Tag: yeg construction
Doug Kitlar stands on the main floor of the Sakaw Terrace construction site, looking out to the Bobcat skid flattening the wet soil where the first asphalt for the building’s main parking lot will be laid. He explains that this first layer may not last through the end of the construction but is being installed to help with the rest of the construction project by covering up the mud.
“The soil’s been so wet all summer, it’s been hard to move anything,” Kitlar explains. “The asphalt is going to be damaged by the end of the project as we keep moving materials and equipment across it, but it’s going to make our lives a lot easier as we move forward on the project. It will of course have the finished layer laid toward the end of the project.”
Kitlar’s role as GEF Seniors Housing’s Director of Facility Management has seen him work on his fair share of new building projects. Sakaw Terrace has seen Kitlar and the rest of the teams with GEF Seniors Housing and Chandos (Sakaw Terrace’s general construction contractor) branch out into trying new approaches while completing the building project. It’s been close to one year since shovels first broke ground on Sakaw Terrace and the project is moving fast.
All four above ground floors and the underground parking garage have all had concrete poured for the flooring to the north wings and central core, making it possible to walk through every floor of the building (with the right safety gear, of course). The structural steel frame is nearing completion, giving the building its familiar shape. The remaining concrete will be poured over the next month.
With progress moving so smoothly on Sakaw Terrace, Kitlar already has his mind on developing show suites. He explains that the main floor will display one lodge room and one apartment room that will first be used for weather and pressure testing, to ensure that no matter the weather outside the inside of the building and the suites will stay dry. Once the suites meet all the demands for weather and pressure testing, they will be an established standard for the finishes in all suites in the building and ultimately become the show suites for prospective tenants.
“In about a month or so, we’ll start putting together the show suites to be pressure tested,” says Kitlar. “If things keep moving as they are now, we should be able to show our future residents and tenants the show suites by spring 2018.”
The next steps for the construction crew that will take the project into the New Year include paving the west side parking lot, finishing the ramp down to the underground parkade, securing the last of the structural steel walls, and installing the last of the roofing.
Standing on Sakaw Terrace’s roof, there is a great view of the city’s south side and of downtown Edmonton’s skyline. The roof is sturdy and secure and the ventilation system vents are already being installed. Kitlar smiles as he looks out to the Edmonton skyline and reminisces about his affinity for going on buildings’ roofs.
“When I first started with GEF Seniors Housing, I went out on to every building’s roof to get to know everything with all the buildings,” Kitlar explains. “I took a photo from each rooftop and displayed them to the managers and had them guess where each photo was taken. With this unique view, no one will have problems guessing any photo taken from here.”
On the afternoon of July 31, 2012, GEF Seniors Housing faced one of its worst building fires in over 50 years it has been an organization. The Canora Gardens building’s second floor caught fire after a new tenant moving in put a cardboard box on a hot stove element. One tenant lost their life in the fire due to smoke inhalation. GEF Seniors Housing’s Director of Facility Management Doug Kitlar explains that getting the call about a building fire is always unpredictable.
“It’s policy that whoever on the team is closest to the building when the fire call comes in has to go directly to the site to begin assessing the situation,” Kitlar explains. “Ed Campion, one of our project managers, made it to the site before I did. The whole drive over, I was looking over the horizon of buildings and I could see the black smoke billowing out and all I could think was that we were in trouble.”
The suite where the fire started and the suites next to it had extensive fire damage and the smoke damage all along the second floor was clearly visible. Kitlar says that while working with the adjusters, there was ample concern for the water damage to the floors below the fire and more smoke damage in the walls above the fire. Canora Gardens’ original construction had plenty of fire protection between the suites, but no smoke protection (as is the standard for modern buildings). Kitlar knew that the smoke damage went far beyond what they could see on the second floor.
“We opened up a couple of walls and we could clearly see the extent of the smoke damage,” says Kitlar. “It was a tragic situation for the whole building and the people living in it. The building was going to need a lot of work for the renovations but I knew with the right kind of renovation plan, we could turn this into an opportunity for something extremely positive.”
GEF Seniors Housing first worked to relocate the tenants from all 98 suites to other sites before beginning what started out as a $6 million renovation project. Plans were put into place to improve the fire and smoke protection, redesign the suites to better suit the needs of seniors, and even install a new sprinkler system. More challenges arose with the building project, including discovering a large amount of asbestos where parts of the sprinkler system would need to be installed and issues with the building envelope that caused major leaks including through the windows. The project quickly ballooned to $12 million.
“We were lucky to have a lot of support from the Government of Alberta throughout the whole project,” says Kitlar. “They supported a full redesign from the beginning. They knew this redesign would add another 40 years of life in this building and that was important for everyone involved.”
The Canora Gardens project has taken more than five years to complete with an opening date slated for January 2018. Kitlar points out that some rebuilds in the past have taken less time, but the Canora Gardens projects presented a few unique challenges (like the asbestos issue and the building envelope issue), which pushed the team at GEF Seniors Housing to go deeper into the building and work more to breathe new life into it.
“Once Canora Gardens is done, it will be like a whole new building,” says GEF Seniors Housing CEO Raymond Swonek. “I’ve been really proud of the team who not only have been rebuilding Canora Gardens but modernizing it as well.”
Throughout the Canora Gardens rebuild site, signs of bringing the building out of its original 1977 construction date and into 2017’s higher standards to residential buildings is evident all over. The building will feature better lighting, new interior finishes, improved common area spaces, a sprinkler system, and new energy efficient mechanical systems. For Kitlar, he’s proud of the mechanical and structural upgrades to the building, but there’s one facet that he’s especially excited about.
“We redesigned each of the suites so they function better for seniors,” says Kitlar. “We moved a few walls, flipped some floor plans, and were able to make the suites more conducive to the unique facets of seniors living without losing any suites. I am especially proud that we were able to keep the seniors who will live in the building so front of mind during this whole process.”
Swonek echoes Kitlar’s excitement about the redesign of the suites. His frequent visits to the sites have shown him how far along the building has come and how well this building is going to function as an independent seniors living complex once it’s completed.
“I visit the build site often because I’m a very visual person and I like to see the process being made,” says Swonek. “Canora Gardens is going to be so much of a safer building for the seniors living in it and I know it’s going to set a standard for seniors building renovation projects happening all across Edmonton.”