34 & 36 King Street East
Property Services Inc. was awarded a contract in which two separate but adjacent office buildings in downtown Toronto (totaling 200,000 square feet) needed to be connected on all floors from ground level up to the fourth floor.
There were numerous challenges with this project; some were quite straightforward, while others were much more complicated.
I. Although the buildings were at equal elevation at ground level, a discrepancy in floor levels of 19" became evident on the second floor; the difference increased disproportionately on the third and fourth floors, not allowing the construction of a simple annex.
II. HVAC cross-piping was required: the cooling and heating systems needed to be redesigned to share capacity more efficiently and to enable each buildings .system to act as a backup for the other.
III. There was a significant asbestos problem.
An interior renovation of 105,000 square feet was designed and implemented, including lighting, security systems, building automation systems, partition walls, etc.
PSIs associate structural, electrical and mechanical engineers devised creative solutions to these challenges.
Beginning with the structural problem, PSI resolved the floor level discrepancies by building a ramp between buildings. On the higher floors, steps were built between the adjoining buildings. This allowed easy access between buildings on each floor.
With the implementation of the HVAC cross-piping system, each building is now capable of providing cooling and heating for both buildings, using fewer resources and saving energy costs. The capital outlay was $75,000, but the energy savings are $30,000 per year, thus recovering the capital expenditure in two and a half years.
An asbestos abatement program was carried out while the building was 50 percent occupied. So that tenants would be comfortable and feel protected from the asbestos particles, tenants were temporarily relocated with minimal disruption. PSI offered free office renovations to tenants in exchange for not decreasing rents during the disruptions, thus satisfying both parties.
Upon completion of the interior renovations, full occupancy was accomplished in eight months, including the model suite that assisted in the leasing efforts.
The client was delighted with the solutions, the quality of work and the finished product. The total project cost was $6.5 million and it was completed in 11 months on time and within budget.
The Beardmore Building
37 Front Street East, Toronto, ON
Property Services Inc. partnered with the Northern Pension Fund Trust in the redevelopment of this 50,000 square foot building. The Toronto Historical Society had designated the Beardmore a heritage building, creating numerous challenges:
I. There were serious foundation problems dating back to the time of original
construction: the foundation had been erected under water, with insufficient foundation support.
II. The building façade was to be restored to its original architecture and aesthetics.
III. The interior of the building was to be demolished while ensuring its structural integrity.
IV. The interior was to be redesigned and rebuilt to suit a commercial multi-tenant development.
Led by PSIs senior property manager in association with architects, engineers and representatives of the Toronto Historical Society, PSI formulated the strategic plan.
PSI began with the foundation: the fragile building rested on subterranean cribs. By filling the cribs with stones and concrete, workers were able to shore up the base and support the building structure appropriately during reconstruction.
The companys plan was based on structural engineering standards, and the internal demolition of the building was executed safely and successfully. The interior renovations were designed by associate engineers and built by PSI; they are a stunning accomplishment.
PSI worked with the Historical Society to carefully restore the Beardmores façade to its original beauty. Brick and stone in colours recommended by the society were selected, with dramatic results.
The Beardmore is now a proud Toronto landmark. The restoration and renovation cost $5.8 million. The building was fully leased with commercial and office tenants and subsequently sold for a net profit of 30 percent.
Public Works and Government Services Canada - The Digital Building
University Avenue, Toronto, ON
Property Services Inc. won contracts to construct offices for Immigration Canada according to plans and specifications drawn up by Public Works. The work included installing security systems, fire and life safety equipment and partition walls; building a customer reception area; and electrical, mechanical, plumbing and HVAC improve- ments. The challenge was to construct three floors of space (30,000 square feet) in short order and to ensure that both provincial and federal building regulations were met.
PSIs dedicated team of professionals, craftspeople and trades rallied so that work groups functioned simultan-eously. The project manager orchestrated the teams to work smoothly by doubling the labour force and working 24/7 to meet the tight time constraints. The teams expertise, work ethic and cooperation forged a successful project.
The four-month project was completed ahead of schedule and for less than the budget of $1.5 million.
Ontario Ministry of Labour
The Digital Building, University Avenue, Toronto, ON
PSI was commissioned to build to approved plans and specifications in an asbestos-laden building. The area involved comprised seven floors totaling 70,000 square feet. The work consisted of installing partition walls, flooring, lighting and security systems, including sophisticated closed circuit TV. The challenge was protecting and accommodating the Ministrys staff while removing the hazardous asbestos from the buildings metal decks, ceilings, walls, etc.
PSIs associate environmental engineer developed a plan to create a vacuum in an encased designated work area. He systematically targeted and encased sections of the floor so asbestos dust would not travel through the remaining work areas via the ventilation system.
The asbestos removal team had strict guidelines and controls to adhere to: workers had to be suited up in a containment chamber, and upon completion of work each day they showered so that no air contamination occurred. A significant amount of asbestos removal was done during the evening and at night, causing fewer disturbances to employees.
The project was successfully completed on time and on budget for $3.65 million, with minimal disruption to the employees.
20 Glebe Road West, Toronto, ON
Property Services Inc. provides property and building operations management for this unique 27-unit condominium. As property manager, PSI looks after bookkeeping and most accounting functions, maintains operating and reserve accounts, prepares year-end reports for auditors, etc. The owners of 20 Glebe requested the companys assistance in renovating the common areas of the building.
One of the challenges of this job was to complete the hallway renovations on time with minimal disturbance to the unit owners. This project was performed during a hot summer and the hallways had no air conditioning, creating difficult working
conditions for the contractors. Another challenge was to provide security for the condominium owners while the suite doors were being stained. The project also included wallpaper removal and installation, painting and installation of new carpet.
Being sensitive to the customers needs and comfort, PSI developed building-site rules for the contractors. This allowed renovations to take place during business hours, while most residents were at work, causing little disruption. Additional ventilation and exhaust systems were set up during the construction period to deal with high building temperatures and chemical odours from the stain. PSI arranged additional security staff during the time when suite doors had to be open for staining to allay any safety concerns residents might have.
The residents were satisfied with the hallway upgrades and delighted with PSIs property management performance. The work was completed on time and under budget.
Jenny Green Cooperative Homes
300 George Street, Toronto, ON
Jenny Green Cooperative Homes is a modern 47-suite complex situated in an older transitional and developing district of downtown Toronto. Jenny Green Cooperative members requested PSIs assistance in developing a plan to install a central air conditioning system in their building.
PSI worked closely with mechanical, electrical and structural engineers to develop a feasibility study to determine all capacity loads, including rooftop chiller positioning. Once the planning stage was completed, the next obstacle was to obtain funding for the co-op project from the provincial government. The final stage of the project was to tender the job and manage the project on a very limited budget.
Using its extensive experience in building mechanical systems and operations, PSI developed a methodology and a plan to assist the co-op through a complex feasibility study.
PSI prepared and submitted the necessary research and paperwork to the government, seeking funding approval. The companys approach was to demonstrate that the areas crime rate was higher than that of most other zones. The Toronto Police provided a statistical report confirming the higher crime rate. PSI argued that the air conditioning system was important to residents so they could lock their windows and feel secure and comfortable at night. The funding was approved.
PSI developed a tendering process that was equitable, providing best pricing for the co-op, and successfully managed the project from inception to completion.
The project was completed in four months for less than $100,000 ahead of schedule and under budget. The client was very happy.
Arcadia Housing Artists Cooperative
68 Queens Quay West, Toronto, ON
Property Services Inc. was engaged to upgrade flooring in a 140-suite cooperative. There were five different floor types and 40 styles to choose from. PSI first organized appointments for each co-op member to choose the type of flooring they wanted. Workers then removed the old flooring and replaced it with the new while the residents remained in their suites. Many co-op members had artwork inventory in their suites that required careful handling to avoid damage.
PSIs team of tradespeople organized the work schedule around the residents. The majority of the upgrades were performed while residents were away at work and their children at school, thus allowing workers access to their premises to execute the job in a timely and agreeable fashion.
The project cost $295,000 and it was completed on time and under budget. Owners were delighted with the new flooring in their suites and PSI received a bonus.