2012 was a year of great projects. A few phrases come to our minds when we look at our projects that spanned 2012 and beyond; new sectors, new relationships, and continued relationships.

Our portfolio in 2012 was diversified and impressive. This Year In Review will showcase our projects with long-term clients such as Ontario Power Generation, 3M Canada, and Columbia Sportswear. McKay-Cocker’s projects consisted of a 300,000 square foot office complex, training centres, and a 282,000 square foot refrigerated distribution centre. We have worked on office expansions and renovations, manufacturing expansions, a warehouse renovation and a retail outlet store. Also, enjoy a section on the successes of our Special Projects Division.

Our people have stepped up to the plate this past year, as always. We don’t ever want to lose sight of what McKay-Cocker really is; a builder, and that our front line people are our foundation. Our people are our most important asset and we’re grateful. Their commitment to doing things right and building important relationships with the stakeholders they encounter everyday is what McKay-Cocker’s reputation is built on.

All the best for 2013!

Paul H. Cocker, Chief Executive Officer Robert Skinner, President

Serving Southern Ontario for 67 years!

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Ontario Power Generation’s Darlington Energy ComplexDarlington Energy Complex • Design-Build • Clarington • Substantial Completion December 21, 2012

ictured above is one of McKay-Cocker’s recently completed Design-Build projects, the 300,000 square foot Darlington Energy Complex. An impressive building, managed by a great team; it is symbolic of what McKay-Cocker’s Design-Build, Management and Supervision teams can do. By establishing relationships built on trust a project like this can be finished on time and on budget. Construction started in July 2011 with substantial completion achieved December 21st, 2012.

About the Darlington Energy Complex (DEC)

The DEC is a key element in the success of Darlington Re-furbishment and will also support ongoing operations of the Darlington Nuclear station into the future. With ground-breaking innovation and leading-edge technology the DEC will be a pre-miere nuclear training centre and will serve as the headquarters for the refurbishment of the Darlington Nuclear Generating Sta-tion (DNGS) and support on-going station operations into the future. Located to the west of DNGS in Clarington the techno-logically advanced training centre will contain a full-scale mock-up of the reactor core and tool testing facility that will be vital to train, test and qualify the many people needed to complete the refurbishment project work. Set for occupancy this summer the DEC also includes offices for 450 staff, a 160 seat auditorium, a public information centre, and warehouse space.

Keeping with Ontario Power Generation’s (OPG) commitment to environmental responsibility, the DEC is a Leadership in Energy and Environmental Design (LEED) Silver candidate project with the Canada Green Building Council. LEED promotes a whole-building approach to sustainability in key areas of human and environmental health such as sustainable site development, water efficiency, energy efficiency, materials selection and indoor environmental quality. LEED Silver designation was achieved through high albedo roofing, 75% construction waste diversion, drought resistant native plantings, heat and energy recovery systems, electric vehicle charging stations, a green housekeeping program and more.

We asked OPG’s Facilities & Projects Section Manager, Denise Hogg to describe her relationship with McKay-Cocker’s Project Manager, Paul Henke, “We have been in constant communications throughout the entire construction of the DEC. The communications lines have always been open and clear; resulting in no ‘grey’ areas or points of contention.” OPG attributes the success of the DEC construction to detailed specifications and project management excellence. We attribute the success of the DEC to a great client and their collaborative approach.

About McKay-Cocker’s Design-Build Division

Design-Build construction has been a big part of McKay-Cocker’s philosophy, since our founding in 1946. Some of our greatest partnerships with clients, architects and subcontractors have been built on this method of construction. It is the closest we can get to a true partnership. As a design-build partner we are able to work directly with the key stakeholders and more often than not, the end users that will use the facility once it is completed - minimizing the risk of misunderstanding the client’s needs. Our approach to developing Design-Build projects has been adjusted over the years to deliver maximum client value, while minimizing their risk. Always, we find the optimal solution for delivering lasting, long term facilities that end users

are excited to use. Committing to new technologies is a major part of our approach. Building Information Modeling (BIM), or 3D Modeling is an investment we are making for our clients. This overall concept of managing a building affords owners a comprehensive understanding of their building that can serve them from construction, operations, renovations and more.

All of our design-build projects are managed through our dedicated and growing Design-Build Division. With management of drawing production from our office; partnering with world class architects and consultants. Tightly managing constructability and evaluating life-cycle costs that best suit the client’s needs; management spans from project inception to substantial completion and beyond.

Mural depicting the Darlington Energy Complex hangs in the employee en-trance , painted by Anita Verberk, On-site Project Coordinator.

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A Continuing Client. 3M Canada.For several years McKay-Cocker’s value proposition to our customers has been Team Builders; we truly take this approach to heart. We strive to have more than just one experience with our clients, subcontractors, suppliers, architects, consultants and all other parties we come in contact with through our operations.

Many of our projects in 2012 were for customers we like to call “continued clients”; Ontario Power Generation, Toyota Motor Manufacturing Canada, Columbia Sportswear Canada, and 3M Canada. Although competitive procurement is always a top priority for owners, we believe they partner with firms they trust. Our market research tells us that a client’s trust is formed when they have consistent experiences with contractors and when the contractor continually does what they say.

To ensure we continue to form relationships and are delivering the service we have promised we like to find out what the McKay-Cocker experience really is, from a client’s perspective. In an effort to determine this we ask questions such as: can you describe your relationship with McKay-Cocker? Or, what about McKay-Cocker makes a project a success? Recently we posed these questions to John Reid of 3M Canada. 3M have implemented a physical transformation at their Canadian

headquarters in London Ontario, involving renovations to their existing office facilities, as well as adding a 37,000 square foot addition.

A common thread throughout our discussion was competency and trust. Simply, John knows what to expect from McKay-Cocker because we do what we say, and we care about our customers’ objectives. He has consistent experiences with our project managers, coordinators and superintendents. About his main contact, site superintendent, Dan Abdallah, John said, “Dan is insightful, honest, flexible, driven and stable”. All great qualities!

McKay-Cocker offers owners and developers consistent experiences with a competent and trustworthy construction services firm. We build a team that is based on mutual understanding, honesty and communication, facilitating obtainable objectives for all project stakeholders.

About the 3M Canada Renovation and Expansion

In 1990 McKay-Cocker was 3M Canada’s partner for their Canadian Headquarters on Tartan Drive. In 2012, McKay-

Cocker was charged with managing the design, tendering and construction for the entire renovation and expansion project carried out in several phases. Scopes included construction of a new parking lot, renovations from the basement up to the 5th floor of the current office tower, and the expansion.

The office renovations needed to be staged one floor at time in order to allow relocation of 3M employees, but offer employees an exciting new atmosphere to work in. The office concept is being changed from traditional enclosed offices to a more open concept with moveable glass partitions and collaborative work space, all with bright and attractive finishes to provide an enticing workplace environment. The office addition is a two-storey steel framed and precast structure clad with curtain wall and repurposed granite from the existing building. The exterior of the addition is a continuation of the existing building’s design elements. The addition’s interior is comprised primarily of open offices which are modeled after the new concept introduced in the existing building. Other exciting features in the addition include a multipurpose room, large open common areas on both floors joined by a feature stair, as well as a café and second storey roof patio. The design for this project was a collaborative effort between McKay-Cocker’s in house design-build staff along with the

following design firms: Endri Poletti Architects, Chorley and Bisset, Hastings and Aziz, Development Engineering, and Ron Koudy Landscape Architect. 3M further supplemented McKay-Cocker’s design team with involvement from Mayhew, an interior design firm. Critical cultural change and space planning for 3M was developed and supported by In2Space Interior Solutions and Haworth Ideation Group.

Interior - Open Concept, Collaborative Workspaces

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Our Special Projects Division on a cold day. Left to right: Paul Campbell, Gary Parkington, Bill McIver, George Silva, Keith Finnigan, Steve Arbour, Jeff Vallee , Mike Flanagan. Not shown: Wendy Wilkes, Chris Skinner.

GM CAMI Assembly PlantDocks 2, 3C and 3D

Deco AutomotiveE-Coat Line Rehabilitation

Tight Squeeze at Great Lakes CopperPilger Mill Foundation

John Zubick Ltd. Scrap MetalsNew Shredder Foundation

Special Projects DivisionSometimes we are so focused on celebrating our big projects that we forget to showcase our Special Projects Division. You may have seen their cool looking trucks around Mississauga, Woodstock and London; cool trucks for a great team. What makes our Special Projects Division so special? It’s all about the service and trust that enhances our customers’ experiences.

About Special Projects

Our Special Projects Division is a dedicated group that performs a wide spectrum of specialty construction: concrete foundations for equipment, pits, trenches, structural concrete repair, entrance doors and loading docks, steel bollard installations, building additions, tenant improvements and various in-plant projects as well as ongoing in-plant maintenance. Special Projects offers specialized construction crews made up of a variety of tradesmen. Prompt efficient service; working closely with clients to complete your special project. During the development stages of a project our team will provide budget estimates, schedule, design and engineering, and building permit approval. Completing jobs valued between $500 and $4,000,000, our Special Projects team has built a highly diversified portfolio.

Special Projects is well known for providing exceptional service and developing great client relationships. Expansions, renovations and alterations showcase our signature quality and performance while service contracts with leading Canadian manufacturers reflect our commitment to developing strong working relationships. Guaranteed competitive pricing from only the most skilled trades offers our clients the best possible value while maintaining McKay-Cocker's exceptional standards of quality and workmanship.

Our dedicated project team offers expertise to complete complex projects on time and under budget. It gives our clients a good comfort level in knowing they are dealing with a contractor that knows their plant process, safety procedures and building design. They can trust us to get the job done quickly and cost effectively without affecting the plant production process.

Ongoing Relationships

McKay-Cocker’s Special Projects Division has a full time crew at Kellogg’s and General Dynamics, both in London. Superintendent Mike Flanagan is on site at Kellogg’s everyday with a crew varying from two to 15 depending on the work. Scopes

have included floor replacements, wall repairs, upkeep and maintenance. As a food manufacturer Kellogg’s has very strict sanitary protocols and demands its contractor adhere to food safety standards. Construction and maintenance workspaces must be isolated and sealed-off to prevent contamination and McKay-Cocker has maintained the trust of Kellogg’s managers. Our commitment to their programs, respect for their objectives and estimating services is what keeps us at Kellogg’s; our service contract goes back over 50 years! At General Dynamics (GD) Land Systems, Gary Parkington is the full time superintendent. His crew of three or four adheres to GD’s security protocols. Major projects this year were a Waste Water Treatment Facility and a New Dyno Building.

More Highlights in 2012 • North Centre Concrete Floor Replacement for Formet

Industries in St. Thomas,

• Pilger Mill Foundation for Great Lakes Cooper in London,

• Deco Automotive E-Coat Line Rehabilitation for Trigon Construction Management in Woodstock,

• Concrete Press Pit for Brose Canada Inc. in London,

• New Shredder Foundation for John Zubick Ltd. Scrap Metals in London, and

• Assembly Docks 2, 3C and 3D at the Cami Assembly Plant in Ingersoll for General Motors Canada.

Value Proposition

Success is due to building trusting relationships with clients. Most clients are repeat customers; often new customers are referred to us. Steve Arbour and Keith Finnigan, co-managers for the Special Projects Division, both say open daily communication is the most important factor to their department’s success. Constant feedback and idea sharing is required with bounded schedules. Often manufacturing shut-downs occur to accommodate construction therefore the Special Projects staff must deliver on their promise. Special Projects offers accurate budgets, commitment to the schedule, and service; consistent experiences throughout the project.

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New Training Centre and Administration Building

The Carpenters’ District Council of Ontario UBCJA (United Brotherhood of Carpenters and Joiners of America) and UBCJA Local Union 1946 Building Corporation awarded McKay-Cocker the Construction Management contract to build a state-of-the-art 25,000 square foot training centre and office building in London. Construction of this project began on February 2012; completion will be this spring.

A magnificent looking building, this new training facility is a two-storey steel and wood framed structure with curtain wall, composite panels and precast wall panels with several feature wood elements highlighting the quality craftsmanship of the Carpenters’ Union members. Not just for training, the interior also includes administration offices and a fitness area. It will have dedicated areas for all three union-incorporated trades, carpentry, drywall and flooring as well as workshop areas.

Head Office, Distribution Centre and Retail Store

Continuing with the continuing client theme, another major project for us that started in 2012 is Columbia Sportswear Canada’s new headquarters, distribution centre and employee only retail outlet. McKay-Cocker was Columbia Sportswear’s Design-Build partner in 2007 to complete their head office and warehouse in Strathroy, which was completed in May 2008. They moved their Canadian Headquarters to London and we were chosen again. This time McKay-Cocker was their Construction Management partner working with Tillmann Ruth Robinson Architects. The project was the redevelopment of an existing 570,000 square foot facility that incorporates a retail outlet, meeting rooms, open and closed offices, fitness area, and distribution facility. Substantial completion was January 30, 2013, on schedule, and they’re moving in soon. A 15,000 square foot steel mezzanine was installed to separate the lower retail area from the upper office area. The employee, friends and family retail space consists of a 13,000 square foot tenant fit up. The office component is 17,000 square feet including meeting rooms, open and closed offices, computer rooms and a fitness centre. The distribution section has a shipping office, washrooms, lounge and lunch room. Significant mechanical and electrical upgrades to the 350,000 square foot warehouse allowed for a full racking system.

McKay-Cocker is very proud to have teamed with Morguard Investments Limited for this significant project that will benefit the local economy and the development of Southwestern Ontario. According to the Association of Ontario Food Processors, food processing has become larger than the automotive manufacturing sector in Ontario. Maple Leaf Foods new Distribution Centre near the 401 highway will be one of the latest additions to Ontario’s food processing industry. Our Team is excited to work with Maple Leaf Foods and their operating partner DB Schenker on their new facility. We’ve aligned with many great companies and sub-contractors and I’m confident the outcome will be spectacular.

This Design-Build/Leaseback project is located on a 24 acre site in Puslinch, Ontario, is 282,000 square feet and combines ambient, refrigerated and frozen products into one facility. Plans are for 172,000 square feet of refrigerated storage, 85,000 square feet of freezer space and 25,000 square feet of office and lab space. All designed with 100,000 square feet of expansion potential. This facility will have 38 active dock positions with trailer parking on the site for an additional 90 trailers. Targeting LEED Silver, completion is set for July 2013.

Maple Leaf Foods Distribution Centre

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We have all seen or heard this before but when looking for a safety motto, the simplicity and meaning of Work Safe, Home Safe resonated with us. At McKay-Cocker we want our employees and site staff to return home each night in the same condition they arrived in.

Employee safety is our number one priority on all our projects and across our entire company. At McKay-Cocker safety will never be compromised. Proven by 14 years of rebates and led by our Vice President of Health, Safety and Environment our commitment continues. Bob Skinner, President of McKay-Cocker said this, “Our new slogan is simply a way for us to clearly communicate our safety philosophy, however safety has always been a major part of our core values and is one of the reasons for our continued success.”

Work Safe. Home Safe.

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ReferencesOntario Power Generation. “OPG Marks Substantial Completion of Refurbishment Headquarters Darlington Energy Complex Construction Ahead of Schedule and Under

Budget”. http://www.opg.com/news/releases/DEC%20Jan%2021%202013.pdf. January 21, 2013.

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