) will be offered and participants will be able to use as credits toward LEED certification.

Details at www.cca-acc.com.

permeable pavement reveals benefitsThe Interlocking Concrete Pavement Institute (ICPI) reports that preliminary results of a study show that permeable interlocking concrete pavements and bioretention swales offer significant stormwater management benefits over conventional asphalt.

Although based in Washington, DC, the Institute since 2004 has participated in a study with the Toronto and Region Conservation Authority (TRCA) that evaluates the benefits of this pavement and bioswales for both stormwater management and reductions in the urban heat island effect. A parking lot at

Seneca College in King City, ON, was designed and constructed with underground drainage cells to monitor and evaluate both of these technologies. Surface and infiltrated water is directed to an underground sampling vault where monitoring equipment, powered by solar panels and a wind turbine, evaluates water infiltration for quantity and quality. A section of non-pervious asphalt pavement serves as a control for comparison purposes.

The preliminary water quality results indicate that the infiltration technologies provide good removal of typical parking lot contaminants. Also, during the winter, the base course layer remained 8° C warmer than the air temperature on average and required little, if any, salt to keep clear of ice.

More details at sustainabletechnologies.ca. For more information on the benefits of permeable interlocking concrete pavements, visit icpi.org.


n architect’s copyright in his or her work protects the work for the life of the architect plus 50 years. In Lifestyle Homes v. Randall Homes (1991), 34 C.P.R. (3d) 505 (Man. C.A.), the Court found that the work must possess at least some individualistic style and have “something apart from the common

stock of ideas” to be copyrighted. Copyright differs from the moral right of an architect in his or her

work, which is defined as the right to protect the integrity of the work and to be associated with the work as its author. The moral right in an architectural work exists for the architect’s life plus 50 years, and can be transferred upon death.

Generally, standard form contracts between architects and their clients provide that the copyright in the architects’ plans, sketches, drawings and materials belongs to the architects and remains their property regardless of whether the projects are executed or not. See, for example, the Canadian Standard Form of Contract for Architectural Services, Document Six (2006), G.C. 5. However, where the architect produced the work under a service contract or an apprenticeship, the employer of the architect will own the copyright in the work.

Standard form contracts such as the Ontario Association of Architects Standard Form of Contract for Architectural Services Document 600, 2005, permit the client to retain copies of the architect’s drawings for purposes of maintenance and records related to the work. The drawings may be copied only for a one-time use in respect of the same site and for the same project, and shall not be used for the purpose of renovation, addition or alteration to the project unless written consent is obtained from the architect.

An architect may assign copyright and grant any interest in copyright by license. In Katz (c.o.b. Michael Katz Associates) v. Cytrynbaum, [1983] B.C.J. No. 2421 (C.A.), the British Columbia Court of Appeal held that an architect may revoke his or her consent to the transfer of copyright if it was given without consideration.

In the event a dispute arises between the client and the architect, the client must pay the architect before using or modifying the design. The Supreme Court of Canada decided in Netupsky v. Dominion Bridge Co., [1972] S.C.R. 368, that payment for the architect’s services implies the transferral of the right to use the plans for the purposes contemplated at the time the client-architect agreement was made.

Where the client ends its relationship with one architect and retains another architect to continue the work, the new architect should obtain the written permission of the original consultant to use the design (see R.R.O. 1990, Reg. 27, s. 49.2). In addition, the new architect should obtain from the client written acknowledgement that the previous

architect has been paid and that the right to use the drawings has been transferred. The original consultant should be credited for the work done prior to the retainer of the new architect.

The Copyright Act provides that upon infringement of copyright, an architect is entitled to such remedies as injunctions, damages, accounts, and delivery up. If the construction of a project which infringes an architect’s copyright is already underway, the architect will not be able to obtain an injunction halting construction or an order for destruction of the project.

Canadian courts consider various factors in the assessment of damages for copyright infringement [see Hay and Hay Construction Co. Ltd. v. Sloan (1957), 12 D.L.R. (2d) 397 (Ont. H.C.); Bemben and Kuzych

Architects v. Greenhaven-Carnagy Developments Ltd., [1992] B.C.J. No. 2489 (S.C.); Kaffka v. Mountain Side Developments Ltd. (1982), 62 C.P.R. (2d) 157 (B.C. S.C.)]. These factors include:• the fee the architect would have earned for the granting of a license; • the profit gained by the infringing party; • the loss of opportunity to enhance the architect’s reputation; • the architect’s risk and exposure to liability; • the amount of labour and expenditure involved in the project; and• the conduct and knowledge of the individual infringing the copyright.

Punitive damages will be awarded in rare cases where there has been an intentional disregard for the architect’s rights and the direct unauthorized reproduction of the original design [Randall Homes Ltd. v. Harwood Homes Ltd., [1987] M.J. No. 258 (Q.B.)]. B

Andrea Lee is an associate at Glaholt LLP barristers & solicitors

By Andrea Lee

COPYRIGHT IN ARCHITECTURAL WORKS

COPYRIGHT IS DEFINED BY CANADA’S COPYRIGHT ACT AS THE SOLE RIGHT TO PRODUCE OR REPRODUCE A WORK OR ANY

SUBSTANTIAL PART THEREOF IN ANY MATERIAL FORM.

Where the client ends its relationship with one architect and retains another architect to continue the work, the new architect should obtain the written permission of the original consultant to use the design

“

A

Legal Corner


n 1994, the 3Rs regulations (reduce, reuse and recycle) were enacted by the Ontario Ministry of Environment (MOE). These regulations were implemented as part of the provincial government’s initiative to

achieve a 50 per cent reduction in municipal waste going to landfill by the year 2000.

The 3Rs regulations pertain to non-hazardous solid waste produced in the residential, institutional, commercial, industrial (ICI) and construction/demolition sectors. They consist of five regulations:• Recycling and Composting of Municipal

Waste (O. Reg. 101/94)• Waste Audits and Waste Reduction

Workplans (O. Reg. 102/94)• Industrial, Commercial and Institutional

Source Separation Programs (O. Reg. 103/94)

• Packaging Audits and Packaging Reduction Workplans (O. Reg. 104/94)

• General Waste Management Amendment Regulations (O. Reg. 105/94) Of the aforementioned regulations, 102/94

and 103/94 apply to certain construction and demolition projects based on their size (Refer to Table). Regulation 102/94 mandates that all construction/demolition projects that are 2000 square metres or larger, have an established waste audit process and a waste reduction work plan. A waste audit is a systematic approach used to identify the nature, composition and quantity of wastes produced. In addition, it is also used to identify and evaluate the factors that are associated with the production of waste. These factors include, but are not limited to: waste management policies, roles and responsibilities; procedures for managing waste; and recycled content of project materials.

A waste reduction work plan is a summary of the waste management goals for the project and the process required to achieve them. An effective waste reduction work plan includes the following elements: • Procedures for reducing waste and

increasing the amount of materials being recycled.

• Assigning responsibilities of personnel involved in implementing the plan.

• Outlining methods for communicating the plan to all workers on the project.

• Documentation that can be posted on site. (eg. MOE forms)Regulation 103/94 requires that these same

construction/demolition projects implement a source separation program for designated materials. A source separation program is a process whereby waste materials are isolated for the sole purpose of reusing or recycling. For construction projects, the materials that are designated for source separation are: brick and Portland cement, unpainted drywall, steel (eg. rebar, wire, pop cans, etc.), corrugated cardboard, and wood (not including painted, treated or laminated wood).

For demolition projects, the materials that are designated for source separation are: brick and Portland cement, steel (eg. rebar, wire, pop cans, etc.), and wood (not including painted, treated or laminated wood)

Source separation can occur on or off site provided that the process is documented and a copy of the Certificate of Approval is obtained

from the waste hauler. The waste hauler must also provide a report that summarizes the type, amount and destination of waste materials processed.

The waste audit process, waste reduction work plan and source separation program must be completed and/or implemented prior to the start of any work activities. These programs must be documented using forms provided by the MOE, or on similar formatted documents. In addition, all documents related to waste management must be retained for five years upon project completion. It is important to keep records as a reference point for future projects, and to track progress with respect to waste reduction rates between similar projects.

The introduction of the 3Rs regulations will cause construction and demolition companies to change their business practices. This will lead to greater reductions in waste generation, more efficient use of materials and cost savings. B

Alfio Granzotto, B.E.S., is health and safety consultant with The TRH Group.

3Rs regulations and the construction/demolition sector

14

By Alfio Granzotto, B.E.S.

Health & Safety Corner

Who’s affected and what are the requirements?

Summary of 3rS regulationS Criteria by SeCtorSector Criteriamanufacturing (large facilities) >16,000 hrs worked by persons employed at the

site per calendar month during the two preceding calendar years

Construction or Demolition Projects 2,000 sq. m.restaurants $3m gross sales in the two preceding calendar

years for all restaurants operated by the owner in ontario

Hotels/motels > 75 unitsretail establishments ≥ 10,000 sq. m.retail Complexes ≥ 10,000 sq. m.office buildings ≥ 10,000 m2

I

Reference: A Guide to Source Separation of Recyclable material for industrial, Commercial and institutional Sectors and multi-unit Residential buildings as Required under ontario Regulation 103/94

rownfield properties are lands that are potentially contaminated due to historical, industrial or commercial land use practices, and are underutilized, derelict or vacant

and need to be cleaned up before they can be redeveloped. Brownfields can be found in communities large and small, urban and rural.

The estimated number of brownfields across Canada range from 30,000 to 100,000. They include locations such as abandoned service stations, railway yards, junkyards, dry cleaners, factories, foundries and mills. It is estimated that 40 per cent of all potentially contaminated properties across Canada are found in Ontario.

Brownfields are often situated in key areas throughout a community, such as the downtown or along the waterfront. The key to these properties lies in their value - not just their

monetary value, but their cultural heritage value and social value as well. For

instance, a building or structure on a Brownfield property may have cultural heritage value because it’s an example of an early type of construction or because it’s associated with an event that is significant to a community.

The redevelopment of brownfield properties can

also increase community pride, encourage

Redeveloping “brownfield” sites

By Camille Atrache

Environment Corner

Every acre developed in a brownfield project saves up to an estimated 4.5 acres of greenfield land from being developed in an outlying area.

B economic investment and contribute to the health and vitality of a community.

Developing a brownfield property can increase your score within the Leadership in Energy and Environmental Design (LEED®) rating system. For example, under the LEED system, points are given for “sustainable sites”, including the redevelopment of a contaminated property.

Brownfields are strategically located sites and represent an important part of the economic land supply. Yet brownfield redevelopment often remains more expensive, time consuming and complex than traditional greenfield properties (properties which have never been previously developed). The benefits of redevelopment far outweigh the costs. In fact, in many cases, leaving these properties idle presents liability risks and financial losses, not to mention the potential impacts to the environment and human health.

Reusing brownfield properties builds sustainable communities by effectively redirecting growth, preserving green space and ensuring the wise management of land and other resources. As most Brownfields are located within the city core, redevelopment makes use of existing transit and other public infrastructure, reducing investment costs. The community benefits as a whole with the added economic activity and increase in municipal tax revenue.

There has been a track record of success in remediating and redeveloping brownfield sites across Canada and the United States. However,

most of these successful projects have been called “easy” sites by those involved in

brownfield redevelopment.To encourage redevelopment,

Ontario’s environmental legislation provides general protection from environmental orders for historic contamination to municipalities, creditors and others. Current

brownfields legislation provides property owners with general protection from environmental cleanup orders for historic contamination after they

have appropriately remediated a site.The Ontario government recently passed

legislation to encourage more interest and participation in brownfield redevelopment from municipalities and the private sector. Recent legislative changes make Ontario a leading jurisdiction in brownfield remediation and redevelopment.

The new brownfield’s legislation will offer flexibility and incentives for property owners and developers to clean up and develop contaminated land at reduced costs, with provisions for working with regulators and municipalities on using tax breaks and initiatives to finance projects. It will also provide a rigid framework and place additional burdens on professionals conducting site assessments and cleanups.

The new Ontario legislation protects developers from provincial cleanup orders in cases where contaminants migrate from a property. This would apply once cleanup documentation is filed, as long as the migration does not exceed defined environmental standards and the developers did not cause the contamination. Consultants and contractors doing cleanup work are also protected from provincial cleanup orders.

The new regulation does not, however, provide sweeping immunity to current or past owners of brownfields in, for example, situations where contamination has migrated off site or caused another party to suffer damages for which they can sue in the courts.

There have been numerous situations whereby unexpected financial problems have risen for new owners who inherited sites as gifts or purchased properties without proper due diligence, as well as for the previous owners who caused the contamination.

Conducting proper due diligence is a must when planning for developing a brownfield site. It will help avoid or minimize potential unnecessary financial costs. A clear understanding of the location, types and levels of contamination is crucial. More importantly, off site contamination is the main issue that needs to be determined or addressed in this case. The selection of an experienced and competent environmental consultant as well as environmental contractor with the right insurance coverage is a key factor in the due diligence for such properties. B

Camille Atrache is chief operating officer and partner at Tri-Phase Environmental Inc.

uildings account for 40 to 50 per cent of worldwide energy use – about equal to that consumed by both transportation and industry combined. HVAC and lighting

account for about half of this energy that

buildings consume. Albert Bicol, mechanical engineer and partner at Vancouver-based Cobalt Engineering, is among North America’s champions for reducing that energy demand – and the burning of fossil fuels and resulting accelerated climate

change – by developing and promoting sustainable solutions for buildings.

Bicol is challenging the building industry to take four key steps to more environmentally sustainable construction.


Energy efficiency

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Is it possible to design and erect a building that is not a drain on the energy grid, i.e, a net zero energy building? Yes, it is being pursued! But is it practical to do so? Maybe not yet but there is a lot toward that end that can be done and makes economical and environmental sense, advises Albert Bicol.

How to reduce your nExt BuILDInG’S EnERGy ConSumPtIonBy Susan maclean

Step 1: change the mindsetBecome preventive, not just reactively designing to be more efficient, he urges. “We have to look back at the basic building design principles – how things were built before air conditioning was invented, for example – and bring them up to the present standards.”

He compares the current pursuit for energy conservation in buildings to the idea of making a gas-powered boat ever more energy efficient, first

by replacing the motor with a high-efficiency one, then replacing that motor with an electric motor powered by a wind turbine on the mast – and maybe even augment that with a sail. “All this effort and expense is spent instead of just starting off with an aerodynamic sailboat and using wind naturally!” he notes.

“The greatest reduction of energy comes not from all the ‘toys’ – the high efficiency boilers and chillers and the green products and technology that

take energy to build – but from reducing the energy demand of the building itself,” he says.

We may be perceived as ‘loonies’ and end-of-the-world doomsayer types, but we need to educate the general public, he adds. “We need to press the panic button and be more assertive in regulating buildings for energy consumption and CO2 emissions reduction.”

Step 2: encourage passive design“Some of our approaches make as much sense as building an igloo in the tropics and keeping it frozen by air conditioning it with power from solar panels,” he claims. “We blow air down from overhead air ducts even though warm air rises. We should blow in air at a low level and let it rise up and not have occupants’ breathed out C02 rising and then blown back down.

“Designs which fully respect the laws of physics and nature offers the highest potential for energy savings in a building,” he stresses. “As we get more passive in design, we reduce both energy consumption and, in most instances, the cost of the building.”

Not insignificantly, the goals of passive design extend beyond energy concerns to addressing occupants’ needs such as comfortable temperature, daylight, noise control and indoor air quality.

Bicol places passive design that considers a building’s orientation, shape and form at the lowest cost and lowest energy consumption end of a scale and engineering mechanical and other systems at the highest cost and highest energy consuming end of that scale. Between those two opposites, from lowest to highest, he places: building form and envelope performance, solar control via passive elements that capture or block solar radiation as required, daylighting and glazing; using thermal mass to stabilize building temperatures; natural and/or wind-driven ventilation; vegetation and other site opportunities.

He points out that because our Canadian climate is heating dominant with most energy consumed in the winter, a building facing south to let the sun in simply makes sense. Strategically placed and designed external shading features deflect the rays of the higher summer sun but allow

in the warmth of the lower winter sun. Similarly, skylights and clear stories designed facing south instead of the typical north with similar external shading features will block the high summer sun from heating up the building but allow exposure to the winter sun and valuable daylight. “Buildings that are environmentally responsive should not look the same on four sides,” he adds.

He also sees as folly the full height glass in buildings in Toronto copied from Vancouver where even that city’s temperate climate poses a challenge and requires need higher performance glass and shading. He shakes his head at the energy load required to air condition the glass buildings that have become popular in Manila, in spite of the Philippines’ tropical climate.


Step 4 – reduce building’s energy demand“We need to attack the elements in building that consume energy: the inefficiency of architecture and mechanical systems,” he contends. “As we design more passively, we reduce both energy consumption and cost of building. The ultimate goal is no mechanical systems.”

His latest project includes leading the Sustainable Master Planning of the 20-building (over eight city blocks) site for Southeast False Creek, the future home of the 2010 Olympic Athletes Village. This project includes the design of a 61-unit seniors’ housing complex with a Net Zero Energy/GHG emissions goals. “It’s a seniors’ building with the goal of no heating or electricity bills,” he says with obvious satisfaction.

While he admits that net zero energy buildings are certainly possible, he does not see them as a practical goal in the current market. Rather, “the goal is to get close to net zero so we’re ready for when the balance point between the cost of fossil fuels and renewable energy shifts,” he says.

He wonders why renewable products such as solar/photovoltaic (PV) panels remain so costly so many years after their introduction. He calculates PV panels as having a 30-year payback.

He also points out that they are only 16 to 20 per cent efficient, so they need greater efficiency as well as a lower price. “The money that goes into renewable energy technology – solar, wind – would be better spent if it was invested into the building initially to reduce the energy consumption,” he argues.

As an award-winning LEED Accredited Professional (LAP), Bicol has reviewed for the US Green Building Council (USGBC) projects applying for LEED certification. He now heads Cobalt Engineeering’s team for the review of project applications for the Canada Green Building Council (CaGBC). His experience includes modeling building energy usage, thermal comfort and indoor air quality conditions, a ‘heritage’ retrofit which involved the largest application of displacement delivery ventilation in North America.

So, based on his extensive experience and his observations of other projects, is there a premium for following these four steps? “Most buildings come within or under budget while saving 50 to 80 per cent in energy costs and providing occupants with true comfort,” he replies.

Step 3 – understand energy and thermodynamicsConsider the varying forms and quality of energy and encourage the design of systems that use the lowest quality of energy as possible, he counsels. Although we are accustomed to consuming electricity which is one of the highest quality energy forms mostly derived from fossil fuels on a global scale, “just in terms of sun and wind, Mother Nature gives us many times the amount of energy we can use,” he says. “It just comes in a low energy quality form.”

He cites examples of available low quality energy from the environment such as daylight, natural ventilation, passive solar heating and cooling combined with thermal mass and underground water.

Bicol can readily cite many projects he was involved with examples of following these principles of building energy usage, thermal comfort and indoor air quality conditions. For instance, thanks to an air flow design that follows the principle of displacement delivery, a new almost 7,000 sq. metre laboratory-based teaching facility for the University of British Columbia requires about four air changes per hour instead of the eight to 10 air changes per hour labs normally require.

Bicol was also involved in several library and other building type projects utilizing passive design, thermal mass, natural/wind driven ventilation, and low quality engineering and energy sources.

Vancouver-based Cobalt Engineering uses weather stations such as this to analysis the microclimate at a building site to deter-mine how the environment can be used to the building’s and occupants’ advantage.

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usiness students at the University of Ottawa can find a case study for maximizing the value of a scarce commodity by looking at their

impressive new academic quarters in the Desmarais Building. The 12-storey, 226,000-square-foot building, which opened at the beginning of the school year in September, responds to the challenges and opportunities of the University’s compact urban setting.

The campus is located in the downtown neighbourhood of Sandy Hill in close proximity to the central business district, notable government buildings and landmarks such as the historic Byward Market and the Rideau Canal. Academic, administrative and residence buildings are situated within the conventional downtown street grid and interspersed with other private and public land holdings.

“The University of Ottawa needs expansion room and, quite honestly, there isn’t a lot of opportunity for that,” observes Georges Bédard the Ottawa City Councillor who represents the area. “The University is very constrained in that many of its buildings are heritage buildings so it can’t knock them down, and it is located in the middle

of a residential community that is very intent on keeping its character.”

A triangular former parking lot surrounded on all sides by heavily trafficked streets might not fulfill the more traditional notion of peaceful campus ambience, but University administrators saw it as a promising site that could also serve as a symbolic gateway to the campus. The Desmarais Building sits on approximately 1.4 acres at the juncture of three commercial arterials: Laurier Avenue, an east-west street crossing through Ottawa’s central core; Nicholas Street, a major downtown off-ramp from the cross-city expressway; and the Waller Street transitway, one of the busiest routes of the bus rapid transit system, bringing approximately 2,000 city buses past the building every day.

High visibility in urban context“It’s the first public building that you see on campus, and it is a building that is seen from a lot of roadways. We designed this building to be seen from the car as well as by the pedestrian,” says Jason Moriyama, the design architect, a partner with Moriyama and Teshima Architects. “We also tried to tie into the urban context.”

The architects aimed to reanimate a marginal site, create linkages with both the low-rise heritage streetscape and larger scale development of the surrounding vicinity, and get the best return on investment. A four-storey podium with an atrium facing onto Laurier Avenue and Nicholas Street provides a welcoming, accessible street-level presence on the same scale as other campus buildings, while the tower rising from the west side of the block curves in alignment with the adjacent Tabaret Hall and matches the height of taller commercial buildings nearby. A precast concrete cladding with limestone accents was chosen to evoke other heritage limestone buildings on campus.

The configuration allows for effective coverage of an atypical site. A second 10-storey tower will curve out to the north in a planned future phase of the development. “The University’s intention is to maximize the allowable density and inherent value of the land,” Moriyama says.

Observers see spinoff design benefits in the interior space. “In place of linear, long corridors, there are curves, creating a warm

By Barbara Carss

Needing to expand within its limited setting, the University of Ottawa’s newest building is a

model for meeting the design and construction challenges of infilling urban spaces.

Creative design serves compact campus needs

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and cozy environment,” says Mario Bouchard, director, Physical Resources Service, for University of Ottawa.

Named for its major patron and University of Ottawa alumnus, Paul G. Desmarais – who contributed $15 million toward the building’s $80-million capital costs – the Desmarais Building is home to the Telfer School of Management and several departments of the Faculty of Social Sciences. Both faculties encompass multidisciplinary academic pursuits and encourage interdisciplinary collaboration, and the new building is meant to facilitate this approach to learning.

Gathering space and optimal use of natural light are defining elements of the podium levels. The ground floor is largely devoted to seven lecture theatres with a total capacity for 710 people, while the entire second floor is reserved for student uses including seminar and study rooms, computer labs, a research library, lounges and club rooms. Staircases connect other spaces for study or casual meetings from floor to floor throughout the four levels of the podium.

“The open feature stairs are to make vertical circulation as easy as possible within the building. It encourages people to take the stairs instead of

the elevators,” Moriyama explains. “We wanted to bring students together in public, open space. We also tried to put the students front and centre, as opposed to putting them into the interior space that had no windows.”

Advanced communications technology supports internet access and video conferencing capability in the lecture theatres and other assembly spaces. “The common areas are all equipped with wireless access so students can sit with their laptops and work individually or in groups,” Bouchard adds.

Green and energy-efficient features include radiant flooring, low-flush toilets and waterless urinals. Heat recovery units in the mechanical rooms capture and recirculate waste heat. This – in combination with Heat Mirror argon-filled triple glazing in Fulton’s Arctic thermally broken frames to form a high-performance outer skin on the building – eliminates the need for perimeter heating in the tower.

“We didn’t go for LEED (Leadership in Energy and Environmental Design) certification, but we did our own evaluation and we feel we meet many of those standards,” Bouchard reports. B

The preceding article is reprinted from Canadian Property Management, November 2007.


Project Profile

Collaboration counters site, time constraintsBy Susan macleanBeyond the constraining context of being an urban site framed by three major route systems, having the University of Ottawa’s Desmerais building completed within budget and in time for classes to begin September 2007 was the challenge accepted by MHPM Project Managers Inc.

Jean Bellehumeur, with Ottawa, ON-based MHPM, served as project manager, and recalls that the first obstacle in the 24-month construction schedule was a potential delay in getting the required construction permit. The project involved shoring of the site in order to excavate below grade. Rather than get one permit to cover the below ground shoring and excavating as well as the building above ground, Bellehumeur says they split the permit requests. “Getting an excavation and shoring permit first allowed us to progress the work while pursuing the second permit to build above ground,” he explains.

Another interesting element was dealing with a sloping bedrock that required footings on one end of the property and pilings on the other end. That bedrock required “significant” blasting, says Bellehumeur, and the hours when this was permissible were tightly controlled. Horn signals were used to warn of the blast so people in the area would not be alarmed.

The excavating revealed the unpleasant surprise of environmental issues with the soil. The Paterson Group Inc. of Nepean, ON, provided equipment

on site to identify what soil needed to be routed to a proper disposal site.

Staging the construction within the tight space and time confines required careful choreographing by the general contractor Pomerleau Construction. The site itself was very limited in terms of storing materials and site access, so Pomerleau had to order material on a just-in-time delivery basis.

Limited space“Because the building is almost on the sidewalk on three sides, we didn’t have much space to work on and we couldn’t benefit from the use of a lane on the streets, so we had to do everything within the limits of the project,” recalls Francis Pomerleau, president of Pomerleau Ontario. “We had to align all the deliveries and all the planning of the project and the sequence of work over two years.”

That involved starting from the finish date and planning backward, taking into consideration all the lead time required – including creating shop drawings, manufacturing and shipping – to install a piece of equipment or material on a certain day. “We establish a massive schedule with big milestones, and then we break it down into more detailed schedules,” he explains.

It also required that an estimated 75 subcontractors involved in the project kept their commitments. “We have to make sure there is no improvisation,” Pomerleau adds. “It’s our job to make sure that they follow the lines. That’s a team approach. We’re like an orchestra conductor.”

Although Pomerleau admires the attractive building now that it is completed and can be seen to full advantage being surrounded

by roads rather than other buildings, he says the curved shape presented construction challenges. “When you build something square, you have square corridors, rectangular shapes. Here, everything had to be curved, so everything that is easily done was a bit more challenging this time.”

While the University has been very progressive with regard to environmental and economical issues with its various buildings, it has also been cautious. Before accepting the recommended composite precast exterior, a full size mock-up panel was built on another part of the University’s campus. Because the concrete material from Saramac, based in Lachenaie, QC, had not been used in Ottawa before, it was subjected to testing, including smoke and water testing of the jointing between panels, to ensure it met rigid standards. “It was a bit unusual but it proved to be a good thing for the supplier to do,” says Bellehumeur.

Tight scheduleFrom the project management perspective, the key challenge was the tight 24 month construction schedule within the four-year project. What made it achievable was “a very collaborative team effort from the owner, from the contractor, the consultant – all around,” says Bellehumeur. “We had excellent contractors working on this project.”

For example, Bellehumeur recalls that to be completed for the September 2007 program, “we had to coordinate the delivery and installation of the furniture while construction was still going on. That created a bit of a challenge in terms of being a 12-storey building and needing access to elevators.” Of the three elevators in the building, only one was operational at the time and it gave access to the crews to finish their work. “We had to get the contractor to make a second elevator operational so we could dedicate it to the delivery of the furniture and not impede too much on the work of the construction crews.”

Energy-saving mechanical features Serving as the mechanical consulting engineer for the project, Toronto-based Stantec principal Mike Godawa, P.Eng., LEED AP, reports that the Desmerais building is designed to consume almost 40 per cent less energy than the Model Energy Code of Canada stipulates.

The University’s newest building picks up on the energy-conserving approaches of other buildings on campus, including a Regent ECO heat recovery system from BKM Energy & Environmental Products of East Hartford, CT. The Regent ECO technology is based on storing energy (hot or cold) in a patented bank or cassette of aluminum plates and an air stream damper that switches between fresh air and exhaust air every 60 seconds. During operation, the damper – the only moving part – routes exhaust air from the building through one of two energy-storing banks or cassettes. At the same time, outside air enters the HVAC system through the second bank or cassette,


which gives up the energy it stored from the previous cycle. Every minute, the damper shifts to start a new cycle, directing exhaust air through the second cassette and drawing outside air from the just warmed or cooled first cassette. Monitoring of the units installed at the University have revealed an average heat recovery efficiency of 92 per cent with 100 per cent outside air, according to BKM.

“The Desmerais building for the first time uses adiabatic cooling on one of the Regent Eco systems,” Godawa adds. “This reduces cooling requirements for fresh air in the summer time by spraying water on outgoing exhaust air.”

Other mechanical features Stantec (then as Keen Engineering Co. Ltd.) designed for the building include:• condensing boilers (92.5 per cent efficient) with large temperature differential

to reduce pipe sizes and motor sizes; • instead of a single large, more energy-consuming chiller to meet the occasional

peak demand, the chiller plant is optimized using 1/3, 2/3 sizes and using Turbocor chiller for the 1/3 chiller which runs most of the time;

• variable speed drives for fans and pumps;• fan-powered boxes featuring ECM motors and hot water heating coils used in

combination with high performance envelope to eliminate perimeter radiation system

• under floor air delivery in lecture theatres to improve indoor air quality and ventilation effectiveness;

• waterless urinals and low-flow fixtures;• 100 per cent air side free cooling throughout the building• demand control ventilation using carbon dioxide sensors to determine the

amount of people in the building and adjust fresh air accordingly to reduce energy; and

• full direct digital control for all of the mechanical equipment connected to main campus system using Delta (Regulvar) Controls.The project participants also included Crossey Engineering Ltd.,

Toronto, for the electrical, Watson MacEwan Architects, Ottawa, and commissioning with Ottawa-based Frank Vaculik Engineering, and Trow Associates Inc. of Brampton, ON. The cooperation of each project team member seems to have been a key to the project’s success.

Like many large projects and general lump sum contracts, changes along the way can cause conflict. When this project was well underway, the University took over responsibility for the top four floors not initially part of the base contract, so completing the inside of those floors was added to the project scope, Pomerleau recalls.

“It was integrated into our work and it required some changes,” he says. “It was done pretty smoothly but it could have been in some other context more of a conflict. The fact that we all worked together made it much easier.”

Bellehumeur concurs. “In this project, the dynamic of the participants worked well to overcome any challenges that arose. The team of owner, contractor and consultants was a very collaborative effort.” B


Company profile

urban housing á la 2030 Quebec firm creates


hristopher Sweetnam-Holmes, B.Int'l Bus, B.E.D.S. (Arch), LEED AP, has been described as an environmentalist, architect,

real estate developer and businessman. Passionate about the environment, he believes that social and environmental entrepreneurship can be a powerful way to affect change.

Cheryl Gladu, MBA, B.Int'l Bus, is a community/environmental activist and a marketing specialist. She sees environmentally sustainable products as too often poorly positioned in the marketplace even though they offer a number of inherent benefits.

In 2004, these two Quebec ‘eco-entrepreneurs’ with an imaginative concept for green design formed EcoCité Developments, a partnership to encourage the building industry to build greener multi-residential buildings. Since then, the partnership has joined with other companies and investors, developing into a national eco-development and consulting group encouraging others, by example and

Developments in green building design and energy-

saving concepts for both residential and industrial

building have been growing rapidly over the past

several years, and one Montreal-based firm is

helping to lead the way.

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By Duane Sharp, P.Eng.

urban housing á la 2030

Company Profile

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through participation in residential condo projects, to adopt a greener, healthier approach to building.

Setting the standardThe goal of EcoCité Developments, according to Gladu, is “to prove that developing and building green residential housing is not impossible, and also to demonstrate that more and more people are looking for this kind of residential accommodation. We want to set the standard for urban housing, with aggressively green, innovatively designed, urban homes, which form the basis for an enhanced community living environment.

“As developers, our focus is on mixed-use residential work, however, we do work as consultants with developers of commercial and industrial buildings to help them make these spaces more efficient, healthier and more ecologically sound,” she continues. “A lot of the same concepts and technologies can apply to either type of building. We have gained a great deal of insight from our own work as developers and part of our mandate is to enable others to build in a more sustainable way. We think that a good way of extending our reach is by working with developers that do different kinds of work and sharing our experiences as consultants.”

Prior to the partnership between Sweetnam-Holmes and Gladu, Sweetnam-Holmes built a prototype of the subsequently trademarked EcoCondo. The prototype, Habitat 1, was located in Montreal’s southwest neighbourhood of Point Saint Charles and was completed in 2003 to provide affordable housing choices that also make it easy for people to reduce their impact on the environment, save money and improve their health. The project consists of about 920 sq. metres with eight multi-storey units and a large common area. Energy efficient features include radiant heating and cooling, visible

structural systems to minimize “wasteful” building materials, sustainably harvested and healthy finishes such as bamboo flooring and organic compound paints, sealants, glues and finishes.

More green projectsDuring the construction of Habitat 1, Gladu joined Sweetnam-Holmes to expand the concept and acquired land in Ottawa to launch “EcoCité on the Canal” a 25-unit residential project with a single commercial unit on Bank Street in the Ottawa neighborhood known as The Glebe. Most

recently, they began work on the first North American Zero Energy EcoCondo – the Abondance Montreal Project in Verdun.

The concept of the Abondance Montreal Project, targeted for completion late 2008 or early 2009, came as a result of the national Equilibrium Housing Initiative led by Canadian Mortgage and Housing Corporation (CHMC). It brings the private and public sectors together to develop homes that combine resource and energy-efficient technologies in order to reduce their environmental impact.

There are two buildings on the Abondonce condo site with 20 units of EcoCondos and EcoLofts®. Le Soleil is modeled after the popular Montreal triplex and Soleil is intended to be a net zero building, consuming no more energy than it produces. La Terre is a 17-unit courtyard EcoCondo project, designed to be easily net zero-energy ready.

“Part of the dialogue around climate change and the coming climate crisis is around the idea of running out of both

certain sources of energy and certain kinds of important materials we need to maintain our current standard of living,” Gladu notes. “While we recognize these are very important issues that must be addressed, we wanted to focus the vision of this project on the positive notion that there is an abundance of materials, energy and creativity that is currently not being used often enough or applied in an effective manner.

“For example, there is an abundance of renewable energy available from the sun and from the earth (both of which we capture

with this project), and there are numerous products currently available on the market that are healthy and environmentally responsible,” she explains. “Further, there are many brilliant design professionals, like the ones on our team, that are eager to apply their problem-solving abilities to making buildings more efficient and more comfortable in a cost effective manner.

“We wanted to show with this demonstration project – a representation of the building of the future – that there is the potential to use all the material and intelligence to not only maintain our current standards, but to raise them,” she adds. “The future doesn't have to be a story on what we've run out of, but it could be one of how we finally took notice of everything that is available for us.”

EcoCité was invited to participate with a team of specialized and experienced designers – including MMA Atelier d’architecture, Pageau Morel and Associates (PMA), Constructions Sodero, and l'Ecole Polytechnic’s researcher Michel Bernier – to

The future doesn't have to be astory on what we've run out of, but it couldbe one of how we finally took notice ofeverything that is available for us.

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Office ConsiderationsCompany Profile

develop a building that produces as much energy as it consumes.

“Habitat 1 sold well,” she adds, “and there is quite a lot of interest in Abondance Montreal thus far. The location of the latter project is better than the former, and we believe this will help a great deal with sales. No matter what you do in real estate, the old adage of ‘location, location and location’ still applies.”

The company has green condo projects in other Canadian locations, including EcoCité on the Canal in Ottawa’s trendy Glebe district near the Rideau Canal. In partnership with another developer at Shuswap Lake Resort in Scotch Creek, BC, EcoCité is working with existing developers to design more units using green concepts. According to Gladu, there has been good response from developers across Canada and she anticipates that EcoCondos will soon be built in other provinces, too.

“Unlike other green organizations,” notes Sweetnam-Holmes, “we did not grow out of another development company, but started from scratch as a response to the lack of market-oriented environmental housing. We are still a small company and our approach to a development project is to gather, through outsourcing, specialized teams of professionals for each project.

He adds that they use each project as a laboratory to test features and facilities. “We can learn from these experiences and apply this to other projects – either our own or in consultation with other developers who are wanting to apply green techniques to their building projects.

“One of the challenges I encountered on the first project was not recognizing the value of good commissioning of each system in the project,” he recalls. “Small issues can create substantial problems which can be quite critical. The failure of a pump, for example, can cause significant project delays. It is important to conduct thorough testing of mechanical systems, and in fact, LEED has mandated basic commissioning regulations on commercial and industrial building projects. We are happy to now have an employee on staff available to conduct basic and advanced commissioning for our projects.

“Of course, there were also challenges on the financing side,” Sweetnam-Holmes admits, “because we were a small company introducing a new concept into the residential condo market. We were pushing the envelope and some lending institutions were reluctant to become involved. However, as the concept catches on and these institutions realize how popular the EcoCondo is becoming, this situation is improving. We have been assisted in our financing issues by our working relationships with organizations like Hydro Quebec and CHMC.”

Gladu pointed out that the EcoCondo development program has several major features people are looking for in

environmentally friendly homes which, in the first project – the EcoCondo in Verdun, reflect what homes of the year 2030 will be like. These features include the expected energy efficiency and using fewer precious natural resources, with a healthy indoor air quality, within walking distance to parks, stores, entertainment and public transit. The idea is to provide affordable housing choices that make it easy to reduce one’s impact on the environment.

Both EcoCité partners enthusiastically contribute to workshops, lectures and classes on social and environmental entrepreneurship and professional, social marketing, to promote the green, zero-energy concepts found in their EcoCondo projects.

“It’s been an exciting process and now we want to share the results – all the benefits of urban living, plus the benefits that come from working with people who care about you, the community and the environment,” Gladu concluded.

Green building considerationsEcoCité Developments points out that considerations to be taken into when planning

urban residential spaces should address site selection, health and air quality, materials and resource use, operating efficiency and energy consumption.

Questions to raise should include: Are there shops nearby that people will

actually frequent? Will the clients need a car to get around?Will this project make better or worse use of

this land?Are the spaces a reasonable size? How will we work to reduce water/energy

consumption?What will happen with the rainwater?How will we ventilate the building in the

most efficient manner?Can energy easily be produced on site?How tight will the building’s envelope be?Will the building work with the sun, or

against it?Which non-toxic materials can we use in this

case?Is the building recyclable or flexible enough

to be usable for a long time?How durable are the materials?Are the materials rapidly renewable or

recycled or reused?And, above all, can we create a sense of

community? Could this feel like home? B

We are still a small company and our approachto a development project is to gather,through outsourcing, specialized teams ofprofessionals for each project.

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building strategies Winter 2007/2008

By Susan maclean and Duane Sharp, P.Eng.

While the exterior of any building project is the first to catch the eye, the functional

elements – doors, windows and flooring – contribute significantly to the internal ambiance.

Here is an overview of some of the latest interior products, most of which were recently

exhibited at the building design and construction show Construct Canada.

FlooringMAPEI has been in the flooring business for over 70 years, and the company has developed specialized product and service expertise in a range of flooring materials and processes, including linoleum, ceramic tile, stone, carpet, PVC and wood. The company currently has three plants in Canada, one in Delta, BC, another in Brampton, ON, and a third in Laval, QC

As the flooring industry grew, especially the Italian ceramic tile market, MAPEI recognized a need for setting materials that would make tile installation faster and more secure. MAPEI developed products that provided its customers with timesaving processes, more reliable installations and better yields, and products such as mortars,

adhesives, grouts, sealants, waterproofing agents, additives for concrete and other specialty products for the building industry.

Diane Choate, MAPEI Americas spokesperson, described three product areas where MAPEI has introduced innovative solution for some traditional floor covering and adhesive problems. The first relates to concrete restoration application.

“Traditionally, contractors involved in concrete floor renovations had to prepare old concrete floors for new surfaces, by removing the old surface using shot-blasting, then leveling the floor and applying a new surface,” said Choate. “With Ultraplaneasy, our new concrete floor covering, it is only necessary to remove the old adhesive, and by using this product, which is self-levelling, tiling can be done the next day.”

Planiseal WFM (Wood Flooring Membrane) is a new product for wood flooring, where the wood is laid between the concrete adhesive and the wood flooring to form a moisture-proof barrier to prevent moisture from seeping up from the concrete into the wood flooring.

The third product recently released to the construction industry is a resin-based grout, which is stain-free and has easy clean-up properties. “It has become so popular that contractors who used to stay away from resin-based grouts because of their staining, are now

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offering them to owners for both interior and exterior applications,” Choate said.

“Several of our products can contribute to adding LEED points which qualify for compliance,” she added. “For example, our LEED paints which are non-VOC (Volatile Organic Compounds), our recyled/recyclable light-weight mortars, and other products which qualify because of their regional availability (produced within 500 miles of the construction site).”

MAPEI, Montreal, QC; 1-450-662-1235 – 266; www.mapei.com.

With its slogan “creating better environments,” Forbo Flooring claims its Marmoleum and Artoleum linoleum flooring products are the "natural" choices when health concerns are involved. “Not only is Marmoleum made from readily renewable natural ingredients,” says Scott Day, marketing services administrator in Hazleton, PA, “but also every element of the process, from how we obtain the natural raw materials, to how we produce the product (in ISO-14000 certified facilities), to how we recommend installation and maintenance procedures and products is conducted with the environment as a key priority.”

The independently tested bactericidal properties of linoleum prevent micro-organisms including Salmonella Typhimurium and Staphylococcus Aureus from multiplying

themselves, according to Forbo. Even where floor finish is applied to the product, the continued oxidation of the linseed oil will still generate this bactericidal effect, the company claims. Further, non-textile floor coverings help to reduce the accumulation of dust and dirt which can provoke allergies, asthma and other respiratory disorders.

Marmoleum and Artoleum are anti-static which not only reduces the potential for electric shock, but is said to make the floor easier to clean since dust and dirt will not easily adhere.

Forbo also recommends its Marmoleum as a surface solution for furniture and wall applications – including bulletin boards and a seamless, water-tight tongue and groove wainscoting. “With great features such as durability, bacteria resistance, ease of use and large color selection, Marmoleum is suited for numerous applications from office furniture to restaurant wainscoting.”

Forbo Flooring Systems, Richmond Hill, ON; 1-416-661-2351; www.forboflooringna.com.

Vifloor Canada, a company with over 10 years of experience in commercial and residential soft surface applications, imports matting products from Holland, commercial carpet products from Berkshire Hathaway, Designweave and Patcraft, as well as Shaw Industries. ViFloor imports products exclusively from western Europe and distributes them under Cortenaer, and Wool Carpet. ViFloor Canada also provides custom design product, suitable for high density residential and hospitality applications through Design Origins.

ViFloor Canada Ltd. can be reached in Toronto, ON, at 1-416-521-9014;

www.vifloor.com

Windows and doorsMarvin Signature window products from Marvin Windows of Canada, provide custom-designed windows and doors for a wide range

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of applications and environments. Marvin has upgraded its Integrity line of wood-Ultrex casements and awnings which it claims offers the classic beauty of real wood on the interior with the toughness of Ultrex on the exterior. The company describes Ultrex, a pultruded fibreglass material with a durable coating, as “the industry’s best non-wood window material.” Marvin reports it is eight times stronger than vinyl, has a low-maintenance finish and will not warp, chalk, fade or distort. It is available in a bronze finish – a capability that vinyl does not have. It also expands and contracts at the same minute rate as glass, eliminating stress crack and seal failure that can compromise performance and energy efficiency.

Marvin Windows of Canada, Toronto, ON; 1-800-263-6161, www.marvincanada.com

Fibertec Window & Door, one of the first manufacturers of fibreglass-framed windows and doors, has recently enhanced its products with a unique stainable wood interior. This feature is described as combining the natural beauty of wood with the outstanding properties of fibreglass, making it “the ultimate system currently available in the fenestration industry.” Fibertec, Concord, ON; 1- 905-660-7102; www.fibertec.com

The Dorma Group North America, manufacturers and marketers of a range of products for the architectural openings industry, will soon announce new panic devices with a more streamlined push release and a new lock line. However, at press time, the latest addition to its product line is the ED1400 Low Energy Balanced Door from Dorma Automatics designed for areas where stack pressure or strong wind gusts can make it difficult to open and close exterior doors. Intended for high-rise offices, residential towers and other high-volume applications, ED1400 balanced doors are said to deliver the optimal balance of smooth dependable operation and monumental styling.

Developed in partnership with Dawson Doors, the ED1400 door uses Dorma’s microprocessor-controlled ED400 low energy operator for automatic operation and is augmented by a manual hydraulic

operator. Combining both systems ensures ultra smooth operation in both automatic and manual mode.

Dorma offers a 10-year door, frame and hardware warranty and one-year warranty on the power operator. In Canada, Dorma Automatics’ Bill Morris can be reached at 905-670-1281; www.dorma-usa.com.

WallsGeorgia-Pacific Canada Gypsum LLC in November unveiled the newest addition to its paperless portfolio, DensArmor Plus Abuse Guard paperless interior drywall. The new 5/8-inch drywall is said to resist common wear and tear in high-traffic areas, such as corridors in hospitals, hotels, schools, dormitories and other public buildings when tested in accordance with

international third-party testing standards for abuse resistance in non-decorated interior gypsum panel products and fibre-reinforced cement panels.

In line with the ASTM International classification (ASTM C 1629), DensArmor Plus Abuse Guard drywall achieves a level three – the highest level for abrasion resistance under the standard. The product also achieves a level one classification for indentation resistance and a level one classification for soft body impact resistance.

The new drywall is said to install like regular gypsum drywall but incorporates fiberglass mats on the front and back surfaces of the drywall panel replacing paper facings found on traditional drywall. The combination of paperless surfaces

and a moisture resistant core provides superior moisture- and mould-resistance when compared to traditional paper-faced drywall.

In fact, the company announced in November that its paperless gypsum panels are the first and only in the industry to be listed as microbial-resistant products by the GREENGUARD Environmental Institute. The paperless Gypsum products included in this listing are DensArmor Plus drywall and DensArmor Plus Abuse Guard drywall, which are moisture and mould-resistant and have been GREENGUARD Certified as low emitting of volatile organic compounds (VOCs). In addition, both products qualify for the Collaborative for High Performance Schools (CHPS) credits.

“This new listing and current certifications are especially valuable as they further confirm that our paperless Gypsum panels are ideal for anyone concerned with indoor air quality,” said Tony DiGiovanni, Canadian sales manager for Georgia-Pacific Canada.

Headquartered in Mississauga, ON, Georgia Pacific Canada (Gypsum Division) operates manufacturing facilities in Port Hawkesbury, NS, Longueuil, QC, Thorold, ON, Caledonia, ON, Edmonton, AB and Surrey, BC. www.gp.com/build/

SICO Inc., said to be the largest Canadian manufacturer of architectural paint, has two different lines of volatile organic compounds (VOC) emission-free paint. The first, Sico Ecosource, was launched in March 2005. Brand manager Edith Lalanne reports that it is targeted at architects and professional painters and was requested by this clientele in order to meet the LEED standards. Lalanne says that the company expects to sell more than $1 million of this product in 2007. The demand is a fairly slow but upward curve as customers of contractors hear about LEED.

A sign of the growing awareness of LEED is the company’s relaunch last March of the Sico Design line with Cashmere, Chamois and Shantung reformulated to incorporate environmentally-friendly ingredients and "sophisticated polymers to deliver outstanding performance, resistance and adhesion." The consumer product line, like the commercial Ecosource, bears the Green Seal to denote that it meets science-based environmental leadership standards.

Sico tests products on the rooftop of its headquarters in Longueuil, QC, ensuring their suitability for the Canadian climate. A specifier’s guide is available at www.sicopro.ca.

LightingGO Lighting Technologies Inc., of Toronto, ON, in November 2007 launched its GO FLL (Flat LED Lighting) energy effective

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lighting solutions that the company says will dramatically reduce energy costs for office, commercial and retail spaces while improving the quality of lighting and the working environment.

GO’s president Ron Content sees GO FLL as about to become the front-runner in lighting that is highly energy efficient and lighting effective for up to 50,000 hours. “GO FLL lighting solutions has been demonstrated to reduce electrical costs by 20 per cent or more when compared to legacy fluorescent lighting, and to generate substantially less heat, reducing HVAC costs.

“Building owners will be very pleased with the labour and material cost savings they realize with our GO FLL lighting technology, as they discover there’s no longer any need to change ballasts, replace tubes and dust louvers or reflectors,” adds Content.

He also stressed that GO FLL lighting systems serve as a ‘green’ solution to the industrial, commercial and institutional lighting needs of today. GO FLL is earth friendly, and does not emit UV radiation or EMI. Unlike fluorescent tubes, it contains no toxic chemicals such as mercury, lead or cadmium and is 100 per cent recyclable.

Ergonomically, its flicker-free operation is said to eliminate eye strain, headaches and other workplace complaints associated with fluorescent lighting. GO FLL is said to provide a high level of consistency and uniformity of light across the true planar surface (only 23.5mm deep) so there are no light and dark areas on the fixture surface.

Interior designers and contractors, noted Content, will appreciate how many installation options they have with the flat panel design of the lights. They can be recessed into ceilings or walls, and pendant, T-bar or surface mounted. Mounting is possible in any position — down, up, on wall or on an angle. Fitting them into tight spaces or spaces without a plenum is also possible as the power supply unit can be separated and located some distance away

from the actual light unit where space is more accommodating. Also, they maintain a low profile that’s conducive to spaces with low ceilings – a light dispersion characteristic illuminates these spaces effectively.

866-679-9452; www.goenergyeffective.com

The Palace Pier Condominium near Toronto’s lakeshore now boasts what is said to be North America's largest residential installation of LED interior lighting. The lighting project employs close to 1,300 LED-based MR16 lamps in the hallways of all 44 residential floors. Made in Ontario and supplied by CRS Electronics of Welland, the LEDs require only four watts to operate. The LED lighting is estimated to result in an 89 per cent saving in lighting costs.

The installation was supported in part by greenTbiz, a program developed by the Toronto Association of Business Improvement Areas in an effort to assist the BIAs, their member business and property owners with energy conservation, environmental programs and general education and awareness.

CRS Electronics is a privately held Canadian company that designs, develops and manufactures LED products. It has over 10 years of experience in light emitting diode light engines, optics and thermal management.

888-330-6786; www.crselectronics.com

Advertising IndexdisPlAyAds

Abcott 33boMAtoronto 19CgCinc. 25CleArCorporation 11eCoinsulatingglassinc. 27forbo 15geConsumer&industrialelectricaldistribution 3glaholtllP 4lAnXess 17ontarioPowerAuthority 7Pomerleau 22restorationenvironmental 39satinfinish obCsaramac 23schneiderelectric 31thetrhgroup 9travelersguaranteeCompanyofCanada ifCtri-Phaseenvironmentalinc 13verdiAlliance 20

Reach buyers of construction. they are true decision makers who are directly involved with purchasing construction-oriented products and ser-vices for their respective organizations and/or clients. the readers of Building Strategies include: Real Estate Developers, building owners, Property/ Facility Senior managers, Architects, Consulting Engineers, General Contractors, Designers and Specifiers.

Advertise in Building StrategiesContACt

[email protected] (416) 512-8186 ext. 226

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