Mid-Rise Wood Frame: An Architect’s Perspective · Vivek A. Menon Architect AIBC, MAA, MRAIC,...

Vivek A. Menon

Architect AIBC, MAA, MRAIC, LEED AP BD + C

JM Architecture Inc.

Mid-Rise Wood Frame:

An Architect’s Perspective

©2015 JM Architecture Inc. 1

Group C - Residential

1 storey

9 000 m2

2 storeys

4 500 m2

3 storeys

3 000 m2

4 storeys

2 250 m2

5 storeys

1 800 m2

6 storeys

1 500 m2

ABC2015

BCBC 2012

1 storey

7 200 m2

2 storeys

3 600 m2

3 storeys

2 400 m2

4 storeys

1 800 m2

5 storeys - 7200 m2

4 storeys - 9000 m2

3 storeys - 12 000 m2

1&2 storeys - Unlimited

6 storeys 6000 m2

NCC

5 storeys 6 storeys 1 440 m2 1 200 m2


Mixed Uses Major Occupancies - Group C

Not permitted: • Group A, Divisions 1 and 3 • Group B • Group F, Divisions 1 and 2


Mixed Uses Major Occupancies - Group C

Permitted on 1st and 2nd storey: •Group A, Division 2 •Group D & Group E •Group F, Division 3 (also permitted on 3rd storey)

• Increased fire-resistance rating for separation between some major occupancies


Height Limit

Limit height of uppermost floor level to 18 m above 1st floor.

≤ 18 m


Additional Requirements Sprinklers: • NFPA 13 required, as well as additional sprinklering of exterior balconies (balconies or decks exceeding 610 mm)

Cladding: • noncombustible cladding, or • cladding which passes the requirements when tested in

accordance with CAN/ULC-S134 “Standard Method of Fire Test of Exterior Wall Assemblies”

Roofing: • Roofs >25m above 1st floor require

• Non-combustible construction, or • Fire retardant treated wood


Project Started 2008

Phase 3 Completed 2013

Case Study:

Library Square, Kamloops BC


Owners: Thompson Nicola Regional District – North Shore Library

Total Concept Developments + TriCity Contracting (BC) Ltd. ©2015 JM Architecture Inc. 8

Phase 3 under construction - 2013


LIBRARY SQUARE KAMLOOPS, BC

A mixed use development born from • A need to increase library space • A goal to infuse energy into sleepy

commercial district • A desire to create a responsible project using

a P3-Design/Build contract and • To showcase a model project to other

developers The Program brief called for three distinct users: • 1,900 sm Community Library • 1,500 sm Retail Space • 151 Residential Dwelling Units


Kamloops, BC Climate: Semi-Arid Ann. Rain: 225mm Moisture Index: 0.23 Seismic Zone: Low

Climate: Oceanic Ann. Rain: 1,325mm Moisture Index: 1.14 Seismic Zone: High

Metro Vancouver


Location Map

PROJECT SITE

CITY CENTER

North Shore Map & Project Site

1. Old Library Site

2. New Library Site

3. Tranquille Rd: North Shore Commercial District

Facts:

Population - +/- 85,000

3

2

1

Project Site Photo ©2015 JM Architecture Inc. 12

< 2004 – School Site – Private School

• 20, 407m2 – Subdivided to three

parcels • 5,378m2 Lib Sq • 7,300m2 overall

< 2012 – Urban Village – Hotel – Library – Residences – Offices – Commercial

Mixed Use


The Project Team • Developer:

• Total Concepts Development Casey VanDongen • TriCity Contracting (BC) Ltd. Casey VanDongen

• Owners:

– Thompson Nicola Regional District - Library Sukh Gill – TriCity Contracting (BC) Ltd. – remainder Casey VanDongen

• Design Team:

– Architecture: JM Architecture Inc Joe Minten, Maibc – Fire Engineering + GHL Consultants Gary Chen, P.Eng Code Consultant: – Structural: Siefken Engineering Ltd John Siefken, P.Eng – Mechanical: Perez Engineering Ltd Willie Perez, P.Eng – Electrical: Falcon Engineering Ltd Bruce Candline, P.Eng – Landscape: Sustainable Systems Gary Dewhurst, B.L.A.

• Authority Having Jurisdiction: – City of Kamloops Bruce Barclay, RBO


Total Concept Developments • A successful company focusing on the

development and construction of commercial projects since 1981

• Complimentary arm is Tri City Contracting (BC) Ltd.

– Design – Build – Full Service + Turn Key

• Open to exploring new concepts of development and construction they do not shy from the unknown

• Keen to meet the needs of the customer


JM Architecture Inc • Small size firm with 10 staff and 1 principal • Diverse group consisting of

– 3 registered architects – 1 planner – 2 Architectural Intern – 1 interior designer – 3 technologist – 1 administrator

• Housing centric – hotels, residential care, multi-family residential & commercial

• Mostly mixed use projects • Service in British Columbia, Alberta and Manitoba


AIBC Firm Breakout


Library Square - timeline Sept 2007

•TNRD published an EOI for the project

October 2007 •Submission due

November 2007 •Total Concept Developments awarded project

November 2007-July 2008

•Design Development

July 2008

•Issued for Development Permit •BC government is reviewing option of mid-rise wood frame in BC Building Code •Project is currently considered 6 storey non-combustible with steel stud framing.

September 2008

•Reconsider Project for potential wood frame option

October 2008 •Commissioned GHL to join project team as fire engineering and code consultant.


November 2008

• Submit Phase 1 construction permit: Concrete only

April 2009

• Full permit submission Phase 1 • Construction begins • BC changes Building Code to allow Combustible construction up to 6 storeys

July 2010 • Permit submission Phase 2

August 2012

• Permit Submission Phase 3


Architecture + Community • City Planning Issues in 2008

– Development of the North Shore Neighbourhood Plan using performance-based zoning to:

• reinvigorate the business areas • Increase density especially along the arterial routes • provide a new benchmark for development with a

focus on Sustainability, Urban Design and Environmental Responsibility

• Crime Prevention Through Environmental Design • Incentives initiatives $$$$$$$

– Taxation exemption – Parking relaxations – Reductions on DCC


Kamloops Incentives

- 60% Tax Excemption

- Some DCC Reductions

-10% Parking Reduction

- Priority Processing


– remember this is 2008 : downturn in the economy

– Adherence to the Tranquille Rd. Design Guidelines

• Form and Character Guidelines • Materials • Called for traditional or historical references

Unrelated but important nonetheless

– Hotel Owner required view corridor


• Development Opportunities From the Client the mandate is simple – Maximize unit count and provide the best design for

marketability • Profit - $$$$$ - is the goal • Good design is the driver • Efficient construction is the means

• Architectural Opportunities From the architect – Maximize Design Integrity

• Form & Character • Pedestrian scale • Material and Colour Choice


Construction Matters

• Pre-April 2009 • Concrete or Steel or • Mixed

– Concrete + Steel • Post-April 2009 • Wood was added as an option

BCBC Requirements: • 6 storey Assembly Use – 3.2.2.24

– A2 - requires noncombustible • 6 storey Retail Use – 3.2.2.57

– E - requires noncombustible • 6 storey Residential Use – 3.2.2.45

– C - permits combustible • Basement Storage Garage – 3.2.2.79

– F3 – requires noncombustible

Library Square is 5 + 1 Project


BCBC 2006 condensed version …..

Fire Rated Separations: • A2 to E = 2 Hr FRR • A2 to C = 1 Hr FRR • E to C = 2 Hr FRR • F3 to A2 + E – 1 1/2 Hr FRR • Sprinkler System throughout • Group C max BA = 1200sm

– Introduce firewalls • 2 Hr & 4 Hr with both F &T ratings

– Level 2 exceeded this value • GHL assisted in obtaining approval

from the AHJ to increase the value slightly to over the 1200sm


Project Schematic


BCBC continued ...

• 4 storey to 6 storey: – Based on a maximum 7200sm

Floor Area – The Building Area reduces

4 Storey = 1800sm 5 Storey = 1440sm 6 Storey = 1200sm – Same amount of wood framing

regardless of # of storeys

BCBC items not addressed • Firewall (FW) construction • Fire stopping through FW


BCBC continued ... • Firewalls are 2 Hr FRR area separation

walls tested to ULC ratings – W312 – 2” of Gypsum Board (2Hr FRR) – Sandwiched between wood frame

assemblies on either side – Tied together with fusible (slotted) alum.

Angle

Also note … • Elevator Shafts are constructed of wood

framing to a 1 Hr FRR vertical shaft

• All wood framing is constructed off-site in a controlled environment with a > 12% Moisture Content and assembled on-site


2nd FLOOR PLAN – Firewall Plan


Area Separation Wall - FIREWALL


Firewall Photos We didn’t always get it right the 1st time


Firewall Photos With the help of GHL we did

better Concerns related to heat

transfer resulted in heat sink detail using concrete board


Construction Photos


Construction Photos

Certified to LEED CI Gold


Phase 3


Code Compliance + Alternate Solutions GHL Consultants provided both fire engineering and code

compliance reviews through reports and alternate solution or engineering judgments

1. General compliance to the new 2006 code changes 2. Firewall noncompliance and solution to meet the equivalent criteria

1. Horizontal firewall design and vertical firewall design 2. Engineering judgments for penetrations

3. Fire protection to meet NFPA 13 as well as alternate means to provide equivalent protection where it could not do so

4. Air space subdivision interpretation as this related to building code.


Structural Considerations: Wood Shrinkage: • Possibly up to 2” over 6 storeys, Minimized by using engineered products with low

moisture content. – Managed with self tapping shrinkage compensators located at each end of the shear

walls, Located 4th and 6th floor


Structural Considerations:

• The difference from 4 to 6 storey in this location was an added 10% design criteria – not too much of a concern but translated to long and more shear walls with added fastening and providing a safer building as well – Added marginally to overall costs

Seismic Design: Kamloops low


Structural Considerations: Seismic con’t… • metal flat plates were used across the firewall to maintain

uniformity of building movement in an earthquake event. These are the plates the needed to have the heat sink detail added.

Elevator Design: • To maintain even shrinkage throughout the shaft was designed

similar to a traditional laminated timber design; in this case a 2X6 frame at 12” OC with ¾” plywood liner and gypsum board facing to achieve the 1.0 Hr FRR

Note: APEGBC Technical and Practice Bulletin produced in April 2009 as part of the provincial research and development into 5 – 6 storey wood frame buildings


Developer Comments Challenges: • Market Acceptance unknown at the start • Insurance and temporary fire protection difficult to obtain • Concerns regarding shrinkage • Reluctance for initial approval from the city building and fire

departments

Economics: 1. Land use – compared to 4 storey the 6 storey option provides

50% increase in yield 2. Non-combustible option for same building would cost up to

30% more 3. Support to wood industry is sound investment in BC economy


Developer Comments con’t… 4. Trade availability is important consideration and easy to get 5. Wiring option saves costs 6. Shorter delivery time than non-combustible construction – get

to market sooner less carrying costs and insurance costs 7. Back to the marketing aspect – prices for upper units pay

more and the spread is quite noticeable from 2 – 6 floors

Fire Protection during construction: 1. Important to activate sprinklers as early as possible into the

construction of wood frame regardless of difficulties for the trades

2. Provide 24 hour diligent security monitoring 3. Install fire doors as soon as possible 4. Retain excellent communications with the fire department


On the Boards…

ASAS Condominium, Surrey BC Construction Starting September 2015


Marquess of Lorne, Kamloops BC


Items to Consider 1. Keep an open mind to new ideas and new

methods of construction that come from a very diverse group of interested stakeholders

2. Alert the manufacturing industries to come to terms with this new code provision and thereby address items such as firewall construction and fire stopping methods

3. As designers, engineers and inspectors - we have to try to stay in tune with the constantly growing volume of knowledge bases that affect the wood industry and this building type

4. Accept this is a building with a huge fire load in its early stages and precautions need to be addressed as much as possible to protect it from fire which can affect human safety and cause significant damage to neighbouring structures.

5. Parking!!!! OPPORTUNITIES 1. $$ Construction Cost Savings

1. Material Costs 2. Speed of Construction

2. Explore new forms of wood construction are on the horizon – such as cross laminated timber to produce even taller wood buildings


Thank You


Mid-Rise Wood Frame: An Architect’s Perspective · Vivek A. Menon Architect AIBC, MAA, MRAIC,...

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