Issuu

March/April 2016 Vol. 13 No.3

Centennial Secondary School PM 40063056

Bob de Wit, CEO of GVHBA | Mechanical | Concrete Water & Waste | 2016 WoodWorks! BC Awards

Wilson M. Beck Insurance Services Inc. “General Insurance & Contract Bond Brokers” ~ Serving the construction industry ~ ~ Personal, auto & ICBC fleet insurance ~ ~ Commercial insurance ~

BURNABY 303-8678 Greenall Avenue Burnaby, BC V5J 3M6 Tel: 604.437.6200 Toll Free: 1.888.437.1100

KELOWNA 107-2040 Road Kelowna, BC V1Y 9N7 Tel: 250.763.3840 Toll Free: 1.888.292.6202

CALGARY 640-1414 8th Street SW Calgary, AB, T2R 1J6 Tel: 403.229.2060 Toll Free: 1.855.229.2002

Constructive Advice — Superior Service www.wmbeck.com

Inside 06 Connections

Bob de Wit, chief executive officer of the Greater Vancouver Home Builders’ Association, is focused on moving the association forward.

March/April| Volume 13 No 3

PUBLISHER

MANAGING Editor Contributing writers

Dan Gnocato dang@mediaedge.ca Cheryl Mah Justin Arnott Tyler Barber

10 Feature Project

Brian Bebek

The new Centennial Secondary School follows 21st Century Learning principles that focus on flexible learning spaces that encourage collaboration and integration between students and teachers.

Adam Franklin Andrew Fulkerson John Hemsworth Karen Martin Dave Randall

24 SPECIAL SUPPLEMENT

Patrique Tardif Janice Walton

2016 ACEC British Columbia Awards

Roger Warren Brad White Allan Wu

Industry Focus

B.C./ALBERTA SALES

Dan Gnocato Tel: 604.549.4521 ext. 223

13 Mechanical

National Plumbing Code 2015 The LED Advantage Harnessing Waste Heat

PUBLISHED BY

PRESIDENT Kevin Brown

18 Water & Waste

Green Wastewater Technology Design-Build Effectiveness B.C. Expands Water Use Regulation

21 Concrete

The Importance of Protective Coatings Concrete Value Understanding Post-Tensioning

Departments 04 Message from the Editor 28 The Legal File

Resolving Construction Disputes

29 Architect Corner

Does Form Follow Function?

30 Industry News

vancouver office 2221 Hartley Ave. Coquitlam, B.C. V3K 6W9 Tel: 604.549.4521 Fax: 604.549.4522 Toronto office 1000-5255 Yonge St. Toronto, ON M2N 6P4 Tel: 416.512.8186 Fax: 416.512.8344 Copyright 2016 Canada Post Canadian publications mail sales publication agreement no. 40063056 — ISSN 1710-0380 Return all undeliverable Canadian addresses to: Suite 1000 — 5255 Yonge Street, Toronto, Ontario, M2N 6P4

PRINTED IN CANADA Construction Business is published six times a year by MediaEDGE Communications Inc. as follows: January/ February, March/April, May/June, July/August, September/ October, November/December. Yearly Subscription: CANADA 1YR $35* 2YR $60* USA 1YR $60 2YR $110 INT 1 YR $85 2YR $150 *Plus applicable taxes REPRINTS: No part of this magazine may be reproduced in any form — print or electronic — without written permission from the publisher. Requests for permission to reprint any portion of this magazine should be sent to the publisher. Circulation Inquiries: 416.512.8186 ext. 232 circulation@mediaedge.ca

proud sponsor of

Cover Photo

The new replacement Centennial Secondary School will open for students in September 2016.

February 15 & 16, 2017

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.

November 9 & 10, 2016

March 21 & 22 2017

Editor’s Note

Unaffordable Housing Market

ancouver has garnered many distinctions over the year, but becoming the most expensive city to live in North America is one we can all probably do without. The city has also consistently ranked in the top three in the world for the most unaffordable housing market. Fortunately we bought our house in Vancouver many years ago (market was hot then too), otherwise we would not be able to afford one today. Affordability is a hot issue and while everyone debates solutions, the housing market continues to break records. One person who has the finger on the housing market pulse is Bob de Wit, CEO of the Greater Vancouver Home Builders’ Association. Members are extremely busy meeting pent up demand and the annual shortage in housing sup-

ply is compounding the affordability issues in Vancouver. For our feature project, we take a look at the new Centennial Secondary School in Coquitlam. The design incorporates many 21st century learning principles that encourage collaboration between students and teachers. Other features in this issue include mechanical, concrete and water and waste. Water and waste infrastructure is critically important to the health and growth of communities. We highlight two wastewater treatment facilities. Also read about the new B.C. water regulation and changes under the national plumbing code. Disputes in construction unfortunately are a regular occurrence. Legal experts share some strategies to avoid disputes in our legal file section.

Finally, inside you will find the annual winners of the 2016 ACEC-BC Awards for Engineering Excellence and the 2016 WoodWorks! BC Awards. Congratulations to all the winners!

Cheryl Mah Managing Editor

BFL MAKES A DIFFERENCE

INSURANCE, RISK MANAGEMENT & SURETY BOND BROKERS FOR THE WESTERN CANADIAN ROAD BUILDING AND ROAD MAINTENANCE INDUSTRY

BFL CANADA Insurance Services Inc.

Suite 200 - 1177 West Hastings Street, Vancouver, BC V6E 2K3 Phone: 604.669.9600 | Fax: 604.683.9316 construction@bflcanada.ca VANCOUVER • CALGARY • WINNIPEG • TORONTO• OTTAWA • MONTREAL • QUEBEC • HALIFAX | WWW.BFLCANADA.CA 4

construction business

March/April 2016

How Safety Leads to Success

rom 2012 to 2014, 1,005 workers in the construction industry were injured or killed due to falls from ladders. That’s almost one fall, every day, for three years. “The numbers show there is work to be done,” says Chris Back, manager of Industry and Labour Services at WorkSafeBC. “When you fall from a ladder, your chances of serious injury are significant — we’re talking about fractures, concussions, even fatalities.” When it comes to having a long and successful career in skilled trades, staying safe is essential, and you can help avoid injuries by taking a few simple steps.

Stepping Up If your industry involves working at heights and using ladders for example, encouraging workers to be aware of the hazards is crucial. “Assess the work that you’re going to be doing and determine whether a ladder is the best tool for the job, or if there’s a safer alternative,” says Back. To be sure you’re using the right tool, keep the following in mind: 1. Assess the hazards • Can you set up the ladder on a firm level surface? • Is the ladder in good condition? • Does it have a legible label with the load and duty rating?

• Is the ladder the right grade for the task and the industry (CSA Grade 1 or better)? • Is the ladder the correct height or length to allow you to work safely? • Is there anything else that could increase your risk of injury while using the ladder? 2. Consider safer alternatives • Could you use a safer alternative to a ladder? • Consider platform ladders, scaffolding (stationary or rolling), boom or scissor lifts, or other work platforms. 3. F ollow safe work procedures Whether you use a ladder or a safer alternative, follow safe work procedures every time. Setting up a ladder incorrectly puts you and other workers at risk of serious injury. If a ladder is the best option for the job, ensure your workers always do the following when working with one: • Check the work area to ensure the ladder is the correct length and height. • Inspect the ladder before using it, including opening and positioning the ladder on a firm, level surface, and making sure all four feet are in contact with the surface. • Open and lock the spreader bars. • Maintain three-point contact when climbing

the ladder — two hands and one foot, or two feet and one hand at all times. •W hen performing short-duration, light-duty work from the ladder, keep two feet on the same step and supporting the body (knees or chest) with the ladder to maintain three points of contact, and making sure that a safe handhold is available. •N ever stand or sit on the top two rung of any stepladder. • Always follow manufacturer’s instructions.

A culture of safety at work Staying safe on the job isn’t limited to enforcing rules and regulations among your workers. Instead, Back says when a company makes safety a priority for everyone from the top executives to the workers on the jobsite, it becomes their way of doing business. “Positive safety culture means that people within the organization have a shared set of values and visions about safety all the time. It’s something that is just natural to them when they do their work,” he says. Developing a workplace culture of safety doesn’t have to be overly complicated or difficult. Following some simple steps, making safety a priority, and taking the time to assess workplace hazards, can all go a long way to improving workplace safety.

Plan ahead before using a ladder • Assess the hazards before using a stepladder • Consider a safer alternative • Develop and follow safe work procedures

For resources on ladder safety visit worksafebc.com/safetyatwork.

Connections

Building Momentum The GVHBA is the fastest growing home builder association in Canada. By Cheryl Mah

ith housing starts in B.C. and Vancouver continuing to defy national trends, Bob de Wit confirms home builders are extremely busy and does not see the pent up demand dissipating anytime soon. “Right now the biggest challenge is housing supply,” says the chief executive officer of the Greater Vancouver Home Builders’ Association (GVHBA). “Overall we’re short 2,0003,000 units per year and I think that unfortunately drives some of the affordability issues in Vancouver.” Vancouver-area housing starts jumped dramatically in February 2016, reaching the highest monthly levels in more than two decades, according to the Canada Mortgage and Housing Corporation. The seasonally-adjusted annual rate for housing starts in the Vancouver Census Metropolitan Area rose to 24,244 units, up from 20,825 in January. “It’s the busiest since 2005,” says de Wit. “This year will be more of the same — it’s a very hot market for new construction and renovations.” A busy market also means demand for skilled workers is exceeding supply. The situation will only get worse with thousands of baby boomers expected to retire by the end of the decade. “Labour shortage is a big issue. Every type of trade is in demand, but especially framers,” says de Wit. Established in 1974, GVHBA is the second largest and fastest growing home builder association in Canada. It is affiliated with the Canadian Home Builders’ Association (CHBA) at both the provincial and national levels and is the largest local association in British Columbia. Membership is comprised of a broad cross section of the residential construction industry including developers, builders, renovators, suppliers, sub trades and professionals. Members range from small family-run businesses to high-volume, multi-family developers. Since assuming his position in 2012, de Wit has been focusing on membership growth and government relations. He says membership was flat for several years for a number of reasons including the 2008 recession and a lack of capacity for membership recruitment. “Membership was around 650 when I started and we’ve been able grow that to 900 members which is significant,” he says. When de Wit took over from Peter Simpson, who retired after 19 years at the helm, it may have

construction business

March/April 2016

been a surprise to many given his background in the tech industry. But after spending 20 years as an entrepreneur, investor and operator of tech startup companies, de Wit was ready for a change. “I wanted to change industries, learn about real estate and stop travelling as much so I took on the challenge when the opportunity at GVHBA came up,” he says. While the industry is different, there are similarities which made the transition smoother for the 48-year-old, whose experience includes corporate development, corporate finance and competitive market intelligence.

...de Wit is moving the GVHBA forward by bringing IT and digital tools to members. “I understand how entrepreneurs work and entrepreneurs are the same in any industry. Many of the companies in this industry are family owned and I grew up in a family business so I can relate to how they operate and the issues they face,” says de Wit. “The biggest difference is that in the tech world, the start-ups don’t necessarily have to be cash flow positive but in this world, companies have to be.”

The biggest learning curve was understanding the bureaucratic and complex environment of the construction industry. “Working with city hall, for example, was a big adjustment. There are more processes and procedures in place than in the tech world. Coming from a small startup company environment where changes are very rapid, the pace of change in construction is very different. Change in this industry is slower and more deliberate.” Born in Richmond, de Wit grew up in the Okanagan on a dairy farm with his Dutch immigrant parents and three brothers. He earned a business administration undergraduate degree from Simon Fraser University in 1991 before going to work in the Calgary oil patch for a year. He returned to SFU to complete a master’s degree in economics in 1994 and was going to pursue a PhD in England but met his future wife Susan and stayed. He started his tech entrepreneurial career path with the creation of a company called Canadian V-Chip Design, which commercialized the technology that controls content on TVs. Several other startups followed including the Technical University of B.C. in 1998 and Flint Box in 2003. Prior to joining the association, he was CEO of GreenAngel Energy, a publicly traded angel fund investing in private clean technology businesses. When recruiters for GVHBA came knocking, it was an opportunity for de Wit to expand his interests and strengths to a larger scale. “The people have been really great. The board members are fantastic. It’s even better than I expected,” says de Wit, who oversees a staff of six in the association’s Surrey headquarters. Along with membership growth, the other key focus for the association has been to take a more proactive role in local government relations activity. “Historically what we’ve had done was essentially observe and report to our members, but now we’ve shifted to being proactive versus reactive,” says de Wit, noting that GVHBA created a report called Getting to Ground Breaking which examines the different municipalities to improve transparency and accountability. With his background in technology, de Wit is also moving the GVHBA forward by bringing IT and digital tools to members. “We weren’t using social media before and inclu-

Connections

sion of social media was a big change. We’re also in the middle of redeveloping our website,” he says, adding other areas of focus include expanding their education capacity and marketing/communications presence. When it comes to the housing market, affordability continues to be a topic of hot debate. A number of recent changes to building codes provincially and in the City of Vancouver will only exacerbate the problem, says de Wit.

“The changes are slowing down the processes at city halls, which is already bad and the increased costs for energy efficiency, for example, will impact homeowners in the end. These changes have a cost,” he says. He believes politicians are treating new construction as the low hanging fruit for carbon targets when what they need to be looking at is the existing environment where the rewards for improvements are much greater.

“For example, if governments were to offer tax credits for green renovations, they could have a much greater carbon recovery than they can from implementing new incremental code changes,” he says. Residential builders are also facing changes for licensing requirements as of March 2016. Changes to the Homeowner Protection Act Regulation were announced last year to introduce an enhanced licensing system for builders (new and existing) that will lead to higher professional standards and increase consumer protection for buyers of new homes. To renew their license, all home builders will be required to take continuing professional development courses directly related to residential construction each year. “It will create a barrier for weekend warrior type builders and raise the bar for professional home builders,” says de Wit. With the strong demand for housing expected to continue, de Wit believes this is a crucial time to capitalize on new technologies and innovation to deliver better products to home owners. “There is an opportunity to invest in innovation which can lead to progressive building practices,” says de Wit. “It’s an exciting time to be in the industry.” De Wit resides in South Surrey with his wife and daughter. His personal interests include playing golf and old time hockey.

Each construction project is unique. Your risk solutions should be too. CMW’s insurance solutions are built for you from the ground up by our experienced Risk Advisors. We are BC owned and operated, and know how to deliver what you want, and more importantly, what you need. Get the solution that’s right for you.

Talk to a CMW Risk Advisor today. Call 604 294 3301. cmwinsurance.com 700 – 1901 Rosser Avenue, Burnaby, BC V5C 6R6

March/April 2016

construction business

LMS establishes a regional office in California LMS Reinforcing Steel Group (LMS) has established a regional office in California through the acquisition of of Johasee Rebar (Johasee) in Bakersfield. Founded in 1979, Johasee has 37 years of experience with rebar fabrication and installation for industrial, commercial, and residential projects throughout California. “Johasee was an attractive acquisition target for a number of strategic reasons. The management team has done an exceptional job of building a company with loyal customers and capable ironworkers; the result is a profitable company with a strong reputation. We are focussed on building on this success” says Ron McNeil, CEO and Co-Founder of LMS Reinforcing Steel Group. LMS’ new California Regional Office consists of a 10-acre fabrication yard and 60-plus employees, a majority of whom are experienced ironworkers. With the addition of a third fabrication yard to our operations and local, experienced installation crews, LMS is positioned to service high rise residential and commercial clients’ needs for rebar and post tensioning fabrication and placing needs for projects in central and southern California. “We are experts in high rise construction” says McNeil; “a number of our Canadian clients are working on projects

in Los Angeles and San Diego. With our new presence in California, they can count on us as their trusted partner on these projects.” Johasee’s senior management has also joined the LMS team. We are confident that their continued leadership and marketplace knowledge in the US will be invaluable in LMS’ ability to meet their service commitment to their clients in all the markets we serve. LMS’ clients can continue to count on the service excellence they are known for: • Accurate estimating, detailing and fabrication • Sound manpower planning • Superior installation productivity “The personnel that join us from Johasee are experts in this industry as well,” says Norm Streu, President and Chief Operating Officer. “We are very happy to have each of them on the LMS team. They are committed to the performance excellence. And we are committed to building long-term careers for our ironworkers.” LMS has successfully become the rebar fabricator and installer of choice in all the markets in which they operate. They are committed to the consistent delivery of superior performance and customer service while earning the trust of their customers, suppliers and employees.

Feature Project

Rethinking Education By Cheryl Mah

he replacement of one of Coquitlam’s oldest schools will soon deliver a modern learning environment for 1,250 students. When completed, the new two-storey Centennial Secondary School will feature flexible spaces that encourage collaboration and integration. Designed by Thinkspace Architecture (formerly Graham Hoffart Mathiasen Architects), the project has been on the boards since 2004 with funding announced by the B.C. Ministry of Education in 2009. Thinskspace partner-in-charge Ron Hoffart explains Centennial was originally earmarked for seismic upgrading, but it was determined that a full replacement would be more cost effective. The driving inspiration behind the design concept was to transform the traditional school model into a 21st century learning space with groups of classrooms forming “learning communities.” “Broadly speaking, 21st century learning is a transition from information based learning to skills based learning,” says Hoffart. “The main idea, after working charrettes with the students and understanding the school district’s education philosophy, was to develop learning communities to focus on collaborative learning.”

construction business

March/April 2016

Movable walls and transparency are central to creating the flexible spaces in the learning communities. The design strategy strives to facilitate better communication and collaboration between students and teachers. Breaking the school down to smaller groups also works to counter alienation and isolation, notes Hoffart.

Movable walls and transparency are central to creating flexible spaces... The 130,000 square foot building will have wireless capabilities and features include a small theatre, an outdoor amphitheatre, trade shops, state-of-the-art teaching kitchen, and a library. “The library is a key feature,” says Hoffart. “It is quite large, providing space for individual learning, small group projects, quiet study and even small classes.” Today, libraries have become less about information and more about offering social/interactive space and a library was clearly identified as a must have by the students.

The main challenge for the project was a natural gas pipeline running diagonally through the site as well as the slope of the site. According to Hoffart, the building form was very much in response to the site conditions. “The building is very linear because of the site,” he says, noting the district considered moving the school or the pipeline but in the end, the new school was placed behind the existing school. “The community zones are organized on the downward slope and then there’s a long interconnected space.” Another challenge was working adjacent to the existing school which remained fully operational during the construction period. Careful planning and good communication was important to minimize any disruption. Envoy Construction Services broke ground for the new school in November of 2013. Substantial completion is expected in May 2016 with the school opening in September 2016. At peak of construction, 140 workers were on site. Envoy owner Rick Brown says construction is being done in two phases with the new school being finished first. Phase two will include the demolition of the old building (but the existing gym will be retained) and construction of a new gym and neighbourhood learning centre.

Feature Project

“The Ministry gave the district 15 per cent more square footage to accommodate the learning centre,” says Hoffart. “So the centre and two gyms will be on the other side of the pipeline.” The concrete structure features fibre cement panels, preformed metal cladding and extensive glazing on the exterior. Wood is used throughout for the interior ceilings and some glulam structures.

The school is designed to LEED Gold, according to Hoffart, with a focus on conservation, high energy efficiency, natural lighting and natural landscaping. “Rainwater is collected to create a water feature on the south side of the school and acts as an outdoor learning opportunity,” he says. “The learning communities have a decentralized mechanical system. Air handling for the

theatre, library and other common areas are centrally fed.” The mechanical systems being installed by Pitt Meadows Plumbing & Mechanical Systems include chilled beams, a hydronic heating system with an air-source roof mounted heat pump and four high-efficiency condensing boilers. Two solar chimneys provide passive ventilation.

We Rent, Sell or Lease... • • • • • •

Cars, trucks, 7 & 15 passenger vans, cargo vans, and SUVs Corporate, commercial, and retail rentals Daily, weekly, and monthly rates Insurance replacement vehicle programs 30-Day Trial on vehicle purchases Fleet management services available

• • • • • •

New and used leasing Tailor-made lease programs 120 pt inspection with every vehicle purchase 3 months or 5000 km warranty Trade-ins welcome Financing available

9522 - 200 Street, Langley

604•881•9559

Toll Free 1•800•936•9353

www.drivingforce.ca

March/April 2016

construction business

Feature Project

The existing pipeline was a main challenge, requiring careful coordination of the work to be done on both sides of it, according to Wes Robinson, partner at Pitt Meadows Plumbing. “With a fully occupied school on the site, it meant staging equipment to arrive on site at the right time and not occupy limited space,” adds Robinson, estimating they had a crew of 15 on the job. With B.C.’s new educational curriculum to be fully implemented in all public schools by fall 2016, the new Centennial Secondary School

The existing pipeline was a main challenge, requiring careful coordination.... will provide an ideal setting to accommodate the changes. Hoffart believes Centennial employs some of the most advanced ideas of 21st century learning for a high school. “We’ve now done three high schools that have focused on 21st century learning and a couple of elementary schools. We’re still in a transitioning period of what the future of education should be, so it’s an exciting time,” says Hoffart, whose firm specializes in educational facilities.

SUSTAINABLE VALUE WHAT IS THE DEFINITION OF VALUE?

Precast Concrete Pipe has a proven 100 year service life.

Manufactured in locally

Concrete pipe is the only product used in the construction of the civil underground infrastructure that can make this claim.

locally sourced raw

established, quality certified facilities utilizing materials and labour,

Real value is presented when the money spent on a product provides a direct return to the economy it is used in and where it can provide substantiated proof of it ’s performance over time.

precast concrete pipe provides true value to both the local and

Many other products make claim to providing value but the truth is they are manufactured in plants far from the market or their local plants utilize raw materials trucked or railed from hundreds and thousands of miles away.

provincial economy with measurable return to the

Much like living closer to where you work, utilizing products manufactured locally with locally sourced materials reduces environmental impact through many tangible and impactful ways.

taxpayer. Support local producers

Additionally, Precast Concrete Pipe is 100% recyclable at the end of it’s life span ensuring a sustainable value to the community, environment and economy.

and invest in B.C. It’s your future.

With continued ongoing improvements in raw materials, gaskets, manufacturing and concrete technologies the precast concrete industry is evolving, improving it’s performance and providing real sustainable value. The Langley Concrete Group; Supplying Products Communities are Built On, Supporting the Communities we Live in.

WWW.LANGLEYCONCRETEGROUP.COM

construction business

March/April 2016

1- 800-667- 9600

Mechanical

What’s New in the National Plumbing Code 2015? by Patrique Tardif

wenty-eight technical changes were incorporated in the National Plumbing Code 2015 (NPC). The most significant changes are the new water-use efficiency requirements for plumbing fixtures, supply fittings and shower heads and the introduction of new requirements for stainless steel as an acceptable plumbing material. The use of stainless steel as a plumbing material has become common practice in the industry and stainless steel is being accepted for use in plumbing installations in many Canadian jurisdictions. However, in some jurisdictions, the absence of code requirements has prevented practitioners from installing stainless steel plumbing fixtures in buildings. The committees responsible for updating the NPC responded to this regulatory barrier and developed requirements that set minimum performance standards for plumbing components made of stainless steel. Standards from the American Society for Testing and Materials (ASTM) and American Society of Mechanical Engineers (ASME) that define the performance criteria for stainless steel pipes, butt-weld pipe fittings, pipe flanges, threaded fittings and stainless steel tubes are now referenced. The minimum acceptable grade is also specified for of each of these plumbing components. Stainless steel tubing is only permitted in certain applications, such as for underground and aboveground water service, while it is not permitted for applications such as building sewer, drainage or venting systems. Welded stainless steels joints must conform to ASME B31.9 “Building Services Piping”, which requires a qualified tradesperson to perform the welding. The thickness of butt-weld pipe fittings

must be at least that of the wall thickness of the pipe to which the fitting is attached. The code requires stainless steel piping to be horizontally supported and specifies the maximum spacing of supports. Where hangers or support of stainless steel pipes or tubes are of made from material other than stainless steel, they must be separated and electrically insulated from the pipe or tube to help reduce the risk of galvanic corrosion. The first phase of new water-use efficiency requirements are also ntroduced into the NPC 2015. Phase 1 of the development deals only with ‘mandatory’ requirements that limit the maximum amount of water used by plumbing fixtures and fixture fittings (e.g. limiting the volume of water per flush through a urinal). Phase 2 of the development will deal with ‘enabling’ requirements pertaining to water recovery. ‘Enabling’ means allowing technologies or systems to be used but not requiring that they be installed. For example, enabling requirements for rainwater harvesting would not force the installation of rainwater harvesting equipment but rather require certain levels of performance and safety for these systems where they are installed. The introduction of ‘enabling’ requirements into the NPC is planned for the 2020 edition. The new mandatory water-use efficiency requirements set a maximum water usage per flush cycle in litres per flush for water closets and urinals. In addition, flush tank urinals must be capable of preventing flush cycles when not in use, but are permitted to flush automatically at predetermined intervals where they are not in use for an extended period of time, such as those in seasonal buildings. Although this contradicts

water-use efficiency, automatic flushing is important because it prevents the deterioration of the water seal due to evaporation or backflow conditions. For retrofits of water closets in residential buildings, less stringent values for water-use efficiency are permitted where it can be shown that the more stringent residential water closet requirements that apply to new buildings would be impractical given the use or occupancy of the existing building or due to the characteristics of the municipal infrastructure. The NPC 2015 now also prescribes water-use efficiency requirements for plumbing supply fittings and shower heads and sets maximum water usage in litres per minutes for lavatory and kitchen supply fittings, and for shower heads. The required water-use efficiency performance levels were chosen to reflect products, technologies and practices available today. This allows the benefits of improved product and building performance while ensuring that the incremental cost of compliant fixtures and fittings remains in line with current costs. The Standing Committee on HVAC and Plumbing recognizes that rainwater harvesting systems are already being installed and regulated in a number of Canadian jurisdictions and has already started working on proposed requirements for the NPC 2020. The proposed requirements on rainwater harvesting systems would address system design and water treatment and ensure that rainwater harvesting systems perform and are constructed to reduce the likelihood that persons will not be harmed by contaminated substances, but will not force code users to install them. As part of the task of developing water-use efficiency requirements, the committee plans to investigate other forms of water recovery. A scoping exercise is being conducted to determine the next area of focus for water-use efficiency requirements. Among others, grey water, boiler blowdown, and condensate drainage are being considered. The national model codes governing construction in Canada (the National Building Code, National Fire Code, National Plumbing Code and National Energy Code for Buildings) are now collectively called Codes Canada. Almost 600 technical changes will not only make the provisions in the four model codes clearer and easier to apply, they will also introduce new concepts and expand the codes to new areas. Patrique Tardif has been a technical advisor at Codes Canada since 2012. Visit NationalCodes.ca for more information on these changes. March/April 2016

construction business

Mechanical

The LED Advantage By Adam Franklin

ffice lighting has improved drastically over the last 25 years. Gone are the days of flickering fluorescent lighting systems that contain tar, mercury and polychlorinated bihphenyls (PCBs), all of which are harmful to human health. As our work environments have evolved, so too have our lighting requirements and expectations. Today the emphasis is on energy efficiency, flexibility, personal control, and the promoting of human health and wellbeing. As a result, lighting designers must now be able to meet a wide range of requests when it comes to office lighting and address a set of stringent national and local building code requirements aimed at energy savings. One set of standards being adopted by many jurisdictions across Canada, ASHRAE 90.1, defines minimum building efficiency requirements and requirements for lighting controls for different spaces and areas within a building. The advent of LED lighting makes achieving, and surpassing these requirements much simpler than with more traditional light sources. Today’s lighting designers should have a good understanding of the opportunities associated with LED lighting in terms of comfort, control and energy savings.

Comfort and Control LED lighting boasts a number of benefits. Unlike CFL and fluorescent sources, LED technology can be switched on and off frequently without reducing the life of the system. LEDs also offer more dynamic dimming and adjustability options including brightness, colour temperature and hue — which can be used to mimic our natural light expectations based on circadian rhythms of the human body. These inherent characteristics of LED lighting allow for more advanced control strategies which, when properly implemented, reduce energy consumption and improve employee comfort. In an office setting, where employees spend the majority of their workday indoors, it important that artificial light feels natural for the hour of day and provides flexibility for different preferences or sensitivities.

A Case Study of Open Office Lighting At Prism Engineering, we use our office as a living laboratory to test new technologies. A recent expansion at our offices in Burnaby offered us the opportunity to conduct a lighting improvement project in the new space and explore a variety of LED technologies and applications. The renovation included new LED recessed troffer luminaires uniquely sized at 20” x 24” and complete with wireless dimming controls that 14

construction business

March/April 2016

20” x 24” LED recessed troffer luminaires complete with wireless dimming controls that interface with each user’s personal computer in the open office area.

interfaced with each user’s personal computer in the open office areas. Set at 50 per cent dimmed, these luminaires achieve a lighting power density of 0.18 watts per square foot, exceeding ASHRAE 90.1/2010 LPD requirements by 80 per cent, while still meeting industry target illumination levels. A survey of the office’s lighting control system revealed that a majority of staff set their lighting levels between 30 and 60 per cent of total lighting capacity. No one in our office was found to have their default light setting above 80 per cent, demonstrating a general preference for moderate lighting levels but allowing the freedom to adjust lighting based on need. Providing employees with personal control allows individuals to optimize their comfort level, while generating considerable energy savings. At the 50 per cent dimmed setting, the recessed LED luminaries consume 75 per cent less power than a similar luminaire that utilizes long CFL lamps, and 80 per cent less than the standard 2’x4’ fluorescent luminaires used in the building. Taking advantage of the capacity of LED lighting to be switched on and off with frequently, we also installed occupancy sensor, which automatically switch off the lighting in each ‘pod” of four workstations when no one is in the area. Meeting lighting requirements on an “as needed” basis ensures that entire floors or departments don’t remain fully lit when there are only a few employees left working in an area. Compared to a scenario were the lights are turned on by the first person to arrive and turned off by the last person to leave, this zoning strategy has proven to reduce lighting operating hours by 25 to 30 per cent.

that utilize cutting edge light distribution and optical control technology that delivers over 75 lumens per watt and virtually eliminates glare. These luminaires meet target illumination levels, while using 60 per cent less energy compared to pendant luminairs that utilize high output T5 (T5HO) fluorescent lamps. Pairing this technology with dimmable wall switch vacancy sensors, which operate as “Manual-On Auto-Off ”, ensures that lights are only on when needed and function at maximum efficiency and effectiveness.

Meeting Room Lighting

Adam Franklin, EIT, LEED Green Assoc., is an electrical engineer with Prism Engineering Ltd.

The adjacent private office and meeting room spaces were fitted with 8’ LED pendant luminaires

Key Features of the Lighting Improvement Project: • All new LED luminaires are fully dimmable and can be adjusted to suit personal preferences • Occupancy / Vacancy sensors automatically switch off lighting when not required. • Reduced lighting power density from 0.93 to 0.20 Watts/ft2 Although not all LED products are created equal and must be closely evaluated for a number of different metrics, the performance of LED luminaires has now reached, and in many cases exceeds, the level of fluorescent lighting that we’ve become accustomed to. It is now a viable option for most general office lighting applications that offers far more options for controls. Properly designed LED lighting systems easily meet ASHRAE 90.1 requirements (both 2010 and 2013 versions) and even surpass the more stringent requirements of ASHRAE 189.1 2014. At the same time these systems can meet target illumination levels set by IESNA without compromising office comfort or control.

Mechanical

Harnessing Waste Heat By Brad White

New heat recovery chiller arriving on the roof of Vancity’s headquarters.

ccording to the law of conservation of energy, “energy cannot be created or destroyed”. It can, however, be wasted. In buildings, useful energy is frequently lost because there is no good way to move energy from where it isn’t wanted to where it is needed. This waste can be observed whenever there is flue gas coming from a chimney at the same time that water is evaporating from a cooling tower. This is a very common situation that happens every day across different facility types. Nearly every building has too much heat at some point. In standard buildings like offices, this heat can come from many sources — solar gain, IT server equipment, even people. Specialized facilities like recreation centres may have additional sources of heat such as ice plants and dehumidification systems. By creating connections between heating and cooling systems using a variety of approaches such as heat recovery chillers, desuperheaters and heat exchangers, this excess heat can be put to good use and can dramatically lower a building’s energy costs and CO2 emissions. The best part is that these savings can be achieved with very attractive payback periods, even in existing facilities where a significant investment to updating and redesigning systems is required. With all of this potential heat available and proven technologies for capturing it, why then don’t most buildings use this approach for their mechanical systems? One reason is the common perception that heating and cooling generally occur at different times and there would be minimal use for the excess heat. While this certainly can be true in some cases, in many facilities the overlap is significant.

Even in cold climates, there can be a requirement for mechanical cooling during winter in areas that have a lot of IT equipment or are exposed to a lot of solar gain. Conversely, in warmer weather, when there may be no requirement for space heating, other loads such as domestic hot water can be served by recovered heat. The first step to determining if the facility is a good candidate for recovering and reusing heat is to analyze the heating and cooling loads and determine exactly how much overlap there is and whether the potential savings create an attractive business case. From a technical perspective, the most significant hurdle to a connected systems approach is being able to operate heating systems at a low temperature. This greatly increases the flexibility with regards to the heat sources that can be used, which is essential for being able to get the most out of the waste heat. While low temperature heating systems are common in new buildings, they are rare in older buildings. However, it is possible to operate many high temperature systems significantly below their design setpoints much of the time without compromising occupant comfort. This can be achieved through a combination of better control strategies and other changes such as reconfiguring piping or adding variable speed drives to pumps. Connecting systems also create additional complexity that can make the overall system more challenging to operate. Operating the system effectively requires a complex control system able to analyze and respond accordingly to the building’s conditions. Poorly designed or commissioned controls can make or break the entire project, so optimization and testing of these systems is paramount.

While there are certainly challenges to making these projects work, more and more facilities are realizing the benefits. One example is the recent installation of a heat recovery chiller in Vancity Credit Union’s Vancouver headquarters. Originally designed with separate cooling and high temperature heating systems, the new chiller recovered heat from a data centre that occupies part of one floor. This provided enough heat to heat the entire 12 storey building much of the year. Reduced cooling tower and pump usage partially offset the extra electricity required to operate the chiller and reduced water consumption by 20 per cent. This has reduced Vancity headquarters’ natural gas consumption by 5,000 GJ and GHG emissions by 75 per cent, all with a simple payback of six years. Despite these changes in operation, upgrades went unnoticed by occupants and had no impact on comfort. The Grand Villa Casino in Burnaby also realized significant benefits from capturing waste heat from their chiller to reduce gas consumption from their heating and domestic hot water systems. Already a facility with significant interconnections for energy sharing, a recent cooling tower upgrade provided the opportunity to do even more. This additional energy sharing, along with a bundle of related control system improvements are expected to annually save 3,700 GJ of natural gas, 1,000,000 kWh of electricity, and 200 tonnes of CO2 with a simple payback of under four years. Beyond these projects, SES Consulting is currently using this innovative approach to reduce energy use across a diverse array of facilities, including a shopping mall, large regional hospital, and a local municipal recreation centre. In the case of the recreation centre, it is expected that following upgrades, the 40 year old facility will use less energy than brand new rec centres. By redesigning mechanical systems to harness existing energy within a building, it is possible to make great strides in reducing energy consumption and GHG emissions while providing an attractive return on investment to owners. With new developments in technology and greater awareness of the potential for heat recovery and sharing, we have seen just the beginning of what is possible. Brad White, P.Eng is a principal at SES Consulting. SES, a Certified B Corporation, is a Vancouver based firm that helps building owners reduce energy use and GHG emissions through their expertise in mechanical systems, building automation, and occupant engagement. March/April 2016

construction business

Years

2016 Wood WORKS! BC Wood Design Award winners

sig n awa r

Awards evening held on Monday, February 29, 2016 Vancouver Convention Centre (West)

Residential Wood Design

Multi-Unit Residential Wood Design

Environmental Performance

Leland Dadson Architect, Toronto, ON CLT Courtyard House, Vancouver, BC

Dale Staples Integra Architecture Inc., Vancouver, BC The Dominion, New Westminster, BC

Karel & Karen Jonker, Owners, Whistler, BC Matheo Durfeld, BC Passive House, Whistler, BC Alta Lake Passive House, Whistler, BC

Institutional Wood Design: Large

Western Red Cedar

Wood Innovation

Donald Schmitt, Diamond Schmitt Architects Toronto, ON Thompson Rivers University, Old Main Addition Faculty of Law School, represented by: Matt Milovick, Kamloops, BC Thompson Rivers University, Old Main Academic Building Addition, Kamloops, BC

James Tuer, JWT Architecture and Planning Bowen Island, BC Buddhist International Society Retreat, Bowen Island, BC

Stephen Teeple, Teeple Architects Inc., Toronto, ON Brian Bengert, Architecture Tkalcic Bengert, Edmonton, AB Philip J. Currie Dinosaur Museum, Wembley, AB

Event Sponsors

Trophy Sponsor

Jury Sponsor Speaker Sponsor

Sponsors

12 years of Wood Design Awards in BC were celebrated by more than 360 distinguished design and building professionals, including architects, structural engineers, project teams, local governments, industry sponsors and guests. The annual awards evening recognizes leadership and innovation in wood use while being an opportunity to publicly salute and encourage continued excellence in the building and design community. This year there were 103 nominations in 13 categories from all over BC as well as some international and national nominees. Wood WORKS! is a national industry-led program of the Canadian Wood Council, with a goal to support innovation and provide leadership on the use of wood products and systems. Wood WORKS! BC provides education, training and technical expertise to building and design professionals throughout BC.

Special Recognition Award presented to UBC, represented by Dr. John Innes (L) by Hon. Steve Thomson, Min. of Forests, Lands & Natural Resource Operations

Commercial Wood Design

Interior Beauty Design

Institutional Wood Design: Small

Peter Johannknecht, Cascadia Architects, Victoria, BC Greg Damant, Cascadia Architects, Victoria, BC Cordova Bay Physiotherapy Clinic, Saanich, BC

Noel Best, Stantec Architecture Ltd., Vancouver, BC Canada House, London, England

Graham McGarva, VIA Architecture, Vancouver, BC Scott Taylor, VIA Architecture, Vancouver, BC Queensway Transit Exchange, Kelowna, BC

International Wood Design

Engineer

Architect

Wood Champion

Thomas Leung Thomas Leung Structural Engineering Inc., Vancouver, BC

Patrick Cotter ZGF Cotter Architects Inc., Vancouver, BC

Andrew Harmsworth GHL Consultants Ltd., Vancouver, BC

NEW CATEGORY

Gerald Epp, StructureCraft Builders, Delta, BC Tsingtao Pearl Visitor Centre, Qingdao, Shandong Province, China

www.wood-works.ca

@WoodWORKSBC_CWC

Water + Waste

Innovative Wastewater Treatment Sechelt’s Water Resource Centre uses state-of-the-art green technology.

he new Water Resource Centre in the District of Sechelt, B.C. is a community-friendly facility that uses an advanced odour-free method to turn wastewater into high-quality reclaimed water and biosolids. Designed by Public Architecture, the Centre represents a new approach in integrating wastewater treatment facilities into urban environments. Located in the middle of town, the new facility exceeds the treatment capacity of the two older wastewater treatment plants it replaces. The treated effluent is so clean that it eliminates the need to extend an outfall pipe into the Pacific Ocean. Completed in 2015 by Maple Reinders, it is the first in North America to use a sequencing batch reactor process in which plants are suspended over treatment tanks enclosed in a greenhouse. Secondary effluent is filtered through ultrafiltration membranes and disinfected with ultraviolet light. Designed to meet LEED Gold certification, the facility includes a 12 kilowatt solar energy roof, a heat recovery system and a comprehensive odour-control technology. It uses almost

construction business

March/April 2016

half the energy of the old plant, while providing twice the capacity of the old system. The Centre won in the water category of the 2016 Federation of Canadian Municipalities (FCM) Sustainable Communities Awards. The recipients showcase the very best in local environmental practices, including water management. The awards acknowledge Canada’s municipalities as drivers of innovation, delivering local actions that lead to national results.

“We feel honoured to receive this award and for the recognition of our community’s commitment to the protection of public health and our environment. The project puts into practice Sechelt’s vision of achieving environmental and economic sustainability,” said Sechelt mayor Bruce Milne. The project also won Urban Systems an ACEC-BC Award for Engineering Excellence (see page 25).

Water + Waste

Design-Build Effectiveness The City of Chilliwack’s Wastewater Treatment Plant Expansion. By Roger Warren and Tyler Barber

s urban centres broaden and population rises in British Columbia’s Fraser Valley, the municipal infrastructure in once small, low density, communities require significant upgrading and replacement for future considerations. The wastewater treatment plant in the City of Chilliwack was designed in the early 1970s, with a trickling filter-solids contact (TF-SC) secondary treatment process and was in need of upgrades to handle increasing flows and organic loadings to the plant as a result of the growing local population it services. The city elected to implement a four phase expansion project to convert the treatment plant’s secondary treatment process from the existing TF-SC secondary treatment process to a highrate activated sludge system (HRAS). The transition will utilize the trickling filter and bioreactor as a roughing filter/activated sludge system (RF-AS) during intermediate phases. Eventually, as more bioreactor trains are added during additional phases, the secondary treatment system will fully convert to the HRAS system and the trickling filter will be decommissioned. The HRAS secondary treatment process allows for higher effluent quality from a smaller treatment footprint. The city pursued the design-build approach for Phase I of the project to effectively manage the resources such as budget and time more efficiently. Overall, Phase I needed to be completed within a year of contract award, including detailed design and construction. The city issued an RFQ and RFP to select a qualified contractor-

engineering team. Through this process, the city still had the flexibility to select a highly qualified contractor-engineering team for the project and view preliminary design ideas from each team. The winning proposal by the NAC Constructors Ltd. (NAC) and Opus DaytonKnight Consultants (Opus) team had several unique designs and proposed reusing the existing blower room, saving significant capital costs for the city. Phase I of the project included construction of the first of four HRAS bioreactor trains (including aeration components and control systems), a third secondary clarifier, and new secondary clarifier splitter box. The solids contact, or large aeration tank, was moved into one cell of the new bioreactor and the old solids contact tank was decommissioned. From the start, the team worked closely with the city and the owner’s engineer to develop the detailed design that met the city’s long-term goals through engineering and construction ingenuity. During contract negotiations and after the contract was awarded, the project team identified immediate construction and design concerns that needed to quickly be addressed for the detailed design prior to construction commencing. For example, the treatment plant is situated on liquefying river sediment with high water table levels, which is a concern during an earthquake event. Therefore, during contract negotiations both the city and project team agreed to a mutually beneficial solution that utilized ground densification using stone columns in the soil beneath the bioreactor.

Additionally, prior to the Phase I expansion project, the plant had the flexibility to operate primarily on gravity flow, except for pumps in the trickling filter that pump wastewater to the top of the filter. In a power failure, the plant could still operate entirely on gravity flow utilizing a bypass weir at one end of the trickling filter. It was a necessity to maintain this flexibility during design. The weir and top of concrete elevations needed to be finalized in the splitter box and bioreactor to maintain hydraulic flexibility throughout the plant. Construction began 10 weeks after the project was awarded and progressed at a rapid rate to meet the necessary schedule. Tie-ins of the new works needed to be completed without shutting down plant processes. The design and construction schedule met this challenge by staging the items to be constructed, and completing critical tie-ins during late nights, when flows are low. The communication between stakeholders allowed for efficient tie-in practices and proper sequencing of the tie-ins. This resulted in minimum disruptions on maintaining high quality wastewater effluent throughout construction. In addition to doing the detailed design, Opus provided construction services during the project. NAC and Opus had a rigorous QA/ QC program to ensure that the team was implementing good design and construction practices throughout the project and to ensure the city received a high quality product. Every aspect of construction and all equipment installation were carefully reviewed, and all new equipment tested to satisfy necessary standards. The team effort between the engineers and contractors was instrumental in the completion of the project on schedule and under budget. Overall, the partnership of the owner with the NAC-Opus team worked collaboratively to deliver a successful design-build project to meet a tight schedule, saving 20 per cent on the initial Phase I cost estimate. Because of the designbuild approach, the project team identified potential issues in the early portions of the project, allowing for development of optimal solutions during design and construction. The project delivers a high performance, expandable, secondary treatment system to the City of Chilliwack on-time and well under budget, benefited by the design-build approach. Roger Warren, P. Eng. was the chief design engineer for the project and Tyler Barber, EIT was the project engineer. Opus DaytonKnight has been providing municipal water and wastewater treatment, pump station, collection system engineering design, and asset management for over 50 years in B.C. March/April 2016

construction business

Water + Waste

B.C. expands water use regulation The Water Sustainability Act comes into force. By Janice Walton

n February 29, 2016 British Columbia implemented a new regime for the regulation of water in the province. Together, the Water Sustainability Act (WSA) and its new regulations expand the authority of the province to take action on water use, management and conservation. But the hallmark of the legislation is the implementation of a new groundwater licensing scheme. The bottom line is that operators must apply for licences from the Ministry of Forests, Lands and Natural Resource Operations or the Oil and Gas Commission before March 1, 2019, if they undertake activities which currently use groundwater and do not fall into listed exceptions. Furthermore, entities which intend to use groundwater in future projects, must obtain a licence before commencing such use.

Groundwater licensing While there have been existing regulatory requirements for well construction in B.C. for some time, there was no requirement in B.C. to have a licence to divert and use the groundwater extracted through the well. This is in contrast to surface water use, which has been regulated for generations. However, under the WSA, the prohibition on using surface water without authorization has now been expanded to include water from aquifers. There are some exceptions to the requirements to have licences for groundwater. This includes the use of groundwater for domestic purposes, however this exception does not include multi-family buildings such as strata, apartments, hotels and the like. There are also exceptions for drainage works constructed around the perimeter of buildings, firefighting, flow testing, well drilling, prospecting, corridor ditches, local government drainage works, agricultural drainage works, remediation and drainage wells, and 20 construction business

March/April 2016

deep water wells used for oil and gas activities in specific areas. However, with all of these exceptions there are regulatory conditions which must be met. The transition rules in the WSA are such that there is effectively a three year period (to March 1, 2019) for applying for a licence for existing groundwater use. Entities that submit applications before this date can continue to use the groundwater until such a time as the licence is issued. These licences will also be given priority dates by reference to the first historical use of the water. Additionally, entities who apply for groundwater licences before March 1, 2017 are exempted from paying the application fees. However, rental fees for existing groundwater use are effective as of February 29, 2016, regardless of when an application for a groundwater licence is submitted. The new Water Sustainability Regulation (WSR) sets out information that must be included in an application for a groundwater licence, including the names of any steams or aquifers that are reasonably likely to be hydraulically connected to the source of the aquifer under application. It also sets out the evidence that must be produced to establish a priority date, including the date of the proponents’ first use of the water, and the amount of water historically used in each year since the first use. In addition, the decisionmaker has broad discretion to require additional information or require public hearings.

Water planning and protection As its name suggests, the WSA establishes a new water sustainability planning regime. It allows the responsible Minister to designate an area of the province for the purpose of a water sustainability plan, and order the establishment of a process under which the plan is to be developed. Ultimately, if a plan is accepted by the provincial

cabinet under a regulation, it could impact water use, even in situations where there are existing licences with priority rights. Restrictions can also be put on use of land or other resources. The WSA also broadens the authority of the government to take action in time of drought, including declarations of significant water shortages, critical environmental flow protection orders and fish population protection orders. There is also new protection for the quality of water under the WSA, through a prohibition on the introduction of foreign matter to streams, stream channels or areas adjacent to a stream, that would cause a significant adverse impact to the stream, existing users of the stream, the property of riparian owners, hydraulically connected aquifers and aquatic ecosystems. It also now requires the review of water licence applications to include consideration of environmental flows and mitigation measures. Approvals to allow for changes in and about a stream are still required under the WSA, although the name of these has been amended to “change approvals”. As with the Water Act, there is a process for conducting certain works without a change approval, provided there is compliance with conditions in the WSR.

The following are the key regulations under the WSA: • Water Sustainability Regulation: Contains the rules for applications for licensing of surface and groundwater diversions and use, requirements for change approvals, amendments to licences and approvals, land expropriation and sensitive stream regulation. • Groundwater Protection Regulation: Contains provisions for the construction, identification, maintenance, deactivation and decommissioning of groundwater wells. As with groundwater licences, deep groundwater wells are exempted from this regulation. • Water Sustainability Fees, Rentals and Charges Tariff Regulation: Sets out the application fees, rental periods and rates, and penalty amounts for overdue accounts. Application fees range from C$250 to C$10,000 and annual rental fees range from C$0.11 to C$2.25/1,000m3 depending upon the activity using the water. •D am Safety Regulation: Establishes requirements for determination of dam failure consequences classification, safety, emergency response plans, inspections and installation of monitoring equipment. Janice Walton, BA, MSc, LLB, is a counsel with Blake Cassels & Graydon, LLP. She has extensive experience in environmental law. Contact her at janice.walton@blakes.com

Concrete

The importance of protective coatings By Andrew Fulkerson and Dave Randall

o protect or not to protect? That is the question. When modern-day structures are designed using concrete, they are designed to last for more than 35 years. This sustainability can be achieved with such modern-day chemistries as air entrainment, cement chemistries, pozzolans and steel reinforcement. However, due to value engineering and sometimes not using these modern-day technologies, most new concrete structures are in need of repair approximately five years after being built. It is estimated that these repairs cost the structures’ owners more than $19 billion a year, just in the United States. Today, owners can protect their investments and still rely on value engineering while prolonging the service life of their structures. This may include routine maintenance programs, conducting repairs in a timely fashion and utilizing protective treatments on their structures at the time of construction or after restoration. If we bought a new 80” (103 cm) LCD television for about $3,700, most of us would safeguard this investment with the additional three-year protection plan offered at the time of purchase. Concrete structures are not as easily replaced as electronics, so it is even more important to protect them. Concrete is one of the world’s most versatile building materials. It can be manipulated to make the most ornate and decoratively formed pieces of a structure, or it can be simply placed and finished on grade as a patio or walkway. Regardless of the intended use of the cured concrete, it can be affected by the detrimental aspects of chlorides and carbonation; so all types of concrete require some form of protection. The type of concrete structure and what it comes in contact with help to determine which type of protective coating is required. On vertical concrete structures, concrete needs protection from

water (wind-driven rain), chloride ingress and carbonation. A site analysis must be conducted to help determine the correct type of protective coating. The site analysis should include the following questions: • What is the age of structure? • What type of concrete was used on the structure? • What is the use of the structure (bridge, building, etc.)? • Is there a coating already applied to the structure? • Are there cracks in the concrete substrate? • What size or shape are the cracks? • What is the nominal width of the cracks? • Are the cracks static (non-moving) or dynamic (moving)? • Is the concrete chalky or soft? • Does water easily penetrate the surface? • What are the environmental attributes surrounding the structure? • Close proximity to roadway (where carbon dioxide, carbon monoxide and chlorides can be abundant)? • Close proximity to a coastline of salt water (where there are airborne chlorides from evaporation of saltwater)? • Presence of a freezing and thawing environment? Carbonation can be a long-term or shortterm concern when placing new concrete. If the concrete being placed is interior and nonelectric equipment is utilized for the placement of the concrete (such as ready-mix trucks, laser screeds, concrete pumps and power floats), a lack of proper ventilation can cause carbonated concrete during curing. The carbon dioxide generated from these types of equipment can settle onto the top surface of the newly placed concrete and stop the proper hydration of the cement particles.

Long-term carbonation, which can take approximately 17 years to develop, is dependent on the amount and type of concrete covering the reinforcing steel. When new concrete is placed, it is high in alkalinity (pH). This high-alkaline environment creates a passivation layer, which surrounds the reinforcing steel. As a carbonation attack penetrates into the concrete surface over time, the higher pH slowly decreases. The passivation layer and durability of the concrete are compromised, resulting in greater ingress of water, acid rain and chlorides that start to corrode the reinforcing steel. Chloride ingress or attack can also affect the durability and service life of the concrete structure. High amounts of chloride (greater than 4 per cent) can quickly corrode the reinforcing steel. Chloride attack particularly impacts concrete that exhibits high porosity or hairline cracking (perhaps due to ineffective curing or mix design). In both cases, these issues open easy avenues for chlorides and moisture to reach the steel reinforcement.

What can be done to protect structural concrete? Protective and decorative elastomeric coatings serve as an effective carbonation and chloride barrier for vertical concrete substrates. A cement-based, fiber-reinforced, flexible, positiveside waterproof coating is suitable for use on buildings, bridge structures, dams and a variety of vertical applications. Elastomeric coatings effectively reduce chloride attack thanks to having a low permeability (a measurement of vapor being able to pass through a coating), having the ability of bridging micro-cracks, and remaining flexible throughout thermal cycles. Andrew Fulkerson is the technical manager, concrete restoration systems, for MAPEI Americas. Dave Randall is the business development leader for MAPEI in B.C. March/April 2016

construction business

Concrete

Concrete Value In the face of Infrastructure Deficits & Climate Change By Justin Arnott

he nature of infrastructure spending in Canada has been slowly placing the Canadian economy at risk. This is not an inelastic, crisis-scenario problem like that of the financial sector. The red flags of this issue have been gradually emerging over the last few years, and could ultimately result in significant vulnerability of our economic interests. In short, the infrastructure needs of this economy are many and resources are limited. Nothing new, but the crisis comes from how quickly this gap is widening, and the reasons why. Climate change is beginning to have a major impact. According to Environment Canada, prior to 1996 there were only three natural disasters that caused damages in excess of $500 million. However, since 1996 this level of catastrophe has occurred almost every year. In terms of overall spending, the Federation of Canadian Municipalities (FCM) estimates an infrastructure gap that has been growing since the 1950s and now stands at $123 billion dollars. A modest estimate shows this gap growing by $2 billion a year. A general decline in infrastructure spending across all levels of government in that time starts to explain the problem. Investment, peaking at roughly 3.5 per cent of national GDP in the late ‘50s, fell to as low as 1.5 per cent of GDP in the 2000s, and is currently in the ballpark of 2.5 per cent. Further exacerbating this issue is a shift in infrastructure ownership across levels of government. Growth has primarily been in the cities. Local governments now own over half of public infrastructure in Canada, yet municipalities collect only eight cents of every tax dollar. Obviously, this compounds the infrastructure spending gap at a time when there is already a deep need to invest in the construction and maintenance. These pressures have required governments, primarily municipalities, to show more for their infrastructure spend. This can also lead to unfore-

construction business

March/April 2016

seen issues, worsening the problem of renewal and replacement. Fiscal prudence is a must in today’s environment of tightening budgets and growing needs, but at times the pressure for lowest cost can move decisions away from highest value. Most are aware of the complex linkage of cost and value, and applying these ideas to infrastructure can be a struggle. Initial cost, maintenance and operational costs, durability, and in the face of climate change, resiliency - all play a part in the value proposition of any infrastructure. In the face of the pressures discussed, prudence becomes building our infrastructure once, building it right, and building it to last. How can the hallmarks of sustainability and resiliency prove valuable with constant downward cost pressure? Life-cycle assessment (LCA) and lifecycle costing have proven useful tools to ensure high-value infrastructure spending. LCA recognizes the complexity hidden behind sometimes deceptively simple questions about the total cost and sustainability of infrastructure by examining all stages of its life (i.e. from “cradle-to-cradle”) LCAs are underpinning greater transparency in the marketplace, adding rigour and credibility to the long-term cost and environmental impact claims of competing designs and materials. The Canadian concrete industry has taken this kind of approach, working with experts from MIT, the Athena Sustainable Materials Institute, the University of British Columbia and other Canadian academics, to identify and measure what concrete contributes to the lifecycle sustainability performance of buildings, roads, and other infrastructure projects. In virtually all cases, LCAs demonstrate infrastructure professionals can leverage cost and sustainability performance improvements through integrative approaches to materials and design. For example, multiple academic studies illustrate that buildings utilizing the passive energy

efficiency benefits of concrete and masonry’s thermal mass (gains of up to 8 per cent over other materials) typically more than make up for the embodied impacts of the cement and concrete manufacturing process. More importantly, integrating thermal mass as a design strategy and pairing it with passive and/or active radiant heating and cooling systems can magnify efficiency benefits by a factor of 10 while offering “side benefits” for indoor air quality and occupant health, safety, comfort and productivity. With respect to transportation, concrete roads are typically designed for a life of 40 years or more — double that of the highest performing asphalt design, requiring very little maintenance within that time. While the gap in initial cost between the two materials continues to close, a concrete highway requires 66 per cent less energy to construct and maintain. A rigid pavement has even been demonstrated to increase fuel efficiency by 3-7 per cent over flexible pavements, saving further economic and environmental impacts. These findings illustrate that durability, longevity and resilience are central, but often overlooked, aspects of sustainability. Highly energy efficient concrete infrastructure with a long design service will ultimately deliver the most value from the embodied energy in the materials and construction process and reduce the need to extract new resources. Likewise, a building that can be repurposed at the end of its originally intended service life will avoid the economic, social, and environmental costs associated with demolition and rebuilding. Concrete is unique in its ability to deliver on these metrics, which can be further optimized with proper foresight in the design process. A key aspect of resilience is the ability of structures to withstand increasingly frequent, extreme events such as fire, floods, earthquakes and violent weather. Codes and standards require that structures meet minimum safety requirements, and are focused on the preservation of human life. Concrete structures, by their nature, meet and exceed these code requirements and offer a level of serviceability over other materials that ultimately reduces the cost and environmental impact of replacing (or bringing structures back into use) after a fire (buildings), a flood (roads), or other disruption. From climate resilient critical infrastructure to some of the highest performing buildings and roads in the world, concrete’s inherent sustainability and resilience continues to drive value in the face of tightening budgets and growing demands. Justin Arnott, P.Eng, is director, markets & technical affairs, Western Canada at Cement Association of Canada.

Concrete

Understanding Post Tensioning By Brian Bebek The post tension (blue cables) that is being performed at the Old Exchange site downtown Vancouver.

into the slab using post tensioning, it “traps” the energy into the slab. This also gives the concrete slab the ability to withstand any external forces that may be applied to the slab (e.g. earthquake, tornadoes, and any other seismic forces). In the event of an external force applied to the post tensioning slab, the post tensioning can absorb the external force until the external force has dissipated. Once the external force has dissipated, the tensioned cables will attempt to return to its original state.

Post Tensioning is Greener

ost-Tensioned concrete was originally developed during the 1930s by a Frenchman, Eugene Freyssinet, who realized that placing concrete under compression greatly increased its strength. Posttensioning consists of laying sheathed cables, pouring concrete around them and allowing it to set up, then stretching the cables and locking them into place. After World War II, post-tensioned concrete became a popular building method because of the steel shortage and the need to replace damaged and bombed-out bridges. The design and use of this method waned until the mid-1960s, when much of its utilization was in the area of ground-supported slabs for warehouse, apartment, and residential floors. In 1976, the Post-Tensioning Institute, which recognized the expanding interest in the field, was formed.

Post-Tensioning is Smarter Imagine two men picking up a long piece of steel rebar. There is one man at each end of the long steel rebar. The centre span of the rebar droops downward in with gravity, and therefore causes the long steel rebar to curve. This is the process of deflection with reinforced concrete slabs. In order for a reinforced concrete slab to offset the deflection, the slab may be designed to be thicker. This involves more materials of steel and concrete. The more materials used increases the overall weight of the element, and therefore

the increase in weight will require the use of even more materials to carry the pay load of this weight. Now imagine if the long piece of steel rebar was pulled tight. By applying energy to the steel the force would defy the downward deflection of gravity, and therefore lock the slab into a flat position. This is the main principle of post tensioning. By applying energy into the concrete slab it allows the structural strength to increase, all while decreasing in the necessity of more materials, and added weight. This decrease in slab thickness allows buildings to be designed taller, all while using more efficient methods, and producing higher results.

Post tensioning allows for...added flexibility and more design options. Post Tensioning is Stronger Within the standard reinforced concrete slab, the concrete and the steel rebar work in opposing forces. The concrete has the ability to withstand high amounts of compression force, and the steel rebar has the ability to withstand high amounts of tensile force. When applying energy

For every tonne of cement produced, more than 3/4 of a tonne of carbon is released into the atmosphere. The industry accounts for more than eight per cent of global carbon emissions. This inescapable chemistry of cement and rising government action on climate change has conspired to push the industry into an existential crisis. It has also spurred the renaissance of a building material that concrete replaced more than a century ago. By decreasing the amount of concrete material is used for structural projects, using post tensioning decreases the carbon footprint on our environment. Post tensioning therefore increases the LEED points of the building.

Summary Construction in today’s world can be very demanding. Everybody is looking to build it “faster”, “cheaper”, “and more efficient”. When an owner constructs a building they are paying for the cost of the entire building, and its materials. But when they sell, rent, or lease the building they can only generate revenue for the area of “walkable” square footage. With the high cost of square footage in real estate everybody is looking for innovatative ways to increase the walkable square footage in order to increase the revenue. Post tensioned buildings allow the owner to increase this walkable square footage, by reducing the area that is obstructed by walls, or columns. Here in Vancouver many of our residents would love to have an unobstructed view of the beautiful Vancouver skyline, and not have that view blocked by a wall, or column. Post tensioning allows for this added flexibility, and more design options. Brian Bebek, B.Arch, CSO, is senior post tension inspector with CCMET Group of companies, one of the largest and most diverse materials engineering and testing companies in Western Canada. March/April 2016

construction business

« Special Supplement 2016 ACEC British Columbia Awards for Engineering Excellence » LIEUTENANT GOVERNOR’S AWARD OF ENGINEERING EXCELLENCE Grandview Heights Aquatic Centre | Fast + Epp

he City of Surrey has gained a reputation for expecting functionally efficient and architecturally striking buildings. Fast + Epp was chosen as the structural designer to support the design team for the Grandview Heights Aquatic Centre, which includes a 50 metre competition pool, leisure pool, and a fitness centre. Fast + Epp collaborated with the architects to design a superstructure which evolved into a gently undulating wave form. It was constructed using a highly unusual structural system — a novel hanging timber catenary roof suspended between concrete buttresses and free-spanning 55 metres. While suspended catenary steel cable systems are not uncommon particularly on bridges, the use of timber as long spanning tension cables is rare. This has resulted in what is probably the most slender long span timber roof ever constructed.

24 construction business

March/April 2016

« Special Supplement 2016 ACEC British Columbia Awards for Engineering Excellence » ENERGY & INDUSTRY AWARD OF EXCELLENCE The McLymont Creek Hydropower Project | Diverting Water for Hydropower in BC’s Coastal Mountains Gygax Engineering Associates Ltd. and Northwest Hydraulic Consultants

he McLymont Creek Hydroelectric Project is a 66 megawatt run-of river plan located in north-western British Columbia on a tributary of the Iskut River. Gygax Engineering Associates led the multi-disciplinary team that provided the engineering design and construction-phase technical support for this project. The main project components are an intake for diverting up to 30 cubic metres per second of power water from the creek, a 2.8 kilometre long conveyance tunnel, the powerhouse housing three 23.9 megawatt turbines, a substation and 9.5 kilometres of transmission line to the Forest Kerr Switchyard. The project was completed on budget overall, with engineering well under budget. Power generation commenced in October 2015, well ahead of the original July 2016 target date.

TRANSPORTATION & BRIDGES AWARD OF EXCELLENCE

World Trade Centre Transportation Hub — The Oculus | COWI North America (formerly Buckland and Taylor Ltd)

OWI Bridge was the construction engineers for the innovative World Trade Centre Transportation Hub — the Oculus — in Manhattan, New York. The structure pushes the boundaries of structural engineering. The new transportation hub is dominated by a high level of architectural detailing, making construction extremely complex. A sequential erection scheme was deemed the best way to attain the geometric control needed. The innovative application of a segmental erection scheme (more commonly used in bridge erection rather than building erection) meant the project could be completed without extensive falsework. This approach saved time and money, while allowing the geometry of the structure to be monitored during construction. This was crucial due to the intricacy of the design.

SOFT ENGINEERING AWARD OF EXCELLENCE MUNICIPAL & CIVIL INFRASTRUCTURE River Training Works in Bangladesh — Protecting the Padma AWARD OF EXCELLENCE Bridge | Northwest Hydraulic Consultants

Sechelt Water Resource Centre | Urban Systems Ltd.

n Bangladesh, a 6.15 km long bridge is under construction across the Padma River, the world’s third largest in terms of flow. Through erosion its highly populated banks can shift a kilometer or more in one monsoon season. The final design includes 12.4 km of erosion protection along the south bank and 1.6 km on the north bank, and relies on extensive and innovative use of sand-filled geotextile bags. The design is based on extensive field data collection, a series of detailed specialist river and geotechnical studies, development of alternative schemes, and a rigorous multi-criteria comparison that identified the preferred alternative. NHC engaged in extensive client and stakeholder consultation to ensure the design meets important cultural and sustainability requirements.

he Urban Systems team was selected to design and construct a new wastewater treatment and reclamation facility for the District of Sechelt, treating water to the highest effluent reuse quality required in B.C. The result is a municipal effluent among the top five cleanest in Canada. The new facility is integrated into a residential neighbourhood, operating without complaints about noise or odour. This is possible because the Organica process incorporated in the design has the appearance of a greenhouse incorporating plants as a key part of the wastewater treatment process. Meeting LEED gold requirements, the facility uses almost half the energy of the old plant, while providing twice the capacity of the old system. March/April 2016

construction business

« Special Supplement 2016 ACEC British Columbia Awards for Engineering Excellence » BUILDINGS AWARD OF MERIT UBC Student Union Building Read Jones Christoffersen Ltd.

MUNICIPAL & CIVIL INFRASTRUCTURE AWARD OF MERIT Seymour-Capilano Twin Tunnels Project | Hatch

MUNICIPAL & CIVIL INFRASTRUCTURE AWARD OF MERIT

ENERGY & INDUSTRY AWARD OF MERIT

roject delivery through an integrated design process was a key priority for the design team. The vision for the project came from the student body and it was structural engineer RJC’s job to help make their vision a reality. The designs responded to architectural and functional intent, and ensured that the chosen materials were used to their fullest potential. Today the building, known affectionately as The Nest, serves as a central gathering place for students. A community hub where students meet and share their experiences.

Barnston / Maple Ridge Pump Station — Heart of the Community Associated Engineering (B.C.) Ltd.

he new Barnston / Maple Ridge Pump Station ensures reliable delivery to residents in the fastest-growing areas of Maple Ridge, Surrey and Langley, delivering a peak hour flow of over 400 million litres daily. Associated Engineering provided engineering services for preliminary and detailed design, equipment procurement, tendering, construction, and post-construction for this large, complex and technically challenging $46.5 million project, implementing essential infrastructure in an environmentally sensitive manner. Some key features include: an on-site storm water detention pond and a green roof to control surface runoff and provide insulation.

26 construction business

March/April 2016

win tunnels deep beneath Grouse Mountain and Mount Fromme convey water from the Capilano Reservoir to the new SeymourCapilano Filtration Plant, measuring 3.8 m in diameter and 7.1 km in length, with shafts up to 275 m deep. Mined using hard rock tunnel boring machines, the tunnels were designed with steel-lined vertical shafts and end sections, and central sections in solid rock or lined with shotcrete. Hatch implemented innovative approaches such as computational fluid dynamics in the design of rock traps at the ends of unlined sections.

Fort St. John Micro Hydro Facility Urban Systems Ltd.

rban Systems provided engineering and project management services on construction and installation of the micro-hydro power station and infrastructure upgrades. The south lagoon at the city’s wastewater treatment facility was identified as having sufficient and consistent flow rates, in addition to sufficient elevation change to generate a profitable level of energy. The project now produces enough energy to offset the consumption of 90 homes annually.

« Special Supplement 2016 ACEC British Columbia Awards for Engineering Excellence » ENERGY & INDUSTRY AWARD OF MERIT Capilano Energy Recovery Facility Knight Piésold Ltd.

night Piésold designed and commissioned the facility to reduce the pressure of clean drinking water from the Filtration Plant before residential delivery to the North Shore, Vancouver, and Richmond. A hydroelectric turbine recovers energy while reducing water pressure, offsetting the energy consumption of one of the large 2,000 horsepower pumps at the Capilano Pump Station. Two fully redundant 1.676 metre-diameter pressure reducing valves provide water supply continuity if the turbine shuts down. With an electrical generation capacity of 1.687 megawatts, the facility has one of the largest hydroelectric turbines in a treated drinking water system in North America.

TRANSPORTATION & BRIDGES AWARD OF MERIT

Piece-by-Piece - The Deconstruction of the Old Port Mann Bridge McElhanney Consulting Services Ltd.

s part of the construction of the new 10-lane Port Mann Bridge over the Fraser River, the old bridge needed to be removed. The controlled removal of the 586 metre-long, three-span, continuous steel tied-arch bridge was necessary to prevent detrimental effects to the river environment and, potentially, the adjacent newly constructed bridge. The removal plan developed by the McElhanney team involved transforming the tied-arch into a cable-stayed system using temporary towers and cables to facilitate cantilevered deconstruction, piece-by- piece. Deconstruction of the bridge began in December 2012 with final pieces taken away in fall of 2015.

SOFT ENGINEERING AWARD OF MERIT Quesnel Lake Observations and Modelling Tetra Tech EBA

ollowing field measures and numerical analyses, Tetra Tech developed a predictive model to evaluate the fate of particulate material in Quesnel Lake and the resulting turbidity. Tetra Tech provided a synthesis of all available sources of data and presented a narrative and quantitative interpretation of the movement and fate of the displaced materials. The analysis of bathymetric and geophysical data resulted in a volume estimate which independently confirmed the on-land approaches of other team members. Predictions of turbidity levels, verified as observations continued, accurately indicated the timing and magnitude of turbidity levels in the lake and river.

Kerry Rudd

Tijana Smiljanic

MERITIORIOUS ACHIEVEMENT AWARD Kerry Rudd, P.Eng., C.Eng., FICE, Associated Engineering

YOUNG PROFESSIONAL AWARD

Tijana Smiljanic, P.Eng., McElhanney Consulting Services Ltd.

SOFT ENGINEERING HONOURABLE MENTION by Judging Panel

Collings Johnston Inc. for the Program Management of the Roberts Bank Rail Corridor Program — Success of an Unprecedented Collaboration.

CHAIR’S AWARD Dan Doyle, P.Eng.

CLIENT OF THE YEAR AWARD

BC Ministry of Transportation and Infrastructure March/April 2016

construction business

Legal File

Resolving Construction Disputes By Karen Martin and Allan Wu ings, and separate meetings on technical issues or schedule. • Be timely in performing contractual obligations. •E nsure accurate project records are being maintained (including photographs). •K eep your communications (especially emails) fair and reasonable. •R emember the duty to mitigate — if the other party breaches the contract, you must take all reasonable steps to mitigate your damages.

Strategies to Resolve Disputes

laims are made virtually daily on construction projects in Canada, and most are resolved in a timely way. But when a dispute remains unresolved, the consequences can be disastrous, whether it results in a termination, a legal battle, or even “soldiering on” while one of the parties suffers financially. There are some simple, proven strategies that can be employed at various stages of a project to reduce the likelihood of disputes, and to efficiently resolve them, if they do arise, with minimal harm to the project.

Reasons to Avoid Litigation and Arbitration For those who have lived through a trial or arbitration, the disadvantages are clear: • The legal costs and length of the process; • The damage to the business of diverting valuable personnel away from new projects; • The harm to relationships and reputation; and • The uncertainty of outcome, since the result is determined by an arbitrator or judge (often with no construction expertise). The BC court case of Foundation v. United Grain Growers from the early 1990s provides an example of the consequences of the failure to resolve construction disputes. The case involved claims for delays and extras by a subcontractor and general contractor made against an owner and engineer. Six years after substantial completion, and following 99 days of discovery and 133 days of trial, the “winner” had incurred $1.2 million in legal expenses to recover a judgment of $1.1 million (and interest). All of the other parties fared much worse. Note that today the legal costs for this kind of litigation would be several million dollars. 28 construction business

March/April 2016

Strategies to Avoid Disputes Proactive steps can be taken at the front-end of a project to reduce the likelihood of disputes. Some of the more successful strategies include: • Choose the right consultant — with the necessary expertise, resources, and good judgment to successfully manage the project. • Select the best contractual and procurement models, and use a clear and simple contract — involve an experienced construction procurement lawyer, easily done at a relatively low cost. • Involve a contractor in the design to avoid constructability issues and to identify value engineering opportunities. • Assign risks to the party best able to manage them, or share them, rather than simply trying to offload as many risks as possible on to the other party (i.e. unexpected soils conditions). • Use a dispute resolution clause that meets your project’s needs in terms of timeliness, flexibility, and finality — creative options are available.

Critical steps that can be taken during construction to avoid disputes include: • Ensure the project implementation team spends time with the contract negotiation team and fully understands the contract. Consider getting legal assistance. On recent projects the failure to do this is a common source of disputes. • Follow the notice and documentation requirements under the contract. • Follow the contract and insist the other party do so — otherwise, a dispute may arise about whether legal rights have been waived. • Be aware of the danger zones — delays, scope/extra work, soils, quality of work and design issues. • Ensure all critical issues are discussed at regular site meetings and that the minutes are accurate. Consider periodic “executive level” meet-

Most construction contracts have a “tiered” dispute resolution process consisting of a series of increasingly formal steps: a consultant decision; followed by negotiations (often involving senior management); an optional non-binding expert opinion; a mediation (negotiation with a mediator); and finally, arbitration or litigation. Negotiation is by far the best way to resolve a dispute. It is cost effective, and importantly, it gives control over the outcome to the parties. When a dispute arises, it is helpful first to read the contract and to seek advice about the strength of your legal position. Then, focus on practical solutions with benefits to both parties, and be flexible regarding possible outcomes. Keep in mind that the parties can always agree to a different process than what is in the contract. With a little legal assistance, it is possible to design a process that fits the dispute and the project, the goal of which is to allow all the necessary persons with the right expertise to adopt a proactive problem-solving approach, without fear of legal liability consequences. For example, partnering sessions, often with a facilitator, can be used to avoid or address difficult technical, communication or relationship issues. Or the parties may choose to involve a well-respected expert on a technical issue to provide non-binding advice. One very successful technique is to hold a “without prejudice” brainstorming session without lawyers present. A simple agreement can be set in place that all parties reserve their rights regarding responsibility for the problem, and that proposing solutions does not in any way amount to an admission that could be used in any subsequent legal process. To keep the project moving, without prejudice solutions can be implemented, with the parties reserving their rights to pursue formal proceedings at a later time. Disputes on construction projects cannot be avoided, but with a little diligence, creativity, and reasonableness, legal proceedings can be avoided. Karen Martin is a partner at Dentons Canada LLP, practicing in the areas of construction/ infrastructure, P3 and litigation/dispute resolution. Allan Wu is an associate at the firm.

Architect Corner

Does Form Follow Function? By John Hemsworth

orm follows function — what could be more straightforward? In both meaning and syntax it is clear, concise, and comforting. It offers a logical framework to design thinking, a method of solving problems, and helps us to shine light onto our ever increasingly complex and fast moving world. The only problem is: it is completely not true. Originating from the architectural and industrial design thinking of the mid 20th century, it is, in principle, the notion that the shape, or form, of an object is basically derived from its intended use, or function. The actual quote ‘form ever follows function’ was first published in 1896, in an article titled “The Tall Office Building Artistically Considered” by American architect Louis Sullivan. Now while you might not recognize his name, Sullivan was a very prominent figure in the development of modern architecture in North America, and is often referred to as the ‘father of the skyscraper.’ His design tenets were intended as a means to develop this new form of building, the skyscraper, released from the constraints of past historical styles. The new buildings would embrace a ‘modern’ way of thinking. To be clear, this was not a position that Sullivan took lightly, or in gentle passing, but rather staunchly believed that this was a ’law’ of nature and was reflected, in his own words, as the “sweeping eagle in his flight, or the open appleblossom’, ‘where function does not change, form does not change.” Sullivan’s young assistant, Frank Lloyd Wright, would go on to architecturally explore this new freedom in buildings. The results of Wright’s exploration have become synonymous with modern architecture.

To again quote Sullivan, a tall building “must be every inch a proud and soaring thing, rising in sheer exultation that from bottom to top it is a unit without a single dissenting line.” Sullivan was not alone in his desire to escape this perceived tyranny of the historical architectural styles. This distain for the ‘dissenting line’, was epitomized in the writings of the influential Austrian architect Adolf Loss, whose seminal work Ornament and Crime, published in 1910, declared that an evolved culture was a freedom from ornament and ‘a sign of spiritual strength’.

...form follows function works as a reductive tool to distill the complexities of life... Taken in context, this rejection of the influence of history or more aptly stated, that form follows precedent, was a holistic cultural shift that was emerging in art, literature, religious faith, philosophy, social norms, and the sciences, at the time. So what’s the problem then? Do we not live in this promise of a modern, machineage world, unencumbered by the weight of our collective past? While yes, form follows function was the necessary battle cry to move us towards a new future, it however, is no longer useful. Furthermore, it could be argued that it is actually harmful. Just as early modernism was soon to be con-

demned as soulless, bureaucratic and inhuman, form follows function works as a reductive tool to distill the complexities of life down to a functional evaluation of outputs. Building design erodes to the search for the efficiency of its gross to net ratio. Architectural fundamentals such as materials, light and rhythm, become “ornamental” follies that appear expendable in the name of a good operable plan. The problem is simply that too much gets lost. Ironically, none of this is new thinking either. Le Corbusier, a Swiss-born architect, who is generally accepted as one of the most influential architects of the modern era, had already arrived at the same cautious conclusion by the early 1920s. His works and writings continue to influence architects today, and his most famous quote, “a house is a machine for living in”, appears on the surface to embody this exact kind of thinking that biased his contemporaries towards this functional approach to design. However, in the same book, Towards a New Architecture (1923) he states, ‘you employ stone, wood, concrete … That is construction. Ingenuity is at work. But suddenly you touch my heart, you do me good, I am happy and I say: “This is beautiful”. That is Architecture’. So, if Le Corbusier was right and our buildings are machines for living in, the real question is “for living — how?” Quality becomes of paramount importance to all of us, and not just for the simple reason of aesthetics. On a planet that is overtly stressed by our continued use and the abuse of our limited natural resources, where the impact of climate degradation is scientifically evident, and the production of our built environment is a major contributor to our environmental health, it becomes very clear that if we continue to build buildings that are simply functional, they become as quickly disposable and replaceable as the changes in their use. If, however, we invest in the design and construction of buildings that can reach us, that touch us, that can respond to us in the most basic and haptic ways, the buildings will last longer, be better cared for, and inspire us: a fire station becomes a restaurant, a school becomes a community centre, a warehouse becomes an artist studio. For real sustainability is not a matter of simply efficiencies, it is more a matter of how we connect with both our built and unbuilt surroundings. In the end, it is architecture that plays that role. Instead of form follows function, we should be asking ourselves, how form nurtures us, satisfies us, and enriches our lives and the world around us. John Hemsworth is principal of Hemsworth Architecture. March/April 2016

construction business

Industry News

Shipyards Project Announced rink area; a water play zone for use during the summer months, with a combination of pools and sprayers; enhanced public stage and a commercial component. Remediation work will begin on the site this spring, and project completion is expected by the fall of 2018.

The City Of North Vancouver has chosen Quay Property Management Corp. (QPM) as its partner to develop The Shipyards — Lot 5, bringing the city a significant step closer to delivering a unique, interactive, year-round, activity driven people place that will include an outdoor public skating rink and a water play

area. The outdoor public skating rink will be the largest in the Lower Mainland. The new community project will be built at the old shipyards site at the bottom of Lonsdale, providing North Vancouver with public amenities and event spaces. Features include: a looped skating trail to complement the open

Construction innovation lagging The British Columbia Construction Association (BCCA) has published an industry study that reveals B.C.’s construction sector is lagging behind other jurisdictions when it comes to innovation. “BC is a leader in green building, wood, and procurement technologies, but we have catching up to do in most areas of construction innovation,” says Manley McLachlan, President of the BCCA. “Construction is an extremely competitive industry: employers are holding their cards close. The result is that we’re great at on-the-job problem solving but too often missing the big picture.” The scope of innovation in the construction industry is broad and applies to everything from building products, materials, and systems to construction techniques, equipment, and business operations. The report identifies three top priority actions that will put the province on track to be a leader in construction innovation, including the launch of an Innovation Council and an action plan to guide ongoing conversations with government, academia and industry members in BC. The third recommendation is a focus on project procurement — the means by which construction services and materials are secured. Construction procurement is a major focus for public owners such as Ministries, school districts, and health authorities, as well as for private owners. As international competition for large projects intensifies, the report calls for a shift from a culture of “lowest bid” to focus increasingly on quality and “whole life” value. A full copy of the Construction Innovation Project Report can be downloaded at www.bccassn.com.

National Energy Code Changes New buildings in Canada will become more energy efficient with the introduction of some 90 changes to the National Energy Code of Canada for Buildings 2015. These changes also harmonize the code with Canada’s energy efficiency regulations and industry standards. Updates can be found in standards for lighting, service water, and HVAC systems, such as gas-fired units on rooftops, and for ventilation systems in enclosed spaces like parking garages or warehouses. The code builds on Canada’s commitment to work closely with the provinces and territories on the Canadian Energy Strategy, which protects Canada’s energy security and encourages energy conservation. Provinces and territories are free to adopt the National Energy Code of Canada for Buildings or adapt it to create a code that meets their specific needs. The National Energy Code of Canada for Buildings 2015 is published by the National Research Council and developed by the Canadian Commission of Building and Fire Codes in collaboration with Natural Resources Canada.

30 construction business

March/April 2016

The 12 Greenest Buildings in Canada British Columbia is home to six of the 12 greenest buildings in Canada according to the 2016 Green Buildings Review by Corporate Knights. The review identifies the top 12 greenest buildings in Canada. Ontario has four buildings with Quebec and Nova Scotia housing one each. These buildings mark a trend toward higher construction standards as data on energy efficiency, human wellness and better operating costs continues to mount. The universities and colleges, hospitals, office buildings and other public buildings in this year’s review reflect a range of ambitious goals. From a shortlist of 22 buildings, a panel of building industry experts — Michael Brooks, CEO, REALpac, Randal Froebelius, Past Chair, Boma Canada and Thomas Mueller, President & CEO, Canada Green Building Council (CaGBC) — selected the top three green buildings in each of four categories. TELUS Garden has fully integrated smart building program controls, while MEC Head Office took a Lego-like construction approach with an eye to ease of disassembly at the end of building life. All were built to the LEED Platinum or LEED Gold standard. The other four buildings include Centre for Interactive Research on Sustainability, St. Mary’s Hospital on British Columbia’s Sunshine Coast, VanDusen Botanical Garden and Visitor Centre and the Jim Pattison Center of Excellence. Building data was gathered from public architectural and construction industry sources including Canada Green Building Council and LEED Platinum Certifications, Building Owners and Managers Association (BOMA) and the Royal Architectural Institute of Canada (RAIC). Featuring prominently in their design and construction were living walls and garden spaces, solar and geothermal systems, use of reclaimed materials, and rainwater capture and recycling for grey water and irrigation. For full list, visit www.corporateknights.com/reports/2016-green-buildings-review.

MCABC THE OffICIAL PUbLICATION Of THE MECHANICAL CONTRACTORS ASSOCIATION Of bRITISH COLUMbIA

Plumbing & mechanical

ADVERTISE IN MCABC PLUMBING & MECHANICAL AND LET US CONNECT YOUR PRODUCTS, EQUIPMENT AND SERVICES TO THE MECHANICAL CONTRACTING INDUSTRY As the Official publication of the Mechanical Contractors Association of BC, MCABC PLUMBING & MECHANICAL is the publication of choice by advertisers who want to reach the decision makers in the multi-million dollar Mechanical Contracting industry. To advertise your products, services and expertise or for more information on customizing an advertising program, please contact: Dan Gnocato, Publisher 604.549.4521 ext. 223 dang@mediaedge.ca

Is your employee benefits plan as flexible as you are? Ommm... we offer plan flexibility along with great service and experts every step of the way so that you can get on with your business (or your yoga class). Give us a call for a benefits plan that works for you.

Built for the construction industry. www.bccabenefits.ca info@bccabenefits.ca

604 683 7353 1 800 665 1077