Pacific Ridge Business Centre

Summarize the project's program, features and achievements?

Designed to accommodate a variety of users, Pacific Ridge Business Centre (“Pacific Ridge") offered the opportunity to own or lease premium industrial space in a market lacking highly efficient warehouse space. Comprised of 15 units across two buildings, Pacific Ridge is an ideal distribution hub for businesses serving Vancouver Island, providing flexible unit sizes from 5,430 SF up to a contiguous 69,498 SF.

As the developer's first project in the region, Pacific Ridge presented unique challenges as they adapted to working with new trade partners. The development utilized free-draining blast rock subbase sourced from a nearby site, allowing for a mutually beneficial transaction which minimized transport costs while using materials native to the region. The subject site also presented challenging design constraints due to Streamside Protection & Enhancement Area (SPEA) setback on three sides, with a tight utility corridor. Working in close collaboration with with all consultants, the developer refined the building design to maximize the footprint and functionality of all units while protecting these sensitive environmental areas.

In order to create an articulating façade and accentuate the exterior of the buildings, a variety of finishes were used at Pacific Ridge. In addition to flat paint on all exterior panel surfaces, each unit features formliner detailing, wood-effect metal cladding, curtain walls and stone veneer entrance. These features not only surpass the level of finishes previously seen on Vancouver Island; they create visual divisions that separate neighboring units while incorporating natural elements commonly found in the Pacific Northwest into the building itself, ensuring it seamlessly blends with the surrounding nature.

Composed of 209 panels that reached up to 12.5" thick, the two-building development offered pre-built structural steel mezzanines and 28' clear warehouse ceilings, which is not typical of industrial developments on Vancouver Island. Utilizing their extensive experience in tilt-up construction, the developer meticulously scheduled tilt panel layout, formwork and pour, and tilting, which effectively reduced typical construction timelines and resulted in the project delivering ahead of schedule. This is especially noteworthy when taking into account that as the developer's first project in a new market it was also the first time working with this specific group of subtrades, many of whom were new to tilt-up construction. Leveraging their experience, the developer worked in close collaboration with all subtrades and together they were able to bring Pacific Ridge to market faster than is typical in the region. The speed of construction that the tilt-up method provided meant that it created a lesser impact on the surrounding residential neighborhood, minimized land carrying costs, and allowed for quicker market absorption.

Tilt-up construction played a pivotal role in bringing Pacific Ridge to life, allowing the project to deliver ahead of schedule and set a new standard for industrial real estate on Vancouver Island.

What obstacles were overcome related to the schedule, budget, program, specification, site, etc. on this project?

When entering new markets, there are always new challenges. For Pacific Ridge, the most prominent of these challenges was forging relationships with new subtrades and ensuring that all work done met the premium standard set by the developer. For many of these trades, this was their first time working on a tilt-up development. Through close collaboration between all parties, subtrades were educated and scheduled, resulting in the project delivering ahead of schedule.

A second challenge that was encountered on this project was budgeting construction costs without historical data in the new market. Extensive budgeting and estimating processes were executed throughout the project, resulting in completing Pacific Ridge under budget.

What is the potential for this project's impact on the community and/or environment?

When Pacific Ridge was initially brought to market, it was the only new development in the region offering dock loading. In addition, the 28' clear warehouse ceilings and unit sizes offered within the development are not common on Vancouver Island. By bringing a first-class facility of this caliber to market, businesses had the opportunity to move into spaces that offer more versatility and efficiencies, which inherently has the potential to broaden the business landscape of Vancouver Island while generating countless jobs within the community, simultaneously injecting new income into the local economy.