breaking convention with timber offices

BreakingConventionwithTimberOfficesOfferingDistinctAlternativestotheMonotonyofOurCurrentWorkplaceInfrastructure

PresentedbyWoodWorks forNon-residentialConstruction

Photo:Credit

“TheWoodProductsCouncil” isaRegisteredProviderwithTheAmericanInstituteofArchitectsContinuingEducationSystems(AIA/CES),Provider#G516.

Credit(s)earnedoncompletionofthiscoursewillbereportedtoAIACES forAIAmembers.CertificatesofCompletionforbothAIAmembersandnon-AIAmembersareavailableuponrequest.

ThiscourseisregisteredwithAIACESforcontinuingprofessionaleducation.Assuch,itdoesnotincludecontentthatmaybedeemedorconstruedtobeanapprovalorendorsementbytheAIAofanymaterialofconstructionoranymethodormannerofhandling,using,distributing,ordealinginanymaterialorproduct.

______________________________Questionsrelatedtospecificmaterials,methods,andserviceswillbeaddressedattheconclusionofthispresentation.

CourseDescription

Greatsolutionsoftenliebeyondconvention.ConsiderthatmostofficesintheU.S.couldbebuiltwithawoodstructureyetthisoptiongoeslargelyunexplored.Manydesignersassumethey’relimitedtoconcreteandsteelforworkplaceenvironments—becausethat’sthecommondefault—but,infact,woodconstructioncanaccommodatethespaceandperformanceneedsofofficeoccupancies,whileprovidingadvantagessuchasspeed,costsavings,andreducedenvironmentalimpact.Focusingoncommondesignconsiderations(e.g.,layoutflexibility,land-useconstraints,andmarketclassification)thispresentationwillexaminethepotentialforlight-frameandheavytimberstructuralsolutions.Topicswillincludebuildingcodeopportunitiesrelatedtofireandlifesafety,structuraldesignandlayout,andcost.

1. Reviewbuildingcodeopportunitiesrelatedtofireandlifesafety,withemphasisonconstructiontypes,fireresistance,andinterior/exteriorfinishrequirements.

2. Exploreavarietyofsuitablestructurallayoutsforlight-frameandheavytimbersolutions,demonstratinghowtoachieveflexibilityofbothspaceandfunction.

3. EvaluatethecostandvaluepropositionofaclassAheavytimberofficesolutionusingsuccessfulbuiltexamples.

4. AssessthecostandvaluepropositionofaclassBlight-frameofficesolutionusingsuccessfulbuiltexamples.

LearningObjectives

• DesignConsiderationsforOffices

• ReviewFireandLifeSafetyOpportunities/Challenges

• LayoutDiscussion

• UnderstandingCost&Value

• ClassB/CLightFrameWoodOfficeSolution

• ClassAMassTimberOfficeSolution

OUTLINE

Whenaskedwhytheydidn’ttypically

designofficesinwood,Architects

responded...

• “Doesthebuildingcodeeven

allowofficestobebuiltin

wood?”

• “Canwoodaccommodatethe

gridspacingneededfor

adaptableofficefloorplans?”

• “Isitpossibletoachievehigh

performanceexpectations

…affordably?”

ClassificationsofOfficeSpace

ClassA

• New/NewlyRenovated• Prime/Centrallocation• On-siteparking• HighTechBuildingSystems(HVAC,elevators,utilities)

• Highqualityupkeep/maintenance

• Significantinsize• ContemporaryDesign

PROJECT:FederalCenterSouth,Building1202– Seattle,WAARCHITECT:ZGFArchitectsLLPENGINEER:KPFFConsultingEngineersPHOTOCREDIT:BenjaminBenschneider

Ownership/IntendedTenant

Custom

CoreandShellandfitup

ProductiveEnvironment

ReflectiveofCompanyCulture

MinimizeLongTermCosts

Accommodatescurrentandfutureneeds

Speculative

CoreandShell

Attractive

Distinctive

MaximizeROI

MaximumFlexibility

LocationandScale

Urban/MetroArea

Conditions:• SmallerSites• IncreasedDensity

Likely:• Mid-HighRise• RegularFootprint

SubUrban/Rural

Conditions:• LargerSites• ReducedDensity

Likely:• Low-MidRise• IrregularFootprint

DavidandLucilePackardFoundation• Location:LosAltos,CA• 2story,TypeVB• 49,000sf• Custom,Sub-Urban,Low-rise,

IrregularFootprint

ARCHITECT:EHDDENGINEER:TippingMarPHOTOCREDIT:JeremyBittermann,courtesyEHDD

TheRadiator• Location:Portland,OR• 5story,TypeIIIB• 36,000sf• Speculative,Urban,Mid-rise,

RegularFootprint

ARCHITECT:PATHArchitectureENGINEER:Munzing StructuralEngineeringPHOTOCREDIT:JoshPartee&CaitlinMurray

“Doesthebuildingcodeevenallowofficestobebuiltinwood?”

PREFACE:2015WoodWorksMarketAnalysis

Woodisunderutilizedinofficeconstruction:• Nearly75%ofoffices

arelessthan50ksfintotalbuildingarea

Numbe

rofO

fficeProjects(2015)

0-5050-100100-150150-200 200-250250-300300-350350-400400-450>450

ProjectSquareFootage(x1000)

PREFACE:2015WoodWorksMarketAnalysis

Woodisunderutilizedinofficeconstruction:• Nearly75%ofoffices

buildingsarelessthan50ksfintotalbuildingarea

• Morethan85%ofofficeprojectsare4storiesorless

MostOfficeProjectsCouldBeWoodConstruction

Numbe

rofP

rojects

Area(ft2)

HeightsandAreas

HeightandArea(WithAllowableIncreases)

IIB

Stories1 4Height1(ft) 75 MaxStory Area2(ft2) 69kTotalBuildingArea3 (ft2) 207k1 AssumesNFPA13sprinklers throughout (IBC504.2)2 AssumesNFPA13sprinklers throughout (IBC506.3)3Assumes3ormorenumber ofstories(IBC506.4)

MultiStoryBusinessOccupancy(B)BasedonIBC2012Table503w/allowableincreases

70’**(4)

IIB IIIB VA VB

4 4 4 375 75 70 60 69k 57k 54k 27k207k 171k 162k 81k

**ASCE712.2-1limitswoodshearwallseismicsystemsto65’inheightinSDCD,E,F

HeightsandAreas

Construction Type IIA

Stories1 6Height1(ft) 85Story Area2(ft2) 112.5kTotalBuildingArea3 (ft2) 337.5k

BasedonIBC2012Table503w/allowableincreases

MultiStoryBusinessOccupancy(B)

1 AssumesNFPA13sprinklers throughout (IBC504.2)2 AssumesNFPA13sprinklers throughout (IBC506.3)3Assumes3ormorenumber ofstories(IBC506.4)

IIA IIIA IV

6 6 685 85 85112.5k 85.5k 108k337.5k 256.5k 324k

85’**(6)

**ASCE712.2-1limitswoodshearwallseismicsystemsto65’inheightinSDCD,E,F

TypeIIIConstruction

• Exteriorwallsareofnoncombustiblematerials.

• FireRetardantTreated(FRT)woodispermittedinexteriorwallsof2hrfireratingorless.

• Interiorbuildingelementsareofanymaterialpermissiblebycode.

TypeIVConstruction

• Exteriorwallsareofnoncombustiblematerials.

• FireRetardantTreated(FRT)woodispermittedinexteriorwallsof2hrfireratingorless.

• Interiorbuildingelementsareofsolidorlaminatedwoodwithoutconcealedspaces.

• Interiorelementshaverequiredminimumsizes.

• PartitionsareofsolidwoodORof1hrfire-resistance

Element MinimumSize/ DescriptionRoofDecking • 1-1/8"Wood Structural Panel

• 2xthicknominal(solidsawnorglulamplanks)• 15/32”WSPover3xwideminonedgesolid• otherw/equivalentfireresistance

RoofFraming 4x6beam

FloorDecking • 1xT&G flooringor15/32”WSPover3x minsawnorglulam planks,splinedortongueandgrooved

• 15/32”WSPovermin4xwideonedgewellspikedw/no continuous jointsexceptatsupport

FloorFraming 6x10beam/ 8x8timbertruss

Column • 8x8 supportingfloor• 6x8supportingroofonly

Partitions • (2)Layersof1”boards• 4”thicklaminatedconstruction• 1hrratedassembly

ExteriorMembers With20’minofseparation,abovesizesapply

TypeIVConstruction

TypeIVConstruction– ConcealedSpaces

ComparingOtherConstructionTypeDistinctions

FireRatingofStructuralElements

IIA IIB

IBCTable601

Exteriorbearingwalls(hrs) 1 0Interiorbearingwalls(hrs) 1 0Allotherelements(hrs) 1 0

IBCTable602

X< 10 ft 1 110 ft ≤X<30ft 1 0X≥ 30ft 0 0

IBCChapter7ShaftWalls(IBC713.4)1 2 max 2 maxFireWalls(706.4)– BOccupancy 2 2

1 ShaftWallsareconstructedasFireBarriers(707.3.1).ShaftEnclosuresrequirea2hrratingwhenconnecting4storiesormore(1hrforlessthan4stories).

3hrfire-resistancerating2hrfire-resistancerating1hrfire-resistancerating


IIIA IIIB IV

IBCTable601

Exteriorbearingwalls(hrs) 2 2 2Interiorbearingwalls(hrs) 1 0 1/HT Allotherelements(hrs) 1 0 HT

IBCTable602(ExteriorNon-bearingwalls)

X< 10 ft 1 1 110 ft ≤X<30ft 1 1 1X≥ 30ft 0 0 0

IBCChapter7ShaftWalls(IBC713.4)1 2 max 2max 2 maxFireWalls(706.4)– BOccupancy 3 3 3


ComparingOtherConstructionTypeDistinctions

3hrfire-resistancerating2hrfire-resistancerating1hrfire-resistancerating

ExteriorWalls(IBC705)

705.5 FireResistanceRatings.Exteriorwallsshallbefire-resistanceratedinaccordancewithTables601and602andthissection.Therequiredfire-resistanceratingofexteriorwallswithafireseparationdistanceofgreaterthan10feet(3048mm)shallberatedforexposuretofirefromtheinside.Therequiredfire-resistanceratingofexteriorwallswithafireseparationdistanceoflessthanorequalto10feet(3048mm)shallberatedforexposuretofirefrombothsides.

Example:TypeIIIBorTypeIVbuilding• Non-Bearing@20ft

Ø 1hrratedfrominsideexposure• Non-Bearing@5ft

Ø 1hrratedfromexposureonbothsides

30’>X>10’X<10’

SprinklerRequirementsinBuildings

Advantages:• Increasedheight

• Additional20ft• AdditionalStory

• Increasedareabyupto4x• Additional 2xfor

multi-story• Additional 3xfor

singlestory• Ifnotneededfor

heightandarea,canbeusedasasubstitutefor1hrratingoffloor/roof(notunder2015IBC)

d.Anapprovedautomaticsprinklersysteminaccordancewith Section903.3.1.1 shallbeallowedtobesubstitutedfor1-hourfire-resistance-ratedconstruction,providedsuchsystemisnototherwiserequiredbyotherprovisionsofthecodeorusedforanallowableareaincreaseinaccordance

with Section506.3 oranallowableheightincreaseinaccordancewith Section504.2. The1-hoursubstitution forthefireresistanceofexteriorwallsshallnotbepermitted.


IIB IIIB IV

IBCTable601

Exteriorbearingwalls(hrs) 0 2 2Interiorbearingwalls(hrs) 0 0 1/HTAllotherelements(hrs) 0 0 HT

IBCTable602

X< 10 ft 1 1 110 ft ≤X<30ft 0 1 1X≥ 30ft 0 0 0

IBCChapter7ShaftWalls(IBC713.4)1 2 max 2 max 2 maxFireWalls(706.4)– BOccupancy 2 3 3

Forupto4stories….

Protectionnottypicallyrequired:• Floors/Ceilings• Columns• IIIBInteriorWalls

Couldbeprotectedbycalculatedfireresistance:• ExteriorWalls• Shaftwalls

ExposingFraming– Heavy/Mass

Timber



IIA IIIA IV

IBCTable601

Exteriorbearingwalls(hrs) 1 2 2Interiorbearingwalls(hrs) 1 1 1/HT Allotherelements(hrs) 1 1 HT

IBCTable602

X< 10 ft 1 1 110 ft ≤X<30ft 1 1 1X≥ 30ft 0 0 0

IBCChapter7ShaftWalls(IBC713.4)1 2 max 2 max 2 maxFireWalls(706.4)– BOccupancy 2 3 3

ExposingFraming– Heavy/MassTimber


Forupto6stories….

Couldbeprotectedbycalculatedfireresistance:• Floors/Ceilings(forIIIA)• ExteriorWalls• Shaftwalls

Thedifferenceinallowancesforconcealedspacesinfloor/ceilingscommonlyhasdesignersclassifyingasIIIforoffices.

ExposingFraming– Heavy/MassTimber

IBC703.3AlternateMethods fordetermining fireresistance• PrescriptivedesignsperIBC721.1

• CalculationsinaccordancewithIBC722• Fire-resistancedesignsdocumentedinsources• Engineeringanalysisbasedonacomparison• Alternateprotectionmethodsasallowedby104.11

IBC722CalculatedFireResistance“…Thecalculated fireresistance ofexposedwoodmembersandwooddeckingshallbepermittedinaccordancewithChapter16ofANSI/AF&PANationalDesignSpecificationforWoodConstruction(NDS).”

NDSChapter16FireDesignofWoodMembersLimited tocalculating fireresistanceupto2hours.Charratevariesbasedonendurance required,producttypeandlaminationthickness.Equationsandtablesprovided.TR10andNDScommentaryarehelpfulinimplementingpermittedcalculations.

ExposingFraming– 2015NDS

http://awc.org/pdf/codes-standards/publications/tr/AWC-TR10-1510.pdfSource:2015NDSChapter16http://awc.org/pdf/codes-standards/publications/nds/AWC-NDS2015-ViewOnly-1411.pdf

CobraCampus• Location:Spokane,WA• 1story,TypeV• 11,500sf• ExposedWoodRoofTrussesandDecking

ARCHITECT:Uptic StudiosENGINEER:DCIEngineersPHOTOCREDIT:OliverIrwinPhotography

GreenOffice• Location:Berkeley,CA• 2story,TypeVB• 15,200sf• ExposedWoodRoof

TrussesandDecking ARCHITECT:MarcyWongDonLoganArchitectsENGINEER:GregoryP. Luth AssociatesPHOTOCREDIT:BillyHustace Photography

ExposingFraming- InteriorFinishes

WoodInteriorFinish(IBC803.9)• Buildingoccupancy• Locationofthematerialinthebuilding• Sprinklersornosprinklers

FlameSpreadandSmoke-developedindex• ASTME84orUL723TestMethod

PROJECT:TBWA/Chiat/DayOffices– SanFrancisco,CAARCHITECT:Marmol Radziner&Associates

ENGINEER:TippingMarandAssociatesPHOTOCREDIT:BennyChanClass FlameSpreadIndex* SmokeDevelopmentIndex

A 0- 25 0- 450

B 30- 75 0- 450

C 80- 200 0- 450*DCA1explainsthatflamespreadvaluesareroundedtothenearestmultipleof5


Species FlameSpreadIndex

SmokeDevelopedIndex

FlameSpreadClass

Douglas-Fir 70 80 BHem-fir speciesgroup 60 70 B

Pine,EasternWhite 70 110 B

Pine,SouthernYellow 70 165 B

Spruce,Black (4”thick,3layersofcrosslaminations)

35 55 B

AWC’sDCA1listsFlameSpreadandSmokeDevelopedIndicesforanumberofsoftwoodlumberspecies

http://www.awc.org/pdf/codes-standards/publications/dca/AWC-DCA1-FlameSpreadPerformance-1509.pdf


INTERIORWALLANDCEILINGFINISHREQIRMENTSFORBOCCUPANCY(IBCTable803.11)

FINISHCLASS

SPRINKLERED

Interiorexitstairways,rampsandexitpassageways1 B

Corridors andenclosureforexitaccessstairwaysandramps C

Roomsandenclosedspaces C

NONSPRINKLERED

Interiorexitstairwaysrampsandexitpassageways1 A

Corridors andenclosureforexitaccessstairwaysandramps B

Roomsandenclosedspaces C

1 Buildingslessthan3storiesabovegrade,ClassBinteriorfinishfornonsprinklered buildingsandclassCinteriorfinishforsprinklered buildingsshallbepermittedininteriorexitstairwaysandramps.

HeavyTimberExemption(803.3)-ExposedportionsofstructuralmemberscomplyingwithrequirementsofTypeIVshallnotbesubjecttointeriorfinishrequirements

PROJECT:Radiator– Portland,ORARCHITECT:PathArchitecture

ENGINEER:Munzing StructuralEngineeringPHOTOCREDIT: JoshParteePhotography

Sprinklers inFloorCavities– NFPA13Standard

8.15.1.2.6 Concealed spaces formed by ceilings attachedto composite wood joist construction either directly oronto metal channels not exceeding 1 in. (25 mm) in depth,provided the joist channels are firestopped into volumeseach not exceeding 160 ft^3 (4.5 m^3) using materialsequivalent to the web construction and at least 3-1/2 in.(90 mm) of batt insulation is installed at the bottom of thejoist channels when the ceiling is attached utilizing metalchannels, shall not require sprinkler protection.

8.15.1.2.8 Concealed spaces within wood joist constructionand composite wood joist construction havingnoncombustible insulation filling the space from the ceiling upto the bottom edge of the joist of the roof or floor deck,provided that in composite wood joist construction the joistchannels separated into volumes each not exceeding 160 ft^3(4.5 m^3) to the full depth of the composite wood joist withmaterial equivalent to the web construction, shall not requiresprinkler protection.

• Floorcavitieswillrequiresprinklerswhen:• NFPA13sprinklersarerequiredforHeight&Areaincreasesorasasubstitutefor

firerating(onlyunder2012IBC)• Cavitydoesnotcontainfirestopspartitioningspacetoavolumeof160ft3orless

• 1”maxfurredceilingandbattinsulationprovidedatbottomflange• Firestopisequaltomaterialusedinjoistweb

• AdditionalSprinklerheadsinfloorcavitiesmayincreasethecostofNFPA13sprinklerssystem

Sprinklers inFloorCavities– Howmightthischangedesign?

Construction TypeStoriesHeight(ft)Story Area2(ft2)TotalBuildingArea3 (ft2)

IIIA VA

5 365 5028.5k 18k85.5k 54k

IIIB IV VB

3 5 255 65 40 19k 36k 9k571k 108k 27k

Construction TypeStoriesHeight(ft)Story Area2(ft2)TotalBuildingArea3 (ft2)

IIIA VA

6 485 70 85.5k 54k256.5k 162k

IIIB IV VB

4 6 375 85 60 57k 108k 27k171k 324k 81k

3Assumes3ormorenumber ofstories(IBC506.4)

With

Sprinklers

With

outSprin

klers

CONCEALEDSPACES OPPORTUNITYTOEXPOSE

ExposedConnections

NoProtectionRequiredif:• TypeIIIB,IV,VBbasedon

primaryframe*requirementsofTable601

• Notpartofanyassemblyotherwiserequiredtobefirerated

*primaryframedoesnotapply torepetitiveframingmemberstypicalinlightframeandonlyappliestowoodconstruction inpostandbeamapplications

ExposedConnections

Protectionrequiredif:• TypeIIIA,VAbasedonprimaryframe

requirementsofTable601• Whereconnectionispartofanassembly

requiredtobefireresistancerated• Occupancyseparationper508.4• Elementsarepartoffirebarriers,firewalls,

firepartitions

ProtectedConnectionOptions:• Encapsulatingconnectioningypsum• Concealingconnectioninthewoodmembercan

protectbycalculatedfireresistanceofexposedwood

• FireresistantcoatingorintumescentpaintonthesteelconnectormaybeacceptedbyAHJ

• OR...becreative

ExposedConnections

CreativeConnection:• Allowsfullbearing• Avoidscrushing

perpendiculartograin• Addressesshrinkage• Aidsinconstructability

PROJECT:BullittCenter– Seattle,WAARCHITECT:MillerHullPartnership

ENGINEER:PAEConsultingEngineersPHOTOCREDIT: JohnStamets

ExposingFraming– LightFrame


IIIB VB

IBCTable601

Exteriorbearingwalls(hrs) 2 0Interiorbearingwalls(hrs) 0 0Allotherelements(hrs) 0 0

IBCTable602

X< 10 ft 1 110 ft ≤X<30ft 1 0X≥ 30ft 0 0

IBCChapter7ShaftWalls(IBC713.4)1 2 max 2 maxFireWalls(706.4)– BOccupancy 3 2

Protectionisnottypicallyrequired:

• Floors/Ceilings• Columns• Interiorwalls• VBExteriorWalls

Couldbeprotectedbycalculatedfireresistance:• IIIBExteriorWalls• Shaftwalls


ExteriorFinishes:IBC1406

PROJECT:GSAOfficeBuilding– Albuquerque,NMARCHITECT: PageSoutherlandPage,LLPENGINEER:WalterP.Moore&Associates

PHOTOCREDIT:PatrickCoulie Photography

CombustibleexteriorwallcoveringsforTypeI,II,IIIandIVconstructionshallbe:• Shallnotexceed10%ofexteriorwallsurfacewherefire

separationis5feetorless• Shallbelimitedto40feetabovegradeplane• IfconstructedofFRTshallnotbelimitedinsurfacearea

wherefireseparationis5feetorlessandshallbepermittedupto60feetabovegrade

WoodfinishesarenotlimitedinTypeVconstruction.

Note:Exteriorweatherexposure requiresadditionalspecificationtoaddressUVandmoisture.

ExteriorFinishes:IBC1405.5

WoodVeneersonexteriorwallsofTypeI,II,IIIandIVconstructionshallbe:• Shallbe1”nominalthickminimumOR.438”exterior

hardboardOR.375woodstructuralpanel• Shallnotexceed40’inheightabovegradeORifFRT

shallnotexceed60feetabovegrade• Attachedtoorfurredfromnoncombustiblebacking(FRT

exteriorwallframinginTypesIIIandIVconstrucitonmaycomplywithsuchnoncombustiblereq.)

• Shallnotprojectmorethan24”frombuilding

WoodorWood-basedproductsareexemptfromNFPA268testingforignitionresistance.Note:Exteriorweatherexposure requiresadditionalspecificationtoaddressUVandmoisture.

PROJECT:RadiatorARCHITECT:PATHArchitecture|ENGINEER:Munzing StructuralEngineer

PHOTOCREDITS:JoshPartree Phtorapy &CatlinMurray

PROJECT:OneNorthARCHITECT:HolstArchitecture|ENGINEER:Froelich Engineers

NonbearingExteriorWalls

PROJECT:SACFederalCreditUnionHeadquartersARCHITECT:LEOADALYENGINEER:LEOADALY

PHOTOCREDIT:BradAnderson

Curtainwalls(ie.Non-BearingExteriorWalls):• Actprimarilyasabuildingenvelope• Enableanincreasedamountof

glazing(naturallight)• Traditionallyoflighterweight

materials

Thesamecurtainwallsystemsusedonconcrete/steelframescanbeusedontimberframes

XXXX

ARCHITECT:MillerHullArchitectsSource:SolidWood,Mayo

CurtainWallDetailing

ARCHITECT:MillerHullArchitectsSource:SolidWood,Mayo

DetailatUpperLevelCurtainWallMullionandFloorInterface

DetailatExteriorMetalWallPanelandFloorInterface

PromegaGMPFacility– client&staffreceptionarea• Location:Madison,WI.• TypeIVconstruction• 2storiesofheavytimberandCLT• 52,000sf.Addition

ARCHITECT:Uihlein-WilsonArchitects,EwingCole |ENGINEER:EwingColePHOTOCREDIT:Aitor Sanchez/EwingCole

NonbearingExteriorWalls

FRTWoodCurtainwallsinTypeIIIandIVconstruction:• Reducethefireratingrequirementsfor

exteriorwalls• Canenableincreasedlevelsofpanelization• Maybemorecosteffectivethantraditional

curtainwallsystems

PROJECT:LCTOne– Dornbirn, AustriaARCHITECT:HermannKaufmann

ENGINEER:Merz Kley PartnerPHOTOCREDIT:CREE

NonbearingExteriorWalls&Partitions

OpportunityforFRTWoodCurtainWallsandPartitionsinTypesIandII

construction

603.1 AllowableMaterials

CombustiblematerialsshallbepermittedinbuildingsofTypeIorIIconstructioninthefollowingapplicationsinaccordancewith603.1.1through603.1.3.

Fire-retardant-treatedwoodshallbepermittedin:

1. Nonbearingpartitionswheretherequiredfireresistanceratingis2hrs orless

2. Nonbearingexteriorwallswherefire-resistanceratedconstructionisnotrequired

3. Roofconstructionincludinggirders,trusses,framinganddecking.(ExceptioninIAexceeding2storieswhereroofisnotmorethan20’fromfloorbelow)


IA IB IIA IIB

IBCTable601

Nonbearing interiorwalls/partitions

0 0 0 0

IBCTable602(Nonbearing ExteriorWalls)

X< 10 ft 1 1 1 110 ft ≤X<30ft 1 1 1 0X≥ 30ft 0 0 0 0

Broadstone Skyline(Building1)• Location:Houston,TX• 5storiesofTypeIIIAover1storyIApodium• Building2willbeIIIBoverIApodium• 286Ksf

ARCHITECT:EDIArchitecture|DEVELOPER:AllianceResidentialGroupENGINEER:SterlingEngineering

PHOTOCREDIT:WoodWorks

“Canwoodaccommodatethegridspacingneededforadaptableofficefloorplans?”

• Spacemobility• Changeoftenant• Expanding/contracting/modifyingspaces

tomeetexistingtenant• Electrical/Mechanical/ITadaptability

• Power,voiceanddata• Lighting,spaceconditioning

• Multiplicityoffunction• Varioussizedgroupsatdifferenttimes• Rangeofinteractivity

OfficesNeedtobeFlexible

AchievingFlexibility

• Spacemobility• Strategicplacementofbearingelements;

columns/walls• Mobileworkstations

• Electric/Mechanical/ITadaptability• Accessible,spaciousplenums;typicallyinceiling

orfloorcavities• Distributedverticalcores,closets,plenums,

outlets/connections• Multiplicityoffunction

• Adaptablefurnishings• Structurecanaccommodatechangesinloading

OfficeBuildingLayout&Size

Core/CommonSpace

EntranceCorridors

Lobbies/Vestibules

MEP/DataRooms

Restrooms

Elevators/StairsTowers

Storage


ConceptualOfficeSpace“RulesofThumb”

ExecutiveOffices 200-400sf

Manager/SupervisorOffices

120-200sf(10’x12’ minimum)

OpenOfficeWorkstation

40-80 sf

ConferenceRooms 120sf(4persontable)–600sf(20persontable)

AncillarySpace ~30%(withconferenceroom)

Source:ArchitecturalGraphicStandardsbyAIA,NIBSWholeBuilding

DesignGuide


AncillaryOfficeSpaces:• Reception/Lobby• CopyRoom• BreakRoom• Server&UPSRooms• RecordStorage

Openvs.ClosedOffices

Closed/PrivateOfficeLayouts:• Moretypicalinnarrowerbuildingfootprintsomoreofficeshavewindows• Tenantprofileismore“static”=>CustomOfficeBldg• Samegridcan accommodateanopenofficeaswell Source:NIBSWholeBuildingDesignGuide

OpenOffices

PHOTOCREDIT:JohnStamets

PHOTOCREDIT:BennyChan

Benefits:• Providesformorespacemobility• Allowsdeeperpenetrationofdaylight

Why?• Createsinteractivecompanyculture• Possiblyfitmoreoccupantsinthespace

TypicalLateralSystems:

LightFrameDiaphragmsandShearwalls:• Typicalfor1-5stories• Typicallyassumeflexiblediaphragm• Needamplewallatperimeter• Verycompatiblewithcustom/private

offices

LateralCoreResistingSystem:• Maybeusedinbuildingsover3stories• Commonlyusedwithglazing/curtainwalls• Mayuserigidorsemi-rigid(ifusedwith

framesatexterior)analysis• Verycompatiblewithspeculative/open

offices

InteriorShearWallsWithExteriorGlazingWall

InteriorMomentFrameWithExteriorWoodWalls

ExteriorReinforcedBrickWall(BarrierWallandinternalInsulation)

ExteriorSteelMomentFrameWithCoreMobility

FireResistance

• TypeIIIA/VA:1hr• TypeIIIB/VB:NA• TypeIVrequiresprescriptiveassemblies

• OccupancySeparation:1hrw/sprinklers,2hrsw/osprinklers

Structural

• OfficeFloorLiveLoad:50psf

• PartitionLiveLoad:15psf

• Cooridor Above1stFloorLiveLoad:80psf

• CommonWoodFrameFloorDeadLoad:25-35psf

OccupantComfort

• NoIBCAcousticrequirement

• GSAvariesacousticrequirementsbasedonclassofspaceandopenvs.private(STC50)

• Reducingvibrationsanddeflection:L/600

OfficeFloorDesignConsiderations

ExampleUrban,RegularFootprint,Speculative

CourtesyofArchNexus

OpenOfficeBuildingLayout

• FloorPlate:25,000sf210’

110’


• Centralizedcoreisfixed

110’

210’30’-60’ 100’ 30’-60’

40’

40’

30’

Core(30’x100’)


• Clearspanfromexteriortocore=>maximumflexibility• Commonspanforsteelgrid~40ft

Columns

40’

40’

30’

24’-30’

RectangularGrid

Note:Allmembersizingneedstobeconfirmedbyalicensedengineerforconditions ofyourproject.

• SteelStructureRuleofThumb~1”/depthper1’/span

• Adaptingfromasquaretorectangulargrid,depthofsystemcanbematched

ApproximateMemberSizes– OfficeFloorFraming

X JoistDepth YGlulamGirderSize

*Assume beamssupport framingonbothsides

40’ 38-46”PinnedorPlated Truss

24’ 8¾”x33”24F-V4

30’ 10 ¾”x39”24F-V4

Assumptions:• DL=30psf• LL=65 psf

X Y

Semi-OpenOfficeBuildingLayout

110’

210’30’-60’ 100’ 30’-60’

40’

40’

30’

PrivateOffices(12’x10’to12’x20’)

Core(30’x100’)

• Likelythattherewillbesomeprivateoffices


30’

25’-28’

30’

30’30’30’30’30’30’

12’-15’

25’-28’

12’-15’

Columns

• Layoutwillfollowstructuralconstraints• Importantthatconstraintsarenotoverlylimiting

30'-0" 30'-0"

12'-0

"28

'-0"

10'-0" 20'-0" 15'-0"

CORRIDOR

SMALLPRIVATEOFFICE

MEDIUMCONFERENCE

ROOM

15'-0"

MEDIUMPRIVATEOFFICE

MEDIUMPRIVATEOFFICE

OPENOFFICES

EXTERIOR WALLOR CORE WALL



30'-0" 30'-0"

12'-0

"28

'-0"

10'-0" 10'-0"

CORRIDOR

SMALLPRIVATEOFFICE

OPENOFFICESCOPY

STORAGEROOM

LARGE CONFERENCEROOM

10'-0"

SMALLPRIVATEOFFICE

SMALLPRIVATEOFFICE

10'-0"

SMALLPRIVATEOFFICE



OPENOFFICES


30'-0" 30'-0"

12'-0

"28

'-0"

10'-0" 15'-0" 20'-0"

CORRIDOR

SMALLPRIVATEOFFICE

LARGEPRIVATEOFFICE

15'-0"

MEDIUMSHAREDOFFICE

SMALLCONFERENCE

ROOM

OPENOFFICES

ABOVE

BOOKCASE



MEDIUMPRIVATEOFFICES RECEPTION

LOBBY



30’

25’-28’

30’

30’30’30’30’30’30’

12’-15’

25’-28’

12’-15’

Columns

• Sameconceptcanbeinvertedforincreaseddaylightpenetration• Ancillaryspacesworkwellnearcentralcore

JoistandBeamLayout

X Y





30’

28-30”I-Joistor

24-34”PinnedorPlatedTruss

12’3-1/8”x22½”24F-V4

or5-1/8”x18”24F-V4

28’8¾”x34 ½”24F-V4

Or10¾”x31½”24F-V4

Assumptions:• DL=30psf• LL=65psf


AvoidingBouncyFloors Vibration&DeflectionControl

Longspans(25’-40’range)

• Oftengovernedbyvibrationand/ordeflection

• ConsiderlimitingdeflectionaslowasL/600

• However,L/600limithaspotentialtoincreasemembersizeandmaybeunnecessaryinmanyscenarios

TotalLoadDeflectionChart:courtesy,Redbuilt


Toolsavailabletodesigners:Floormanufacturer’sRatingSystemsVibrationAnalysis:FPInnovations

(Spreadsheetavailableuponrequest)

XX

8’

Sub-purlin/Pulin/GirderLayout



X2xSub-Purlin

*AssumingBaySpacingof8’

Purlin@8’ocGlulamGirderSize*Assume beamssupportframingonbothsides

22’ 2x8@16” 5-1/8”x18”24F-V4

6-3/4”x25½”24F-V4

24’ 2x8@16” 5-1/8”x19½”24F-V4

6-3/4”x28½”24F-V4

28’ 2x8@16” 5-1/8”x22½”24F-V4

8-3/4”x33”24F-V4

Assumptions:•DL=30psf•LL=65psf

SolidWoodLayout

XX



X MassTimberPanel GlulamPurlin GlulamGirder

20’ 2x8 NLTor7-PLYCLT None 5-1/8”x24”

24F-V4

25’ 2x6 NLTor5-PLYCLT

5-1/8”x24”@12.5’oc

6-3/4”x30”or8-3/4”x27”24F-V4

30’ 2x6 NLTor3-PLYCLT

5-1/8”x28-1/2”@10’oc

8-3/4”x36”or10-3/4”x33”

24F-V4

Assumptions:• DL=30psf• LL= 65 psf

ExampleSuburban,IrregularFootprint,

Custom

• 2Stories• 16ksfPerFloor

Stairsand/orElevators


Stairsand/orElevators

PrivateOffices(10’x12’)

Corridors(5’Wide)

OpenOffice/SharedSpace


• ProjectUtilized22’x30’StructuralGrid• Easilyaccomplishedwithwood

30’

30’

22’22’22’22’

30’

30’

22’22’

12’

30’

12’

JoistandBeamLayout

X Y





22’

16”I-Joistor

18”PlatedTruss

30’ 6¾“x34½“or8¾”x31½”24F-V4

30’

28-30”I-Joistor

24-34”PinnedorPlatedTruss

22’6¾“x30“or

8¾”x27”24F-V4

Assumptions:• DL=30psf• LL=65psf

FloorAssembly

4’DeepSteelAssemblyused:• 4”concreteslabdeck• 18”barJoists• 24”Beam• 17.5”DropCeiling

4’DeepWoodAssembly:• 1½”Gypsumover¾”sheathing• 24”trusses• 27”Beam• 15.75”DropCeiling

FloortoFloorHeight

DesignConstraintsthatmightlimitoverallheight:• Zoningheightlimitations• ConstructionTypeheightlimitation• High-riselimitations• Costofexteriorcurtainwall/façade

Ifoverallheightislimitedandfloortoceilingheightismaximizedthendepthoffloorassemblyisimportant.

FloortoFloorHeight

Electrical/Datacanbeaccommodatedbyrunning:• Throughjoistcavity• Belowjoistsindropceiling• Abovejoistsinraisedfloor

IfwoodfloorassemblyisslightlydeeperthanforSteel/Concrete,optionsare:1. Raiseheightofbuilding2. Reducefloortoceilingheight3. Reducegirderspans

“Isitpossibletoachievethehighperformanceexpectations

…affordably?”

2016OfficeConstructionOutlook– AGCofAmerica

Source:AGCofAmerica,ConstrictionSpending,Labor&MaterialsOutlook, Jan.2016,CensusBureauconstructionspendingreports

KeypointsinOfficeConstruction:• Employmentsets

recordseachmonthbutofficespaceperemployeekeepsshrinking

• Growthismainlyincitiesandrenovations,notsuburbanofficeparks

• Largelyprivatelyfunded

Billion

$

USConstructionSpending

OfficeConstructionCosts– ICCBuildingValuation

“..where woodframeconstructionisallowed,

dependingonlocationandoccupancy, thiswouldhelpto keepcostslower.Inareasthatarerestrictedtonon-

flammableconstruction,pricepersquarefootwillgoup.”

-EVStudioArticle(fullserviceDesignfirm)

Source:ICCBuildingValuationData,Aug2015http://evstudio.com/construction-cost-per-square-foot-for-office-buildings/construction-cost-office-building-2-to-4-stories-2/

020406080100120140160180200

IA IB IIA IIB IIIA IIIB IV VA VB

(B)BusinessOccupancy

$/ft2

1-4StoryOfficeConstructionCosts– BuiltNationalAverage

Data Source: Dodge Analytics Data

1-4StoryOfficesinUS:• woodofficesare20-30%less

expensivepersquarefootthannon-woodoffice

• averagesquarefootperprojectforawoodofficewas18-80%smallerthananon-woodoffice

2-4StoryRSMeans CostEstimates–EstimatedNationalAverage

Source: RS Means Cost per Square Foot Models

5-10StoryOfficeConstructionCosts– BuiltNationalAverage

• RSMeans datasuggests~4%($6-10/sf)savingsbyincreasingstories*

• BasedonDodgeData,perhapseconomiesofscaledonotalwaysexist

• Woodisnotanarchitypeforofficesofthisheightsocostdataisnotavailable

Graph Data Source: Dodge Analytics Data* Source: 2012 Reed Construction Data

RegionalVariationofConstructionCost– BuiltProjects2013-2015

NewEngland

NorthEast

SouthEast

SouthAtlantic

NorthCentral

SouthCentral

PacificNorthwest

West/SouthWest

Data source: Dodge Analytics Data

Steel

Concrete

Wood

Heavy/MassTimberprovidesgreatsolutionsfor:qMarketDistinctionqLargerScaleqOpenLayout

BullittCenter• Location:Seattle,WA.• TypeIVconstruction• 4storiesofwoodovera

2storyconcretepodium• 52,000sf

ARCHITECT:MillerHullPartnershipENGINEER:PAEConsultingEngineersPHOTOCREDIT: JohnStamets,Nic Lehoux

BullittCenter(Cont.)• Constructioncost$18.5M,$355/sf• NetZeroBuilding• Goal- 250yearlifeexpectancy• FirstLivingBuildingChallengeCertified

OfficeBuilding• 80%Energyreductions• PVarrayprovidesenergyforbuilding

ARCHITECT:MillerHullPartnershipENGINEER:PAEConsultingEngineersPHOTOCREDIT: JohnStamets,Nic Lehoux

HudsonBuilding• Location:Vancouver,WA.• 3stories,TypeVB,45,000sf• Costmorethansteelandapprox.the

sameasPTConcrete• Gets$7/sfmoreinrentthansimilar

(non-wood)officebuildingnextdoor

ARCHITECT:MackenzieENGINEER:MackenzieDEVELOPER:KillianPacificandMackenziePHOTOCREDIT:Columbian

HudsonBuilding(Cont.)• ~25’x25’Grid• 15’-18’floor tofloorheights• Composite floor:2x4and2x6NLTfloor

panelswith3½”reinforcedconcretetopping• AllMEPexposed• ReinforcedBrickasexteriorbearing

shearwall system

• ReinforcedBrick

• SprayFoam

• Lightgaugemetalfurringwithmineralwoolbatts

HallWay

ARCHITECT:MackenzieENGINEER:MackenzieDEVELOPER:KillianPacificandMackenziePHOTOCREDIT:WoodWorks

ClayCreative• Location:Portland,OR• 5storiesofTypeIIIAover1storyofTypeIA,72,000sf• Deckonupperlevel• UnderConstruction(CompleteMay16,2016)• Netcost:~$300-$350/sfofrentablespace• Receiveda$300Ktransitorienteddevelopmentgrant• ~12monthconstructionduration

DEVELOPER:KillianPacificandMackenzieIMAGECREDIT:WoodWorks,NextPortland

“ThisisaterrificbuildingthatechoesthehistoriccharacteroftheworkspacesintheCentralEastside,buttakesitastepfurtherwiththisincrediblewoodconstruction.”

-PortlandMetroCouncilorBobStacey

ClayCreative(Cont.)• ~8’finishedfloortobottomofbeam• 25’x30’atperimeter• 30’x30’baysatcenter• 1.5”gypsumo/WSPo/2x6NLTfloor

panelsstitchedtogetherwith12”screws

• Raisedfloorsystemformechanical,dataandacoustics

• Exteriorsteelmomentframekeepscoreareamoreversatile

DEVELOPER:KillianPacificandMackenziePHOTOCREDIT:WoodWorks

AlbinaYard• Location:Portland,OR• 4stories,TypeVA/IIIB,16,000sf• GreenRoof• UnderConstruction(Dec2015)

ARCHITECT:LeverArchitectureIMAGECREDIT: LeverArchitecture

AlbinaYard(Cont.)• ~20’x20’Grid• CLTfloorpanelswithelectricalconduit

poured intolightweighgypsumtopping

• Woodshearwall corewithopenfrontdesign forglazingwall

ARCHITECT:LeverArchitectureIMAGECREDIT:WoodWorks

ExploringCostsForHeavyTimberOffice

CourtesyofArchNexus

TimberFabricatorAssumptions:• Aspen,CO*• 30’x40’Grid• 3stories• 70Ksf• 14’Floortofloorheight

*Laborfor3localworkersand4fromFabricatorHQ.Includescostsforaccommodationandperdiemexpenses inCO.

CostEstimate– HeavyTimberSpecialist

AssumedMaterialsforDesign:1. BearingShearwalls:5ply

CLTatalllevels2. FloorGirders:10½"x43½"3. FloorBeams:10½"x31½"

(interiorbays)4. FloorBeams:10½"x40½"

(exteriorbays)5. Columns:8½"x9"– 10½"x

10½"6. FloorDeck:7plyCLT7. RoofBeams:8¾"x27"GLB8. RoofDeck:5plyCLT

SteelandConcrete- RSMeans SquareFootCostModels

RSMeansSquareFootCostModelAssumptions:• LosAngeles,CA• 8StoryOffice• 80Ksf• 25’x25’bays• 12’floortofloorheight• 2016Q2CostData• 3reinforcedconcreteframesolutions• 3steelframesolutions

ExploringStructuralSystemCostComparison

StructuralSystem

Includes

Doesnot include

TypicalSteelFrame(RSMeans 5-10 StoryOfficeSquareFootModule)

Up to$48/sf• 25’x25’Grid• Materials• Labor• Equipment• Connections• Delivery• Insulationonwall• Infillandpartitionwalls• Foundationorsitework• Designfees• RoofInsulation• BuildingEnvelope

TypicalReinforced ConcreteFrame(RSMeans 5-10 StoryOfficeSquareFootModule)

Up to$60/sf• 25’x25’Grid• Materials• Labor• Equipment• Connections• Delivery• Insulationonwall• Infillandpartitionwalls• Foundationorsitework• Designfees• RoofInsulation• BuildingEnvelope

ClassAHeavy TimberFrame(WesternWood Structures)

Up to$55/sf• 30’x40’Grid• Materials• Labor• Equipment• Connections• Delivery• NowallInsulation• Infillandpartitionwalls• Foundationorsitework• Designfees• RoofandwallInsulation• Buildingenvelope

AdditionalValueofaHeavyTimberStructure

PotentialTangibleValue:

Reducedfoundation sizeduetostructureweight

Improvedconstructionschedule

Lesson-sitelabor

Fewerfinishes leadingtoreduction incost,scheduleand

environmental impact

IntangibleValue:

Lowerinvoluntarystressenvironment (Bio-philia)

UniqueAesthetic

ReducedCarbonFootprint

LowerEnvironmentalImpacts

Whenaskedwhatthevalueisin

buildingatimberoffice,developers

say…..

• “Createsmarketdistinction”

• “Offersawarmrusticaesthetic

youngfirmsarelookingfor”

• “It’sthenewclassAoffice”

Lightframewoodprovidesgreatsolutionsfor:ü Low-rise(1-4stories)ü Customü Irregularinfootprint

ARCHITECT:JohnEixenbergerPHOTOCREDIT:RedBuilt

BonnerGeneralHealth• Location:Sandpoint,ID• Complete:2015• 3stories,50,000sf• 32’floorspans• 28”deepI-joistsw/topping• Originallytobesteel• Poorsoilsneededlighterstructure• Woodframingbroughtprojectin

budget

PROJECT:BonnerGeneralHealthOfficeARCHITECT:JohnEixenbergerPHOTOCREDIT:RedBuilt

“Notonlydidwoodgiveusamoreeconomicalstructure,butwecouldmoreeasilysourceourlaborneedswithwood

framing,too.”

-ConstructionManagerJimWilliamson

575StonecuttersWayOfficeBuilding• Location:Montpelier,VT• Completed:Fall2012• 2stories,TypeVB,20,000sf• Prefabricatedwalls• HighR-valuewallsandroof

ARCHITECT:Connor ContractingPHOTOCREDIT:ConnorContracting

575StonecuttersWayOfficeBuilding(Cont.)• FloortoFloorHeight:14’-0”• TypicalFloorTrussSpan:24’-0”• 1-1/2”LightweightConcreteTopping• ¾”FloorSheathing• 24”DeepPre-fabWoodTrusses@24”o.c.• GypsumCeiling

DetailingOptionsforWoodFramedOffice

RoofConstruction:• RoofingMembrane• ½”ProtectionBoard• ContinuousInsulation• 5/8”RoofSheathing• 20”DeepPre-fabWoodTrusses@24”o.c.• Ceiling

TypicalRoofTrussSpan:24’-0”

Slopinginternalroofsupportbeamscreatedlow-slope,internallydrainedroof

WilliamClyburnCenterforPrimaryCare• Location:Aiken,SC• Completed:Nov,2014• 2stories,TypeVB,26,600sf• WoodbearingwallswithI-joists• TotalConstructionCost:$4M• Approx.$150/sf

ARCHITECT:Hughes,Beattie,O’Neal,Law&AssociatesENGINEER:J.E.StewartEngineering,Inc.

PHOTOCREDIT:Hughes,Beattie,O’Neal,Law&Associates

RockyMountainInstituteInnovationCenter• Location:Basalt,CO• TypeVB,2stories• 15,600sf• Goal- 100yeardesignlife

ARCHITECT:ZGFArchitectsENGINEER:KPFFConsultingEngineersPHOTOCREDIT:TimGriffith

RockyMountainInstituteInnovationCenter(Cont.)• SIPpanelexteriorwallsandroof• Targetingnetzeroenergy• Cross-laminatedtimberusedforfloor

structureutilizesbeetle-killlumberfromBritishColumbia.

• UseofCLTallowedstructuredepthtobeminimized,allowingnaturaldaylighttopenetratefurtherintobuilding

ARCHITECT:ZGFArchitectsENGINEER:KPFFConsultingEngineers

PHOTOCREDIT:Structurlam,RMI,AspenTimes

CostComparisonSuburban,IrregularFootprint,

Custom

Lateralline:• Steelbracedframe• Woodshearwall

Single floorgrid:• Steeljoist• Woodshearwall

CostComparison:22’x30’Grid

Source: ESQ Consultants, RSMeans 2016 Q2

Cost($

)Steel

Wood

CostComparison:22’x30’Grid

Source: ESQ Consultants, RSMeans 2016 Q2

AverageCo

st($

)

Steel

Wood

WallFloorRoofCostSavingsbySystem:• Averageoverallsavingsof40%on

structure• Structuremakesup15-30%of

overallbuildingcost• LargestCostSavingsintheRoof• Includedwereallsecondary

assemblyitemsthatdifferedbetweenasteelandroofstructuralsystem

Architectslargelyagreethattimber

constructionoffers:

• CostEffectiveness

• LargeLaborPool

• ReadilyAvailableMaterial

• SpeedofErection

• LowCarbonFootprint

Butwhatisoftenmissedis………

Itcanbedonemoreoftenthanyouthought!

“Anymorequestions?”

breaking convention with timber offices

Documents