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F O R B U I L D I N G O W N E R S , A S S E T A N D P R O P E R T Y M A N AG E R S

VOL. 22 NO. 3 • JUNE 2015

REVIVING RUNDOWN FLOORS FIRE FORECASTING TECHNOLOGY HEATS UP IMPROVING THE GTA’S TREE CANOPY

HIGH HOPES

Hullmark Centre nudges out competition to nab REX award PA R T O F T H E

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TABLE OF CONTENTS

CONTENTS COVER STORY

SOARING TO NEW HEIGHTS

BRIGHT PROSPECTS

GETTING BELOW THE SURFACE

Hullmark Centre recognized by real estate industry for innovation, creativity

IN THIS ISSUE

PROTECTION GONE WRONG

CULTIVATING THE URBAN FOREST

Use of force policy critical to limiting liability

Planting trees key to rejuvenating the GTA’s devastated tree canopy

24/7 Emergency Service

Call 416-288-6446 rainbowintl.com/ richmond-hill

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14 24

BEFORE THE ALARM SOUNDS Fire, egress models allow building design to move beyond applicable code requirements

PICKING THE PERFECT PAINT There’s no second chance to make a good first impression

International Year of Light radiates in real estate

A walk through restoring stone floors

Water, Fire, & Mold Damage Restoration Services Fire and Water

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Cleaning and Deodorizing

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EDITOR’S NOTE

GROUP PUBLISHER MELISSA VALENTINI melissav@mediaedge.ca | x248

DISCOVERING SITES UNSEEN Having worked in North York’s central business district for eight of the past 10 years, I’ve witnessed first-hand the area transform into an increasingly vibrant part of the City of Toronto. Outdated strip malls and sizeable parking lots have been replaced by large-scale developments, many of which are highrise residential condominium buildings that contain some sort of commercial use. Spurred on by the creation of the Sheppard subway line — and situated directly above — Hullmark Centre is one of the latest developments to make its mark in the former municipality. The two-tower complex, which is located on the former site of Willowdale Plaza, is truly mixed-use, featuring residential units, retail space and hard to come by office condos. Its grandeur and innovation has captured the attention of not just savvy buyers/ leasees but the development community. Hullmark Centre was recently honoured by NAIOP Greater Toronto at its 14th annual awards gala and, as such, is our feature story this issue. From awards to rewards, we turn our attention to the benefits of trees in our Q&A. Melissa Williams, the residential planting programs manager for LEAF (Local Enhancement and Appreciation of Forests), discusses tree perks and the non-profit organization’s planting program. 2015 has been designated the International Year of Light and Light-based Technologies. In recognition, we explore the role light has played in the real estate industry and what is potentially on the horizon in Bright Prospects (pg. 18). Also in this issue, our regular columns — Professional Services and Restoration — look at why building owners/managers should have a use of force policy (pg. 14) and how they can rejuvenate rundown stone floors (pg. 28), respectively.

ASSOCIATE PUBLISHER STEPHANIE PHILBIN stephaniep@mediaedge.ca | x262 EDITOR CLARE TATTERSALL claret@mediaedge.ca CONTRIBUTING WRITERS BARBARA CARSS RON EBEYER SHARON GRECH PETER KENNEDY STEVEN STREGE ADVERTISING SALES SEAN FOLEY seanf@mediaedge.ca | x225 MITCHELL SALTZMAN mitchells@mediaedge.ca | x222 MICHELLE LUMB michellel@mediaedge.ca | x232 DANIEL ROSS danielr@mediaedge.ca | x223 PRODUCTION MANAGER RACHEL SELBIE rachels@mediaedge.ca PRODUCTION COORDINATOR KARLEE ROY karleer@mediaedge.ca | x261 SENIOR DESIGNER ANNETTE CARLUCCI WONG annettec@mediaedge.ca DESIGNER JENNIFER CARTER jenc@mediaedge.ca CIRCULATION MARIA SIASSINA marias@mediaedge.ca | x246 PRESIDENT KEVIN BROWN kevinb@mediaedge.ca ACCOUNTING MANAGER MAGGY ELHARAR maggye@mediaedge.ca GTA & Beyond is produced as a supplement to Canadian Property Management magazine, published 8 times a year by:

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THIS MONTH’S ONLINE EXCLUSIVES ALL THE BUZZ

Addressing Ontario’s affordable housing crisis Ontario’s affordable housing wait list continued to swell in 2014 with more than 3,600 applying for rent-geared-to-income (RGI) accommodations.

Ahead of the Gardiner Expressway debate, a group calling itself the City Builders urged Toronto City Council to support the boulevard (remove) option.

FROM THE GREEN BIN

Smoke-free movement makes inroads in condos Last year, the Ontario Superior Court of Justice ruled that a condominium board failed to handle complaints about smoke infiltration fast enough.

While greening Toronto real estate has been a topic of great interest, non-core suburban assets are readily becoming part of the conversation.

EXPERT ADVICE

Mixed-use positions better neighbourhoods With the rise of mixed-use developments comes the opportunity to create sustainable, long-lasting structures that enhance surrounding buildings and their respective neighbourhoods—a place where people live, work and play in the same area.

Chris Seepe, commercial real estate broker and broker of record at Aztech Realty in Toronto, takes readers inside the residential tenancies act.

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FEATURE

SOARING TO NEW HEIGHTS Hullmark Centre recognized by real estate industry for innovation, creativity BY CLARE TATTERSALL

egarded as the gateway to North York City Centre, the central business district of North York, the intersection of Yonge Street and Sheppard Avenue has seen significant change in recent years. Plazas and parking lots have been replaced by lofty developments, one of which was recognized by the Greater Toronto chapter of the Commercial Real Estate Development Association (NAIOP) at its annual awards gala April 15. “This project holds particular significance to our company,” says Jeff Hull, president of Hullmark Developments Ltd., about Hullmark Centre, which was the big winner in the Retail/Mixed Use Development of the Year category. “It is my (late) grandfather’s legacy project so the fact that we were able to realize his life’s work and vision means a lot,” he explains, adding, “I only wish he was able to accept the award in person.” Developed in partnership with Tridel Corp., the uptown Toronto mixed-use complex is unprecedented in terms of its size and scope. It features two soaring glass towers that flank a public plaza, are connected by a five-storey glass commercial centre and sit above a fivelevel underground parking garage. The north tower (49 storeys) is the tallest to ever be built in the former municipality. It is home to 347 residential condominium units, situated atop 11 floors (198 units) of

GTA & BEYOND ■ JUNE 2015

prime office space. The south tower (35 storeys) contains another 39 office units, with the balance of the building devoted to residential use (335 units). Both include separate office and residential entrances with 24-hour concierge, and provide direct indoor access to two (Yonge and Sheppard) subway lines. In total, the project is comprised of approximately 1.1 million square feet: 810,000 square feet of residential space; 240,000 square feet of office space and 60,000 square feet of retail space. The residential component is pursuing LEED NC (Leadership in Energy and Environmental Design for New Construction) gold certification, while the office and retail components are pursing LEED silver.

COMPROMISE BRINGS HARMONY TO HULLMARK Constructed over four years (20102014), Hullmark Centre, like all new developments, had its challenges. The first presented itself well before shovels even hit the ground. In 2006, two years before Hullmark’s founder, Murphy Hull, passed away, the development team applied to amend the zoning bylaws and official plan for the land it had acquired on the southeast corner of Yonge Street and Sheppard Avenue. Hullmark/Tridel wanted to level the 60-year-old one-storey, rundown retail plaza to build a residential community; however, the City of Toronto requested the application be revised to include

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FEATURE

REAL ESTATE EXCELLENCE AWARD WINNERS The Greater Toronto chapter of NAIOP recognized seven projects (and their teams) at its 14th annual awards gala. Real Estate Excellence (REX) awards were presented in the following categories: Industrial Development of the Year Winner: adidas Canada Team: Panatonni Development Co., JLL, adidas Canada Ltd., Ware Malcomb, Belrock Design Build Inc., County of Brant Office Development of the Year Winner: The Breithaupt Block Team: Perimeter Development Corp., Allied Properties REIT, Google Canada, CBRE Ltd. Retail/Mixed Use Development of the Year Winner: Hullmark Centre Team: Hullmark Developments Ltd., Tridel Corp. Industrial Lease of the Year Winner: Hyundai-Mobis Parts Distribution Centre Team: North Markham Distribution Ltd. Partnership, Mobis Parts Canada Corp., Cushman & Wakefield Ltd., Fiera Properties Ltd., Maple Reinders Constructors Investment Deal of the Year Winner: 150 Bloor St. West, Toronto Team: Ponte Gadea, Kevric, Brookfield Financial Office Lease of the Year Winner: Sun Life Tower – Leasing and Equity Partnership Team: Sun Life Financial, Menkes Developments Ltd., Healthcare of Ontario Pension Plan, Cushman & Wakefield Ltd. Green Award of the Year Winner: Green at Work National Sustainability Program Team: Cadillac Fairview Corp., Loop Initiatives, Halsall Associates

Five individuals were also honoured at the esteemed event for their exemplary leadership: Lifetime Achievement Award John O’Bryan, CBRE Ltd. Community Service Award Tony Reale, BMO Capital Markets Andrew Hoffman, CentreCourt Developments Directors’ Award Paul Morse Developing Leader Charlie Musgrave, Cadillac Fairview Corp. 8

GTA & BEYOND ■ JUNE 2015

“

I ONLY WISH HE WAS ABLE TO ACCEPT THE AWARD IN PERSON.

”

employment uses within the project. After years of negotiating, a settlement was finally reached in 2009, resulting in a truly mixed-use development where people can live, work and play. “We’re residential developers so if there was a way to do this project without the office component, we would’ve, but to move forward we had to compromise,” explains Tridel’s senior vice-president of sales and marketing, Jim Ritchie.

TRADITIONAL MEETS CONTEMPORARY THINKING Shortly thereafter, in February 2010, Whole Foods pre-leased 46,000 square feet to become the anchor commercial tenant. To date, 97 per cent of the at-grade retail space has been leased. Tenants include RBC, Rexall and Guu restaurant. The residential portion also faired well from the outset. Appealing to urban professionals, all 682 suites sold by November 2014. The office component, on the other hand, struggled. The developers originally tried to rent out the space but with the onset of the recession in 2008, and the resulting pre-leasing and financing challenges, it drew little interest. So, in 2010, they changed their strategy to incorporate office condo units. As with a residential condo, office owners pay monthly maintenance fees and have their own board of directors. “We transitioned from a traditional (speculative) office development to one offering office condos, and it has sold extremely well,” says Ritchie, adding this was a groundbreaking, first-to-market concept in this particular area of the city. That year alone, buyers snapped up approximately 60 per cent of the units. The remainder sold prior to completion of construction. Ritchie credits the success to the project’s location and the profile of potential buyers: Entrepreneurial and smaller scale users, such as medical, dental, legal and accounting businesses, who want an upmarket, triple-A environment and prefer ownership over leasing because it makes good business sense. “As the owner of the asset, you build equity in the property,” notes Ritchie, though he cautions that office ownership isn’t for everyone. Nor can it apply anywhere and everywhere. “Office unit ownership is a rare offering in the GTA market; however, we would certainly look at it again if the circumstances were right.” ■

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2015 AWARD WINNERS

BUILDING EXCELLENCE

CONGRATULATIONS TO THE BEST IN REAL ESTATE MANAGEMENT

TOBY AWARD The Outstanding Building of the Year (TOBY) is awarded to the top scoring buildings that demonstrated excellence in real estate management practices COMMERCE COURT 21 Melinda Street, 30 Wellington Street East, & 199 Bay Street Over 1 Million Sq. Ft. GWL Realty Advisors Inc. bcIMC Realty Corporation

MISSISSAUGA EXECUTIVE CENTRE 4 250,000 to 499,999 Sq. Ft. Colliers International Desjardins Financial Security Life Assurance Company, AIMCO Realty Investors LP and ONTARI Holdings Ltd.

CONCORDE CORPORATE CENTRE 12 Concorde Place 100,000 to 249,999 Sq. Ft. Crown Property Management Inc. Artis Concorde Ltd.

RICHMOND-ADELAIDE CENTRE 111 Richmond Street West Historical Building Oxford Properties Group Oxford Properties Group and OREC (RAC) Holdings Inc.

6880 FINANCIAL DRIVE 500,000 to 1 Million Sq. Ft. Bentall Kennedy (Canada) LP bcIMC Realty Corporation ALLSTATE CORPORATE CENTRE 11, 15, 19, 27 Allstate Parkway Suburban Office Park - Mid Rise GWL Realty Advisors Inc. bcIMC Realty Corporation

EARTH AWARD The Earth Award recognizes buildings and their teams for excellence in environmental management & performance GOVERNMENT OF CANADA BUILDING 120 Cedar Street South Office Building Under 100,000 Sq. Ft. SNC-Lavalin O&M PWGSC 1075 NORTH SERVICE ROAD WEST Office Building 100,000 - 249,999 Sq. Ft. Bentall Kennedy (Canada) LP 2748355 Canada Inc. c/o Bentall Kennedy LP WATERLOO REGIONAL CONSOLIDATED COURTHOUSE 85 Frederick Street Office Building 250,000 - 499,999 Sq. Ft. SNC-Lavalin O&M Infrastructure Ontario

483 BAY STREET Office Building over 500,000 Sq. Ft. Northam Realty Advisors Limited Northam CCPF TenCo (BTS) Limited RICHMOND-ADELAIDE CENTRE 120 & 130 Adelaide Street West Office Building Complex Oxford Properties Group Oxford Properties Group MILLCREEK BUSINESS PARK Light Industrial GWL Realty Advisors Inc. Great West Life Assurance Company & 801611 Ontario

GROSVENOR GATE 1 & 9 Grosvenor Street and 291 & 295 St. George Street Multi Unit Residential Building Realstar Management Partnership 6965083 Canada Inc. c/o Realstar Management Partnership HOLT RENFREW CENTRE Shopping Centre Morguard Investments Limited Pensionfund Realty Limited

PINNACLE AWARD The Pinnacle Award recognizes outstanding Customer Service & Innovation ROYAL BANK PLAZA 200 Bay Street Oxford Properties Group For their commitment to service quality and for consistently exceeding industry standards in service and satisfaction

PROFESSIONAL SERVICES

PROTECTION GONE WRONG Use of force policy critical to limiting liability

BY PETER KENNEDY

uilding security personnel may find themselves in a situation where they are required to detain someone or defend themselves. The level of force used will vary depending on the circumstance; however, building owners/managers shouldn’t leave this critical decision completely in the hands of their security team. This is where a use of force policy comes in. THE POLICY Every building owner/manager should have a use of force policy, regardless of whether security services are employed in-house or contracted out to a third party. Without this critical document, building owners/ managers are placing the public at risk, and exposing their company and its security team to unnecessary legal liability. A use of force policy provides guidance and parameters to security personnel on the amount of force that is acceptable to control an incident, and detain or remove a person from the property. Whoever is carrying out the use of force must adhere to the “objectively reasonable” standard of care, meaning the amount of force used must be no more than reasonably necessary. The “reasonableness” is based on the totality of the circumstances known by the security personnel at the time of the use of force. It is judged from the perspective of a

GTA & BEYOND ■ JUNE 2015

reasonable security guard on the scene and how the guard would have acted in a similar tense, uncertain and rapidly evolving situation. In this regard, there is a use of force continuum — an escalating series of actions a security guard can take to resolve a situation as it develops and evolves. KEY ELEMENTS A use of force policy should include the rules for, and levels of, engagement. For instance, when to observe and report an activity; when to approach a situation; when to use verbal commands to challenge an individual; when to use hands-on contact to detain a person; and when to evict and/or ban an individual. The policy should clearly outline the powers to enforce these rules and make a citizen’s arrest. Under the Citizen’s Arrest and Self-defence Act, a security guard can make an arrest if it witnesses a criminal offence on, or in relation to, the property that it is authorized to protect. The guard must plainly inform the suspect of the citizen’s arrest, ask explicitly that the offender cooperate with the temporary detention and then hand the person over to the police as soon after the arrest as possible. The guard should avoid using force, if at all possible, and not question or search the suspect or their possessions. A use of force policy should also address good hiring practices (pre-employment screening, which includes a personality test, assessment of past experience and a background check) and emphasize the importance of training, both initial and ongoing. Each security guard must

PROFESSIONAL SERVICES

undertake the requisite training to be licensed through their provincial licensing authority and, in some cases, can choose to become certified. This is accompanied by a security guard training manual that outlines proper conduct, directives, equipment and defensive tactics, as well any other guiding procedures. Ongoing training should be provided as needed and include the use of hypothetical scenarios when use of force could be warranted. DRAFTING THE DOCUMENT Typically, the property owner or, in the case where security services are outsourced, an independent security contractor will develop and implement the use of force policy for a building. It’s recommended that legal counsel be involved in the drafting and review of the policy to ensure it is consistent with the law and current legal trends. The building owner should also consult with its liability insurance company. While a general company-wide use of force policy is sound, each property is unique and, therefore, should be assessed individually and possibly have its plan modified accordingly. Security personnel must be cognizant that there may be times when several use of force policies are in play for an incident. For instance, in a large commercial property setting, such as a shopping centre, one or more tenants may employ their own security contractor or personnel to guard their leased premises. Once drafted, a use of force policy should be reassessed on a continuing basis to determine if the correct procedures are being followed and if not, why. The reasons could be lack of awareness, inadequate training, or improper or non-existent procedures in place to deal with a particular incident. Even if procedures are being followed, it’s likely that the policy will need to be updated at some point to reflect societal changes. For instance, flash mobs have become increasingly prevalent in recent years with the rise in social media. Although most are harmless, the sudden assembly of a large group of people presents new security concerns. POLICY ENFORCEMENT A use of force policy is of no use if security personnel aren’t properly trained in the policy to begin and updated when any changes are made. Failure to provide

appropriate training could result in an approach being used that’s not approved and the incurrence of legal liability risks. It should be stressed from the outset that the security team (whether in-house or outsourced) must adhere to the policy as a

condition of employment. Personnel should be recognized for operating in accordance with the policy and disciplined when they do not. In the case where a security provider has been hired, discipline may involve termination of the security contract. ■

____________________________________________________________________________________ PETER KENNEDY IS THE NATIONAL DIRECTOR OF AON RISK SOLUTIONS’ REAL ESTATE PRACTICE, WHICH PROVIDES INSURANCE AND RISK SOLUTIONS TO MANY OF THE COUNTRY’S LARGEST LANDLORDS, PROPERTY MANAGERS AND FACILITY MANAGERS. HE CAN BE REACHED AT PETER.KENNEDY@AON.CA.

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SECURITY & LIFE SAFETY

BEFORE THE

ALARM SOUNDS

Fire, egress models allow building design to move beyond applicable code requirements BY STEVEN STREGE

GTA & BEYOND ■ JUNE 2015

ith the advancement of computers, mathematical models have emerged to aid engineers and architects in the design of safe buildings. A prime example of this is in the area of fire safety. Fire protection systems and egress components of a building must meet prescriptive fire code requirements, unless it can be demonstrated that the building design meets an equivalent or higher level of safety

through a performance-based design. This option was first introduced 15 years ago in the 2000 edition of the National Fire Protection Association’s (NFPA) Life Safety Code, known as NFPA 101. FIRE RISK ASSESSMENT Computer models provide an invaluable tool to evaluate the level of safety provided by a performance-based design.

SECURITY & LIFE SAFETY

Fire protection engineers use two types of models: Fire models and egress models. Fire models are used to predict the growth of a fire (producing heat and smoke) and its impact on the building’s environment. Egress models are used to predict the movement of people and how long it will take to evacuate the building or space within the building. Fire and egress models are often used together to assess the environmental condition that will develop from a fire and the time required to evacuate occupants to an area of safety before an untenable condition occurs due to heat and smoke. For example, fire and egress models are typically used in smoke control design via a tenability analysis. A modelling analysis of a proposed smoke control system, for example, may show occupants will be exposed to light (yet tenable) smoke during an evacuation event. Conversely, under prescriptive codes, exposing occupants to any level of smoke is not permitted since the properties of the smoke are unknown and, therefore, worst-case conditions must be assumed. TYPES OF MODELS The most advanced type of fire model available today is a computational fluid dynamics (CFD) model. A CFD model divides a room or volume of interest into small cubes, called cells. The CFD model may consist of thousands or even millions of cells, depending on the size of the room and the desired resolution of the model output. At the interface of each cell, heat and mass transfer equations are solved at very short time scales (fractions of a second) resulting in millions of calculations for a given simulation. The potential uses of CFD models are almost limitless, however, these models are very computationally demanding and often require significant time (days, even weeks) to complete a simulation. Due to the computational demand and number of cells involved, it is not practical to model an entire building. If a fire protection engineer needs to consider the entire building or very large volumes, zone models may be better suited. Zone models divide a building volume of interest into one or two regions. For simple zone models, the environmental conditions (for example, temperature and smoke concentration) within a given zone are considered uniform. Other zone models will divide a

space into two regions: a hot, upper layer (where heat and smoke develop) and a cool, lower level. Compared to CFD models, zone models are significantly less computationally demanding; however, the resolution of the output is much lower. Zone models allow the engineer to analyze the entire building and produce results quickly — within seconds to hours. The quick simulation time also allows the engineer to evaluate the impact of small changes to the building

design or conduct a sensitivity analysis of input assumptions. Heat transfer models consider the thermal properties of a material and the thermal exposure to that material to predict the time-temperature profile throughout the material. For example, heat transfer models can predict the timetemperature profile through a reinforced concrete wall. Egress models are generally used to predict how long it will take a group of

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people to evacuate a building or space within a building. They consider how a person’s movement will be impacted by a building’s geometry as well as other occupants. Most egress models incorporate occupant flow-density relationships that are well-defined in the Society of Fire Protection Engineers’ (SFPE) handbook. There are more than 30 egress models available on the market today, some of which are more sophisticated than others. For example, there are egress models that allow engineers to adjust an individual’s physical dimensions (such as height and shoulder width), physical movement (such as travel speed and agility), physiological parameters (such as “drive” and “patience”) and group behaviour (such as family members waiting to exit the building together).

dead end corridors, and issues with egress capacity and number of building exits. Egress models can also be employed to evaluate high-volume merging occupant flows during an evacuation event, which are

difficult to assess using standard hand-written engineering calculations. High-volume merging flows are commonly observed at stadiums, airports, subways, convention centres, casinos and highrise buildings. ■

____________________________________________________________________________________ STEVEN STREGE IS A SENIOR ENGINEER AT JENSEN HUGHES. STEVEN HAS 15 YEARS EXPERIENCE AS A FIRE PROTECTION ENGINEER, SPECIALIZING IN SMOKE CONTROL DESIGN, TESTING AND EGRESS MODELLING. HE IS CURRENTLY A MEMBER OF THE GROUP TASKED WITH UPDATING THE SOCIETY OF FIRE PROTECTION ENGINEERS’ (SFPE) ENGINEERING GUIDE TO HUMAN BEHAVIOUR IN FIRE.

BENEFITS TO BUILDING OWNERS/MANAGERS Computer models, coupled with an experienced fire protection engineer, provide a wide range of benefits to building owners/managers. These include system cost savings and greater flexibility in building design, which otherwise would not be permitted by prescriptive codes. CFD models can be used to reduce fan sizes needed for atrium smoke control by predicting the smoke conditions (temperature, visibility and carbon monoxide levels) from a fire using a tenability analysis. Heat transfer models can be employed to determine if fireproofing exposed steel is needed in high ceiling spaces, such as atriums. Heat transfer modelling can also be used to ascertain the adequacy of fire barriers or guidance on the level of protection or thickness of a barrier necessary to meet applicable standards. The heat transfer analysis can be used to quickly assess the response of multiple fire barrier designs to many different fire exposures. This provides a significant advantage over a fire test in terms of cost and time. Zone models can be used to help balance complicated smoke control systems involving multiple active systems (such as stairwell and elevator hoistway pressurization systems). They can also be employed to consider how wind and outside temperatures (for example, stack effect) will impact a smoke control design. Egress models can be used to evaluate the impact of code-deficient egress conditions, such as excessive travel distances, www.REMInetwork.com

SUSTAINABILITY

BY BARBARA CARSS

n overview of the goals of the International Year of Light and Lightbased Technologies almost invariably leads to wordplay. The United Nations Educational, Scientific and Cultural Organization (UNESCO) proclaimed the year for 2015 to highlight achievements, reflect on possibilities and promote a spectrum of related economic and sustainable development objectives. In keeping with UNESCO’s mandate, the year is meant to support energy, education, agriculture and health through research, awareness building and hands-on projects. Lighting needs in the developing world are one of the focuses, along with energy-efficient and low-emission technology, photonics and outreach to the next generation of scientists, policy-makers and consumers. “Light plays a vital role in our daily lives and is an imperative cross-cutting discipline of science in the 21st century,” UNESCO’s International Year of Light (IYL) message reiterates. “It has revolutionized medicine, opened up international communication via the Internet, and continues to be central

GTA & BEYOND ■ JUNE 2015

to linking cultural, economic and political aspects of the global society.” Light has been a perennial cornerstone of human safety, productivity and urban life. The ability to illuminate space underpinned the industrial revolution and remains critical to today’s service and knowledge-driven economies. Photonics now carries manufacturing, trade and communications into a new digital age where light is not just an end product but is, itself, a transmitter of energy and data in a fraction of the time that electronic systems require. “Artificial light is one of the greatest innovations of all time,” says Michael Colligan, president of the lighting distribution and services firm, Lighting Solutions. “If you measure the progress of economic development and the deployment of artificial light throughout the world and throughout history, the two go hand-in-hand.” For real estate owners and managers, lighting is unquestionably a core commodity, and a major and non-negotiable cost of business. Yet, as IYL is also intended as a celebration, the buildings sector is one

of the most obvious harbingers of great things to come. While green building and energy management specialists already applaud the dramatic advancements and rapidly dropping costs of emergent technologies like LED, the scientists behind those innovations promise that today’s vintage of high-performance lighting is really just the beginning. CELEBRATING INNOVATION “We are only just scratching the surface now,” reports Venkat Venkataramanan, director of scientific operations at the University of Toronto’s (U of T) Impact Centre and president of the Canadian chapter of the International Commission on Illumination (CNC/CIE). “The way technology is being used is going to be drastically shifting in the coming years.” Beyond continued improvement in energy efficiency, Venkataramanan foresees enhanced quality of light and greater versatility that would enable one lamp to deliver all functions currently provided by a range of task lighting. That applies even to flat panel screens currently viewed

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SUSTAINABILITY

“

LIGHTING HAS ALWAYS BEEN SEEN AS A

FIXED ASSET WITHIN BUILDINGS BUT THE

BUSINESS MODELS ARE CHANGING WHEREBY LIGHTING WILL BECOME A SERVICE.

more narrowly as a conduit for information. Meanwhile, new methods for engineering daylight and carrying it into building interiors will further decrease energy loads and improve indoor environmental quality. “Enabling all these things will be an enormous amount of integration with sensors and the Internet of Things,” he adds. Real estate is both a consumer of new technologies and an important agent in research, development, commercialization and market adoption. Lighting has long been typified as the “low-hanging fruit” of energy conservation for its ability to deliver savings with relatively little capital expenditure and complications. Plus, a much shorter life cycle than other energyintensive building systems, such as HVAC, enables steady performance gains and drives innovation. “Lighting is kind of leading the way in building automation because lighting, compared to other things, is low-cost,” says Venkataramanan. As an offshoot, energy service providers may soon be adding lighting to their menu of offerings to building owners/ managers — a contract option that could make increasing economic sense as the technology continues to evolve. “Lighting has always been seen as a fixed asset within buildings but the business models are changing whereby lighting will become a service,” Venkataramanan predicts. “Consumers will not have to worry about shifting technology.” EVENTS AND PROJECTS The CNC/CIE and the Toronto chapter of the Illuminating Engineering Society (IES) are marking the year with special events and efforts to make scientific discussion more accessible to the public. Notably, the biannual joint meeting of the Canadian and

GTA & BEYOND ■ JUNE 2015

”

U.S. CIE chapters will be held in Toronto in October, and is planned as celebration of IYL. That includes a series of public talks in conjunction with the high-level scientific presentations conference that delegates will attend. Throughout the year, CNC/CIE and IES members have opened their labs and businesses to the public, and established a roster of experts who are available, upon request, to speak to community and special interest groups. In particular, the lighting organizations hope to connect with high school students to trigger their interest in a dynamic field of research, which conveniently dovetails with the study of optics — light, colour and vision — in Ontario’s Grade 10 science curriculum. “We want to encourage lighting professionals to take up this outreach challenge,” says Rini Ngai, communications chair for IES Toronto. “An hour amidst eager and energetic young students can also be very fulfilling for the speaker.” U of T’s Impact Centre — a research and development/commercialization incubator forging entrepreneurial partnerships among the university’s scientists and industry — has embarked on a summer-long challenge to design and build an off-grid, solar-powered lighting system that could be deployed in a rural area of the Philippines. “These are the kinds of projects that an official (UNESCO) year can motivate that might not necessarily happen otherwise,” notes Venkataramanan. The Impact Centre is also hosting three workshops examining the diverse range of applications for light-based technologies. For example, the first workshop earlier this spring explored light’s role in clean technology, such as its potential as a non-chemical alternative for water and wastewater treatment. The other work-

shops, set for July and September, will focus on light in health care and light in communications, respectively. ALIGNED INTERESTS Other interest groups see IYL as a fortuitous launching pad for discussing the interplay of light, buildings and the environment. FLAP, a name drawn from the acronym for Fatal Light Awareness Project, has a mission to reduce the dangers of reflective glass, and promote bird-friendly design and mitigation options for existing buildings. “This is just a great opportunity to do more outreach and educate people on the issues,” says FLAP’s executive director, Michael Mesure. Green and smart building technologies — solar-powered and other energy-efficient systems with controls made easily accessible via networks, devices and apps — clearly align with many IYL objectives. Linking it to the even bigger picture of climate change and international greenhouse gas reduction targets, parties to the UN Framework Convention on Climate Change have been urged to take advantage of technology in a way that will help make room for developing countries and emergent economies. “As 60 per cent of the world’s population migrates to urban environments by 2030, demand for energy by cities will increase substantially. Solar-powered, connected, controllable LED lighting will help cities achieve savings of 40 to 80 per cent on energy used for lighting,” says Simone Skopek, a director with JLL Energy and Sustainability Services and author of Green + Productive Workplace: The Office of the Future ... Today. Light’s influence on productivity resonates in the real estate industry as financial, social and health analysts develop approaches for measuring and quantifying paybacks on green buildings. “An understanding of the impact on human physiology and new technologies that impact people’s bio-rhythms will also enhance people’s everyday lives,” says Skopek. “When all is said and done, daylight is what humans need for health and wellbeing,” concurs Venkataramanan. ■ ________________________________________ BARBARA CARSS IS THE EDITOR-IN-CHIEF OF CANADIAN PROPERTY MANAGEMENT.

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QA CULTIVATING THE SUSTAINABILITY

URBAN FOREST

Planting trees key to rejuvenating the GTA’s devastated tree canopy

t has been 18 months since southern and eastern Ontario was slammed by a catastrophic ice storm, which resulted in widespread power outages due to downed power lines from fallen trees, boughs and branches. The GTA was one of the worst-hit regions, and it is still reeling from the extreme winter weather. Toronto alone lost approximately 20 per cent of its tree canopy, though the full extent of the damage caused by the wicked storm

is still unknown. Given this, planting trees is especially important — it is the only way to rebuild the area’s devastated tree canopy. Here, Melissa Williams of Local Enhancement and Appreciation of Forests (LEAF), an organization dedicated to the protection and improvement of the urban forest, discusses the benefits associated with trees, the non-profit’s planting program, and how building owners/ managers can ensure their newly planted saplings survive and thrive. WHAT ARE THE ECONOMIC BENEFITS OF PLANTING TREES? It has been shown that planting trees around a residential (single-family) property can significantly reduce the need for heating and cooling, thereby saving homeowners electricity and money. In summer, shade trees planted on the west and south sides of a property can reduce cooling costs by 25 to 40 per cent, and reduce peak energy demand by up to 30 per cent, according to a study by the University of California, Berkeley. Evergreen trees planted for windbreak purposes on the north side of a property can save between six and 11 per cent on winter heating energy needs. While similar data is not available for multi-unit residential (lowrise and highrise) buildings, there are other benefits of planting trees. For instance, trees can increase property value and support higher rents. These perks also apply to commercial buildings. A recent study on the value of Toronto’s urban forest by TD Economics suggests that, in some locations, rental rates of commercial office properties are approximately seven per cent higher on sites that are welllandscaped and include trees.

GTA & BEYOND ■ JUNE 2015

WHAT ARE THE ENVIRONMENTAL BENEFITS? Trees planted in urban areas provide many environmental benefits. They improve air quality by trapping pollution particles that cause breathing problems; absorb carbon dioxide and other gases and, in return, produce oxygen; reduce local air temperature when water evaporates from their leaves; intercept rainfall, resulting in reduced stormwater run-off and improved water quality; and provide much-needed wildlife habitat. WHAT ARE THE HEALTH BENEFITS? Urban forest health and human health are closely interconnected. Trees improve air quality by trapping pollution particles that have been linked to heart disease, respiratory illnesses, diabetes and cancer. In addition, studies show that trees and green spaces can lead to lower stress levels, faster hospital recovery rates and improved rehabilitation, and a reduction in the severity of symptoms of attention deficit disorder. HOW DOES LEAF’S PLANTING PROGRAM WORK? LEAF offers a subsidized program to help multi-residential property owners/ managers in Ajax, Toronto and York Region plant trees around their buildings at affordable rates. This includes a consultation and site assessment with an expert arborist and full planting service. Businesses in Toronto can also access this program. The cost for the program ranges between $150 and $220 per tree, depending on the species selected. This price includes a site consultation with an arborist, a five to eight-foot tree, delivery and planting. The

SUSTAINABILITY

full value of the service is approximately $300 to $400; the difference is paid by LEAF’s funding partners. WHAT TYPES OF TREES SHOULD BUILDING OWNERS/MANAGERS PLANT? Native species such as American elm, red oak, sugar maple and sycamore (to name a few) are well-suited to planting in the GTA as they have evolved in the local area, adapted to the region’s climatic conditions and provide essential habitat for wildlife. Once established, they also require less maintenance than exotic species. HOW DOES LEAF ENSURE BUILDING OWNERS/MANAGERS GET THE RIGHT TREE IN THE RIGHT PLACE? During the consultation, a LEAF arborist will assess the property’s site conditions, such as soil type, sun exposure and space restrictions, and discuss tree preferences for the property. The arborist will then recommend native species that will do well on the property and determine suitable planting locations. Selected trees are then planted in either spring (April-June) or fall (September-November). HOW CAN BUILDING OWNERS/ MANAGERS ENSURE THEIR NEWLY PLANTED TREES SURVIVE AND THRIVE? Before embarking on a planting project, building owners/managers should determine who will be responsible for looking after the trees. They should then create a maintenance plan to ensure the newly planted trees are properly cared for. Follow-up care, including regular watering and replacement of mulch as it decomposes, is essential for tree survival. Trees should be watered with a hose on a very slow trickle for 15 minutes twice a week. Woodchip mulch should be spread around trees in a doughnut shape, ensuring it does not touch the trunk. This will protect the tree’s roots, conserve water, prevent weed growth and provide essential nutrients. It’s important to avoid digging, tilling or excavating near trees to protect their roots. Ninety per cent of a tree’s roots are in the top 50 centimetres of soil and can extend three times the width of the canopy. As well, never tie or nail anything to a tree and avoid damaging the base when mowing the lawn. Tree bark is like a protective skin. If damaged, it affects the food and water conducting “tissues” of the tree. ■

TREE KILLERS A handful of invasive insects are severely threatening Canada’s trees. Leaving a path of destruction across the country, three of the six tree pests are wreaking havoc in Ontario: the Asian long-horned beetle; emerald ash borer; European gypsy moth; and Sirex wasp. The Asian long-horned beetle prefers maple, poplar, elm, willow, horse chestnut, mountain ash, sycamore, hackberry and birch trees. Larvae feed on living tissue by tunneling below the bark of limbs and the trunk. The adults generally emerge in the summer and feed on twigs and leaves. Damage to trunk tissue can kill a tree within one or two years. The emerald ash borer attacks and kills both native and introduced ash trees. The larvae consume the inner bark, which strangles the tree. Infected trees show yellowing and loss of leaves in the canopy, and suckers growing from the base of the trunk. They will die within one or two years. The larvae of the European gypsy moth can eat more than 500 species of trees and shrubs; however, they prefer oak and poplar. Trees can be completely defoliated when larvae populations are high. Several years of defoliation can kill a tree. The Sirex wasp prefers living pine trees but it will also attack spruce, fir and Douglas fir. The females lay eggs in stems along with toxins and a wood-decaying fungus, which spreads through the tree and causes the foliage to wilt and turn yellow.

—Tree Canada

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BUILDING INTERIORS

PICKING THE PERFECT PAINT There’s no second chance to make a good first impression BY SHARON GRECH

aint is an affordable and simple way to breathe life back into the interior of a building. It can enhance architectural features, make a space more visually appealing and, in some cases, even increase property value. SETTING THE TONE WITH COLOUR Colour is one of the first things people notice when they enter a room, so it’s important to select a hue that will stand the test of time. Condominium and apartment building common spaces are often painted in neutrals, such as white, grey or beige. But while neutral colours are highly versatile, it can be surprisingly difficult to choose the right shade.

GTA & BEYOND ■ JUNE 2015

Each colour has different undertones that can change the feeling of a room from cool to warm. When selecting a paint colour, pay close attention to undertones by layering paint chips on top of one another. This will bring out the qualities of each colour and help prevent any surprises later on. It is also advisable to purchase sample pots of the desired colours and then paint swatches of each in the space to see which one works best. Viewing the swatches during different points of the day will offer the most accurate perspective of the colour. While neutrals are a safer option, using an on-trend colour like deep blue, plum, blush or a light, silvery green in a building’s common areas, such as the

BUILDING INTERIORS

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PAINT QUALITY ASSURANCE Determining which paint product to use could potentially make or break a painting project. Alkyd-based paints have traditionally been a common choice because of their durability; however, they can produce a strong odour and have a tendency to yellow when working with whites. Today’s premium waterborne-alkyd paints are low in VOCs (volatile organic compounds), help keep odours to a minimum and still achieve a high-end finish that won’t fade. Acrylic and acrylic latex-based paints make up the majority of paint sales today www.REMInetwork.com

BUILDING INTERIORS

PRIMER BEFORE PAINT There is a common myth that priming walls — especially those that have been painted before — is an optional step that can be skipped. But many layers of latex paint can actually result in a surface that is very absorbent. Priming is important because it seals the surface and prolongs the wet edge of finished coats, reducing lap marks and ensuring a uniform colour and lustre. There is an exception to this rule, though. It is usually not necessary to apply primer to sashes, trim and doors that already have an enamel finish. If extensive repair work has been done, however, primer should be applied to these areas.

—Benjamin Moore

because they are more environmentally friendly than solventbased products. They often have better colour retention, greater durability and ease of use, particularly high-quality latex products. Low-quality waterborne paints tend to have poor resistance and are difficult to apply. Above all else, go for a quality paint brand with strong adhesion and a durable finish that can withstand daily wear and tear. PROPER PREP KEY TO SUCCESS Properly preparing walls for painting is key to achieving a flawless look. To ensure optimal results, make sure the walls are clean, dry and free of debris. Take note of any peeling, scaling or glossy surfaces and sand them accordingly. Prime new surfaces and spots where paint has chipped away from previous jobs. Ensure the room is free of humidity, otherwise blistering — a common paint problem that occurs when vapour expands between a painted surface and the film that protects it — can occur. If a painted surface does blister, remove the blistered paint by scraping the peeling paint to the bare wood. Prime the exposed area and then repaint it. PAINT LIKE A PRO Once the colour, finish and product have been selected and preparation is complete, it is time to begin the painting process. Be sure to use the right applicator. The size of the paint job will determine the tools that are needed. For bigger jobs, use a roller. One that is very low pile will achieve the smoothest texture. For small touch-ups or more artisan work, a nylon polyester angle-sash brush will help achieve the best results. When painting, be sure to avoid lap marks, which are the appearance of a denser colour or an increased gloss where wet and dry layers overlap during paint application. To prevent lap marks, maintain a wet edge — apply paint toward the unpainted area and then back into the just-painted surface. This technique (brushing or rolling from “wet to dry”) will produce a smooth, uniform appearance. If lap marks occur or already exist, another finish coat spread uniformly will hide them. When painting begins, ensure there is extra ventilation to permit for faster drying times. Allow four to six hours for the first coat of paint to dry and, if necessary, reapply a second coat after 16 hours. ■

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George Miller, CPM®, CRF, FRI, President of the MFS Group of Companies, is pleased to announce the appointment of Tanja Schlosser as Vice President, Client Services & New Business Development and of Tom McGrath as Vice President, Operations. Tanja joined MFS in 1999 and has made notable contributions to all areas of the business. Tanja has a Bachelor’s degree in Psychology from York University and is also a registered agent in Real Estate. Tom brings over 20 years of operations, finance and real estate experience including almost 15 years with MFS. Tom is a registered Real Estate Broker and Broker of Record. MFS Property Services Inc. is a full service Property Management firm handling Asset Management portfolios for a large number of Financial Institutions across the Province as well as providing services to the Government of Ontario. With our sister company, MFS Realty Services Inc., we are able to provide our corporate clients with full property management and real estate management (REM) services. We believe in cost effective, timely service tailored to suit the individual needs of our clients. MFS has been offering dependable service to our valued clients in the Ontario market since 1991.

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RESTORATION

GETTING BELOW THE SURFACE A walk through restoring stone floors

BY RON EBEYER

atural stone and terrazzo floors are stunning, sturdy and long-lasting so long as they are properly maintained. If not, they literally lose their lustre, becoming dull as a result of heavy foot traffic, spills and possibly incorrect care. Stone floors can be restored to their original beauty, though, provided that the job is done right. While there is always the DIY route, a stone restoration expert has the knowledge and equipment that ensures optimal results. The former may seem cheaper but if done improperly, a botched restoration effort may lead to a full flooring replacement, costing a building owner/manager more money in the long-run. THE RESTORATION PROCESS Restoration techniques vary depending on the stone flooring material — marble, granite, limestone, slate, onyx and terrazzo — and the type and degree of damage. Generally, though, the process involves grinding, polishing or honing, and sealing. The grinding process is similar to the concept of sanding wood. Wet diamond bit grinding is used to remove scratches, etches, stains and wear patterns from the stone’s surface. Depending on the extent of the damage, anywhere from three to 10 levels of diamond coarseness are used. The first levels of the grinding process are coarser in order to remove deep scratches. The level of sanding then becomes finer until a smooth, unabrasive surface texture is acquired. The floor is then polished or honed, depending on customer preference and the nature of the material.

GTA & BEYOND ■ JUNE 2015

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RESTORATION

Specialized refinishing compounds used during the polishing/honing process allow for a wide range of lustre levels. Once the desired finish is achieved, the stone is thoroughly cleaned and a penetrating sealer applied. This prevents staining and prolongs the finish of the surface. CHIPS, CRACKS AND WAX There are times when the restoration process may include repairing chips and cracks with matching coloured epoxies, and/or the removal of topical waxes. Natural stone needs to be able to oxygenate or breathe in order to age correctly. Waxing the surface prevents this by clogging the stone’s pores, often resulting in discolouration and an unclear plastic-like shine. To remove the wax coating, the stone surface must be buffed with high-density floor strippers and rough nylon pads.

CARE AND MAINTENANCE It is recommended that building owners/ managers implement a maintenance program following the restoration process to protect their investment, keep their stone flooring looking its best and increase its longevity. The stone surface should be resealed every three to five years. However, the frequency depends on whether they are cleaned daily, the level of wear and tear, and the type of stone. For instance, limestone and certain marbles should be resealed yearly if they are in hightraffic areas. Beyond this, it may be necessar y to schedule periodic visits by a stone restoration technician who will focus on previous problem areas. The regularity of these visits is dependent on the type of stone and the amount of foot traf fic. ■

____________________________________________________________________________________ RON EBEYER IS A RESTORATION CONSULTANT WITH THE MARBLE CLINIC, WHICH SPECIALIZES IN NATURAL STONE RESTORATION AND MAINTENANCE. THE COMPANY HAS BEEN IN BUSINESS FOR MORE THAN 30 YEARS, PROVIDING PROFESSIONAL SERVICES TO RESIDENTIAL AND COMMERCIAL CLIENTS ACROSS ONTARIO. RON CAN BE REACHED AT 905-270-2959 OR RON@MARBLECLINIC.CA.

SINCE 1987

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