November/December 2017 Vol. 15 No.1
2017 VRCA Awards of Excellence PM 40063056
Mike McDonough, Axiom Builders | Construction Safety Buildex Vancouver 2018 Preview
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Inside 06 Connections Axiom Builders has built its success on delivering on promises with outstanding projects. Axiom’s commitment to excellence was recognized with the VRCA Member of the Year.
Industry Focus 12 Construction Safety
November/December 2017 | Volume 15 No 1
PUBLISHER
MANAGING Editor Contributing writers
Dan Gnocato dang@mediaedge.ca Cheryl Mah Rebecca Cleary David Kerr
B.C./ALBERTA SALES
Managing Subcontractors BCCSA Enhances Resources
15 Special Supplement
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2017 VRCA Awards of Excellence
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04 Message from the Editor 14 The Legal File Pure Economic Loss
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The Tsawwassen Mills Mall earned Ledcor Construction Ltd. the VRCA Gold general contractor award for a project over $45 million. Construction Business is British Columbia and Alberta’s construction magazine. Each issue provides timely and pertinent information to contractors, architects, developers, consulting engineers, and municipal governments throughout both provinces. Complimentary copies are sent bi-monthly to all members of the Architectural Institute of B.C., B.C. Construction Association, B.C. Roadbuilders and Heavy Construction Association, Consulting Engineers of B.C., Construction Specifications Canada — B.C. Chapter, Greater Vancouver Home Builders’ Association, B.C. Ready-Mixed Concrete Association, Independent Contractors and Businesses Association of B.C., Urban Development Institute of B.C. and Vancouver Regional Construction Association.
February 14 & 15, 2018
March 20 & 21, 2018
November 7 & 8, 2018
Editor’s Note
Job Well Done
T
he highlight of the year for us here at Construction Business is always our coverage of the VRCA Awards of Excellence. After a long and busy year, it is a great opportunity for the industry to take a moment to celebrate and acknowledge the hard work and job well done on projects as well as to honour the individuals who have made a difference. Ledcor Construction earned the top contractor award this year for its work on the massive Tsawwassen Mills Mall, one of Canada’s largest enclosed shopping malls. The successful delivery of the project required strong collaboration and an exceptional team. The project also earned Houle Electric and Apex Granite & Tile both silver awards.
Other top recognized projects included Langara Science & Technology, North Island Hospital and The HUB located at King George Station Phase A: Coast Capital Savings. For our profile, I speak with Mike McDonough, vice president of Axiom Builders. The Bosa family owned company has been steadily growing over the last 10 years, diversifying by location and sector, with its move into third-party general contracting. For its commitment to excellence, Axiom was recognized with VRCA’s prestigious Member of the Year award. This is also our annual health and safety issue. Read about prime contractors and OHS responsibilities as well as new resources at BC Construction Safety Alliance.
As this is our last issue of the year, we wish you all the best for the holidays and look forward to showcasing more of the people and projects that make construction such a vibrant industry.
Cheryl Mah Managing Editor
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www.silicacontroltool.com The BCCSA has developed the Silica Control Tool as a resource for the construction industry in BC. The Tool assists employers in conducting appropriate risk assessments and implementing effective controls and safe work practices where RCS dust may be an occupational hazard. The Tool identifies processes that may lead to exposures over the allowable exposure control limit, provides information about how to bring the exposure within the allowable limit, and produces a corresponding Exposure Control Plan (ECP) for the user.
WHAT DOES IT DO? The Tool guides the user step-by-step for each of their identified RCS dust producing processes through: • Assessment of the risk from exposure • Identification of the expected exposure • Suggestions for appropriate controls • Identification of expected exposure with the controls • Any PPE that may be required • Production of components of a related Exposure Control Plan (ECP)
EMPLOYERS’ KEY BENEFITS • Help to ensure the health & safety of workers engaged in RCS dust producing processes. • Assist in complying with the requirements of the OHS Regulation relating to assessing & controlling RCS dust exposures to below the allowable exposure limit. • In some situations, eliminate the need for air monitoring tests for planned work processes, which is particularly helpful given that testing can often be challenging on construction sites because of short duration of work, and changing nature of activities. • Preparation of specific process-based ECP templates that can be tailored for each jobsite. The BCCSA Silica Control Tool can be a valuable aid to qualified persons in conducting RCS dust risk assessments, selecting and implementing controls and developing ECPs. However, the Tool is NOT a replacement for professional advice or jobsite air monitoring tests as may be needed. Jobsites and construction projects can be highly complex with unique variables and ever changing nature of work. The Tool does not purport to provide a conclusive output for every possible RCS dust producing process. Employers are ultimately responsible for taking whatever steps are needed to ensure that the requirements of the OHS Regulation are met. ...another tool developed by
Connections
Member of the Year VRCA honours Axiom Builders with the 2017 Member of the Year Award. By Cheryl Mah
A
xiom Builder’s approach to every project is based on a simple principle: You make a promise. You deliver on it. “Accountability is important to us. So our philosophy is if you make a promise, you deliver on that promise,” says Mike McDonough, Axiom vice president. “When we are doing a project for an owner, it’s not just about that one job, our goal is to do the next job and the next one because we are delivering on promises on every level.” Quality and commitment have been the foundation of Axiom’s success since it began building major projects as the general contractor for Bosa Properties — a development and construction company founded by the Bosa family in the 1960s. Most recently, Axiom was named the VRCA Member of the Year, which recognizes outstanding achievements by a company. Each year, the VRCA recognizes the finest companies, projects and individuals in the construction industry with its Awards of Excellence. “It’s a great feeling to be recognized for what we’re doing,” says McDonough, admitting it was a nice surprise to be placed in the same company as other large general contractors that have previously won the award. Today, Axiom is active in both residential and commercial construction and performs formwork through Bosa Construction. It has grown into one of B.C.’s largest construction companies with $500 million in annual construction volume expected for 2017. Headquartered in Vancouver, the company has a branch office in Calgary and satellite offices in Edmonton and Seattle. Over the last 10 years, Axiom has diversified by location and by expanding into the commercial sector, according to McDonough. “We went to Calgary eight years ago for a project and then five years ago we opened an office there. This December we’re expanding into a larger office,” he says, noting upcoming projects in Edmonton and Seattle have also opened doors in those cities. In Vancouver, the diversification strategy has been to move towards delivering commercial and mixed-use projects. While residential towers will always be its core business, the goal at Axiom is to expand its scope of work. McDonough feels two significant projects have helped Axiom prove they can do more than concrete residential towers: the Audain Art Museum and Jameson House. “Jameson House in downtown Vancouver was a major project with lots of unique aspects, a
Miramar Village
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Connections Audain Art Museum
challenging site and three uses: retail, office and residential,” says McDonough. “Even today, I feel Jameson House is one of the most challenging buildings to have been built downtown. It was significant time wise too because that’s when we starting looking to work for other developers and it showed that we can deliver a highly complicated project.” The Audain Art Museum, a 56,000 square foot private museum located in Whistler, was another challenging project. The unique design and environment required the museum to be built as an elevated structure one-storey above the ground with a steeply pitched roof to accommodate snowfall. “Audain Art Museum was a unique and specialized project. We figured out a way through many challenges to deliver it,” says McDonough, who also cites Sovereign in Burnaby as another highlight project that combines retail, hotel with a residential tower. The only real challenge with diversifying into the commercial sector so far has been the fact that residential remains extremely hot in Metro Vancouver. “And the residential rental market is also busy. A lot of institutional clients have 8
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moved into residential rental properties and about a quarter of our work is now in residential rental,” he says. Axiom currently has 22 towers and about 6,000 units under construction. Projects include three residential towers for the Brentwood project in Burnaby, Cardero in Vancouver and the Alberta Boot in Calgary. Axiom takes great pride in their work and measures its success with residential projects by tracking deficiencies. “We track how many purchaser deficiencies per suite exist when we hand over a building. Over the last 15,000 units that we’ve closed for any project, we’re averaging less than three deficiencies per suite,” says McDonough. Axiom also takes great pride in creating long term relationships with clients, and building those relationships is also what McDonough now enjoys most. “When an owner says I love your guys — I love going to the site, it feels great,” he says. “Early on in my career, it was about constructing buildings but now it’s about building relationships.” Growing up, the Campbell River native had an early interest in buildings and recalls his love
November/December 2017
Connections
for playing with Lego. He was initially headed into architecture and was even accepted into an architectural school but decided to travel instead after graduating from the University of Victoria with a Bachelors of Science. When he returned to Vancouver, he decided construction was the better route to take after meeting and talking with people in the industry. He attended BCIT and graduated from the building technology program in 1998. McDonough began his career with a few different construction companies including spending five years at Intertech (now ITC Construction) where he became involved in residential high rise construction. In 2005, he joined Bosa Properties as vice president of construction. McDonough was attracted to the Bosa family company for its entrepreneurial spirit and its reputation for being “honest and straightforward.” “The primary goal, in any of their businesses, is to do what’s right and to do it with integrity,” says McDonough, who also liked the fact that Bosa was a fully integrated company as owner, developer, general contractor and property manager. In 2007, he became vice president of Axiom (a subsidiary of Bosa) with the mandate to grow the general contracting business to undertake more work for other developers. Up until then, Axiom had only worked for Bosa Properties with its core business in residential towers.
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“We decided to branch out the business and go into third-party general contracting,” says McDonough, noting they have a solid base of clients including Intracorp, GWL Realty, Qualex-Landmark Group, Shape Properties and Hollyburn Properties. He estimates that a quarter to a third of their business is for Bosa Properties. In his role, McDonough oversees a team of about 200 with most of his time focused on business development including negotiations, contracts as well as project direction. Many factors influence the success of a company, but none more so than its employees. McDonough says Axiom has been able to hire “young good talent,” but sustaining a qualified and skilled workforce will be the industry’s main challenge. “There are many questions about how do you promote the trades to young people and what happens when the older people start to retire — there will be a gap and longer term it’s not going to get better.” That’s why establishing good relationships with stakeholders is so key, he continues. He expects the busy Vancouver market to continue into 2018 and the challenge for the industry will be the execution of work with a limited labour force. “The market is very strong so those with the best relationships will make it through,” he says. Outside of work, the 46-year-old enjoys boating and chasing after his six-year-old son.
November/December 2017
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Safety
Managing Subcontractors The prime contractor and OHS responsibilities By David Kerr
M
uch has been written and is available in regards to pre-qualifying subcontractors for a construction project prior to the work commencing. In the ideal circumstance, contracts are thorough and scopes of work are clearly defined and subcontractors bidding on work will operate as promised, and everything will go as planned. So what happens once that subcontractor is on site, and what happens when they bring in other subcontractors to fulfill their scope of work? For large scale projects the contractual mechanism may exist to prevent the further subcontracting of work or allow for the pre-qualification of subcontractors to the subcontractor, but more often (and using the current climate of the residential construction business in the Lower Mainland of B.C. as an example) the scope of work is being further subcontracted by the subcontractor. Who is responsible for performance of these “subs-of-subs” in regards to production and occupational health and safety (OHS) once they are on site? The first place to start, as with the planning and running of any construction project, is to look at what legislation or codes apply.
A way to think of it is that the prime contractor can achieve compliance with the Act, its regulation, and (in the case of Alberta) the adopted code in partnership with its subcontractors, not just on behalf of them. Just as it is an architect who provides the design and engineers who provide the details for what a construction project will look when completed, it is the trade contractors who are hired for their specific skill and expertise in how to complete their scope of work, and that expertise should extend to OHS obligations that are specific to the trade. The skill and expertise of the prime contractor is in the coordination of subcontractors and ensuring they complete their scope of work, not in doing it for them. It is the subcontractor to the prime contractor who is responsible for the completion of their contracted scope of work which, following best practice for any scope of work or contract, should include a provision to complete the scope while abiding by applicable OHS legislation in B.C. or Alberta. In addition, it is the direct employer of the workers who funds the no-fault insurance program in each province.
OHS Legislation
Subcontractor to a subcontractor
In both provinces it is the prime contractor’s responsibility to ensure compliance with OHS legislation in regards to the job site. But to ensure something is done does not necessarily mean performing the action directly. It can be, and arguably is intended to instead be, limited to verifying that the action has been done or the goal achieved — the Extended Duty Clause in Alberta OHS code notwithstanding.
The only true mechanism a prime contractor has to manage and enforce the performance of any entity on a job site is a contractual agreement. While ensuring compliance with OHS legislation is an obligation of the prime contractor, outside of a contract any actual enforcement in that regard comes via Alberta OHS or WorkSafeBC officers. It is the contract, and scope of work, that can be used by a
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prime contractor as the mechanism to enforce the OHS obligations of a subcontractor by treating a failure to achieve those OHS obligations in the same manner as failing to achieve the scope of work. So even if it is a subcontractor to a subcontractor who is failing to achieve the OHS obligations or the scope or work then it is the entity who has the contractual relationship with the prime contractor who bears the responsibility. When it comes right down to it, few things will get a business owner’s attention and inspire action quicker and more effectively than informing them they are risking a breach of their contract and will be suffering a financial penalty. This is a very big stick to swing, so it suits any prime contractor wanting to maintain a good working relationship with their subcontractors for the current or future projects to first walk softly. Some subcontractors will not be as sophisticated in regards to their OHS performance as others and may benefit from the assistance that a well-managed prime contractor can provide. It is also a seductively simple trap at the site level to address directly the behaviour of the workers on the site (who may work for the “sub of a sub”) instead of advising the subcontractor as to how their scope of work is proceeding, where they may be falling short, and allowing them to take the necessary corrective action. A prime contractor should be providing the goal to be achieved and the subcontracted trade should be allowed the latitude to accomplish that goal within the prescribed limits of applicable standards, codes, and legislation. Only where activities overlap, coordination is required, or an immediate danger to life or health is identified should the prime contractor be expected to shoulder the responsibility of health and safety for all the workers involved.
Black, white, or grey? The answer of where the OHS responsibility rests in each circumstance on a multi-employer construction site is a moving target, but using the OHS legislation in each province as a foundation and holding subcontractors accountable to their scope of work can help to provide clarity on the issue. A prime contractor should be able to rely on their subcontractors for their expertise in their trade to complete the work and meet the OHS obligations that apply to that work. David Kerr is the safety manager for Polygon Construction Management Ltd. with currently more than 15 active construction sites and around 1,300 workers per day across those sites.
Safety
BCCSA Enhances Resources
I
n a decision aimed at moving its quality assurance (QA) procedures and processes to the next level, the BC Construction Safety Alliance (BCCSA) has enhanced in-house resources with a view to improving oversight and monitoring of the Certificate of Recognition (COR), the National Construction Safety Officer (NCSOTM) and its safety training program. An additional team member will join the current COR QA department; a new staff member will focus on the NCSOTM application process; and a new training QA person will monitor all aspects of the training program, including inhouse and private trainer NCSO courses. In terms of COR, the sheer number of applications, along with the growing significance of the program itself, were key drivers in the decision to add to the COR QA team, says chair Richard Verbeek. “Contractors continue to recognize the value of the H&S system provided by COR and it is vital that we have the resources necessary to verify that COR is running as intended in order to prevent a watering down effect,” he says. BCCSA executive director Mike McKenna agreed, noting there have been cases where
WorkSafeBC follow-up COR inspections have identified systems that weren’t up to standard. “There are many reasons why this can happen, but given the incentive levels at stake (approximately $14 million in 2016) and COR’s elevation to a bidding requirement on many jobs, including for major employers like BC Hydro, we realized we needed to go beyond the desktop review of external auditor reports. We will now be able to conduct post-COR site visits and mentor auditors in the field, to make sure the program is going as planned,” says McKenna. Adds Verbeek, “The enhanced team will help us ensure COR remains a valued asset for contractors who invest in it and, equally important, it will send a message to all stakeholders that COR and its associated rebates are earned by meeting meaningful criteria.” The decision to enhance NCSOTM oversight processes was also driven by the volume of applications for the new designation, but most importantly, by high expectations on the part of both employers and NCSOTM holders, says McKenna. The NCSOTM replaces a number of similar provincial credentials (e.g., the Construction Safety Specialist in B.C.)
and is the outcome of much time and effort on the part of many stakeholders. “Contractors have many options when it comes to choosing a safety officer. The most important consideration is they know exactly what they are getting, and that will absolutely be the case when they choose an NCSOTM,” says McKenna. To that end, the NCSOTM staff person will check all components of the application process and pay particular attention to ensuring that every applicant has the three years of required industry experience. The new safety training QA person will ensure all courses, including those being delivered by outside training providers, deliver the training as advertised. Both McKenna and Verbeek agree the additional resources will allow the Alliance to deliver the NCSOTM in a timely fashion and ensure the training is effective and lays out responsibilities and limitations of the designation. “We think the long-term effect will be a welltrained group of individuals who are able to assist contractors in the development, delivery and verification of their safety programs and so create a safe environment for our workforce and the industry at large,” says Verbeek.
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Legal
Pure Economic Loss
What is it and when does it bar a construction deficiency claim? By Rebecca Cleary
A
construction deficiency claim is often based on the cost to repair the deficiency. The plaintiff is required to expend money to repair and seeks to recover those costs from the parties that negligently designed and constructed the building. However, monies expended to repair deficiencies are considered “pure economic losses” — that is, losses which arises only from the cost to repair the building itself, and not from an injury to a person or an injury to the building. The Supreme Court of Canada has recognized only a few categories of claims where a plaintiff may successfully recover “pure economic loss” for the negligent provision of a defective product or defective building. Two recent decisions of the British Columbia Supreme Court review these principles and provide further guidance on the types of claims that will and will not be permitted to succeed. The general rule is that those responsible for the design and construction of buildings must take reasonable care to ensure that it does not contain defects that pose a real and substantial danger (or potential danger) to the health and safety of the occupants or users of the building. For a claim in negligence for pure economic loss to succeed, the plaintiff must establish that the defects do in fact create a real and substantial danger, or in other words, that the defect is a “dangerous defect”. If a plaintiff is unable to establish the existence of a dangerous defect, then its claim will fail on that basis alone — i.e., even where the contractor or designer was negligent in carrying out the work. In The Owners, Strata Plan KAS 3575 v. Renascence Enterprises (Shannon Lake) Corp., 2017 BCSC 1336, the plaintiffs brought a claim for damages against the structural engineer for defects in the parking area of common property of the strata corporation. The alleged defects included spalling at the parking area entrance, missing control joints or tension cuts, and an insufficiently thick concrete slab at the parkade entrances. The plaintiffs brought their claim against the structural engineer in negligence, alleging that the structural engineer had negligently designed the parkade. However, the plaintiffs had not alleged that the defects in the parkade created a danger to the occupants or users of the parkade. The structural engineer brought an application to strike the plaintiffs’ claim on the basis that the claim was one for pure economic loss — the cost to correct the alleged deficiencies — and was barred because there was no allegation that the deficiencies were dangerous. The court agreed with the structural 14
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engineer and concluded that given the failure to allege that the existence of a dangerous defect, as well as evidence which suggested that there was no danger posed by the alleged deficiencies, the claim could not succeed. In Globalnet Management Solutions Inc. v. Aviva Insurance Company, 2017 BCSC 1580, the plaintiffs claimed for damages incurred to remediate leaks in the roof of a house as well as movement of two retaining walls. Both the original owner, who had paid for the repairs, and the current owners were named as plaintiffs. The claims made by the current owners were brought against both the contractor and the engineer in negligence for pure economic loss — the cost to repair the roof and replace the retaining walls. The defendants argued that the claims were barred on the basis that neither the leaking roof nor the movement of the retaining walls created a real and substantial danger to the owners or users of the property. As in the Renascence decision, the plaintiff had not specifically plead that the leaks in the roof or the movement of the retaining wall constituted “dangerous defects”. However, unlike Renascence, the court concluded that although this had not been plead, specific pleadings may not have been necessary, and in any event, this was not fatal to the plaintiff ’s claim as the pleadings could be amended at trial. Turning to the alleged deficiencies, the court concluded that the roof defect had caused water ingress into the house. However, the evidence of the plaintiff ’s expert, that the frequency of water ingress would have increased if the roof was not fixed, was insufficient to find that the roof defect posed a real and substantial danger to the occupants or users of the property. Accordingly, the
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court dismissed the claim for negligent design and construction of the roof. With respect to the retaining walls, the court noted that while none of the experts had specifically commented on any safety concerns arising from the movement of the wall, it could consider this issue in the absence of expert evidence by looking at the totality of the evidence. There was sufficient factual evidence for the court to conclude that the movement of the retaining walls posed a real and substantial danger to the occupants or users of the property. Further, the court took notice of the fact that all of the experts had proposed repairs to the walls. Thus, the court determined that the claim for negligent design and construction could proceed even though the damages claimed were in the nature of pure economic loss. The success of a claim for pure economic loss in negligence will depend primarily on the quality of the evidence concerning the nature of any danger caused by the alleged deficiency. Depending on the type of building defect and the type of alleged danger, expert evidence may not be required to establish the danger. However, even in Globalnet, the court noted that it would have preferred to have received expert evidence on the issue of the danger created by the defective retaining walls. These cases show, however, that where the evidence required to establish a danger is not present, courts in British Columbia will not shy away from striking claims for pure economic loss when it does not meet the required legal test. Rebecca Cleary is a member of the construction and engineering practice at the law firm of Alexander Holburn Beaudin + Lang LLP.
2017 VRCA Awards of Excellence
Building Excellence
29th Annual Awards of Excellence 2017 VRCA Awards of Excellence Gold Winners
General Contractors — Over $45 Million
Ledcor Construction Limited for the TFN — Tsawwassen Mills Mall
General Contractors — $20 to $45 Million Fraser River Pile & Dredge GP Incorporated for the Squamish Terminals — Berth 1 Reconstruction
General Contractors — Up to $20 Million
Graham Infrastructure LP for the W.A.C. Bennett Dam Spillway Chute Upgrade
General Contractors — Tenant Improvement
Electrical Contractors — Up to $2 Million
Houle for the Prince Rupert Airport Terminal Upgrade
Manufacturer and Supplier
Garibaldi Glass Inc. for the Pacific Centre Redevelopment Project
Heritage Award
Scott Construction Group, Deltec Electric Limited, Kits Glass, Solid Rock Steel Fabricating Company Limited and Tek Roofing for the Christ Church Cathedral Restoration & Renewal
Turner Construction Company for the Miller Thomson Office Renovation
Life Member Inductee
Director’s Trade Award — Over $7 Million
Lifetime Achievement
Founder’s Trade Award — $3 to $7 Million
Construction Workplace Health & Safety Innovation
President’s Trade Award – $1 to $3 Million
Safety: Superior Safety Record
Flynn Canada Limited for The HUB located at King George Station Phase A: Coast Capital Savings Wesbridge Steelworks Limited for the Langara Science & Technology Building Tom Wood Contracting Limited for the Seaspan — New Head Office
Richard (Rick) Stockstad Dolphe Hoffman
Graham Infrastructure LP for the Safety Day/Environmental Day Initiatives
Mechanical Contractors — Over $8 Million
Houle Graham Construction & Engineering Status Electrical Corporation McLeod Masonry International Corporation Western Pacific Enterprises Limited The Gisborne Group Turner Construction Company Omicron Canada Incorporated
Mechanical Contractors — $3 to $8 Million
Solid Rock Steel Fabricating Company Limited for the Expandable Aluminum Pinch Deck
Chairman’s Trade Award — Up to $1 Million
Maxwell Floors Limited for the Joseph & Rosalie Segal Family Health Centre Keith Plumbing and Heating Company Limited for the North Island Hospital Project — Comox Valley PML Professional Mechanical Limited for the Marine Gateway ENERGY CENTRE
Mechanical Contractors — Up to $3 Million
Innovation & Productivity
Education Leadership
Kristi Seddon from Ledcor Construction Limited
Keith Plumbing and Heating Company Limited for the Surrey Bio-Fuel Processing Facility
Outstanding Woman in Construction
Electrical Contractors — Over $8 Million
U40 Excellence in Construction
Houle for the North Island Hospital Project — Comox Valley
William Donnellan from IRL Construction Ltd.
Electrical Contractors — $2 to $8 Million
Member of the Year
F&M Installations Limited for the BC Hydro Big Bend Substation – Burnaby
Helen Goodland from Brantwood Consulting
Axiom Builders Incorporated
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It Takes a Community The Vancouver Regional Construction Association’s 29th annual Awards of Excellence on October 25 was a celebration of the construction industry’s finest companies and individuals. The 2017 Awards of Excellence was a sell-out event that showcased our Silver, Gold and Outstanding Achievement Award winners, our industry partners and ensured plenty networking time for the 600 guests who attended. The evening was the culmination of several weeks of presentations, judging and award deliberations, a process that attracted 95 entrants and highlighted 50 projects from across the province representing approximately $1.1 billion in construction value. I would therefore like to thank the Awards of Excellence Committee, chaired by Tony Everett, and comprising Peter Bazilewich, Amanda Caverly, Mel Flathen, Dan Gnocato, Dolphe Hoffman, Steve McConnell, Bob Tomyk, Bob Proctor and project manager, Jennifer Jones, for their time commitment and passion for the judging process that took place over the summer. Each year, the judging process flushes out trends that reflect the state of the industry. This year, it’s evident the industry is embracing more innovative practices when it comes to environ-
mental sustainability. There was an increased number of LEED projects and a real effort by the industry to reduce the environmental impact of projects through use of new materials and technologies that both enhance the quality and economics of projects and drive value to owners. Also, as space becomes a premium and 1980s construction cries out for refurbishment, projects are becoming increasingly complex. Maintaining normal operation, managing traffic, noise and tenant expectations have significantly increased collaboration, not only between trades, but also with municipalities, law enforcement and communities. In addition to the announcement of 15 Gold (project) Award winners, the evening saw the presentation of nine Outstanding Achievement Awards and a Heritage Award, all of which recognize individuals and companies who have demonstrated excellence in various fields as well as commitment to the industry. It takes a community of public and private owners, consultants, general and trade contractors, manufacturers, suppliers and service providers to raise a project out of the ground. It also requires the commitment of organizations like WorkSafeBC and others to ensure that it all happens safely.
I therefore want to acknowledge our industry, across the entire supply chain, for the work you do, the dedication and professionalism you bring to each project and your achievements as evidenced by the complex, state-of-the-art infrastructure that we use every day. Thank you to all the nominees and congratulations to all the 2017 Award winners! Fiona Famulak President, VRCA
JLT CONGRATULATES ALL WINNERS OF THE
2017 VRCA AWARDS OF EXCELLENCE
Jardine Lloyd Thompson Canada Inc. Insurance, Bonding and Construction Risk Specialists
Surrey 604 583 9800 | 1 888 290 9240 Vancouver 604 682 4211 | 1 800 708 1144 Victoria 250 388 4416 | 1 888 216 8018 www.jltcanada.com
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GENERAL CONTRACTOR OVER $45 MILLION GOLD Ledcor Construction Limited — Tsawwassen Mills Mall
A Massive Success By cheryl mah
At 1.4 million square feet, the Tsawwassen Mills Mall is a large scale retail project that required four years of hard work, extensive collaboration and an exceptional team. Ledcor Construction was challenged with bringing the project to reality, completing the 46 month project on time and under budget. Ledcor broke ground in late 2012 with completion achieved in October 2016. Peak manpower for the construction phase was around 1,500. “It required a large group of people working together diligently and cohesively to deliver this project,” says Peter Bond, Ledcor director of national accounts. “The team worked exceptionally hard and the results speak for themselves.” Spread over 116 acres, the massive footprint of Tsawwasssen Mills ranks it as one of Canada’s largest enclosed shopping mall. Developed by Ivanhoe Cambridge in partnership with the Tsawwassen First Nation, the $600 million dollar project is the largest shopping centre built in Canada since 2009. Located in Delta, B.C., it features 16 major anchor tenants, a sports dome, entertainment facilities and a 1,100-Seat food court. The interior is divided into five themed shopping neighbourhoods with a 210,000 square feet main street. 18
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The first challenge was site preparation, which required substantial fill and soil stabilization. The site had to be raised 10 feet above the existing ground to be above the flood plain and then upgraded to meet seismic requirements and preloaded. “When we first stepped on site, it was a swampy pumpkin field,” recalls Bond, noting site preparation took 18 months and required 24,000 stone
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columns. “We imported just over 2.2 million cubic yards of dredged river sand. At peak during the loading period, we were running a 1,000 delivery trucks of sand per day 24 hours, six days a week.” To expedite preload durations, 64,000 wick drains (80 feet long) were installed, which Bond says was a unique approach. “The end result was our initial preload duration of 7-9 months was
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reduced to 3-6 months. We gained more time during the build by utilizing these wick drains.” The sheer size and scope of the project required early pre-planning and careful coordination. Bond says they scheduled the work into five zones with construction beginning first in the more complex areas such as the food court and for anchor tenants like Bass Pro Shops.
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“Sequencing and scheduling was important early on to make sure once the preload was done that we were able to hit the site and keep running,” says Bond, who flew in from Calgary every week to oversee the project. He was also the project manager for Ivanhoe’s CrossIron Mills Mall, which the mall is modelled after.
The single-storey mall is comprised of structural steel framing with additional heavy timber featured in the food court and promo court. The building facade and exterior finish is a mixture of glazing, exterior insulation and finish system (EIFS) and metal panels. Art pieces include elaborate structures at the main entrances and within the main concourse. Large amounts of material were required for this project including 52,000 sheets of drywall, 2.8 million kg of structural steel and more than 28,000 tonnes of concrete to form the foundation. Material management was a key component with a material handling plan implemented to ensure the right quality and quantity of materials and equipment were made available at the right time. The other main challenge was the numerous changes for tenants and coordinating tenant spaces. Ledcor overcame potential risks to the schedule with careful planning, implementation and monitoring throughout construction. “The main challenges were primarily the size of the building and managing changes from the various tenants. Often, decisions are made late because they are tied to lease agreements,” says Bond. “Opening almost 200 stores on the same day is pretty intense.” He adds however that any issues were quickly resolved due to having everyone (including consultants and owners representatives) on site. “Turnaround for resolution to design issues or approving samples was reduced dramatically.” The mall is also designed to reduce its environmental impact. The focus on sustainability earned the base building pre-certification for LEED Silver Core and Shell. Features include electric vehicle charging stations, 2,000 trees planted, use of recycled materials and high efficient LED lighting. Approximately 85 per cent of waste was diverted from landfill. “It’s the first new build shopping mall to achieve LEED core and shell,” says Bond. Ledcor’s scope of work also included construction of new access roads to the mall, road improvements and upgrades on Highway 17, which took the total contract value to $430 million. The successful delivery of the project earned Ledcor a prestigious 2017 VRCA Gold Award of Excellence for a general contractor over $45 million. “It certainly is a great feeling that all the hard work and effort that was put into creating this project has been recognized by our peers and people in the industry,” says Bond. “The team was fantastic across the board. We worked exceptionally well with all the trades and the trades performed fantastically for us.” VRCA Awards of Excellence silvers were also awarded to Houle Electric (electrical contractor) and APEX Granite & Tile Inc (trade contractor).
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GOLD GENERAL CONTRACTOR PROJECT UP TO $20 MILLION Graham Infrastructure LP — W.A.C. Bennett Dam Spillway Chute Upgrade
The Bennett Dam spillway chute required upgrades and repairs for the damage caused by the spillway collapse in 2014. Upgrades were needed to ensure continued reliable operation of the spillway gates, which are used to control the level and periodic discharge of water to ensure that the reservoir is operated within licensed limits. Graham Infrastructure took on the high-risk project with zero lost time incidents and completed it ahead of schedule. Scope of work included concrete removal, installation of more than 400m3 of reinforced concrete and supply and installation of 8,000m of galvanized dowels. The work area was 1,310 sq. m. and consisted of 30 panels composing the spillway on a 40 degree slope and was completed over two construction seasons (April to November). An innovative formwork system was created to pour on the 40 degree slope. The challenge of a 40 degree slope was overcome by using man safety ropes and robotics resulting in this successful and difficult reconstruction. Other challenges included a demanding project schedule, a remote working environment and inclement weather.
GOLD GENERAL CONTRACTOR PROJECT $20 to $45 MILLION Fraser River Pile & Dredge (GP) Inc. Squamish Terminals, Berth 1 Reconstruction
Squamish Terminals is a deep-water, break-bulk terminal located at the north end of Howe Sound – just 32 nautical miles north of the Port of Vancouver. FRPD was contracted by Squamish Terminals with Worley Parsons as the consultant, to build a steel and concrete replacement for their Berth 1, which was destroyed by a fire in April 2015. FRPD’s scope included soil densification for the wharf footprint, installation of 124 pipe piles, supply and installation of 225 pieces of precast concrete, the cast-in-place deck structure and all of the support structures such as tie-up dolphins, final gangways and catwalks. The project had very strict environmental controls, requiring being sensitive to herring spawning and all marine life. A bubble curtain system was used for sound attenuation during piling to protect the environment. The project also had an aggressive schedule as the loss of the berth represented half the wharf space at Squamish Terminals. 20 construction business
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GOLD GENERAL CONTRACTOR TENANT IMPROVEMENTS Turner Construction Company — Miller Thomson Office Renovation
The new office for the law firm Miller Thomson is the first of its kind in Canada, expanding across an acre (50,000 sq. ft.) on the fourth floor of the former Sears building in downtown Vancouver. Based on the concept of creating an indoor landscape, the space features extensive use of custom millwork, custom office “pods” and unrestricted views to the outdoors. At the heart of the space is a loft with offices beneath and a forum cascading downwards. Turner Construction completed this project on schedule, overcoming challenges that included the lack of a service elevator, extremely limited working hours, and several unexpected challenges of building in an old space including hazardous material. The tight time frame, budget and space restrictions meant little room for error. Extensive use of BIM during design and construction ensured accuracy and detailing for various systems prior to work to avoid problems. Implementation of two levels of raised access floor minimized the visibility of services. A gantry crane was also installed to facilitate deliveries. For the successful completion of this complex project, Turner was awarded VRCA’s inaugural Gold Tenant Improvement award.
GOLD DIRECTOR’S TRADE AWARD OVER $7 MILLION Flynn Canada Ltd.— The HUB located at King George Station Phase A: Coast Capital Savings
The new Coast Capital Savings headquarters is a 10-storey, mixed-use building located at the King George Station in Surrey. Designed by MCMP Architects, it is a landmark project with unique architecture. It features high-efficiency glazing, water-efficient landscaping, increased ventilation, low-emitting materials, bicycle storage and electric car chargers. It also features a 1,000-square-foot green roof. The eye-catching seamless curtain wall with alternating positive and negative slopes gives the building its distinctive shape. It was the main engineering challenge for Flynn Canada, who was the exterior envelope specialist, providing the roofing, green roof and glazing. The positive and negative slopes created installation challenges and custom design requirements at every turn. Sixty-two custom extrusions were created to accommodate the angles of the building where finishing work had to be completed from the outside of the building. Flynn Canada solved access challenges using specially designed swing stages and bosun’s chairs with suction cups to reach the units in some areas. Tightly bounded on two elevations by an active rapid transit station and busy roadway, work had to be completed within a tight space and schedule. November/December 2017
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GOLD PRESIDENT’S TRADE AWARD $1-3 MILLION Tom Wood Contracting Ltd. — Seaspan New Head Office
The 85,000 square foot, four-storey Seaspan corporate head office runs along the waters of Burrard Inlet in North Vancouver. It features an architecturally unique and structurally complex design with the east side of the structure cantilevering over the ocean with a suspended boardwalk. Tom Wood Contracting performed both the concrete formwork and reinforcing steel scopes of work, implementing an unorthodox construction method to overcome constructability challenges. The creative formwork methods eliminated the need to disturb the very sensitive marine environment along the Burrard Inlet Shoreline adjacent to the project site. The method also reduced the need to erect large amounts of temporary shoring thus shortening schedule durations and saving on material rental costs. To obtain the beam capacity to support the weight of the suspended slab during construction, the existing beams required additional reinforcing. Due to site constraints, schedule requirements, and material handling logistics, it was necessary to prefabricate the steel reinforcing within the beams. The immense amount of steel in the beams made crane and hoisting requirements a challenge. Prefabricated beam reinforcing steel weighed as much as 44,000lbs.
GOLD FOUNDER’S TRADE AWARD $3-7 MILLION Wesbridge Steelworks Limited — Langara Science & Technology Building
Opened in 2016, the new Langara Science & Technology building forms an iconic gateway to the Langara campus, adding 129,600 square feet of much needed space. It houses specialized facilities including biology, chemistry, physics, astronomy as well as a lecture hall, multi-purpose classrooms, and collaborative study spaces. The five-storey structure features state-of-the-art architectural design and ground-breaking systems. A dramatic 16-metre cantilever structure on the west side extends 56 feet from the core of the building. The vertical glass “oculus” allows natural daylight to penetrate through to the ground below. Wesbridge Streelworks was challenged to bring the design to reality, using in excess of 1,600 tons of structural steel. The three-storey cantilever coupled with the structural framing of the oculus required meticulous dimensional accuracy and sequencing coordination. The LEED Gold facility incorporates green building features such as reflective and green roofs and use of local sustainable building materials. Principle architects on the project were Steven Teeple, Teeple Architects and Kori Chan, Proscenium Architects. Bird Construction was the general contractor. 22
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GOLD MECHANICAL CONTRACTOR AWARD OVER $8 MILLION Keith Plumbing and Heating Company Limited North Island Hospital project, Comox Valley
Opened in October, 2017, the new 400,000-square -foot hospital in Comox Valley will increase acute care capacity on North Vancouver Island and enhance the quality of care to meet the population’s growing and changing needs and demographics. The hospital has 153 beds, featuring enhanced patient rooms, including large windows that maximize natural light and views for a calming environment. The majority of the rooms will be single patient with private bathrooms, helping to significantly reduce hospital-acquired infection rates, enhance patient privacy, improve quality of sleep and shorten recovery times. Keith Plumbing and Heating provided the complex mechanical work under a P3 model that included a 5000 kW cooling plant, 9600 kW heating plant, a central air handling plant, and plumbing and medical gas systems throughout the building. The company also fully prefabricated the mechanical rooms prior to installing them on-site including a water entry station.
GOLD CHAIRMAN’S TRADE AWARD UP TO $1 MILLION Maxwell Floors Ltd. — Joseph & Rosalie Segal Family Health Centre
The Joseph & Rosalie Segal Family Health Centre, located on the dense Vancouver General Hospital site, is the largest purpose-built facility of its kind for patients with mental health and substanceuse issues in B.C. The installation of the floors at the new state-of-the art facility by Maxwell Floors included the use of colours and wood-like elements to help in wayfinding and delineation of spaces. Maxwell Floors provided accents to complement the floor colour scheme and patient washrooms were outfitted with durable Altro products. The durable Altro product was used to stand up to wear and tear as both the flooring and wall covering in critical areas. November/December 2017
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GOLD MECHANICAL CONTRACTOR AWARD $3-8 MILLION PML Professional Mechanical Limited Marine Gateway Energy Centre
The new District Energy System (DES) at Marine Gateway provides the 820,000 square foot complex with central energy. The system also includes the potential to expand to adjacent sites. The system features a closed loop geothermal system which provides up to 70 per cent of the complex’s heat. The self contained DES also utilizes heat pumps and low temperatures, to heat water to share energy between different occupants in the building, thereby increasing energy efficiency. The project has also received LEED Gold recognition. PML Professional Mechanical provided and installed complex integrated mechanical systems at the Marine Gateway Energy Centre. The innovative and energy efficient systems include a heat recovery hydronic system that reclaims warm water from fan coil cooling and uses it to heat the domestic hot water. PML used Building Information Modeling (BIM) technology to optimize the piping and equipment layout in the Energy Centre that resulted in efficient pre-planning and clash detection.
GOLD ELECTRICAL CONTRACTOR AWARD $2-8 MILLION F&M Installations Limited – BC Hydro Big Bend Substation, Burnaby
The Big Bend Substation in Burnaby was constructed to provide an increased supply of clean, reliable electricity to the area and came into service in March 2017. The project involved building a new substation and connecting it to the existing transmission and distribution systems. F&M Installations started work on the substation in November, 2015 as prime contractor, working directly with Amec Foster Wheeler who had engineered the design for BC Hydro. The scope of work for F&M Installations included installation of a control building, gas insulated switchgear building with 14 reactors, 60 kV switchyard including two transformers, transmission structures and tie-in to existing lines and underground installation of ductbanks, manholes and cable trench. Unique challenges included installing all services and electrical duct banks along a grid of grout reinforced soil and mitigating methane gas risk. Safety was critical on this project and F&M hosted an off-site safety seminar to engage the workforce, sub-trades and clients to reinforce the commitment to safety at all levels of this project. 24 construction business
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GOLD MECHANICAL CONTRACTOR AWARD UP TO $3 MILLION Keith Plumbing and Heating Company Limited — Surrey Bio-Fuel Processing Facility
The Surrey Bio-fuel Processing Facility is the first and largest of its kind in North America, featuring the first closed-loop, fully integrated organics waste management system that will play an integral role in achieving sustainability targets. It will divert 115,000 MT/y of organic waste from landfill and reduces C02 emissions by 40,000 MT/y. A consortium led by Orgaworld Canada was selected by the City of Surrey to design, build, finance, maintain and operate the facility for 25 years. Partners include Stantec Architecture Ltd. and general contractor Smith Bros. & Wilson (BC) Ltd. Keith Plumbing and Heating performed the HVAC and plumbing installation for the office building, partial process piping and container boiler plant for the processing facility. Work included an 8’x20’ insulated shipping container, two Vitocrossal Viessmann Boilers, two pumps, and expansion tank and air separator, schedule-40 steel welded hot water piping, thermal piping and commissioning. Most of the piping is up to 12 feet underground and KPH had to manage space restrictions on the site. November/December 2017
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GOLD ELECTRICAL CONTRACTOR AWARD OVER $8 MILLION Houle Electric Limited – North Island Hospital project, Comox Valley
The 153-bed Comox Valley Hospital in Courtenay comprises a total of 428,700 square feet and replaces the aging St. Joseph’s General Hospital. The new hospital features enhanced patient rooms that maximize natural light and views for a calming environment. The majority of the rooms are single patient with private bathrooms. Houle was responsible for the design assist, installation, integration, and commissioning for electrical and low voltage systems for the hospital. Systems include access control, video surveillance, intrusion, panic, intercom, public address, real-time location system, nurse call, radios, infant protection, and wander prevention. Most systems are required to integrate together, to allow auxiliary alarms to be triggered on additional systems in order to provide redundancy including connection to remote monitoring sites. The systems integration at the hospital is at a level never before seen in a Canadian hospital. It encompasses 33 systems consisting of roughly 13,000 network connections. Extensive on/offsite programmers were required to ensure proper connectivity and functionality. During the project, Houle trained many local electricians and many of those will stay within the community, providing a high quality labour force for future projects.
GOLD ELECTRICAL CONTRACTOR AWARD UP TO $2 MILLION Houle Electric Limited — Prince Rupert Airport Terminal upgrade
The Prince Rupert Airport, which includes the air terminal building, maintenance building, firehall and runway, was built between the 1960s and early 1970s. The airport, located on Digby Island, is only accessible from the City of Prince Rupert by a ferry that operates approximately four times each day. Houle’s scope of work consisted of a full renovation to all electrical systems and low tension electrical systems on the existing 20,000 square foot air terminal building. The project, completed in stages, consisted of completely gutting the terminal building, leaving only the framework and rebuilt accordingly for each project phase. To ensure safe and reliable electrical systems, the Houle team demolished and removed existing electrical equipment and infrastructure and replaced it with new advanced integrated systems. The new systems included the supply and installation of interior and exterior light fixtures and lamps; public address system; lighting controls; fire alarm system; video surveillance system including all cameras, cabling, wiring, and conduits. Challenges included inclement weather, logistics, limited resources and maintaining the operation of the existing airport building throughout construction. Houle completed the project on time while providing minimal disruptions to the airport’s daily operations. 26 construction business
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SILVER GENERAL CONTRACTOR - PROJECT OVER $45 MILLION Ledcor Construction Limited – The HUB located at King George Station Phase A: Coast Capital Savings
The newly constructed Coast Capital Savings headquarters is a landmark project with unique architecture built as part of The Hub at King George Station development. The distinctive 10-storey building features high-efficiency glazing, water-efficient landscaping, a 1,000 square foot green roof, water-use reduction, increased ventilation, low-emitting materials, bicycle storage, electric car-charging stations and direct access to rapid transit. The challenging ‘cresting wave’ theme of the structure was achieved through steep positive and negative building slopes. Designed by Musson Cattell Mackey Partnership Architects, the project is targeting LEED Gold and marks the first phase of The HUB, which will be a mixed-use community featuring retail, office and residential space focused around vibrant, walkable street fronts and public plazas.
SILVER GENERAL CONTRACTOR — PROJECT OVER $45 MILLION EllisDon Corp — Joseph & Rosalie Segal Family Health Centre
The Joseph & Rosalie Segal Family Health Centre, located on the dense Vancouver General Hospital (VGH) site, is the largest purpose-built facility of its kind for patients with mental health and substance-use issues in B.C. EllisDon lead the design-build team on this eight-storey, 100-bed facility that delivers an innovative, seamless approach to mental health care by consolidating inpatient, outpatient and outreach services into one building. The complexity of this state-of-the art healing facility was overcome by EllisDon’s collaborative team approach. The lack of lay-down areas meant major coordination efforts were involved in ordering materials to arrive onsite at precisely the correct time. Noise and vibration issues that are typical to a construction site had to be closely monitored to reduce or eliminate any impact on hospital operations. EllisDon incorporated exceptional project management initiatives to maintain the schedule. 28 construction business
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GENERAL CONTRACTOR — PROJECT $20 to $45 MILLION PCL Constructors Westcoast Inc. — Cargill Track Expansion Project
GENERAL CONTRACTOR – PROJECT $20 to $45 MILLION Jacob Bros. Construction Inc. — Box Canyon Hydro Electric Project
Completed in 2016, this $21.5 million project was focused on improving Cargill’s grain receiving capability in their North Vancouver Terminal. Scope of work included the replacement of grain receiving belts; installation of a new grain hopper and new drag conveyors; replacement of the existing indexer system and car openers; reconfiguration of the rail yard, including new retaining walls; a new automation system; and safety upgrades throughout the track shed. Unique construction methodologies were developed due to the requirements of working in an explosive grain dust environment and to the proximity to CN’s active rail yard. In a constrained site that included working around an active rail, PCL fostered a unique sense of positive collaboration between participating stakeholders and sub-contractors to keep the cargo terminal fully operational during construction.
Jacob Bros. Construction successfully delivered the Box Canyon Hydro Electric project, located in the McNab Creek watershed on the north side of Howe Sound, B.C. The project draws water from three creek intakes and runs it through 9 kilometres of buried penstock to a powerhouse at the base of the McNab Valley. The 15 megawatt runof-river hydroelectric project features three primary intake structures, single-turbine generator and powerhouse, switchyard and interconnection with BC Hydro transmission lines. The project was built under the innovative Alliance Model contract and in collaboration with the Squamish Nation. This was an incredible installation under extreme West Coast mountainous terrain. Crew and materials had to be transported by barge to the remote environment including more than 150 semi-truck loads of pipe. November/December 2017
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SILVER GENERAL CONTRACTOR — TENANT IMPROVEMENTS Novacom Building Partners Ltd. — Equinox Fitness West Georgia
Novacom took the concept of a high-end gym and made it a reality for Equinox, a leader in luxury, high performance fitness spaces. Located in downtown Vancouver, the 33,000 square foot club is designed to echo the Pacific Northwest environment, and features bleached walnut woods, concrete floors, and blackened metal to contrast natural and man-made materials. Acoustical innovation such as floating concrete floors, independent isolated double walls and ceilings suspended on spring isolators make this project state-of-the art. Consisting of many challenging and intricate details, the club features a self-supporting interconnected steel staircase which required exceptional level of detail coordination to achieve a high level of finish. Novacom worked in close partnership with the owner, architect, and trade partners to deliver the project in an accelerated schedule with multiple shifts, while accommodating ongoing design changes.
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GENERAL CONTRACTOR — PROJECT UP TO $20 MILLION Graham Infrastructure LP — City of Trail Pipe/Pedestrian Bridge
GENERAL CONTRACTOR — PROJECT UP TO $20 MILLION ITC Construction Group — Crosstown Elementary School
The City of Trail Pipe/Pedestrian Bridge, now known as the Columbia River Skywalk, is one of the longest suspension bridges of its kind in North America. Graham was tasked with replacing the 120-year-old bridge with a new 295-metre cable-stay suspension pedestrian bridge across the Columbia River. The sewage piping was suspended under the pedestrian bridge and used a unique pile roller design that utilized the existing site infrastructure. The pipe was pulled across, one pipe length at a time in 50 feet sections and fused on the other end. The walkway is 12 feet wide and is made from a composite material. Construction of the bridge took 14 months and the total cost of the project was $15.5 million. This is the City of Trail’s largest capital project to date.
Located in downtown’s International Village, Crosstown Elementary School is a four-storey school that offers programs for students from Kindergarten to Grade 7. The 47,350 square foot school features 22 classrooms, a full-sized gymnasium and daycare. Students enjoy a rooftop playground and patio area. Targeting LEED Gold, the school has an innovative design that provides a 21st century learning environment for 510 students. The building is connected to an existing daycare and a residential highrise and built upon a below ground parking structure. The first portion of construction required the full structural and seismic upgrading of the existing parkade to ensure it could support the new structure. ITC Construction had to extensively modify the existing structure to introduce a new elevator shaft. The parkade and school remained fully-operational throughout the entire construction process.
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SILVER GENERAL CONTRACTOR TENANT IMPROVEMENTS Omicron Construction Ltd. LifeLabs — BRL
The LifeLabs Burnaby renovation consisted of the reconfiguration of 39,600 square feet of biomedical laboratory space and the relocation of the 1,350 square foot cafeteria within the building. As LifeLabs’ operations are critical in the community, the facilitys had to maintain full operations throughout the duration of the construction. By developing an efficient phasing plan for the construction, the renovation was completed without interruption to daily operations which is critical in a biomedical laboratory of this size. The construction of a 4,000 sq.ft. modular laboratory was also used as swing space during the project. Omicron provided architecture, engineering, interior design and construction services for the design and construction of LifeLabs’ new space.
SILVER DIRECTOR’S TRADE AWARD OVER $8 MILLION George Third & Son Ltd. Telus Gardens
TELUS Garden’s 22-storey office tower at the corner of West Georgia and Seymour is an elegant ‘Piece of Vancouver Art’ featuring a beautiful steel timber and glass pavilion canopy that arches above the sidewalk as the stunning entrance to the tower. The challenging, risky and complex installation was overcome by George Third & Son using a custom built “buggy and rail” system to push the 22 ton steel arch segments and the 54 glulam timber wing beams up from below the existing tower as overhead lifting was not possible. 32
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SILVER DIRECTOR’S TRADE AWARD OVER $8 MILLION Solid Rock Steel Fabricating Company Ltd. Metrotown Station Upgrades
The Metrotown Skytrain Station Upgrade presented unique challenges with multiple components to juggle while the station was in use. Closing the tracks at night for approximately two hours made for an extremely complex and rigorous work schedule. The most obvious and amazing feature of the station is the long roof trusses with their distinctive loop-up and loop-down design comprised of round structural tubing. Installing up to 50 feet roof hoop trusses to the existing structure during a short time frame nightly was an incredible feat.
Plan ahead before using a ladder. Falls are a leading cause of injury on B.C. construction sites.
SILVER PRESIDENT’S TRADE AWARD $1-3 MILLION Glastech Glazing Contractors Ltd Langara Science & Technology Building
A visionary gateway into the Langara campus, the new Science and Technology building is the epitome of form and function. One of the main features of this building, the Oculus, is a vertical light tube, which travels from roof to ground creating a portal of natural daylight. Glastech Glazing Contractors Ltd. supplied and installed all interior and exterior glazing, including curtainwall, entrances and glass guardrails for this project.
For resources on ladder safety, visit worksafebc.com/health-safety
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SILVER FOUNDER’S TRADE AWARD OVER $3-8 MILLION APEX Granite & Tile Inc. TFN — Tsawwassen Mills Mall
With a total footprint of 1.4 million sq. ft., the Tsawwassen Mills Mall is the largest shopping mall built in Canada since 2009. Apex Granite and Tile installed more than 50 different types of beautiful tile and stone incorporating the Tsawwassen First Nations designs and art in this showpiece project. The combination of varied flooring and tile created a spectacular piece of artwork successfully reflecting the TFN culture.
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PRESIDENT’S TRADE AWARD $1-3 MILLION Power Drywall (2005) Ltd. Langara Science & Technology Building
CHAIRMAN’S TRADE AWARD UP TO $1 MILLION BC Hardwood Equinox Fitness West Georgia
The new 12,000 sq. m. Langara Science and Technology building, provides more than fivestoreys of new campus space. Power Drywall provided the steel stud framing, insulation, gypsum board assemblies, taping, finishing, acoustic tile and custom Tectum ceilings on this uniquely designed project. The complex angles, sizing and logistics of this project required immense attention to detail. The result is architecturally stunning.
The renovation of the state-of-the-art Equinox Fitness facility in downtown Vancouver included installation of three different types of hardwood and rubber flooring along with two different types of cork flooring that complimented the Pacific Northwest environment and high performance fitness spaces. The unique and custom hardwood flooring inlay with the Equinox logo was a focal point of the entrance to the facility and provides a big wow factor.
SILVER FOUNDER’S TRADE AWARD OVER $3-8 MILLION Marine Cladding and Sheet Metal Ltd. Langara Science & Technology Building
Marine Cladding and Sheet Metal Ltd installed all of the exterior insulated panels, sunshades and finishes (with the exception of glazing) at the new architecturally stunning Langara Science and Technology Building. They also worked in close collaboration with the structural steel and glazing trades to help achieve the target LEED Gold status. The unique design of the sunshades, providing shade throughout all rooms in the building is visually impactful. 34 construction business
SILVER CHAIRMAN’S AWARD UP TO $1 MILLION Beatty Floors Ltd. — Coast Capital Savings Tenant Improvements
The unique design of the new Coast Capital Savings headquarters included many flooring finishes intermixed, which was a key factor to the visual impact of this multi-floor, open office space. The use of carpet tile planks with new shapes and nine different colours dispersed over six floors resulted in a beautiful, high impact, multi-colour, multi-textured floor.
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SILVER ELECTRICAL CONTRACTOR AWARD $2-8 MILLION Houle Electric Limited BC Hydro Nanaimo District Office
The new operations facility for BC Hydro Nanaimo is a 100,000 square foot facility. It includes administrative offices, industrial garages, interior cranes, service pit, emergency generator, warehousing, and out buildings. Houle’s scope of work included full electrical, data cabling and terminations, distribution and generator installation, security raceways, fire alarm to multiple site buildings, digital metering system, power monitoring, lighting, lighting controls, and audio visual on this complicated and challenging project.
SILVER ELECTRICAL CONTRACTOR AWARD OVER $8 MILLION Houle Electric Limited Joseph & Rosalie Segal Family Health Centre
Houle Electric was a key member of the team that brought the state-of-the-art Joseph & Rosalie Segal Family Health Centre to a successful completion. To keep mental health patients safe during their stay at the facility, Houle had to consider issues with the installation of multiple power sources in every room. This challenge was overcome by Houle designing, building and installing a dual source lighting system for each room that allows two sources of power to light up a room while maintaining a single local control for users.
SILVER ELECTRICAL CONTRACTOR AWARD OVER $8 MILLION Houle Electric Limited Tsawwassen Mills Mall
Tsawwassen Mills Mall is the largest shopping mall built in Canada since 2009. Houle’s scope of work on this project consisted of the base building’s electrical and systems with more than 600,000 feet of conduit and more than 15,000 light fixtures installed. The fit out of 21 electrical rooms was required to feed distribution to 200 tenants. With a total footprint of 1.4 million square feet, Houle had to ensure that materials and site facilities were set up to maximize productivity and minimize travel time throughout this vast site. 36 construction business
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SILVER ELECTRICAL CONTRACTOR AWARD $2-8 MILLION Protec Installations Group The HUB located at King George Station Phase A: Coast Capital Savings
The newly constructed Coast Capital Savings Headquarters is a landmark project with unique architecture built as part of The Hub at King George in Surrey. Protec Installation Group delivered electrical services on this project that presented several challenges including multiple phased occupancies and coordination with mechanical services in tight ceiling spaces.
SILVER ELECTRICAL CONTRACTOR AWARD UP TO $2 MILLION Bridge Electric Corp. Fixed Site Large Scale Imaging Facility Canadian Port of Entry Pacific Highway
The new Fixed Site Large Scale Imaging (FSLSI) facility at the Pacific Highway Border Crossing is the first of its kind in Canada and includes an X-Ray scanner for large semi-trucks and a modern office building. This complex project presented several unique challenges for Bridge Electric working to radiation containment requirements and 1.5 meter thick concrete walls, floor and ceiling which meant installation had to be done right the first time. The completed project reduces inspection time significantly. The design and development of this system is state-of-the-art.
SILVER ELECTRICAL CONTRACTOR AWARD UP TO $2 MILLION Power Pros Electrical Ltd New B Innovation Manufacturing Facility
The New B Innovation Manufacturing Facility included an addition and tenant improvements to the existing pharmaceutical building including a 13,000 sq. ft. cleanroom. Power Pros completed the electrical, controls and communications for both the facility and cleanroom including the installation of a 600 kw generator with automatic transfer switch to ensure a seamless transition of power to the cleanrooms. Working within the cleanrooms required a high level of cleanliness even during the early stages of construction. By the commissioning stage, crews needed to be fully gowned within the cleanroom area. November/December 2017
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SILVER MECHANICAL CONTRACTOR AWARD OVER $8 MILLION Division 15 Mechanical Ltd. Joseph & Rosalie Segal Family Health Centre
The Joseph & Rosalie Segal Family Health Centre is a new state-of-the art, eight-storey, 100-bed mental health and addictions facility located on the Vancouver General Hospital site. Division 15 Mechanical provided the design, construction and installation of HVAC, plumbing and fire protection for this LEED Gold certified building. Daily cooperation and coordination between trades during this project was critical to its success.
SILVER MECHANICAL CONTRACTOR AWARD OVER $8 MILLION Trotter & Morton Building Technologies Inc Iona Island WWTP Solids Handling Upgrade
The 52-year-old Iona Island Wastewater Treatment Plant provides primary liquid waste treatment to most of Vancouver, UBC, the University Endowment Lands, and small areas in Burnaby and Richmond where the plant is located. In order to continue to provide effective and reliable service, an upgrade to the solids handling processes was required. The project, completed by Trotter & Morton Building Technologies Inc., included a mechanical system installation for upgrades and new construction of a digester at the Iona Island plant.
SILVER MECHANICAL CONTRACTOR AWARD $3-8 MILLION Interior Plumbing & Heating Ltd. Kelowna Community Health and Services Centre
The Kelowna Community Health and Service Centre is a five-storey, 163,000 sq. ft. facility that serves as a new corporate office for the Interior Health Authority and provides a clinical treatment space that is expected to treat upwards of 500 patients per day. Interior Plumbing & Heating provided the plumbing, HVAC, fire suppression, controls and balancing work for this project located in the busy downtown core of Kelowna. The exceptional communication and collaboration between the general contractor and trades assisted towards completing the project four months ahead of schedule. 38 construction business
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SILVER MECHANICAL CONTRACTOR AWARD $3-8 MILLION Pitt Meadows Plumbing & Mechanical Systems (2001) Ltd The HUB located at King George Station Phase A: Coast Capital Savings
The HUB at King George is a completely unique and eye-catching multi-use building which now houses Coast Capital Savings headquarters in Surrey. Pitt Meadows Plumbing worked on the mechanical portion of the first phase of this project that allowed them to see the success of new technologies and procedures in action and identify potential issues months ahead of construction. Pitt Meadows was able to complete the project within tight deadlines, prefabricating 85 per cent of the piping and ducting.
SILVER MECHANICAL CONTRACTOR AWARD UP TO $3 MILLION SILVER Keith Plumbing and Heating Co. Ltd. SFU Water Tower Building Data Centre
The SFU Water Tower Building Data Centre underwent a major upgrade to make it one of Canada’s largest data centres. This facility houses the most powerful academic supercomputer in the nation, “Cedar” that analyzes crime data and is also used for research in other industries. Scope of work included 510 tons of mechanical cooling via modular chillers and more than 3,000 feet of chilled water distribution piping. Work was done while the centre operations remained live. The project was completed on schedule and under budget.
SILVER MECHANICAL CONTRACTOR AWARD UP TO $3 MILLION Daryl Evans Mechanical Equinox fitness West Georgia
Equinox Fitness is a leader in luxury, high performance fitness spaces. Located on the two floors, the upscale gym is first one in Vancouver for the New York-based chain of fitness clubs. Daryl Evans Mechanical provided the mechanical installation in the 33,000 sq. ft., stateof-the art club within the existing building that contained challenging and intricate details. The biggest challenge was completing a full mechanical installation inside an existing building as a tenant improvement. November/December 2017
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HERITAGE AWARD Christ Church Cathedral Restoration &
Renewal project
This year, special recognition was given to the Christ Church Cathedral Restoration & Renewal project. The Heritage Award winning team includes Scott Construction Group as contract manager, Solid Rock Steel, Kits Glass Ltd., Deltech Electric and TEK Roofing. The vision for the restoration and renewal of this Vancouver landmark began more than 20 years ago with the final phase reaching substantial completion in November 2016. The $9 million final phase included a new 100-foot stained glass bell tower, a doubling of the kitchen size, and a new roof built to seismic standards. Replacing the 17,000 square foot roof (critical to completing the cathedral’s seismic upgrade started in previous phases) was a massive undertaking. A labyrinth of scaffolding was built to protect the church from the elements during removal of the existing roof. The scaffolding also contained a unique gantry crane system that was created specifically for this project to move materials. The existing asphalt shingles (which contained asbestos) was replaced with a standing seam zinc roof with an expected life of 50-100 years. A structural steel frame was also added to complete the seismic diaphragm, along with acoustic and thermal upgrades within the roof structure. Fire protection sprinklers were also installed.
The unexpected discovery of lead-contaminated dust in the roof cavity created the biggest setback in terms of budget and schedule. Building the required scaffolding was also a bigger task than anticipated. The 100-foot tower, considered one of a kind, is a steel frame with an art glass curtain on top of a concrete base. The three 60-foot panels of stained glass was custom designed by Canadian artist, Sarah Hall and entitled “Welcoming Light.” All of the 204 stained glass panels were fabricated by Kits Glass in Richmond.
MANUFACTURER & SUPPLIER
GOLD
Garibaldi Glass Inc. Pacific Centre Redevelopment Project
The Pacific Centre Redevelopment marked the end of an era for this landmark building and brings a much-needed face-lift to the Vancouver downtown core. This is the first project in Vancouver to use Guardian’s SNR 43 glazing which contains “soft coat” low–e technology. Garibaldi was involved in the design assist which allowed for best value high performance glass selection. 40 construction business
SILVER
Ocean Concrete The HUB located at King George Station Phase A: Coast Capital Savings
The use of innovative new cement at the new Coast Capital Savings Headquarters provided significant cost savings and less CO 2 than standard cement. Due to membrane protection, the air content was reduced by one per cent, giving greater durability and reducing the chance of delamination or blistering.
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SILVER
TC Thermenex Inc. Langara Science & Technology Building
Unlike conventional HVAC systems, the Thermenex system in the new Langara Science and Technology Building uses a single common header pipe for all HVAC requirements. The main energy plant was pre-fabricated offsite and hoisted onto to the roof as a complete mechanical penthouse which allowed the elimination of penthouse and basement mechanical spaces and reduction of site labour.
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Individual Awards
OUTSTANDING WOMAN IN CONSTRUCTION AWARD Helen Goodland, Brantwood Consulting
Helen Goodland has more than 30 years of experience working with governments, developers and builders to advance innovative high–performance projects in Canada and around the world. As co-founder of Building Technology Innovations, she mentors start-ups focused on the construction industry. Helen is an architect registered in the UK and has an MBA from UBC. She is one of the BC Sustainable Energy Association’s climate action heroes and has been nominated as a YWCA woman of distinction. She also serves on the Canadian Construction Association’s Corporate Social Responsibility Taskforce.
U40 Award William Donnellan, IRL Construction Ltd.
William Donnellan hails from Ireland where he commenced his apprenticeship in carpentry at the age of 17 and by the time he was 22 had established his own successful construction company. When he moved to Canada and gained Canadian experience, he founded IRL Construction Limited in 2009 which has grown from a team of three to more than 70 today. William has always been and continues to be fully involved not only in his business, but also in various groups and non-profit organizations.
LIFETIME ACHIEVEMENT Dolphe Hoffman
Dolphe was elected as president of ACA (now VRCA) in 1983 and has held board positions on the BCCA and CCA. He headed up the Awards of Excellence team for the inaugural event in 1989 and continued on as chair for many years and continues to serve on the committee today. Dolphe also served the VRCA as assistant to two presidents, Allan Bennett and Chris Boatman and helped Horace Harrison put together material for the book on the history of VRCA entitled “A Single Voice”. Dolphe was awarded the VRCA Life Member Award in 1995.
MEMBER OF THE YEAR AWARD Axiom Builders Incorporated See feature profile on page 6 CONSTRUCTION WORKPLACE HEALTH AND SAFETY INNOVATION AWARD Graham Infrastructure LP for the Safety Day/Environmental Day Initiatives
EDUCATION LEADERSHIP AWARD Kristi Seddon, Ledcor Construction Limited
Kristi Seddon joined Ledcor Construction Limited in 2012 as an entry-level project coordinator and has recently transitioned to the estimating department. Kristi has been involved with several groups over the years including the VRCA Education Committee. She took a leadership role this last year and had an impact on developing and presenting the VRCA School Outreach Program. Since joining the committee, she has contributed in many ways, including her interaction with students and educating them about opportunities in the construction industry. 42 construction business
LIFE MEMBER INDUCTEE Richard (Rick) Stockstad
Until his retirement last year, Rick was the face of ESC Automation in B.C. Not content to simply work in the business, he gave tirelessly of his personal time to promote the construction industry to others. He was actively involved in a number of industry associations including ACA (now VRCA) where he has been a member since 1985 through various companies. Rick was involved in a number of committees at VRCA including over 30 years on the Special Events Committee where his claim to fame of course was co-anchor of the ACA News together with Larry Gibson.
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INNOVATION & PRODUCTIVITY Solid Rock Steel Fabricating Company Limited for the Expandable Aluminum Pinch Deck ANNUAL SAFETY AWARDS Houle Electric (trade contractor 200,000+ personhours) Status Electrical Corp (trade contractor 200,000+ personhours) Graham Construction & Engineering (general contractor 50,000 to 99,999 personhours) Zero Accident Frequency The Gisborne Group McLeod Masonry International Corp. Omicron Canada Inc Turner Construction Company Western Pacific Enterprises GP
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BUILDEX VANCOUVER 2018 SHOW PREVIEW
PLAN YOUR VISIT 80+ SEMINARS TO CHOOSE FROM We’ve expanded our program, giving you more opportunities to enhance your own professional development. Earn CEU credits from AIBC, BOMI Canada, Homeowner Protection Office and IDCEC. Explore the full program at buildexvancouver.com.
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ASSOCIATION PRESENCE This year, we’re pleased to once again host the ever popular BOMA Luncheon, ICBA Breakfast and VRCA Breakfast. Visit www. buildexvancouver.com for more information.
WORLD OF CONCRETE PAVILION Back by popular demand — the internationally acclaimed World of Concrete is back! Visit this interactive feature on the tradeshow floor, with its own pavilion and live demos.
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The annual Industry Reception takes place Wednesday, February 14 from 5:00 – 6:00pm on Level 2. Join your colleagues and network with over 900 industry professionals and enjoy a complimentary glass of wine or beer.
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TAILORED SESSIONS FOR YOU
WEDNESDAY, FEBRUARY 14
WED., FEB. 14 • 8:00AM–9:00AM • EARLY BIRD $35/REG $45 W03 – BEYOND CLASH DETECTION – HOW GENERAL CONTRACTORS CAN LEVERAGE BUILDING INFORMATION MODELLING ON ANY PROJECT [ 1.0 BOMI CPD ] Building Information Modeling (BIM) has been a buzzword in KATE KIRWAN the AEC industry for years. Yet, the Canadian market as a whole has been slow to adopt it. A major selling point of BIM for construction has been conflict or clash detection on large projects, but there’s no doubt about it that BIM can offer so much more.
WED., FEB. 14 • 10:30AM–11:30AM • EARLY BIRD $35/REG $45 W18 – DIGITAL REVOLUTION IN CONSTRUCTION [ BOMI 1.0 CPD ]
PRESENTED BY
Discussing the digital revolution in construction, this session will hone in on trends and solutions, including automated equipment and next generation 5-D building, as well as innovation used by Canadian firms, industry challenges, and digital drivers such as the skilled labour shortage and UX expectations.
STACY LOPEZ
Speaker: Stacy Lopez, Manager, Marketing & Communications, ConstructConnect
For Turner Construction Company, BIM implementation is driven by the very specific needs of each individual project. This presentation will share examples of projects that Turner utilized virtual design from start to finish, expanding on the many benefits that BIM can offer. The speaker will discuss the innovative technologies that Turner is using to be better builders, including logistics coordination, 4D scheduling, 3D laser scans and 360 cameras. This session will summarize one construction company’s BIM journey from BIMfree to BIM as often as possible, on all stages of a project. Speaker: Kate Kirwan, VDC Manager, Turner Construction Company
WEDNESDAY, FEB. 14 • 3:00PM–5:00PM • EARLY BIRD $55/REGULAR $65 W38 – KEYNOTE: VIEWS FROM THE EDGE [ BOMI 2.0 CPDs ] Views from The Edge reinvents the traditional conference experience. Join us for an afternoon plenary of highly relevant, high value, high energy accelerated presentations on matters at the forefront of or industry. Focusing on DISRUPTION, Change Agents and Thought Leaders will expand on topics that are contributing to the advancement of our industry, business and society at large.
HIGHLY RELEVANT • HIGH VALUE • HIGH ENERGY 20 MINUTE PRESENTATIONS BUILDEX Vancouver Show Preview • February 14 & 15, 2018 • www.buildexvancouver.com
BUILDEX VANCOUVER 2018 SHOW PREVIEW
WED., FEB. 14 • 11:00AM–12:30PM • EARLY BIRD $35/REG $45 W19 – THE NUTS AND BOLTS OF LEAN CONSTRUCTION [ BOMI 1.5 CPDs ] The application of Lean Construction principles within the industry has gained considerable traction over the last decade CHRISTY NIKEL due to the need for productivity gains and shortened lead times. The challenge is that traditional Lean is centered around manufacturing environments, making some tools ineffective in the construction arena. With the best of intentions, these tools are often implemented for the sake of implementing them, with little or no effect. In this session, attendees will learn a simple and practical approach to implementing the Lean concepts within Construction to boost productivity, shorten lead times, and heighten customer value. Participants will learn: • How to define value from the customer’s perspective • How to visually capture where waste is hidden in every day processes • How to design and implement improvements • Simple tools for fostering collaboration, preparing for change, and capturing results as well as do’s and don’ts for delivery This session is geared towards individuals interested in or tasked with leading improvement efforts within their organization. Speaker: Christy Nikel, Founder and President, Lean U
WED., FEB. 14 • 11:00AM–12:30PM • EARLY BIRD $45/REG $55 W21 – KEY PRINCIPLES IN BUILDING AN ENDURING ORGANIZATION [ BOMI 1.5 CPDs ] Building an enduring organization in today’s environment MICHAEL MANGUM of unparalleled change requires the kind of leadership that drives trust, commitment and engagement in its people. This session will lead participants through a discussion of core elements of leadership effectiveness and organizational endurance, as well as critical skills for today’s leader of tomorrow’s workforce.
allowing local governments to set new energy-efficiency requirements that are consistent across the province. Six months after its release, what lessons have we learned from local governments and builders that have adopted the B.C. Energy Step Code? What comes next for provincial and local policies to encourage high performance construction? What tools and training are available for builders to be ready for the new code?
BOB DEEKS
BRENDAN MCEWEN
ROBYN WARK
KAREN TAM WU
Speakers: Bob Deeks, President, RDC Fine Homes Brendan McEwen, Sustainability Manager, City of Richmond Robyn Wark, Team Lead, Sustainable Communities, BC Hydro Karen Tam Wu, Director of Building and Urban Solutions, Pembina Institute
THURSDAY, FEBRUARY 15 THURS., FEB. 15 • 8:00AM–9:00AM • EARLY BIRD $35/REG $45 T03 – CONSTRUCTION CONTRACTS 101 [ BOMI 1.0 CPD ] Constructions projects vary widely and it is essential that those working in, or advising, the construction industry are BILL WOODHEAD knowledgeable about the limitations and pitfalls of commonly used contracts and some of the important provisions to pay close attention to. In this presentation, special focus will be paid to the documents prepared by the Canadian Construction Documents Committee including CCDC 2, CCDC 3, CCDC 5A and CCDC 5B. For those involved with the construction industry, this session will provide invaluable lessons and insights into using construction contracts effectively. Speaker: Bill Woodhead, Senior Associate, Borden Ladner Gervais LLP
This presentation will: • Clarify what sets an enduring organization apart from other organizations • Recognize that invaluable importance of building an enduring organization that will last through numerous generations • Identify a framework for building an enduring organization • Examine the role of leadership takes in establishing your organization’s core ideology and envisioned future Speaker: Michael Mangum, Principal, FMI Corporation
WED., FEB. 14 • 12:00PM–1:30PM • EARLY BIRD $45/REG $55 W25 – IMPLEMENTING THE B.C. ENERGY STEP CODE: LESSONS LEARNED AND NEXT STEPS ON THE PATH TO NET-ZERO NEW CONSTRUCTION [ BOMI 1.5 CPDs ] The Climate Leadership Plan sets a target that every new building must be net-zero ready by 2032. The B.C. Energy Step Code, launched last summer, is intended to provide a framework and roadmap for how we will meet that goal. It creates predictable steps for builders and local governments to follow,
Hays Job Board Don’t miss the Hays On-Site Job Board. See the latest career opportunities and HR solutions for the Construction, Property Management and Design industries.
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