Modular construction helps tackle affordable housing crisis in Seattle
By MBI
Cubix North Park in Seattle, Washington defies the misconceptions of modular construction. The project, from owner and developer NexGen Housing Partners, passed the rigorous Seattle Design Review board with its modulated façade and playful expression of the modular components.
Jackson|Main Architecture designed the 93 micro-studios structure which was contained in 36 boxes. The facility features three stories of modular wood construction over one story of a glulam and steel structure built on site. The team, which included DCI Engineers, made a design decision to organize the boxes parallel to the corridor, with six studios across two boxes, and a cantilevered corridor, which reduces the site framing. With studio units measuring 11'4” wide, the team chose to run boxes parallel to the corridor, instead of using the more common double-loaded corridor approach. This approach reduced the overall box count and subsequent transportation costs by 38%. The innovative box layout also resulted in fewer exterior mate lines, reducing the time to dry in after a brief eight-day set.
Façade modulation was achieved by articulating exterior recesses behind the continuous rim joists. The rim joists were used as pick points, and then removed after set to provide a form not expected with a parallel box orientation.
Material choices and colors were made to break down the horizontal mass to multiple vertical moves that integrate with the first floor of site-built construction and seamlessly meet the ground plane. The boxes were cantilevered and varied in length to provide a geometric and playful depth to the facade. The design stands as a new landmark in the neighborhood for forward-thinking, sustainable, and attractive development.
Cost Effectiveness
In Seattle's expensive labor and construction market, modular construction was the biggest cost saving measure for North Park. The developer was able to take advantage of the fixed pricing and quality control of a factory setting offered by Guerdon Modular Buildings, an out of state manufacturer. The parallel box design reduced the overall box count by 38%, which reduced factory time and transportation costs. The modular design and construction process also offered efficiencies in site logistics, with the project involving minimal crane moves and a compressed set schedule of only eight days. Standardized unit plans increased productivity and cost savings at the factory. Modular construction allowed the project to be dried in substantially faster than a stick built project, resulting in a shorter construction schedule with minimal trade work, and greatly reduced disruptions in the dense urban neighborhood environment.
This 42,000 sq. ft. facility, which includes two retail spaces, was completed in 618 days.
For more case studies, check out the latest edition of Modular Advantage magazine.
Contact:
Modular Building Institute
434-296-3361