Fraser Mills Business Centre

Summarize the project's program, features and achievements?

As the only industrial condominium opportunity within the upcoming 96-acre mixed-use Fraser Mills master-planned community, Fraser Mills Business Centre (Fraser Mills) offers premium industrial ownership in Coquitlam, B.C. Positioned along the Fraser River and designed to accommodate a range of users, the development consists of 16 units across two buildings, with flexible unit sizes from 7,952 SF to a contiguous 94,851 SF. Its central location and proximity to major thoroughfares make it an ideal distribution hub for businesses serving Metro Vancouver and beyond.

As a landmark project for the developer, every detail was carefully considered to ensure the buildings present sophisticated, modern façades that complement the high architectural standards of the surrounding residential community. This vision was brought to life using 258 tilt-up concrete panels, seamlessly combined with extensive glazing and metal cladding. Each unit includes a pre-built structural steel mezzanine and features 28’ clear warehouse ceilings. Externally, a stepped roofline and undulating footprint along King Edward Street breaks from conventional industrial flatness, adding visual rhythm and architectural refinement.

At Fraser Mills, tilt-up panels are used as design elements, not just structural components. Finished with texture and subtle tonal variation, they interact with natural light throughout the day, creating depth and complexity without relying on decorative excess. A particularly challenging element to the tilt panels at this project was the formliner, which was designed to be added on an angel. For perfect execution, a substantial amount of pre-planning and layout was completed in advance. The tilt-up system accommodates large areas of glazing, providing ample natural light and creating a welcoming entrance. These glazing elements are set flush within the panel system, emphasizing continuity and minimizing visual interruptions.

Structural integration was central to the project's success. Structural steel components, extensive glazing, and steel canopies blend with the panel layout, ensuring that each system complements the others. Steel canopies create distinct unit entrances and provide occupants with signage opportunities while reinforcing horizontal lines across the facade. In a nod to the site's history as a former lumber mill, linear metal screening of the loading courts resemble stacked timber, adding a thoughtful layer of historical context.

Engineering ingenuity was critical to achieving the unique architectural vision of Fraser Mills. The varied shapes, sizes, and placements of the panels "particularly along the undulating footprint and stepped roofline" required advanced lift and brace strategies. Structural systems were precisely coordinated to ensure stability and clean transitions between tilt-up concrete, steel framing, and glazing. The complexity of materials and shifting elevations demanded a high level of craftsmanship, coordination, and quality control, all of which were executed with precision.

Community integration is embedded in the site design. Amenity plazas along King Edward Street include bicycle racks, seating, and landscaping that promote pedestrian engagement and sustainable transportation, aligning with the broader Fraser Mills master-planned community vision.

Fraser Mills Business Centre exemplifies the elevated potential of tilt-up construction, combining architectural sophistication, structural innovation, and community-conscious design in a refined and future-forward industrial development.

Please communicate any engineering complexities or unique features of the panel design for this project?

A key structural challenge of this project was the integration of tilt-up panels, glazing, and framing into an irregularly shaped building located in a high seismic activity zone. The complexity demanded numerous large panel-to-panel connections and sophisticated tie-down connections to footings, each requiring an exceptional degree of accuracy in the placement and installation of embeds and bolts.

To accommodate the architect's vision of maximizing natural light, the team employed innovative construction techniques, including the use of sacrificial legs, temporary sections of panels designed to support the structure during lifting and standing, then removed to create large, glazed openings. This allowed for safe panel erection without compromising the design intent.

Additionally, hanging panels at each unit entrance required highly precise placement during lifting operations. The project team's meticulous planning and execution ensured both structural integrity and architectural excellence were achieved, overcoming significant technical challenges with creative, field-driven solutions.