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Navigating the transformation

The evolving role of wood in sustainable construction

By Peter Moonen

Around the globe, the construction sector is in the midst of a profound transformation. Faced with an array of social, economic, and environmental challenges, the industry is adapting to new demands and regulations. As urban populations swell—80% of the world’s population is projected to live in cities by 2050, with Canada already at 81%—the need for affordable, high-performance multifamily housing has never been more pressing. The sector is grappling with rising operational costs, material expenses, and a shrinking labour force, all while striving to enhance energy efficiency and affordability in rapidly densifying urban areas.

The Carbon Conundrum

Decarbonizing construction is a crucial part of this transformation. For decades, regulations have focused on operational energy, pushing the industry toward buildings with minimal energy demand and related monthly costs. Recently, however, there has been a shift toward addressing the carbon footprint of the construction process itself. Wood, with its low carbon emissions, is emerging as a key player in this shift. As building codes evolve to permit greater use of wood, particularly mass timber, there is a significant opportunity to reduce the carbon footprint of construction.

In Europe, energy efficiency has long been a standard, and now low-carbon building policies are becoming more prevalent. Canadian cities like Vancouver and Toronto are following suit with initiatives to cut embodied carbon in new construction. Provincial and federal governments are also setting carbon reduction targets in their procurement practices, creating a ripple effect across the industry.

The Rise of Mass Timber

The past 15 years have seen a substantial growth in the mass timber sector in both Canada and the U.S. Building codes are increasingly recognizing the potential of mass timber products, which are now being used in structures previously deemed unsuitable because of their height and/or occupancy . Notable examples include Brock Commons/Tallwood House (Photos 1 and 2) , an 18-storey student residence  at the University of British Columbia and the Fast + Epp Home Office Building, a mixed use, 4-storey infill building in Vancouver. These structures demonstrate the viability of mass timber in high-rise and hybrid construction, blending wood with other materials for enhanced performance.

The Importance of Collaboration

For hybrid buildings such as these, designers and specifiers must work closely with contractors and suppliers to ensure that material choices align with the project’s goals. By fostering collaboration, teams can leverage the expertise of various stakeholders, ultimately leading to more innovative and efficient solutions. The transition from traditional construction methods to a hybrid approach is reshaping the way we build in Canada.

Code Changes

Changes to building codes have been instrumental in this shift. For instance, the National Building Code now allows encapsulated mass timber construction (EMTC) up to 12 stories, with some jurisdictions permitting up to 18 stories. This increased acceptance is largely due to rigorous research by the National Research Council of Canada and other organizations, which has validated the performance capabilities of mass timber and engineered wood products.

Peter Moonen is National sustainability Manager for the Canadian Wood Council.

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Amexon Development Corporation wins prestigious IPAX Americas Property Award

The Residences at Central Park project by Amexon Development Corporation has won the coveted IPAX Americas Property Award for “Best Sustainable Residential Development” in Canada.

The globally-recognized IPAX Americas Awards honour outstanding achievements across the real estate sector from nine global regions, awarding projects that exemplify innovation, superior quality, and environmental responsibility.

Amexon’s award-winning Residences at Central Park in Toronto —a 12-acre master-planned community of five towers— contains numerous green technology measures, some of which include:

In the building:

• Vegetated roofs reduce energy consumption and absorb rainwater

• Photovoltaic modules supplement the building’s power needs

• High-performance thermal building envelope minimizes unwanted solar gain and heat loss

• Over 1,500 electric car charging stations service every parking space, including visitor parking spaces, a first in North America

• Energy-efficient LED light fixtures and motion sensors in corridors and common areas

• Intelligent building automation system for heating and cooling controls in common areas

• Next-generation building mechanical systems feature improved air flow and HEPA filtration systems

• Central building water filtration system

• On-site car-share service and bicycle-share service

• Convenient access to transit

In each suite:

• Individually metered electrical and water usage provide control over consumption and water-wise fixtures for showers, sinks and dual-flush toilets

• Individually controlled and programmable comfort systems to control heating and cooling from smartphone

• Low-voc finishes and significant use of hard-surface flooring for easy maintenance

“The Award is a testament to our ongoing commitment to sustainability and forward-thinking design,” said Ashling Evans, General Manager of Real Estate at Amexon Development Corporation.

The Residences at Central Park also recently won the Ontario Home Builders’ Association’s Project of the Year (People’s Choice Award) and named a finalist for the BILD Green Builder of the Year and the OHBA Green Building of the Year.

The project seamlessly integrates with the adjacent East Don Parkland to create a mixed-use community that represents the future of sustainable urban living in North America. centralparktoronto.com

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New all-Canadian platform

Meeting sustainable building compliance in less time

What is it? – EcoSpex is a verified product specification platform designed to revolutionize how construction materials are specified for green and healthy buildings.

Who is it for – EcoSpex supports manufacturers by automating and digitizing the environmental certifications and other relevant documentation of their products on one platform so that Developers, Owners, Architects, Engineers, General Contractors, Interior Designers, and sustainability professionals can cut the time it takes to decide the suitability of products for sustainable building from hours to minutes.

Why Now, Why Canadian?

EcoSpex consulted with the Federal Government, numerous companies and Industry Associations across Canada to discover the need for an all-encompassing, fully digitized one-stop platform that collects, verifies and automates environmental certifications of manufacturers’ products accessible in Canada and suitable for Canadian climates. 

The platform quickly provides an accurate set of documents to assure project teams that a product can meet sustainability and performance goals and compliance with LEEDv4, LEEDv5, WELL®, ILFI, International Passivhaus Institute, Fitwell, Green Globes, BOMA and BREEAM.

EcoSpex Low Carbon Platform allows project teams to:

  • Access a Trusted Process
  • Streamlined Product Evaluation
  • New Product Alerts
  • Get Guidance
  • Powerful Search & Compare Tools

Ready to specify products faster while meeting green and healthy standards?

Contact Julie Scarcella today: julie@ecospex.com

705-445-1256

www.ecospex.com

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Prefabricated balconies Bring benefits in time, cost and performance

By Sam Estall

Prefabrication and modular construction are innovative approaches that can benefit a building project, and this includes balconies.

Reducing the time on site by not needing to manufacture balconies in-situ can be a time and cost-effective way to manage balconies on a development. Delivering fully assembled units means not only a decrease in cost, but also a reduction in risk.

And, since the floor of the prefabricated balcony is not continuous with the floor of the interior space, thermal bridging is all but eliminated.

Pre-finishing as much as possible in the factory reduces the requirement for secure storage on site – a further benefit particularly ideal for projects in city centres like Toronto or Vancouver where site space can often be extremely limited.

On-site health and safety issues, such as the risk of errors and potentially costly project delays due to bad weather, can be reduced with a prefabricated solution.

Finally, this increase in quality stretches out to quality assurance too – prefabricating balconies in factory conditions ensures a high degree of quality control which is almost impossible to achieve on site.

Prefabricated balconies do need to be designed to ensure compatibility with modular construction processes. Ensuring that the balcony design integrates seamlessly with other building systems, such as façade elements and structural supports, can enhance overall project coordination and efficiency.

Compliance with step codes in Canada must also be considered. Having a prefabricated balcony can lead to sustainability benefits, but making sure that balcony designs comply with relevant building codes and regulations, including requirements for structural integrity, fire safety, and accessibility, are crucial for ensuring code compliance.

Prefabrication is reinventing modern balcony construction – as time goes on, we at SAPPHIRE are seeing signs that the modular approach to balcony manufacturing could be on its way to becoming the norm.

With the various benefits of a prefabricated approach such as faster installation times, minimized thermal bridging, and quality assurance, a building development can benefit from not only a streamlined approach, but a lighter, safer, kinder one too, with more possibilities than ever before.

To learn more about how a prefabricated solution could benefit your project, visit balconies.global/visit-us-canada-showroom.

Sam Estall, Content Marketing Manager, Sapphire Balconies Ltd.

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Residential (Large) Award – Foxglove Supportive Housing and Shelter, Surrey, BC

Jury Comment: “This complex program of shelter, supportive housing and health services, so important to social sustainability, is appropriately contained in a simple form with a calming character. Material choice and detailing are thoughtful, with horizontal and vertical solar shading balancing the overall expression.”

Since 1982, RainCity Housing and Support Society has addressed the needs of individuals living with homelessness, mental illness, and addiction. To address these needs in the City of Surrey, RainCity has developed this facility in Green Timbers Park, in partnership with BC Housing, the City of Surrey and Fraser Health.

The project encompasses three major components:

• The Shelter, which offers emergency housing and care to those navigating homelessness, mental health, and substance abuse.

• Supportive Housing, which provides a caring residential environment for those who have attained stability and are transitioning to permanent housing.

• Enhanced Health Supported Housing, in which Fraser Health and RainCity work together to address both homelessness and complex health needs.

All three programs provide 24-hour/7-day staff with access to medication, overdose prevention services, and indigenous cultural and peer support. The design response reflects RainCity’s and BC Housing’s commitment to environmental sustainability, and implements strategies established through integrated workshops, extensive energy modelling, and costing exercises.

By using simple forms and optimizing the exterior envelope, the building easily meets BC Building Code Step Code 3. The envelope is highly insulated, has a low window-to-wall ratio, energy-efficient windows, and vertical and horizontal solar-shading systems. Detailing concentrated on eliminating thermal bridges and maintaining continuous high insulation values. These passive design strategies work together to optimize energy performance.

These  passive design strategies work together to optimize energy performance. Various conditions informed the linear design concept of the building: the long, narrow site, Surrey’s requirement to provide building access off Foxglove Drive, and the complex program. The simplicity of the building’s massing and character is intended to create a calm atmosphere for both its residents and the surrounding community.

To get the most from the budget, and to reduce its carbon footprint, the building was designed as a six- storey structure with five levels of wood frame construction over a concrete ground floor and a single level of underground parking.

Project Performance

  • Energy Intensity (Process Energy) 17.2 KWh/m2/year
  • Energy Intensity Lighting  24.3kWhr/m2/year
  • Reduction in energy intensity relative to
  • reference building under ASHRAE 90.1-2010  7.5%
  • Potable water consumption from municipal sources  1214L/occupant/year
  • Reduction in water consumption relative to reference building 44%
  • Regional materials content 14%
  • Construction waste diverted from landfill  63.91%

Project Credits

  • Owner/Developer  RainCity Housing and Support Society
  • Architect  NSDA Architects
  • Development Consultant  Terra Housing Consultants
  • General contractor  Yellowridge Construction Ltd.
  • Landscape Architect Durante Kreuk
  • Civil engineer  RF Binnie and Associates Ltd.
  • Electrical Engineer  AES Engineering
  • Mechanical engineer  TD Systems
  • Structural Engineer  Entuitive Corporation
  • Commissioning Agent  CES Engineering Ltd
  • Building Code  LMDG Building Code Consulting Ltd.
  • Building Envelope  exp Services Inc.
  • Sustainability/Environmental  Pinchin West
  • Energy Modelling  Edge Consultants Ltd
  • Interior Design  Aliki Gladwin and Associates
  • Photos  Andrew Latreille Photography Ltd.

Detail of vertical and horizontal solar-shading which work together to optimize energy performance. EXP provided consulting services for the building envelope.

Aqua-Tech supplied the Lochinvar Indirect Domestic hot water heaters [model Squire]. 

The resilient flooring is Forbo Marmoleum and many of the plumbing fixtures are by Chicago Faucets.

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Institutional (Small) Award – WINDERMERE FIRE STATION 31, Edmonton, AB

Jury Comment: “A fine example of a building in which the form is driven by its performance targets, the sustainability strategies required, and the technologies employed to implement them. The result is simple and elegant, a radical and refreshing departure from the traditional architectural responses to this typology.“

Windermere’s Fire Station 31 is both symbolic and functional, extending the role of this building type as a trusted civic presence and anchor for the neighbourhood. The project site was unbuilt and unremarkable – essentially a blank slate. The challenge was to design an expressive structure that would foster community pride while integrating advanced environmental technology.

The City of Edmonton requested a highly sustainable project that would generate on-site renewable energy equal to 100% of total building energy needs. The facility was also required to have an energy performance 40% more efficient than NECB 2011, reduce GHG emissions by at least 40% relative to  the baseline, and operate at 80 kwh/m2/year for heating needs.

In response, the building re-imagines the traditional fire station design by replacing the now-redundant hose and bell tower form with a gently curving, south-facing roof adorned with photovoltaic panels. Further sustainable strategies include optimal southern orientation for natural light, geothermal systems, well insulated and high-performance windows, and quick-closing apparatus bay doors to minimize heat loss.  Windemere Fire Station 31 underscores a shared commitment between the City of Edmonton and the design team, to sustainable public infrastructure and a healthier future for citizens.

The site of Fire Station 31 is south of a local public school and low-rise apartment buildings, and north of a new commercial centre. The station is well located for emergency response and to meet the functional requirements of Edmonton’s Fire Rescue Services. The building is a single-storey, three-bay design that provides full fire fighting services.

Integration of passive systems is optimized by the southern orientation of the building, which maximizes  natural daylighting as well as creating maximum efficiency for the photovoltaic panels on the south- facing roof. The facility also has significantly fewer windows than the average building to reduce heat loss. Solar panels, geothermal systems and bi-folding and quick-closing apparatus bay doors which restrict heat loss from typical use, are active systems which are employed to enhance the overall performance of the building.

Project Credits

  • Client  City of Edmonton
  • Design Architect  gh3* (Toronto)
  • Prime Consultant  S2 Architecture, (Edmonton)
  • Structural engineer  RJC Engineers
  • Mechanical/Electrical Engineers  Smith and Andersen
  • Sustainability  Ecoammo
  • Civil Engineering and Landscape Design gh3* and Urban Systems
  • Interiors  gh3* and Urban Systems
  • General Contractor  PCL Construction
  • Photos  Raymond Chow/ gh3*

Project performance

  • Energy Use Intensity (Projected) = 94 kWh/m2/year With solar panels operational, EUI will be 0 kWh/m²/year
  • Water Use Intensity (Projected)  104 m³/m²/year

 
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Residential (Small) Award – BIRD’S WING PASSIVHAUS DUPLEX +, Vancouver, BC

Jury Comment: “In addition to achieving Passive House performance, this duplex addresses multiple aspects of social sustainability, such as affordability, demographic diversity and ageing in place. It doubles the density in  this former single-family zone, while still respecting the form and scale of the surrounding buildings.“

Bird’s Wing Passivhaus Duplex + is a new housing typology that elegantly adjusts to the occupants’ needs for space and flexibility, without waste. The name “Bird’s Wing Passivhaus Duplex +” has several layers of meaning, describing the architecture, planning, and unique objectives of this custom duplex that includes two primary dwelling units as well as two flexible lock-off suites.

The project takes a soft density approach, with four households under its wing, yet keeping within the scale of its single-family neighbourhood. Adaptability is key, with units able to expand and contract for generational flexibility.

The project also addresses  accessibility for ageing-in-place, and affordability with its two primary and two lock off units on a previously single-family lot.

The architecture of Bird’s Wing incorporates a folding roof line, like the wing of a bird in flight. The modern and minimalist design demonstrates a shared commitment to sustainability and innovation. Located in an established neighbourhood on Vancouver’s west side, Bird’s Wing is just two blocks from an active commercial street.

With a Walkscore of 92 and Bikescore of 91 there is rarely a need to drive. However, both parking spaces are equipped with electric car chargers.

The design is rooted in nature. The result marries thermal efficiency with spatial efficiency in a perfect balance of design, space, and nature.  The four comfortable, yet compact homes are nested within what appears to be a single-family home. Each is unique, bright, and connected to the outside through large operable windows on all sides.

Consistent with Passive House goals of efficiency and simplicity to avoid wasting energy, the design also avoids wasting space or materials. Every square inch is considered, impactful, and multi-functional. The planning is a creative three-dimensional puzzle of interlocking pieces. The suites bend and fold around each other to maximize efficiency and provide evocative volumes within strict zoning regulations.

PROJECT CREDITS

  • Architect  ONE SEED Architecture + Interiors
  • Interior Design  ONE SEED Architecture + Interiors
  • Structural Engineer  Timber Engineering
  • Builder  Naikoon Contracting
  • Certified Passive House Designer  JRG
  • Building Engineering Certifier  CertiPHIers Cooperative
  • Landscape Design  Acre Horticulture
  • Photos  Janis Nicolay

Bird’s Wing brings four households together, with communal outdoor living spaces for larger gatherings. Cascadia Windows & Doors supplied the fixed and operable fibreglass windows from its Universal PH Series.

The duplex interior connects to the exterior through strategically placed openings for ample daylight and cross-ventilation. nVent NUHEAT Mats provide radiant floor heating in the bathrooms and are stocked in standard sizes or can be custom made for a perfect fit. Ideal for sustainable projects, NUHEAT systems are 100% efficient, smart home compatible, ultra-low profile, and easily installed.

The metal roofing and siding is Vicwest.

Proclima Solitex Mento Plus from 475 Supply performs the dual role of water-resistant barrier and air barrier.

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Mixed Use Award – CHEKO’NIEN HOUSE  University of Victoria, BC

Jury Comment: “This project is notable for its richly mixed program; including student housing, academic areas and food services. Innovative and progressive, it makes a positive contribution to social life on the urban campus. Selective use of large windows and exposed wood in areas where people gather reinforce their connection to nature.”

Čeqwəŋín ʔéʔləŋ (Cheko’nien House), the first of two buildings in the Student Housing and Dining project at the University of Victoria (UVic), embodies a transformative approach to student living and community engagement. Its unique design emphasizes social connectivity and sustainability.

The first two storeys house a 600-seat dining hall, a multi-purpose room for 200, a servery, and a commercial kitchen, fostering vibrant community interaction. Above, the 398-bedroom student residence offers modern living spaces tailored to promote student well-being and academic success.

Driven by a steadfast commitment to climate action, Cheko’nien House meets rigorous sustainability standards, including BC Energy Step Code Step 4 and LEED v4 Gold certification, and is on track for Passive House certification. This dedication not only reduces campus-wide CO2 emissions, but also enhances the health and comfort of its residents.

Propelled to preserve greenspace while meeting the growing demand for on-campus housing, the building has a compact footprint and much greater height than any other building on campus. Strategically positioned to catalyze the new Campus Greenway strategy, the building massing shelters the pedestrian realm from rain and shades its transparent ground floor from sun. Other passive design strategies—including fixed sunshades and optimized fenestration—balance daylight, heating, and cooling. Complemented by energy-efficient HVAC and lighting systems, these strategies ensure optimal performance while minimizing energy inputs and carbon emissions.

Working with local Indigenous communities, the design team explored opportunities to recognize and preserve the inherited spirit of place and connect students to Indigenous histories and cultures. A swath of concrete is transformed into a stormwater detention feature, serving the project site and beyond. Trees removed were replaced at a ratio of 3:1, following a planting plan developed through research into native species and consultation with Elders.

Project Credits

  • Owner/Developer  University of Victoria
  • Architect  Perkins&Will
  • General Contractor  EllisDon-Kinetic, A Joint Venture
  • Civil and Electrical Engineer  WSP Canada
  • Mechanical Engineer  Introba
  • Structural Engineer  Fast + Epp
  • Landscape Architect  Hapa Collaborative
  • Commissioning Consultant  WSP Canada
  • Photos  Michael Elkan

Cascadia Windows & Doors supplied the fixed and operable fibreglass windows from its Universal PH Series.

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Technical Award – MINISTRY OF CHILDREN & FAMILY DEVELOPMENT, Williams Lake, BC 

Jury Comment: “This project takes an underutilized, poor performing and discarded single-storey retail building and transforms it with a variety of technical interventions that make it net-zero, thus greatly extending its service life. Inside, the plain box has been enlivened with light, colour and cultural references.“

Located in Williams Lake, a city of 10,000 in the Cariboo Region of BC, this project represents the transformation of a 1500 sq.m single-storey retail building into a NetZero Carbon Neutral office for the provincial government. It incorporates a suite of tenant Improvements, base building upgrades and energy retrofits. Together, these strategies enable the project to meet  the GHG reduction requirements mandated by BC’s Climate Change Accountability Act, while at the same time following the Blueprint and Real Property Division guidelines for innovative service delivery.

For the energy retrofit, Passive House design techniques were implemented such as high efficiency triple-glazed windows on the southeast and west facades, enhanced thermal insulation, and the minimization of thermal bridging.

Internally, communal areas were strategically located near these windows with enclosed spaces positioned in the centre. Solatube skylights flood the interior with natural light, while the operable argon-filled windows with low-e coatings reduce reliance on mechanical systems and offer occupants environmental control.

These high-performance windows (with a U-value of 0.15 or R-6.67) enabled the window-to-wall ratio to be increased from 5%  to 20%, enhancing both energy efficiency and occupant comfort. The existing mechanical and electrical systems were upgraded to highly efficient systems with geothermal heating and cooling capabilities.

Based on these upgrades, the energy model predicted a reduction of up to 80% in energy consumption relative to the baseline building. To achieve Net-Zero Energy, the building then offset the remaining 20% of energy consumption through on-site renewable energy in the form of solar photovoltaic (PV) modules covering most of the roof. The project is now certified Zero Carbon Building by CAGBC (V2 – Design Standard).

The daylighting strategies noted above were part of a much-needed redesign of the interior spaces. This redesign integrated WELL principles for occupant health and well-being, Rick Hansen Foundation principles for accessibility, and strategies to enhance Indigenous inclusion.

Project Performance

  • Energy intensity (building and process energy) = 0 KWhr/m²/year
  • Energy intensity reduction relative to reference building = 100%

Project Credits

  • Owner/Developer  Ministry of Children and Family Development
  • Architect  J. Robert Thibodeau Architecture + Design Inc
  • General contractor  Lauren Bros.
  • Landscape Architect  BENCH Site Design Inc.
  • Civil Engineer  True Consulting Group
  • Electrical and Mechanical Engineer  FWD Engineering Ltd. (now TWD Technologies)
  • Structural Engineer  Read Jones Christoffersen Ltd.
  • Geothermal Consultant  GeoTility Geothermal Installations Corp
  • Photovoltaic Consultant  HES PV (now Charge Solar)
  • Acoustic Consultant  BKL Acoustics
  • Energy Consultant  Energy Revolution (Previously with TWD)
  • Photos  James Alfred

The refurbished building is surrounded by landscaping and outdoor spaces to enhance the well-being of occupants. Fibreglass-frame windows were supplied by Cascadia Windows & Doors.   

With the improvements made to the envelope and PV modules covering most of the roof, the building has achieved Net-Zero Energy and is certified Zero Carbon Building by CAGBC (V2 – Design Standard). Many of the plumbing fixtures are Sloan and Chicago Faucets.

The building is equipped with a high-efficiency central ERV system by Winnipeg-based Tempeff. 

Communal areas were strategically located near windows, with enclosed spaces positioned in the centre. The project uses the BOREAS® dry cooling system by NIMBUS® which can accommodate almost any facility to maximize energy efficiency with Smart Programming that cycles fans as cooling demands change.

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The Narrows

Experience hones understanding of details

By Scott Kennedy and Simon Richards

Located in the Hastings Sunrise neighbourhood of Vancouver, The Narrows is a six-storey mixed-use building with 48 residential rental suites in conventional wood frame construction over 225 sq. m of commercial uses in a concrete podium. It is located just one block east of The Heights, another mixed-use building which in 2018 became the first Passive House certified project to be completed by Cornerstone Architecture.  The Narrows has been recognized by the Province as a Clean BC Net-Zero Energy-Ready Challenge Winner.

Unlike The Heights, which is located on a corner, The Narrows has zero lot line setbacks on both the east and west sides, with its south façade on busy Hastings Street, and its north façade facing a commercial lane. From a Passive House perspective, the site is a challenging one, as the lane is almost two storeys higher than the street. As well as planning complexity, this creates issues around thermal bridging, the extent and detailing of the airtight envelope, and the transition between the parkade and the occupied portion of the building.

Additional massing complexity was generated by setback steps in the building section, in part responding to City zoning guidelines (of note, the City is recognizing this issue and is moving to allow simpler massing forms). The Narrows achieves a form factor of 0.47; higher than that for The Heights (which was 0.42) but still within the range that can meet Passive House energy standards. The zero lot line condition on the two sides necessitated an innovative solution to achieve the required levels of air tightness, insulation, minimized thermal bridging, as well as providing required fire ratings.

On the ground floor, which is at basement level relative to the lane, there are two retail units. The transition from the parking area includes a vestibule with doors at either end. The vestibule prevents the infiltration of carbon monoxide from the parking garage to the occupied spaces of the building. With the low air change rates required in Passive House buildings, ensuring the quality of incoming air is critical. 

Elevators connect a cold parkade to a warm building. At The Heights, the inside of the elevator shaft was lined with insulation; at The Narrows the outside of the shaft was insulated. Where the concrete podium extends beyond the upper floors, thermal bridging is again an issue.  At The Heights, the solution was to create a double slab with insulation between the layers; at The Narrows, the insulation was simply extended out beyond the building enclosure. Even with well-considered and conscientious detailing, it is impossible to eliminate thermal bridging entirely.  In large buildings, these deficiencies are manageable, as their impact can be minimal when considering the performance of the whole building.

The wall framing is generally conventional; the front and rear assembly comprises a 2×8 load-bearing external section with an internal 2×3 framed service layer – both with insulated cavities. The intelligent combined air/vapour barrier is installed in a protected position between the two. This membrane needs to be construction-sequenced around the outside of the floor perimeter for continuity.

Project Credits

  • Owner/Developer  Steiner Properties
  • Architect  Cornerstone Architecture
  • Project Manager  ADM Management
  • Construction Manager  Scott Construction Group
  • CP/Code Consultant  Camphora Engineering
  • Structural Engineer Weiler Smith Bowers
  • Mechanical/ Electrical Engineer  Smith + Andersen
  • Geotechnical Engineer  Terrane Group
  • Civil Engineer  Webster Engineering
  • Building Envelope Engineer 
  • Aqua-Coast Engineering
  • Interior Design  Port + Quarter
  • Landscape Architect  Forma Design td.
  • Photos Luke Han Architect AIBC

The zero lot line conditions on two sides required innovative solutions to achieve the required levels of air tightness, minimized thermal bridging, and fire ratings. Varsa Windows & Doors provided Passive-certified UPVC windows and doors for the project, contributing to the high energy-efficiency performance of the envelope.

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