135 Oceanview Drive, Village of Queen Charlotte
Additional Info
Award Winner : NRB Modular Solutions
Architectural Excellence : This stunning, permanent apartment building is in Village of Queen Charlotte on the island of Haida Gwaii. The project features 19 suites, including 2 barrier-free suites. The suite mix includes 16 studio units and 3 family-style suites, all with bedroom/living space with washroom and kitchen. The main-floor amenity space includes a kitchen, common dining area, laundry facilities, and support-service rooms. The building was completed using typical module sizes to overcome the logistical challenge of transporting to this remote location. The design team’s goal for the project was to increase overall performance of the building by applying passive design principles and through sustainable construction materials. Located in a marine environment that experiences strong winds and an average annual rainfall of 1300mm, the building was designed and constructed using high-performance rainscreen assemblies and durable materials, protecting it against the elements and preserving its lifespan.
Cost Energy Effectiveness : The modules were constructed using locally sourced BC wood, reducing both costs and carbon footprint. Due to the remote location of this project and the logistical challenges, close consideration was given to completing as much in the factory as possible. Building most of the components offsite reduced the need for trades, creating many cost efficiencies for the project. Building the main components in the factory, while foundation and site work were being completed allowed the project to be completed much faster and more cost-effectively than conventional construction. Installing the exterior siding in the factory minimized the work on site and accelerated the overall finishing schedule. Other factory-installed services included the sprinkler systems and all mechanical and electrical systems. All interior finishes were completed, and furnishings were installed in the factory prior to delivery to site, meaning the units contained cabinetry, fixtures and furniture.
Green Building Description : Through passive design, the project was built to meet the highest BC Energy Step Code - Step 4. The modules were constructed using locally sourced BC wood, resulting in a lower carbon footprint. The high-performance envelope includes 4 inches of exterior insulation with minimal thermal bridging by fasteners for a wall with an effective performance of R29. Finite element analysis heat transfer models were used to inform the design of thermally efficient architectural details to minimize heat loss at junctions and assembly transitions. A robust air barrier strategy allowed the project to achieve a high level of airtightness. With a tested leakage rate of 0.47 L/s·m² of enclosure area at 75 Pa, the airtightness is comparable to Passive House standards. In-suite Heat Recovery Ventilators, with an 80% heat recovery efficiency, minimize most of the ventilation heating load. Other energy efficient details were leveraged to reduce long-term environmental impact and operating expenses.
Occupied Date : 3/31/2021
Production Start Date : 2/27/2020
Project Location City : Haida Gwaii
Project Location State Name : British Columbia
Technical Innovation : The Haida Gwaii project is the first of its kind, representing an evolution of the Province of BC’s Energy Step Code, which provides a pathway to net zero-ready buildings. To increase the building's energy performance, the design team increased insulation R-value, minimizing thermal bridging,?and increasing airtightness. To sustainably increase the building's energy efficiency, the design team developed an intensive airtightness target. The target involved meticulously detailing the various interface components at the building’s windows, doors, walls to foundation, roof to walls, and HRV ducts to ensure air barrier continuity. The details were designed to allow for repetitive implementation throughout the building. The design was proven to be a success when it underwent whole building air barrier testing and achieved a result of 0.35L/s per envelope area when averaged at 50Pa. The result achieved accounts for almost 50% better than the air leakage requirement for Passivehaus.
Total Square Feet : 11916