Mid-rise Costing STUDY

Transcription

1 Mid-rise Costing STUDY Atlantic WoodWORKS!

2 About us Atlantic WoodWORKS! is a program of the Maritime Lumber Bureau (MLB) and part of a National industry lead initiative of the Canadian Wood Council (CWC) Atlantic Funders: National Sponsors:

3 Definition of Mid-rise adjective 1.(of a building) having a moderately large number of stories, usually 5 to 10, and equipped with an elevator.

4 Introduction 2015 NBC Major Occupancies Group C or D 2010 NBC 4 Storey - C = m 2 D = m NBC 6 Storey - C = m 2 D = m 2 Velo 4 storey wood, Gottingen St. Halifax, NS Mixed Use Bottom 2 Storeys -Schools -Commercial Spaces - Restaurants Gardenview 6 storey wood, Maine St. Dartmouth, NS

5 Cost Comparison 2010 Ontario WW Source: (Walker Consulting Group and Ontario Wood WORKS!, 2010)

6 Cost Comparison 2013 Ontario BILD Estimated cost savings of $30 - $40 per square foot of construction when compared to concrete and steel materials [1]. Source: [1]. Unlocking the Potential for Mid-Rise Buildings, BILD, ONT (2013)

7 Cost Comparison 2013 REMY Construction Schedule Costing 4 Storey Opportunities with mid-rise... Wood panelized construction resulted in a 23% reduction in overall project schedule.

8 Opportunities with mid-rise... Construction Schedule Costing 4 Storey Wood panelized construction resulted in a 23% reduction in overall project schedule.

9 Opportunities with mid-rise... Construction Schedule Costing 4 Storey Wood panelized construction resulted in a 23% reduction in overall project schedule.

10 Opportunities with mid-rise... Construction Schedule Costing 4 Storey Wood panelized construction resulted in a 23% reduction in overall project schedule.

11 Cost Comparison 2017 CCMPA

12 Cost Comparison 2017 CCMPA

13 Cost Comparison 2017 CCMPA Addendum

14 Cost Comparison 2017 March AWW Summary: 10 Page Case Study Detailed Report 34 Page Analysis Study Objective: Analyze building types to create a like comparison

15 Presentation Outline Ontario Mid-rise Market Share / Trends Mid-rise Cost Comparison Study - Methodology and Credibility - Special Inclusions & Exclusions - Additional Considerations Major Cost Comparative Results Pricing Considerations Mid-rise Resources Conclusion *Time permits Fire and Acoustics relative to Mid-rise Wood Frame

16 Mid-rise by the numbers Across Canada 100 wood mid-rise projects completed 188 in construction at final design stage being considered

17 Cost Comparison Study Cost Comparison Study 1Concrete + 5Wood/6Wood/6Steel/6Concrete Summary: 10 Page Case Study Detailed Report 34 Page Analysis

18 Cost Comparative Study Under construction: 44 Paul Street, Kamploops, BC Mixed use: 1 Storey Concrete + 5 Storey Wood (LWF) GFA: 113,380 ft units

19 Cost Comparative study Fire Wall Detailing NB Code Meeting January 2017

20 Cost Comparative study Fire Wall Detailing NB Code Meeting January 2017

21 Cost Comparative study Methodology & Credibility Base model design converted to steel, concrete and all-wood building elements by QS Online cost consultants Professional engineer vetted building assemblies and made adjustments for apples to apples structural comparison

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23 Cost Comparative study Methodology & Credibility Base model design converted to steel, concrete and all-wood building assemblies by QS Online cost consultants Professional engineer vetted building assemblies and made adjustments for apples to apples structural comparison Electrical and mechanical engineers reviewed assemblies and commented on cost differences between the building models

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25 Cost Comparative study Special Inclusions: Insurance included within general req. Firewall Analysis Design and pricing allowance (10%) Construction allowance (4%) Exclusions: Underground parking removed all include foundation with 4 slab on grade Soft costs Productivity HST

26 Cost Comparative study Other important considerations Retail material pricing Supply and Install (HRM pricing) *Pricing consistent with rest of Canada Commercial Space in base model is open space Elevator Shaft and Stairwell cost/performance exceeds code requirement in 2015 NBC for wood types ~ comparable to ONT CLT used in base model design for roof and projections ~ $100,000 premium ($15/ft 2 $37/ft 2 with roof coverings) Drawings not 100% complete lead to minor assumptions Costs represent a finished building not just comparative elements

27 Cost Comparative study

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29 Upper Floor Construction Level 3, 4, 5, 6 Wood Framed Floor concrete top 1 1/2" 5/8" ply Wood I Joists (varying capacity) 16" o.c. Corridor x 6" 12" o.c. acoustic batt insulation - R28 Corridor Partition GWB 5/8" - paint ready GWB - 5/8" - taped Stud - 2 x 6" - 16" o.c. fibreglass insulation 6 Tie rod system & compensators Demising Partition Non-demising Partition GWB 5/8" - paint ready GWB - 5/8" - taped Stud - 2 x 4" - 16" o.c. fibreglass insulation 3 Note: STC not taken into consideration for steel and concrete models

30 Upper Floor Construction Level 2, 3, 4, 5, 6

31 Upper Floor Construction Level 2, 3, 4, 5, 6 Support System 3 1/2" x 9 1/2" Structural composite lumber (SCL) $350,000 Premium 7" x 9 1/2" SCL 4 ply - 2 x 6 Stud packs - multi-ply posts - SPF Wood Framed Elevator Shafts and Stairwell ~ $250,000 total cost (inc. roof & stairs) 4 layers 5/8" type X (exceeds code requirements) 2x6 studs fire batt Firewall - 2nd to Level 6 - ($18/ft 2 ) ~ $75,000 Premium 10 CMU Applies to all building types

32 Upper Floor Construction Level 2, 3, 4, 5, 6 Metal Framed Upper Floor horizontal and vertical steel - allowance - 12 psf ($1.50lb) metal deck concrete top 1 ½ Various assembly items (ie. place and screed, power trowel finish and construction joints) Concrete Stairwell & Elevator shaft 10 CMU vertical with stairs $250,000 total (+35%) Note: - Acoustic measures were not taken into consideration

33 Upper Floor Construction Concrete Framed Upper Floor concrete 8" dp - allow 25 Mpa (3,625 PSI) - $135/CY rebar - allow 8 Lbs / SF formwork Various assembly items (ie. place and screed, power trowel finish and construction joints) Concrete Stairwell & Elevator Shaft Vertical slabs with stairs Column Support concrete - allow 25 Mpa (3,625 PSI) formwork - 57' 7 each side rebar-15m stirrup - 12" o.c. rebar M vert 61,244 Lbs

34 Upper Floor Construction Similar Upper Floor Elements as Base Model Major difference = wood on 1 st storey Further Research Consideration (stud spacing): Image Courtesy of BC mid-rise video

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36 Roof Construction Roof Construction 5/8" ply T&G Corridor - 2 x 6" 12" o.c. - 6' 9 Wood I Joists (varying capacity) 16" o.c. CLT panels - 5 ply ~ ($15/ft 2 $37/ft 2 with roof coverings) Note: CLT has finished underside which translate to finishing savings Ontario Mid-rise workshops February 2017

37 Roof Construction Steel Roof Construction horizontal and vertical steel - allowance - 12 psf metal deck - std allow 15% for miscellaneous metals allow 10% for connections and fittings miscellaneous sundries Concrete Roof Construction concrete 8" dp - allow 25 Mpa (3,625 PSI) rebar - 8 Lbs / SF formwork place and screed power trowel finish construction joints Note: -Similar to upper floor construction -Unit rates are higher for both steel and concrete vs. wood - Acoustic measures were not taken into consideration

38 Roof Construction Roof Construction 5/8" ply T&G Corridor - 2 x 6" 12" o.c. - 6' 9 Wood I Joists (varying capacity) 16" o.c. Parallel cord truss Note: CLT was replaced with lower cost regional products like parallel cord truss and wood I-joist systems (similar construction to upper floor) as CLT is not produced in Atlantic Canada 6% overall cost reduction in roof construction element

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40 Cost Comparative study

41 Partitions Interior Unit Partitions GWB 5/8" - paint ready stud - 2 x 4" - 16" o.c. fibreglass insulation 3 GWB 5/8" - paint ready Corridor Partition - Lobby GWB 5/8 stud - 2 x 6" - 16" o.c. fibreglass insulation 6 GWB 5/8" - paint ready Note: Quantity = 26,945ft 2 (Base) vs. 32,133ft 2 (6 Wood)

42 Partitions Interior Unit Partitions GWB 5/8" - paint ready 20G metal stud - 2 x 4" - 16" o.c. fibreglass insulation 3 GWB 5/8" - paint ready Corridor Partition - Lobby GWB 5/8 20G metal stud - 2 x 6" - 16" o.c. fibreglass insulation 6 GWB 5/8" - paint ready Note: - All demising, corridor, bathroom, bedroom and closet partitions are non load bearing, therefore, all are accounted for in the partitions element - Quantity = 112,062ft 2 of partitions

43 Hanscomb Wood stud vs. Steel Stud Hanscomb Mass Timber Cost Comparison Report:

44 Cost Comparative study

45 Ceiling Finishes Base Model & 6 Storey Wood Ceiling Finishes ground level - unfinished - sealed concrete ground floor lobby - residential - suspended acoustic tile level 2, 3, 4, 5, 6, GWB 5/8" - paint ready GWB - 5/8" - taped strapping to joists - 1 x 3" - 16" o.c paint to ceiling Corridor Partition - Lobby GWB 5/8 stud - 2 x 6" - 16" o.c. fibreglass insulation 6 GWB 5/8" - paint ready Note: Quantity = 26,945ft 2 (Base) vs. 32,133ft 2 (6 Wood)

46 Ceiling Finishes Concrete & Steel Ceiling Finishes Suspended acoustic tile Ceiling finishes allowance ground level - unfinished - sealed concrete Suspended GWB 5/8" - paint ready 93,984 SF ,912 Paint to ceiling Note: More work and cost associated with suspending ceiling tile and gypsum

47 Cost Comparative study

48 Electrical *Cost Savings Conservative estimation as not much detail was provided architecturally and structurally at time of calculation. * Increased provisions for wiring in 2015 NBC so savings could be minimized Code permits polymer coated (NMD90) cable for wood frame Metallic sheathed for cable steel/concrete $5.31/ft 2 $6.25/ft2 Ontario Mid-rise workshops February 2017

49 Cost Comparative study Ontario Mid-rise workshops February 2017

50 Cost Comparison (11%) (12%)

51 Additional Research 1. Underground parking 2. More costing detail Class A or B level on a simple building design 3. Explore different structural assemblies for wood construction 4. Analyze productivity

52 Pricing Considerations Steel Studs

53 Pricing Considerations Wood Studs

54 Pricing Considerations Concrete Less Foundation and Slab on Grade

55 Most important take home message 1. All or nothing approach 2. Retail vs. Wholesale pricing model 3. Over compensation for fire treatment (this study is an example) 4. Pricing inclusions (ie. Mass timber architectural finish) 5. Heavy or complex connections & Inefficient sizing 6. Site considerations Exposure to site risk (ie. Stickbuilt vs. Prefabrication vs. Modular) Interaction of trades (who is supplying what Union coordination & Labour Pricing) 7. Guesswork! Conservative assumptions by designers and cost consultants, coupled with all or nothing scenarios, can easily kill viable wood projects.

56 Design Resources

57 Design Resources

58 Conclusion Best Practice Construction Management Approach - Bring all stakeholders to the table as soon as possible Design steps NBC mid-rise provision comparison (Can t pick b/w 2010 & 2015) - Review design guides and WoodWORKS! resources - Stick, prefab or modular - Educate on shear design, fire stopping, STC, and shrinkage performance - Design Assist? Integrated construction -Treat like a Commercial project - Architect and Engineer to have regular meetings with CM (if applicable), - Challenges create an opportunity for integration! - Order of Construction seek experience (Drywall and windows) Fire Site Safety Planning - Review Ontario s Guideline

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60 Ontario $5 Million available in each province Eligible buildings must be 10+ storeys Monies cannot be used toward construction Only design and testing.

61 Follow Wood for Mid-rise online documents

62 Thank you Patrick Crabbe Project Coordinator Atlantic WoodWORKS! Toll Free: