Progressive Multi-Family Design: New Opportunities for Light Frame Mid-Rise Structures. Workshop

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1 Progressive Multi-Family Design: New Opportunities for Light Frame Mid-Rise Structures Workshop

2 The Wood Products Council is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES), Provider #G516. Credit(s) earned on completion of this course will be reported to AIA CES for AIA members. Certificates of Completion for both AIA members and non-aia members are available upon request. This course is registered with AIA CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

3 Workshop Description Updates to the California Building Code along with the availability of innovative new products have created opportunities for designers to add value to their mixed-use and multi-family projects by increasing scale and improving aesthetics. This workshop will introduce a new code allowance for additional stories in podium structures and review specific ways it can impact building designs. Referencing built projects and common design techniques, discussion will cover fire-rated detailing provisions, including those relevant to the detailing of wood shaft walls, and options for cost-effectively integrating mass timber into projects that are otherwise light wood-frame. Code provisions related to safety during construction will also be reviewed to demonstrate how to minimize the risk of fire on large wood projects.

4 Learning Objectives 1. Determine the design Challenges and solutions using a multi-story podium under four and five stories of wood-frame construction, using references to built examples 2. Discuss opportunities and requirements for wood shaft wall designs, including detailing options, cost benefits and relevant code provisions. 3. Investigate opportunities for combining wood-frame and mass timber solutions in multi-family midrise applications in order to take advantage of the aesthetics and speed of mass timber while deriving the economic benefits of wood-frame 4.Review 2015 IBC Chapter 33 provisions regarding construction safety that can minimize on-site risk of construction fires on large wood projects.

5 Integrating Mass Timber Elements into Traditional Multi- Family: Exploring Cost, Code and the User Experience Ted Panton, GGLO Disclaimer: This presentation was developed by a third party and is not funded by WoodWorks or the Softwood Lumber Board.

6 OVERVIEW WOODWORKS FEBRUARY 2017

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8 Why would we apply this in a multifamily program setting? WHY?

9 In modern US construction, wood has been used primarily as an economical solution for the superstructure of projects. WHY?

10 Yet it has design characteristics that are desirable in many ways, and in many applications. MATERIALITY WHY?

11 WHY? LEVERAGE SUPERSTRUCTURE FOR PERFORMANCE SUSTAINABILITY LIVEABILITY

12 PERFORMANCE optimize design benefits maintain the delivery aspects of a typical wood multifamily structure.

13 SUSTAINABILITY Embedded sustainable attributes. MATERIALITY

14 SUSTAINABILITY Wood structures currently achieve Floor Area Ratios of up to 6, which can provide densities of over 250 dwelling units per acre. MATERIALITY Mass timber will help to make this level of density both affordable and desirable.

15 LIVEABILITY multifamily dwellings can be perceived by users as institutional and lacking in livability. With the CLT hybrid concept, the warmth of wood can be introduced to residential occupants, to their benefit and well-being. MATERIALITY

16 HOW?

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18 compelling Design attributes

19 compelling Design attributes Approvable i.e. can readily attain agency approval

20 compelling Design attributes Approvable i.e. can readily attain agency approval Cost i.e. comparable with existing currently used materials AND

21 compelling Design attributes Approvable i.e. can readily attain agency approval Cost i.e. comparable with existing currently used materials AND with no adverse impacts to other systems

22 relevance compelling Design attributes Approvable i.e. can readily attain agency approval Cost i.e. comparable with existing currently used materials AND with no adverse impacts to other systems

23 HOW = Take advantage of design strengths Get it legal / approvable Manage cost

24 FEASIBILITY/COST

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26 AND with no adverse impacts to other systems

27 AND with no adverse impacts to other systems

28 CRITIQUE: ALL-CLT SYSTEM

29 SIMPLICITY ELEGANCE PRECISION

30 TECTONIC QUALITIES

31 TECTONIC QUALITIES

32 TECTONIC QUALITIES

33 MULTIFAMILY USE

34 IMPERMEABLE

35 IMPERMEABLE

36 IMPERMEABLE

37 IMPERMEABLE

38 ALL-CLT CRITIQUE CONCLUSION:

39 ALL-CLT CRITIQUE CONCLUSION: MONOLITHIC, ROBUST STRUCTURAL SYSTEM

40 ALL-CLT CRITIQUE CONCLUSION: MONOLITHIC, ROBUST STRUCTURAL SYSTEM TECTONIC QUALITIES INSPIRES DESIGN AND CRAFT

41 ALL-CLT CRITIQUE CONCLUSION: MONOLITHIC, ROBUST STRUCTURAL SYSTEM TECTONIC QUALITIES INSPIRES DESIGN AND CRAFT POTENTIAL FOR INTEGRAL INTERIOR FINISH RATED AS TYPE IV HT/ 1 HR

42 CONS:

43 CONS: RELATIVELY EXPENSIVE SUPERSTRUCTURE

44 CONS: RELATIVELY EXPENSIVE SUPERSTRUCTURE REQUIRES ADDITIONAL FURRING TO ACCOMODATE PLUMBING/HVAC

45 CONS: RELATIVELY EXPENSIVE SUPERSTRUCTURE REQUIRES ADDITIONAL FURRING TO ACCOMODATE PLUMBING/HVAC CURRENTLY NO PATH FOR SATISFYING LATERAL DESIGN REQUIREMENTS (SEATTLE)

46 CRITIQUE: CONVENTIONAL FRAMING

47 INEXPENSIVE

48 EFFECTIVE FRAMEWORK FOR OTHER TRADES

49 UTILITARIAN (VS CRAFTED)

50 REQUIRED TO BE COVERED

51 CONVENTIONAL FRAMING PROS:

52 CONVENTIONAL FRAMING PROS: INEXPENSIVE

53 CONVENTIONAL FRAMING PROS: INEXPENSIVE FLEXIBILITY IS VALUABLE

54 CONVENTIONAL FRAMING PROS: INEXPENSIVE FLEXIBILITY IS VALUABLE OTHER TRADES MAKE USE OF RESULTANT VOID SPACES

55 CONVENTIONAL FRAMING PROS: INEXPENSIVE FLEXIBILITY IS VALUABLE OTHER TRADES MAKE USE OF RESULTANT VOID SPACES WIDELY AVAILABLE

56 OPEN FRAMING CONS:

57 OPEN FRAMING CONS: AESTHETICALLY UTILITARIAN

58 OPEN FRAMING CONS: AESTHETICALLY UTILITARIAN IF RATED, CANNOT BE EXPOSED

59 MERGE

60 MERGE

61 DRY ZONE WET ZONE CLT HYBRID SOLUTION/ PLAN

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73 CASE STUDY

74 MATERIALITY CLT CASE STUDY

75 MATERIALITY CLT CASE STUDY 40 LU zone 6,400 sq. ft. FAR = 2.0

76 MATERIALITY $165/ SQ. FT. CLT CASE STUDY

77 MATERIALITY $185/ SQ. FT. CLT CASE STUDY

78 SITE

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81 CLT CASE STUDY SITE

82 URBAN DESIGN FRAMEWORK

83 URBAN DESIGN FRAMEWORK

84 URBAN DESIGN FRAMEWORK

85 URBAN DESIGN FRAMEWORK

86 URBAN DESIGN FRAMEWORK

87 CLT CASE STUDY

88 SITE

89 EXISTING APARTMENT BUILDING

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91 CLT CASE STUDY

92 RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY CLT HYBRID SOLUTION

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94 CLT HYBRID SOLUTION

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118 SOFT STORY AND TRANSFER

119 SOFT STORY

120 SOFT STORY

121 SOFT STORY

122 SOFT STORY

123 SOFT STORY STORY OOOPS!

124 SOFT STORY STORY OOOPS!

125 SHEAR

126 CITY OF SEATTLE WILL NOT ACCEPT PANELS FOR SHEAR. SHEAR

127 PODIUM TRANSFER

128 PODIUM TRANSFER

129 PODIUM SUITABLE FOR TRANSFERRING GRAVITY LOADS, BUT NOT ACCEPTED FOR SHEAR SOFT STORY

130 SOFT STORY

131 SOFT STORY

132 RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY OTHER TAKEAWAYS

133 RESIDENTIAL DESIGN DUE TO RIGIDITY, CAN HAVE EXPOSED OUTSIDE CORNER This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY

134 CLT CASE STUDY

135 RESIDENTIAL DESIGN POTENTIAL FOR EXPRESSIVE ROOF ELEMENT This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY

136 COST

137 COST

138 $15.35/ FT COST

139 $15.35/ FT Domestic Visual Quality (Wsi) - the surface lamella are planed and sanded to achieve appearance class A/B in accordance with BS EN COST

140 $15.35/ FT-MASS TIMBER $8-10/ FT-CONVENTIONAL FRAMING $12/ FT-AVERAGE ROUGH FRAMING HARDCOST APPROX 6.5% OF CONSTRUCTION COST TOTAL COST

141 VERTICAL ENVELOPE

142 One significant takeaway from the proposed concept is the increase in the usability of the vertical envelope for wood structures.

143 This equates to increased livability (and revenue) for projects. MATERIALITY

144 ENHANCED CEILING HEIGHTS WITHIN RESIDENTIAL SPACE A typical wood floor assembly is almost 15. In living spaces, our CLT hybrid concept would be 9, a savings in vertical height of approximately 6 per floor. MATERIALITY

145 ENHANCED CEILING HEIGHTS WITHIN RESIDENTIAL SPACE Over 7 to 8 floors this can be substantial, especially with land use and building height envelope being at a premium.

146 15

147 15

148 14 7/8

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150 1.3 CONCRETE, UNDERLAYMENT 5 PLY CLT PANEL 7

151 VERTICAL CONSTRAINTS: WHICH IS MOST RESTRICTIVE? LAND USE: IN MOST CASES LAND USE DATUMS ARE TAKEN FROM AVERAGE EXISTING GRADE, WHICH IS VERY INFLEXIBLE. FIRE: CRITICAL DATUM IS 75 FOR HIGHEST FLOOR ABOVE LOWEST ADJACENT RIGHT OF WAY. THIS IS THE THRESHOLD FOR HIGH RISE DEFINITION. IBC: TENDS TO BE FORGIVING, GIVEN GRADE IS TAKEN AFTER CONSTRUCTION COMPLETE

152 LOW RISE FAR 1 TO 3.25 CAN BE ALL WOOD

153 MATERIALITY MID RISE FAR 3 TO 6 PODIUM BUILDING

154 LAND USE LAND USE DATUM

155 LAND USE LAND USE DATUM

156 CLT HYBRID PROFILE LAND USE DATUM

157 SOLVING FOR DESIGN-BUILD The open-framed wet areas would provide coordination zones for trades to function in. This would mean that plumbers, electricians and other trades could approach the project just as they would any other framed project.

158 GRAVITY SYSTEMS TYPE V 1 hr

159 GRAVITY SYSTEMS

160 SUPPLY SYSTEMS

161 LIVING ZONE

162 LIVING ZONE

163 DESIGN

164 EXPOSED STRUCTURE This aspect of our CLT proposal is the most distinctive. A finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. MATERIALITY Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance.

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166 RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY LIVING ZONE

167 RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY

168 RESIDENTIAL DESIGN ILLUMINATION This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY

169 PLUMB RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY

170 RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY VENT

171 RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY LEDGER

172 LEDGER/RECEIVING PLATE

173 MATERIALITY

174 CULTURAL ASSOCIATIONS

175 MATERIALITY IN POPULAR CULTURE

176 IN POPULAR CULTURE IN POPULAR CULTURE

177 MATERIALITY IN POPULAR CULTURE IN POPULAR CULTURE

178 IN POPULAR CULTURE

179 MATERIALITY A GREAT DESIGN TOOL

180 MATERIALITY A GREAT DESIGN TOOL

181 concrete steel wood glass PAIRINGS

182 PAIRINGS

183 SIMPLICITY

184 MATERIALITY IMMERSIVENESS

185 LOG CABIN EFFECT?

186 MATERIALITY

187 RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY BALANCE

188 RESIDENTIAL DESIGN This aspect of our CLT proposal is the most distinctive. Having a finished CLT ceiling that is washed in warm light would provide a strong design feature in a high-touch area. Given that CLT performs to 1 hour, no other layers of materials (i.e. sheetrock) are needed to attain code compliance. MATERIALITY

189 CLT CASE STUDY THANK YOU