multi-story wood construction: cost-effective and sustainable solution for today’s housing market
DESCRIPTION
Cost-effective, code-compliant and sustainable, mid-rise wood construction is gaining the attention of design professionals nationwide, who see it as a way to achieve higher density housing at lower cost—while reducing the carbon footprint of their projects. Yet, many familiar with wood construction for two- to four-story residential structures are not aware that the International Building Code (IBC) allows wood-frame construction for five stories and more in building occupancies that range from business and mercantile to multi-family, military, senior, student and affordable housing. This presentation reviews the benefits of multi-story wood construction, the code requirements and discusses the design techniques used in multi-story wood construction. Earn 1.00 HSW credit and 1 GBCI CE hour for LEED Credential Maintenance, visit: http://owl.li/yp3viTRANSCRIPT
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Multi-Story Wood Construction
A cost-effective and sustainable solution for today’s changing housing market
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Earn 1 AIA/CES HSW learning unit and 1 GBCI hour for LEED Credential Maintenance
CEU Publish Date: March 2014
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Best Practices
reThink Wood® and WoodWorks sponsors this Continuing Education Unit provided by McGraw-Hill Publishers. This course is registered with AIA CES and GBCI for continuing professional education.
As such, it does not contain content that may be deeded or construed to be an approval or endorsement by the AIA or GBCI of any materials of constructions or any manner of handling, using, distributing, or dealing in any material or product.
Credit earned on completion of this course will be reported to AIA CES for AIA members. Certificates of completion are available for self-reporting and record-keeping needs.
Questions related to the information presented should be directed to reThinkWood® upon completing this program.
AIA Provider Number: K029 GBCI Provider: McGraw-Hill PublishersAIA Course number: K1203F GBCI Course number: #0090007923AIA Credit: 1 HSW/SD hour GBCI Credit: 1 GBCI CMP hour
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Copyright Materials
This presentation is protected by U.S. and international copyright laws. Reproduction, distribution, display and use of the presentation without written permission of reThink Wood® is prohibited.
© 2014, reThink Wood®, www.rethinkwood.com
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Learning Objectives
Identify the sustainability and economic benefits of using wood construction for mid-rise buildings.
Summarize building code requirements and provisions for mid-rise multi-family wood-frame structures.
Discuss wood framing solutions that address issues such as shrinkage, fire protection, and seismic requirements while minimizing carbon footprint.
Explore innovations in wood framing design techniques and wood product technologies that enhance energy efficiency.
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Table of Contents
Section 2
Mastering Wood Construction Design
Section 3
Fire Protection Requirements
Section 4
How to Frame with Wood
Section 5
Innovative Wood Products and Building Systems
Section 1
Cost Effective & Sustainable
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COST EFFECTIVE AND SUSTAINABLESECTION 1
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Cost Effective
Drs. Julian and Raye Richardson Apartments
Location: San Francisco, CAArchitect: David Baker + PartnersEngineer: Structural Design Engineers
This four-story affordable housing project provides permanent residences for low-income, formerly homeless adults. Wood was used as the primary structural material due to its cost effectiveness and as a symbol of nature and renewability.
Photo: Bruce Damonte
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Stella
Location: Marina del Rey, California
Architect: DesignARC
Engineer: Taylor & Syfan Consulting Engineers
Size: Two buildings, 650,466 square feet (total), 224 units
Type of construction: IIIA and VA
Year of completion: 2013
Many designers choose five stories over concrete podiums as a way to cost-effectively increase the density of projects.
Photo: Lawrence Anderson www.lawrenceanderson.net
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Reduced Environmental Impact
Source: Data compiled by the Canadian Wood Council using the ATHENA EcoCalculator with a data set for Toronto, Canada
Photo courtesy naturallywood.com
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Sustainable Forestry Carbon Cycle
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Photos courtesy Wood Works
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Service Life of Actual Buildings
The service lives of most buildings are likely far shorter than their theoretical maximum.
The majority of demolished steel and concrete buildings in the study were less than 50 years old.
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MASTERING WOOD CONSTRUCTION DESIGNSECTION 2
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Building Code Requirements
Types I and II Limited to non-combustible materials – wood can be used to varying degrees
Type III Allows a mix of non-combustible materials
Type IV and V Allows combustible building materials.
Multi-story wood buildings are usually
Type III or Type V
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IBC Allowable Heights and Areas for Residential Wood Construction
ResidentialLong-term stay multiple-family facilities (R-2) and Short-term (R-1)(i.e., apartments, convents, dormitories, fraternities and sororities for R-2 and motels for R-1)NFPA Sprinklers100% Open Perimeter
Type IIIA Type IIIB Type VA Type VB
Maximum stories 5 5 4 3
Maximum building height (ft) 85 75 70 60
Total building area (at maximum permitted stories) (ft2)
270,000 180,000 135,000 78,750
Single floor area (ft2) 90,000 60,000 45,000 25,250
Total building area (ft2), single-story building
114,000 76,000 57,000 33,250
Total building area (ft2), two-story building 180,000 120,000 90,000 52,500
Source: American Wood Council
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Open Front Areas
IBC Section 506.2 permits area increases up to 75% for buildings with open spaces around perimeters.
Photo: Lawrence Anderson www.lawrenceanderson.net
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Sprinkler Systems
University of Washington West Campus Student Housing – Phase I
Location: Seattle, WAArchitect: Mahlum ArchitectsType of construction: Type VA
Increases to the allowable height and floor area are permitted according to IBC Section 504.2 with the use of an approved automatic sprinkler system in accordance with the NFPA 13 standard.
Photo courtesy of Benjamin Benschneider, Mahlum Architects
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Photo: W.G. Clark Construction, Ankrom Molsan Architects
Mercer Court at the University of Washington
Includes five buildings, each with five stories of wood-frame construction over two or three stores of concrete.
Fire Walls | Podium Design
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Parkside Mixed-Use ProjectCombination of affordable housing & community church
Location: San Diego, CaliforniaArchitect: Benson & Bohl Architects, Inc.Code Consultant: CHURCHILL ENGINEERING, INC.Residential (five levels of wood-frame construction): 67,109 ft2; 77 apartment unitsChurch (one level plus mezzanine): 12,209 ft2
Parking garage (3 levels): 48,213 ft2
Total area of building: 127,531 ft2
Type of construction: Type IIIA platform wood construction over a Type 1A concrete podiumYear of completion: 2010
Photo: Benson & Bohl Architects
Mixed-Use Podium Building
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Some designers have lowered costs by designing the podium in wood.
All-Wood Podiums
Photo: Michael Malinowski, Applied Architecture
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Photo by Matt Todd, courtesy of WoodWorks
Mezzanines
Marselle CondominiumsLocation: Seattle, WashingtonOwner: Marselle Partners, LLCArchitect: PB Architects
IBC Section 505 excludes mezzanines from the determination of number of stories or building area.
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FIRE PROTECTION REQUIREMENTSSECTION 3
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Fire-Resistance Assemblies
Gypsum sheathing provides 1-hour and 2-hour fire-resistance requirements.
Photo: W.G. Clark Construction
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Photo: © Arden Photography
Fire-Retardant-Treated Wood & Fire WallsAvalon Anaheim Stadium
Location: Anaheim, CaliforniaArchitect: Withee Mallcom Architects
FRT wood is an acceptable substitute for a non-combustible material in the IBC.
While fire walls are not required by the building code, they may be utilized to increase the square footage of a building.
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Three-Hour Fire Wall Assembly
Image: Togawa Smith Martin
One consideration for Type IIIA is that floors and walls may have different fire ratings.
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Fire-Resistance Requirements
Fire-Resistance Requirements for Type IIIA and Type VA Construction
Type IIIA Type VA
Exterior Bearing Walls* 2 hrs 1 hr
Interior Bearing Walls* 1 hr 1 hr
Floor Construction* 1 hr 1 hr
Roof Construction* 1 hr 1 hr
Fire Walls** 3 hrs 2 hrs
* Source: IBC Table 601, **IBC Table 706.4
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HOW TO FRAME WITH WOODSECTION 4
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Common Framing
Platform – joists sit on top of the double plates of the wall
Semi-Balloon – floor framing hangs off the double top plates
A BPlatform Framing
Semi-Balloon Framing
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Shrinkage
Building designs must compensate for wood shrinkage, which occurs as wood dries until it reaches its Equilibrium Moisture Content (EMC).
Photo: Arch Wood Protection
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Advanced Individual Training Barracks with Company OperationsFive Stories of Wood over Concrete
Location: Fort Lee, Virginia
Architect/design-build: LS3P Associates Ltd. and Clark Builders Group
Structural engineering: Michael M. Simpson & Associates, Inc.
Size: 360,000 square feet
Type of construction: Type IIIA wood-frame construction on concrete mat slab
Year of completion: 2011
Photo: Benson & Bohl Architects
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Above: Plumbing sleeve connected to structure with foam wrap to allow vertical movement of structure.
Differential Movement
Photos: WoodWorks
Left: Plumbing joints with pipes nested in joint to allow for vertical movement of structure.
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Built to achieve LEED Platinum certification, New Genesis Apartments in Los Angeles, California, designed by Killefer Flammang Architects demonstrates the redundant load paths, effective for creating earthquake resistive structures.
Photo: KC Kim, GB Construction
Seismic Requirements
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Seismic Testing
Photo: John van de Lindt, University of Alabama
After being lifted to a shake table and subjected to four progressively intense earthquakes, this six-story light-frame building was found to have only minimal damage to the gypsum wallboard and nail connections.
(View a video of the test on YouTube.)
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INNOVATIVE WOOD PRODUCTS AND BUILDING SYSTEMS
SECTION 5
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• Quality and speed of construction• Optimized stud design• Increased sound proofing• Energy efficiency
Prefabricated Systems
Photo courtesy of Wallace Building Products
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Cross Laminated Timber(CLT)
Engineered wood panel
3, 5 or 7 layers of dimension lumber oriented at right angles to one another then glued to form structural panels
Exceptionally strong, dimensionally stable and rigid
Photo courtesy of naturallywood.com
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LifeCycle Tower ONE
Location: Dornbirn, Australia
Architect / Contractor / Developer: Cree GmbH
Year of completion: 2012
When Cree GmbH developed their LifeCycle Tower system, they knew the best way to sell the concept was to prove its viability. Wood’s environmental and structural benefits were key considerations for LCT ONE.
Photo courtesy of Cree Buildings, Inc.
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In SummaryTaller Wood Building Trend
Driven by their acceptance in building codes and the value they provide, recent trend is toward taller wood buildings.
Photo courtesy of Cree Buildings, Inc.
Photo courtesy of Karakusevic Carson Architects Rendering courtesy of mgb
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Photo by David Lena;courtesy of HMC Architects
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For more information on building with wood, visit rethinkwood.com
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