DECEMBER 2019
A HEALTHY OUTLOOK
CBRE PIONEERS ADOPTION OF WELL STANDARD IN CANADA WITH FIFTH CERTIFICATION
PODS FOR
PRIVACY
COLOUR
THERAPY
WORKSTATIONS
ON WHEELS PA R T O F T H E
SHOW ’20
June 10 & 11, 2020
P A R T
Canadian Publications Mail Product Sales Agreement No. 40063056
O F
T H E
FOCUS ON SEATING AND WORKSTATIONS
FACILITY MANAGEMENT ADVERTISEMENT
SPONSORED CONTENT
MAINTAINING TRADITION into the Rocky Mountains to execute a total building envelope replacement on a chalet, and a crew from Flynn’s Phoenix branch hiked to the bottom of the Grand Canyon to perform a roof repair on a pump house. Similarly, Flynn’s roofing crews are no strangers to working atop sensitive facilities, whether it be a Facebook data centre in Dallas or one of Boeing’s hangars in Seattle. The North Pole complex demands similar sensitivities. ONE THING OFF HIS LIST
Roofing crews from Flynn Group of Companies recently completed preventive maintenance work on the roofing systems of a large manufacturing and warehousing facility at the North Pole.
R
ecent warming trends in the Arctic had started to impact the flat roofing systems of the facility. Freeze-thaw cycles in recent years caused frequent expansion and contraction in the roofing systems, which inevitably leads to leaks. Such movement in the past was strictly limited to the start and end of the winter season. Recently, the systems have been experiencing this strain into the winter months. Chief Facilities Manager Jolly McJingles saw the obvious benefit in having Flynn’s trained roofers perform the inspection and the repair work, despite having a large in-house workforce of carpenters and metal workers at his disposal. “There’s only one of us with workingat-heights training,” says McJingles, with a twinkle in his eye, “and that’s the big man. But there’s only one of him, and
www.FlynnCompanies.com
look at the size of this place!” Indeed, a staggering 4 million square feet of roof protects the facility’s operations from the elements. These vary from steep slope, shingled roofs on older classic structures to the more modern flat roofing systems on the main warehousing and manufacturing buildings. THEY WENT STRAIGHT TO THEIR WORK
A Flynn crew arrived in the late spring to perform an inspection and audit of the roofing systems. Roofing crews from Flynn’s Edmonton, Winnipeg, and Denver branches returned in September – before the sun begins to dip below the horizon until spring – to perform preventive maintenance work on potential problem areas. This ability to access remote facilities has long been a hallmark of Flynn’s repair and replacement work. In 2017, a Flynn crew from Calgary rode a gondola up
Calling on Flynn to perform inspections and preventive maintenance means there’s one less concern for McJingles and his famous boss. “He’s got 75 million roofs to worry about” McJingles says. “Ours can’t be a distraction.” McJingles adds that, while the month of December is undoubtedly the organization’s busiest, its manufacturing facility runs full-tilt all year round. Any disruption, either from roof leaks or intrusive repair crews, would be intolerable. “Nothing stops Christmas from coming, of course” McJingles notes, “but any sort of roof failure here would be extremely damaging to our reputation, and so very disappointing to our little customers. But Flynn soon gave me to know I had nothing to dread.” McJingles is highly complimentary of Flynn’s roofing crews. “We know a bit about delivery and service, and Flynn does both well.” He adds that facility managers would do well to have Flynn attend to any roof concerns, such as snow and ice buildup, damage from hooves, or any other typical winter-related issues.
[ contents ] 16
12 ON THE COVER: CBRE’s new Edmonton office on the 19th floor of Manulife Place has achieved WELL certification at the silver level for new and existing interiors.
12 ALL’S ‘WELL’ IN EDMONTON
BRE office becomes Alberta’s first to achieve architectural benchmark focused C on health, wellness
22 PRESCRIPTION FOR SUCCESS
ngineering insights for cannabis production facilities to ensure continued E industry growth in Canada
24 AGING IN A THRIVING PLACE
26
olours, materials used in residential healthcare settings contribute to patient C well-being, independence
28 FUNCTIONAL FLEXIBILITY
ffice product manufacturers offer increasingly versatile furnishings to help O employees work better, live healthier
columns
department
6 FM ERGONOMICS 8 MANAGEMENT MEMO 30 LAST WORD
4 OBSERVATIONS 5 FOUNDATIONS
December 2019 CFM&D 3
[ observations ] DECEMBER 2019 Volume 34, Issue No.4
BEGIN AGAIN
A
s the year nears an end, so too does my time as acting editor of Canadian Facility Management & Design. Given my love of interior design and personal experience in the industry, I wholly enjoyed serving this role, even though it was brief. I now hand over the editorial reins to my colleague and esteemed journalist, Rebecca Melnyk, who will lead the magazine into the next decade. In this final issue of 2019, we feature CBRE’s new Edmonton office. The commercial real estate services and investment firm relocated to a higher floor in the city’s Manulife Place at the beginning of the year. This was a momentous move, not only because CBRE returned to the space it once occupied (albeit it’s bigger and better) but the company also achieved WELL certification for the fit-out of their premises. Today’s workspaces are a key focus of this issue. The Modern ‘Cubicle’ delves into the latest office environment trend, acoustic pods, while Designing for Connection explores strategies to create visual privacy and confidentiality in an open floor plan. Smartway2’s John Anderson has the ‘last word’ in A New Way of Work. He addresses key factors that are impacting office design. I, however, have the final say. I would like to thank all the industry experts who have contributed editorial content to the publication. Knowledge sharing through writing allows for learning, ongoing discussion and professional growth.
CLARE TATTERSALL
ACTING EDITOR: Clare Tattersall claret@mediaedge.ca 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., 2001 Sheppard Avenue East, Suite 500 | Toronto, Ontario M2J 4Z8 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., 2001 Sheppard Avenue East, Suite 500, Toronto, Ontario M2J 4Z8
4 CFM&D | Part of the REMI network | www.REMInetwork.com
[ foundations ] DEPARTMENT STORE RE-USE NETS URBAN DESIGN AWARD
LEED V4 HITS CANADIAN PROJECT MILESTONE
The repurposing of the late 19th-century Kingsmill’s department store in London, Ont., into a multidisciplinary centre of learning for Fanshawe College has received an Award of Excellence in Urban Design for adaptive re-use. The City of London presented the award to Diamond Schmitt Architects and associate Philip Agar Architect, with ERA Architects as heritage consultants. The new 114,000-square-foot hybrid facility is home to the college’s schools of information technology and tourism, hospitality and culinary arts. The seven-storey structure includes a setback three-storey addition above a terrace on top of the original building. Colourful metal panels and varying densities of frit on the glazing enliven the new facade. The building retains its street character by preserving the stone facade and awning on Dundas Street, while the adjacent red brick annex was dismantled and rebuilt using the heritage brick. A student-run restaurant animates the ground floor, which also features a two-storey biofilter living wall, amphitheatre seating and an open corridor that links the Dundas and Carling Street entrances. Other original features incorporated in the design include reclaimed wood joists, a restored tin ceiling and locally made yellow brick.
Green Building Certification Inc. Canada (GBCI CA) and the Canada Green Building Council (CaGBC) are celebrating a new achievement as Canadian LEED (Leadership in Energy and Environmental Design) version 4 project registrations surpass the 1,000 mark. LEED v4 has seen strong uptake in the Canadian market, and revisions in LEED v4.1 are further ensuring the program is embraced as a solution to help the industry contribute to the country’s carbon emissions targets. “In LEED v4.1, we are shifting to performance management and recertification to ensure buildings live up to their potential from an environmental, financial and health perspective,” said Thomas Mueller, president and CEO of CaGBC and CEO of GBCI CA. Canada has consistently ranked among the top countries in LEED adoption. The country has achieved more than 4,350 LEED certifications overall. Of Canadian LEED v4 projects, almost half are commercial and institutional new construction, with Ontario leading the way regionally with 27 per cent of projects, followed by British Columbia at 17 per cent and Alberta at 15 per cent.
IWBI LAUNCHES THE WELL CONFERENCE The International WELL Building Institute (IWBI) has announced a collaboration with the American Society of Interior Designers (ASID) on a new conference. The WELL Conference will offer a rich, experiential opportunity for attendees from across multiple sectors — architecture, design and engineering communities, real estate developers, corporate officials engaged in advancing best practices in environmental, social and governance protocols, public health practitioners, and technology companies that are playing an evergreater role in the real-time monitoring of building and community infrastructure performance. “At the centre of this entire process is the critical role of design — design of space, materials, forms, processes (and) protocols. Design professionals ensure interior environments protect those who inhabit the spaces,” said ASID CEO Randy Fiser. “Now it’s incumbent upon
us to encourage greater levels of health and well-being interventions. We are strong believers in WELL, its scientific integrity, rigour and the opportunities it offers to recognize the critical role of the design community in every market sector. The WELL Conference will help us take that message forward further and faster.” “This second wave of the sustainability movement focuses on improving human performance, building on the work done over the past 25 years to improve building performance,” added IWBI chairman and CEO Rick Fedrizzi. “We intend this event to be a jaw-dropping, immersive experience that reminds people of why they have taken up the cause to make our buildings and communities work for our health everyday.” The WELL Conference will be held March 29-April 1, 2020, at the Fairmont Princess Hotel in Scottsdale, Ariz.
December 2019 CFM&D 5
[ fm ergonomics ]
This page sponsored by
BY BY AARON AARON MILLER MILLER
GETTING A GRIP ON HAND STRAIN Studies have shown that lab techs face a much greater risk are continually repeated, in a WORKSTATIONS ON THE GO they forceful manner (pinching or gripping of sustaining musculoskeletal injuries as a result of regular, repetitive tasks. An ergonomist shares how to prevent hand Mobile computer carts provide flexibility but also pose strain in this work environment in three steps personal risk.
hard); lead to awkward body positions; This led to quickly the introduction and arehas completed with minimal of mobile computer workstations. breaks. Comprised of aarecomputer on a Pipettes, which used to transport moveable cart, these workstations a measured volume of liquid from one can be accessed by are a wide range container to the next, a major tool of professionals throughout the in the modern lab. There are various care environment. Through their designs of pipettes for different uses and design, the carts difficult to levels of accuracy and are precision. misplace and can be used as a work Lab techs typically complete many surface, unlike a tablet or laptop. tasks repetitive tasks using pipettes over However, on long periods ofthese time.computers The continual wheels pose significant ergonomic motion, combined with other tasks such risks if their and usersuse, aren’t as sorting vials use and computer can taken into consideration. There create a risk for injury to the hand, wrist, are things thatarea. need to be arm, three shoulder, and neck considered when setting up mobile In a Swedish study, researchers found workstations to prevent ergonomic that lab techs working with pipettes had issues: adjustability, pushing twice the prevalence of musculoskeletal requirements and cleaning needs. disorders of the hand compared to the general population. Furthermore, this study found that pipetting more than Throughout a typical day inonea 300 hours per year (approximately hospital, nurses, physicians to two hours per day) put lab and techsother at an healthcare providers will useinjury the increased risk for musculoskeletal same mobile computer workstation to the hand and shoulder. many times. is physically While thereEveryone are many risk factors for different and the workstation must injury from many of the tasks completed be height adjustable to accommodate in the lab, there are opportunities to areduce variety of users. Workstations that these risks and work pain-free, do not allow for easy adjustability including the following three steps. will typically not be altered when used, resulting in the adoption of STEP 1: CHOOSE THE RIGHT PIPETTE. awkward repetitive There are and many different postures pipettes that place users at risk of available that all arehigher specialized to musculoskeletal injury. different areas of the lab. Options include A SAFE ADJUSTMENT
L H
aboratories are common in Canada, reaching from the viniculture industry to universities, pharmaceutical and petro chemical sectors. For lab techs, there are many occupational hazards, ealthcare has including exposure to traditionally hazardous, been a paper intensive corrosive chemicals, noxious fumes, environment. Patient infectious microbes and even radiation. must and be There are information also many health continually documented safety regulations in Canada to protect and be able tosome provide theserecorded workers.toHowever, risksthe of best care under the direction of multiple working in a lab remain, and they may healthcare not be as providers. obvious. They include the Over the past decade, there potential for musculoskeletal injuryhas to been a gradual movement the hand, wrist, arm, shoulder andaway neck from tracking of patient due topaper-based the high volume and frequency of information to electronic health manual tasks that lab techs complete in records. These e-records allow their daily work. healthcare providers to linkcomputer various Lifting, sorting samples, information systems throughout a and bench work are among the many
manual tasks that occur in the lab. These manual tasks, which can be repetitive in nature over extended periods of time, put lab techs at a high risk for musculoskeletal injury. WorksafeBC defines a musculoskeletal injury as an injury (including a sprain, hospital even across care locationsof strain, orand inflammation) or disorder in different communities to reduce the muscles, tendons, ligaments, joints, paper documentation and provide nerves, blood vessels, or related soft up-to-the-minute diagnostic test tissues that may be caused or aggravated results, allowing for faster treatment by work. According to the Canadian and discharge. But while the paperCentre for Occupational Health and based health record has shifted Safety, work-related musculoskeletal electronically, thecan physical of injuries (disorders) happendesign from arm healthcare facilities has not adapted and hand movements such as bending, to this advancement technology. straightening, gripping,in holding, twisting, In most hospitals designed prior to clenching and reaching, all of which are the mid-1990s, it can be common requirements for difficult lab work.and costly to movements install computers other These on theirand own will collaborative solutions to support this not cause an injury. What makes them new way of providing healthcare. harmful in the lab environment is when
6 CFM&D | Part of the REMI network | www.REMInetwork.com 8 CFM&D September 2016
electronic, multichannel, and other types of pipettes. Make a selection based on The main properties benefit ofof mobile the physical the asample that workstation is it can be moved is being analyzed, type of analysis that throughout the and healthcare facility needs to be done, amount of liquid to where it is needed that needs to be transferred. Whilemost. there However, if the notpipette easy are many benefits to ancart’s electronic to manoeuvre through hallways, compared to a manual pipette (less hand dand o o rthumb w a y s force), a n d it’s i n timportant o p a t i e ntot rooms, there is great of consider the increased weightrisk and the musculoskeletal injury. hand fit. THE PUSH BACK
www.cfmd.ca
Consider the location of the handles on the cart. They should also be height adjustable, so everyone is comfortable moving it. When handles are at an optimal height when pushing, there is more control over the mobile workstation to avoid any unnecessary collisions. The amount of pushing required can be further impacted by the design of the wheels and amount of force needed to move and turn the cart. The lower the force needed, the easier it will be to manoeuvre, reducing the ergonomic risks for injury. Focus should be given to the overall work environment, not just the cart. Questions to consider include: Is there enough space to move the mobile computer workstation where needed? And are there any thresholds between doorways that could cause it to get stuck?
COME CLEAN
One area that is often overlooked is the ability to clean mobile computer workstations. Studies show hospital surfaces can be contaminated by different microorganisms that cause illness. These micro-organisms can live on a cart and be passed between healthcare professionals and patients, causing hospital acquired infections and illness. This poses a serious risk if a mobile workstation cannot be cleaned properly, or if cleaning
is not part of regular healthcare facility duties. TRIAL RUN
All mobile computer workstations are not created equal. When considering buying these carts, a series of user trials should be conducted. Allowing different people to tryout a mobile computer workstation allows them to determine if it will fit within their workflow and support the various tasks the carts are intended to be used for in a healthcare setting. | CFM&D
Dr. Alan Hedge at Cornell University has designed an ergonomics checklist for organizations considering buying mobile computer workstations. It’s available at http://ergo.human.cornell.edu/Pub/AHquest/CUCompCartEval.pdf. Aaron Miller is a certified Canadian professional ergonomist and an ergonomic consultant based in Kelowna, B.C. He can be reached at aaronmiller764@gmail.com.
www.ezobord.com Atema Architecture NY, Michael Moran Photography
November December CFMD Ad.indd 1
December 10/23/2019 20192:54:46 CFM&D PM 7
[ management memo ] BY SAMU HÄLLFORS
THE MODERN ‘CUBICLE’ Acoustic office pods offer a retreat from open plan space, bringing quiet, privacy to workers.
issues of stress and employee retention in the modern workplace. Product manufacturers are looking to offer a new (more positive) perspective on today’s workplace solution, ‘the multi-purpose build.’ Different work styles, strategies, tasks and missions define the workplace that enables optimal productivity. Acoustic pods have become popular because they cater to the real requirements of employees. Often, people oversimplify the needs of their office and underestimate how much workspace design impacts employee productivity. It’s generally the best-in-class amenities or emerging trends that catch people’s eye when the focus should be on resources that allow them to do their best work. This plays off of the idea that individuals categorize themselves as one type of worker. Employers and employees alike have to be open to recognizing others’ different work styles as well as their own. AN OFFICE WITHIN AN OFFICE
�
The 2Q lounge variation of Framery’s office booth provides a casual environment for company meetings, a calm space to retreat to during the work day or an area for socialization.
I
t’s not just the open floor plan, lack of available conference rooms and never-ending phone calls that are changing the dynamics of office design — it’s a deeper understanding that the built environment dramatically impacts the employees that fill it.
These days, offices are equipped with amazing amenities, from fancy coffee makers and loaded snack stations to kombucha or craft beer on tap and even adult swing sets and slides indoors. While these offerings are great for attracting talent, they don’t directly solve the prevalent
8 CFM&D | Part of the REMI network | www.REMInetwork.com
While the concept seems simple — four walls and a ceiling — a true acoustic pod is not easy to achieve. Echo, ventilation and mobility are just a few challenging design components that must be addressed. When these things are properly executed, the pod serves as a long-term investment in a company’s success. Pods range in size and can accommodate up to six people, depending on the design. They can serve as a space for one, providing the user with a workplace that offers a heightened sense of privacy and comfort, or many to brainstorm
and collaborate as the sound insulation system ensures team huddles won’t disturb the rest of the office. Most pods are customizable. They can be outfitted with a range of furniture to create a casual environment for company meetings, a space to find respite or an area for socializing. Clients can increase pod functionality with display screens, whiteboards and lightweight, free-standing floating tables to create a more ergonomic space. IMPROVING HEALTH AT WORK
But how do pods alleviate employee stress and burnout? A study by Firstbeat, a provider of physiological analytics for well-being, in collaboration with Framery found that 41 per cent of office workers felt more relaxed after having rested in a pod, and 35 per cent felt more ener-
Acoustic pods have become popular because they cater to the real requirements of employees. gized after they had conducted work inside one. Pods were also analytically proven to benefit employee stress levels while at work. This could translate into long-term business benefits, including
increased retention rates and boosted morale. Employees who have pods available to them are more likely to see improvements in sleep and motivation, too, compared to those that do not. | CFM&D
Samu Hällfors is CEO of Framery, which he founded at the age of 22. Framery is a workplace industry pioneer that is serious about happiness. The brand’s product offerings of pods, phone booths and soundproof private spaces solve noise and privacy issues in open offices, making employees happier and more productive in dozens of the world’s leading companies.
December 2019 CFM&D 9
Commercial Savings by Design
New ideas for old buildings Value of up to
60,000
$
Get free design assistance, technical support and financial incentives to go high efficiency
If you’re planning a major renovation or a new build, we want to help you go high efficiency for less. Enbridge Gas can help your building reduce energy use, improve comfort and achieve environmental targets with Savings by Design. The Savings by Design program provides: • Free planning assistance early in the design phase. • Free technical support during implementation. • Financial incentives for achieving energy performance targets.
Success Story
Ken Soble Tower, Hamilton Project highlights 94%
GHG reduction
23.8 kWh/m2/year heating savings
2.4 kWh/m2/year cooling savings
$30,000
design assistance
As the oldest high-rise multi-residential building in CityHousing Hamilton’s portfolio, the Ken Soble Tower was struggling with aging mechanical systems and a deteriorating building envelope. After a study comparing several options, it was determined that a major retrofit would be about half the cost of building new. Once the project team was in place, the Enbridge Gas Savings by Design program brought together design decision-makers and energy specialists to discuss different approaches to improving the building’s energy and environmental performance. With incentives and technical assistance from Savings by Design, the tower got a modernized ventilation system, high-efficiency heating and cooling, high-performance windows and rock wool insulation, among other improvements.
With a warming climate, increasing extreme weather events and a population of vulnerable elderly residents, the tower’s design team needed to ensure the building would be resilient and comfortable in the years to come. Using temperature predictions from 2050, the team conducted detailed analysis of strategies and construction techniques that will keep thermal comfort stable and consistent. When complete in 2020, the Ken Soble Tower will be one of the most ambitious affordable housing transformations in Canada, paving the way for the nation’s aging housing supply to secure a healthy, resilient future for millions of Canadians.
Get all the benefits From seniors’ apartments to concert venues, Savings by Design can help your building improve energy performance and long-term efficiency.
Free technical tools and services
Reduce operating budgets
Healthier, more resilient spaces
We cover all the costs of bringing the project team together to explore the most costeffective, sustainable building solutions.
Lower annual natural gas consumption means buildings are less costly to operate and maintain, and have a higher asset value.
Lower greenhouse gas emissions mean better air quality and healthier, more comfortable indoor environments that are easier to control.
Visit savingsbydesign.ca to request a free consult and learn more.
FACILITY DESIGN
ALL’S ‘WELL’ IN EDMONTON CBRE office becomes Alberta’s first to achieve architectural benchmark focused on health, wellness BY CLARE TATTERSALL
I
t has been almost 25 years since CBRE expanded to Alberta’s capital. Known as Coldwell Banker Commercial at the time (as it was prior to the acquisition of REI Ltd., the international arm of Richard Ellis), the growing real estate services company opened its newest location in Manulife Place. Until now, CBRE has called the iconic building home, changing spaces thrice to accommodate the Edmonton office’s continued growth. The most recent move from the 12th to the 19th floor in January 2019 will be its last, given the sizeable investment made to enhance employees’ wellness through the built environment. Extensive renovations have transformed the 8,900-squarefoot space into the healthiest office in the province, garnering it WELL certification at the silver level for new and existing interiors under version 1 of the standard. CBRE Edmonton is Alberta’s first to achieve this prestigious distinction, which the firm considers to be the next frontier in workplace design. “The office is evolving from simply being a hub where staff congregate to complete tasks to a place that can and should add to the well-being of employees,” says David Young, executive vice-president and managing director of CBRE Edmonton. “Our decision to pursue this pioneering certification speaks volumes about how much we value our people.” Launched in 2014, WELL is an architectural benchmark focused December 2019 CFM&D 13
FACILITY DESIGN
�
CBRE’s office on the 19th floor of Manulife Place includes a mix of focus rooms for more concentrated work and clusters of low panel workstations in an open plan environment.
exclusively on human health and wellness to improve sustainability. It marries best practices in design and construction to medical and scientific research. The Edmonton office, which Young originally opened in 1995, is CBRE’s fifth in Canada to be certified to the standard by the International WELL Building Institute. Three others can be found in Toronto, where the Canadian arm of the firm is headquartered, and the fourth in Vancouver. CBRE now has a total of nine WELL certified offices globally (the most of any company), with an additional three registered for certification, and is connected to 89 WELL projects, acting as either owner or consultant, representing a total of more than 16 million square feet. To receive the designation, CBRE Edmonton was assessed, monitored and tested across seven wellness categories: air, water, nourishment, light, fitness, comfort and mind. A WELL certified space is one that excels and improves its users experience in all these categories, while exceeding industry averages in performance and sustainability.
“The office is evolving from simply being a hub where staff congregate to complete tasks to a place that can and should add to the well-being of employees.” The revamped office that the company once called home — it originally occupied the premises from 1996 to 2000 — incorporates more than 100 wellness strategies. Local interior design firm edgewise Inc. worked with WELL consultant Delos on the people-centric project, creating a world-class space for CBRE’s 36 Edmonton employees. “Most people spend half their waking hours in the office, so we wanted it to be forward-thinking and engaging — a place where employees want to come to work,” says Young, who expects the investment will have a positive effect on CBRE’s bottom line by way of increased productivity, reduced employee absenteeism through sick days, and improved staff retention and recruitment. “Differentiating ourselves from our competitors puts us in a better position
14 CFM&D | Part of the REMI network | www.REMInetwork.com
in the war on talent,” he continues. “We’ve had multiple people say they leave the office with just as much as energy as when they arrived.” Young credits this to the improved internal air quality; acoustic comfort features that reduce stress-inducing and distracting background noise; specialized lighting system that operates according to people’s circadian rhythms, automatically adjusting to brighten or dim lighting levels based on the natural light outside; and universal access to daylight. (All employee workstations are within 25-feet of windows.) A Northwestern University study has shown that office workers with access to natural light sleep better and for longer, and report markedly improved results in quality of life assessments. Unlike CBRE’s old office on the 12th floor, the new one also incorporates
clusters of low panel workstations to provide employees a better line of sight, greater access to light and encourage teamwork. Desks are height adjustable to allow staff to easily change postures from sitting to standing throughout the day, reducing sedentary behaviour and incidents of back pain, and are located within 30 metres of a carbonfiltered water dispenser to encourage
better hydration. There’s a mix of focus rooms for more concentrated work and open collaboration areas for informal meetings. The entire open plan area is surrounded by a perimeter work ledge that overlooks the exterior windows, offering another opportunity for impromptu gatherings. “We strategically included dedicated desks instead of creating free address stations to give people personal space, and then put the tools around them to foster relationships,” explains lead designer and edgewise principal, Laurie Snider. Perhaps the most important collaboration ‘tool’ is the RISE café. The 26-seat central lunchroom whose name represents the company’s values — respect, integrity, service and excellence — has become the heart of the office where staff can take a break to eat while socializing. Employee amenities and refreshments, including healthy food options to encourage mindful eating behaviours, are purposefully concentrated in the café to drive foot traffic and create chance encounters among colleagues. “You cannot walk into the office without seeing 10 people in the RISE café at any given time during the day,” says Snider, who admits it’s one of her favourite features of the new space.
Others are the moss walls that bring the outside-in; felt-clad acoustic crisscrossing beams that increase speech privacy and serve as a design motif, linking the individual spaces within the open concept environment; and custom upholstered bench that runs the perimeter of the office’s angled front end. “Every single component that went into that bench had to meet stringent requirements to satisfy the WELL standard,” notes Snider, who became a WELL accredited professional specifically for this project. For Young, one of the biggest highlights (besides the smooth move over a single weekend with no hours lost to business downtime) has been the digitization of the office’s filing system, which has significantly reduced paper use and enabled employees to work effectively beyond their desks. “It’s another example of CBRE being an early adopter,” he says. “Thirty years ago, we brought the open concept office to our industry in Canada. Now, we are breaking ground again by creating some of the most sustainable and healthiest workplaces in the country, placing us in the unique position to counsel our clients through the process.” | CFM&D
December 2019 CFM&D 15
SECURITY BY JAMES MARCELLA
STAYING SAFE AT SCHOOL
Security systems offer ideal protection against risks to students, staff but there’s no one-size-fits-all solution.
S
chool safety is of utmost importance. Creating a comprehensive plan that includes physical security components will go a long way toward reassuring parents and community members that the school district is taking appropriate steps to safeguard the learning environment. Security preparedness should involve an all-hazards approach and employ policies, processes and technology that can be used on a day-to-day basis or in the event of an emergency. This approach includes being able to deter, detect and delay adversarial behaviours, minimize vandalism and costly repairs, easily investigate incidents and identify suspects, as well as prepare for any natural disasters that may occur.
To ensure proactive security readiness, school facility managers must navigate numerous and sometimes unknown technologies, systems and solutions, and make cost-effective investments to stay within budget. Fortunately, there are plenty of resources to help guide decision-making and create the best security plan for any school. For instance, the Partner Alliance for Safer Schools (PASS) offers guidelines that are applicable to both U.S. and Canadian schools. Education institutions often lack inhouse expertise to evaluate physical security technology as well as safety procedures. These guidelines help facility managers understand what they should do and how to prioritize given their budgetary constraints.
16 CFM&D | Part of the REMI network | www.REMInetwork.com
Before security planning begins, it’s important that an independent assessment be conducted to evaluate the different types of risk. There are four main categories of risk to schools: natural hazards (earthquakes, landslides, tornadoes, wildfires, floods or storms); technological hazards (power or water failure, toxic spills, accidental release of hazardous materials, dam failures or nuclear accidents); biological hazards (infectious diseases like measles or meningitis, contaminated food outbreaks or toxic materials present in school labs); and violent behaviour or incidents. The risk assessment should also evaluate the current security situation and whether best practices are in place. These include exterior doors locked during and after school hours; proper visitor management with badging; classroom doors that can be locked by staff; and emergency training for faculty, staff and students. In addition, it should cover the state of the community in general, and look at mental health, behavioural issues and any regulatory requirements or guidelines the school must meet. At this point, the best practice is to involve all community stakeholders that have an interest in safe schools, including students, staff, administration, parents, law enforcement, first responders and any other interested parties. More important than technology is developing a culture of safety and awareness among students and staff, and having strong relations with local first responders in case of emergency, so they’re familiar with the ins and outs of the school. With limited budgets, schools need to start with foundational security measures, equipment and technology, and add to that structure if required. The PASS guidelines are built on a
four-tier approach, the first being the foundational level. In most cases, as facility managers move up tiers, they’re increasing budget spend along with the security technologies and safety practices deployed. Tier four might include the use of multiple technologies that feed into a school district command centre linked to law enforcement and other emergency first responders. Not every school needs this high-level security; however, it’s only through a case by case risk assessment that facility managers can determine the security level a school might require. Technologies and products worth considering include secure vestibules, card access control systems, classroom door locks, security cameras, a video management system, emergency communications devices like intercoms and two-way radios, a mass notification system, fire alarms and intrusion alarms. LET’S TALK TECH
A secure vestibule is a necessity for all schools these days. This approach funnels all visitors through one entrance into a locked foyer until their identity can be verified via video intercom. The intercom enables staff to have two-way remote conversation with a visitor, visually assess the person and then unlock (or keep lock) the door from their computer or even mobile device. This allows them to slow or stop potentially dangerous persons or address more benign issues like students cutting classes. Card access control systems can enable a school to lockdown quickly. They also allow administrators to deactivate a card when a person stops attending the school or an employee is terminated. Additionally, data from these systems can help law enforcement investigate school crime. Classroom door locks should comply with all fire and accessibility codes, and be lockable from inside a room so staff can quickly lockdown an area and take shelter. Security cameras can be used to address risks inside and out by providing surveillance, assessment, forensics and risk mitigation. Having a visual
record of students, staff, faculty and visitors’ activities throughout the day provides another layer of deterrence for unwanted activities. A video management system can provide valuable situational awareness during emergencies. Having designated personnel that understand and are trained to use the camera feeds during an emergency is critical. At a minimum, these staff members should be equipped with radio systems to communicate what is happening in real-time with other responders. Having the best security plan is useless if the proper communication channels aren’t in place. The ability for staff to communicate effectively with administration throughout the day, whether via classroom or handheld radio, is essential. These devices should be employed not only during security and safety incidents but also for regular school operations so their use is normalized among staff. If possible, radios should be able to communicate
with local first responders during an emergency. Multiple layers of mass communication should be deployed and built to work collectively. This includes public address systems, text and e-mail alerts, reverse 9-1-1, strobes, digital signage and other methods. The public address system should be connected and work in concert with fire alarms so emergency messages are delivered effectively and audibly throughout the school. Fire alarms should sound when there is a fire and can be leveraged for mass notification. Intrusion alarms can monitor schools during off-hours, as well as areas prone to tampering or theft from computer labs. A CASE IN POINT
When schools face serious threats, it might make sense to establish a districtwide video management system for around-the-clock surveillance. One U.S. school district did just that, centralizing their surveillance system
RJC has been delivering engineering excellence, outstanding results and value to our clients for 70 years.
Studio Bell, Home of the National Music Centre
UBC (SUB) Student Union Building
RJC Engineers
Kravis Centre Living Room
rjc.ca
December 2019 CFM&D 17
We take care of your marketing outreach so you can focus on your association. Our award-winning marketing team has helped countless companies - for over 25 years successfully fulfill their marketing needs. Contact us today to learn how our 360 Marketing Suite can become your association’s full service marketing agency of choice.
From Boiler Room to Boardroom
so that administrators and local law enforcement could respond more quickly to emergencies. In this scenario, an enterprise class surveillance solution was designed and installed that network-enabled 64 existing analog cameras by attaching them to video encoders. The security integration firm responsible for the install then added more than 12 high-resolution network cameras and an IP-based access control system to the schools. The entire system for this district is centrally controlled by an intuitive video management system. Custom software allows mobile guard patrols and the police department to view the cameras as needed. With personnel monitoring from the main command centre, the school district is now more proactive in detecting and responding to incidents as they transpire. District security staff can dispatch mobile patrols to a school within minutes of an event, sometimes arriving before the local police. The district has since reduced the size of its after-hours foot patrols in school buildings, shortened investigations and minimized resources tied up in disciplinary hearings. Officials have also reported a 60 per cent reduction in vandalism throughout the district. Once in place, network cameras can do much more than simply monitor and record events. With powerful processors and video analytics, cameras become computers with a lens, providing insights and alerts to improve the operations of a school. Network cameras can boost energy efficiency by turning lights and heat on or off when people arrive or leave a physical space. Video analytics can detect loitering or tailgating (when someone piggybacks through a secured doorway without an access card) and automatically sends an alert to security staff who can investigate further. High-definition cameras can also be repurposed for education or business applications, spreading the budget to other school departments. Fanshawe College in London, Ont., did just that to improve the delivery of education. The school uses clinical simulations to create realistic training scenarios for its healthcare students. During simulations, students interact with actors or high-tech mannequins who portray patients with clinical issues. High-definition video cameras record these interactions so students can reflect and improve on their performance. The videos are easy to download or broadcast over the Internet for remote viewing by students or staff. Protecting everyone on school grounds is one of the most important facets of school facility managers’ jobs. When everyone is prepared and the right tools are in place, students are free to learn. | CFM&D
James Marcella is director of industry associations for Axis Communications. In this role, he oversees industry associations for North American operations, and is responsible for business development of the K-12 and higher
A professional association focused on advancing and promoting the FM community. Join IFMA Toronto Today at ifma-toronto.org
education market segment. James is also vice-chair of the ASIS physical security council and chair of the education committee for the Security Industry Association.
18 CFM&D | Part of the REMI network | www.REMInetwork.com
SECURITY BY JOHN KALIMERIS
MORE THAN JUST SCRAWL Graffiti diminishes feelings of safety, hurts property owners’ pockets.
may apply a graffiti-resistant coating to protect the building surface from wearing down and/or to make future cleaning easier. PREVENTING PROPERTY DAMAGE
G
raffiti is a fact of life for commercial building managers in major urban centres. This unauthorized ‘art’ is typically the first sign that undesirable people are loitering around a building after normal weekday operating hours and on weekends. If ignored, graffiti will only grow and tarnish a facility’s overall image. It gives the impression that a building isn’t cared for or respected, resulting in loss of tenants and/or customers and a potential devaluation of the property. TAKING AIM AT UNWANTED TAGS
Immediate removal of unsolicited scrawls is necessary to prevent further tagging. Often, if a ‘tagger’ is aware a property was previously graffitied, it will mark the building before defacing a clean one as the tagger knows their ‘art’ won’t be washed away. It is best to leave eradication to the professionals. Improper removal can embed graffiti or cause further damage to the property. For instance, power washing glass can
break and crack it, and cleaning brick too aggressively may chip and damage the building material, seriously harming the finish and allowing water to seep through. The first step in the removal process is for the abatement expert to assess the surface to be treated (brick, concrete, glass) and the product to be removed (ink, paint, stickers, posters). The abatement expert will then select the ideal product and process to eliminate the graffiti. Often, high heat, lowpressure water washing provides the best result for most building surfaces, with the least risk of wearing down the building material and compromising the property’s structural integrity. However, each surface is unique so treatment needs to be addressed on a case by case basis. Once the scrawls have been successfully removed, the contractor
While the most important step a facility manager can take to keep graffiti off their property is to remove it in a timely manner, there are several prevention measures that can reduce opportunities for tagging. These are based off CPTED (crime prevention through environmental design), a multidisciplinary approach to deterring criminal behaviour through proper design and effective use of the built environment. ‘Designing out crime’ includes (but is not limited to) clearing sightlines and creating natural surveillance through sufficient lighting, appropriate landscaping, and low-height walls or ‘see-through’ fencing. Good lighting is one of the most effective crime deterrents. A nearconstant level of exterior lighting should be maintained at night, if possible. At the very least, bright motion sensor security lights should be installed in secluded areas. Landscaping should predominantly include low-growing plants and be properly maintained. Tall shrubs and/ or overgrown vegetation are welcome hiding places for criminals. An exception to this is the planting of climbing vines or thick bushes along low-height walls, which can impede undesirables from passing through. | CFM&D
John Kalimeris is managing director of Graffiti Buffer. He has been in the graffiti removal business since 2001. John is also certified in CPTED, a proactive design philosophy that can help reduce the incidence of crime. He can be reached at 416-234-9222 or john@graffitibuffer.com.
December 2019 CFM&D 19
EVERYTHING FOR YOUR COMMERCIAL, INDUSTRIAL AND MAINTENANCE N Home Hardware Commercial Maintenance:
A PARTNER YOU CAN TRUST Our quality professional grade products range from janitorial and sanitation to maintenance and renovation materials, as well as commercial and institutional equipment, and all are available from a single item to a full truck or tanker load. We can procure almost any type of product you need. Your Commercial Maintenance Supply Dealer is backed by 3 state-of-the-art distribution centres totaling almost 3,000,000 square feet. With a fleet of over 400 trailers and the buying power of 1100 stores, the professional products that your business needs are always close by. Home Hardware stores are independently owned and each Home Dealer as a member of your community understands and appreciates the environmental, logistical and resource issues that you face every day. Our commitment is to save you time and money‌one supplier, one invoice, one call.
NOW IN STORES Pick up the new 256 page Commercial Buyers Guide. Available at your local Home Hardware, Home Hardware Building Centre or Home Building Centre location.
BUYERS GUIDE NINTH EDITION
NEEDS!
HOMEHARDWARE.CA/SUPPLYEXPERTS
8959-283 #9511 EN1/2/3 EN4 EN5 EN6
Your Maintenance Solutions Experts
HOMEHARDWARE.CA/SUPPLYEXPERTS
DESIGN BY JAMES FURLONG
PRESCRIPTION FOR SUCCESS dehumidification equipment, filtration systems, and electrical and control panels, making access for regular maintenance easier and also enabling the physical segregation of maintenance staff from facility production areas and staff. Ideally, this strategy also allows maintenance staff and outside contractors to access building systems without having to go through decontamination procedures. Other GMP strategies include remote lighting ballasts and concealed sprinkler heads, minimizing the need for in-room servicing and cleaning of these devices. With an emphasis on operator training and recordkeeping, formal commissioning processes are also lending themselves to GMP certification.
Engineering insights for cannabis production facilities to ensure continued industry growth in Canada.
A
s the regulated cannabis cultivation industry matures, experienced facility engineers are expanding their focus and expertise beyond regulatory compliance and optimal crop quality and yields to focus on other tangible benefits in order to enhance Canada’s emerging international reputation as a leader in cannabis cultivation. SETTING THE STANDARD
In addition to servicing Canadian domestic demand, many producers are actively seeking foreign markets for their products. Many of these, including a number of countries in the European Union, require production to be carried out at facilities that have achieved good manufacturing practice (GMP) certification. GMP is an international standard with a focus on ensuring product consistency and
quality, as well as consumer protection. GMP is common in the pharmaceutical and food and beverage industries. Most well-designed cannabis facilities already lend themselves to GMP by focusing on design for contamination mitigation and control. However, GMP also has a heavy emphasis on operators developing standard operating procedures pertaining to maintenance and cleanliness of surfaces and equipment, and these requirements may push cannabis facility design beyond the current state of the art. To help ensure compliance, architects and engineers are increasingly seeking equipment and equipment locations that are easy to access and maintain, such as placing HVAC systems that service growing and processing areas outside of designated clean zones where the product is cultivated or processed. As an example, a number of facilities are being developed with dedicated ‘dirty’ maintenance corridors and mezzanines to house
22 CFM&D | Part of the REMI network | www.REMInetwork.com
A NARROWED FOCUS
Another trend is the specialization of facilities and operations. First generation facilities would commonly feature all activities under one roof, from seed to sale, and engineers had to undertake a careful balancing act in trying to design specialized systems for the unique operational profile of each area in a combined facility. Today, many companies are starting to specialize and/ or construct facilities that only focus on one particular area. For instance, some organizations are exclusively targeting cannabidiol, or CBD, extraction and processing for food and beverage applications, while others focus on the cultivation and drying for recreational, medicinal, and the food and beverage markets. A number of operators are beginning to purchase clones from specialized nurseries rather than rear them in-house. Specialized drying and curing buildings — without indoor cultivation capabilities beyond small mother and clone rooms — are also being developed specifically to support the outdoor cultivation of cannabis.
CRISIS OF POWER
FINANCING HURDLES
It is no secret that even well-designed cannabis facilities that feature energyefficient lighting and dehumidification technologies can still be quite energy intensive, especially as it relates to electricity demand and consumption. As a result, electric utilities can be on the fence about these facilities — eager for major new sources of revenue but loathsome of the increased demands being placed on their infrastructure. Several recent projects in B.C., Alberta and Ontario have had significant challenges in procuring sufficient access to power to the point that it has become a major project constraint. Upon application for a utility connection, some owners are being told they will not have access to sufficient power for anywhere from one to three years, resulting in deferred or cancelled facilities, or the wholesale relocation of proposed buildings from purchased properties to new locations with more readily available sources of electricity. Even when owners undertake due diligence on land purchases and have been given assurances by local utilities that sufficient grid capacity exists, other cannabis facilities (or data centres) have sometimes been built nearby, absorbing excess capacity, and requiring costly and time-consuming upgrades to the system. These subsequent upgrades are typically passed along to the newest producer connecting to that portion of the grid. When there is a financial ability and the willingness to invest millions in upgrading the local grid to accommodate their operation, producers may not be willing or able to delay their project. Beyond being sensitive about power demands, engineering firms are increasingly called upon to design temporary or permanent on-site power generating systems to bridge this gap. Photovoltaics are commonly requested but without large power storage systems, they are insufficient for what are effectively off-grid operations with demand profiles that are just as intense at night as during the day. As such, on-site natural gas or propane generators, cogeneration and trigeneration systems are common design strategies being implemented to mitigate both grid limitations and utility upgrade costs.
The banking industry has taken note of the potential risks involved in backing new cannabis ventures and are scaling back their willingness to support aspiring, unlicensed growers. With Health Canada now granting licences to producers only upon substantial completion of their facilities, and with non-compliant facilities frequently making headlines for their runins with the federal regulatory body, it seems most banks are unwilling to carry the risk of financing highly specialized buildings that could become ‘white elephants’ if an unproven producer’s design and construction isn’t licensable. Licensed, experienced producers are not reporting similar issues attaining construction loans and financing for their expansion plans, while many first-time growers are now being left to the private
equity market, strategic partnerships or mergers and acquisitions to raise capital. Whether or not this financing impact was considered when the Health Canada licensing timeline was amended, it is placing many first-time producers at a disadvantage compared to existing, established players. As a result, most latecomers are now scaling back to smaller facilities or looking to construct shell space and fitting out only the minimum areas required to attain a licence. Meanwhile, established and licensed growers are able to construct larger expansions. Designers and builders should be cognizant of this shift in the risk profile of the market, as any design or construction-related licensing delay now has the potential to become highly contentious, if not litigious. | CFM&D
James Furlong is a managing partner for the MCW Group of Companies. MCW is a Canadian-owned, national engineering firm with 480 staff specializing in mechanical, electrical and power engineering, commissioning, sustainability and energy management for buildings. MCW has been involved in the design of dozens of Canadian cannabis facilities. James can be reached at jfurlong@mcw.com.
RJC has been delivering engineering excellence, outstanding results and value to our clients for 70 years.
Interior Heart and Surgical Centre| Kelowna
CASA Mental Health Centre | Edmonton
RJC Engineers
South Health Campus | Calgary
rjc.ca
December 2019 CFM&D 23
DESIGN BY SUSAN DREW
AGING IN A THRIVING PLACE
Colours, materials used in residential healthcare settings contribute to patient well-being, independence.
C
reating healthcare environments that promote the safety of patients and staff while facilitating treatment is a universally accepted priority of modern design. Every detail from a facility’s lighting to its colour palette can directly influence the quality and effectiveness of care. One area where cohesive design is becoming increasingly important is residential healthcare, which encompasses not only senior living but also rehabilitation, behavioural health, memory care and mental health. These communities,
although healthcare environments, are residential in nature, and the people who live there must feel safe and secure. The built environment can support this as long as there is an understanding of the underlying human need and appropriate finishes are selected that promote wellness, support independence, and foster safety and security. The human need in residential healthcare is influenced by a variety of factors but one of the most significant is North America’s rapidly growing 65-plus population. With aging comes a natural decline in eyesight, hearing and motor
24 CFM&D | Part of the REMI network | www.REMInetwork.com
skills, which impairs the ability to perceive surroundings. In addition to natural aging, there are a growing number of residents with cognitive impairment, chronic illness, behavioural issues and mental illness, not to mention medication, sleep deprivation and a host of other elements that can create disorientation. These factors result in an environment that is more difficult to understand and navigate, making everyday tasks stressful and frustrating. In response, healthcare design has shifted focus from traditional sterile-looking aesthetics toward creating calm, welcoming residential environments. One of the key objectives in residential healthcare is to promote wellness. This is more than having a healthy physical body. It also includes social, spiritual, emotional and intellectual well-being. There is an increasing trend toward the use of brighter, more saturated and optimistic colour palettes compared to traditional neutral options, as it is easier for the aging eye to perceive and appreciate the effects colour has on emotion. Colour, selected to enhance the purpose of an area, has been shown to alter psychology and physiology, enhancing the wellness of residents. For example, green may be used in a resident room to contribute to calmness and rest, while yellow may be employed in the kitchen and living areas to infuse energy and optimism. Biophilic design, the strategy of implementing nature into the environment, can also create a sense of serenity and well-being in these spaces. Evidence-based design studies support the concept of using realistic and natural art as a means of providing a positive distraction, which can have a therapeutic effect as well as reduce anxiety and agitation. Experience has shown that closeup imagery of natural pictures is better in these environments than scenic landscapes.
Understanding that residents engage all of their senses to sort through disorientation and navigate their environments, acoustical properties need to be considered in material selection. Materials with sound-reducing qualities that contribute to more peaceful spaces help create a built environment that fosters relaxation and connection. For example, when residents can sit in a quiet dining area and engage in conversation, it creates connection and combats the perception of being isolated. While colour palettes and acoustics are key components of residential healthcare design, other design elements can contribute not only to wellness but also to a resident’s ability to remain independent. The Facilities Guidelines Institute’s (FGI) Guidelines for Design and Construction of Residential Health, Care and Support Facilities touches on a number of these elements in selecting flooring and wall protection materials. To prevent visual misperception, FGI recommends non-glare finishes with small, low-contrast patterns. Try to avoid medium-size patterns approximately one-inch by sixinch, as these have been associated with an increased incident of falls. Visual perception is a complex process with one very important component being how edges and boundaries are perceived, so this needs to be considered when designing elements that contribute to orientation and wayfinding. Contrasting colours may create visual changes that help distinguish one space from another but the amount of light reflected from surfaces plays a major role in keeping residents safe and secure. The best way to measure contrast between surfaces is to understand the light reflectance value (LRV) of the material being used. Every material has a LRV marked on a scale of 1-100, with one absorbing light (black) and 100 reflecting it (white). To meet requirements set by FGI, different categories of adjacent flooring that are level and even call for similar LRVs (10-point variance or less) must be used to avoid the illusion of a nonexistent step. Conversely, FGI states there should be at least a 30-point variance in LRVs between adjacent surfaces like floors and walls. If the difference between floors and walls,
floors and furniture and steps is too subtle, it can result in potential injuries. However, when properly combined, sufficient colour contrast and LRVs allow residents to navigate their environment with confidence, supporting their independence. Residential healthcare design must not only take into consideration environments that promote wellness and independence but also foster safety and security. Many factors can influence a resident’s sense of security but the most prevalent in the built environment is preventing injury due to slips/falls, trips/ falls or self-harm. FGI recommends slip-resistant surfaces on ramps/entries, in bathing areas and in kitchens. The appropriate choice of flooring to prevent slips/falls depends on a number of factors, such as demographics (residents, care providers or support staff), surface contamination (water or grease) and pressures on the finishes (wheel chairs, heat and moisture). Transitions between different flooring materials as well as between floors and wall protection, if not done properly, can have a high potential for injury and accordingly require special attention. Although accessibility standards allow varying floor heights, this has been found to be potentially detrimental to these fragile populations, so FGI recommends
transitions between adjacent materials be level and even. Proper detailing is necessary to ensure residents can safely navigate without tripping on flooring or scraping their hands on walls and corner guards. In order to reduce the risk of injury due to fall incidents, user fatigue or musculoskeletal injury, FGI recommends reviewing softer materials with insulated backings that ‘give.’ This, of course, must be balanced with the need for durable materials that remain intact and functional in heavy weight-bearing, high-traffic and impact-susceptible areas. Examining the activities occurring in a space and the underlying human need is key to appropriate material recommendation and a safe and secure community design. Understanding the increasing fragility of people in residential healthcare and selecting the appropriate finishes to not only promote wellness and support independence but also foster safety and security is key to creating households, neighbourhoods and communities that encourage connection and inclusivity. Residential healthcare design, when done well, can provide homes to residents regardless of level of fragility or disability that are safe and secure and contribute to that sense of belonging that is central to health and well-being. | CFM&D
Susan Drew is the market segment manager, senior living and residential care, for Altro Americas. With more than 15 years’ experience in the flooring/walling industry and a marketing background, Susan brings a wealth of knowledge to the unique challenges of the residential healthcare/senior living care environment.
December 2019 CFM&D 25
DESIGN BY KATE RANCOURT AND HOLLY L. CLINE
PHOTOS: STUART SZERWO
DESIGNING FOR CONNECTION
More privacy, safety in the workplace leads to increased collaboration, creativity.
O
pen office environments are designed for collaboration in hopes of fostering connection and creativity. However, studies have shown the opposite may be true — open offices are driving disconnection and disengagement. This may seem counterintuitive but privacy, especially in this type of work environment, is paramount to creating a collaborative, connected and secure work environment. THE TRUTH ABOUT OPEN OFFICES
The open office isn’t a new phenomenon. Robert Probst first imagined this type of environment in the 1960s, through the introduction of the Ac-
tion Office that evolved into the cubicle furniture system. His idea was to provide autonomy within the open office plan with partial walls and individual sectioned spaces. However, this solution led to overcrowding in office buildings and cubicle rat mazes. The latest trend in open office design removes cubicle walls and has been sold as the ultimate way to promote collaboration. In reality, however, navigating the complexity of adapting technologies, human needs and furniture systems has been perplexing to designers tasked with creating open office environments, as well as the stakeholders involved. More troubling is the effect these spaces have on employee social connection.
26 CFM&D | Part of the REMI network | www.REMInetwork.com
In 2018, Harvard University researchers Ethan Bernstein and Stephen Turban studied two Fortune 500 companies planning to make a switch to open plan offices. They compared how 150 employees interacted with each other before and after the new office design. The participants wore a sensor that recorded movement, location, posture, text messages, e-mails and every conversation with colleagues. The study found that face-to-face interaction decreased by more than 70 per cent to approximately one and a half hours in the open office environment. In the closed office plan, participants were interacting with each other more than five hours a day. As well, e-mail communication increased by a minimum of 22 per cent with the open plan. The biggest revelation was that colleagues within an open office collaborated four hours less per day. This study helped to highlight and suggest that open plan offices could be destroying in-person, face-to-face interactions among co-workers. But why would a space designed for collaboration and interaction create the opposite? The research suggests that people do not feel comfortable or safe conversing in the open for fear of being overheard. Then there’s the decrease in productivity from disruption when noise and conversations are happening in the background. WITHOUT SAFETY, WORK WILL SUFFER
American psychologist Abraham Maslow’s hierarchy of needs explains motivational human needs as shown in a tiered pyramid. The needs at the base of the pyramid (physiological safety, love and belonging) must
be satisfied before people can reach higher levels of motivation and self-actualization. Workers who do not feel a sense of privacy and confidentiality and hence safety, will never be able to reach their fullest potential. So, if not designing for safety in the workplace, creativity, collaboration and connection will never happen. Knowing this, how might designers solve for a deficiency of private, safe, confidential spaces in open office environments? The solution must involve the stakeholders of the space and their input. Interviews and surveys are essential to understanding needs and how people work. Deliberate observations of the specific work environment will also help tailor solutions to each organization’s specific requirements and unique processes. THE PRACTICE OF PRIVACY
To create a workplace that embraces privacy, designers should consider four different strategic approaches: acoustical, visual, physical and emotional privacy. These should all appear and be supported in every area of an organization. In the same manner, collaboration-first areas should be designed for specifically that intent instead of existing as a byproduct of an open office. Workstations where employees spend the bulk of their day should not be designed as a place solely for collaboration as this leads to decreased productivity at the main space in which employees need to do their most productive work. When considering design elements for an open plan, variety is the key to success. Conference rooms, private areas for confidential meetings and conversations, corners in office buildings and other areas should consider user choice and user control to allow for the amount and type of privacy needed. Employees must have autonomy to adjust the space in order to complete work at their highest level and the space must be able to accommodate. Mobile, flexible screens for visual privacy adjacent to workstations for team huddles with acous-
�
Variety is key to the success of an open plan office. This type of environment should include private areas for confidential meetings and conversations, workstations for employees to complete tasks and spaces for collaboration, among other areas.
tic barriers, enclosed creative spaces for collaboration to avoid distracting others, and rooms for total privacy for confidential work and meetings are a few ideas that can help teams better understand how they work best. CONNECTION DOESN’T JUST HAPPEN
Organizations cannot allow collaboration to occur by default in an open workplace. Intentional human-centred design must be the catalyst to
help businesses redefine the employee experience. Users require varying types and levels of privacy dependent upon the task, so autonomy, choice and control is of the upmost importance to encourage employees’ best work. Meeting the basic needs of safety, privacy and confidentiality is essential because employee productivity, retention, performance and human connection depends upon it. | CFM&D
Kate Rancourt is creative director at One Workplace where she has researched and developed advanced learning and workspace environments for leading organizations since 2016. She is an interior designer by trade with 10 years’ experience. Holly L. Cline, PhD, is chair of the design department and master of fine arts in design thinking program at Radford University. She is certified by the National Council for Interior Designers, a LEED (Leadership in Energy and Environmental Design) accredited professional and has taught for more than 21 years.
December 2019 CFM&D 27
FOCUS ON SEATING AND WORKSTATIONS
FUNCTIONAL FLEXIBILITY Office product manufacturers offer increasingly versatile furnishings to help employees work better, live healthier
Sitzbock by Wilkhahn provides a solution for businesses that face challenges in finding creative ways to nurture team spirit and encourage staff to stop, interact, brainstorm and collaborate. Grouped in small herds, the pommel horse seat conjures up an atmosphere that’s just as playful as it is ergonomic. And just like a real horse, people can sit astride, ride ‘side saddle’ or simply use it to lean on. Each is lightweight and easy to place in groups for spontaneous meet-ups, or stack cross-wise when more space is needed.
Spanish for basket, Cesto is a collection of seating and occasional tables designed by Studio TK to address the collaborative and social behaviours typical of today’s work environment. The lightweight, easily mobile poufs enable people within the office to move pieces around the space for planned or impromptu meetings. Stools allow quick touchdown at traditional 29-inch-high tables. Poufs and benches, with or without backs, are for more social spaces and allow for work at 26-inch-high tables.
28 CFM&D | Part of the REMI network | www.REMInetwork.com
Rise by Allsteel is a modular seating collection that features a range of different solutions, including a chaise, 120-degree corner seat, arm perch, soft wall, ottoman and a half-width ottoman to create customized configurations that accommodate both relaxed and traditional seated postures. These arrangements support collaborative teams as well as individuals getting away from the traditional workstation home base. The collection can be configured for one, two or three-tiered seating.
Teknion Bene Box deconstructs the concept of what furniture is and ought to be. The multi-functional modular furnishing system combines desks, tables, stools, shelves and storage space to create flexible options for any room or an entire floor plan. Boxes easily assemble, disassemble and can be modified by hand in just a few quick steps to create whatever settings are required. Their adaptability make them perfect for startups and coworking spaces where tomorrow is always the unknown.
To imagine a new workstation, Watson studied enclosure and openness, and the way they influence personal well-being. The result is a system that departs from the restrictions of traditional linear planning, freeing space, improving sightlines and helping people to flow more organically. C9 lets designers and planners create unique layouts tailored to the specific needs of a given individual, team or facility. These workspace pods can be mirrored, daisychained, flipped, rotated and repeated to create office environments that feel familiar, yet distinctly different.
Halcon’s Halo Office brings beauty to the workplace. Modern storage components, integrated cable management and cantilevered surfaces create functional, visually stunning workstation solutions. Desks are encircled by patent-pending impact-resistance technology. Any chair that strikes the work surface edge is defended from damage. The desk is equally protected with adjustable height controls.
SkyRockIt includes electronic adjustment technology to provide a flexible sit-stand workstation that enhances productivity and comfort. Activated with just a click of a button that is intelligently hidden from the eye and requires no additional legs or accessories, the cantilevered pneumatic lift is a revelation for those looking to add height adjustability to Inscape’s RockIt bench design. This new feature is also available to retroactively add to fixed RockIt bench installations with the existing frame.
Interstuhl has reinvented the ‘office chair’ with Pureis3. Developed entirely with active people in mind, the swivel chair adjusts intuitively to the user, their body and movements in all directions without requiring them to make time-consuming adjustments. This 360-degree manoeuvrability is down to a new and unique material specially composed of polyamide and glass fibre. The chair also ensures the user stays comfortable and sufficiently supported at all times.
December 2019 CFM&D 29
[ last word ] BY JOHN ANDERSON
A NEW WAY OF WORK Real estate costs, workplace flexibility and employee experience impacting office design.
M
ajor workplace trends are creating the impetus for more sustainable, adaptable and productive places of employment. The push to reduce real estate costs and carbon footprints; the increase in telecommuting, hotelling and mobility; and the focus on establishing an employee experience that can rival that of the consumer world have led to a whole new way of looking at the workplace. SIMPLE WAYS TO CUT COSTS
In most cities, real estate, construction and maintenance costs are at a premium. This has made it critical for facility managers to understand how their space is being used and find ways to optimize it. Forwardthinking facility managers are applying analytics to space and asset usage to gain insight. Armed with this information, they can rethink and redesign space to meet the changing needs of office workers. Optimizing space is not just a good business decision, it’s the green thing to do. Buildings are responsible for approximately 39 per cent of carbon dioxide emissions, so using space more efficiently can help support sustainability goals. Data collected from IoT building sensors can be used to project lighting, heating and energy usage. Based on business projections, hiring needs and space utilization data, predictive analytics can also anticipate changing space and real estate requirements, helping facility managers make better, faster decisions. In addition to measuring utilization, facility managers are using smart space
usage tools to reduce wasted space and energy, such as eliminating ‘no-shows:’ room and desk bookings that people fail to claim. Collaboration and productivity suffer when spaces that appear fully booked cannot be used by those who need them. Then there is the hidden cost of carrying space that is not fully utilized. NEW RULES OF TALENT MANAGEMENT
The increase in telecommuting, hotelling or hot desking and a mobile workforce has prompted companies to seek out more flexible options when leasing commercial workspace. According to a study by International Workplace Group, 62 per cent of businesses worldwide have a flexible workspace policy and 80 per cent of people, when faced with two similar employment offers, would turn down the one that didn’t offer flexible working. As the war of attracting talent rages, organizations are striving to embrace working practices that offer greater choice in when, where and how work gets done. New technology can facilitate this flexibility. For example, using resource scheduling technology is an easy, intuitive way for staff to request — and facility managers to manage and analyze — space, resources and assets regardless of location and from any device. This expedites collaboration, increases productivity and avoids wasted time tracking down resources or getting to a meeting room only to find that another group has already booked it.
ENHANCING THE EXPERIENCE
The workplace of the future is where workers choose to be when it suits them. Facility managers must help provide a stimulating and fit-forpurpose experience in the office that workers can’t get elsewhere. Studies suggest activity-based working is becoming a dominant model for workplace design. Employees are not tied to a specific spot but have a range of spaces for individual, quiet work, ad hoc and formal meetings, phone calls and creative work. This provides them with greater freedom, making them more active stakeholders in the workplace. As well, a study by Swedish office design solutions firm Kinnarps found that nearly 70 per cent of employees enjoy working in an activity-based working environment as it gives them greater energy, helps them achieve better results and is more stimulating. A BIGGER ROLE FOR MANAGERS
Evidence is mounting that talented workers expect greater autonomy and a more engaging workplace experience than ever before. Facility managers have a fundamental role to play in creating these conditions, from which peak performance emerges. This is made possible by adopting new processes and tools, including predictive analytics driven by machine learning, smart space utilization platforms and consumergrade mobile functionality. | CFM&D
John Anderson is CEO of Smartway2, which provides next generation workplace scheduling solutions for institutions and enterprises. He can be reached at janderson@smartway2.com.
30 CFM&D | Part of the REMI network | www.REMInetwork.com
SHOW ’20
IMPACT OF TECHNOLOGY ON BUILDING MANAGEMENT AND OPERATIONS
June 10 & 11, 2020 Canada’s premier Real Estate Management Industry network (REMInetwork.com) presents 2nd annual forum and trade event for Building Owners, Facility & Property Managers. www.REMISHOW.com Supporting Partners
Supporting Associations (2019)
Media Partners:
SAVE THE DATE
ASPHALT PAVING CONCRETE PAVING LANDSCAPE CONSTRUCTION BUILDING RESTORATION WINTER SNOW SERVICES INTERLOCKING STONE SITE SERVICING
diversified construction 24 hour emergency service 416.524.3000 Email: estimating@forestgroup.ca
forestgroup.ca