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Techniques for Successful Timber Office Design: Versatility and Performance

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Techniques for Successful Timber Office Design: Versatility and Performance Techniques for Successful Timber Office Design: Versatility and Performance Melissa Kroskey, AIA, SE Technical Director, WoodWorks “The Wood Products Council” is a This course is registered with AIA Registered Provider with The CES for continuing professional American Institute of Architects education. As such, it does not Continuing Education Systems include content that may be deemed (AIA/CES), Provider #G516. or construed to be an approval or endorsement by the AIA of any Credit(s) earned on completion of this material of construction or any course will be reported to AIA CES for method or manner of handling, AIA members. Certificates of using, distributing, or dealing in any Completion for both AIA members material or product. and non-AIA members are available upon request. ____________________________ __ Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation. Course Description A new trend in office construction finds major developers investing in timber designs. Learn how wood construction can accommodate the space and performance needs of office occupancies, while providing advantages such as speed, cost savings, and reduced environmental impact. This presentation answers the “how” questions of design, examining the potential for both light- frame and heavy timber structural solutions. Topics include fire and life safety design, cost-effective structural layout, acoustics, and aesthetics. Learning Objectives 1. Review building code opportunities related to fire and life safety, with emphasis on construction types, fire resistance, and interior/exterior finish requirements. 2. Explore a variety of suitable structural layouts for light-frame wood solutions, demonstrating how to achieve flexibility of space and function. 3. Explore a variety of suitable structural layouts for heavy timber solutions, demonstrating how to achieve flexibility of space and function. 4. Discover how to address design considerations such as acoustics and aesthetics. OUTLINE • Market Analysis • Fire Resistance: Construction Types, Sprinklers & Exposing Wood • Healthy Office Buildings • Understanding Cost & Value • Class A Heavy/ Mass Timber Offices • Class B/C Light-Frame Wood Offices • Grids & Structural Solutions Suburban Low-rise Office David & Lucile Packard Foundation VB • 2 story • 49,000 sf • Custom irregular footprint Jeremy Bittermann, courtesy EHDD Location: Los Altos, CA Architect: EHDD Engineer: Tipping Mar Urban Speculative Mid-rise Office Wythe Ave Buildings IV (HT) • (1) 5 Story Bldg (1) 3 Story Bldg • 360 Wythe: 83,000 sf office, retail & apartments • 320 Wythe: 17,000 sf office & retail • Urban infill • Flexible, open office Photo: Flank Architecture + Development Location: New York, NY Architect: Flank Architecture + Development Engineer: Tharpe Engineering Construction Types: Table 601 2015 IBC $$$ Decreasing Cost $ IA IB IIA IIB IIIA IIIB IV VA VB (HT) Protected/ Less Protected/ Unprotected P LP P U P LP LP P U Cost Source: ICC Building Valuation Data, Aug 2018 Type I: Highrise Type III: Mass Timber Type IV: Mass Timber Type V: Mass Timber Type II: Steel Frame Type III: Tilt-Up Type IV: Heavy Timber Type V: Light Frame Construction Types (2015 IBC Chapter 6) $$$ Decreasing Cost $ Type I Type II Type III Type IV Type V IA IB IIA IIB IIIA IIIB IV (HT) VA VB Non-combustible Non-combustible Non-combustible Non-combustible Exterior, Roof & Materials & Structure Exterior & Exterior: Exterior: Interior Elements Components FRT wood allowed FRT wood allowed Any material Roof Covered CLT allowed allowed by code FRT wood allowed* Roof Roof & Interior Wood Frame, Heavy Timber & Elements: Interior Heavy Timber Heavy Timber, Roof (Type IB) FRT wood allowed Any material framing, floors & roof Mass Timber Heavy Timber allowed by code all allowed allowed Nonbearing walls Wood Frame, FRT wood allowed** Heavy Timber, Nonbearing walls Mass Timber FRT wood allowed** all allowed * Type IA buildings > 2 stories above grade, FRT wood NOT permitted in roof where floor to roof distance less than 20 ft ** Type I & II buildings: Interior non-bearing partitions allow FRT wood where FRR is 2 hours or less; exterior non-bearing walls allow FRT wood where no FRR is required. Heights & Areas: 3 to 4 Stories Multi-story Business Occupancy (B) 3-4 Stories, 60-75 ft Tall IBC 2015/ 2018 Tables 504.3, 504.4, 506.2 (wood shear walls limited to 65’ w/ allowable increases in SDC D, E & F) Heights & Areas IIB IIIB VA VB Stories1 4 4 4 3 Height1 (ft) 75 75 70 60 Max Story Area2 (ft2) 69 k 57 k 54 k 27 k Total Bldg Area3 (ft2) 207 k 171 k 162 k 81 k Assumptions: IIB IIIB 1 VB NFPA 13 sprinkler increase (IBC 504.2) 24% 2 NFPA 13 sprinkler increase (IBC 506.3) VA 81,000 sf more 3 Stories 3 or more (IBC 506.4) 162,000 sf Heights & Areas: 5 to 6 Stories Multi-story Business Occupancy (B) 6 Stories, 85-ft Tall IBC 2015/ 2018 Tables 504.3, 504.4, 506.2 (wood shear walls limited to 65’ in SDC D, E & F) w/ allowable increases Heights & Areas IIA IIIA IV (HT) Stories1 6 6 6 Height1 (ft) 85 85 85 Max Story Area2 (ft2) 112 k 85 k 108 k Total Bldg Area3 (ft2) 337 k 256 k 324 k IIA IV Assumptions: IIIA 1 NFPA 13 sprinkler increase (IBC 504.2) 4% 27% 256,000 sf 2 NFPA 13 sprinkler increase (IBC 506.3) more more 3 Stories 3 or more (IBC 506.4) Heights & Areas Multi-story, Business Occupancy (B) IBC 2015 Table 503 w/ allowable increases 3 to 4 Stories 5 to 6 Stories Steel/ Wood Steel/ Wood Conc Conc Heights & Areas IIB IIIB VA VB IIA IIIA IV (HT) Stories1 4 4 4 3 6 6 6 Height1 (ft) 75 75 70 60 85 85 85 Max Story Area2(ft2) 69 k 57 k 54 k 27 k 112 k 85 k 108 k Total Bldg Area3 (ft2) 207 k 171 k 162 k 81 k 337 k 256 k 324 k Assumptions: 1 NFPA 13 sprinkler increase (IBC 504.2) 2 NFPA 13 sprinkler increase (IBC 506.3) 3 Stories 3 or more (IBC 506.4) $ Achieving high performance expectations … affordably Market Analysis Legend: 1600 Wood 1400 Wood is Conc/ Steel 1200 under utilized (Qty (Qty in 2017) in office construction 1000 75% office bldgs 800 < 50,000 sf 600 …think wood 400 Office Projects Projects Office 200 0 50 100 150 200 250 300 350 400 450 >450 Project Size (sf x 1000) Market Analysis 2000 Legend: Wood is 1800 1600 Wood under utilized 1500 90% office bldgs Conc/ Steel in office construction. 1400 < 4 stories 1300 Most office projects …think wood could be wood 1200 1000 construction. 800 600 400 Office & Bank Projects Bank Projects & Office (Qty (Qty 2017) in 200 1 – 4 stories 5 – 6 stories 7 + stories Height Office Construction Costs (B) Business Occupancy 250 200 “..where wood frame construction is allowed, 150 depending on location and occupancy, this would help 100 to keep costs lower. In areas Cost / sf / Cost that are restricted to non- 50 flammable construction, price per square foot will go up.” 0 IA IB IIA IIB IIIA IIIB IV VA VB -EV Studio Article (full service Design firm) Source: ICC Building Valuation Data, Aug 2018 https://cdn-web.iccsafe.org/wp-content/uploads/BVD-BSJ-AUG18.output.pdf 1 to 4 Story Office Construction Cost (Built National Average) Built light-frame wood Legend: office buildings Wood (light-frame) 20 – 30% less expensive Concrete/ Steel than non-wood office bldgs. The misconception that wood buildings are smaller likely contributes to this statistic. $196 Avg The industry is not utilizing $133 Avg wood to it’s full capacity in heights & areas …how much could a 2011 light-frame wood building 2011 2013 2015 2009 2010 2012 2014 2015 2016 2017 2009 2010 2012 2013 2014 2016 2017 save you? Office & Bank Buildings (1 to 4 Stories) Source: Dodge Analytics Data Mass Timber Design & Cost Optimization Checklists • Aid in design & cost optimization of Checklists: mass timber projects ✓ Pre-Design • Guiding discussions between: ❑ • Designers (architects & engineers) ❑✓ SD Design Optimization • Builders (general contractors, estimators, fabricators & installers) ❑✓ SD Cost Optimization • Owners (developers & construction ❑✓ DD Design Optimization managers) ❑✓ DD Cost Optimization Download Mass Timber Design & Cost Optimization Checklists at WoodWorks.org (coming out soon in 2019) Fire resistance ratings: construction type impacts Type III Construction Exterior walls • noncombustible materials • Fire Retardant Treated (FRT) wood permitted where fire rating 2hr or less Roof & Interior construction • wood or any material permissible by code Partitions • wood or any material permissible by code Mass Timber: Higher Leasing Rates Clay Creative IIIA ❑ • 5 Story Type IIIA over 1 story Type IA deck ❑ • 72,000 sf ❑ • Existing brick shell w/ new ❑ heavy timber interior • NLT floors w/ WSP & 1.5” gyp ❑ Glulam beams & columns • Getting $7/SF more Photos: Christian Columbres annually than non-timber office Location: Portland, OR buildings in the area1 Architect: Mackenzie Engineer: Kramer Gehlen & Associates Type IV Construction (2015 & 2018 IBC) Exterior walls • noncombustible materials • Fire Retardant Treated (FRT) wood & covered CLT permitted where fire rating 2hr or less Roof & Interior construction • solid or laminated wood • Prescriptive minimum sizes • no concealed spaces Partitions • solid wood OR of 1hr fire-resistance Type IV Construction (2015 & 2018 IBC) • Prescriptive minimum sizes (IBC 602.4) • CLT (added in the 2015 IBC) 3” min thick @ roof 4” min thick @ floor • CLT in exterior walls protect w/ FRT sheathing, ½” gypsum, or other non-combustible materials • 2021 IBC code will expand Type IV to a handful of sub-types (allowing for mass timber buildings up to 18 stories) T3 Minneapolis Michael
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