INTRAURBAN RIVERSHORE (2019)
11111 TWIGG PLACE, RICHMOND, BC
OWNER/DEVELOPER
PC Urban Properties Corp.
ARCHITECT
Christopher Bozyk Architects Ltd.
STATEMENT OF WORK
Pre-construction and construction
IntraUrban Rivershore is a light-industrial development with two tilt-up buildings situated on a 593,943-square-foot site on Mitchell Island. It has 34 strata units ranging from 3,640 to 12,500 square feet and is comprised of a 255,115-square-foot, two-storey building and a 9,250-square-foot, two-storey warehouse. The development was engineered for long-term efficiency and productivity with dock and grade loading, 26-foot clear ceiling heights, with mezzanines, ESFR sprinklers, T5 lighting, 54-foot column spacing, and 400 Amp, 600/347V three-phase power.
Ventana provided value engineering services, such as adjusting tilt-up panel sizing to reduce the number of panels to improve formwork pricing and efficiencies in crane capacity. Schedule acceleration was aggressively sought out during sub-contract buyout to achieve additional savings. It was important to PC Urban that the same Ventana project team that previously completed IntraUrban warehouse projects was utilized to maximize efficiency and ensure schedule obligations were fulfilled.
A contributing factor to the project’s success was our early involvement in the pre-construction process working with PC Urban and the consultant team to refine the design and construction approach prior to construction. The large industrial site was heavily contaminated and required the soil to be encapsulated with a barrier membrane layer, which resulted in various membrane elevations. Our involvement during this early stage allowed coordination with bottom of footing design, in addition to methodology development for invert and foundation elevations that penetrated through the membrane layer into the contaminated zone.
The sheer size of the site required careful soil management and construction access into the till subgrade, which turned into mud during wet weather.
Methodologies to cap the site with robust temporary access roads and maintenance during construction was important as earthworks on a site this large was high risk. We developed a plan to efficiently cap the site with imported gravels. Due to the heavy metal industrial soil contaminants, it was necessary to develop an Exposure Control Plan for earthworks, excavation of footings and underground services. Workers wore hazmat suits and masks when in contact with the soil and were required to wash down in washdown stations.
We provided careful planning to develop risk mitigation strategies for the successful execution of siteworks. Ventana was involved with disposal of contaminated soils from another project and was able to negotiate with the licensed landfill for significant reductions in unit rates that would normally be provided by earthworks trades. The reductions and efficiencies in stockpiling required materials for fill and backfill provided significant savings for PC Urban, thereby contributing to the successful completion of the project.
