Emerald Aire tackles a two-phase housing project for the homeless, and takes a collaborative role in the design-assist process.
By / Robin Brunet
Embracing a different construction delivery method than one is accustomed to can be daunting, but if executed well it can also result in substantial benefits—and that is the case for Emerald Aire as it continues to help bring the Downtown Emergency Service Center’s (DESC) Hobson Place facility in Seattle to completion.
DESC works to end the homelessness of vulnerable people, particularly those living with serious mental illnesses, substance use disorders, and/or chronic health conditions. Its intention with Hobson Place is to provide its clients with 177 studio units in two buildings, one of which would contain a full-scale health care clinic.
The first phase of the project was built on the north portion of the parcel, creating 85 affordable studio apartments with supportive services and indoor/outdoor community spaces (these homes opened in October of 2020). The second phase includes the integrated physical and behavioral healthcare clinic and 92 units of affordable housing. It began construction in May 2020 and will be completed later this year.
Although Auburn-based Emerald Aire is well versed in the design build process, construction of Hobson Place was undertaken using the design-assist delivery model, and Emerald’s head coach, David Happe, says of this process, “Although we’ve done design build projects with DESC and very much enjoy that method, design assist was understandable for Hobson as the project was seeking Passive House certification for the second phase south building.”
According to the Passive House Institute, a Passive House allows for space heating and cooling related energy savings of up to 90 percent compared with typical building stock and over 75 percent compared to average new builds. Passive Houses use less than 1.5 cubic metres of gas to heat one square meter of living space for a year, substantially less than common low-energy buildings. Ventilation systems supply constant fresh air, making for superior air quality without unpleasant draughts; and heat recovery units allow for the heat contained in the exhaust air to be re-used.
From an HVAC perspective, the challenges of Hobson Place included designing for a special type of resident. “A bathroom fan drawing in air via trickle vents is the standard way people receive air in their living spaces, but in this case DESC wants to achieve a high ventilation rate with no mechanical equipment in the suites,” Happe says. “Therefore, energy recovery ventilators were placed on the roof of both buildings—five on the north building, three on the south—with shafts routed into each suite.”
This system was augmented with a heat capture system that tempered incoming air to save energy along with achieving a high ventilation rate, Happe says. It was also determined that each apartment would be slightly negatively pressurized, in order to minimize odor and contamination migration.
Variable refrigerant flow (VRF) technology was employed in both buildings. “The first floor of the north building has a standard VRF component, and the project uses a robust VRF system to heat and cool the first three floors of the south building, which contains a health care clinic and offices,” Happe says.
With design-assist, all of this was fleshed out shortly after the project’s inception in 2019. But the delivery method also allowed Emerald Aire to provide an additional crucial service. “By being involved in the preconstruction phase, we were able to give feedback to engineers, price out options, and assess the overall constructability of the project,” Happe explains. “The ideal outcome of design assist is for everything to be implemented as planned, and we achieved this partly by modeling all of the buildings’ elements with BIM.”
Design assist’s success is heavily dependent on complete buy-in from all key players and trades, and in this regard Happe notes that they were fortunate to have already developed a good relationship on past projects with Hobson’s engineer and builders: Rushing and Walsh Construction Co., respectively. “So this particular project wound up being more collaborative than most, and everyone benefitted,” Happe says.
As for DESC, “Its people always know exactly what they want and don’t want, and that also worked in our favour,” he adds.
Emerald Aire, which was launched in 1985 as an HVAC service, maintenance, refrigeration, and gas piping specialist, prides itself on effectively communicating critical information during all projects from conception to completion. Many of its team members have up to 25 years of HVAC/R experience, and another factor that works in the company’s favour, especially with regards to Hobson Place, is its association with SMACNA- Western Washington.
“Hobson Place requires a level of sophistication and thoughtfulness in preparation that demands a skilled team from the preconstruction efforts down the boots on the ground,” Happe explains. “Since we are part of SMACNA-Western Washington and signatory to NW Sheet Metal Local 66, we’re able to throw a lot at our guys and gals, and they perform unfailingly.”
About the only unexpected element of Hobson Place’s development was the pandemic. “The lockdowns happened during the rough-in phase of the north building, but we were an essential service and had a good safety plan already in place, so adjusting to include COVID protocols was relatively straightforward,” Happe says.
As Hobson Place comes closer to completion, Happe takes time to summarize what the project means to his company. “We regard all our work as special, and all have their challenges, but Hobson Place is very satisfying to us because it provides homes to the most vulnerable of Seattle’s population,” he says. “Hopefully many other such facilities will follow.” ▪
