GTA January 2016

P A R T O F T H E P A R T O F T H E

PART OF THE PART OF THE

FOR BUILDING OWNERS, ASSET AND PROPERT Y MANAGERS

VOL. 22 NO. 8 • JANUARY 2016

Growth of suburbs continues to plague downtown Brampton

URBAN SPRAWL FALLOUT

FINE ART ON THE CHEAP

TROUBLESHOOTING NOISE COMPLAINTS

DRONES: HOVERING OVER OPPORTUNITIES

INDUSTRIAL - COMMERCIAL ROOFING REPAIR, REPLACEMENT & RESTORATION

• Roof Inspections• Roof Maintenance and Repair

• Roof Replacements Emergency Services• Snow & Ice Removal

Tel: 416-798-0977Toll Free: 1-866-454-4170

www.deltaroofing.ca

50 Years Of Passion &

Knowledge

DeltaRoofing_GTA_January_2015.indd 1 15-01-19 2:48 PM

IN THIS ISSUE

COVER STORY6 THE LOST CITY

Designers provide vision for future of downtown Brampton in ULI competition

8 10A POWERFUL TOOL FLYING HIGHData analytics improve building operational efficiency Drones take property management to new heights

12 LISTEN UPNot all noise nuisances require a remedy 14 ART OF RENTING

Try before buy concept makes cents

CONTENTS

83 www.REMInetwork.com

TABLE OF CONTENTS

OLD PROBLEMS, NEW HOPE

Less than a month into the new year and the City of Brampton is already making headlines. After a tumultuous 2014, which marked the end of Susan Fennell’s 14-year tenure as mayor, and a rocky 2015 filled with reviews, reports and investigations into the scandal-plagued city, there was hope that 2016 would be “relatively” calm. However, bad news at city hall continues to plague the municipality. Recent trouble began on Christmas Day when at least two floors of the city’s latest development — Brampton’s controversial new city hall building — were flooded. On the day it reopened, the $205-million structure made news again, this time for an overhang that’s been struck by vehicles twice since the building officially opened in summer 2015.

Another issue that’s been in and out of the news now for upwards of two decades is the state of Brampton’s city centre. Of late, talk has revolved around revitalization — massive suburban-style growth in the city’s formative years deprived Brampton of a “true” downtown. The Urban Land Institute (ULI) Toronto chapter got designers and members of the development community talking again about the future of the city’s historic centre when it launched its second annual Urban Ideas competition last year. Held in partnership with the City of Brampton, the 2015 competition focused on ideas for rejuvenating and reinvigorating the downtown core. The Lost City looks at the submission that came out on top and the team behind it.

From here, we move on to our industry focuses this issue: Technology and Building Interiors. In our Technology section, we delve into data analytics and how they can help improve building operational efficiency (pg. 8), and the rise of drones in real estate (pg. 10). Turning to our Building Interiors section, we look at one of the biggest issues for building managers — noise complaints. In Listen Up, we explore whether all noise nuisances need to be remedied, including determining factors. Then we look at art rental programs (pg. 14), which offer many of the benefits of owning artwork at a fraction of the price.

The new year brings some new industry focuses to Canadian Property Management: GTA & Beyond. Next up (in the March issue): Operations & Maintenance and Building Envelope/Roofing. I’m always interested in obtaining feedback and article proposals. If you’d like to submit a topic for consideration, please e-mail me.

CLARE [email protected]

GROUP PUBLISHER MELISSA VALENTINI [email protected] | x248

PUBLISHER STEPHANIE PHILBIN [email protected] | x262

EDITOR CLARE TATTERSALL [email protected]

CONTRIBUTING WRITERS RYAN MULLET JOHN PETZE JOSHUA POLA JESSICA TINIANOV KRISTIE ULRICH

ADVERTISING SALES SEAN FOLEY [email protected] | x225

MITCHELL SALTZMAN [email protected] | x222

RORY MCENTEE [email protected] | x232

PRODUCTION MANAGER RACHEL SELBIE [email protected]

PROJECT COORDINATOR PAULA MIYAKE [email protected] | x263

SENIOR DESIGNER ANNETTE CARLUCCI WONG [email protected]

DESIGNER JENNIFER CARTER [email protected]

DIGITAL MEDIA DIRECTOR STEVEN CHESTER [email protected] | x224

CIRCULATION MARIA SIASSINA [email protected] | x234

PRESIDENT KEVIN BROWN [email protected]

ACCOUNTING MANAGER SAMHAR RAZZAK [email protected]

GTA & Beyond is produced as a supplement to Canadian Property Management magazine,

published 8 times a year by:

5255 Yonge St., Suite 1000Toronto, ON M2N 6P4

Tel: (416) 512-8186 • Fax: (416) 512-8344E-mail: [email protected]

4 GTA & BEYOND ■ JANUARY 2016

EDITOR’S NOTE

THIS MONTH’S ONLINE EXCLUSIVES

When it comes to assigning liability, property owners/managers are advised to foresee that their grandfather is probably going to cause trouble. Mere compliance with code requirements from the era in which a building was constructed will do little to convince the courts that holders of the “duty of care” have been diligent in fulfi lling their obligations.

Foreseeable safety hazards spell liability

The instances of condo residents improperly using “medical reasons” to escape the enforcement of pet restrictions found in condo declarations or rules is on the rise.

When it’s okay to play pet detective in condos

St. Catharines has cast the FirstOntario Performing Arts Centre to play a starring role in the revitalization of the city’s downtown. The Diamond Schmitt Architects-designed facility, which features four state-of-the-art venues and spans 95,000 square feet, offi cially opened last fall.

Arts facilities play starring role in revitalization

www.REMInetwork.com

ALL THE BUZZ

How the Race to Reduce program in Toronto boosted landlord-tenant connections in offi ce buildings.

Toronto-based company diverts corporate waste from landfi ll to benefi t non-profi ts.

FROM THE GREEN BIN

Welcoming Canada’s newest tenants? FRPO’s Mike Chopowick provides tips for reviewing rental applications the right way.

EXPERT ADVICE

CONNECT WITH US ON:

GTA_OnlineExclusives_January_2016.indd 1 2016-01-18 9:57 AM

THE LOST CITYDesigners provide vision for future of downtown Brampton in ULI competition

Brampton has come a long way since it became a city more than 40 years ago. What was once a small town is

now one of the fastest growing regions in the Greater Toronto and Hamilton Area (GTHA). The city boasts a population of more than half a million — making it the ninth largest municipality in Canada — and a robust, diversified economy.

At the time the Ontario government de-cided to update Peel County’s structure, which led to the city’s creation in 1974, many Bramptonians were concerned about urban sprawl and its consequences. Since then, those fears have been founded. The development of large subdivisions during the ‘80s and ‘90s transformed Brampton into an expansive commuter suburb, with little connection to a downtown core that lacks the bustling pedestrian traffic and vibrant commercial scene of one of its neighbours, Toronto.

While Brampton has been working to in-vigorate its city centre for decades, there has been little change. This drew the eye of the Urban Land Institute (ULI) Toron-to chapter and became the focus of its second annual Urban Ideas competition. Run in partnership with the City of Bramp-ton, the competition called for visionary ideas or design proposals to reenergize and rejuvenate the municipality’s down-town core.

On Nov. 24, the finalists gathered for the awards ceremony at Alderlea, where the judges deemed Plural Architecture and Design’s vision as the overall best submission from 20 entries.

“Winning this award is a great honour for the team and firm … that is just about to venture into Toronto,” says Mahesh Iyer, partner and principal architect at the Dubai-based practice. “(It) certainly brings a lot of encouragement and recognition.”

BY CLARE TATTERSALL

Founded in 2009, the integrated de-sign firm is in the process of establish-ing an office in Canada’s most populous city. Iyer recently relocated to Toronto, where he teamed up with local urban planners Ilja Green and Rahul Nargas for the competition. Along with Parvathi Nampoothiri, an urban planner in the United Arab Emirates, the fivesome took home top honours and a share of the $6,000 prize.

The 2015 competition challenged en-trants to provide bold ideas and practical solutions for Brampton’s historic core, centering on Main Street between Wel-lington Street and Theatre Lane. Topics relevant to the area’s further development are accessibility, public transit and infra-structure, walkability, sustainability and intensification, among others.

“The urban pattern lacks certain identity that defines neighbourhoods and binds

THE HUB GATEWAY4 CORNERS ARTSCAPE THE EMERALDUNIVERSITY QUAD


FEATURE

a.p.i. Alarm’s Comprehensive Security Management Solution

• Fire Alarm System Installation & Monitoring• Burglary Alarm System Installation & Monitoring• Camera/Video Installation & Monitoring• Access Control Hosting & Management• Guard Service Management

FOR MORE INFORMATION CALL:1.800.897.1039www.apialarm.com

apiAlarm_GTA_May_2015.indd 1 15-06-19 11:35 AM

the city together,” explains Iyer. “The cru-cial aspect of place-making, which ties the social, cultural and economic threads together, is what we aim to bring back to the city of Brampton.”

Plural’s multi-faceted plan includes six key components: The Hub, 4 Corners, Artscape, Gateway, the Emerald and University Quad.

A NEW FOCUSThe Hub is the community anchor for downtown. It is a multi-functional, mixed-use building that provides space and activities for a range of users. The dou-ble-height base has an all-year farmers’ market and “pop-up” restaurant space at the mezzanine level. Levels three and four house community facilities and co-work-ing spaces. Resting above this is 14-storey market rate condominium building.

“The development will activate the public realm, provide spaces for learning, innovation and entrepreneurship, and offer more than 100 residential units in the downtown core,” says Iyer.

ICONIC INTERSECTION4 Corners is the intersection of Main and Queen streets, the most prominent and iconic street corner in downtown Brampton.

“To define such an urban corner, you need activity, intensity of use and a sup-porting urban form,” says Iyer.

Existing Garden Square and Rose The-atre provide an interesting view corri-dor and circulation axis. Three proposed buildings increase the diversity of use by bringing new residential, institutional, of-fice and retail space to the area.

ONE FOR THE BOOKSArtscape envisions an expanded library site to provide learning areas for new technology, and workspaces for innova-tors, artists, writers and entrepreneurs. It includes the existing armory and regimen-tal museum as well as galleries, seminar rooms, offices and a cafe.

POINT OF ENTRYThe Gateway defines the urban form through transit station area intensifica-tion. The proposed built form address-es Church Street and defines it as an ur-ban boulevard. Point towers rest above a five-story podium. The intensification further provides diversity to the housing stock of downtown and will be a mix of condominium and rental housing.

CROWNING JEWELThe Emerald is an open space system that binds the downtown together.

“A network of open spaces comprised of streets, plazas, parks and an enhanced creek seamlessly connect natural systems with the city’s urban fabric,” says Iyer.

Flood mitigation measures along the creek allow for future development in the downtown area while improving the city’s links to the water’s edge.

THE CAMPUSThe University Quad is an important anchor along the proposed Etobicoke Creek Com-mons, connecting downtown to the creek and thus turning the city towards the water.

“The university is intrinsically tied to the downtown fabric, both deriving their iden-tity from each other,” explains Iyer.

The quad also has an environmental in-terpretive centre that provides education-al opportunities and facilitates events. ■


FEATURE

A POWERFUL TOOLData analytics improve building operational efficiency

A new era has dawned in which data is a tangible resource.

The past decade has seen dramatic advances in automation systems and smart devices. It is now possible to obtain data from the wide range of control and equip-ment systems found in today’s buildings.

Access to this data is only the first step, though. In order to derive benefit, data must be efficiently analyzed to find issues of importance to a facility.

If facility staff had the time, resources, expertise and tools to study every piece of data produced by their building systems, they would find numerous opportunities to improve performance. However, manually analyzing all the operational data is simply not viable. This is where analytics software comes in. Its rapid advancement has pro-vided a powerful tool that can produce dramatic results for building owners/man-agers. The operational data from control and equipment systems can be used to im-prove building operations, reduce energy costs and enhance overall efficiency. PATTERNS OF EVIDENCEThe concept behind analytics is simple: Detect patterns in data that represent things that matter. Analytics software looks at the data from meters, building management and control systems, sensors and other building equipment, and applies rules and algorithms to identify patterns that represent issues, faults, deviations and trends — all of which present opportunities for savings and improved performance.

Issues detected by analytics may include: overridden occupancy schedules (energy consumption patterns show continuous operation even when the building is un-occupied); building equipment starting too

BY JOHN PETZE

early or running too late; broken sensors that cause energy waste; improper tem-perature reset strategies or missing tem-perature dead bands, resulting in energy waste, equipment cycling and comfort issues; economizers that stay open when they should be closed (or vice versa), re-sulting in energy waste; degradation of heating and cooling performance; simul-taneous heating and cooling due to defect-ive valves, dampers, sensors or improper control sequences; and energy consump-tion anomalies and demand peaks, which could be avoided with changes to operat-ing procedures or control sequences.

Analytics software automatically identi-fies these types of issues, among others. By detecting them in a timely and con-sistent manner, analytics enables building

staff to take action, reduce costs, set prior-ities and better justify expenditures.

BIG BROTHERAnalytics acts as an ever-present expert that provides true visibility of how build-ing systems are operating. The software goes beyond simply identifying issues to automatically generating informative dis-plays and reports that clearly show build-ing owners/managers the problems, costs, correlations and, in many cases, the cause of the issues as well as recommended actions to address them. The ability of analytics software to automatically gen-erate these views without requiring pro-gramming of customized graphical dis-plays is an important advance that makes it cost-effective.


TECHNOLOGY

SOUND THE ALARMOften when building owners/managers are first introduced to analytics they make comparisons with alarms. After all, an alarm programmed in a building automation system indicates something is wrong. At a very basic level there is a similarity but there are fundamental differences between alarms and more advanced analytics tools.

Alarms require that building owners/managers fully understand what they’re looking for ahead of time. They then must be programmed in advance. While there are many issues that fit that approach, like a temperature rising above a set limit, there are many interrelationships between equip-ment systems that may not be known at the time the control system was programmed.

Analytics enable building owners/man-agers to find issues they weren’t aware of — patterns they didn’t expect or couldn’t have imagined when the building was built or control systems were initially pro-grammed. And they can be applied with-out the cost associated with going back into control systems to reprogram alarms.

Alarms don’t typically enable the implementation of sophisticated logic that interrelates multiple sources of data. A typical alarm might evaluate a single item against a limit at a specific point in time. While an alarm might indicate a building is above a specific kilowatt limit right now, for example, analytics tell building owners/managers how many times in the last six months the property exceeded the electrical demand target as well as: the length of every period and when each occurred; how much the property exceeded the limit by; the pieces of equipment that were operating when the demand exceeded the limit; how those events were related to the weather or building usage patterns; and what those events cost. That is actionable information.

THE NEW MONEYVirtually all buildings, old and new, have operational issues. The challenge is to find and understand them in order to eliminate waste, reduce cost and improve occupant comfort. The wealth of data produced by modern automation systems, equipment systems, meters and other devices, com-bined with the power of analytics software, can help building owners/managers identify opportunities to enhance operational per-formance. This is also a critical tool in validat-ing investments in energy-saving measures.

____________________________________________________________________________________

JOHN PETZE IS A PARTNER AT SKYFOUNDRY, THE DEVELOPER OF SKYSPARK, WHICH IS AN ANALYTICS PLATFORM FOR BUILDING, ENERGY AND EQUIPMENT DATA. HE HAS MORE THAN 30 YEARS EXPERIENCE IN BUILDING AUTOMATION, ENERGY MANAGEMENT AND MACHINE-TO-MACHINE, HAVING SERVED IN SENIOR LEVEL POSITIONS FOR MANUFACTURERS OF BOTH HARDWARE AND SOFTWARE PRODUCTS.

Today, analytics have been proven in thousands of facilities, and software is available from a range of suppliers and service providers. There are many ways to get started and deploy analytics as

well as a variety of different options for service and support. Using data to im-prove building operation is proven and it is not going away. Data really is “the new money.” ■


TECHNOLOGY

FLYING HIGHDrones take property management to new heights

BY JOSHUA POLA & RYAN MULLET

It’s hard not to turn on the television, read a newspaper or surf the net these days without coming across a story about

drones. They are seemingly everywhere, used for recreation, as military machines, to make food drops in disaster relief operations, in real estate to capture a bird’s eye view of a listing, and by filmmakers looking to capture more innovative shots with less limitation and at a fraction of the price of chartering a helicopter.

As the use of drones has taken off, a number of other industries have begun testing the technology. Retail giants Ama-zon and Walmart are currently investigating using drones for home delivery, while the property management marketplace has begun to adopt them to improve building efficiency and enhance staff safety.

EYE IN THE SKYDrones can be used to pinpoint heat loss during energy audits, minimize the risk of accident and injury during property inspections, and evaluate and monitor remote or environmentally sensitive sites.

Equipped with an infrared camera, drones can conduct timely and cost-ef-fective thermographic (heat) inspections of a building from the air compared to con-ventional methods. Their unique capabil-

ities and flexibility allow them to check for hot and cool spots in and on buildings, which may be difficult, dangerous or even impossible for staff to access.

Take a rooftop inspection of an HVAC unit, for example. It generally requires workers to climb ladders or mount scaffold-ing to reach the roof. Though fall protection systems must be worn, accidents can still happen. Drones keep workers’ feet firmly on the ground, preventing injuries from oc-curring. They also provide a vantage point not easily obtained by rooftop workers.

Drones can also be flown over retention ponds or watershed and wetland areas. These areas can be difficult to enter on foot, which may be detrimental to wildlife or fauna.

While the use of drones presents great opportunity, they also come with risk. As the number of unmanned air vehicles (UAVs) entering the skies increases, ac-cidents and the potential for lawsuits are bound to as well. In the property manage-ment industry, companies must weigh the benefits against the potential pitfalls.

REGULATING THE RISE OF UAVsTransport Canada regulates the use of UAVs. Canadian regulations require operators of non-recreational drones to

obtain a Special Flight Operations Cer-tificate (SFOC). An operator must be at least 18 years old, have $100,000 liabil-ity insurance, at a minimum, and follow strict safety conditions. These include (but are not limited to) operating the drone within visual line of sight; at or below 300 feet above ground level, and at least nine kilometres from an airport, heliport, aerodrome or built-up area; and in clear weather during daylight hours. If the drone weighs between two and 25 kilograms, the operator must also com-plete a pilot ground school program. Failure to follow the rules may result in a fine of up to $25,000.

Last year, Transport Canada unveiled a new set of proposed regulations to ensure the safe and reliable operation of UAVs in Canadian airspace. To be introduced before year’s end, these new rules will apply to drones weighing 25 kilograms or less that are flown within sight of an operator. ■________________________________________

JOSHUA POLA IS COO AND RYAN MULLET IS THE LEAD UAS (UNMANNED AERIAL SYSTEM) OPERATOR AT SPRINGWISE, A NORTH AMERI-CAN FACILITIES MAINTENANCE, REPAIR AND CONSTRUCTION COMPANY THAT SERVICES RETAIL FACILITIES AND MULTI-SITE OPERA-TIONS IN CANADA AND THE U.S.


TECHNOLOGY

Commercial, Industrial, Residential

• Parking Lot Reconstruction• Concrete Curbs & Sidewalks• Excavation & Grading• Catch Basin• Crack Filling• Pot Hole & Asphalt Repairs

Servicing Toronto, GTA and surrounding area

416 888 7556www.oscinc.ca

Asphalt Paving and Concrete Work, On Time & On Budget

OnsiteContracting_GTA_March_2015.indd 1 15-03-30 3:50 PM

Commercial water losses is our specialty. We dry the structure in place using a combination of assessment of building structures,

hazardous material surveys and latest in drying technology.

Dryit.ca has customized software that can off er our clients an emergency response system at no cost and cloud based

reporting software so our clients can update themselves on a project’s status anytime 24/7 at their convenience.

www.dryit.ca 905-738-1759 1-877-473-3657

24 hours a day 365 days a year.Water • Fire • Trauma • Abatement

Dryit.ca is a proud member

of the Commercial Loss Experts.

HIGH HEAT CARPET CLEANING IN THE BIG TRUCK• you wouldn't clean greasy dishes without hot water why clean

your carpets with cool water?

• huge truck powered unit runs up to three hoses with high heat

• less chemical means carpet stays cleaner longer

• carpet almost dry when job completed

www.freshandclean.ca Toll Free: 1-877-GREEN57

Fresh and Clean should be Fresh and Green GREEN

FreshClean_DryIt_Condo_November_2015.indd 1 2015-11-11 12:44 PM11 www.REMInetwork.com

LISTEN UPNot all noise nuisances require a remedy

Noise complaints are a prevalent and challenging problem for building owners/managers. While the most

common are related to a loud residential or commercial neighbour, the source of annoying sounds may be environment-al (air, rail or road traffic), generated by building-related equipment (HVAC, plumbing or electrical systems) as well as occupant-induced or controlled (speech, physical activity, entertainment systems). PUMP UP THE VOLUMETwo factors affect the sound (or annoyance) level of noise: the sound power produced at the noise source; and the distance and path the noise takes to the point of complaint. Sound and vibration energy can travel long distances, in all directions, and through air, water, wood, concrete and metal. Airborne sound, travelling as air pressure waves, can enter a living space or workplace through small hidden gaps and openings found around piping, ductwork and electrical junctures. Structure-borne sound, on the other hand, can travel through solid building materials, such as ceilings, floors and walls. This can be problematic (and particularly disruptive) when a commercial business, such as a fitness or childcare centre, restaurant or bar, is situated above or beside a typically quiet space like a residential bedroom, spa or corporate boardroom.

A HEALTHY DOSE OF SOUNDComplaints about noise do not necessarily mean there is a building deficiency. Some audible noise from building systems or adjacent units is normal for a typical multi-unit residential or commercial property,

and does not warrant the implementation of noise control measures. So before embarking on a potentially complicated (and expensive) investigation into the noise nuisance, it may be worthwhile to consult an acoustical engineer who can determine whether the noise is unreasonable for the building type and if it is due to excessive sound transmission.

In multi-residential buildings, airborne sound transmission limits are set by the building code. The limits are expressed as sound transmission class (STC) ratings. The higher the rating, the better the sound isolation. The Ontario Building Code, for example, requires a STC rating of 50 as a minimum acceptable value for wall con-struction and STC 55 in specific areas.

Frequently, an acoustical assessment will find that the walls or floor assemblies meet building code standards. These re-quirements are sometimes lower than oc-cupants’ expectations of quiet enjoyment of their property, resulting in disbelief that they do not support their contention and frustration. Code compliant wall and floor assemblies often provide sound insulation that is good for high frequencies, reason-able for mid-frequencies and generally fair to poor for lower frequencies. This means voices, which are higher frequency, are typically not heard or unintelligible while the deep, low frequency rumbles of an entertainment system’s subwoofers can penetrate structural barriers and be heard despite the wall or floor being to code.

CLAMOURING FOR QUIETUnfortunately, there are no criteria set out in the building code regarding sound lev-els and sound transmission in commercial

spaces. It is often up to the discretion of the developer or building owner/manager to determine whether a nuisance noise should be remedied, unless limits and restrictions have been set out in a lease agreement. These may be expressed as STC and/or IIC (impact isolation class) ratings or overall sound levels in decibels (DBA).

Potential noise intrusion issues can be anticipated before, and noise mitigation recommendations incorporated into, a lease agreement to ensure noise and vi-bration does not, under practical circum-stances, intrude into other spaces.

In the case of a fitness club looking to rent space in a multi-residential or com-mercial building, for example, an acous-tical engineer can create scenarios in or-der to assess the potential for sound and vibration intrusion from physical activities into adjacent tenanted areas. These scen-arios may involve using a PA system in the space to recreate the rhythm, amplitude and frequency content characteristics of a typical cardio workout class, including the music played during the exercise routines. Similar conditions can be created in areas to be used for aerobics, treadmills and weights. Analysis may indicate the need for suitable floor slab stiffeners and isolat-ed flooring to mitigate perceptible vibra-tion or structure-borne noise in adjacent tenanted spaces.

Since the potential for audible structure-borne noise from fitness activities can be difficult to predict, the acoustical engineer may also recommend including best practices for laying floor systems in the lease agreement. Basically, an appropriate resilient underlayment should be installed below the subfloor (usually wood, though

BY JESSICA TINIANOV


BUILDING INTERIORS

FULL SERVICE SECURITY &

ACCESS CONTROL

INTO-ELECTRONICS INC.www.247into.com

416.445.8274 1.800.445.9949

MONITORED, MANAGED AND SECUREDMONITORED, MANAGED AND SECUREDMONITORED, MANAGED AND SECUREDMONITORED, MANAGED AND SECUREDMONITORED, MANAGED AND SECURED

your property 24/7

• Access Control Systems• Security Systems• Camera Systems• Building & Automation

Systems• Condo Suite Security Systems

FULL SALES AND INSTALLATION OF:

your property 24/7

• • • • •

•

FULL SALES AND INSTALLATION OF:FULL SALES AND INSTALLATION OF:• Automatic Gate Arms

& Controls• Intercom & Communication

Systems• 24/7 Electronic Building

Management & Monitoring

TM

INTOElectronics_GTA_October_2015.indd 1 2015-10-29 2:51 PM

We believe everyone can live with higher expectations.Since 1955, O’Shanter has been a property management and development firm with international standards accreditation in both quality and environmental management. Our commitment to excellence, a tenant- focused approach and a portfolio of over 2500 residential rental units have made us a leading provider of rental housing across the GTA. To learn more visit oshanter.com or call 416.466.2642.

concrete is sometimes required) before the surface floor covering (typically a sports rubber flooring) is laid. This technique is effective in controlling or damping sounds in a fitness facility located in a building with “sensitive” occupant neighbours.

RACKET RECORDTo ensure timely investigation by an acous-tical consultant and a potentially more eco-nomical assessment and mitigation solu-tion (if mandated), it is recommended that building owners/managers keep a noise log that tracks the time, frequency and charac-teristics of noise occurrences. While the complainant should input this information, building ownership/management is ultim-ately responsible for maintaining the log. It should be regularly reviewed and used as a tool to investigate whether there may be any corresponding occurrences far re-moved from or seemingly unrelated to the occupant’s unit. This may lead to the origin or cause of the noise issue in question.

For instance, mechanical equipment (HVAC systems, pumps, motors and chill-ers, backup generators, elevators, and gar-bage compactors, among others) can gen-erate enough vibration that, if not properly vibration-isolated, may radiate throughout the building as structure-borne noise. Oc-cupants may perceive this as a neighbour-ing noise problem, however, the source is actually far removed in a remote part of the building and the sound only oc-curs at certain times related to that piece of equipment. ■

________________________________________

JESSICA TINIANOV IS A SENIOR ACOUSTICAL ENGINEER AT HGC ENGINEERING, AN ACOUSTICAL CONSULTING GROUP. THE FIRM SPECIALIZES IN THE ANALYSIS AND DESIGN OF NOISE AND VIBRATION CONTROLS FOR BUILDING SERVICES, AND ARCHITECTURAL ACOUSTIC DESIGN FOR RESIDENTIAL, COMMERCIAL AND INSTITUTIONAL SPACES, INCLUDING ACOUSTIC OPTIMIZATION, SOUND INTELLIGIBILITY AND PRIVACY SOLUTIONS.


BUILDING INTERIORS

OVER 50 SUCCESSFUL YEARS IN BUSINESSFAMILY OWNED & OPERATED FOR 3 GENERATIONS

OUR REPUTATION SPEAKS FOR ITSELF

24 HOURS EMERGENCY SERVICE

• Paving & Interlocking Stone

• Concrete, Curb & Sidewalk

• Excavating & Grading

• Snow Ploughing, Removal & Salting

• Catch Basin Repair

• Landscape Construction

2 Leading Road, Toronto, Ontario M9V 4B5Telephone 416-749-2584 | Fax 416-748-1304

Email [email protected]

WHY GO ANYWHERE ELSE!

AtlasPaving_PMR_August_2014.indd 1 14-08-08 11:25 AM

ART OF RENTINGTry before buy concept makes cents

Art has the power to transform a space, elevating it from ordinary to extraordinary. But the high purchase price of an original piece has historically meant it’s been out of reach

for many, which explains the growing popularity of the rental route. Today, many public galleries in Ontario offer an art rental and sales program that allows clients to enjoy and experiment with high-quality art without the obligation to buy. POWER OF ARTArt serves many functions. It can be used to dictate or enhance a colour palette; create balance; introduce movement into a space;

BY KRISTIE ULRICH

set the mood; stimulate discussion; and/or make a statement. For instance, a business may use art to help communicate its vision, core values and overall image.

Art’s ability to affect change makes rental all the more en-ticing. It accommodates shifting professional goals and person-al tastes through constant access to new, fresh works. Clients can inexpensively provide their business with an ever-changing, renewed environment.

RENTING EASELYWhile each gallery’s art rental and sales program is unique, most offer short-term rental, long lease and sales of a wide selection of artwork from emerging and top artists, ranging in styles from trad-itional landscape paintings to photography and abstract sculptures.

An art rental and sales consultant will help find the right style or medium of art to suit the client’s tastes and meet the needs of their space. Factors taken into consideration include any pre-ex-isting design elements, wall dimensions, lighting, placement and the overall functionality of the space.

Standard agreements vary from gallery to gallery. In some cases, rental rates are determined as a percentage of the art-work’s purchase price. The client then pays a modest monthly rental fee. Following the rental period, the client is often provided the option to buy the work, with a portion of the rental fees cred-ited toward the total purchase price.

ARTFUL RETURNSArt rental and sales programs support both the artists and galler-ies that offer them. The programs provide new and established artists an opportunity to show and sell their work, while proceeds often help fund public exhibitions and educational programming.

An added benefit for clients is the costs of art rental are busi-ness deductible in Canada. And for those that choose to pur-chase after the rental period, it’s nice to know that works by Can-adian artists are tax deductible and art is considered a deprecia-ble asset. ■

______________________________________________________________

KRISTIE ULRICH IS THE ART RENTAL COORDINATOR AT THE ART GALLERY OF ONTARIO (AGO). FOR MORE THAN A DECADE, THE AGO’S ART RENTAL AND SALES PROGRAM HAS BEEN TRANSFORMING SPACES BY OFFERING A WIDE SELECTION OF WORKS FROM CANADA’S TOP CONTEMPORARY ARTISTS. KRISTIE CAN BE REACHED AT [email protected].


BUILDING INTERIORS

Join BOMA Toronto today and become a member of our leading Real Estate network!

BOMA Network• We provide our members with the

opportunity to foster long-term relationships with the most infl uential commercial real estate owners and managers, industry infl uencers and government o cials and the ability to communicate, collaborate and share information with them.

BOMA Professional• Attend complimentary webinars,

seminars and breakfast sessions where you will learn from top industry experts.

• Get behind the scenes look at how the GTA’s best-managed buildings are operated.

• Discover new opportunities for energy e ciency and have access to forward thinking innovations.

• Obtain your CPD through our education sessions and build your credentials in the industry through BOMI.

BOMA Building • Learn how BOMA recognizes Building

Management Best Practices through programs, certifi cations, and awards.

• Celebrate your success on the local, national and international stage.

• New Awards Addition: Shopping Centre category now qualifi es for The Outstanding Building of the Year (TOBY) award on the international level.

BOMA Voice• Participate in committees and help us

protect the interest of our members on important policy issues.

• We drive value though proactive advocacy on critical industry issues.

BOMA Toronto brings real value as our industry catalyst for the continuing improvement in education, environmental quality, property-management skills and in developing standards for building excellence.

William F. Braun, Northam Realty Advisors Limited – General Manager, Bell Trinity Square – 2011 TOBY and Earth Award Winner

www.bomatoronto.org · [email protected] · 416-596-8065

BOMA Toronto 2015 Corporate Partners

BOMA Toronto has launched a new Young Professionals category (under 35 years) for the industry’s emerging

leaders. We are helping to shape the next generation of real estate

professionals and managers.

INDUSTRY MEDIA PARTNER:

BOMAToronto_GTA_March_2015.indd 1 15-04-01 2:37 PM

PAVING THE WAY WITH FIRST CLASS SERVICE

ASPHALT ° CONCRETE ° INTERLOCKING ° FACILITY MAINTENANCE

[email protected] ° 905.264.0351

WWW.CHIRCOBROSPAVING.COM

Chirco_FP_2015.indd 1 15-02-27 9:04 AM

GTA January 2016

Documents

Transcript of GTA January 2016