111 Richmond Street West is a key component of the Richmond Adelaide Centre, a 1.6-million-square-foot, five-building office complex in the heart of Toronto’s downtown core. 111 Richmond Street West features a public plaza, period lobby, and extensive use of natural light. The project has achieved LEED Gold certification. The anchor tenant is Google Canada.
This project involved the renovation and retrofit of the entire 1950s-built building. The team removed all the 16-storey building’s systems, had it fully abated, the windows replaced, and stone cleaned. The retrofit included the installation of new M&E systems, new exterior cladding, and all new building finishes.
The schedule for these renovations was unusually strict, and parts of the building remained fully occupied. Google, being the main tenant on the top seven floors, expected occupancy to resume six months into the twelve-month project. To accommodate this requirement, PCL broke down every activity into its smallest manageable task. The schedule was organized by trade and by floor, updated weekly, and the status recorded daily. Communications between all involved parties were clear and consistent throughout construction, and included no fewer than three coordination meetings a week between PCL and the trades, and one to two meetings per week with clients. Elevator use was carefully scheduled, with PCL working closely with building management to stage tenant turnovers and occupancy in a manner that was both controlled and professional. This rigorous daily review, adjustment, and updating of the schedule was fundamental to achieving tasks on time and meeting the client’s expectations.
Through collaborative partnering, the project team identified the need for early procurement of the glazing system. After employing a constructability assessment as well as value engineering, the team was able to recommend the implementation of unitized windows. PCL also ensured that the enabling work was procured early, specifically with steel support for the eleventh floor, to ensure the smooth flow of general trade production and the highest possible level of productivity. Owing to the building being located on a busy street in downtown Toronto, the team occupied the road during non-rush-hour periods only, and organized clear delivery zones to minimize impacts on the public.
As a result of these carefully planned and coordinative steps, every major and minor milestone was achieved on time and within the budget.