Canadian Facility Management & Design * March/April 2019

APRIL 2019

SECURITY

TECHNOLOGY

‘X’ MARKS THE SPOT NEW TORONTO HOTEL COMMITTED TO PRESERVING THE PAST AND PLANET

CANADIANA

OFFICE

ROOTS PA R T O F T H E

DAYLIGHTING

P A R T

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NEVER LIVE WITH SOMETHING HAPPENING TO MY TENANTS. Ensuring my staff and I always hire Licensed Electrical Contractors for electrical work isn’t only good for business, it’s good for my peace of mind. Hiring a ‘guy’ may seem cheaper, but doing it legally saves my tenants downtime, and saves me from sleepless nights.”

-Mark Levinson Property Manager

Mark manages nine commercial properties and is considering using ESA’s time saving Continuous Safety Services. To learn more about your legal obligations and the benefits of CSS, visit esasafe.com/propertymanagers

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On the cover: A lush living green wall greets guests in the lobby of Hotel X Toronto. Page 16.

Photo: Stefano Pinci

[ contents ] 10

PHOTO: STEFANO PINCI

CANADIAN FACILITY MANAGEMENT & DESIGN

16 Hotel X Toronto is located at the historic Exhibition Place, in close proximity to the downtown core and steps from Lake Ontario.

12 THE FUTURE WAVE OF SECURITY

New technology solutions cut costs and human error

16 MODERN HISTORY

Historical connections and contemporary finishes collide at Hotel X Toronto

22 AIMING FOR NET ZERO IN PUBLIC BUILDINGS

12

Eight principles to follow when designing a sustainable facility

24 PROUDLY CANADIAN

Tim Hortons embraces its roots at its new headquarters

28 TILE STYLE

The latest flooring products promise to ‘wow’

columns

department

6 OBSERVATIONS 8 FM ERGONOMICS 10 FM EDUCATION 26 SECURITY 30 LAST WORD

7 FOUNDATIONS

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[ observations ]

BY KAVITA SABHARWAL-CHOMIUK

WHEN HISTORY AND INNOVATION COLLIDE

I

am excited to serve as acting editor for this issue of Canadian Facility Management & Design.

History has always been an interest, so I was eager to tour Hotel X Toronto, located on the Exhibition Place grounds, for this issue’s cover story. While a new hotel, its design embraces the site’s past as an enlisted men’s barracks. The design architect and interior design team, Stephen B. Jacobs and Andi Pepper, created a glass reconstruction of the barracks, complete with artifacts found during the initial archeological excavations, as a museum-style tribute to the site’s first life. The hotel is innovative, too. The 750,000-square-foot space features a lush living green wall in the lobby made of more than 2,500 plants. Six green roofs can be found atop the hotel, which also boasts an inclined park and resort-style amenities in an urban location. As a writer (and reader), I was particularly fond of the two libraries and that the hotel provides a selection of books in each guest room.

For this sustainability and innovation-focused issue, I toured Tim Hortons’ new headquarters, too. Located in downtown Toronto’s Exchange Tower, the hockey rink-shaped space embraces the company’s Canadian roots, including its connection to the much-loved sport, as well as sustainable practices as the company transitions to an almost-paperless office.

This issue also looks at principles to follow when designing a building to net zero and remote guarding solutions, which are revolutionizing building security.

Our regular round-up of new products features the latest flooring trends, including a newly expanded line of commercial flooring made from renewable and natural raw materials.

As Robb Dods says in this issue’s Last Word column, ‘green’ is out and ‘sustainability’ is in. However, in this case, Dods says sustainability will cease to be a buzzword with time and simply become the way facility managers conduct business. That sounds pretty innovative to me.

KAVITA SABHARWAL-CHOMIUK

APRIL 2019 Volume 34, Issue No. 1

ACTING EDITOR: Kavita Sabharwal-Chomiuk SENIOR DESIGNER: Annette Carlucci annettec@mediaedge.ca WEB DESIGNER: Rick Evangelista ricke@mediaedge.ca PRODUCTION MANAGER: Rachel Selbie rachels@mediaedge.ca CIRCULATION: Anthony Campbell circulation@mediaedge.ca (416) 512-8186 ext. 234 PRESIDENT: Kevin Brown kevinb@mediaedge.ca GROUP PUBLISHER: Sean Foley seanf@mediaedge.ca DIRECTOR OF DIGITAL MEDIA: Steven Chester stevenc@mediaedge.ca

Canadian Facility Management & Design (CFM&D) magazine is published five times a year by MediaEdge Communications Inc., 5255 Yonge Street., Suite 1000, Toronto ON M2N 6P4; Tel (416) 512-8186; Fax 416-512-8344; email: circulation@mediaedge.ca SUBSCRIPTIONS Canada 1 yr $50* 2 yr $90* USA 1 yr $75* 2 yr $140* Int 1 yr $100* 2 yr $180* Single Copy Sales Canada $15* * Plus applicable taxes.

Authors: CFM&D magazine accepts unsolicited query letters and article suggestions. Manufacturers: Those wishing to have their products reviewed should contact the publisher or send information to the attention of the editor. Sworn Statement of Circulation: Available from the publisher upon written request. Although Canadian Facility Management & Design makes every effort to ensure the accuracy of the information published, we cannot be held liable for any errors or omissions, however caused. Printed in Canada.

Copyright 2019 Canada Post Canadian Publications Mail Sales Product Agreement no. 40063056 ISSN 1193-7505 Return undeliverable Canadian addresses to: MediaEdge Communications Inc., 5255 Yonge St., Suite 1000, Toronto, ON M2N 6P4

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BUILDING RESILIENCE A recent study from Danfoss and Pennsylvania State University’s architectural engineering department explores the challenges with building resilience and how the process can be achieved using energy-efficient and sustainable principles.

According to the study, the built environment was traditionally designed to be fail-safe, able to withstand natural forces such as catastrophic events. However, these events have become more intense and frequent, making fail-safe no longer possible.

The report asserts that infrastructure should be designed to be safe-to-fail — able to absorb the impact of extreme events and shed them quickly — by integrating elements of sustainability into a new concept of high-performance buildings.

Here are three more findings from the report on building resiliency:

94

The percentage of global insured losses from weather-related events that occurred in North America.

74

The percentage of total global economic losses from weather-related events that occurred in North America.

70

The percentage of the global population that is expected to live in urban areas, which were not designed to be fail-safe, by 2050.

More information about the survey is available at http://bit.ly/DanfossBuildingResilience.

» foundations » RESOURCE LAUNCHES TO IMPROVE DoPS IMPLEMENTATION Ontario’s Design of Public Spaces Standard (DoPS), the design requirements of the Accessibility for Ontarians with Disabilities Act (AODA), was created to make it easier for everyone, including people with disabilities, seniors and families, to use public spaces.

AllAccess, launched by the Canadian Urban Institute (CUI) and Human Space (a consulting division of Quadrangle) with support from the Government of Ontario’s EnAbling Change Program, is a program that gauges awareness and understanding of DoPS for designers, planners, municipalities, property owners and others, while identifying barriers to, and best practices for, effective implementation.

In an effort to further this goal, it has released the AllAccess toolkit, a collection of online resources developed to support practitioners’ understanding and implementation of DoPS. Developed for planners, landscape architects, architects, designers and anyone working with DoPS, the AllAccess toolkit has been designed as a set of individual tools and resources for practitioners to support their understanding and application of DoPS. Each of the resources is available separately or combined in the toolkit.

The CUI’s work on AllAccess, which included a survey, interviews and workshops, unveiled some common needs, challenges and questions in regards to DoPS. The AllAccess toolkit aims to address many of these and support successful implementation of DoPS. The AllAccess summary report identified recommendations for future areas of exploration and outreach to help support the role of DoPS. The toolkit includes information on the scope of DoPS; a summary of technical and consultation requirements; a parking summary; a requirements summary; site plan visualization of DoPS and the Ontario Building Code scope; best practices for implementing DoPS and more.

—Kavita Sabharwal-Chomiuk, acting editor, Canadian Facility Management & Design

CANADA RANKS SECOND FOR LEED-CERTIFIED PROJECTS For the second year running, Canada has placed second in the U.S. Green Building Council’s (USGBC) annual top 10 countries and regions for LEED (Leadership in Energy and Environmental Design) list. Canada has 3,254 LEED-certified projects, totalling 46.8 million gross square metres. That’s more than twice as many LEED-certified projects as mainland China, which topped the list with more than 68 million gross square metres of certified space.

“Canada’s top ranking in the world recognizes the leadership of the Canadian green building industry. The Canada Green Building Council, our stakeholders and members are committed to pushing the market forward and continuing

to advocate for green buildings as carbon, energy, water, waste and health solutions,” said Thomas Mueller, president and chief executive officer of CaGBC, in a news release. “With climate change on everyone’s mind, the newly launched version of LEED makes it easier than ever to achieve high performance and scaleup market adoption to reduce carbon emissions and increase the resiliency of buildings.”

LEED is currently used in 167 countries around the world. The list recognizes markets outside the U.S. that use the LEED green building program, created by the USGBC. —Zandile Chiwanza, online editor, REMI Network

April 2019 CFM&D 7

[ fm ergonomics ]

BY AARON MILLER

THE EFFECT OF SIT-TO-STAND WORKSTATIONS ON JOB PERFORMANCE Research finds employee engagement could benefit from a combination of sitting, standing.

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Sit-to-stand workstations allow employees to determine how they want to complete their work, which ultimately increases employee engagement, job satisfaction and performance.

T

he technology that is used in modern workplaces has changed, allowing the workforce to rethink how and where work is completed. With the rise of coworking spaces and the ability to hold an office in the palm of your hand, we have shifted the workplace out of the traditional office. By doing so, however, we have also increased the frequency of musculoskeletal injuries, including ‘texting thumb’ and ‘text

neck,’ caused by the impact of new technology on our bodies.

Along with increases in different types of workplace injuries, ‘sitting disease’ has emerged — a term coined around 2010. Since the 1950s, the amount of time people sit each day has progressively increased, mainly due to transportation, communications, a reduction in manual labour and the use of computers. By increasing the amount of time an individual sits each day, the risk of cardiovascular disease and premature

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death also rises as muscular strength falls. Even if a person is healthy and active, the more time spent sitting in one location, the greater the risks to their health.

To combat the epidemic of sitting for too long in an office environment, workplace designers are exploring new options to help increase activity within the workplace. One is changing the functional layout of the office to include different types of meeting locations, such as lounge chairs or coffee bars. Another is incorporating sit-to-stand and standing workstations, a concept that’s on the rise.

The purpose of the standing workstation is to potentially reduce the negative effects of sitting all day in a static position. Standing workstations offer many benefits to the user, including the ability to shift and move their body while on the computer. They also provide the opportunity for two or more people to meet at a standing workstation to collaborate and share information.

With the rise in standing workstations in the office environment, a recent study (Finch et al.) explored whether standing desks increased task performance and employee engagement. The study recruited participants to complete a series of reading and creativity tasks while both sitting at a computer workstation and standing using a sit-to-stand workstation.

Researchers found that body position (sitting or standing) did not affect reading comprehension or creative tasks, and participants did not experience any difference in satisfaction when completing tasks while either sitting or standing.

However, participants experienced greater engagement in the tasks they were completing while standing, which was measured by their reported interest,

Since the 1950s, the amount of time that people sit each day has progressively increased, mainly due to transportation, communications, a reduction in manual labour and the use of computers. enthusiasm and alertness. At the same time, participants reported more discomfort standing than sitting.

Based on this study and others examining the performance benefits of sit-to-stand workstations, neither only sitting nor only standing is the right answer. To truly improve performance, employees require a blend of both. When employees are provided with a sit-to-stand workstation, they have the option to use both settings, which other studies have found increases caloric expenditure and blood flow while reducing the amount of sitting time and musculoskeletal discomfort, fatigue and stiffness.

One of the biggest benefits of being able to choose whether to sit or stand is the psychological impacts on employee engagement. Sit-tostand workstations allow employees to determine how they want to complete their work, which ultimately increases employee engagement, job satisfaction and performance. In addition, by

providing employees with this choice, it demonstrates that the organization considers the importance of employees’ needs and health in the workplace. This contribution to improving the wellbeing of the workforce helps enhance overall employee performance.

There are many different opportunities to boost organizational performance and th e u s e o f s i t - t o - s t a n d workstations is one such method.

The most important opportunity is through a leadership commitment to health, safety and employee well-being in the workplace.

Focusing on the needs of each employee provides the greatest benefits to workplace performance and injury reduction. | CFM&D

Reference: Finch, L.E., Tomiyama, A.J., & Ward, A. (2017). Taking a stand: The effects of standing desks on task performance and engagement. International Journal of Environmental Research and Public Health. 14(8): 939.

Aaron Miller is a Canadian Certified Professional Ergonomist (CCPE) and an ergonomic consultant based in Kelowna, B.C. He can be reached at aaronmiller764@gmail.com.

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March April CFMD Ad.indd 1

April 2019 CFM&D 9 4/25/2019 1:00:06 PM

[ fm education ]

These pages sponsored by

BOMI

BY BRANDON TINIANOV

C A N A D A

NATURAL LIGHT IN WORKPLACE DESIGN

Cultivating a healthy indoor environment can begin with sound daylighting strategies.

O

ver the past two decades, the green building movement has transformed the principles of good building design. First and foremost, it has driven wider adoption of energy-efficient technologies and sustainable materials and methods.

As the movement has grown, it has also matured to address the building’s impact on occupants.

Progressive organizations are taking note of the added value this more holistic approach can deliver in both operational and organizational excellence. They have

a strong motivation to do so. People are a company’s largest expense, comprising the vast majority of organizational costs. Therefore, facility improvements that also improve the health, comfort and productivity of employees — even by a small amount — have a significant impact on the bottom line.

IMPACT OF POOR WORKPLACE DESIGN

Unfortunately, most workplaces are not designed to maximize the wellness and work-related performance of employees. Following architectural trends, modern office buildings employ large glass facades

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to maximize natural light. On the surface, research shows that additional natural light delivers a wide range of health and productivity benefits. But traditional windows lack the ability to properly manage the amount of daylight penetrating into the workplace, which contributes to a number of negative outcomes.

Windows can also increase the solar heat gain of a building, a negative for employees who experience thermal discomfort and turn up the air conditioning, and the employer who loses employee focus and absorbs increased energy expenditures.

Unwanted glare is also a common byproduct of offices with large glass areas. To manage heat and glare, employees or facility management teams often pull down window

shades, potentially creating a new issue.

This inverse condition — no exposure to natural light and views of the outdoors — can be just as detrimental.

View Inc., a maker of auto-tinting ‘smart’ windows, recently conducted a long-term study of employees at Canada Lands Co., a tenant of Oxford Properties, located in Toronto’s financial district. The research findings linked the integration of optimized and controlled daylight and views to significant improvements in the tenant’s overall employee experience and productivity.

After moving from an office with regular windows to another in the same building with smart windows, employees reported significant reductions in vision-related health incidents, including a 78 per cent reduction in eye strain, an 80 per cent reduction in headaches and 91 per cent less drowsiness. At the end of the five-month study, employees also reported being three times more excited to come to work, four times prouder of their office and five times more likely to rate their office as healthy and productive.

From a cost management and building efficiency standpoint, the study found the technology led to a significant reduction in heating, ventilation and air conditioning (HVAC) demand and usage, reducing interior temperatures by up to 12 F,

and saved between 21 and 32 per cent of HVAC costs over similar floors.

The key takeaway is that cultivating a healthy indoor environment starts outside. Organizations should optimize building facade design so that it provides workers with continuous access to views (ideally of nature) and regulates light levels to ensure employees enjoy thermal comfort throughout the day.

DAYLIGHT AND VIEWS: THE PRESCRIPTION FOR A BETTER OFFICE

It is clear that employee performance and outlook are connected to the environmental conditions in which they work.

So, what can organizations do to promote office conditions that support the well-being of their workforce?

Employee preferences point the way.

Natural light is the most requested element within the workplace but organizations must be strategic when implementing this element to maximize its benefits and neutralize its unintended side effects.

Meanwhile, sunlight is not the only natural element to prioritize in

workplace design. The benefits of nature within the workspace (for example, plants and water features) and a bright office environment with nature-inspired accent colours like green, yellow, blue and brown are also well-documented.

Another advantage to incorporating a sound natural daylighting strategy is energy efficiency through reduced heating, cooling and lighting costs.

Further, green building rating systems such as LEED (Leadership in Energy and Environmental Design), the WELL building standard and Fitwel also credit designs that incorporate daylight and other natural elements. These benefits extend beyond energy efficiency to also enable a healthier, more productive workforce.

Facility executives have an opportunity and obligation to create the ideal office environment for their most valuable assets. By approaching workplace design with a focus on natural elements, chief among them natural light, they can create a more healthy, empowered and productive workforce. | CFM&D

Brandon Tinianov’s 25-year career has been dedicated to product innovation and commercialization in the field of energy efficiency and building technology. As View Inc.’s vice-president of industry strategy, he leads its value-based product strategy and industry engagement. Brandon has managed multiple nationally accredited laboratories for acoustic, fire testing, heat transfer and physical properties.

April 2019 CFM&D 11

[ technology ]

BY MIKE GINTY

REMOTE GUARDING: THE FUTURE WAVE OF SECURITY

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Facility managers can leverage remote guarding to garner increased analysis, better security, including forensic search management, and significant cost savings.

better on-site security system that is billed as a monthly operating expense.

PLANNING

The first step is developing a plan to protect people, property and information on-site. This involves having a clear understanding of specific circumstances, needs and available resources.

Identify any gaps in the current security strategy.

Consider all potential access points to the building and take note of blind spots.

Know the risks. What are the most common types of crime that occur?

What is the frequency of crime? What time of day or day of the week is crime most likely to take place?

Calculate the risks. Identify the type of crime the business is most vulnerable to and the potential losses involved.

Consider the budget. Consider what the company can afford. Hiring security guards is usually the quickest solution but man-hours add up.

There is a wide range of high-tech alarm, surveillance and access control technology available but top of the line gear is costly. Technology solutions can represent a significant capital expenditure.

Understand the gaps.

Using technological security solutions to cut costs, reduce the impact of human error.

H

ow many times has a burglary or incident occurred on-site but attempts to review security footage finds the nearby camera has not been working for weeks on end?

This scenario is indicative of the state of the security industry today. Billions are spent on surveillance cameras and security guards to protect businesses and properties. There is $350 million in security cameras in use worldwide, with $1 million being added each month, and 810,000 security guards. Still, 92 per cent of property managers are dissatisfied with the results. More than 99 per cent of all these cameras do not utilize analytics.

When building managers purchase analytics, 60 per cent never use them.

Why? Leveraging video analytics and artificial intelligence to bolster a security system is not a ‘set and forget situation.’ Security systems need to be maintained and properly monitored in order to meet the intended goal at purchase — to save on operating costs.

Remote guarding is one of the most powerful solutions available to providing cost-effective onsite security. It is security as a service that leverages the power of technology, human capital and a reduced guard force to deliver a

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LEVERAGING THE REMOTE GUARDING SOLUTION

Remote guarding systems provide powerful security coverage while reducing costs immediately. The traditional security system, which relies heavily on live guards, has limitations in addition to being costly. Guards can get distracted, they take breaks and, most of all, they are not all-seeing. Humans cannot monitor every element of a security system.

Remote guarding leverages bestin-class video analytics, artificial intelligence, a remote guard centre and live guards to deliver a vast technology-powered service.

A remote guarding system can provide perimeter, object and intruder protection; loitering detection of suspicious people, crowds or vehicles; alerts on specific ‘black-listed’ vehicles; fall detection; illegal parking detection; and detect graffiti and vandalism. It can also control car access

by licence plate and free-flow access based on facial recognition, and track people and vehicles using automatic counting and heat maps.

Remote guarding companies manage the entire security system. They assess existing security technology, identify the gaps, design a solution, develop standard operating procedures to manage the program and contract the guard force. Remote guard companies provide video surveillance equipment, program analytics/artificial intelligence technology, manage remaining live guards, create a security plan and maintain everything to a service level.

Working with a remote guarding partner can immediately reduce the live guard force and, in some cases, eliminate it altogether. This produces immediate cost savings.

In addition, technology never sleeps, never misses a trick and transforms a security plan from reactive to proactive. The system is constantly monitoring and alerting for suspicious activity, malfunctioning cameras, irregularities and more.

The remaining live on-site guards become much more effective as they only need to respond to real threats. | CFM&D

Mike Ginty is a former U.S. Air Force special agent with combined experience in the technology and security industries. He has run security programs at technology industry giants such as Apple and Uber, as well as advised numerous start-ups, commercial property groups, private organizations and family offices.

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SPONSORED CONTENT

The Ralph Klein Legacy Park Environmental Education Centre | LEED Platinum

BUILDING FOR A BETTER TOMORROW Welcome to the New Age of Sustainable Design

Canada’s aggressive environmental commitments are spurring the building industry to new heights when it comes to increasing energy performance. That said, older properties, which make up a significant portion of our cities’ diverse building stock, present the greatest challenges and opportunities for owners.

“We’ve known for a while that if we want to get moving on these environmental goals, we need to be focusing on existing buildings,” affirms Duncan Rowe, Associate, Building Science and Restoration with RJC Engineers.

“Every year that we don’t address these buildings, we add another 3 per cent to the next year.”

Fortunately, the benefits of investing in energy-efficient retrofits go beyond protecting the environment. Today ’s building projects can result in substantial money savings for the owner, increased comfort for the tenant, and a longer-lasting structure that has a better chance of remaining viable well into the future.

But, unlike the “low-hanging-fruit” retrofits of yesterday (i.e. the LED fixtures and lowflow toilets) deeper, more disruptive work is

required to obtain the results today’s building owners are looking for.

“You don’t need consultants to tell you to change your lightbulbs or install low-flow toilets. Today, everyone just does that,” says Rowe. “What we need to be pursuing are the deeper, more interesting and meaningful retrofits, like upgrading the building’s mechanical, cladding, and glazing systems.”

CULTURE SHIFT: EMBRACING TECHNOLOGY AND TRANSPARENCY As sustainable technologies improve and as greater environmental transparency is required by pension funds, REITs, and even privately owned portfolios, large-scale sustainable initiatives are picking up pace. GRESB’s 2018 data revealed a strong improvement over 2017 in terms of building energy performance, reflecting the

industry’s commitment to further integrate best practices related to the environment.

“A lot of pension funds have sustainability targets, but with all the easy stuff having been done already, the focus has turned toward larger retrofits with greater, long-term impact,” says Rowe.

From college campuses to institutions, residences to office towers, Canada’s building sector is seeing some sizable retrofit initiatives unfold, resulting in a significant reduction of greenhouse gasses and huge savings for the owners.

“The appetite for doing these larger, more in-depth sustainability retrofit projects is growing,” notes Rowe. “There’s a culture shift occurring where property managers and owners are looking at their portfolio and saying, ‘How do we make this building last for the next 30 years.’”

SPONSORED CONTENT CREATIVE THINKING, PRACTICAL RESULTS In today’s built environment, being innovative while delivering practical design solutions specific to any given project are what designers, architects and engineers strive for. Creating a space that achieves the owner’s sustainability goals while also fulfilling the needs of its occupants relies on vision, collaboration, passion and a commitment to adhering to the highest set of standards. Here are a few sustainable designs that exemplify this holistic approach:

U of T Scarborough – Environmental Science and Chemistry Building | LEED Gold Location: Scarborough, ON

University of Toronto Scarborough Campus' Environmental Science & Chemistry Building is comprised of a number of new research and teaching labs including additional meeting rooms, office space and a tunnel to connect to the existing adjacent Instructional Centre. Constructed with a $500M budget, the building is five-storeys with a gross floor area of 110,000 square feet. Recent awards for the building include: Institutional (Large) Award and Canada Green Building Awards (2018).

includes new facilities for a marine and metal trades training program. Spanning over the main entrance atrium, a stunning glulam truss resembles a ship’s hull. The $30M facility met BC’s Wood First policy by incorporating nail laminated timber and exposed glulam framing in the classrooms, providing live examples of the trades being taught within the spaces. building enclosure during concept design, detailed design and construction. The most notable building feature is a dramatic 16-metre cantilevered portion incorporating a skylight window to allow natural daylight to penetrate through to the ground below. Certified LEED Gold, the building advances the College’s sustainability goals by using highly-efficient building systems and fully integrating healthy living components. Sustainable design features include an energy-efficient building enclosure; low-flow fume hoods with adjustable sashes; and energy-efficient mechanical and electrical systems. Awards in 2018 include: Lieutenant Governor of BC Awards in Architecture “Award of Merit”, Architectural Institute of British Columbia, Institutional (Large) Award, and Canada Green Building Awards.

Interior Heart and Surgical Centre | LEED Gold Location: Kelowna, BC

The $75M Interior Heart and Surgical Centre (IHSC) in Kelowna is the newest addition to the Kelowna General Hospital, providing a permanent home for the hospital’s cardiac program. Equipped with state-of-the-art equipment, the four-storey LEED Gold facility showcases the use of BC timber products in accordance with BC’s Wood First Act. Wood is used extensively throughout the facility as both a structural and a decorative element, promoting a warm and natural aesthetic that suppor ts the form and function of the Centre as a facility dedicated to healing and well-being.

Langara College Science & Technology Building | LEED Gold Location: Vancouver, AB

Located in beautiful Vancouver, BC, this five-storey, $48.9M building consists of 131,000 square feet of student spaces and 35 new laboratories and classrooms. RJC was brought in early to consult with Langara College on every aspect of the

Camosun College Centre for Trades Education & Innovation | LEED Gold Location: Victoria, BC

The 80,000 square-foot Centre for Trades Education & Innovation at Camosun College

Certainly, the tide is changing. Interest in sustainable building projects is growing.

Discover the options and learn more about the science of building retrofits by visiting rjc.ca. To contact Duncan Rowe, please visit his profile page at rjc.ca/about/ourpeople/toronto

“What we need to be pursuing are the deeper, more interesting and meaningful retrofits.”

– Duncan Rowe, Associate, Building Science and Restoration with RJC Engineers

rjc.ca

FACILITY DESIGN

MODERN HISTORY Hotel X Toronto features a blend of designs that both highlight the site’s past and emphasize the property’s leading-edge amenities, creating a distinctive entrance to the city’s hospitality scene.

BY KAVITA SABHARWAL-CHOMIUK

PHOTO: STEFANO PINCI

T

he personality of a hotel speaks volumes about the type of experience it offers guests.

For Hotel X Toronto, a new urban resort by Library Hotel Collection, intimate is the personality of choice, and it comes across in all facets of the space.

While it sounds difficult to make a 750,000-square-foot hotel intimate, Stephen B. Jacobs Group, PC/Andi Pepper Interior Design, in partnership with NORR Ltd., was able to do just that through deconstructionism. They used the concept of taking something, breaking it apart and putting it together in a different way in order to create a sense of warmth and intimacy in the lobby, corridors and guest rooms, among other spaces in the hotel.

The 406-room hotel, located on the Exhibition Place grounds southwest of downtown Toronto and overlooking Lake Ontario, was constructed on the site of a former enlisted men’s barracks.

Construction began with archeological excavations, at which time many artifacts and the foundations of the former barracks were unearthed. The design team created a glass reconstruction of the

barracks complete with glass floors to display the found artifacts and foundations of the original barracks.

Displays at the hotel entrance also showcase replicas of the various uniforms worn by the regiments stationed at the site.

DESIGNING INTIMACY

Hotel X Toronto joins Library Hotel Collection hotels in New York City (Library Hotel, Hotel Giraffe, Hotel Elysée and Casablanca Hotel), Prague (Aria) and Budapest (Aria), all established

by Henry Kallan, founder of the brand.

These hotels are boutique-style in both personality and size, making Hotel X Toronto something of an outlier.

“We had a very big challenge when we confronted Hotel X Toronto — how to translate the operating style of the Library Collection to a hotel that was as immense as this one,” says Stephen B. Jacobs, design architect on the project.

“Our approach was to break it down into smaller components.”

In order to infuse the large lobby with intimacy and warmth, Jacobs and Andi Pepper, interior designer on the project, used eclectic elements to generate excitement within the space. The hotel’s neutral colour palette is injected with April 2019 CFM&D 17

PHOTOS: STEFANO PINCI

FACILITY DESIGN

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The 250-seat cinema is a highlight of the luxurious hotel, as is the spectacular views from almost every room.

vibrant pops of royal blue and magenta.

Laser-cut Moroccan-style metal discs are suspended from the ceiling next to a modern marble staircase.

Contrasting styles and finishes were used to create interest. Take the floor, tiled in a highly contemporary polished concrete and mosaic tiles, arranged in an eye-catching pattern. Matt Black, director of brand management at Hotel X Toronto, finds the combination symbolic.

“The lovely stonework, much like Toronto and Canada, is a cultural mosaic,” he says. “This stone is brought together from Asia, Africa and Europe. It’s very indicative of the country and city.”

The lobby was separated into secluded seating groups, or ‘living rooms,’ so guests don’t feel lost in its grandness, says Black. Seating groups are furnished with custom creations

by JIS Contract Furniture (which also supplied furniture for the guest rooms) in varying textures and finishes. Potted trees were placed around seating groups to divide up the space and create a sense of privacy.

“I am not aware of another building in an urban context that has combined all these features under one roof.”

“Seating groups with higherbacked sofas prevent sound from travelling and create intimacy,” says Pepper. “For walls, we used mohair cover panels, which look great, but we used them for the soundproofing.”

More than 800 landscape images

by Canadian photographer Neil Dankoff can be found throughout the hotel, including a strikingly large piece in the lobby. The hotel’s Kandy Gallery exclusively showcases more of Dankoff’s work.

The main focal point of the lobby is the green wall. Located behind the reception desk, it houses more than 2,500 individual plants.

“The green wall is key to the narrative of all the live plants that have

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been brought into the interior,” says Jacobs. “This whole project started with putting a hotel in a garden, so we brought the garden inside. We used live plants throughout the hotel, which is an iconic element of what a Library Hotel Collection hotel is.”

A ROOF TO REMEMBER

Jacobs and Pepper, who are partners both in and out of the office, first met while working on the Gotham Hotel, now the Peninsula, in New York City.

Their design for that property included a major rooftop feature, which has become something of a signature for their work.

Pepper says the decision to add a rooftop feature to Hotel X Toronto was kind of a no-brainer.

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Hotel X Toronto features nine squash courts, four indoor tennis courts, and dedicated rooms for pilates, spinning and yoga.

“On all rooftops, you hopefully have good views. Here, you not only have a fantastic view in every room but on the rooftop, the view is spectacular.”

The three-level, 10,000-square-foot rooftop on Hotel X Toronto features multiple social options for guests, including the Falcon SkyBar (a bar and lounge that is also open to the public), an indoor-outdoor pool and a hospitality suite, as well as a park, which is a new amenity for Jacobs and Pepper.

“It’s a nice addition that you wouldn’t expect on a roof — an inclined park,” says Pepper. “It’s quite an experience.”

SUSTAINABLE MINDSET

In addition to the green roof, which covers more than 50 per cent of rooftop space at Hotel X Toronto, the hotel was constructed with sustainability in mind.

Drought-resistant plants, which are irrigated using harvested rainwater, were used for landscaping.

Designed to LEED (Leadership in Energy and Environmental Design) silver standards, Hotel X Toronto

features custom LED light fixtures by Illumination Lighting to reduce energy consumption, along with DXV lowflow plumbing fixtures to cut down on water usage. Lighting and heating functions are individually controlled to increase their performance and efficiency.

The building was insulated using local and recycled content wherever possible. In addition, low-emitting VOC adhesives, sealants, carpets and flooring were specified.

Parking for the hotel, including three dedicated electric vehicle charging stations, is located underground to reduce the heat island effect. Bicycle parking and storage is also offered on-site for those who prefer not to drive.

RESORT-STYLE AMENITIES

Hotel X Toronto is described as an urban resort because of its wide array of guest amenities. It not only features those typical to a hotel, such as meeting rooms and ballrooms, but it also boasts a 90,000-square-foot fitness centre that’s

open 24-7. For an extra fee, guests can make a reservation at one of nine squash courts, four indoor tennis courts or a golf simulator. This year, a rooftop saltwater pool and full-service spa will be added to the fitness centre.

“There’s also a daycare and events for children. It’s inclusive in that way,” adds Pepper. “Not only is there a sports complex attached to it but there’s also one regular movie theatre and one large screening room, along with restaurants.”

Of course, a Library Hotel Collection hotel would not be complete without a library; Hotel X Toronto has two, which are well-stocked with books available for guests to borrow. A selection of books is also provided in each room.

“I am not aware of another building in an urban context that has combined all these features under one roof,” says Jacobs.

Hotel X Toronto held its soft opening in March 2018, with grand opening celebrations set to take place this June. | CFM&D April 2019 CFM&D 19

SPONSORED CONTENT Enbridge Smart Savings

Measure by Measure Cutting costs and keeping property owners happy

Keeping tenants happy, buildings occupied, and property values high are top priorities for property management firms. In reality, that's easier said than done – especially in an era where “plugged-in” lifestyles, rising labour costs, and rental regulations are making it increasingly difficult for property stakeholders to find financial breathing room.

“The rental market is inundated with not just energy-related concerns, but also rent control, new building evaluations and regulations, and lower vacancy rates,” agrees George Hantzis, Large Commercial Energy Solutions Manager with Enbridge, adding, “all of those things intensify the challenges to keep tenants satisfied while continuing to grow a business.”

SPONSORED CONTENT

They also emphasize the need to partake in energy retrofits and smart cost-saving measures to lean out operating costs and free up money for their core business: delivering quality rental supply.

“There's no one thing that will improve your bottom line. That's why, when people like us go into a facility to help property owners or managers find ways to save energy, we are always looking at the issue from a holistic approach,” says Dominic DiMuzio, Enbridge Multi-Residential Energy Solutions Consultant.

Enbridge's team of technical experts collectively work with hundreds of multire s i d e n t i a l b u i l d i n g s a n n u a l l y t o h e l p stakeholders optimize their energy usage and save money. It's that hands-on experience that has equipped them with cost-saving insights and proven energy smart measures.

Here are just a few:

Tweak your controls A few system tweaks can go a long way.

Energy Consultants can play a big role in identifying energy-wasting procedures and make small – yet impactful – changes that will result in long-term savings.

For example Carmine Faiella, Multi-Residential Energy Solutions Consultant offers this advice, “when you reduce your set point temperatures the savings are automatic. That said, you need to be careful and considerate of tenant comfort.”

Get with the program A number of energy-saving consultation programs are available to property stakeholders at no cost. In some cases, such as Enbridge's Commercial Custom Retrofit Incentives programs, participants can receive

financial rewards for implementing energysaving measures.

“We'll work with customers, free of charge, to identify energy efficiency opportunities that save natural gas and in return save them money. And if they implement any of our recommendations, we will cover up to 50 per cent of the project cost,” explains Hantzis.

“These programs are available, and they've been proven to work – so there's no downside to trying them.” Adds DiMuzio Good tenants plus stable occupancy rates equal high property values (and happy owners). It's a simple formula that's becoming harder to apply. With some smart energy measures and assistance from those in the know, property managers can find a friendly balance.

Make smarter retrofits When it comes time to replace or upgrade critical building components, consider that an ideal opportunity to not only seek a more energy-efficient solution, but to upgrade connected systems.

“When a customer is changing their boiler, for instance, that's an ideal time to also take a look at changing the way they pump those boilers or control them,” offers DiMuzio.

As for what jobs to prioritize, Hantzis adds: “We’ve had a lot of success working with property managers on boiler efficiency upgrades, as well as installing Variable Frequency Drives (VFDs) on ventilation systems. If those have not been done, I would recommend doing those first.”

Do more with what you have There are several ways to optimize savings with existing equipment. For example, one is to introduce an advanced building automation system (BAS) that monitors, manages, and reduces energy usage on an interval level.

Another is to install pipe insulation across all hot water systems. And pipe insulation typically delivers a quick return on investment.”

“It's all about sustained savings,” says Chinmayee Rindani, Multi-Residential Energy Solutions Consultant. “When your building is monitored, you can track if there are any manual adjustments made on site that are pushing your energy costs up. Understanding your property’s energy consumption through monitoring can provide a roadmap to future opportunities and sustained energy savings.

For more information on Enbridge's efficiency programs, or to learn about how Enbridge’s Energy Solutions Consultants have helped multi-residential customers in the past, visit www.enbridgesmartsavings.com/business.

SUSTAINABILITY FEATURE

BY JEFFREY J. GARRIGA AND PAT MORSS, JR.

AIMING FOR NET ZERO IN PUBLIC BUILDINGS

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Building to net zero is quite a challenge but one that can be met through close coordination during the entire design phase.

targets; and ensuring the design team works with stakeholders and agencies to reach a consensus on energy use goals.

2. ASSESS BUILDING CONFIGURATIONS

Once goals are established, look at numerous building configurations (orientation, footprint, shape and massing) for the site, where possible.

Consider the building’s function and use patterns in developing the interior space plan. For instance, will the facility be operational around-the-clock, thereby requiring related power and occupant comfort considerations?

3. SET THE PROPOSED ENERGY USE INTENSITY (PEUI) TARGET

Eight principles to follow when designing a sustainable facility.

T

o increase the efficiency of buildings and address climate change issues, government programs increasingly promote net zero energy goals for public facilities. Here are eight guiding principles for the project design phase that will help produce buildings that use clean renewable resources to generate energy on-site, which is, over the course of a year, at least equal to the total amount of energy consumed.

1. DEFINE GOALS

The first step is to establish sustainability goals for the site.

These should include: assembling case studies and reviews of best practices in sustainable design to provide benchmarks for the design team; identifying tax incentives and rebates offered by government and utility companies; examining factors such as micro-climate, orientation, water usage and occupancy, relative to energy use

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The design team and building owners must agree on targets for energy use intensity. The starting point for determining intensity is a comparison of the energy use intensity of the proposed building design with a base building use standard.

4. DETERMINE STRATEGIES FOR ENERGY REDUCTION

The design team should now look at multiple energy conservation measures (ECMs) to reduce energy consumption prior to exploring potential on-site renewable resources.

These may include site optimization; solar shading; daylight and artificial lighting; natural ventilation; facade and roof design; ground source heat pumps; displacement air supply; and education.

to offset anticipated energy usage, including: solar photovoltaic and/or thermal panels; unglazed transparent collectors; biomass boilers; biofuel trigeneration plant; wind turbines; and hydro power.

Orientation of the building and placement of glazing affect energy use.

Solar shading. Exterior architectural features shade window openings from the sun at specific times; and strategic planting of deciduous trees to create shade.

Daylight and artificial lighting. High windows with light shelves bounce light deep into floor plans.

Natural ventilation. Operable windows and mechanically controlled dampers can effectively move air through spaces, decreasing the loads on mechanical conditioning equipment.

Facade and roof design. Air sealing, additional roof and wall insulation; double or triple-glazing in highperformance framing systems, such as fibreglass; and a reflective or vegetated green roof can significantly reduce energy gains and losses.

Ground source heat pumps. Liquid pumped through wells in a closed loop from mechanical equipment helps raise indoor temperatures in winter and lower them in summer.

Displacement air supply. High volume spaces are more efficiently climate-controlled by introducing conditioned air at floor level — conditioning air only in the first six to eight vertical feet of a space.

Education. Occupants should be educated about the sustainable design of the building and how to inhabit it comfortably while saving energy.

6. ASSESS ENERGY GENERATION OPTIONS

Site optimization.

Assess all renewable energy options based on life cycle costing.

When designing building systems, the design team must view the complete picture, including initial construction and operating costs, evolving technologies, site design impacts and energy delivery reliability.

7. ASSESS FEASABILITY AND ADOPT OPTIONS

Will the energy produced on-site offset the building’s remaining energy needs after maximizing the site and building energy reduction?

Site, building design, occupancy and cost constraints may preclude achieving net zero energy; however, setting the goal creates a highly energy-efficient project that can adapt to changing needs and technologies, all while helping the planet.

8. COMMISSION AND VERIFY

During design and construction, the team must pay close attention

to maintaining the goal through project design and occupancy. A commissioning agent should be brought on-board early to provide feedback on maintaining energy conservation integrity.

For a completed project to be certified net zero, building owners must collect and submit one year of the building’s energy use and generation data for third party verification. The International Living Future Institute is one such overseer.

BALANCING ACT

These eight principles are a solid starting point for seeking net zero energy certification, helping design teams and building owners to understand how to balance between three primary interrelated elements: function, strategy and cost.

Designers and building owners, in partnership with municipalities, can achieve the goal of net zero energy (or come close) when designing, constructing and operating public projects. Building to net zero is quite a challenge but one that can be met through close coordination during the entire design phase — and one we must strive for to achieve a sustainable future. | CFM&D

Jeffrey J. Garriga is principal of Finegold Alexander Architects. He leads the firm’s public project practice area and is also director of technology. Jeffrey is a registered architect in Massachusetts, and a member of the American Institute of Architects (AIA) and the Boston Society of Architects (BSA). He holds a bachelor’s degree in architecture from Wentworth Institute of Technology.

Pat Morss, Jr., is an associate principal at Finegold Alexander Architects. He has special expertise in the design and engineering issues involved in renovation, historic preservation and restoration, adaptive use and new building additions.

Pat is a registered architect in Massachusetts, and holds a national architectural

5. DETERMINE RENEWABLE ENERGY STRATEGIES

The design team should assess onsite renewable energy strategies

registration certificate. He graduated from the University of Pennsylvania in 1966, and received his master’s degree in architecture from the same university in 1970.

April 2019 CFM&D 23

DESIGN FEATURE

BY KAVITA SABHARWAL-CHOMIUK

PROUDLY CANADIAN

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Tim Hortons’ new downtown Toronto headquarters embraces the company’s roots.

Panels of Canadian maple form a fitting background for a large, redlit maple leaf in the cafeteria of Tim Hortons’ new head office, providing a visual representation of the company’s homegrown origins.

Tim Hortons, now one of North America’s largest quick service restaurant chains, was founded in 1964, with a single location in Hamilton, Ont. For more than 50 years, the company’s headquarters were located in Oakville, Ont. The recent decision to move the office into downtown Toronto’s Exchange Tower was largely made to attract and retain top talent, including millennials and Gen Zers. These demographic cohorts value walkability to neighbouring shops, restaurants and services, as well as access to public transit.

“It’s where the next generation of talent is and we recognize that,” says Jane Almeida, lead of brand communications for Restaurant Brands International Inc., which owns the coffee chain. “People want to live downtown and be close to transit and amenities, so that’s where we need to be. It’s something we’d been thinking about for some time and we finally made the move in early November.”

WORKPLACE SOCIAL

Tim Hortons has embraced a collaborative mentality in the new head office, with cafés featuring community seating throughout both floors of the 65,000-square-foot, Gensler-designed space. Café tables, chairs and booths, upholstered in the company’s signature

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A wood and glass staircase forms the centrepiece of the reception area.

red, white and dark grey palette, are identical to those found in restaurants and were crafted by Canadian suppliers using local materials. The mirroring of the restaurant’s design extends to the energyefficient Viso LED light fixtures.

Workstation configuration was also selected to promote collaboration, as none of the approximately 400 employees, including executives, have offices. Instead, the bullpen is a bright, open concept space arranged to welcome teamwork.

“We find a lot of team members take to tabletops for their meetings or if they need quiet space to work,” says Almeida. “More and more we’re moving away from desks and talking over coffee, ping-pong or foosball, and really using the open space.”

From late spring to early fall, a private outdoor terrace furnished with Muskoka chairs will likely provide a change of scenery to the typical employee huddle.

“A unique element to workplace design that is becoming more desired is access to the outdoors,” says Steven Burgos, design director at Gensler. “In the warmer months, employees will be able to use the terrace as an extension of the workplace, with outdoor meeting tables, lounge seating and Wi-Fi.” SUSTAINABLE WELLNESS

During colder months, employees are still connected to nature through plant boxes that are incorporated throughout the space.

“Biophilic design elements help promote well-being in the workplace,” says Burgos. “Studies have shown this boosts productivity and health for employees.”

For those who want more privacy, boardrooms and focus rooms with names like ‘double-double’ or ‘chocolate dip’ can be booked through an online reservation system. These rooms were kept off the window line to provide all employees with access to natural daylight and outdoor views from their workstations, which has been shown to increase productivity, engagement and overall wellness.

Visitors to the office, which is located on the former Toronto Stock Exchange trading floor of the building, are greeted by a dark grey exposed brick wall behind the reception desk, reminiscent of a modern, well-designed home, complete with coordinating Teknion lounge seating.

Teknion, which also supplied all the employee workstations, manufactures its products in Toronto. They’re made of approximately 70 per cent recycled content. Workstations are topped off with ergonomic task chairs

by Knoll, which contain about 40 per cent recycled content.

Gensler enlisted Interface, which uses a high degree of recycled material in its products, to supply the majority of the flooring for the office, including the carpeting in the lobby.

A wood and glass staircase forms the centrepiece of the reception area.

“An existing staircase became a new feature element in the space with a little paint and re-finishing,” says Burgos.

“By retaining the stair, employees are encouraged to walk between floors, promoting movement and wellness and reducing demand on the elevators.”

Relocation from the Oakville office saw employees move into a greener mindset. The organization has, for the most part, gone paperless. Employees that do require a printed document can use one of the designated copy and print locations.

Although the Tim Hortons name is synonymous with coffee served in trademark red paper cups, the company has made moves to cut down on other waste it produces by providing all employees with their own branded water bottles and mugs to refill hot and cold beverages from more than 20 coffee and tea stations

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Tim Horton’s original Toronto Maple Leafs hockey jersey hangs on a lattice wall in the main lobby. Tributes to the company’s founder and heritage can also be found throughout the 65,000-square-foot space.

dotting the space. Trash, recycling and composting (for coffee grounds) areas are also offered in centralized locations to discourage needless waste.

“By centralizing services such as trash and recycling, coffee points and the creation of a large communal café, this promotes a culture of movement within the space and opportunities for chance encounters and socialization amongst employees, which we have found in our workplace survey research boosts productivity and innovation,” says Burgos.

CREATING CONNECTIONS

Furthering its references to its hockey origins, the new office was designed in the shape of an ice rink. Located at ‘centre ice,’ — the heart of the office — is a stateof-the-art test kitchen. Its central location allows employees to feel connected to the products being developed. In addition, all food and beverage technology and equipment in the office is exactly what can be found at Tim Hortons restaurants.

“It would be crazy to have a Tim Hortons headquarters and not have a test kitchen,” says Almeida. “This is where all the flavours come to life.”

Tributes to the company’s heritage and its founder, as well as touchpoints illustrating the company’s bean-to-cup story and community outreach initiatives, are peppered throughout the entire office.

Of note is Tim Horton’s original Toronto Maple Leafs hockey jersey, which hangs on a lattice wall in the main lobby, and vintage photos featuring Horton himself from the first restaurant in Hamilton.

Near the test kitchen is a wall dedicated to social media posts from restaurant guests — one of Almeida’s favourite features of the new office. The social media wall provides a tangible demonstration of how Tim Hortons’ consumers relate to the brand.

“It represents the connection Canadians and our guests have with Tim Hortons from coast-to-coast,” says Almeida. “The photos celebrate the role that Tim’s has played in Canadians’ special moments and memories across the country.” | CFM&D April 2019 CFM&D 25

[ security ]

BY PAUL LAUGHTON

KEEPING BUILDING OCCUPANTS SAFE AND SOUND End-to-end security solutions for building management.

SECURING POINTS OF ENTRY

Securing a building means allowing entry to authorized people while keeping others out, with the goal of protecting any assets contained within. The biggest security vulnerability for most large facilities is the main points of entry. One of the most common risks is ‘tailgating,’ when unauthorized people follow others through a secure access point to gain entry to a building. Access control is usually deployed through a card access system; building occupants present a card or fob to a reader to gain entry.

While cameras were deployed in the past solely to record events at the entry point, today’s smart cameras loaded with IP analytics can add another layer of security to building exits and entrances. For example, tailgating detectors embedded in a ceiling-mounted network camera can help prevent unauthorized entry by notifying security if more than one person enters within a set time interval. Built on algorithms originally designed for retail analytics, anti-tailgating software is proven technology that has been installed in commercial buildings, educational institutions, healthcare facilities and across all 675 properties of Hyatt Hotels.

D

esigning an effective security system for a facility can be regarded as a complex undertaking, particularly with the advanced technologies available today. Able to respond to events in real time, high definition (HD) surveillance cameras

ANTI-LOITERING TECHNOLOGY

can notify staff of security breaches, trigger alarms and work with network speakers to issue warnings to loiterers.

Not only are cameras providing security solutions, they have advanced analytics that can count people, monitor queues and generate customized reports to inform business decisions and improve the customer experience.

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Another use of smart cameras is in areas where loitering might occur, as in large-scale residential properties.

When Conlin Properties, an owner of affordable housing units, wanted to reduce crime, drugs and gangs in its 29 properties in the Des Moines area of Iowa, it deployed a surveillance system of dome and panorama HD cameras. As a result, management

These solutions are now widely used as a proactive approach to prevention and early detection in commercial buildings, allowing early notification to security and law enforcement if needed. As technology continues to evolve, the best way to ensure you are getting the most from an advanced security system is to engage experts who can help design the most ideal solution for your security needs.

Specialized analytics and network audio have taken cameras to a new level, combining video surveillance, audio capabilities and entry control into a three-in-one functionality. Open interfaces and improved intelligence provide a tool to help detect, document and deter security events and create a safer environment for occupants.

Advanced technology available today can go a long way to closing the security gap for facility managers. | CFM&D Paul Laughton is the architect and engineering manager

noticed a 40 per cent decrease in incident calls, in addition to a significant drop in destructive behaviour and vandalism.

This has reduced maintenance costs resulting in building decor (hallway carpets and wall paint) lasting two or more years longer than in the past.

at Axis Communications, where he supports both internal employees and external customers in designing smarter security systems. Paul holds a bachelor of engineering, is Cisco-certified in routing, switching and security, and is a BICSI-certified electronics safety and security designer. He is also currently working towards his master’s degree.

AUDIO ENHANCEMENTS INCREASE SECURITY

The inclusion of a network audio solution can also deliver on maintaining a security presence — either by playing a pre-recorded message or a live warning from security staff.

One example might be when a connected camera detects a tailgating event. The camera triggers the audio speaker to play an announcement such as, “We’ve detected you haven’t signed in. Please proceed to security to sign in.”

Security staff are alerted and can investigate further, and the incident is recorded as part of data collection for incident evidence and future planning. An image can also be captured and sent for review. This functionality is useful for identifying persons known to security who are attempting to enter. It has the added advantage of acting as a deterrent since audible messaging helps to raise the profile of security even when it might not be readily apparent to building occupants and visitors.

Audio also allows for a surveillance camera outfitted with a microphone to extend the coverage beyond a camera’s field of view. This allows for a 360-degree ‘perspective’ of what is happening in a given area and can be especially valuable in high-risk areas. Advanced analytics enable these specialized cameras to detect and distinguish the sounds of shots being fired, aggression or glass breaking. When a sound is identified, a network camera can send video and audio files, e-mails or other alerts, and activate external devices like alarms or audio warnings. In practice, this can also trigger a PTZ (pan, tilt, zoom) camera to automatically turn to a pre-set location, such as a door or entryway, to visually verify the audio alarm.

From Boiler Room to Boardroom

A professional association focused on advancing and promoting the FM community. Join IFMA Toronto Today at ifma-toronto.org

April 2019 CFM&D 27

FOCUS ON FLOORING

TILE STYLE The latest flooring products promise to ‘wow’ with reclaimed vintage hickory and porcelain tile treated to resemble concrete, providing stylish options for hospitality uses.

Interface’s Winning Team collection is a lineup of carbonneutral hard and soft flooring options, which create diverse and beautiful floors. The etched lines and angular gestures of Ice Breaker’s surface create an organic geometry that moves fluidly and seamlessly across the floor in a non-directional or monolithic installation. It takes a deep dive into all the nuances of grey — warm and cool, light and dark, and complements The Standard.

The Stonika collection from Dekton is created from a sophisticated blend of raw materials used to manufacture glass, quartz and porcelain. Suitable for a multitude of uses, including flooring, facades, wall cladding, worktops, stairs and surfaces, the tiles come in six new shades that draw inspiration from the most coveted natural stone materials, such as marble and quartzite. Offering unparalleled resistance to thermal shock and impact, the tiles have a high-resistance to ultraviolet rays, stains and scratches.

New entries into the Art Select Wood glue-down LVT collection from Karndean Designflooring were designed with hand-carved embosses and bevelled edges, creating planks that are crafted to enhance the unique grains, knots and textures of the woods that inspired them.

Developed from reclaimed hickory, American chestnut and European oaks, the planks help designers bring the beauty of real wood to life.

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Mats Inc. and Windmoeller Inc. have expanded their range of wineo PURline commercial flooring.

The collection creates an entirely new class of resilient flooring, produced with rapidly renewable and natural raw materials.

Made from sustainable high-performance biobased polyurethane and manufactured from plantbased oils and non-limited, naturally-occurring mineral components, the collection features 77 colour options, each with a simple pattern and matte finish to support human-centred design practices.

The Splitwood collection from Patcraft embraces the unique beauty of worn wood while featuring a protective finish to guard against stains and premature wear, offering superior durability, even in highdemand environments.

The planks are available with the addition of metallic ink within the splits and grains, providing bronze, gold and silver accents to commercial interiors.

The nine-inch by 60inch planks provide a longer visual than most conventional resilient styles, resulting in faster installation.

The Reformation porcelain tile collection by Crossville reimagines the way concrete is viewed. Concrete visuals with movement, pitting, aggregate and sheen variation are available in plank-style flooring, creating a completely contemporary look. The collection is available in two cool greys and two warm neutrals in three plank sizes. It also includes two new mosaic options in a standard twoby-two square mosaic tile, as well as coordinating trim.

SelecTech Inc.’s FreeStyle ESD 8400 Series of flooring features a surface made of Statguard 8400 conductive vinyl, which not only gives the product a brighter finish but also minimizes static electricity. The flooring, which is made from recycled material and is 100 per cent recyclable, is cut in an interlocking pattern, making installation particularly simple. The interlocking technology bypasses the need for adhesives and floor prep to install or replace flooring.

The Forum collection from Shaw Contract features a subtle palette of light, neutral tones, interspersed with calligraphic lines in a black. There are 17 broadloom patterns and 10 18-inch by 36-inch carpet tile patterns, designed as a fusion of cultural and craft influences. Created to complement a full range of modern hospitality settings, from large social spaces to intimate areas, the collection also includes four distinctive rugs that add a delicate balance to the functionality, aesthetics and emotional impact of a space.

April 2019 CFM&D 29

[ last word ]

BY ROBB DODS

SUSTAINABILITY THE NEW GREEN Remember when the term ‘green’ was the new buzzword? We heard it everywhere: green buildings, green cleaning products, green purchasing policies and so on. But these days, green has been replaced with a new concept — sustainability.

W

hat is sustainability in facility management?

It’s meeting environmental requirements in the business of facility management.

For business owners, sustainability is a big concept. It’s so big, in fact, that businesses are trying to find a focus that means the most to the organization — something that everyone can understand if money and time are going to be invested in a sustainable solution.

With rising energy costs, energy management has become the key focus. Reducing utility bills is the main goal, which, in turn, reduces climate change. Lowering consumption noticeably affects the bottom line of all operational expenses and increases world stewardship toward less pollution.

Through simple modifications, such as installing new lighting, daylight controls and room sensors, or adjusting temperature and air quality, building occupants will start to change their behaviour.

Now your business case can be successful because there are expected measures put in place to report on the return on investment.

For the facility manager, sustainability has been a way of life, even before energy consciousness

arose. Facility managers have had to create the best possible working and living environments while managing the organizational requirements of their buildings for the lowest cost. This includes procuring products, materials and contracts for services, managing the long-term physical capital asset renewal, obtaining quality sustainable solutions for the right price, and being aware of the total life cycle of products and services, and the supply chain involved.

In today’s work environment, it is important to have a sustainability policy in place supported by senior management. If the facility management department has a mandate for sustainable practices, the facility manager can provide solid evidence to support corporate social responsibility reporting, making senior management look responsible.

While many companies now have an energy management plan in place, most do not have a sustainability policy. In addition to energy management, the International Facility Management Association (IFMA) identifies seven areas of environmental stewardship and sustainability.

These are the management of water, materials and resources, the workplace, indoor environmental quality, business services, waste and the property site, and should become part of your corporate sustainability policy.

Just as employees and management have made the cultural change to be more energy conscious and practice workplace recycling, they will become familiar with new sustainability practices.

I believe one day the facility management industry will see the term ‘sustainability’ fade away because when doing business, facility managers will be doing the right thing for the right reason with the best quality at the right price by using life cycle cost analysis with environmental considerations. Sustainability will become the instinctive way to do business. | CFM&D

A Certified Facility Manager (CFM) and Sustainability Facility Professional (SFP), Robb Dods is the facility management team lead for the facilities and fleet management division at the Region of Waterloo on the asset management system implementation project. He is also an instructor and subject matter expert on the advisory committee for the University of Toronto School of Continuing Studies regarding facility management courses, and an educator on facility and asset management topics.

This article has been reprinted with permission from AM FM Consulting Group Inc. The original article can be accessed in full online at https://www.amfmconsulting.com/resources/ gone-is-green-hello-sustainability.

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CANADA 2019 June 11-13, 2019 Metro Toronto Convention Centre The ISSA Show Canada 2019 is an exciting, first-of-its-kind, milestone that’s already begun to unite like-minded professionals interested in connecting and learning how to keep buildings clean, green and operating in a sustainable and energy-efficient fashion.

From sanitary maintenance products to HVAC, electrical, furnishings and building products to security, financial and IT services and systems, the ISSA Show Canada promises access to a complete continuum of resources for the “built environment”.

Multiple educational sessions and workshops will reinforce best practices and tackle challenging issues, including provincial minimum wage adjustments, infection control, strategic business practices, and more.

To become a delegate, register today for the ISSA Show Canada at www.canadashow.issa.com/register For sponsorship opportunities, please contact: Chuck Nervick, Senior Vice President, MediaEdge 416-512-8186 x 227 chuckn@mediaedge.ca Proudly Owned and Operated by:

CANADA 2019 June 11-13, 2019 Metro Toronto Convention Centre

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