The document is a case study on the modular construction of multi-family housing, specifically the 'Cubix Othello' project, showcasing innovative strategies and benefits of modular building such as cost stability, quality control, and reduced construction waste. It discusses the three phases of a modular project thesis, the benefits of modular technology in meeting sustainability goals, and the importance of early collaboration between teams. The case study also covers challenges in financing and permitting for modular buildings, emphasizing the need for coordinated efforts in design and execution.

1. Multi-Family Case Study:
CUBIX OTHELLO
Sponsored by Housing Development Consortium

2. Your Presenters
Matthew Laase
Principal
Jackson | Main Architecture
Craig Mitchell
Director
Innovative Solutions
Metric Modular
Daniel Stoner
NexGen
Housing Partners

3. NexGen Housing Partners
Innovative
“Green”
Affordable
Market-Rate

5. 13
How Can We Build Affordable
And Market Rate?

6. Innovative Strategies Such As
Modular Give Us an Advantage

7. Why Aren’t More Developers
Pursuing Modular?

8. Most Modular Builders Stop
After One Project …
Is it an indictment of the technology?
The developer?
Why?

9. The Answer is a Multi-Project Thesis
Answered in 3 Phases:

10. Multi-Project Thesis
3 Phases
Proof of Concept
MODULAR 1.0
Create a Set of
Modular “Legos”
MODULAR 2.0
Apply “Legos” to a
Variety of Different
Building Sites
MODULAR 3.0

11. Cubix North Park
Modular 1.0
108 Units
93 Efficiency Units / 15 Live / Work
4 Stories Type V-A
3 Stories of Modular
Modules Set To Occupancy: 15 Months

12. Cubix Othello
Modular 2.0
6 Stories, 85 Units
NC3-P85 (1.3) IZ
5 Floors of Type I-A
56 Studio Units / 29 1-BDRS
Modules Set in 6 Days!
From MOD-Set to Occupancy: 10 Months

13. Tour of Othello
Video Placeholder

14. Why Choose Modular?

15. Modular Benefits
Stable Pricing
$
• Factory work is done
under contract
• No wage requirements
for factory-built
structures
Build in Controlled
Environment
• Multiple buildings
can have duplicate
parts ensuring brand
consistency
• Trade damage and
sequence issues are
avoided in factory
Excellent
Quality Control
• Factory allows for high
quality and consistency
within a controlled
environment
• Multiple buildings in a
portfolio can be
assembled with similar
parts ensuring brand
quality
Assembly Line
Efficiency
• Modules arrive with
finishes in apartments
• Modules set onsite in
weeks rather than
months of framing
Pre-Approved
Building
Components
• State-approved
building plans make up
most of local building
permit
• Pre-approved modular
units can be re-used in
multiple projects,
expediting permit
process

16. Modular Integrated Design Traditional
DAY 1 6 MONTHS 12 MONTHS 18 MONTHS
Design Timeline

17. Design
DAY 1 6 MONTHS 12 MONTHS 14-15 MONTHS
Standard Construction

18. Design
DAY 1 6 MONTHS 12 MONTHS 14-15 MONTHS
Modular Construction

19. Disruptive strategies are needed to meet the 2030
building challenge of 100% net zero buildings
Factory built construction emits
43% less carbon than site built
Typically 10% of construction materials can end up
waste, modular factories can achieve less than 2%
Passive house level envelope for a 4-8% increase
Single source of procurement for specified materials
Skilled labor trades can be cross-trained in many
construction fields with experience in manufacturing
and even robotics!
Sustainability
Is Built in the Factory

20. Design:
It’s in the Details

21. Modular Building Basics
Kit of Parts
Pre-Approved Boxes
Pre-Approved Connection Details

22. Jurisdiction
Modular Builder
Design Team
Coordinated reviews
Eliminate in-unit matelines
No MEP shafts
Simple structural system
Bad weather set
More factory work
More off-site construction
Coordinated inspections
Modular Design:
Opportunities & Improvements

23. Corridors act as drag struts, precast
stair towers as shear columns
No vertical wood shear walls
No vertical tie rods
Simple exterior sheathing connection
Smaller boxes eliminate need for
panelized inside & outside corners
19
Design Concept: Structural
Drag Struts – Collectors – Saw Boxes

24. How do the site trades coordinate
and interact during the set?
Set sequence plan
Draft stop planning
Inspections and AHJ coordination
Detailed set coordination planning
Staging site location
How many crane picks?
Stacking order, boom lock?
Modular Design
It’s in the Details

25. Adding the element of time to your
details
Defining the scope of work for each
component
Any inspections required, by who and
when?
Modular Design
It’s in the Details

26. Adding the element of time to your
details
Defining the scope of work for each
component
Any inspections required, by who and
when?
Modular Design
It’s in the Details

27. Corridors do all the hard work
MEP coordination has to be done to
BIM 400 level
Balance factory work vs. site work
Pay attention to fire membrane
continuity
Make your details inspectable
Modular Design
It’s in the Details

28. Modular Team Fit:
Who’s In, Who’s Out?

29. Modular
Builder
Design TeamJurisdiction
COLLABORATION

30. The Why & The How to Build
A Prototype

31. Prototype
Schedule
Where do you schedule a prototype in?01
Understand Why to Build a Prototype
Is it for constructibility, or for design elements?02
How to Build a Prototype
Understanding owner-supplied materials vs. factory-supplied
and disruption to the process
03
Costs of a Prototype
Is it a stand-alone module or does it get incorporated in?04

39. Don’t Overlook Logistics

40. Logistics
Your logistics partners
Are they prequalified?01
International Considerations
Paperwork, Customs, Duties:
What to know
02
Lay-down Yards &
Neighborhood Disruptions
Considerations
03
Module Setting
Set plan and coordination04
Loose Ship Items
Some things to think about …05
Requirements:
Roofing / Elevator / Doghouses built /
Buttoning up on site
06

46. How Do We Expedite Permitting?

47. Permitting:
The Dual Stream & Coordination
Early Coordination
Meetings
STATE PERMITS
Submitted in Phases,
Required State
Approval Prior to
Review
LOCAL PERMITS
WA Labor & Industry
(L&I)
FACTORY INSPECTIONS
During Crane Setting:
Welding
Firestopping
Structural
SPECIAL INSPECTIONS
During Setting

49. 35% of Time in Permitting
Is spent Producing Drawings
Administrative design review and
priority review of modular projects
with MHA performance over required
minimums
Pre-approved modular unit plans for
SEDU and OH compliance
Additional in-person meetings
• Post cycle 1 corrections coordination
• Multi-department coordination
• Reduce correction cycles
• 1 less correction cycle can save 2-3 months
Long lead times and backlogs for
reviews with multiple correction cycles
• Over 100 hours spent between architect and OH
coordinating housing declaration and covenant
Complicated OH process for IZ and
MHA performance
Long lead time and backlog for
DRB Calendar
Multi-departmental coordination issues
DAY 1 6 MONTHS 12 MONTHS 18 MONTHS
Neighborhood
Meeting
Early Design
Guidance
Design Review
Board
Modular Permitting:

50. Modular Inspections

51. Challenges Outside the Box:
Modular Financing

52. Challenges Outside the “Box”: Modular Financing
Loan Committees prefer easy
deals!01
General lack of experience makes
Loan Committees nervous!02
Financing a Modular Project
has “unique” requirements
• It’s a Personal Property until it’s affixed
(UCC filings needed)
• Draw requests could be more frequent than
monthly
• Deposit required to start ordering materials
• Balance sheet strength of the modular
building
03

53. Challenges Outside the “Box”: Modular Financing
Irony Alert! The stronger the
economy, the harder to get a
modular loan!
04
How do you get a Loan
Committee to buy into “unique”
requirements?
• Work hard to get early buy-in / anticipate
concerns
• Modular as a tool in the affordable housing
toolbox
• Have an experienced team
05

54. What Have We Learned?

55. Design: Lessons Learned
Early Collaboration
• With the modular manufacturer
design/engineering team a necessity
01
Material/Product decisions
• Requires advance thought and
commitment
02
Site-Built Coordination
• It cannot be figured out during construction
if it is to match the offsite components
03
Prototype Box Review
• A critical part of the process04
Simplify, Simplify, Simplify
• The advantage of modular is efficiency, the
design is a key component to that
05

56. Manufacturing: Lessons Learned
Timing between module
prototype construction and
main production run
01
Suite mix drives modular
construction efficiency02
Don’t overlook transport
coordination and logistics03
Load and Close – who should
supply what04
Weekly team collaboration
meeting a must05

57. Construction / Ownership: Lessons Learned
Pre-construction coordination
with City Officials, inspectors,
etc.
01
Have roofing components built
off-site as well as (dog houses,
parapets, etc.)
02
Pre-fabricating the hallways03

58. Questions?
Thank You!
This concludes our Multi-Family Case Study