Mid-Rise Wood Frame: An Architect s Perspective

Transcription

1 Mid-Rise Wood Frame: An Architect s Perspective Vivek A. Menon Architect AIBC, MAA, MRAIC, LEED AP BD + C JM Architecture Inc JM Architecture Inc. 1

2 Group C - Residential 2 storeys 3 storeys m 2 4 storeys m 2 5 storeys 6 storeys m m 2 1 storey m m 2 6 storeys m 2 5 storeys BCBC m 2 4 storeys m 2 3 storeys 6 storeys 6000 m m 2 ABC storeys m 2 5 storeys m 2 4 storeys m 2 1 storey m 2 3 storeys m 2 1&2 storeys - Unlimited NCC 2015 JM Architecture Inc. 2

3 Mixed Uses Major Occupancies - Group C Not permitted: Group A, Divisions 1 and 3 Group B Group F, Divisions 1 and JM Architecture Inc. 3

4 Mixed Uses Major Occupancies - Group C Permitted on 1 st and 2 nd storey: Group A, Division 2 Group D & Group E Group F, Division 3 (also permitted on 3 rd storey) Increased fire-resistance rating for separation between some major occupancies 2015 JM Architecture Inc. 4

5 Height Limit Limit height of uppermost floor level to 18 m above 1 st floor. 18 m 2015 JM Architecture Inc. 5

6 Additional Requirements Sprinklers: NFPA 13 required, as well as additional sprinklering of exterior balconies (balconies or decks exceeding 610 mm) Cladding: noncombustible cladding, or cladding which passes the requirements when tested in accordance with CAN/ULC-S134 Standard Method of Fire Test of Exterior Wall Assemblies Roofing: Roofs >25m above 1 st floor require Non-combustible construction, or Fire retardant treated wood 2015 JM Architecture Inc. 6

7 Case Study: Library Square, Kamloops BC 2015 JM Architecture Inc. Project Started 2008 Phase 3 Completed

8 Owners: Thompson Nicola Regional District North Shore Library 2015 JM Architecture Inc. Total Concept Developments + TriCity Contracting (BC) Ltd. 8

9 Phase 3 under construction JM Architecture Inc. 9

10 LIBRARY SQUARE KAMLOOPS, BC A mixed use development born from A need to increase library space A goal to infuse energy into sleepy commercial district A desire to create a responsible project using a P3-Design/Build contract and To showcase a model project to other developers The Program brief called for three distinct users: 1,900 sm Community Library 1,500 sm Retail Space 151 Residential Dwelling Units 2015 JM Architecture Inc. 10

11 Kamloops, BC Climate: Semi-Arid Ann. Rain: 225mm Moisture Index: 0.23 Seismic Zone: Low Climate: Oceanic Ann. Rain: 1,325mm Moisture Index: 1.14 Seismic Zone: High Metro Vancouver 2015 JM Architecture Inc. 11

12 Location Map 1 2 PROJECT SITE 3 CITY CENTER North Shore Map & Project Site 1. Old Library Site 2. New Library Site 3. Tranquille Rd: North Shore Commercial District Facts: Population - +/- 85,000 Project Site Photo 2015 JM Architecture Inc. 12

13 Mixed Use < 2004 School Site Private School 20, 407m2 Subdivided to three parcels 5,378m2 Lib Sq 7,300m2 overall < 2012 Urban Village Hotel Library Residences Offices Commercial 2015 JM Architecture Inc. 13

14 The Project Team Developer: Total Concepts Development Casey VanDongen TriCity Contracting (BC) Ltd. Casey VanDongen Owners: Thompson Nicola Regional District - Library Sukh Gill TriCity Contracting (BC) Ltd. remainder Casey VanDongen Design Team: Architecture: JM Architecture Inc Joe Minten, Maibc Fire Engineering + GHL Consultants Gary Chen, P.Eng Code Consultant: Structural: Siefken Engineering Ltd John Siefken, P.Eng Mechanical: Perez Engineering Ltd Willie Perez, P.Eng Electrical: Falcon Engineering Ltd Bruce Candline, P.Eng Landscape: Sustainable Systems Gary Dewhurst, B.L.A. Authority Having Jurisdiction: City of Kamloops Bruce Barclay, RBO 2015 JM Architecture Inc. 14

15 Total Concept Developments A successful company focusing on the development and construction of commercial projects since 1981 Complimentary arm is Tri City Contracting (BC) Ltd. Design Build Full Service + Turn Key Open to exploring new concepts of development and construction they do not shy from the unknown Keen to meet the needs of the customer 2015 JM Architecture Inc. 15

16 JM Architecture Inc Small size firm with 10 staff and 1 principal Diverse group consisting of 3 registered architects 1 planner 2 Architectural Intern 1 interior designer 3 technologist 1 administrator Housing centric hotels, residential care, multi-family residential & commercial Mostly mixed use projects Service in British Columbia, Alberta and Manitoba 2015 JM Architecture Inc. 16

17 AIBC Firm Breakout 2015 JM Architecture Inc. 17

18 Library Square - timeline Sept 2007 TNRD published an EOI for the project October 2007 Submission due November 2007 Total Concept Developments awarded project November 2007-July 2008 Design Development July 2008 Issued for Development Permit BC government is reviewing option of mid-rise wood frame in BC Building Code Project is currently considered 6 storey non-combustible with steel stud framing. September 2008 Reconsider Project for potential wood frame option October 2008 Commissioned GHL to join project team as fire engineering and code consultant JM Architecture Inc. 18

19 November 2008 Submit Phase 1 construction permit: Concrete only April 2009 Full permit submission Phase 1 Construction begins BC changes Building Code to allow Combustible construction up to 6 storeys July 2010 Permit submission Phase 2 August 2012 Permit Submission Phase JM Architecture Inc. 19

20 Architecture + Community City Planning Issues in 2008 Development of the North Shore Neighbourhood Plan using performance-based zoning to: reinvigorate the business areas Increase density especially along the arterial routes provide a new benchmark for development with a focus on Sustainability, Urban Design and Environmental Responsibility Crime Prevention Through Environmental Design Incentives initiatives $$$$$$$ Taxation exemption Parking relaxations Reductions on DCC 2015 JM Architecture Inc. 20

21 Kamloops Incentives - 60% Tax Excemption - Some DCC Reductions -10% Parking Reduction - Priority Processing 2015 JM Architecture Inc. 21

22 remember this is 2008 : downturn in the economy Adherence to the Tranquille Rd. Design Guidelines Form and Character Guidelines Materials Called for traditional or historical references Unrelated but important nonetheless Hotel Owner required view corridor 2015 JM Architecture Inc. 22

23 Development Opportunities From the Client the mandate is simple Maximize unit count and provide the best design for marketability Profit - $$$$$ - is the goal Good design is the driver Efficient construction is the means Architectural Opportunities From the architect Maximize Design Integrity Form & Character Pedestrian scale Material and Colour Choice 2015 JM Architecture Inc. 23

24 Construction Matters Pre-April 2009 Concrete or Steel or Mixed Concrete + Steel Post-April 2009 Wood was added as an option BCBC Requirements: 6 storey Assembly Use A2 - requires noncombustible 6 storey Retail Use E - requires noncombustible 6 storey Residential Use C - permits combustible Basement Storage Garage F3 requires noncombustible Library Square is Project 2015 JM Architecture Inc. 24

25 BCBC 2006 condensed version.. Fire Rated Separations: A2 to E = 2 Hr FRR A2 to C = 1 Hr FRR E to C = 2 Hr FRR F3 to A2 + E 1 1/2 Hr FRR Sprinkler System throughout Group C max BA = 1200sm Introduce firewalls 2 Hr & 4 Hr with both F &T ratings Level 2 exceeded this value GHL assisted in obtaining approval from the AHJ to increase the value slightly to over the 1200sm 2015 JM Architecture Inc. 25

26 Project Schematic 2015 JM Architecture Inc. 26

27 BCBC continued... 4 storey to 6 storey: Based on a maximum 7200sm Floor Area The Building Area reduces 4 Storey = 1800sm 5 Storey = 1440sm 6 Storey = 1200sm Same amount of wood framing regardless of # of storeys BCBC items not addressed Firewall (FW) construction Fire stopping through FW 2015 JM Architecture Inc. 27

28 BCBC continued... Firewalls are 2 Hr FRR area separation walls tested to ULC ratings W312 2 of Gypsum Board (2Hr FRR) Sandwiched between wood frame assemblies on either side Tied together with fusible (slotted) alum. Angle Also note Elevator Shafts are constructed of wood framing to a 1 Hr FRR vertical shaft All wood framing is constructed off-site in a controlled environment with a > 12% Moisture Content and assembled on-site 2015 JM Architecture Inc. 28

29 2 nd FLOOR PLAN Firewall Plan 2015 JM Architecture Inc. 29

30 Area Separation Wall - FIREWALL 2015 JM Architecture Inc. 30

31 2015 JM Architecture Inc. 31

32 Firewall Photos We didn t always get it right the 1 st time 2015 JM Architecture Inc. 32

33 Firewall Photos With the help of GHL we did better Concerns related to heat transfer resulted in heat sink detail using concrete board 2015 JM Architecture Inc. 33

34 Construction Photos 2015 JM Architecture Inc. 34

35 Construction Photos Certified to LEED CI Gold 2015 JM Architecture Inc. 35

36 Phase JM Architecture Inc. 36

37 Code Compliance + Alternate Solutions GHL Consultants provided both fire engineering and code compliance reviews through reports and alternate solution or engineering judgments 1. General compliance to the new 2006 code changes 2. Firewall noncompliance and solution to meet the equivalent criteria 1. Horizontal firewall design and vertical firewall design 2. Engineering judgments for penetrations 3. Fire protection to meet NFPA 13 as well as alternate means to provide equivalent protection where it could not do so 4. Air space subdivision interpretation as this related to building code JM Architecture Inc. 37

38 2015 JM Architecture Inc. 38

39 Structural Considerations: Wood Shrinkage: Possibly up to 2 over 6 storeys, Minimized by using engineered products with low moisture content. Managed with self tapping shrinkage compensators located at each end of the shear walls, Located 4 th and 6 th floor 2015 JM Architecture Inc. 39

40 Structural Considerations: Seismic Design: Kamloops low The difference from 4 to 6 storey in this location was an added 10% design criteria not too much of a concern but translated to long and more shear walls with added fastening and providing a safer building as well Added marginally to overall costs 2015 JM Architecture Inc. 40

41 Structural Considerations: Seismic con t metal flat plates were used across the firewall to maintain uniformity of building movement in an earthquake event. These are the plates the needed to have the heat sink detail added. Elevator Design: To maintain even shrinkage throughout the shaft was designed similar to a traditional laminated timber design; in this case a 2X6 frame at 12 OC with ¾ plywood liner and gypsum board facing to achieve the 1.0 Hr FRR Note: APEGBC Technical and Practice Bulletin produced in April 2009 as part of the provincial research and development into 5 6 storey wood frame buildings 2015 JM Architecture Inc. 41

42 Developer Comments Challenges: Market Acceptance unknown at the start Insurance and temporary fire protection difficult to obtain Concerns regarding shrinkage Reluctance for initial approval from the city building and fire departments Economics: 1. Land use compared to 4 storey the 6 storey option provides 50% increase in yield 2. Non-combustible option for same building would cost up to 30% more 3. Support to wood industry is sound investment in BC economy 2015 JM Architecture Inc. 42

43 Developer Comments con t 4. Trade availability is important consideration and easy to get 5. Wiring option saves costs 6. Shorter delivery time than non-combustible construction get to market sooner less carrying costs and insurance costs 7. Back to the marketing aspect prices for upper units pay more and the spread is quite noticeable from 2 6 floors Fire Protection during construction: 1. Important to activate sprinklers as early as possible into the construction of wood frame regardless of difficulties for the trades 2. Provide 24 hour diligent security monitoring 3. Install fire doors as soon as possible 4. Retain excellent communications with the fire department 2015 JM Architecture Inc. 43

44 On the Boards ASAS Condominium, Surrey BC Construction Starting September JM Architecture Inc. 44

45 ASAS Condominium, Surrey BC Construction Starting September JM Architecture Inc. 45

46 ASAS Condominium, Surrey BC Construction Starting September JM Architecture Inc. 46

47 ASAS Condominium, Surrey BC Construction Starting September JM Architecture Inc. 47

48 ASAS Condominium, Surrey BC Construction Starting September JM Architecture Inc. 48

49 Marquess of Lorne, Kamloops BC 2015 JM Architecture Inc. 49

50 Marquess of Lorne, Kamloops BC 2015 JM Architecture Inc. 50

51 Marquess of Lorne, Kamloops BC 2015 JM Architecture Inc. 51

52 Items to Consider 1. Keep an open mind to new ideas and new methods of construction that come from a very diverse group of interested stakeholders 2. Alert the manufacturing industries to come to terms with this new code provision and thereby address items such as firewall construction and fire stopping methods 3. As designers, engineers and inspectors - we have to try to stay in tune with the constantly growing volume of knowledge bases that affect the wood industry and this building type 4. Accept this is a building with a huge fire load in its early stages and precautions need to be addressed as much as possible to protect it from fire which can affect human safety and cause significant damage to neighbouring structures. 5. Parking!!!! OPPORTUNITIES 1. $$ Construction Cost Savings 1. Material Costs 2. Speed of Construction 2. Explore new forms of wood construction are on the horizon such as cross laminated timber to produce even taller wood buildings 2015 JM Architecture Inc. 52

53 Thank You 2015 JM Architecture Inc. 53