Anglais

The pros and cons of building high rises with wood

Published

5 années ago

février 11, 2019

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From the outside, the construction project underway at 80 Atlantic Ave. in Liberty Village looks like your typical new office building.

But peer through the large spaces where windows will soon be installed and you’ll notice that above the ground floor there is wood everywhere — walls, ceilings, support beams. Only the underground parking, ground floor and elevator core are concrete and steel.

Arbora, a massive mixed use development in Montreal's trendy Griffintown neighbourhood, consists of three buildings that are made primarily from wood. — Arbora, a massive mixed use development in Montreal’s trendy Griffintown neighbourhood, consists of three buildings that are made primarily from wood. (LSR GesDev)

Designed by Toronto architectural firm Quadrangle, the soon to be completed five-storey office and retail project is a rarity in Toronto — most buildings in the city are still made entirely of concrete and steel.

Like Sidewalk Labs’s proposal to build a high tech neighbourhood in Toronto, with thousands of condominium and apartment units built with timber, the subject of wood buildings is creating a buzz.

Canada already has the world’s tallest wooden building — Tallwood House, an 18-storey student residence at the University of British Columbia — and there are wood structures in Europe and the U.S.

Proponents tout the environmental and esthetic benefits of using the product, but some builders say there are challenges.

“There are many additional things you don’t foresee when you start one of these projects,” said Marc-André Roy, president of Sotramont, a Montreal-based developer that’s one of four partners working on Arbora, a massive mixed-use project made primarily from wood.

“It is much more work,” Roy said in an interview. “We’re doing something new. It took more energy and man hours to get through everything … it’s more complicated.”

The wood used for Arbora is cross-laminated timber (CLT) a product made by gluing wood panels in an angled manner that provides stability and force. The panels are said to be as strong as concrete but five times lighter, making them ideal for floors and load-bearing walls.

But while it may be lighter, there’s debate about whether wood construction is actually cheaper.

Toronto architectural firm Diamond Schmitt has successfully used mass timber for projects including a law school in Kamloops B.C., a trades school in Alberta, and the National Arts Centre in Ottawa. Diamond Schmitt principal Michael Leckman said that in those cases, “timber prefabrication reduced construction times and reduced costs.”

He added, however, that “cost savings in timber construction are highly dependent on the local construction market, the readiness of bidders and trades to adapt to new methods,” and the ability of those involved to feel confident taking risks with an unfamiliar product.

Aly Damji, a senior vice-president with Toronto-based developer Hullmark, said the cost of using wood was “generally … on par with concrete and steel” for the 80 Atlantic project.

The wood used for Arbora is cross-laminated timber (CLT) a product made by gluing wood panels in an angled manner that provides stability and force. The panels are said to be as strong as concrete but five times lighter, making them ideal for floors and load-bearing walls. (LSR GesDev handout)

“Our construction estimates priced in the learning curve,” Damji said. “Contingency was built into co-ordinating how our consultants, architects, as well as our structural, mechanical and electrical engineers, would be able to co-ordinate with wood.”

But others take a harder view of wood’s costs in construction.

“It’s not cheaper,” said Annie Lemieux, president of developer LSR GesDev, which is also a partner in the $150-million Arbora project. “Wood ends up costing more than concrete because it’s more complicated and people don’t know how it works.”

Roy said an example of that complexity is the tubes (or “sleeves”) that are usually built into concrete walls for plumbing.

“You don’t put sleeves in wood because (the wood) comes in a slab, pre-made, so you have to bore holes in the wood,” he said.

“You can say, ‘That’s easier, it’s wood’— in theory, yes. But in practice, nobody has experience doing that, so I have to get a guy to bore holes using a special drill. It’s done by a carpenter who, in theory, doesn’t usually do that.”

Designed by Toronto architectural firm Quadrangle, the soon to be completed five-storey office and retail project is a rarity in Toronto — most buildings in the city are still made entirely of concrete and steel. (Rene Johnston/Toronto Star)

Another challenge is the assumption that wood will burn faster. Roy says fire testing has been done on wood buildings in Canada to ensure their safety, and notes that there are also fire risks associated with concrete and steel.

“A solid piece of wood will char, but not burn. If you remove the charring you’ll still have a solid structure,” he said. “With a fire in a concrete building, there are rods in the concrete that will dilate and make the concrete explode. With steel, the fire makes it melt.”

In theory, wood buildings should be quicker to construct because the product arrives prefabricated — unlike concrete, which takes time to form on site.

But acquiring wood products can be an issue because there aren’t many companies that supply it for big projects. A director for Timmerman Timberworks, which is located near Barrie and is providing wood for the 80 Atlantic project, said the firm needs more than six to eight weeks lead time to get the product to a builder.

Despite those challenges, proponents of wood tout its esthetics, as well as the environmental benefits of using a product that “sequesters” carbon dioxide.

In theory, wood buildings should be quicker to construct because the product arrives prefabricated — unlike concrete, which takes time to form on site. But acquiring wood products can be an issue because there aren’t many companies that supply it for big projects. (Rene Johnston/Toronto Star)

Damji said Hullmark went with wood for 80 Atlantic after the Ontario Building Code was changed in 2015 to allow wood frame structures as tall as six storeys from the previous four. He said the decision was based on the notion the product would bring something “unique” to the market and lure prospective tenants from the standard highrise towers on King St.

Spaces, a workspace provider, and Universal Music are among those set to move into 80 Atlantic when it’s finished later this year, along with Jackman Reinvents, a management consulting, design and branding agency.

Jackman Reinvents CEO Joe Jackman said 80 Atlantic will offer his business a “sustainable and healthful place in terms of construction and specification.”

In Montreal, Arbora’s three eight-storey towers are being built in Griffintown, a hip community where the sustainable and innovative nature of wood construction is appreciated, say Roy and Lemieux.

That’s key to projects like this succeeding, they argue.

“The wood environment is very calming compared to other projects made of concrete. These residents want that,” Lemieux said.

“So for this location and clientele, this works well.” Roy added.

And as for the future of wood buildings?

“As it becomes more mainstream, perhaps it will compete with steel and concrete,” Roy said. “But to penetrate the market. you’ll need a competitive advantage.”

Donovan Vincent is a housing reporter based in Toronto. Follow him on Twitter: @donovanvincent

Anglais

Nostalgia and much more with Starburst XXXtreme

Published

3 années ago

août 10, 2021

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Get a taste of adventure with Starburst XXXtreme based on the legendary NetEnt Game. The nostalgic themes are sure to capture fans of the classic version as they get treated to higher intensity, better visuals, and features. The most significant element of the game is its volatility. Patience will not be an essential virtue considering the insane gameplay, and there is a lot of win potential involved. It retains the original makeup of the previous game while adding a healthy dose of adrenaline.

Starburst Visuals and Symbols

The game is definitely more conspicuous than before. The setting happens over a 5-reel, 3-row game grid with nine fixed win lines, which function if a succession from the left to the right reel is present. Only those players that that attain the highest win per bet line are paid. From a visual standpoint, the Starburst XXXtreme slots illustrates lightning effects behind the reels, which is not surprising as it is inherited from the original version. Available themes include Classic, Jewels, and Space. The game is also available in both desktop and mobile versions, which is advantageous for players considering the global pandemic. According to Techguide, American gamers are increasingly having more engaging gaming experiences to socialize to fill the gap of in-person interaction. Starburst XXXtreme allows them to fill the social void at a time when there is so much time to be had indoors.

Starburst XXXTreme Features

Players get to alternate on three features which are Starburst Wilds, XXXtreme Spins, and Random Wilds. The first appears on reels 2,3, or 4. When these land, they expand to cover all positions while also calculating the wins. They are also locked for a respin. If a new one hits, it also becomes locked while awarding another respin. Starburst XXXtreme offers a choice between two scenarios for a higher stake. In one scenario with a ten times stake, the Starburst Wild is set on random on reels 2,3, or 4, and a multiplier starts the respin. The second scenario, which has a 95 times stake, starts with two guaranteed starburst wilds on reels 2,3, or 4. it also plays out using respin game sequence and features. The game also increases the potential with the Random Wilds feature to add Starburst Wilds to a vacant reel at the end of a spin. Every Starburst Wild gives a random multiplier with potential wins of x2, x3, x5, x10, x25, x50, x100, or even x150.

The new feature is sure to be a big hit with the gaming market as online gambling has shown significant growth during the lockdown. AdAge indicates the current casino customer base is an estimated one in five Americans, so Starburst XXXtreme’s additional features will achieve considerable popularity.

What We Think About The Game

The gambling market has continued to diversify post-pandemic, so it is one of the most opportune times to release an online casino-based game. Thankfully Starburst XXXtreme features eye-catching visuals, including the jewels and space themes. These attract audience participation and make the gameplay inviting. The game also has a nostalgic edge. The previous NetEnt iteration featured similar visuals and gameplay, so the audience has some familiarity with it. The producers have revamped this version by tweaking the features to improve the volatility and engagement.

That is characterized by the potential win cap of 200,000 times the bet. Starburst XXXtreme does not just give betting alternatives for players that want to go big. The increase of multipliers also provides a great experience. If the respins in the previous version were great, knowing that multipliers can go hundreds of times overtakes the game to a new level.

Players should get excited about this offering. All of the features can be triggered within a single spin. Whether one plays the standard game or takes the XXXtreme spin route, it is possible to activate all of the features. Of course, the potential 200,000 times potential is a huge carrot. However, the bet size is probably going to be restricted and vary depending on the casino. It is also worth pointing out that a malfunction during the gameplay will void all of the payouts and progress. Overall, the game itself has been designed to provide a capped win of 200,000 times the original bet.

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Anglais

‘We’re back’: Montreal festival promoters happy to return but looking to next year

Published

3 années ago

juillet 23, 2021

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In downtown Montreal, it’s festival season.

In the city’s entertainment district, a musical act was conducting a sound check on stage Friday evening — the second day of the French-language version of the renowned Just For Laughs comedy festival. Tickets for many of the festival’s free outdoor shows — limited by COVID-19 regulations — were sold out.

Two blocks away, more than 100 people were watching an acoustic performance by the Isaac Neto Trio — part of the last weekend of the Festival International Nuits d’Afrique, a celebration of music from the African continent and the African diaspora.

With COVID-19 restrictions continuing to limit capacity, festival organizers say they’re glad to be back but looking forward to next year when they hope border restrictions and capacity limits won’t affect their plans.

Charles Décarie, Just For Laughs’ CEO and president, said this is a “transition year.”

“Even though we have major constraints from the public health group in Montreal, we’ve managed to design a festival that can navigate through those constraints,” Décarie said.

The French-language Juste pour rire festival began on July 15 and is followed by the English-language festival until July 31.

When planning began in February and March, Décarie said, organizers came up with a variety of scenarios for different crowd sizes, ranging from no spectators to 50 per cent of usual capacity.

“You’ve got to build scenarios,” he said. “You do have to plan a little bit more than usual because you have to have alternatives.”

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Anglais

MELS new major movie studio to be built in Montreal

Published

3 années ago

juillet 23, 2021

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MONTREAL — MELS Studios will build a new film studio in Montreal, filling some of the gap in supply to meet the demand of Hollywood productions.

MELS president Martin Carrier said on Friday that MELS 4 studio construction will begin « as soon as possible », either in the fall or winter of next year. The studio could host productions as early as spring 2023.

The total investment for the project is $76 million, with the Quebec government contributing a $25 million loan. The project will create 110 jobs, according to the company.

The TVA Group subsidiary’s project will enable it to stand out « even more » internationally, according to Quebecor president and CEO Pierre Karl Péladeau. In the past, MELS Studios has hosted several major productions, including chapters of the X-Men franchise. The next Transformers movie is shooting this summer in Montreal.

Péladeau insisted that local cultural productions would also benefit from the new facility, adding that the studio ensures foreign revenues and to showcase talent and maintain an industry of Quebec producers.

STUDIO SHORTAGE

The film industry is cramped in Montreal.

According to a report published last May by the Bureau du cinéma et de la télévision du Québec (BCTQ), there is a shortage of nearly 400,000 square feet of studio space.

With the addition of MELS 4, which will be 160,000 square feet, the company is filling part of the gap.

Carrier admitted that he has had to turn down contracts because of the lack of space, representing missed opportunities of « tens of millions of dollars, not only for MELS, but also for the Quebec economy. »

« Montreal’s expertise is in high demand, » said Montreal Mayor Valérie Plante, who was present at the announcement.

She said she received great testimonials from « Netflix, Disney, HBO and company » during an economic mission to Los Angeles in 2019.

« What stands out is that they love Montreal because of its expertise, knowledge and beauty. We need more space, like MELS 4, » she said.

There is still not enough capacity in Quebec, acknowledged Minister of Finance, the Economy and Innovation Eric Girard.

« It is certain that the government is concerned about fairness and balance, so if other requests come in, we will study them with the same seriousness as we have studied this one, » he said.

Grandé Studios is the second-largest player in the industry. Last May, the company said it had expansion plans that should begin in 2022. Investissement Québec and Bell are minority shareholders in the company.

For its part, MELS will have 400,000 square feet of production space once MELS 4 is completed. The company employs 450 people in Quebec and offers a range of services including studio and equipment rentals, image and sound postproduction, visual effects and a virtual production platform.