PART TEN A Case for Increased Regulation of Relocatable Buildings in the Province of Ontario by Natalie M. Jackson A thesis presented to the University of Waterloo in fulfillment of the thesis requirement for the degree of Master of Architecture in Engineering Waterloo, Ontario, Canada, 2015 © Natalie M. Jackson 2015 Author’s Declaration I hereby declare that I am the sole author of this thesis. This is a true copy of the thesis, including any required final revisions, as accepted by my examiners. I understand that my thesis may be made electronically available to the public iii Abstract: This thesis addresses the role that building regulations and codes have in shaping the way that the pre- fabricated building industry designs, manufactures and installs Relocatable Buildings (RB) used within the Institutional, Commercial and Industrial (ICI) sectors. It looks at the history and development of the Relocatable Building industry with particular focus on their application and use in the Province of Ontario, within the larger North American context. Familiar typologies under the umbrella of relocatable buildings include: Manufactured Homes, Emergency Shelters, Portable Classrooms and Industrial Accommodations1. Of these categories, the latter two will be the focus addressed within this work. The majority of relocatable buildings are manufactured and constructed without the direct involvement of the architectural profession. Many of these buildings barely meet the basic requirements of health, safety, durability, and occupant comfort that is expected of contemporary construction for all other occupied building typologies2. This problematic building type needs to garner greater attention from designers, regulators and building officials in order to set in place the framework for clearer regulatory guidelines and requirements for these structures. Such a framework has the potential to lead to overall improvement of the quality of construction and product delivery within this sector. This thesis illustrates proposed modifications of the primary documents which set the current regulatory framework for these buildings in Canada: the Canadian Standards Association (CSA) Z240 Standard for Manufactured Homes3; the Canadian Standards Association CSA A277 Standards for Factory Built Buildings; the Ontario Building Code (OBC) 2012 edition4; and the National Building Code of Canada (NBCC) 2010 edition5. Amendments amassed from existing precedent codes and model voluntary standards, intend to increase and improve the baseline expectations and requirements of building construction in this category with the intent of directly improving the quality of product being generated by this billion dollar annual Canadian industry. The goal being that design and construction improvements based on changes in regulation, extend to benefit the lives, and day-to-day experiences, of users and occupants of these relocatable structures. This thesis examines the potential, details and positive outcomes for revising the OBC to reflect the addition of this new chapter to the code. 1 www.modular.org Modular Building Institute 2 www.epa.gov US EPA Study on Portable Classrooms 3 www.csagroup.org Canadian Standards Association 4 www.mah.gov.on.ca Ontario Ministry of Municipal Affairs and Housing 5 www.nrc-cnrc.gc.ca/eng/solutions/advisory/codes_centre_index.html National Building Code of Canada v Acknowledgements: I would like to sincerely and gratefully acknowledge the assistance of my Thesis Supervisor, Professor Terri Meyer Boake as well as my committee professors Lloyd Hunt and David Lieberman, for their advice, and support in completing this thesis. I would also like to thank my external reader Paul Dowsett of Sustainable TO for his time and insight. Thanks as well to the administration of the UW School of Architecture. I would like to thank my current employer for providing an opportunity to develop knowledge and experience in the field of pre-fabricated buildings. The North House Project was made possible in part through the research funding of MITACS & the Ontario Power Authority (OPA) and the University of Waterloo. I would like to acknowledge and thank these organizations as well as our many other sponsors for facilitating new and innovative research in the field of architecture through their monetary and in-kind donations. The North House project was a unique and exciting experience. One, I will never forget, and from which I will take many lessons well into the future. Thanks to the faculty leaders of the North House Project: Geoff Thun, Kathy Velikov & David Lieberman for spearheading this venture. Not enough can be said for the fantastic student team, which pulled together to be the driving force of North House, leading up to and, throughout the Washington Competition. Including: Lauren, Maun, Chloe, Chris, Jen, Brad, Andrea, Sonja, Dave, Lindsey, Jamie, Allan, Matt, Brent, Andrew, Ivan, Sebastien, Bart, Brittany, Toktam, Humphrey, Aya, Fabio, Johnny, Kevin, and Rob, as well as many other student volunteers who contributed to the completion and success of the North House Project I would also like to thanks the many people outside the school who played critical roles in the realization of the North House project - Our sponsor list is extensive, but of particular note, I would like to thank our construction team from MCM 2001 - especially our construction coordinator Jacek Debski who worked to bring our project to reality. Finally, and most importantly I thank my family: my parents Brian and Barb Jackson, my sister & brother-in- law Kate & Bryan, my husband Brian Kielt, and my friends and extended family for their encouragement, love, support and their steadfast patience throughout this entire process. vii Dedication For my best friend Manda and my two wonderful Grandmothers, Dorothy and Florence. ix Table of Contents Author’s Declaration xi Abstract v Acknowledgments vii Dedication ix Table of Contents xi List of Figures xiii Acronyms xvi Key Terms xvii Prologue: Situating the Thesis 3 1.0 Introduction, History and Context of Relocatable Buildings 5 1.1 Key Typologies and Issues in the ICI Sector 19 1.2 Portable Classrooms 25 1.3 Industrial Accommodations 39 2.0 Current State of Relocatable Buildings 47 2.1 Who is building these units and how? 49 2.2 Case Study of Typical Industrial Relocatable Building 50 2.3 Functionality – Quality of Spaces 56 2.4 Durability – Quality of Materials 57 2.5 Safety 58 2.6 Comfort 60 2.7 Efficiency 62 2.8 Required Modifications of Building Assemblies 63 3.0 Current Regulations for Relocatable Buildings in Ontario 65 3.1 CSA Z-240 Manufactured Homes Standard 68 3.2 CSA A277 Process for Certification of Factory Built Buildings 68 3.3 Ontario Building Code (OBC) 2012 – Part 3.9 Portable Classrooms 69 3.4 National Building Code of Canada (NBCC) 2010 70 4.0 Voluntary Industry Standards & Best Practices 73 4.1 CHPS Best Practices Manual – Relocatable Classrooms 77 4.2 ASHRAE - Advanced Energy Design Guidelines: K-12 81 4.3 API RP 753 – American Petroleum Institute: Portable Building Standard 83 4.4 Company Specific Corporate Design Standards 84 5.0 Positive Models of Relocatable Buildings: 87 5.1 SPROUT SPACE – Portable Classroom 92 5.2 SAGE – Portable Classroom 96 5.3 SEED Classroom 100 5.4 MOBEE – Portable Classroom (Canadian Example) 104 5.5 ReMOD – Construction Trailer 110 6.0 Summary of Proposed Amendments to applicable Codes and Standards 117 6.1 Proposed Amendments to CSA Z240 Standards 119 6.2 Proposed Amendments to Ontario Building Code 2012 Compendium 120 6.3 Proposed Amendments to National Building Code of Canada 2010 121 xi Conclusion 127 Epilogue 133 Bibliography 139 Appendices Appendix A 149 Relocatable Building Case Study Drawings Appendix B 151 i) Detailed Proposed Amendments CSA Z240 Standards ii) Detailed Proposed Amendments to Ontario Building Code 2012 Compendium iii) Detailed Proposed Amendments to National Building Code of Canada 2010 Appendix C 209 Extended Acknowledgements Appendix D 211 A Brief Overview of the North House Project xii List of Figures 1. Typical Construction Trailer – Williams Scotsman – www.willscot.ca 2. Manufactured Home – Manufactured Home Sales. 3. Quonset T-Rib Hut www.quonsethuts.org 4. Butler Building www.quonsethuts.org 5. Typical Portable Classrooms – www.modspace.com 6. Large Scale Relocatable Industrial Accommodations – Williams Scotsman – www.willscot.ca 7. Portable Classroom Image 8. Typical Floor Plan of Portable Classroom – Drawing by author. 9. Portable Classroom Siting Diagram – Case 1 – Drawing by author. 10. Portable Classroom Siting Diagrams - Case 2– Drawing by author. 11. Portable Classroom Siting Diagrams - Case 3 – Drawing by author. 12. Portable Classroom Siting Diagrams - Case 4 – Drawing by author. 13. Portable Classroom Siting Diagrams – Case 5– Drawing by author. 14. Large Scale Industrial Accommodation Photo at Husky Refinery – www.modspace.ca 15. Typical Floor Plan of Industrial Accommodation Lunchroom Complex – Drawing by author 16. Modular Building Company Logos – www.modular.org 14. The CHPS Relocatable Classroom by Collaborative for High Performance Schools www.chps.net 15. K-12 Advanced Energy Design Guideline – ASHRAE www.ashrae.org 16. American Petroleum Institute (API) 753 Standard – Photo of Cover. 17. Typical Floor Plan of Construction Trailer with Enlarged Detail – Drawing by author. 18. Typical Wall Section #1 – Drawing by author. 19. Typical Wall Section #2– Drawing by author. 20. Typical Cross Section with Enlarged Details – Drawing by author. 21. Typical Cross Section with Enlarged Details – Drawing by author. 22. Ontario Building Code Compendium 2012 – Photo of Cover – www.humber.com 23. National Building Code of Canada 2010 – Photo of Cover - www.humber.com 24. CSA Z 240 Manufactured Housing Standard Cover www.csa.com 25. CHPS – High Performance Relocatable Classroom Diagram www.chps.net 26. DOE Climate Zones – Fuel Use Bar Graph 27. DOE Climate Zones Map. http://www.hydrogen.energy.gov/cf/fc_power_analysis_model_data.cfm 28. Texas City, Texas BP Refinery Explosion – US Chemical Safety Board Final Report - Cover 29. Sprout Space Exterior - photo by Sam Kittner by Perkins + Will & Triumph Modular www.perkinswill.com 30.