Download - The Evolution of Mid- Rise Design
The Evolution of Mid-
Rise Design:
Lisa Podesto & Scott Breneman
[email protected], [email protected]
Wood Raises More Opportunity for Increased Value
“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 ofhandling, 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.
Course Description
The pioneering use of wood-frame construction for mid-rise projects is allowing architects to creatively achieve multiple, simultaneous objectives. Wood can effectively address code and cost while enabling the need for increased density and diversity in urban environments. Increasingly, five- and six-story wood buildings are rising up among traditional concrete and steel shells as designers and developers embrace timber’s vast potential for lower costs, faster installation, and a significantly lighter carbon footprint. Through the use of project examples, this session will illustrate trends in both residential and commercial mid-rise buildings. Topics will include current code allowances that can offer opportunities for increased value in taller buildings, design strategies for improved building performance and insight on environmental attributes.
Learning Objectives
1. Evaluate the code opportunities for cost-effective wood frame structures in residential mid-rise projects utilizing roofs and basements more effectively
2. Understand the distinctive design opportunities in mid-rise commercial construction
3. Learn how using wood even in small aspects such as partitions and shaftwalls can add value to projects
4. Envision the opportunities for light frame and mass timber structures
• Mid-rise Configuration Review
• Methods for Increasing Density
• Alternate Means and Methods
• Utilization of Open Space & Basements
• Improving Construction Delivery
• Expanding into Commercial Mixed-Use Mid-rise
Outline
Global Population Boom
Global Population
9.5 billion by 2050
30% increase
Urban Population
6.3 billion by 2050
60% increase
Source: United Nations, World Urbanization Prospects, 2014 Revision
Mid-Rise Construction Overview
Photo credit: Chris 73 / Wikimedia Commons
Walk-up/ Tuck Under
Photos – Scott Breneman/WoodWorks
3-story Row-Houses
yield 20-30 units/acre
Walk-up/ Tuck Under
Inman Green, Atlanta, GA
Architect: Rutledge Alcock Architects
Structural: Stability Engineering
2011 WoodWorks Wood Design Award Winner
4-story stacked units
yield 30-35 units/acre
5 story yields 60-80
units/acre
Wrap-Around
Podium
4 over 1 Podium• 60-80 units/acre
Inman Park Condos, Atlanta, GA
Architect: Brown Doane Architects, Inc.
Structural: Davis & Church, LLC
• 100-120 units/acre
5 over 1 Podium
AvalonBay Stadium, Anaheim, CA
Architect: Withee Malcom Architects
Structural: VanDorpe Chou Associates
Inman Park Condos, Atlanta, GA
Architect: Brown Doane Architects, Inc.
Structural: Davis & Church, LLC
5 over 1 Podium with Mezzanine
• 125-145 units/acre 120 Union, San Diego, CA
Togawa Smith Martin
Wood Mid-Rise Construction
How many stories can be wood framed in the IBC?
Photo credit: Matt Todd & PB Architects
6 stories for Offices, 5 stories for Residential
IBC Mid-Rise Building Size Limits
Construction Type
Allowable Limit
IBC 2015 IIIA IIIB VA VB
Stories 504.4 5 5 4 3
Height (ft) 504.3 85 75 70 60
Building Area/Story* (ft2) 506.2 72k 48k 36k 21k
Total Building Area*^ (ft2) 506.2 288k 192k 144k 63k
Residential (R1, R2, and R4) Occupancies
With NFPA 13 Sprinklers
* Multi Story Area. Additional increase possible with Frontage Increase of IBC 2015 506.3
^ Assuming maximum stories built
IBC Mid-Rise Building Size Limits
Construction Type
Allowable Limit
IBC 2015 IIIA IIIB VA VB
Stories 504.4 6 4 4 3
Height (ft) 504.3 85 75 70 60
Building Area/Story* (ft2) 506.2 85.5k 57k 54k 27k
Total Building Area*^ (ft2) 506.2 342k 228k 216k 81k
Office (B) Occupancy With NFPA 13 Sprinklers
* Multi Story Area. Additional increase possible with Frontage Increase of IBC 2015 506.3
^ Assuming maximum stories built
IBC Building Valuation Data
80
90
100
110
120
130
140
150
160
IA IB IIA IIB IIIA IIIB VA VB
$ p
er
Sq
ua
re F
oo
t
IBC Construction Type
International Code Council, Feb 2017 Data
R-2 Occupancy
Primary Structural Wood
Framing Allowed
Spartan Village, UNC Greensboro, NC
“We assumed that wood framing would be a little less expensive, but actually found it gave us significant cost advantages. We saved $15 per square foot—which, for a 385,000-square-foot project, is a lot of savings”
Raymond Hunt– EDC Development Management
Lord, Aeck & Sargent Architecture
TFF Architects & Planners
IBC Podium Provisions
See Special Provisions for Podiums in IBC 2012 510.2
Increases allowable stories… not allowable building height
5 story Type III Building 5 story Type III Building
On Top of a Type IA Podium
Ty
pe
IA
3Hr
Evolution of IBC Mixed-Use Podium
IBC Provisions for Mixed-Use podium have been evolving.
IBC 2006 2009 2012 2015
Section 509.2 509.2 510.2
Upper
Occupancy
A, B, M, R or S
Lower
Occupancy
S-2
Parking
A, B, M, R or S-2
Parking
Any Except
H
Podium
Height
1 Story Multi-
StoryTy
pe
IA
3Hr
Emory Point, Dekalb Co., GA
Architects: Cooper Carry &
The Preston Partnership
Photo : Gables Residential
3 buildings complete in 2012
• Luxury Apartments, retail,
restaurants
• (2) 4 stories of wood over
1 story concrete podium
• (1) 5 story Type III wood
frame over slab on grade
Emory Point, Dekalb Co., GA
Architects: Cooper Carry & The Preston Partnership
Photos Josh Meister, courtesy Cooper Carry
Phase 1 completed in 2012
Emory Point, Dekalb Co., GA
Architects: Cooper Carry & The Preston Partnership
Photos Josh Meister, courtesy Cooper Carry
Phase 1 completed in 2012
Emory Point, Dekalb Co., GA
Architects: Cooper Carry & The Preston Partnership Photo: Aerial Photography Inc.
Galt Place Apartments, Galt, CA
Applied Architecture, Inc.
Michael Malinowski
Mixed Use Residential
Over Retail and Parking
Stella Apartments, Marina Del Ray, CA
Architect: Design ARC. Los Angeles, CA
Photos: Lawrence Anderson,
www.lawrenceanderson.net
Stella Apartments, Marina Del Ray, CA
Architect: Design ARC. Los Angeles, CA
Photos: Lawrence Anderson,
www.lawrenceanderson.net
Stella Apartments, Marina Del Ray, CA
Architect: Design ARC. Los Angeles, CA
Photos: GLJ Partners
Stella Apartments, Marina Del Ray, CA
Architect: Design ARC. Los Angeles, CA
Photos: Lawrence Anderson,
www.lawrenceanderson.net
IBC Podium Provisions
Multiple Buildings over one Podium
See Special Provisions for Podiums in IBC 2012 510.2
3Hr
Type
IA
Crescent Terminus, Buckhead, Atlanta
Architect: Lord Aeck Sargent, Atlanta GA
Structural: SCA Consulting Engineers, Sugar Land TX
Photos: Richard Lubrant
1
2 3
Crescent Terminus, Buckhead, Atlanta
1
23
Crescent Terminus, Buckhead, Atlanta
Architect: Lord Aeck Sargent
Structural: SCA Consulting Engineers
Photos: Richard Lubrant
Crescent Terminus, Buckhead, Atlanta
Architect: Lord Aeck Sargent
Structural: SCA Consulting Engineers
Photos: Richard Lubrant
Evolution of IBC Mixed-Use Podium
IBC Provisions for Mixed-Use podium have been evolving.
IBC 2006 2009 2012 2015
Section 509.2 509.2 510.2 510.2
Upper
Occupancy
A, B, M, R or S
Lower
Occupancy
S-2
Parking
A, B, M, R or S-2
Parking
Any
Except H
Podium
Height
1 Story Multi-
StoryTy
pe
IA
3Hr
SB2
Slide 36
SB2 Updated IBC 2015 ReferenceScott Breneman, 4/12/2017
708 North Hill, Los Angeles , CA
7 Stories Plus Wood Mezzanine (145-165 Units/Acre)
7 Stories Plus Concrete Mezzanine (145-170 Units/Acre)
WREN, Los Angeles, CA
Three Story Podium
8 Stories with 3 level podium (160-180 units/acre)
4) Uses above podium can be Assembly use (less than 300 occupancy), Office, Retail, Residential or Storage
1) 3-hour separation
2) Building under horizontal separation is Type IA construction and sprinklered
3) Use below podium can be any uses other than Group H Occupancy
5) Total height is based on type of construction with lower maximum building height
Separate Building for Purposes of Area,
Continuity of Fire Walls and Stories
Multi-story Podium
Examples of Where We are Headed
160-180 Units/Ac 145-165 Units/Ac 100-120 Units/Ac
Future Architypes
• Mid-rise Configuration Review
• Methods for Increasing Density
• Alternate Means and Methods
• Utilization of Open Space & Basements
• Improving Construction Delivery
• Expanding into Commercial Mixed-Use Mid-rise
Outline
1430 Q St., Sacramento, CA
Alternate Means and Methods Request
Accessory occupancies - IBC 508.2
• Ancillary to the main occupancy
• Aggregate accessory area not greater than:
• 10% of the main Occupancy on same floor
• Table 503 non-increased Allowable Area limit of accessory occupancy
• No separation between occupancies required*
• Allowable building area and height per main occupancy
• *Hazardous occupancies require separation
• *Residential separations per Section 420 still apply
Occupancy 1
Accessory
Occupancy
No
Separation
Required*
Accessory
Occupancy
Assembly Space -IBC 303.1.1 & 303.1.2
Small assembly spaces:
• A building or tenant space used for assembly purposes with an occupant load of less than 50 persons shall be classified as a Group B occupancy.
• Example: small cafe
Small assembly spaces accessory to other occupancies:
• Occupant load less than 50 persons or less than 750 sf in area
- can be classified as a Group B occupancy or as part of main
occupancy
Examples:
• Conference room in office building
• Fitness center in hotel
Open Space at Roof
Open Space at Podium
Multiple 750 S.F. Open Spaces
Open Space on Full Garage Level
Wrap with Open Space on Grade
Below Grade Parking
506.1.3 Basements
406. Motor Vehicle Related Occupancies
N-Habit Belltown, Seattle, WA
Architect: Bushnaq Studio
Structural: DCI EngineersPhotos: Lifestring Photography
N-Habit Belltown, Seattle, WA
Architect: Bushnaq Studio
Structural: DCI Engineers
Photos: Bushnaq Studio
N-Habit Belltown, Seattle, WA
Architect: Bushnaq Studio
Structural: DCI Engineers
Photos: Bushnaq Studio
N-Habit Belltown, Seattle, WA
Architect: Bushnaq Studio
Structural: DCI Engineers
Photos: Bushnaq Studio
57
58
59
Triple Bottom Line
Economic
• 37% Faster than Traditional Metal Stud Construction
• Cost Neutral to Metal Stud Framing On Military Installations
Environmental
• 31% more energy efficient than previous PAL New Hotels of similar size per current energy model
• 1,656 tons carbon sequestered (1 m3 of timber = 1 ton CO2)
Social
• Unemployed Veterans were upskilled in the construction trades.
• Eliminated exposure to falls for workers from elevated heights.
• Mid-rise Configuration Review
• Multi-story Podiums
• Alternate Means and Methods
• Utilization of Open Space & Basements
• Improving Construction Delivery
• Expanding into Commercial Mixed-Use Mid-rise
Outline
Bullitt CenterSeattle, WA
Photo Credit: Bullitt Center
Bullitt CenterSeattle, WA
Building info:
Office building
4 stories mass timber over 2 stories concrete
52,000 sf
Net zero
Living building challenge certified
Type IV construction
250 yr design life
Completed 2013
Photo Credit: miller hull partnership
The Bullitt CenterSeattle, WA
Architect: Miller Hull PartnershipPhoto Credit: John Stamets
Photo: Joshua Jay Elliot
Commercial OfficePortland, OR
Photo: Joshua Jay Elliot
Commercial OfficePortland, OR
4 Stories of Wood (office)
over 1 story of Concrete (retail &
parking)
Completed 2015
Photo Credit: Josh Partee
Radiator BuildingPortland, OR
Photo Credit: Josh Partee
Radiator BuildingPortland, OR
Building info:
Office building
5 stories
36,000 sf
Completed 2015
T3 MinneapolisMinneapolis, MN
Image Credit: Blaine Brownell
T3 MinneapolisMinneapolis, MN
Image Credit: Blaine Brownell
This concludes The American
Institute of Architects
Continuing Education Systems
Course
Questions?
Wood Project Assistance
WoodWorks Website
www.woodworks.org