Construction Business | March/April 2017

March/April 2017 Vol. 14 No.3

Kitsilano Secondary School PM 40063056

Paul Fast, Fast + Epp | Sustainability | Road Building Steel | 2017 WoodWorks! BC Awards

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Inside 06 Connections Paul Fast likes to push the envelope on structural building design and his firm Fast + Epp has established a reputation for creative and innovative solutions.

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March/April 2017 | Volume 14 No 3

PUBLISHER

MANAGING Editor Contributing writers

Cheryl Mah Sandy Brown Scott R. Harcus Bob Nielsen

The Kitsilano Secondary School renewal project is the city’s largest and longest seismic upgrade to date. The challenge was to preserve the heritage structure while meeting the needs of 21st century learning.

Morgan McDonald Jordan McMillen Alden Prier Jim Rivait Doug Sanders

Industry Focus

Ian Washbrook Bill Woodhead

18 Road Building The Road Ahead Improving Safety and Road Maintenance

Dan Gnocato dang@mediaedge.ca

Rod Yeoh

B.C./ALBERTA SALES

Dan Gnocato Tel: 604.549.4521 ext. 223

20 Steel Making an Impressive Stand Hot-Dip Galvanizing The Evolution of Steel Detailing

PUBLISHED BY

24 Sustainability Lessons from Vienna From Hero to Zero: Net-Zero Buildings Modular Advantages

Departments 04 Message from the Editor 28 The Legal File Contracts with Unknown Entities Small Mistakes, Big Consequences

30 Industry News

PRESIDENT Kevin Brown 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 2017 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

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Cover Photo

Kitsilano Secondary School

February 14 & 15, 2018

March 20 & 21, 2018

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 8 & 9, 2017

Editor’s Note

Engineering Excellence

E

ngineering ingenuity underlies many innovative projects big or small and every year, the ACEC-BC Awards for Engineering Excellence recognizes some of B.C.’s most talented consulting engineers. This year’s winners were honoured on April 8 in downtown Vancouver. Awards were given out in six categories with two individuals recognized for outstanding contributions.

The winning projects from across B.C. and far away as India showcase the technical expertise of B.C. engineers. This year’s Lieutenant Governor’s Award for Engineering Excellence winner was Ausenco Engineering Canada Inc. for their base isolation seismic upgrade of Vancouver’s Lord Strathcona Elementary School. A new award was given to the City of Surrey, recognizing the municipality as the 2017 Client of the Year Award.

Last year Fast + Epp won the prestigious Lieutenant Governor’s Award for the Surrey Grandview Heights Aquatic Centre, which has gone on to earn international accolades.

Some of B.C.’s most architecturally stunning buildings have been made possible by Fast + Epp, a firm well known for its innovative structural engineering solutions. Founder Paul Fast has a special interest in architecturally expressive hybrid structures and has led the structural design of numerous high profile projects for the firm.

Inside, we showcase the Kitsilano Secondary School Renewal project. It is a community landmark that is currently undergoing a $62.2 million new build and seismic upgrade. Identified as a high risk for seismic damage, the school needed to be upgraded to today’s standards while preserving its heritage facade. The

complex multi-phased project required the team to overcome site constraints and strict scheduling requirements.

Also in this issue are our features on steel, road building and sustainability. The BC Wood Design Awards held in March celebrated excellence in contemporary design and building with wood. There was a record 114 nominations for the 2017 awards. See all the winners inside.

Cheryl Mah Managing Editor

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A Structural Pioneer

F

or more than 30 years, Fast + Epp has been providing innovative and creative solutions to clients in B.C. and beyond.

Paul Fast, who founded the structural engineering firm in 1985, has turned his passion for the unconventional into a successful career and business. Today, the firm is a recognized leader for producing unique architecturally expressive structures, often involving pioneering structural solutions.

“It’s always something I wanted to do — unusual design and unusual types of engineering,” reflects Fast. “We love to just brainstorm around the table and see where the design goes.”

Collaborating with architects who are “open to structural input” has led to the structural design of numerous high profile projects for the firm. Well known for the unconventional use of materials, the firm pushes the design envelope to create hybrids of timber, concrete and steel.

“Whether it’s an economical or architectural expression challenge, we thrive on finding an engineering solution that allows for the use of unexpected materials combinations,” says Fast.

Fast began his career with two Vancouver engineering consultants, most notably working

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with Bogue Babicki Associates, a practice known for innovation and landmark buildings such as Robson Square and the Vancouver Law Courts.

“At Bogue Babicki, I was exposed to more unusual types of engineering and structures which had a big influence on me,” notes Fast, who joined Babicki in 1983 after getting his feet wet at McKenzie Snowball Skalbania doing various commercial and residential buildings. “I was getting bored very quickly doing cookie cutter buildings.”

Born and raised in Vancouver, Fast graduated from the University of British Columbia in 1981 with a Bachelor of Applied Science degree in Civil Engineering. He discovered his interest in structural engineering gradually (foregoing his father’ dentistry footsteps) but once he did, “the hand fit the glove very well.”

His experience at Bogue Babicki opened his eyes to challenging but exciting projects. While there, he worked on structures for Expo 86 — the design of the international modular pavilions and the geodesic dome for the Expo Centre (now Science World).

In 1985, he struck out on his own with Paul Fast Associates Ltd. He started with small jobs such as three-storey wood frame apartments and

single family homes but was searching for that first unusual and creative structure. That opportunity came with the EBCO Aersopace Centre in Delta.

“Architect Peter Busby approached us to look at reusing Expo 86 modular pavilions as a factory facility for EBCO Industries,” says Fast. “We came up with an exposed steel tension structure where the structure is hanging outside the building. That launched us.”

3 Civic Plaza - credit ZGF Cotter

3Civic Plaza, Surrey

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Fast went on to partner with Gerald Epp (whom he met at UBC and collaborated on the EBCO project) to form Fast + Epp in 1989.

The firm grew steadily with the pair establishing StructureCraft in 1998, a company specializing in design-build services to prefabricate architectural structures. The evolution of the business and interests eventually saw Epp leave amicably in 2014 to be the sole owner of StructureCraft with Fast as sole owner of the consultancy.

Headquartered in Vancouver, Fast + Epp today is a 60-person firm with branch offices in New York, Seattle, Edmonton as well as in Frankfurt, Germany.

“We want to build up those branch offices and have steady growth — maybe grow up to 80 to 100 to give us a bit more depth,” says Fast. “Our office is driven by adventure. We opened those offices to explore opportunities and create opportunities for our employees.”

Overall, business is good with “lots of work out there,” according to Fast. Current projects include the Vancouver Art Gallery, Minoru Aquatic Centre, West Fraser Centre, concept design for Calgary LRT stations, the new St Paul’s Hospital and renovation of the National Arts Centre in Ottawa.

“In Germany, we are coming up with concepts for the restoration of the Mannheim gridshell — a very famous building in Germany,” says Fast, who speaks German fluently.

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Grandview Heights Aquatic Centre, Surrey

Over the years, the firm has built an impressive portfolio of projects (often the first, biggest, tallest or longest) including the Richmond Olympic Oval, the VanDusen Botanical Gardens Visitor Centre, Kingsway Pedestrian Bridge and the recently completed UBC Brock Commons Tallwood House and Grandview Heights Aquatic Centre.

The firm has won many awards for technical excellence and innovation for work done on a variety of public and private projects, includ-

ing residential, commercial, institutional and transit. It earned its most prestigious award in 2016 — the international Supreme Award from the Institution of Structural Engineers for the Grandview Heights Aquatic Centre in Surrey.

Fast + Epp helped to create the world’s longest span timber catenary roof in collaboration with HCMA Architecture + Design. Glulam “cables” were used instead of conventional steel roof trusses, free spanning 180 feet and 150 feet, effectively reducing the structural depth by

Grandview Heights Aquatic Centre-credit Ema Peter Photography

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90 per cent. Each roof assembly is made up of paired glulam beams each measuring only five inches wide and 10.5 inches deep.

“The design hit the sweet spot for architectural expression and structural efficiency. It was a tricky design and we were challenged on the technical front so it is very satisfying and humbling to earn such a high honour,” says Fast, adding the project has also won the highest awards from the Canadian Consulting Engineers, Association of Consulting Engineers of Canada in B.C. and the National Council of Structural Engineers Associations as well as a B.C. Wood Design Award.

While there have been many architecturallymemorable projects, Fast says sometimes the goal is about achieving an economical structural system rather than elegant structural expression.

The challenge for the 18-storey Brock Commons Tallwood House at UBC, the world’s tallest hybrid timber tower, was to achieve cost-efficiency with wood.

“Brock Commons was about coming up with a really clever economical solution. The big challenge on that project was can we build a wood building for the same price as concrete,” he says.

“The solution we came up with, called point supported CLT, was the right solution and the timber structure went up in nine weeks. That was all creativity geared towards economy of design.”

Fast + Epp has capitalized on the strong renewed architectural interest in wood design, especially in B.C. But while the firm has gained a reputation for structural engineering with timber, Fast says they work on many hybrid structures where wood is combined with steel and concrete.

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“We’re often considered wood engineers, but we work with a wide range of materials. Sometimes wood isn’t the right solution — we don’t want to force a square peg into a round hole. We have to respect its limits and use where it works best. We often do the heavy lifting with steel and concrete and the secondary components are wood,” he says.

For 3Civic Plaza, a 56-storey mixed-use tower that will be the tallest building south of the Fraser River, the firm came up with a unique concrete solution. For that project, instead of having a concrete elevator stair core in the middle of the building for seismic and wind resistance, Fast + Epp worked closely with the architect to pull the core out of the building.

“We put walls on the outside of the building and perforated them with teardrop shaped openings that bubble all the way up. They make cool window apertures and also the walls serve as the lateral resistance for the building,” explains Fast. “It was a non-traditional solution that creates an interesting structural and architectural expression.”

To further channel the firm’s creativity, an IDEAS division was established where structural engineering principles are applied to other fields and non-structural products. The firm developed the Concept app which helps architects and engineers to estimate size of structures and size of beams game. It also has an earthquake board game in development and a data management software program.

While retirement for the 60-year-old Fast is still a long ways away, he has started preparing for a successful transition. He is increasingly stepping back from the business (no longer

involved in day-to-day management) and shifting to a design and mentorship role.

“My principal involvement now is conceptual upfront design and mentoring the young engineers — the next stage of my professional life that I’m enjoying,” says Fast, who is also a sought after guest speaker internationally. “I will be transitioning in the coming years. I want a transition that will preserve the reputation and vibrancy of the company.”

With nine children (12 grandchildren), he says there might be interest from one of his children to join the firm, but if not, they “have the right people in place” to carry out the succession plan. “We have a good number of long term employees — good blend of young and senior staff — to make sure we move forward smoothly.”

Fast also keeps busy in the industry, sitting on advisory boards with the Structural Engineers Association of BC and the University of British Columbia’s School of Architecture and Landscape Architecture.

His extensive contributions to the industry and community were recognized with the R.A. McLachlan Award, APEGBC’s highest engineering honour in 2013.

As for the future, Fast is optimistic about the possibilities of pushing the envelope further, especially with the development of more engineered materials such as high strength plastics and structural glass.

“The world is developing so quickly with new technology that who knows what will be in our toolbox in the next 10, 20, 30 years,” he muses.

“We’re always looking to incorporate something new and different.”

Richmond Olympic Oval Roof-credit Stephanie Tracey

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Feature Project

Renewing a Community Landmark

By Cheryl Mah

A

s with many schools in Vancouver, Kitsilano Secondary School (KSS) is a community landmark that has been attended by generations since opening in 1927. But also like many schools, it is an aging facility that no longer meets modern educational standards. Even more importantly, the existing building was identified as a high risk for seismic damage.

In 2013, the Vancouver School Board awarded a fixed-price contract to Bouygues Building Canada and KMBR Architects Planners to design and build the Kitsilano Secondary School Renewal project. At a cost of $62.2 million, the phased KSS project is the largest and longest seismic upgrade to date in the city.

The project is comprised of a new 215,000-square-foot, three-storey building that retains the existing heritage facade. It will include a new academic wing, a 350 seat state-ofthe-art theatre, three full-sized gymnasiums and an all weather playing field.

KMBR principal-in-charge Witmar Abele explains there were a number of complexities that drove the final design solution. The requirement to retain and rehabilitate the existing heritage facade first and foremost meant the new school could not be constructed in a single phase as a stand-alone project. Instead, a multi-phased construction approach was needed to carry out work on the site.

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“Kitsilano is a Class B heritage building.

While we were able to demolish the building behind the facade, we were required to preserve and seismically upgrade the facade — one of the constraints which drove the design,” says Abele, adding phased construction was also necessary because the school had to remain operational with the students accommodated on the site.

The first of four phases began in 2013 on the southwest corner of the property (formerly tennis courts) to build the new academic wing, which was completed in the summer of 2015.

The second phase involved the temporary renovations of the existing school’s old shops wing.

School operations were moved into the new academic wing and temporary renovated space so work could continue on the other phases.

The completion of phase 1 was a critical milestone because all subsequent phases depended

on its timely completion. Each of the phases had to be timed for completion to coincide with the start of a new school year.

The project is currently more than half way through phase three which saw the deconstruction of the existing building before work moved onto the rehabilitation of the heritage facade and construction of the new building. The final phase will be the demolition of the temporary old shops wing (from phase 2) and to construct a new playfield in its place. Substantial completion is expected in December 2017.

“The school occupies two city blocks, which is a tight site for a secondary school of 1,500 students,” says Abele, citing the main challenges were site constraints and strict scheduling requirements along with keeping the school operational on site during construction.

The building is a steel frame column and beam structure with metal cladding and

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Feature Project

extensive glazing to bring in natural light. It will be attached to the heritage facade and connected to the wing from phase 1 to form an L-shaped building along 10th Avenue and Trafalgar Street.

Another key design consideration was to incorporate 21st Century Learning principles to create an environment that supports a variety of learning styles. The school features flexible spaces and “clustering of classrooms connected to group learning spaces.”

“There is a high degree of transparency throughout the school and classrooms are connected to the interior circulation by means of internal windows,” he says. “Operable walls give classrooms flexibility.”

Inside, the building is organized along a three-storey tall atrium space called the “street of learning.” Large expanses of glass, abundant natural light and wood finishes create open and inviting central spaces. First Nations design elements and historical artifacts (school was named after Chief Khahtsahlano) were also incorporated, most notably an existing Bill Reid totem pole that was relocated from the old theatre to the new atrium space.

“We’ve created an outdoor classroom space on the Trafalgar street side,” adds Abele. “The building steps back above the second floor and allowed us to create this large outdoor deck

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Construction Strata & Property Transportation & Marine Manufacturing Small Business Real Estate Life & Benefits

Feature Project

space equivalent to five or six classrooms which provides a nice feature for the school.”

Achieving a high level of environmentally responsible design was another objective. The school is designed and built to achieve LEED Gold.

“Our firm’s philosophy in pursuing LEED is to focus on aspects of green design that yield the biggest benefits to the users and owner. For the owner, it’s energy efficiency and building durability,” says Abele. “To maximize occupant comfort and well being, it’s about including natural light, healthy building materials and air quality.”

The project also includes a 27,000-squarefoot Neighbourhood Learning Centre (NLC) to serve the community, featuring multi-purpose rooms, offices, fitness, arts and a library over two floors.

“The NLC provides a significant extension to the community centre located just to the east of the school site. The school had to achieve a strong connectivity to the centre and so the entire north portion can be accessed by the community after hours,” says Abele.

When the new building is completed for the start of the school year this September 2017, students and for generations to come will benefit from a modern learning environment with an enhanced and seismically upgraded heritage structure.

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2017 Wood WORKS! BC Wood Design Award winners Awards evening held on Monday, March 6, 2017 Vancouver Convention Centre (West)

Multi-Unit Residential Wood Design

Environmental Performance

Bo Helliwell and Kim Smith, Helliwell + Smith | Blue Sky Architecture, West Vancouver, BC Arbutus House, Victoria, BC

Innovation Building Group Ltd., represented by: Ron Nadeau, Whistler, BC Solana, Whistler, BC

Vancouver Coastal Health Authority, represented by: Brett Crawley, Vancouver, BC Bella Bella Passive House, Bella Bella, BC

Institutional Wood Design: Large

Western Red Cedar

Wood Innovation

Franc D’Ambrosio, D’AMBROSIO architecture + urbanism, Victoria, BC Cadboro Bay Residence, Saanich, BC

Iain Weir-Jones, Weir-Jones Group, Vancouver, BC Shoreline by MGA, Vancouver, BC

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Patkau Architects, represented by: Patricia and John Patkau, Vancouver, BC Audain Art Museum, Whistler, BC

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13 years of Wood Design Awards in BC were celebrated by more than 420 distinguished design and building professionals, including architects, engineers, project teams, local governments, industry sponsors and guests.

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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.

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Institutional Wood Design: Small

Chris Jacques, Read Jones Christoffersen Ltd., Vancouver, BC Tsawwassen Mills, Tsawwassen, BC

Rod Windjack, HDR | CEI Architecture Associates, Inc., Vancouver, BC Mulgrave Senior School Addition, West Vancouver, BC

Shelley Craig, Urban Arts Architecture, Vancouver, BC UBC Engineering Student Centre, Vancouver, BC

International Wood Design

Engineer

Michael Green, MGA | MICHAEL GREEN ARCHITECTURE, Vancouver, BC Steve Cavanaugh, DLR Group, Chicago, IL T3, Minneapolis, Minnesota, U.S.

Fast + Epp, represented by: Derek Ratzlaff, Vancouver, BC

Architect

HCMA Architecture + Design, represented by: Stuart Rothnie, Vancouver, BC

Wood Champion

Dana Westermark, Oris Consulting, Richmond, BC

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Road Building

The Road Ahead Alberta slowly resumes growth mode

By Jim Rivait

A

lberta is showing welcome signs of economic growth heading into the 2017 roadbuilding and heavy construction season but it appears there is still a long road to recovery. A recent BuildForce report forecasts the construction sector will see further job losses through 2018 as major projects wind down. A staggered recovery will begin in residential in 2018 but not extend to all construction sectors until 2024.

In 2017, that is expected to mean the loss of up to 11,000 jobs as large projects reach completion and low oil prices deter new investments.

While the pace of overall job losses will ease in 2017, the slumping energy sector and the completion of major projects will drive non-residential construction employment lower by 2018.

Road, highway and bridge construction is also expected to slow, with infrastructure spending only partially offsetting job losses.

With a shortage of activity across all construction sectors, there is fierce competition for new contracts. Alberta Transportation and Infrastructure Minister Brian Mason recently told an Edmonton business luncheon that bids were coming in an much as 20 per cent lower than expected.

That fits with the province’s goal to tackle the province’s infrastructure deficit during the downturn, taking advantage of excess industry capacity.

The target set in 2016 was to raise funding by 15 per cent over five years to spend $34 billion build and modernize roads, schools, housing facilities, hospitals and flood mitigation projects.

The latest provincial budget includes a record $9.2 billion in capital spending for the 201718 fiscal year. The budget included funding for three new transportation projects: twinning the Highway 15 bridge near Fort Saskatchewan; a new interchange in Calgary on Deerfoot Trail at 212th Avenue; and replacement of the Highway 813 bridge near Athabasca.

Spending on bridges, highway maintenance and rehabilitation is either stable or increasing over the next three years. A new program funded by the province’s carbon tax will also see $33 million spent over three years to retrofit all highway lighting to LED. However, requirements for paving and earthmoving are projected to fall in the coming years.

In addition to economic challenges, the industry faces pressure on other fronts as the provincial government proceeds with several initiatives with the potential to increase costs.

A panel reviewing the Workers’ Compensation Board is set to provide recommendations to the government this spring. Industry concerns include higher costs with the removal of the cap 18

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on maximum insurable earnings and the addition of career advancement and pensions compensation. Claims costs could also rise with the expansion of coverage to include post-traumatic stress disorder, bullying and harassment, occupational diseases and other mental health issues.

These and other changes could contribute to increasingly complex WCB files.

Reviews are also just getting started for the Labour Relations Code and the Employment Standards Code. Changes to the labour code could be felt in a range of areas — from forming a union to the scope of issues that are subject to arbitration. The review of employment standards could expand maternal leave, parental leave and compassionate care leave. Employers could also face higher costs for sick leave and overtime.

On the plus side, persistent advocacy by the Alberta Roadbuilders’ & Heavy Construction Association (ARHCA) and its members has produced progress on designating heavy equipment operator as an optional certification trade.

The Alberta Apprenticeship and Industry Training Board reviewed the ARHCA’s application and an employer-employee committee is now being established to better define the proposed trade and apprenticeship program.

The recent Alberta Awards for Transportation Innovation also provided evidence that even in tough times, industry is pioneering new ways to deliver projects.

The award for environmental innovation went to a rock slide stabilization project that included using motion-activated cameras to identify the paths used by Big Horn Sheep to travel across rock faces. The placement of wire mesh systems was adjusted to ensure the sheep could continue to use these familiar routes.

The award for construction innovation went to a team that developed the Ivor Strong Bridge traffic management plan that was designed to minimize disruption for Calgary motorists. Besides working 24/7 for two months, the team used an automated queue warning system to notify drivers of slow traffic ahead and an alternative routes system with access to real-time traffic data.

The road ahead for Alberta and industry is likely to have some unexpected twists and turns. But with the recession now hopefully in the rear-view mirror, there is some optimism that the provincial economy is getting back up to speed.

Jim Rivait is the CEO of the Alberta Roadbuilders’ & Heavy Construction Association, which has almost 1,000 members, including contractors, suppliers, consulting engineers, and municipalities.

Alberta Transportation Budget Breakdown Alberta Transportation has provided details on budget spending over the next three years for rehabilitation, bridges, maintenance, and water management as well as quantities for ACP and earthmoving.

Provincial Highway Rehabilitation (millions) 2017-18 $354 (Approximately 50 to 55 per cent of this construction program tendered) 2018-19 $394 2019-20 $456 The above numbers do NOT include a $28 million allocation per year, for 2017 to 2020, for slide repairs.

Bridges (millions) 2017-18 $68 – Approximately 40 to 50 percent of this construction program tendered.

2018-19 $86 2019-20 $103 Highway Maintenance (millions) 2017-18 $254 2018-19 $259 2019-20 $263 NOTE: The 2016-17 budget amount for highway maintenance was $267 million, so there has been a reduction of approximately $13 million between 2016-17 and 2017-18. It is at the discretion of AT and highway maintenance contractors to find the best way to manage this reduction. The safety of Alberta’s highways will not be compromised by this change.

Pavement Preservation (millions) 2017-18 $11 2018-19 $11 2019-20 $12 NOTE: This funding is primarily for preventative maintenance activities such as replacement of signs, delineators, etc.

Earthmoving (cubic metres) 2017-18 9.8 million cubic metres 2018-19 2.5 million cubic metres 2019-20 1.7 million cubic metres

Road Building

Improving Safety and Road Maintenance

By Bob Nielsen

S

ince the privatization of highways in 1988 there have been ongoing changes in the road maintenance sector that have provided improvements in the way we perform activities and at the same time protect the travelling public. Some of these changes were initiated because of legislation and regulation from agencies like WorksafeBC, Ministry of Transportation and Infrastructure, as well as many other federal and provincial agencies.

Other safety improvements have been created because of technologies in equipment, increased traffic, customer priorities, stakeholder concerns and industry itself like the BC Roadbuilders and the BC Construction Safety Alliance (BCCSA).

Road maintenance involves diverse work. We do everything from picking up debris to sign washing, and replacement, to sweeping, plowing and flushing the highways and bridges to patching and repairing the roadways and maintaining/repairing the bridges as required. Crews must be well versed in all these aspects of the job. In addition, there are specific response times for incidents and identified problems as well as emergent responses such as accident coverage, bridge and infrastructure damage, slides and floods. Then there are all the different stakeholders such as: municipal and provincial agencies, emergency services, contractors and the public. This makes our tasks quite challenging to not only ensure that we meet what our delivery of services requires but also to ensure the safety of our workers, subcontractors and the travelling public.

These conditions can lead to disaster if they are not planned and executed with an experienced crew and a well-developed safety program.

One of the largest and most significant hazards is traffic volumes and speeds that we have limited control over. Several improvements have been born because of the changing environment of our work zones and interactions with the travelling public. Today’s worker now has high quality reflective, high visibility safety wear such as vests, leg and wrist bands, hard hats. There is now specialized and licensed training for traffic control personnel. The signs today use prismatic reflection embedded in the sheeting of the sign, which makes them brighter, allowing drivers to be advised of upcoming workers and changing conditions much earlier. We now use LED lights which are brighter and stronger than ever before to alert drivers of upcoming workers, equipment and incidents on the roadway.

Our mobile equipment has changed dramatically over the years too such as the use of wing plows that use laser guides to help the driver place the wing as close to the edge of the roadway as possible. The trucks these days are now

mostly automatic and the systems inside control the management of salt and sand. We have crane trucks that help us respond quicker with faster movements and remote operation to give the operators a safer and clearer view of the operation he is trying to perform. Street sweepers have water and vacuum to control the dust to limit the cloud of material that can impair drivers’ vision and is more environmentally friendly.

One of the bigger changes in the industry is in the acquisition and sharing of information relating to safety incidences. At one point, most companies only collected data for lost days on worker’s compensation claims and safety committee’s meetings. This has vastly improved over the years so now companies truly understand what is happening within their own organizations and what trends are happening industry-wide. Some of the data collected now is near misses, first aid, time loss, lost time, investigations, audits, site inspections and daily inspections. There is also information collected and shared with industry from partners such as WorksafeBC, Insurance Corporation of British Columbia, MoTI, RCMP, as well as safety associations. This then helps all of us to review, analyze and exchange ideas on why this is happening and what we can do to mitigate those issues. This has led our industry to initiate minimum standards for B.C. road maintenance contractors to have within our safety programs. With all this new information collected, we now have a better understanding of how to prevent some of these incidences which have led to new training programs such as equipment, investigation training, traffic control and hazard assessment.

Another change is the culture of the industry and the workers themselves with how we view safety. This is the first thing on our agenda before we start every shift. To drive this culture, you need a strong foundation which you can continually build on the strengths of the organization and identify the opportunities for improvements at the same time. To that end, our company maintains a robust program that protects people, property and the environment by developing the best safety knowledge and practices from industry through collective wisdom, tools, training and expertise to eliminate safety incidents.

All B.C. road maintenance contractors now have Certificate of Recognition (COR) status which is a program offered by WorkSafeBC and delivered through the BCCSA and driven by the BC Road Builders and Heavy Construction Association. This ensures all companies within the sector have 14 specific elements of a safety program in place and provide evidence that it is functioning to an acceptable level that is confirmed by independent auditors every three years.

Injury management programs are now initiated throughout our industry to help workers recover quicker and reduce the possible reoccurrence of injury from a long absence from the workplace.

The future is bright for the road maintenance industry as it continues to develop and improve their safety programs both for their workers and for the travelling public.

Bob Nielsen is director of compliance and safety for the Mainroad Group.

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Steel

Hot-Dip Galvanizing A Tried and True Material for Sustainable Development

By Jordan McMillen

F

or more than 150 years, hot-dip galvanizing (HDG) has been specified to combat steel corrosion in the harshest of environments. However, hot-dip galvanized steel provides much more than corrosion resistance — it is also a sustainable building material. In fact, the HDG industry was promoting the sustainability of galvanized steel long before sustainable development was trendy.

Sustainable development is the social, economic, and environmental commitment to growth and development that meets the needs of the present without compromising the ability of future generations to meet their own needs. Developers of the built environment should always be aware of their responsibility to protect the interest of the present and preserve the needs of the future. For decades, the American Galvanizers Association (AGA) and galvanizers have distributed information on the maintenance-free longevity and 100 per cent recyclability of hot-dip galvanized steel.

Both of these attributes contribute to the environmental and economic sustainability of the hot-dip galvanized coating.

Steel + Zinc HDG is the process of dipping fabricated steel into a kettle of molten zinc. While the steel is inside the kettle, the iron in the steel metallurgically reacts with the zinc to form a tightly-bonded alloy coating that provides superior corrosion protection to the steel. The intermetallic layers of the hot-dip galvanized coating, which are harder than the base steel, grow perpendicular to all surfaces of the steel ensuring corners, edges and interior surfaces all have equal protection.

This durability coupled with the three levels of corrosion resistance (barrier protection, cathodic protection, and the zinc patina) are what lead to HDG’s maintenance-free longevity.

Environmental Advantages Zinc and iron, the primary components in hot-dip galvanized steel, serve a much bigger purpose in day to day life than just galvanizing.

Zinc and iron are both abundant elements and 100 per cent recyclable. Iron ore is the fourth most abundant element in the Earth’s crust and zinc is the 27th — naturally found in air, water, and soil.

Not only are zinc and iron abundant in the Earth, but they are also both 100 per cent recyclable without the loss of any physical or chemical properties. This means zinc and iron used to create a piece of galvanized steel can be reused to create another piece of galvanized steel again — making it a truly infinitely renewable resource.

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March/April 2017

Coating System

Initial Cost $/ft

2

Life-Cycle Cost Total

$/ft2

Total

Hot-Dip Galvanizing

$ 1.76

$ 1,320,000

$ 1.76

$ 1,320,000

Inorganic Zinc/Epoxy/Polyurethane

$ 3.82

$ 2,861,250

$ 27.35

$ 20,512,500

The abundance and recyclability of steel and zinc are the backbone of HDG’s sustainability and contribute directly to its low environmental impact.

When steel and zinc are combined in the galvanizing process, the result is an environmentallyfriendly corrosion protection system that provides maintenance-free resistance for decades.

By reducing or eliminating maintenance, hot-dip galvanized steel also minimizes environmental impact as no material or energy input is necessary while it is in use. Furthermore, the galvanized coating does not emit anything into the atmosphere, it just naturally develops the zinc patina, which consists of zinc byproducts already found in nature.

Economic Efficiencies When discussing sustainable development, it is important specifiers also consider the economics. To build a sustainable structure requires both environmental benefits as well as economic efficiencies — particularly in terms of life-cycle cost (LCC). Evaluating the cost of a project through-

HDG’s maintenancefree longevity delivers economic value. out its life ensures more economic stability for future generations. HDG’s maintenance-free longevity delivers economic value. Because no maintenance is required for more than 70 years, the initial cost of hot-dip galvanized steel is often the final cost, which can be amortized over the entire life of the project.

Calculating LCC is cumbersome, so the AGA developed an online Life-Cycle Cost Calculator (lccc.galvanizeit.org) to facilitate this analysis. The calculator, which uses the same calculation as ASTM A1068, allows the user to input the parameters of their project and compare initial and LCC of HDG to more than 30 other corrosion protection systems based on published cost data.

Case Study To measure the sustainability of hot-dip galvanized steel, a LCA comparing a hot-dip

galvanized parking structure to a painted parking structure was conducted by the Technical University of Berlin. These are the parameters of the parking structures: • 60 year service life • 1 m2 steel park (20 m2/metric ton) •3-coat paint system (240 µm) • Maintenance every 20 years (2 cycles) • HDG system — no maintenance The total energy and resource consumption during the production, use and end-of-life phases for the HDG is just 32 per cent of that required for the painted parking structure, while the GWP (CO2 emission) is 38 per cent of paint.

Furthermore, the POCP (smog) for HDG is 33 per cent less than paint, and the AP is 15 per cent less.

In addition to the environmental comparison, the same parking structures were run in a LCC comparison, making conservative assumptions where information was unknown. The following parameters were inputted into the online LCC calculator: • 75,000 ft2 (3000 ton) project • Typical mix of size/shapes • 60 year design life • Moderately industrial (C3) environment • 3-coat system (zinc primer, epoxy intermediate, polyurethane topcoat) • SP 10 Automated • Shop application (all coats) • Inflation 3 per cent • Interest 2 per cent After 60 years in the environment, the hot-dip galvanized parking structure provides a 93 per cent cost savings over the painted garage.

Summary As the world continues to evolve, it’s paramount for specifiers to construct a better environment for the future. HDG is an infinitely renewable material that transcends time with little environmental or economic impact — meeting the needs of the present and sustaining quality of life in the future.

Jordan McMillen is senior marketing coordinator at American Galvanizers Association. Visit galvanizeit.org/EPD for more information.

Steel

The Evolution of Steel Detailing

By Alden Prier

M

any people, in the general population and even many in the construction industry, do not fully understand what a steel detailer does.

Defining exactly what we do from day-to-day has been a moving target due to the evolution of our industry.

Every single piece of steel that finds it way to a job site has to be handled by a steel detailer, and the detailer has to provide clear, exact and final information on how and where to install every item. Many understand that the most common items we take care of are structural steel, stairs and handrails. What most don’t realize is that the detailers take care of finalizing the locations and details for many of the edges of concrete slabs, embedded metals, anchor bolts, mechanical equipment, windows, curtain walls, doors, timber framing, specialty metals and even down to the very small details such as light fixtures and trim details in some cases.

Steel detailers also work very closely with estimators, project managers, purchasing, the fabrication shop and the erectors and can either make a project successful or destroy it for any of these departments if handled poorly. In general terms, any type of alloy or anything that touches any type of alloy has to be understood and considered by the detailer. This encompasses a very wide range of items and trades that we have to coordinate with. Since the structural steel is the first part of a structure on site and everyone has to follow it, the details are critical but are often difficult to finalize in today’s fast paced construction world.

Moving from drawings boards, we have progressed through two-dimensional drafting using CAD programs and into three dimensional models and Building Information Modeling (BIM).

Moving forward, the industry continues to evolve adopting more model simulations, extended information technology and into augmented reality. Today’s average detailer not only deals with shop drawings and 3D models, but also deals with some connection design, project management, scheduling, nesting and ordering materials, ensuring that CNC data files are handled correctly, custom reporting, painting systems, erection equipment and shipping considerations.

The evolution of the communication tools we use and technology along with global economies has transformed detailing services for many projects into a commodity. There are a few challenges with this thinking since all detailers are not created equally, nor are all projects. In our industry, we have all types of companies, from single detailers working from home offices to large global companies with hundred of employees that focus on very large projects, spe-

cialty companies and detailers that work directly for fabrication shops. Education of the clients is required to ensure that they have the abilities to understand exactly what they are buying and are not comparing apples to bowling balls.

Many projects have failed due to poor selection of services or selection on quoted price alone without enough homework to ensure success.

For our industry to live up to its full potential, the clients will need to learn how to effectively select the appropriate contractors for their projects and must consider the trickle-down effects of making a poor choice. One small error by the detailers can cause thousands of dollars in down time for cranes, erectors, field engineers, shipping and materials. Many clients that have dealt with poorly executed projects have not selected a poor detailer, but rather the incorrect detailer for the project or have selected a detailer that can’t handle their final expectations.

The most exciting part about our industry is that the design community is starting to understand and to push our increased capabilities. Ad-

vancements in the technology and techniques we use allow us to accurately design projects that were not feasible only a few decades ago. Projects that used to occur once in a lifetime now are designed on a regular basis and handling them are routine for many.

Our industry not only provides an excellent long term and diverse career to anyone starting in it, but it also provides a fantastic launch pad for moving into other areas in the construction industry. People who have started their careers as detailers are now engineers, sales people, estimators, general managers and business owners of many different types of companies in the construction industry.

I have heard the analogy that steel detailers are the “nurses of the construction industry” due to the nature of our work, and I am proud to be one of them.

Alden Prier is president of Apex Structural Design Ltd. and is currently serving as vice president of the National Institute of Steel Detailing.

March/April 2017

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Steel

Making an Impressive Stand The structural steel design behind Calgary`s striking New Central Library

By Ian Washbrook

22

construction business

March/April 2017

Calgary Municipal Land Corporation

I

n 2018, one of the most significant and distinctive cultural institutions in Calgary will open its doors for the first time. The striking 23,000 square metres (278,000 square-foot) New Central Library, located in the vibrant East Village, will be four-storeys tall and sit over Calgary’s busiest LRT line. Building the $245-million structure presented many unique challenges, including achieving its distinctive shape and developing constructible and cost-effective structural solutions to allow for a soaring, fourstorey tall, column-free atrium. The building will consist of large bays measuring approximately nine metres by 12 metres (30 feet x 40 feet) that will house extensive collections of books, modern public meeting and conference space and other amenities.

Steel

rarily braced back to the concrete cores that were advanced first and the structural steel back-ofhouse office space.

The nodes of the largest 55-metre spanning truss consist of five plies of 100 mm thick plate; in other words, five layers of solid steel were built to have a total thickness of 500 mm. The largest node weighs the same as some battle tanks at 12 metric tonnes. The two-end diagonal web members, which support the largest compression forces of 33 and 38.5 meganewtons, are composed of four plies of 100 mm solid plate and weigh approximately 70 metric tonnes when shipped with a node welded to each of their ends. These were welded using partial joint penetration weld-

Structural steel was the optimal solution and it played a pivotal role in executing the design of the building.

The challenging project required working with a very geometrically-complex structure with many curves. The architect envisioned a wide, open and spacious entrance without a forest of columns, requiring a structural solution that provided the best approach and materials to support that vision.

Structural steel was the optimal solution and it played a pivotal role in executing the design of the building. Since this is a library, the load of the books, along with over 12-metre (40 ft) spans, meant that the columns supporting the steel trusses of this four-storey building would actually need to carry the weight of a building equivalent to five times its height.

Supporting the library’s unique design. The Library’s entryway is designed to resemble the

‘chinook’ arch cloud formations. The main entrance incorporates a series of trusses, with the longest measuring 18-metres (60 feet) high by 55-metres (180 feet) long to achieve a columnfree space. Within the heart of the building lies a large oculus with a roof skylight that allows natural light to permeate through the soaring atrium.

A truss on the north end of the building cantilevers out over the LRT tracks and, once completed, will feature a cafe that will provide a unique view of the trains exiting from the tunnel underneath.

Each truss was too long, too tall and too heavy to ship as one piece. Each of the four diagonal web members, three vertical hanger web members, three bottom chord members and two top chord members were individually shipped and erected 10 metres above grade and tempo-

ing in the shop along the long edges, requiring the necessary preheating and careful post-heating to minimize potential weld induced stress concentrations and cracking in the steel.

Given that each truss is integrated with the floor systems, a carefully-planned temporary bracing system was required to stabilize the truss as additional floors were cast. The temporary bracing system consisted of horizontal temporary trusses. Some of the temporary bracing members will be cast permanently into the reinforced concrete beams. Others were offset slightly above the floor system so that they could be cut from above the concrete slab.

It was critical that none of the temporary bracing members crossed through the plane of the architecturally exposed concrete slabs.

The application of structural steel in this case was an elegant and constructible solution that allowed the architects and building owners to realize a beautiful design that provides an inviting and collaborative learning and community space.

The right material for the project. Structural steel was the optimal material to help support the building’s unique geometry and to enable large column-free spans, as well as to provide adequate strength for the load-bearing elements.

An incredible amount of collaboration between Entuitive, the architects, steel fabricators, and the construction manager made this possible.

The New Central Library is truly a civic site, a place that is open to every Calgarian and anyone who chooses to visit this fantastic building.

Ian Washbrook, P.Eng, is an associate at Entuitive, the structural engineering and building envelope consulting firm selected for the project.

March/April 2017

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23

Sustainability

Lessons from Vienna

By Morgan McDonald

I

n February, I had the privilege of presenting at BauZ! — the Vienna Congress on Sustainable Buildings. I’m not usually a globetrotting conference-goer (how much jet fuel does it take to solve climate change?), but this was an exceptional opportunity. Hosted by Austria’s equivalent of the Green Building Council, we had a full-day architectural walking tour followed by two days of technical presentations.

Vienna is a very old and beautiful city, known historically for its food, music, art and architecture. Today, it boasts some of the greenest buildings in the world. Exploring the city, it was inspiring to see what is possible in both building design and performance. Upon reflecting on some of our buildings back home, it was apparent that we are doing many of the same things, just on a different scale.

The first stop on our tour was an “energy plus loft” retrofit. Several innovative technologies were being installed in a penthouse residential unit to generate more energy (both heat and electricity) than it consumes over the course of a year. Our guide mentioned that a couple of Masters theses were being written on the project.

Next, we took the train to a large neighbourhood development project in Seestadt (Lake City). A quarter of this master-planned community has been built or is in development and features many deep green buildings and a network of paths for walking and biking. The vision and execution are commendable and we are starting to see this approach at university campuses in Vancouver.

Our firm has built deep green buildings at both the University of British Columbia and Simon Fraser University that are connected to low-carbon district energy systems and encourage walking through their many interconnected pathways. New mixed-use developments at transit nodes like PCI Group’s Marine Gateway combine district heating and rapid transit for low-impact living.

The HoHo project, a 24-storey tower currently under construction in Seestadt, will be the tallest wood building in the world when completed in 2018. Vancouver currently holds the title with the 18-storey Brock Commons residence at UBC and we continue to see innovations in structural wood design and applications across B.C. We walked past Gasometer, a famous example of adaptive reuse in which four giant gas tanks were converted by four different architects into residential, commercial and retail spaces. Vancouver may not have the same historical architecture but offers good examples of re-positioning large buildings. Ledcor converted the Westcoast Transmission building (the one with “suspend-

24 construction business

March/April 2017

ers”) from office to residential more than a decade ago. More recently, we stripped Cadillac Fairview’s Pacific Centre Mall to the shell and rebuilt it with seismic upgrading, a completely new design and four additional floors.

Our last stop was the Wiener Netze headquarters — a combined office, warehouse and light manufacturing facility for a local energy utility.

At more than one million square feet, it is the largest building constructed to Passive House standards in the world. Along with New York, Vancouver is leading the uptake of Passive House in North America. Initially, we saw single-family homes followed by some MURBs applying this performance standard. Now we’re beginning to see it applied to commercial and institutional buildings.

While impressed by everything seen in Vienna, there was one notable shortcoming: some of the Passive House buildings had poor air quality.

They could be stuffy — too humid or too warm —and in some cases, there was a smell of materials off-gassing after more than a year of occupancy. Paradoxically, over-heating is a genuine concern with Passive House, especially in a warming climate and it should be carefully considered as Vancouver and other jurisdictions start to incentivize this approach to green building design.

Indoor air quality is addressed by LEED and the new LEED v4 requires more transparency and accountability for the ingredients in building materials. Attention to air quality should not

Seestadt (Lake City) is a master-planned sustainable community that will house 20,000 residents when completed.

be overlooked as we put an increasing emphasis on low energy and low carbon buildings. Health and well-being are an integral part of our sustainable future.

Overall, Vienna presented an impressive combination of form and function. Everywhere — and this goes beyond architecture — there was exquisite craftsmanship and a profound sense of pride toward all things made in Austria. Beauty and durability go hand in hand with sustainability.

Vienna and Vancouver are the same size (metropolitan population of 2.5 million) and both cities are top-ranked globally for sustainability and quality of life. As for green buildings, we have many comparable achievements at the project scale and we see both public and private sector clients continuing to raise the bar. We have the skills, tools and knowledge to continue on the path to ever-higher performing buildings.

We simply need to keep doing more. Perhaps just being aware of the achievements in Vienna and other leading cities can help — competition is a great motivator. In the end, we all win when we share stories and insights that help us build better buildings.

Morgan McDonald is director of operations for Ledcor Renew.

Sustainability

From Hero to Zero: Net-Zero Buildings

By Rod Yeoh

C

ontrary to the opinions of some, climate change is not a hoax created

by China. Most leading climate scientists agree that greenhouse gases (GHG) are contributing to climate change that we are experiencing worldwide. In North America, buildings account for up to 39 per cent of our total GHG emissions, and Canada ranks 15th out of 17 countries studied in terms of GHG emissions per capita. In an effort to reduce emissions from buildings, more and more municipalities and governments are moving towards near or net-zero energy and emissions requirements for buildings. California already has net-zero requirements and the new City of Vancouver Rezoning Policy will require new buildings that require rezoning to be net-zero or near zero in terms of emissions after May 1, 2017.

A net-zero energy building is one that generates as much energy as it uses over the course of a year. This means that the building must be designed to use as little energy as possible and then must incorporate some form of renewable energy generation on site to offset the energy that it does use. Usually, this renewable energy is provided by photovoltaic (PV) solar panels, and to a lesser extent, wind turbines. Every net-zero project should begin with a detailed analysis of renewable energy potential for the site. For any given building site, there is a limited amount of energy that can be generated, based on the location, wind conditions and the amount of direct solar radiation that reaches the site. Due to these limitations, the energy that the building uses must be reduced to levels that are 50 to 80 per cent lower than typical buildings would use.

This limited renewable energy generation also limits the height of a building that can achieve net-zero energy. The taller a building is, the more energy it uses compared to the site and roof area.

The amount of energy generated by PV panels is directly related to the area available for installation of the panels. Practically, net-zero buildings are limited to three or four storeys, with most being single storey.

The industry also refers to “net-zero ready� buildings. These are buildings that are designed to be net-zero as described above; however, do not install all the PV panels or renewable energy generation required. The building systems are designed to allow the PV panels or other renewable sources to be installed and connected later.

This recognizes that PV panels and other renewable energy systems might not make sense from a life ycle cost perspective at this time, but that the costs of these technologies is coming down and would make financial sense in the near future.

To reduce building energy use to 50 to 80 per cent below typical levels, net-zero buildings must

be designed with high levels of insulation, reduced window area, very good performing windows (often triple glazed) and must incorporate highly efficient building systems including heat recovery. It should be noted that many net-zero buildings also use electricity for heating, usually through some form of heat pump system. This is due to two main factors. Firstly, heat pumps can provide heating at efficiencies of 300 to 500 per cent. This may seem to defy the laws of physics, but without getting into detail, it involves refrigeration cycles taking heat from a lower potential (temperature) and pumping them up to a higher potential (temperature). The second reason heat pumps are used is because they use electricity, which can be directly offset by the electricity generated by the site renewable sources.

The use of electricity for heating and cooling is even more important when the goal is a netzero emissions building. A net-zero emissions building is basically the same as a net-zero energy building; however, with the energy use and on-site renewable generation converted to GHG intensity. The goal is to ensure that the net GHG emissions are zero. In B.C., since 97 per cent of our electricity is produced through hydroelectric dams, the GHG factor for electricity is quite low. Since natural gas has a GHG factor that is 17 times higher than the GHG factor for electricity in B.C., it is obviously much easier to get to net-zero emissions when using electricity as the primary heat source. In other locations, the GHG factors for electricity will vary depending on how the electricity is generated.

Generally, it is easier to achieve net-zero buildings in milder climates, such as California

Nexus: Competition Winning NEXUS Net-Zero Student Residence submission by Dialog, San Francisco, CA

and the Lower Mainland; however, there are examples in locations with harsher climates such as Maine, Vermont, Quebec, Edmonton and Ontario. While many of these examples are single family residences, there are some examples of larger commercial net-zero buildings in harsher climates. To achieve net-zero in these colder climates requires even more focus on building envelope and reducing heating loads while recovering as much heat as possible and maximizing renewable generation potential.

Dialog has recently completed a net-zero carbon building, the Regional Municipality of York’s Bill Fisch Forest Stewardship and Education Centre and has also recently won two separate competitions for design of net-zero buildings: a mixed-use residential and commercial building in Seattle and a student residence building in San Francisco. The key to these successful net-zero building designs is very close collaboration, especially during early design stages, between the architects and engineers. The projects must be looked at holistically, with early stage energy modeling to inform all decisions. Building siting, massing, orientation, solar exposure and building systems, all have to be considered together to reduce the energy demand to as low as possible, while maximizing potential for renewable energy generation on site.

Rod Yeoh, P.Eng., P.E., LEED AP BD+C, is a principal at Dialog in Vancouver.

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Sustainability

Modular Advantages

By Cheryl Mah

M

odular construction is not new, but interest in the process is growing steadily across Canada. Modular has been used for many years in portable buildings but increasingly the advantages to this form of construction are being used in many applications. With advances in construction techniques today, it can be difficult to differentiate between stick-built and modular buildings.

The growing modular industry and the opportunities, advantages and challenges were the subject of two sessions at Buildex Vancouver 2017.

The ability of modular construction to deliver projects in shorter time frames and with a consistent level of quality is increasingly piquing the interest of developers. Some of the biggest opportunities are in hotel and multi-family home construction where modules are repeatable.

That is why Bird Construction has been seriously looking at modular as an option over the past three or four years, according to vice president Roger Rowsell.

“We’re finding more and more that those developers are pushed for schedule. Time is the number one issue,” he said. But in order to execute successfuly on a modular projects, more thought and time must be invested at the preconstruction stage with early collaboration between team members.

Dialog principal Vance Harris agreed, pointing out the process is completely different. “The process in putting a modular building together is completely backwards from the traditional.

There is risk in the process. The deal with modular is you have to front end load the design...no putting off decisions until later.”

The role of the architect in terms of building design, however, doesn’t change with modular construction. “The modular approach is a way of putting a building together. As architects, we still detail the building envelope and work with mechancial and electrical on those details – that doesn’t change,” said Harris.

He also noted that not everything is suited to modular, citing a project example where a stair design had structural requirements that did not make sense for it to be shipped to site.

Projects are often a mix of modular and conventional, said Rowsell, citing a current hotel project where it is 70 per cent modular and 30 per cent conventional.

Jim Dunn, president of Stack Modular Corporation, said modular construction is a growing and booming industry. “We’re doing 25,000 — 50,000 square foot facilities in weeks or months — not years,” he said, citing a couple of innovative projects in New York.

Because all modular construction takes place within a factory setting, advantages include: a 26 construction business

March/April 2017

shortened schedule, less risk, greater project predictiability, greater quality control, greater safety and quicker return on investment.

But despite the advantages, common misconceptions persist. Modular is still associated with being “boxy” trailers and oil and gas housing shacks. The perception of modular 20 years and more ago was cheap and poor quality, but “we are so much more...so much different”

Modular structures are recognized for having sustainable advantages. today, noted consultant Randy Ludwar, of R. Ludwar Construction Management, highlighting offsite fabricated components such as crosslaminated timber and precast. He also noted passive house projects are being built using modular techniques.

Canada has been slower to adapt to the use of modular construction, although it is common in other parts of the world. While the UK is grow-

ing the modular industry by 20 per cent annually, the North American target growth is 2-5 per cent by 2020. “The industry needs to take offsite construction to the next level,” said Ludwar.

Ludwar also pointed out when the front end design work is done properly, projects can be completed 30 to 50 per cent faster with an intergrated project delivery method working best.

“Front end planning is critical... 100 per cent of design and planning has to be completed before start of construction,” he advised, adding a visit to the plant is also a good idea in order to see the operation and the staff who will be building the components.

Modular structures are also recognized for having sustainable advantages. Studies have shown using modular techniques have 46 per cent less of a carbon footprint than traditional methods. Construction waste is also minimized.

Building in a factory allows more quality control so in terms of meeting codes and energy performance and air tightness, “you have a better shot at hitting the mark when building in a controlled facility,” noted Dunn.

Rowsell concluded the future for modular construction is bright but stressed it needs buy in from everyone at the start.

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Legal File

Contracts with Unknown Entities

By Doug Sanders and Bill Woodhead

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arties to a construction contract have numerous protections that can be used in and outside of the contract in order to effectively manage the risks inherent with entering into an agreement with a party you know little about. While the contract is used as the primary means of establishing certainty between parties by setting out obligations and allocating risks, other steps can be taken to further reduce exposure. Key among these are determining the reputation of the party you are contracting with and having adequate protection built in for payments made and received.

Contractors, subcontractors and suppliers should understand that they are granting credit when providing work or materials on a specific project. As such, it is essential to ascertain who you are granting credit to. While you may have developed a personal relationship with the individuals that have asked you to provide work or materials on the project, it is still essential to know the company to whom you are granting credit, as they may have little or no assets. Caution is warranted as large companies often have multiple entities and if you contract with the wrong one it may limit options for recourse in the future.

There are a number of different searches that can provide significant information about a particular contracting company that will help determine whether to enter into a specific arrangement or if additional protections should be sought to reduce risks of non-payment. Your legal representative can assist you in determining: (a) whether the party you are contracting with is a party to outstanding legal proceedings; (b) whether they have a history of payment issues; (c) if a court judgments have been entered against them; (d) if they have a poor credit rating; (e) whether there are secured debts owed by them; (f ) whether liens or other charges already exist against the project lands; (g) whether they in fact own the lands you are working on; (h) the names of directors and officers of the company; and (i) in some jurisdictions, who the majority shareholders of the company are.

As with most contracts, the amount, timing and type of payment are key terms. When dealing with parties with unknown reputations, it is often prudent to protect payments made. Owners can require performance or labour and material bonds where a third party surety “guarantees” payment or performance will be achieved.

The benefit of the bond is that if a party defaults in their obligations, the surety can be called on to remedy the defect. The other benefit of the bond is that it provides a measure of comfort that the surety has performed their due dili-

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gence on the company in questions and believe they are able to perform their obligations under the contract.

If you are entering into an agreement with a subsidiary of a company with little to no assets, you can require that the parent company guarantees that its subsidiary will perform its contractual obligations. This way, you will have recourse if an issue arises with the subsidiary in the future.

Another method for owners to protect payment under a construction agreement is to have amounts held back from each payment as a “holdback” in order to ensure that there is an incentive for the contractor to complete the work.

This is separate and apart from the statutorily required builders’ lien holdback in each province.

A similar protection is having sizable payments occur at the end of the agreement to ensure there is a financial incentive for the contractor or supplier to perform its obligations.

Owners are not the only ones that face payment concerns. Contractors and suppliers are often left dealing with an entity that doesn’t have an ability to pay. In order to avoid this risk contractors and suppliers will often want payment in advance or some guarantee of payment. One common method used is a letter of credit. A letter of credit provides the seller with a guarantee by the owner’s bank that payment will be made

if the goods are delivered or a project milestone is achieved. A parent company guarantee can also be used to provide some comfort if this is a concern.

There are many other areas of concern that parties to construction contracts should attempt to address directly in the contract including ensuring the parties comply with laws, criteria for evaluating whether the work is successful and the various types of insurances that should be taken by owner, contractor or supplier. Ensuring that you know who you are contracting with, acquiring adequate protection of payments through bonding, holdbacks and/or parent company guarantees are steps in the right direction. Due to the complexity associated with construction agreements and the variety of protections that can be provided, businesses should consult with their lawyers prior to negotiating these types of transactions.

Doug Sanders is a partner in the Vancouver office of Borden Ladner Gervais LLP. Reach him at dsanders@blg.com. Bill Woodhead is an associate in the same office. Reach him at bwoodhead@blg.com.

This article is for information purposes only and may not be relied on for legal advice.

Legal File

Small Mistakes, Big Consequence Section 19 of the Builders Lien Act

By Scott R. Harcus

T

he process of filing a builders lien is deceptively simple. A one-page form, known as a Form 5, must be completed and filed with the Land Title Office.

The information on the form appears basic and not particularly complex: • Th e name of the claimant and that claimants address; • Th e legal description of the lands on which the improvement is located; •A brief description of the work completed or materials supplied; • Th e person/entity that engaged the claimant to do the work or supply the materials; • Th e sum that is or will become due and owing; and • The date upon which the sum is or will become owing.

While many claimants hire a lawyer or notary to assist with filing a lien, it is not uncommon for claimants to file liens without assistance. The recent case of Omnique Construction Inc. v.

Xu, 2017 BCSC 208 provides a useful example of what can go wrong when filing a builders lien and highlights the potentially serious consequences of filing a lien incorrectly.

In Omnique, Mr. Xu engaged Omnique Construction Inc. to frame a house on a property owned by Ms. Dong. A month after engaging Omnique, Mr. Xu terminated the contract.

The director of Omnique, Ms. Sun, filed a lien against the property for amounts owing under the contract pursuant to the Builders Lien Act, [SBC 1997] c. 45. In doing so, Ms. Sun identified herself, rather than Omnique, as the lien claimant. Omnique subsequently sued Mr. Xu and Ms. Dong for the amounts owing under the contract.

Mr. Xu and Ms. Dong brought an application to have the lien extinguished on the basis that the lien failed to properly identify the claimant.

In seeking the discharge of the lien, the defendants argued that the law is clear that “strict compliance with the manner, form and time limits by the Act is a requirement from which there is no relief, and therefore, any failure to meet those manner, form and time limits extinguishes a lien”. Omnique argued that the lien should not be extinguished because “the error was minor, did not affect the substance of the claim and was not calculated to mislead…”

Justice Sharma reviewed the relevant case law and found that strict compliance with the BLA is required. In coming to this conclusion, it was pointed out that under the old BLA a failure to comply with the requirements did not invali-

date a lien unless the person against whom the lien was filed had been prejudiced. The current BLA contains no such provision. Having regard for this change and the relevant case law, Justice Sharma concluded that she had “no discretion to relax the statutory requirements” and the lien was extinguished.

As the lien had not properly attached, the defendants sought costs and damages pursuant to section 19 of the BLA, which reads: 19. A person who files a claim of lien against an estate or interest in land to which the lien claimed does not attach is liable for costs and damages incurred by an owner of any estate or interest in the land as a result of the wrongful filing of the claim of lien.

Notably, the defendants did not present evidence of damages suffered as a result of the filing of the lien. Rather, they sought to have damages set at a later date by the court registrar. Upon reviewing section 19, Justice Sharma concluded: Because I have declared the lien extinguished, the defendants are entitled to costs and damages by operation of s. 19, but I agree with the plaintiff that the registrar does not have jurisdiction to inquire into or assess damages.

Given the absence of evidence, no damages award was made against Omnique or Ms. Sun. The case, however, illustrates how a simple and innocent mistake could potentially result in damages being awarded against a would-be lien claimant. Unlike other jurisdictions in Canada, a party’s entitlement to damages does not require

proof of bad faith or negligence on the part of the lien claimant. On the plain wording of the provision, damages flow merely from a failure of the lien to attach.

The potential damages could be significant.

For example, the filing of a lien could impede a project’s financing thereby resulting in construction delays and consequential damages. A lien could also prevent the closing of a sale of the property. At a minimum, the owner may need to borrow money to have the lien released resulting in a claim for interest.

Omnique marks the third time B.C. Courts have considered the operation of s. 19 of the BLA. In all cases, no damages were awarded due to a lack of evidence. The courts have not questioned whether any bad faith or negligence must be shown to result in damages. The section does not suggest this is necessary.

Many would-be lien claimants may assume that the worst that can happen if they fail to correctly file their lien is that they will lose their lien rights. Others may be aware that even if this occurs, they could still have a breach of contract claim against the party owing the money. It may come as more of a surprise that a failure as innocent as the one made by Ms. Sun, where there is otherwise a valid claim, could result in an award of damages against the party that remains unpaid for their work.

Scott R. Harcus is an associate at Alexander Holburn Beaudin + Lang LLP. His practice includes a variety of areas of law including insurance coverage, builders liens and construction disputes.

March/April 2017

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Industry News

Record $75 million donation A record $75 million has been donated to the St. Paul’s Foundation to help build a new Vancouver hospital. The Jim Pattison Medical Centre, an 18acre health campus, will be built near Main Street and Terminal Avenue in East Vancouver.

The donation from B.C. billionaire Jim Pattison is the largest donation by a private citizen to a medical facility in the history of the country.

“A gift of this magnitude will have an impact today, and for generations to come,” said Dr. Jeff Pike, physician and director of Clinical Planning for Providence Health Care’s Redevelopment Project. “Our patients’ care experience will be greatly improved, and they’ll be supported from hospital to community to home — receiving the right care, at the right time, at the right place.”

The new Jim Pattison Medical Centre will be a purpose-built, fully-integrated health campus, comprising the entire 18.4-acre site on Station Street in the False Creek Flats. Building on St. Paul’s global reputation for leadership and innovation in clinical care and research, the Jim Pattison Medical Centre will be a hub for services that reach across Vancouver and the province.

The Jim Pattison Medical Centre will include St. Paul’s Hospital with its associated acute-and-critical-care programs; the provincial Heart Centre, Centre for Heart Lung Innovation, the BC Centre for Excellence in HIV/AIDS and other centres of excellence in health care and research; primary care and specialized outpatient clinics; the PHC Research Institute; research facilities; and life sciences industry partners.

Dialog merger Dialog and Newstudio Architecture inc. are merging into one firm that will operate out of Dialog’s Edmonton studio, effective April 1.

Newstudio is a boutique firm of eight designers that share DIALOG’s vision of improving the wellbeing of communities. Its portfolio includes a variety of multi-family residential, urban infill, smaller scale institutional, and re-zoning projects. Among their projects are the renovations at the recently completed Agriculture Life and Environmental Sciences Atrium at the University of Alberta.

Newstudio leaders Dixon and Tai Ziola will be joining DIALOG’s partnership, bringing additional strength to the firm’s leadership team, while the Newstudio team will become an addition to its interdisciplinary practice.

B.C. fire sprinklers update An update to the B.C. Building Code will require fire sprinklers to be installed on the balconies of all new four-storey wood-frame residential buildings. The new sprinkler requirements will take effect on July 20, 2017.

Under the current B.C. Building Code, sprinklers generally are not required on balconies or in attics in residential buildings four storeys and under, but are generally required in residential buildings greater than four storeys.

The updated 2015 National Building Code, on which B.C. Building Code updates are based, requires sprinklers on balconies of four-storey residential buildings. Although the next edition of the B.C. Building Code is not scheduled to be adopted until late 2017, the province is taking steps to adopt the new sprinkler standards sooner.

“B.C. is a leader in fire safety requirements, but we continually review those rules and update them.

Although the next edition of our building code won’t be adopted until late 2017, we wanted to implement this change as soon as possible, in the interest of safety,” said Rich Coleman, Minister of Natural Gas Development and Minister Responsible for Housing.

The province is providing a transition period to allow time for the industry to adapt to the new requirement. Building codes and fire sprinkler standards apply at the time of construction and do not apply retroactively to require owners to upgrade existing buildings.

New ski resort approved A new $100 million ski resort near Valemount, B.C. has been approved. The provincial government has approved the new Valemount Glacier Destinations ski and sightseeing resort with the finalization and signing of a master development agreement.

The project will feature year-round glacier skiing and gondola access for alpine sightseeing and 30 construction business

March/April 2017

the largest vertical drop in North America, third largest in the world, of more than 2,000 metres (6,726 feet). The project is expected to generate 800 full-time jobs and supported through the construction and operation of the resort.

The master-plan review process included consultation with First Nations, government agencies, local stakeholders and the public.

These consultations were completed in March 2016.

The approved 60-year master development agreement is the land-use contract between the province and Valemount Glacier Destinations, which will allow construction and development activities to proceed toward an anticipated resort opening in December 2018.

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Members of the Mechanical Contractors Association of BC will do the job right. By hiring one of our members, you can rest assured: ~ Your contractor’s references have been checked ~ ~ Your contractor’s membership has been considered and approved by our elected board of industry leaders ~ ~ Your contractor is up to date on the latest industry practices and adheres to the highest standards ~ ~ Your contractor conducts business with honesty, integrity and fairness ~ www.mcabc.org

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