Victoria Mixed-Use Project Construction Update
The stone slate cladding is up, and the interior finishes are well underway. The emphasis in the exterior design elements was on durable materials that would easily integrate with the town’s historical character while adding something new to the cityscape. A wood storefront on the ground floor enhances the pedestrian experience, and shingle tiles between recessed balconies provide a modern interpretation of the town's historic masonry buildings. Shifting windows for all the bedrooms offer a playful rhythm on the north and south facades.
In line with JIM’s approach to building simply, sustainable performance began with the architectural design, with the durability of the exterior just the beginning. The building design balanced compaction, or a low form factor, with the need for natural daylighting and ventilation. All bedrooms and corridors have access to daylight. Despite ample daylight, a 22% window-to-wall ratio limits heat loss, and the project minimized exterior penetrations through careful system planning.
The client’s goal was to take advantage of the clean electrical grid of Nelson Hydro and avoid installing gas systems on the project, a first for the community. Instead, baseboards provide the required heating, and for ventilation, the project uses dedicated ERVs for each unit.
The design project also considered the embodied energy footprint. Though designed to allow for mass timber, the building ultimately reverted to light-wood-framed floors supported by prefabricated light-wood wall panels, as they had a lower footprint at the time. A decision was also made early in the project to minimize concrete use, with it used only for retaining structures around the parkade. Otherwise, the lower level consists of steel and wood framing with a steel deck.
Though the project’s design predates BC’s Energy Step Code or the Zero-Carbon Step Code, it later became a model for the City's cost-effective implementation of those regulations, enabling them to be more aggressive in advancing stronger standards.
