Russell Hixson is an award-winning investigative journalist who spent the early parts of his career doing crime and courts reporting in the U.S. before stumbling into covering Canada’s construction sector. He spent eight years writing for the Journal of Commerce where he became well versed on the industry and its issues. He’s covered the federal budget from Ottawa and documented the early impacts of the COVID-19 pandemic while locked down in his bedroom.
Hixson has developed a passion for the construction industry and seeks to convert others by sharing its stories through SiteNews. When he’s not writing stories, the East Vancouver resident enjoys kayaking, skateboarding and avoiding the neighbourhood skunks.
The city has replaced complex floor area ratio (FAR) calculations with a simplified system that guides development using building height, making zoning easier to understand and speeding up approvals.
A 50-storey rental tower at 7135 Walker Avenue, part of the BC Builds program, is the first development to receive preliminary approval under the new framework.
The initiative is supported by the federal Housing Accelerator Fund and praised by provincial officials and developers as a model for accelerating housing and cutting red tape.
The Whole Story:
The City of Burnaby is overhauling its approach to zoning in an effort to tackle the housing crisis, becoming one of the first cities in North America to replace complex regulations with a simplified, height-based framework aimed at accelerating new home construction.
The new system abandons traditional floor area ratio (FAR) calculations—commonly used to guide development density—in favour of maximum building heights measured in storeys. Officials say the shift will make development rules easier to understand for residents and builders, while cutting red tape and development timelines.
“Addressing the housing crisis in our region requires real leadership and a drive to innovate at every step of the development process,” said Burnaby Mayor Mike Hurley. “Switching to a height-based framework is part of our comprehensive approach to accelerating the number of homes we build in Burnaby – while also making it simple for everyone to understand how their neighbourhoods can develop.”
The city launched a Zoning Bylaw Rewrite in 2023 to modernize regulations that had become increasingly layered and inefficient since their adoption in 1965. Earlier this year, Burnaby collapsed 12 low-density zones into a single designation to support small-scale multi-unit housing.
The new height-based approach now applies to higher-density areas, including the city’s town centres. Officials say it provides clarity for residents, while allowing developers to focus more on design and form instead of negotiating complicated formulas.
Burnaby has already given preliminary approval to its first project under the new framework—a 50-storey rental tower at 7135 Walker Avenue, part of the BC Builds program. The project includes 384 market and 96 non-market rental units.
The Height-Based Development Framework is partially funded by the federal government’s Housing Accelerator Fund, which supports initiatives that streamline development approvals.
Federal and provincial officials praised Burnaby’s leadership. “By equipping municipalities with the tools and flexibility to address local challenges, Burnaby is better positioned to meet the growing housing demands of its residents,” said Terry Beech, MP for Burnaby North–Seymour.
Housing Minister Ravi Kahlon added that Burnaby’s approach aligns with B.C.’s push for faster housing delivery. “It’s important to find new and innovative ways to get more homes built faster,” he said.
Industry leaders also welcomed the move. Anne McMullin, president and CEO of the Urban Development Institute, called the new framework a model for other municipalities. Developers including Gracorp and Intracorp said the system encourages innovation and design excellence while offering greater predictability.
Key Takeaways:
CMHC estimates eliminating interprovincial trade barriers could add over 30,000 housing starts annually, helping to close Canada’s supply gap.
Household incomes could rise by 6%, with rents increasing only half as much, easing rental market pressure.
Transportation costs, not regulation, are the main obstacle to cross-province construction material trade—prompting calls for infrastructure investment.
The Whole Story:
Could removing interprovincial trade barriers boost Canadian housing starts by 30,000 units?
New modelling by the Canada Mortgage and Housing Corporation thinks so.
The federal housing agency says that number could push annual housing starts close to 280,000, helping to narrow Canada’s housing supply gap and improving access to homeownership and rentals over time.
CMHC’s analysis follows a major shift on Canada Day, when the federal government significantly reduced internal trade barriers. Several provinces — including Nova Scotia, Prince Edward Island, Quebec, Ontario, Manitoba, Alberta and British Columbia — have also moved to cut red tape through new legislation or interprovincial agreements.
The agency says reducing these barriers could improve economic productivity, raise household incomes by about six per cent, and lead to 300,000 more households initially gaining access to homeownership. By 2035, that number is expected to level off to around 150,000 as increased demand pushes prices upward. Meanwhile, about the same number of rental units could become available to tenants upgrading their housing situation.
Still, CMHC notes that boosting supply alone may not make homeownership more affordable without addressing other bottlenecks, particularly in transportation. A Statistics Canada survey found nearly half of construction firms cite high transportation costs or long distances as the main reasons they don’t buy materials across provincial lines.
“Canada has ample domestic production of wood, aluminum, iron and steel,” the agency said, pointing to the country’s position as a net exporter of those core construction materials. “But unless we improve west-to-east transportation infrastructure — including rail, highways and remote seaports — these trade reforms won’t reach their full potential.”
While concrete, cement and machinery still rely heavily on imports, CMHC says better use of Canadian-made construction inputs combined with interprovincial trade liberalization could help meet the estimated housing supply needed to restore affordability to pre-pandemic levels over the next decade.
The agency characterized recent legislative moves as a nation-building opportunity, calling for long-term investment in domestic infrastructure to fully realize the economic and housing benefits of a more integrated Canadian market.
Key Takeaways:
Canada is tightening steel import rules by expanding tariff rate quotas and imposing a 25% surtax on steel products containing Chinese steel, aiming to protect the domestic market from cheap foreign imports and trade circumvention.
The federal government is investing over $1.5 billion through various programs—including the Strategic Innovation Fund, worker retraining, and small business financing—to help modernize the industry, support job retention, and boost competitiveness.
Federal procurement rules will now require contractors to use Canadian-made steel whenever possible, reinforcing demand for domestic production and discouraging reliance on foreign suppliers.
The Whole Story:
The federal government is rolling out a sweeping package of trade measures and financial supports aimed at protecting Canada’s steel industry from foreign competition, surging imports, and U.S. tariffs.
With more than half of Canada’s steel exports heading to the U.S. and growing volumes of low-cost foreign steel threatening to flood domestic markets, the federal government says it’s acting to ensure the long-term strength of a sector it describes as vital to infrastructure, manufacturing and the clean economy.
Tariff measures to curb steel dumping
Starting August 1, Canada will expand its use of tariff rate quotas (TRQs)—which allow a set amount of steel imports at a lower tariff—to include countries with free trade agreements, excluding the U.S. and Mexico. Any imports above 2024 levels from these countries will face a 50 per cent surtax. Countries without a trade agreement with Canada will see their duty-free quotas halved, with the same surtax applied to volumes above that threshold.
In addition, a 25 per cent surtax will be imposed on steel imports from all countries (except the U.S.) that contain steel melted and poured in China, aimed at preventing trade circumvention and increasing transparency.
Billions in funding for innovation and stability
The federal government will invest up to $1 billion through the Strategic Innovation Fund to help steel companies modernize operations, pivot to new products, and strengthen domestic supply chains. The support is intended to boost competitiveness in defence and strategic sectors, and to encourage the development of steel products not currently made in Canada.
Another $70 million will be allocated through Labour Market Development Agreements over three years to retrain and reskill up to 10,000 steelworkers, with programs tailored in partnership with provinces, employers, and unions.
Support for businesses large and small
For small and medium-sized steel firms, the government is launching the Pivot to Grow fund, a $500 million program through the Business Development Bank of Canada offering flexible financing to help companies explore new markets and improve productivity.
Larger firms will benefit from changes to the Large Enterprise Tariff Loan Facility, originally announced in March. The $10 billion facility’s lending terms will be eased, including lower interest rates and smaller loan minimums, to make it more accessible to steel producers.
Additionally, up to $150 million of a previously announced $450 million Regional Tariff Response Initiative will be earmarked for steel sector SMEs impacted by tariffs.
Canadian content in procurement
The government also announced that federal contractors will be required to use Canadian-made steel wherever possible. Exceptions will only be granted in writing if the needed product is unavailable domestically or would significantly raise costs or cause unacceptable delays.
“Canada needs steel to build homes, transit, bridges—and the clean economy of tomorrow,” the Department of Finance said in a statement. “These measures will help ensure our industry is ready to meet that demand.”
Key Takeaways:
Oxford Properties has broken ground on Alta, a three-tower, 1,285-unit project at Scarborough Town Centre—marking the largest single-phase purpose-built rental development currently under construction in the city.
The project is backed by a $650 million construction loan from CMHC’s Apartment Construction Loan Program, the largest such loan approved in Toronto, enabling a significant boost in both market-rate and affordable rental housing.
Located steps from key transit hubs, the development will feature a mix of unit types, public amenities, a new park, and a geothermal energy system aimed at cutting emissions by 74%, all part of a long-term plan to add over 10,000 homes to the area.
The Whole Story:
Construction has begun on Scarborough’s first major purpose-built rental development in decades, a $650-million project backed by federal funding and aimed at easing Toronto’s housing crisis.
Oxford Properties Group, the real estate arm of pension fund OMERS, officially broke ground Wednesday on a three-tower development adjacent to Scarborough Town Centre. The project, known as Alta, will deliver 1,285 rental units—268 of which will be designated as affordable housing—making it the largest single-phase rental construction currently underway in the city.
“This generational project signifies a model we hope to replicate across Canada,” said Daniel Fournier, executive chair of Oxford Properties. “It shows what’s possible when we sustainably intensify transit-connected land to create mixed-use communities of the future.”
The federal government is supporting the project through a $650-million low-interest loan issued via the Canada Mortgage and Housing Corporation’s Apartment Construction Loan Program. It marks the largest such loan CMHC has approved in Toronto to date.
“This project will create more much-needed rental homes for the people living and working in Scarborough,” said federal Housing Minister Gregor Robertson. “It’s an example of what’s possible when government and the private sector work together.”
Toronto Mayor Olivia Chow also welcomed the development, noting the city’s involvement through its Rental Housing Supply Program. “We are stronger together,” she said, adding that the project will help meet the needs of a growing city.
Located on a 3.4-acre parcel on the west side of Scarborough Town Centre, the Alta complex will consist of three towers atop two seven-storey podiums with a mix of residential and retail space. Units will range from studio apartments to three-bedroom townhomes, with the development designed to accommodate a variety of income levels, age groups and family sizes.
The transit-oriented site is within walking distance of the Scarborough Centre TTC station, GO Transit, and the under-construction Scarborough Subway Extension.
Oxford says Alta will include wellness and community-focused amenities such as outdoor lounges, co-working spaces, a children’s playroom, fitness facilities and a 22,000-square-foot public park. The project will also incorporate a geothermal heating and cooling system designed to cut energy use by more than half and reduce greenhouse gas emissions by 74%.
“This development not only puts our members’ dollars to work right here in Ontario,” said OMERS CEO Blake Hutcheson, “but it also helps improve housing choice in a community that so many of them proudly call home.”
Alta is the first project under Oxford’s new master plan for Scarborough Town Centre, which envisions more than 10,000 new residential units built over the coming decades across 89 acres. Construction on the Alta development is scheduled for completion in summer 2029.
Oxford says the project is part of nearly $2 billion in new activity it has announced across Canada in recent weeks, including acquisitions in Western Canada and redevelopment work at Canada Square in Toronto’s midtown.
The Vancouver Regional Construction Association (VRCA) has revealed the 2025 Silver Award winners for its 36th Annual Awards of Excellence – a celebration of Lower Mainland construction excellence.
Association officials noted that winning projects stood out for their exceptional skill, innovation, and dedication to excellence in B.C.’s $29 billion construction industry.
A total of 96 projects were submitted for consideration this year, with 75 projects pre-qualified across 18 categories. The total combined value of the submitted projects topped an $4.9 billion.
“Behind every great building, there’s a team of great community builders,” said Jeannine Martin, President of VRCA. “Our Silver Award winners aren’t just putting up walls and beams – they’re creating legacies. Whether it’s through bold design, smart problem-solving, or meaningful community engagement, these teams are pushing the boundaries of what construction can achieve including making clear and commendable strides toward successful equity, accessibility, and inclusion across the industry.”
The Silver winners now advance as finalists for the Gold Awards, to be announced during the VRCA Awards of Excellence Gala, happening Friday, September 19, 2025, at the JW Marriott Parq Vancouver.
Here are all the Silver winners:
General Contractors – Tenant Improvement – Up to $5 Million
Canadian Turner Construction Company Ltd. – Serein
EllisDon Corporation – Decathlon Fit-Out – Metropolis at Metrotown
Govan Brown & Associates – Cushman & Wakefield New Vancouver Office
General Contractors – Tenant Improvement – $5 Million to $12 Million
EllisDon Corporation – Vancouver City Centre Urgent Primary Care Centre – 188 Nelson
ETRO Construction Ltd. – Speeders Richmond
Novacom Building Partners – Colliers Vancouver Office Relocation Project
General Contractors – Tenant Improvement – Over $12 Million
Canadian Turner Construction Company Ltd. – YVR26: Premise B2
Canadian Turner Construction Company Ltd. – KABAM HQ
Graham Infrastructure LP – City of Vancouver Biogas Project Facility
Graham Infrastructure LP – Mainwaring Substation Upgrade
General Contractors – Civil/Industrial Construction – Over $30 Million
Kiewit Infrastructure BC ULC – BC Highway Reinstatement Program – Highway 1 – Nicomen River Bridge Replacement
NAC Constructors Ltd. – Tofino WWTP, Sanitary Conveyance System Modifications and Marine Outfall
General Contractors – Up to $15 Million
Maple Reinders Constructors Ltd. – Man 6 Light Indust. Commercial
Naikoon Contracting Ltd. – Oceanfront Squamish Presentation Centre
Novacom Building Partners – Otter Trail Winery
General Contractors – $15 Million to $40 Million
PCL Constructors Westcoast Inc. – BC Hydro Mica Studio Dorms
Smith Bros. & Wilson – Capilano University – Centre for Childhood Studies
Whelan Construction Westcoast Inc. – YVR Pier C CATSA+ Conversion
General Contractors – Over $40 Million
Axiom Builders – Bob & Michael’s Place
ETRO Construction Ltd. – Brightside Community Homes – Timbre + Harmony
Kinetic Construction Ltd. – Burnaby Fire Hall No. 4 and Fire Hall No. 8 Project
General Contractors – Over $200 Million
PCL Constructors Westcoast Inc. – Lions Gate Hospital Redevelopment Phase 3 – Acute Care Facility
Trade Contractors – Up to $3 Million
Sideros Ironworks Ltd. – YVR Pier C CATSA+ Conversion
Solid Rock Steel – The Creek – Tesoro (Building 5)
M&L Painting Ltd. – First Baptist Church – Heritage Renovation & Seismic Upgrade
Trade Contractors – $3 Million to $10 Million
Blackcomb Facade Technology – FBC Butterfly Pool
Blackcomb Facade Technology – UBC Museum of Anthropology – Skylights
Solid Rock Steel – 1090 West Pender
Trade Contractors – Over $10 Million
A&H Steel (Vancouver) Ltd. – Royal Columbian Hospital Phase Two
BelPacific Excavating & Shoring (a division of NorLand Limited) – 1515 Alberni
Bothwell-Accurate – St. George’s Senior School Expansion – Phase 1
Mechanical Contractors – Up to $10 Million
Division 15 Mechanical Ltd. – City of Vancouver False Creek Energy Centre Low Carbon Expansion
PML Professional Mechanical Ltd. – Vancouver Police Department – Chiller Upgrade
Slopeside Mechanical Systems Ltd. – Manor House – Deep Energy Retrofit
Mechanical Contractors – $10 Million to $40 Million
Division 15 Mechanical Ltd. – New Westminster Aquatic & Community Centre
PML Professional Mechanical Ltd. – Canadian Food Inspection Agency Sidney Laboratory
PML Professional Mechanical Ltd. – Sanderson Way Development
Mechanical Contractors – Over $40 Million
Modern Niagara Vancouver Inc. – Lions Gate Hospital Redevelopment Phase 3 – Acute Care Facility
Pitt Meadows Plumbing & Mechanical Systems (2001) Ltd. – Gilmore Place Phase 1
Electrical Contractors – Up to $10 Million
Action Electric Ltd. – First Baptist Church – Seismic Upgrade & Heritage Restoration
Fettback & Heesterman – Speeders Richmond
Sasco Contractors Ltd. – Kardium K2
Electrical Contractors – Over $10 Million
Black & McDonald Limited – CFB Esquimalt – B Jetty Deconstruction, Dredging, Onshore Facilities and Site
Bridge Electric Corp. – Precision NanoSystems Inc.
Sasco Contractors Ltd. – CFIA Centre for Plant Health
Manufacturers and Suppliers
Fort Modular Inc. – Richard Bulpitt Elementary School Modular Addition
Garibaldi Glass Industries, Inc. – The Butterfly Pool
Kalesnikoff Mass Timber – Oceanfront Squamish Presentation Center
Key Takeaways:
The Canada Infrastructure Bank is providing a $1 billion loan to ADM Aéroports de Montréal to support a $10-billion, decade-long expansion of Montréal-Trudeau International Airport.
The project will include terminal upgrades, new gates, improved access roads, and a link to the REM transit system, aiming to accommodate up to 35 million passengers annually by 2035.
The expansion is expected to create up to 9,000 jobs by 2028 and contribute $3.7 billion to GDP, reinforcing YUL’s role as a key economic and transportation hub for Quebec and Canada.
The Whole Story:
The Canada Infrastructure Bank (CIB) is lending $1 billion to ADM Aéroports de Montréal to help fund a sweeping, $10-billion overhaul of YUL Montréal-Trudeau International Airport — the largest infrastructure investment in the airport’s history.
The loan agreement, announced Wednesday, marks the financial close of a major funding partnership aimed at expanding and modernizing the airport as part of ADM’s 10-year “Flight Plan 2028–2035.” With passenger traffic at YUL surpassing pre-pandemic levels and ranking as the fastest-growing among Canada’s major airports, the project aims to meet surging demand with improvements on both the airside and cityside of the facility.
ADM says the upgrades will support up to 9,000 new jobs by 2028 and contribute nearly $3.7 billion to Canada’s GDP, adding to the nearly 60,000 jobs in Quebec already linked to the airport. Passenger volumes are projected to hit 25 million by 2028 and could reach as high as 35 million by 2035.
Improvements will include a new satellite jetty with additional gates and baggage handling capacity, along with expanded taxiways and tarmac infrastructure to boost aircraft operations. On the ground, plans call for reconfigured access roads, new parking areas, a revamped pick-up and drop-off zone, and a connection to the future REM light-rail station.
Ehren Cory, CEO of the Canada Infrastructure Bank, called the project a cornerstone investment in Canada’s trade and transportation sector.
“Our $1-billion loan towards this important project will result in key outcomes: improved functionality at one of Montreal’s vital economic hubs,” said Cory.
Federal Housing and Infrastructure Minister Gregor Robertson also endorsed the project, calling it a long-term investment in job creation, improved services, and economic resilience.
ADM CEO Yves Beauchamp said the financing gives the airport operator the flexibility to push ahead with multiple phases of construction at once.
“YUL’s development plan is extensive, but essential to ensure our international airport can continue to accommodate growing passenger numbers and meet the expectations of its users,” he said.
The not-for-profit airport authority says the CIB loan will allow it to accelerate work on a critical national transportation asset, helping position Montreal as a stronger global gateway in the years ahead.
Now in its second year, the Most Influential awards program honours people across the construction sector who are driving meaningful impact—whether through leadership, advocacy, innovation, education, or boots-on-the-ground execution. Competition was fierce as SiteNews recieved hundreds of quality submissions.
Nominees came from all corners of the industry and included CEOs, tech entrepreneurs, public officials, elite networkers, engineers, educators, and more.
“Construction is in the midst of immense change,” said Russell Hixson, editor of SiteNews. “This awards program is meant to highlight the men and women at the frontlines of this change, showing others the way. We couldn’t be prouder to present this incredible list of outstanding professionals.”
This year’s list recognizes 50 standout individuals whose work has elevated the industry and influenced how Canada builds. It features leaders who are delivering Canada’s largest infrastructure projects, leading the nation’s data-centre boom, advancing next-gen nuclear builds, pushing the limits of mass-timber engineering, pioneering modular solutions, and introducing construction careers to entirely new audiences through education and storytelling.
The Most Influential list casts a wide net over segments of the industry and indivduals that might be missed by other awards programs. It is part of SiteNews’ broader mission to inform, celebrate, and connect the people building Canada.
“The public rarely gets to see the passion and ingenunity required to create the built environment they enjoy,” said Brett Rutledge, co-founder of SiteNews. “These awards are our way of showing appreciation and giving credit where it’s due. Congratulations to all the winners—you’re shaping the future, and we’re proud to share your stories.”
In February 2020 Geoff Tessarolo’s life changed forever.
At just nine months old, his son Beckett was diagnosed with leukemia, kicking off a terrifying journey.
“Beckett had not been acting like himself, and after a trip to our family doctor and some bloodwork we learned the horrible news,” said Tessarolo, CFO at VanMar Constructors. “We received the diagnosis late at night from our dedicated family physician, and within an hour we were on our way to BC Children’s Hospital in a state of shock, unsure of what would happen next.”
18 months of out-patient maintenance chemotherapy followed, with countless appointments and lab visits to monitor along the way. For the family, life could not have been more stressful, chaotic and uncertain. Thanks to immense support and an incredible medical team, Beckett recently celebrated his sixth birthday, finished his first year of school and season playing hockey and is, most importantly, cancer free.
“Beyond the difficult days our family endured, we gained unbelievable perspective, and a deeper connection and appreciation for our family, friends, and community,” Tessarolo said. “The experience also left us with immense gratitude to everyone that cared for Beckett along the way and motivated us to give back to this community however we can.”
That’s why Tessarolo and other construction professionals have banded together to help those facing blood cancers. Born in the early days of the pandemic in 2020, the Construction Industry Challenge for the Leukemia & Lymphoma Society of Canada (LLSC) began when three leaders from competing construction firms in Montreal united for a greater cause: to raise critical funds for Canadians affected by blood cancers. Their collaboration sparked a movement that has since raised over $750,000 and has expanded to Halifax, Ottawa, and now Vancouver.
It’s the kind of collaboration that the industry was built on. From laying the foundation to the final touches, every leader plays a role in completing something meaningful—together. That same spirit drives this initiative forward, as the industry unites once again to build a world without blood cancer.
Last year, the Construction Industry Challenge raised over $150,000. This year, it aims to grow even further with the introduction of the Vancouver market by rallying its exceptional general contractors, developers, and trade contractors to support patients and families impacted by blood cancers.
Tessarolo explained that his family directly benefited from the research and advancements made in treatment therapies and protocols supported by the Leukemia & Lymphoma Society of Canada. This has motivated them to help others that are currently experiencing or will experience a life altering blood cancer diagnosis. VanMar has been instrumental in helping to raise crucial funds to support the LLSC, its funded researchers as well as patient resources.
“VanMar remains committed and I am incredibly grateful and proud to have them participate in this year’s inaugural Construction Industry Challenge for Vancouver,” he said.
Why join the Construction Industry Challenge?
Support a cause that matters – Your impact directly fuels life-saving research and patient care for those fighting blood cancers and the more than 20,000 Canadians that will be diagnosed this year.
Engage your company and team – Build morale and unite your workplace for a meaningful cause.
Gain industry recognition – Be highlighted in media, construction publications and at Light The Night.
Steel holds up our bridges, buildings, and even the fantasy worlds of tabletop games — but behind every strong structure is a story of craftsmanship, innovation, and grit. In SiteNew’s latest video, we spotlight some of Canada’s top steel producers — from century-old legacy companies to family-run success stories — who are shaping the backbone of the nation’s infrastructure.
Join SiteNews Editor Russell Hixson as he trades in his Dungeons & Dragons dice for a deep dive into the real-world steel scene. You’ll learn about the origins and evolution of companies like Algoma Steel, Stelco, Canam, LMS Reinforcing Steel, George Third & Son, Walters Group, and Solid Rock Steel.
From massive bridges to cutting-edge architectural marvels, these firms are proving that the blacksmith’s hammer is alive and well — it just looks a little different today.
Kalesnikoff Mass Timber just opened a new 100,000-square-foot prefabrication and modular facility in Castlegar, B.C., expanding its vertically integrated mass timber operations—the first of its kind in North America. A fourth-generation, family-owned company founded in 1939, Kalesnikoff now produces a range of engineered wood products, including CLT and GLT panels, and supplies mass timber and prefabricated components to Western Canada, the U.S. Pacific Northwest, Japan, and Europe. The new facility enhances the company’s capacity to offer full modular construction solutions.
SiteNews caught up with Kalesnikoff Mass Timber’s Vice President of Construction, Andrew Stiffman, to talk about the significance of this new capacity, the future of Canadian mass timber and some of his favourite projects ever.
SiteNews:Tell me a bit about Kalesnikoff’s decision to build this new facility. It’s the first of its kind in North America. What the reasoning behind going for this project?
Stiffman: I think you got to understand the history of the company to answer that. It started as a sawmill operation which expanded into mass timber which is what I think most people know us as today, a mass timber manufacturer, as we make glulam beams and CLT panels. We really focus on supporting the project needs in the construction market. I’d say 98% of our revenue is construction project based. So we’re basically serving as a specialty subcontractor. We’re not just selling products to people. It involves all the support services to take that material and turn it into something useful for the building. And in doing that we’ve that noticed so many gaps in the execution. So you have a fully pre-fabricated structure with a mass timber kit that we send to the site. Then the GC doesn’t have a way to get it dried in quickly, for instance, because they’re building the envelope the old fashioned way and it gets rained on and stained and you have a whole other host of issues. It takes forever and you lose all the schedule momentum that you’ve generated through a quicker erecting structure and a more fabricated structure. So we really saw the need and the opportunity to further the amount and level of pre-fabrication that we’re offering the end customer with pre-fabricated walls and with full volumetric modular. So that’s the market need that we’re trying to meet with the new expansion.
SiteNews: I understand the building itself is a showcase of mass timber and prefabrication. Tell me a bit about the design and the construction process.
Stiffman: Yeah, I would maybe push back on the word showcase a little bit. It’s built with mass timber and it’s really beautiful and it shows what can be done with mass timber, but the building was built with mass timber because I think that was the smartest way to build that building. I think if we had built that out of steel pre-engineered system or tiltup walls, I think it would have cost a whole hell of a lot more. We’re not doing this to showcase as a marketing piece. It’s fortunate that it’s so beautiful and it’s acting as a marketing piece, but we’re the owners. We’re paying for this. So we’re doing this as effectively as possible to build ourselves a building that quickly that we can occupy quickly to launch the business because we’re trying to go to market and in a effective way.
SiteNews: We’ve heard a lot from various levels of government about how they want to boost mass timber and pre-fabrication as part of the solution to our housing crisis and a lot of things that we want to build. What do you think has been holding the industry back up until now?
Stiffman: As far as the prefabrication question goes, I think it’s really just supply and demand matching. The people that consume the technology are still really learning about the supply chain and what’s out there. You’re seeing in the designs they’re not fully conducive to say a mass timber module. for instance, what if you designed your whole multi-family building and you’ve designed it all around a 2×6 wall which is 5 and a half inches and the wall panel that we would send is six. So it’s actually not significant but it becomes significant because the design has already occurred and it’s kind of unintentionally excluded a lot of technologies because they’ve taken it too far without having a building technology in mind or maybe made too many assumptions and it becomes infeasible to switch to prefab. I think what we need to see is along with this new investment in delivering houses is an investment in understanding the supply chain and coming up with more progressive procurement strategy so you can really leverage the benefits of prefab and be able to be more progressive by picking a building technology earlier on so that all of your design decisions make that technology more and more viable, not fighting against the technology.
SiteNews: Kalesnikoff is 80 years old. What do you think are some of the keys to success for keeping a business around for that long?
Stiffman: I can only answer it as the vice president of Mass Timber, But I’d say historically I bet you if you ask that question to Ken Kalesnikoff, who’s part of the family business’ third generation and our current CEO, he’d probably say stubbornness is how they survived and he’s probably right. There were all sorts of dynamics that the business would have had to navigate to get to where we are today. From a mass timber perspective, starting Kalesnikoff Mass Timber as a new company and going to market, I think that we’ve really tried to be agile and we’ve really tried to be receptive to what the customer and what the industry wants and needs and solve our customers problem. And you can contrast that to I think some of the groups that have struggled and unfortunately fallen down in that same time period have been very taken the other approach and they’ve been very top down and said, “this is what we make. We’re a kit of parts. We’re going to be a full stop building solution and you have to buy your light bulbs from us and you have to have your building set up to this grid and you really have to be on their program.” And I think that that is too big of a leap for the construction industry right now.
SiteNews: So this is the first facility of its kind in North America. What is the significance of this for Canadian builders and the Canadian construction sector? what sort of possibilities and opportunities does this open up?
Andrew Stiffman: First and foremost the biggest thing that I would really want to convey is there’s a lot of concerns about the capacity of mass timber. This is a huge facility. We have a ton of production capacity. We have the ability to execute multiple large projects concurrently and really I hope just assuage any concerns from a developer who has a reasonable concern up till now of saying “hey I’m going to latch my horse to mass timber modular and when it comes time for me to build that no one’s going to have production capacity because it’s such a new market.” We’re really hopeful that we can communicate that we’re here we’re open for business. In addition to that, there’s lots of modular companies out there right now, but there’s also lots of concerns from the market about what they’re making. A light frame mod, for instance, we hear plenty of quality concerns. The resulting indoor space can be a little limiting and not the most inspiring space. And for that reason, I think that there is a bit of a stigma against modular for better or for worse. So, we want to come to market with a mass timber mod that has all the benefits of mass timber. It’s beautiful. It’s very high quality. We’re not going to have the quality and water issues from a light frame mod and the racking where the windows are breaking and drywalls cracking. it’s just a superior level quality as well as it’s a beautiful.
SiteNews: Obviously, we’ve been living through some odd times with our trade relationship with the U.S. What do you think is the significance of having, a Canadian solution here in B.C. for people to use?
Andrew Stiffman: I mean, I want to start by saying we’re a B.C. company, but the American market is where some of our closest and most important foundational relationships are in the states and I think it’s just an unfortunate distraction with some of the messaging coming from the American government. I hope it can end and we can just reach homeostasis again because we’re certainly never going to abandon that market. But for Canadians, I think it’s a time where they want to see homegrown solutions that are scalable and inspiring. They want to see the innovation coming from their own country and some of that is a little bit of protectionism probably sure and to insulate against any trade attacks from the U.S. but I think a lot of that is just enthusiasm and I think it’s just really cool for people in Castleagar and in the Kootenays and in B.C. and more broadly in Canada to see Kalesnikoff making it happen. We’re competitive in L.A., we’re working right here in Castlegar building a daycare, we’re going to build a tower in San Diego. We’re really trying to be a topshelf construction company, manufacturer, mass timber supplier across North America. And I think that that just gets people really excited.
As Vice President of Construction, where do you see some of the biggest opportunities? what are some of the markets that you’re trying to go after? What is the business strategy for Kalishnikov Mass Timber?
Andrew Stiffman: For mass timber, and more broadly CLT panels and glulam beams, I really feel the world is your oyster. We haven’t done a hospital yet but we’re about to start one later this year in downtown Vancouver. It’s basically every type of building that there is, we’ve done that. We’ve built that out of mass timber. So I think that that’s something that’s really exciting and also that’s enabled us to survive some of the ups and downs of the last tumultuous five years of COVID and trade wars and and having a tough period here is we’re so diversified by product type. So when development is hot, we can capture multi-family work. When development’s slow, we’ve got schools and hospitals and museums to build. We’re really flexible in that way. With modular and prefab, I think that it lends itself really well to two key things. Educational classrooms being a huge one as well as multi-family and rental. And fortunately, those are huge needs for BC, the province, and just North America, Canada more broadly to increase our production and our supply of those types of products. And fortunately for us, I think that’s what Mass Timber modular does best.
SiteNews: What are some of the most asked questions that you get and what are some of the biggest kind of misconceptions or the biggest pieces of misinformation around mass timber that you encounter during your job?
Andrew Stiffman: I want to plug the mass timber ecosystem in B.C. for a minute and say that if you’re a developer or a GC or an owner or any decision maker that’s evaluating mass timber and you have the opportunity to tap into the center of excellence from consultants and contractors and manufacturers right here in B.C., really centered in Vancouver, you have an advantage over pretty much anywhere else in North America that I don’t have to spend that much time educating thanks to being surrounded by so many smart people right here to deliver the projects and speak to their respective disciplines. I can really focus on execution in that way. More broadly, where the technology is newer, for sure, we spend a lot of time executing. We really set the business up to be able to answer all those questions. So we have the engineering, we have the project management, we have estimating, the design, we have all that in house that we can really service every need that the customer might have. So I think that we do a pretty effective job at that. Definitely the two biggest topics rightnow are cost and risk. We hear that all the time. So cost is an important one. We’re cost competitive. We do 200 projects a year and people aren’t coming to us out of the goodness of their heart. It’s because we have a competitive offering. With the sawmill, we are able to mitigate the biggest risk that these projects have which is what happens if you buy your lumbe,r you go out to market and you’re strategic and you try to buy it when lumber pricing is lower and then when it’s time to build lumber pricing escalates someone has to pay for that and it becomes a dispute. Because we’re vertically integrated with proper planning we can guarantee your price point even if that occurs.
SiteNews: Do you have a favorite project that really sticks out in your mind that you’re particularly proud of?
Andrew Stiffman: I think I get really inspired when we see product on projects meeting a need that couldn’t have been met another way. So, for instance, we’re working with a couple developers in Portland, Oregon right now and their model, it’s incredible. They’re focused on delivering affordable housing in and around Portland using mass timber. And from day one they called us. We worked together to align our optimum manufacturing sizes with their floor plans. And they’ve come up with a way of rearranging those floor plans to be architecturally compelling, accommodate the unit mix and different spatial orientations they need and be really effective for manufacturing and therefore cost effective for them as the developer. I think we’re on project six with that group. So, it’s working and they keep coming back because together we’re able to deliver something that I don’t think he could have put together any other way. That’s just one example. there’s so many exciting examples of work that gets me energized. I think that’s what I enjoy most. That’s what I love best about my job and about what we’re doing here.
Key Takeaways:
The B.C. government has doubled the protection period from 12 to 24 months for eligible Metro Vancouver projects, helping developers avoid sudden cost increases and freeing up capital to keep housing builds on track.
The move comes amid rising construction costs, slower presales, and layoffs across the development sector, with builders warning that financial uncertainty is putting many projects at risk.
The change supports access to $250 million in federal infrastructure funding and complements other provincial measures, such as deferred development fees, aimed at boosting housing supply during a period of economic volatility.
The Whole Story:
The B.C. government has moved to give homebuilders in Metro Vancouver more financial certainty, extending the length of time projects are protected from increases to regional development cost charges (DCCs). The change comes as developers across Canada face increasing financial strain, rising construction costs, and a series of high-profile layoffs.
Under the new rules, eligible residential and commercial projects will be shielded from DCC hikes for 24 months—double the previous 12-month window. The province says this could free up hundreds of millions in capital, helping builders advance housing projects that might otherwise be stalled or cancelled.
“There’s no question that global financial uncertainty and rising costs of goods and skilled labour have challenged the housing market in cities all over the world,” said Ravi Kahlon, B.C.’s Minister of Housing and Municipal Affairs. “That’s why we’re taking more steps to ensure major housing projects in our biggest region have the financial certainty they need to succeed.”
The move follows warnings from the Urban Development Institute and major homebuilders that escalating fees and volatile costs are threatening the viability of housing projects. In recent months, some developers—citing construction cost pressures and slower presales—have laid off staff and put projects on hold. The Fraser Institute and other analysts have pointed to a broader productivity slump in the sector, adding urgency to policy relief efforts.
The DCC rate freeze supports Metro Vancouver’s eligibility for $250 million in federal infrastructure funding and will apply to development cost bylaws governing water, wastewater treatment and regional parks. Officials say it allows the region to continue upgrading critical infrastructure without pushing costs onto future homeowners.
“This change reflects the realities of today’s development environment,” said Anne McMullin, president and CEO of the Urban Development Institute. “Without it, many projects would not have been able to proceed.”
The change builds on recent provincial reforms allowing builders across B.C. to defer 75% of certain development fees for up to four years or until occupancy, part of a broader effort to reduce the cost of delivering new homes.
For developers like Townline, Onni Group, and Bosa Properties, the extended timeline helps protect pipeline projects from financial volatility and offers much-needed stability in a challenging market.
The regulatory change, enabled by provisions in the Miscellaneous Statutes Amendment Act, 2025, applies to qualifying projects that submitted applications before March 22, 2024, and receive permits between March 23, 2025, and March 22, 2026.
History is being built right now in Charlottetown, PEI.
Crews are assembling Canada’s largest modular apartment complex ever and experts hope it could help show the entire industry what’s possible with the right team.
The Malpeque apartment project includes two six-storey buildings: one is an 82-unit seniors’ apartment, and the other is a 63-unit family-oriented building. Both are being built for the Province of Prince Edward Island and the seniors’ building is the first one under construction.
Leading the effort is 720 Modular. Their approach was to gradually build modular capacity in the region by working with local builders. It’s their sixth project in PEI and it’s given contractors a chance to learn the ropes from industry veterans, 720 Founder and CEO Troy Ferguson and his business partner, Craig Mitchell, the company’s Project Development Lead. As the pair enters the latter half of their careers, they hope these seeds can create a legacy for years to come.
“What you’re seeing now is a strong team in PEI that’s been able to deliver multiple modular projects,” said Craig Mitchell, Project Development Lead at 720. “We’ve got the same design team from the beginning, and the expertise they’ve built allows the design process to move faster. There’s a real spirit of collaboration and culture now. Everyone knows each other—it’s more like working with friends.
Ferguson explained that the Province first partnered with them on Fitzroy, a multi-storey housing project, and the relationships have grown from there.
“They were at the table during pre-construction, seeing how modular works and watching their local businesses do the work with us guiding the process,” he said. “That early involvement facilitated future projects, including homeless shelters with repurposed assets from Western Canada. That relationship eventually led to this—the largest modular housing project in the country. The government had been keen to learn along with everyone else.”
The site sits on the outskirts of Charlottetown, allowing the team to plan for cranes, laydowns and access. But the true challenge is manufacturing. Malpeque is using substantial annual capacity of the region’s largest modular factory, something that few factories are willing to commit to a single client. To deal with this, work on the buildings has been broken into phases.
Another major challenge of the project is pushing the limits of what’s allowed—six storeys is the maximum for light wood-frame construction under the code and most modular projects in Canada are four storeys or under.
“You really have to reinforce the first and second storeys to support everything above. It’s not just a challenge—it’s a discovery process,” said Ferguson. “Now that we’ve done it, we can share that knowledge. Hopefully it kickstarts more mid-rise projects using conventional factory-ready materials.”
Despite this, one of the key advantages of modular construction is the ability to conduct certain offsite activities in parallel with site preparations. In this case, factory processes commenced while the project team continued working through final permit approvals. Foundations were completed just before Christmas, ensuring the site was ready for module delivery by early spring.
“In the field, we’re only going to be on-site for six months. From permit to building turnover—roughly five to six months. Compare that to a conventional timeline of 14 to 15 months,” said Mitchell.
There’s also schedule and cost certainty. Every design decision is made upfront—right down to coat hooks. By the time production starts in a controlled factory environment, the budget is essentially baked in.
“The only change during our design phase was a $6,000 addition for additional shower heads in accessible bathrooms. That’s it,” said Ferguson. “And because of that certainty, we locked in our craning date eight months ahead of time. That level of precision is possible in this emerging industry while using the same traditional construction professionals and materials.”
For industry veterans like Ferguson and Mitchell, Malpeque is more than a project. It’s an opportunity to pass down their modular construction knowledge when the country needs it the most.
“We’re creating a playbook as we go—lessons learned, the architecture of a business model that uses existing resources in a new way,” said Ferguson. “We hope it’ll guide others—contractors, developers, factories, and owners.”
Mitchell noted that 720 is already working on replicating their model in Ontario.
“We’re trying to give the industry a case study it can adopt and scale,” he said. “We think we’ve found a model to scale housing in Canada—and we want to share it.”
Key Takeaways:
$203 million in joint funding from the federal and Alberta governments will support the construction of more than 2,300 affordable housing units across the province through the Affordable Housing Partnership Program.
Major projects are planned in Edmonton, Calgary, and smaller communities, including office-to-residential conversions, mixed-income developments, and supportive housing for vulnerable populations.
The investment is part of the National Housing Strategy, a $115-billion federal plan aimed at addressing housing needs through partnerships with provinces, municipalities, and non-profits.
The Whole Story:
More than 2,300 affordable housing units are set to be built across Alberta thanks to a $203-million joint investment from the federal and provincial governments.
The funding, announced Monday, is part of the Canada–Alberta Bilateral Agreement under the National Housing Strategy and will support 25 projects in communities ranging from Calgary and Edmonton to Jasper and Okotoks.
The funds are being delivered through Alberta’s Affordable Housing Partnership Program and are aimed at supporting low-income Albertans by building new units, converting existing buildings, and expanding mixed-income housing developments.
The Honourable Eleanor Olszewski, federal Minister of Emergency Management and Community Resilience and MP for Edmonton Centre, joined Alberta’s Minister of Assisted Living and Social Services, Jason Nixon, for the announcement.
“Alberta’s government is focused on results,” Nixon said. “With this record investment, thousands more low-income Albertans will have a safe, affordable home they can count on.”
Projects were selected based on community needs, their ability to deliver outcomes for vulnerable populations, and overall value for taxpayer dollars. Eligible initiatives include constructing new buildings, redevelopments, conversions, or renovations that add at least five new affordable units.
Major funding recipients in Edmonton include Civida ($20 million) and The Mustard Seed Foundation ($4.67 million), while Calgary projects include $30.5 million for Onward Homes Society and $13 million for a downtown office-to-residential conversion by 800 GP Corporation.
Outside the two major cities, millions in funding will go to projects in Banff, Jasper, Strathmore, and Canmore. In Fort Saskatchewan, land is being transferred to Heartland Housing Foundation for a new development.
Federal Housing Minister Gregor Robertson said the funding represents “a new generation of housing,” adding that partnerships with non-profits are critical to meeting the scale and speed of current demand.
The National Housing Strategy is a $115-billion, multi-year plan that aims to increase housing supply and improve affordability for those most in need, including seniors, Indigenous people, and those at risk of homelessness. As of March 2025, Ottawa says it has committed $65.8 billion toward building over 166,000 new units and repairing more than 322,000.
All projects funded under the strategy must align with core NHS principles, including collaboration with local governments, Indigenous organizations, and the private sector.
Key Takeaways:
The Vancouver Fraser Port Authority has launched a request for qualifications to select a construction team for the landmass and wharf portion of the Roberts Bank Terminal 2 Project.
The terminal is expected to generate over 18,000 construction jobs, support 17,000 long-term jobs annually, and contribute $3 billion to Canada’s GDP each year.
The project includes habitat enhancement and fish migration infrastructure, with mutual benefits agreements signed with 27 First Nations and ongoing commitments to Indigenous procurement and employment.
The Whole Story:
The Vancouver Fraser Port Authority has launched the procurement process to find a construction team for the landmass and wharf component of the Roberts Bank Terminal 2 Project, a major container terminal expansion in the Port of Vancouver.
The port authority issued a request for qualifications Thursday as the first step in a competitive selection process that will see three teams shortlisted this fall. The chosen contractor will be responsible for delivering key infrastructure, including a 100-hectare marine landmass, a 1,300-metre wharf structure and berth pocket, a widened 35-hectare causeway, and an expanded tug basin.
“We’re excited to issue the request for qualifications today and move this vital project forward,” said Victor Pang, the port authority’s chief financial officer. “To meet Canada’s needs in today’s quickly evolving trade landscape, we have accelerated our efforts to deliver Roberts Bank Terminal 2—a project that will strengthen Canada’s economic security and deliver trade resilience.”
The new terminal is projected to unlock over $100 billion in trade capacity and contribute $3 billion to Canada’s GDP annually. Once operational, it is expected to support 17,000 long-term jobs and generate more than 18,000 construction jobs.
The port authority has selected a progressive design-build procurement model with a target price approach. An independent fairness monitor has been appointed to oversee the process.
To align with the port’s environmental strategy, the construction contract also includes civil works for habitat enhancement, the South Arm Jetty Tidal Marsh Project, and a marine terminal fish passage to support juvenile salmon migration. These initiatives are priorities for First Nations communities and intended to protect regional ecosystems.
Pang said the terminal “will be a catalyst for economic transformation nationally—from supporting Prairie grain exports and B.C.’s forestry sector, to communities who depend on reliable and affordable access to essential goods on store shelves.”
The port authority has signed mutual benefits agreements with 27 First Nations, who have provided consent for the project to proceed. Future collaboration will include Indigenous procurement and employment opportunities, the agency said.
Following federal and provincial approvals in 2023, the port authority submitted a Fisheries Act Authorization application in 2024 and is aiming to receive a decision on the permit by October 2026. Construction is expected to begin in 2028, with terminal operations projected to start by the mid-2030s.
A community legacy fund worth $6 million will launch this summer to benefit Delta residents.
Interested construction teams must confirm their interest by Sept. 18, 2025, and submit their qualifications by Sept. 25. A project information session will be held in Vancouver on July 22.
Key Takeaways:
GWL Realty Advisors plans to fully restore College Park’s historic Art Deco building, including completing its original Yonge Street podium and expanding The Carlu event venue—realizing the vision first imagined nearly a century ago.
The proposal includes three new residential towers—up to nearly 100 storeys tall—adding 2,334 housing units, a hotel, retail and entertainment space, and a raised pedestrian pathway connecting the complex.
Landscape upgrades, rooftop gardens, and a new public plaza aim to enhance the area’s livability, while GWLRA’s “College Park 100” initiative invites public feedback to shape the project throughout its development.
The Whole Story:
GWL Realty Advisors has unveiled an ambitious proposal to redevelop College Park, aiming to transform the prominent intersection of Yonge and College into a major cultural, residential, and retail destination in time for the building’s 100th anniversary in 2030.
The plan, submitted to the City of Toronto for approval, includes a full heritage restoration of the historic Art Deco complex, originally designed by Ross & Macdonald. It would complete the long-unfinished Yonge Street podium, revive the interior arcade with Parisian-style storefronts, and expand The Carlu event venue with new terraces and conference space.
“This project is our chance to get it right for the beginning of [College Park’s] second century,” said Scott Weir, principal at ERA Architects, who previously worked on the 2003 restoration of The Carlu. GWLRA’s approach breaks from the common practice of “facadism” by preserving the full structure rather than just its exterior walls.
Three new mixed-use towers — the tallest reaching nearly 100 storeys — would rise behind the restored heritage building. Designed by Hariri Pontarini Architects, the towers reflect the verticality and setbacks of 1920s skyscrapers, with sculptural forms that visually tie the old and new elements together. The towers would include 2,334 residential units, a hotel, and new retail and entertainment offerings.
To connect the project’s indoor and outdoor spaces, a raised, ribbon-like pedestrian pathway would wind through the site from Yonge and College streets to a glass atrium and redesigned public plaza. Landscape architecture firm PUBLIC WORK plans to enhance the surrounding public realm with native plantings, a new tree canopy, rooftop gardens, and topographic features inspired by early 20th-century design.
“College Park would mark a new metropolitan culture in Toronto by demonstrating how public and urban vitality can expand from the park and the street, inside and out, from the ground floor into the sky,” said PUBLIC WORK principal Marc Ryan.
The proposal also includes transit and streetscape improvements, with particular attention paid to minimizing disruption to the roughly 250,000 weekly commuters who pass through College Station.
As part of its community engagement efforts, GWLRA has launched “College Park 100,” a public website and event series designed to explore the site’s history and gather public input on its future. That feedback will inform the ongoing design process.
“This is just the beginning of a multi-year, iterative process,” said Daniel Fama, vice-president of development at GWLRA. “We encourage the public to stay involved and share feedback through College Park 100.”
No construction timeline has been confirmed, and the redevelopment is still subject to municipal approval. The project is being developed on behalf of The Canada Life Assurance Company and will be allocated to the company’s participating life insurance account.
Key Takeaways:
Vancouver City Council unanimously approved the Rupert and Renfrew Station Area Plan, setting the stage for 30 years of growth, including up to 10,100 new homes and 8,300 new jobs near two SkyTrain stations.
The plan introduces four neighbourhood types—Rapid Transit Areas, Villages, Multiplex Areas, and Employment Lands—with high-density towers up to 45 storeys permitted near transit, while preserving job lands and encouraging mixed-use developments.
A key feature of the plan is the restoration of Still Creek through daylighting, green space expansion, and groundwater protection, blending urban growth with flood mitigation and environmental revitalization.
The Whole Story:
Vancouver’s city council has unanimously approved the Rupert and Renfrew Station Area Plan, unveiling a sweeping vision set to shape growth around the Rupert and Renfrew SkyTrain stations over the next three decades.
The plan, which builds on the city’s broader Vancouver Plan, aims to deliver new and varied housing, job space, public amenities and cultural offerings, while integrating nature-based measures to boost ecological health and manage flood risk along Still Creek.
Mayor Ken Sim described the plan as promoting “thoughtful growth in a key part of our city — bringing new housing, jobs and amenities while making sure families can continue to build their lives here.” He added that it supports the creation of “complete, connected neighbourhoods” inclusive of people from all walks of life.
Planning department head Josh White noted the plan will steer impending zoning changes due later this year while providing clarity and confidence for future development. “We’re setting the stage for growth by putting the right policies, infrastructure and land‑use direction in place,” he said.
Community-driven, Indigenous-led
The plan was shaped by extensive consultation since 2022, including four engagement phases featuring 43 open houses, 72 public events and over 2,100 surveys. Important contributions came from the Musqueam, Squamish and Tsleil‑Waututh Nations. Key documents were translated into traditional and simplified Chinese, Vietnamese and Tagalog to ensure broad access.
New zoning and land‑use model
Development is organised into four neighbourhood types:
Rapid Transit areas around the SkyTrain will permit towers up to 45 storeys, with incentives for below-market-rental or public amenities. Both residential and commercial uses — including hotels and retail — will be encouraged via private, site-by-site rezonings.
Villages, centred on existing low-rise commercial nodes, can expand to six-storey mixed-use buildings and multiplexes, supporting “missing-middle” housing.
Multiplex areas further away will remain in Residential Inclusive (R1‑1) zoning, allowing up to six strata units or eight rental units, with corner stores available via rezoning applications.
Employment lands will be preserved and even expanded to foster job growth, especially in arts, culture and service industries. Small commercial nodes, artist studios and nonprofit facilities will be encouraged — while residential uses are largely banned. A notable exception is the 3200 E Broadway site, co-developed by Indigenous Nations and Aquilini Development.
A prominent feature of the plan is the enhancement of Still Creek, one of Vancouver’s few open urban waterways. The proposal includes daylighting sections of the creek, widening its corridor to reduce flooding, improve habitat and support groundwater recharge — with underground parking restricted to maintain groundwater flows.
There are also plans to support ecological recovery, with reports noting the return of salmon following enhancement efforts.
Implementation will proceed through a mix of private site rezonings, city‑initiated rezonings and development permits. City staff plan to seek council approval for rezoning in select low-rise and village neighbourhoods in the coming months, aiming to speed up the delivery of housing and community infrastructure.
The 660-hectare Rupert–Renfrew area, home to approximately 31,000 residents — over 70% of whom identify as visible minorities — traditionally supported fishing and harvesting along Still Creek. The planning process, launched in late 2021, aims to accommodate up to 18,700 additional residents, 10,100 new homes and 8,300 new jobs over 25 years.
When Hammad Chaudhry left EllisDon earlier this year to join construction technology startup Timescapes, the news circulated quickly through Canada’s construction industry. Chaudhry had spent more than a decade rising through EllisDon’s ranks, eventually leading national innovation and digital strategy efforts. His departure raised eyebrows not because it was controversial, but because it was rare. Few people make that kind of leap from a secure leadership role at a Tier 1 contractor to a startup environment.
Six months later, Chaudhry says the move was not about dissatisfaction, but about timing and opportunity. After years of evaluating, piloting, and deploying technology within a large organization, he wanted to gain hands-on experience on the product side.
“I had always worked with startups from the outside—as a client, a partner, sometimes an advisor,” he said. “But I’d never built something from within. I felt like if I didn’t do it now, I might never get the chance.”
Chaudhry joined Timescapes, a company focused on visual jobsite intelligence through automated camera systems and software. He was already familiar with the product through past collaboration and saw a practical advantage in how easy it was to use. In contrast to many construction tools that require complex onboarding or technical fluency, Timescapes stood out for its accessibility—something he believes is increasingly important as user expectations evolve.
“A big reason I was drawn to it was the simplicity,” he said. “It just worked. People on site didn’t need a tutorial to understand it, and that’s where a lot of technology falls short.”
Now embedded in a smaller team and faster-paced environment, Chaudhry has shifted from corporate innovation strategy to direct product involvement. His focus is on ensuring that Timescapes stays aligned with jobsite realities, drawing from his background working with project teams across Canada. He said the change has been refreshing—less process, more immediacy, and a stronger connection between decision-making and outcomes.
The move also highlights a broader trend in the industry: experienced professionals crossing into the tech space to help shape tools that are better informed by construction practice. As more contractors adopt digital workflows, there is growing recognition that successful technology must be intuitive, field-ready, and integrated into the way projects actually run.
“One of the biggest challenges in this space is building tools that match how construction really works,” he said. “If you’ve never built a project, it’s easy to miss the mark.”
Looking more broadly at construction technology in Canada, Chaudhry remains cautiously optimistic. He acknowledges that progress is being made—particularly in regions like Alberta and British Columbia—but believes the national ecosystem still lacks the strategic support necessary to retain and grow early-stage contech companies. Many promising startups, he notes, continue to scale by shifting their focus to U.S. markets. That reality underscores the importance of creating more supportive conditions for innovation at home.
At Timescapes, Chaudhry is focused on product strategy, customer integration, and ensuring that field workflows inform the company’s development roadmap. “We want to be known as a trusted, reliable tool that’s actually built for construction—not just for tech’s sake,” he said. “That means staying close to the people who use it every day.”
While the startup environment has its own challenges, Chaudhry believes the shift reflects a necessary convergence between construction and technology. “This wasn’t about leaving construction,” he said. “It was about contributing to it in a new way.”
Key Takeaways:
North Vancouver RCMP are investigating the detonation of a homemade explosive device that caused minor damage to an office building on June 27.
Police believe the device was made from fireworks or bear bangers and are seeking help identifying two male suspects seen on CCTV.
Authorities have increased patrols in the area and are urging the public to review suspect images and report any information that could aid the investigation.
The Whole Story:
Mounties are asking for the public’s help identifying two suspects after a homemade explosive device was detonated outside a Lower Lonsdale office building late last month.
North Vancouver RCMP say officers responded to reports of a loud bang in the 200-block of West Esplanade Avenue around 4:15 a.m. on June 27. When officers arrived, they found minor damage to the front door of an office building. No injuries were reported.
Following an investigation by the RCMP’s Serious Crime Unit and the Explosives Disposal Unit, police confirmed the damage was caused by a rudimentary homemade device, likely constructed using commercially available fireworks or bear bangers taped together and ignited with a burning fuse.
Police have since conducted extensive video canvassing, reviewed hours of surveillance footage, and interviewed witnesses. They’ve also increased foot patrols in the area to reassure the public and deter further incidents.
Investigators have released images of two men considered persons of interest. CCTV footage shows the detonation occurred at exactly 4:04 a.m.
The first suspect is described as a Caucasian man with short, balding hair, a stocky build, wearing a black jacket, dark T-shirt, and blue jeans. The second suspect is described as a Caucasian man with a slender build, wearing a long blonde wig, a black hoodie, and dark blue pants.
“We are urging the public to review these images and contact police if they recognize the suspects,” said Cpl. Mansoor Sahak in a statement. “Even a small tip can be the final piece of the puzzle in a complex case.”
Police have not determined a motive and say there is no indication yet whether the act was politically motivated.
Anyone with information is asked to contact North Vancouver RCMP at 236-481-9100, quoting file number 25-13204.
Key Takeaways:
Morgan Construction secured $200 million in financing from Gordon Brothers to support working capital, purchase new equipment, and drive long-term growth.
The five-year partnership includes both capital and advisory services through Nations Capital to help Morgan optimize its fleet and expand operations across Canada and the U.S.
Gordon Brothers continues to expand its presence in Canada, offering asset-based financing and consulting services to support companies in heavy industry and construction.
The Whole Story:
Morgan Construction, one of Canada’s largest heavy civil contractors, has secured $200 million in financing to support its working capital, expand its fleet, and drive long-term growth.
The deal, facilitated by global asset advisory firm Gordon Brothers, includes a five-year, $150 million revolving credit facility and a $50 million accordion feature. In addition to the funding, Morgan will receive ongoing asset advisory and consulting services through Nations Capital, a Gordon Brothers company.
“As we’ve established a strong presence in Canada and continued expansion of solutions supporting Canadian borrowers, we’re proud to partner with a respected family-run business and industry leader like Morgan Construction and provide financing and asset-advisory services that drive long-term value,” said Kyle Shonak, Chief Transaction Officer at Gordon Brothers. “By combining our traditional lending capabilities, advisory and consulting services, and our deep asset expertise, we’re able to provide a full, comprehensive solution that enables growth within the Canadian market.”
The partnership aims to help Morgan acquire new, high-calibre equipment and optimize its existing fleet to meet the demands of its expanding operations in energy, mining, and site development across Canada and the U.S.
“Gordon Brothers’ vast industry experience and equipment expertise has been critical as we continue to service our customers throughout Canada,” said Peter Kiss, President and Chief Executive Officer of Morgan Construction. “As we continue to expand existing operations and enhance growth prospects, the firm’s well-structured facility and holistic partnership will enable us to scale operations.”
Morgan Construction is one of Canada’s leading heavy civil contractors, providing earthworks, environmental and demolition services, and site development solutions across key energy and mining sectors. Headquartered in Edmonton, Alberta, with operations spanning the country and into the United States, the company employs over 1,100 people and partners with more than sixteen Indigenous communities.
Gordon Brothers, founded in 1903 and based in Boston, provides capital and advisory services to clients undergoing transformation, with a global footprint across more than 30 offices.
Key Takeaways:
The City of Toronto has selected the Spanier Group to lead a real estate strategy and Monumental to oversee public engagement for the revitalization of Old City Hall.
Following the relocation of court services, the landmark building will be repurposed with a focus on public access, heritage preservation, and local economic development.
A long-term redevelopment plan will be delivered to City Council by the second quarter of 2026, guided by key principles including financial sustainability and community engagement.
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The City of Toronto has selected a team led by the Spanier Group and Monumental to guide the future of Old City Hall, a National Historic Site and prominent downtown landmark that recently became vacant after serving as a courthouse for decades.
The Spanier Group, working alongside partners CBRE, Turner & Townsend, Bespoke Collective, and Artuitive Group, will lead real estate advisory efforts to develop a long-term strategy for the site. Their work will include market analysis, vision development, and financial modelling aimed at identifying the building’s highest and best uses, in line with a City Council directive issued earlier this year.
“This initiative aims to enhance public access, drive economic development, and ensure the long-term preservation of this nationally significant site,” said Meghan Wong, vice-president of the Spanier Group, in a statement.
Old City Hall
To complement that work, Monumental will lead public engagement efforts with support from CreateTO, the City agency overseeing real estate and development. The firm, which specializes in socially equitable urban planning, will focus on building relationships with local stakeholders and prototyping potential future uses of the building.
“We’re thrilled to be opening the doors on the next chapter of Old City Hall,” said Zahra Ebrahim, co-CEO of Monumental. “We’re committed to an engagement process that acknowledges the building’s colonial past and stimulates our collective creativity in imagining its future.”
CreateTO CEO Vic Gupta called the initiative a “once-in-a-generation opportunity” to transform the space into a vibrant public asset.
Old City Hall, located at Queen and Bay Streets, was completed in 1899 and functioned as a courthouse from 1972 until this year, when operations moved to a new facility at 10 Armoury Street. The building is currently vacant, and no long-term use has been designated.
The revitalization effort will be shaped by four guiding principles: increasing public access, conserving the heritage site, fostering local economic development, and achieving financial sustainability. A strategic report is expected to be presented to City Council by the second quarter of 2026.
