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Mid-Rise and Beyond:The Growing Landscape for Mid-Rise and Taller Wood Buildings

“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 DescriptionThe use of wood-frame construction for mid-rise projects is innovative in its ability to achieve multiple, simultaneous objectives. Wood is a code-compliant solution to the issue of how to cost-effectively increase density while creating vibrant urban environments. A renewable resource, it can also help meet the sustainability requirements of even the most stringent green building rating systems, while offering the additional benefit of carbon sequestration.The innovative use of wood is in fact changing the skyline. 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 case studies, this session will showcase recently completed projects that illustrate this trend. Topics will include current code allowances for mid-rise wood buildings, design strategies and environmental performance. Discussion will also touch on the international trend toward even taller wood buildings, made possible by emerging research and the development of advanced wood products and technologies.

Learning Objectives

1. Evaluate the opportunities for wood frame structures in mid-rise projects.

2. Interpret local code language on the allowance of wood framing above three stories.

3. Envision the opportunities for mass timber structures of 10 stories or more.

4. Communicate the benefits and dispel the myths of mass timber framing.

Global Population Boom

Global Population9.5 billion by 2050

30% increase

Urban Population6.3 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, GAArchitect: Rutledge Alcock ArchitectsStructural: Stability Engineering2011 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, GAArchitect: Brown Doane Architects, Inc.Structural: Davis & Church, LLC

• 100-120 units/acre

5 over 1 Podium

AvalonBay Stadium, Anaheim, CAArchitect: Withee Malcom ArchitectsStructural: VanDorpe Chou Associates

Inman Park Condos, Atlanta, GAArchitect: 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 ConstructionHow many stories can be wood framed in the IBC?

Photo credit: Matt Todd & PB Architects

6 stories for Offices, 5 stories for Residential

IBC Building Size Limits

Construction TypeAllowable Limit

IIIA IIIB VA VB

Stories 4 4 3 2Height (ft) 65 55 50 40Building Area/Story (ft2) 24k 16k 12k 7kTotal Building Area* (ft2) 72k 48k 36k 14k

IBC 2012 Table 503 Tabular Values

Residential (R1, R2, and R4) Occupancies

* Assuming max stories built

IBC Building Valuation Data

80

90

100

110

120

130

140

150

160

IA IB IIA IIB IIIA IIIB VA VB

$ pe

r Squ

are

Foot

IBC Construction Type

International Code Council, Feb 2015 DataR-2 Occupancy

Primary Structural Wood Framing Allowed


Construction TypeAllowable Limit

IIIA IIIB VA VB

Stories 4 4 3 2Height (ft) 65 55 50 40Building Area/Story (ft2) 24k 16k 12k 7kTotal Building Area* (ft2) 72k 48k 36k 14k

IBC 2012 Table 503 Tabular Values


* Assuming max stories built


With NFPA Sprinklers IBC gives an allowable Heights and Area Increase

Tabular Limits Increased Limits

NFPA 13


Type IIIA ConstructionAllowable Limit

Table

Stories 4Height (ft) 65Building Area/Story (ft2) 24kTotal Building Area* (ft2) 72k


* Assuming max stories built per IBC 506.4

503

NPFA13

58524k72k

504.2IBC 2012 Section

NPFA13

58572k216k

506.3

Frontage Increase?

58590k270k

506.2

? Maximum frontage increase possible

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 510.2Increases allowable stories… not allowable building height

5 story Type III Building 5 story Type III BuildingOn Top of a Type IA Podium

Type

IA

3Hr

Evolution of IBC Mixed-Use Podium

IBC Provisions for Mixed-Use podium have been evolving.

IBC 2006 2009 2012 2015Section 509.2 509.2 510.2Upper Occupancy

A, B, M, R or S

Lower Occupancy

S-2Parking

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 PartnershipPhotos 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 ResidentialOver Retail and Parking

Stella Apartments, Marina Del Ray, CA

Architect: Design ARC. Los Angeles, CAPhotos: Lawrence Anderson, www.lawrenceanderson.net

http://www.lawrenceanderson.net/


Architect: Design ARC. Los Angeles, CAPhotos: GLJ Partners


Architect: Design ARC. Los Angeles, CAPhotos: Lawrence Anderson, www.lawrenceanderson.net

http://www.lawrenceanderson.net/

IBC Podium Provisions

Multiple Buildings over one PodiumSee Special Provisions for Podiums in IBC 2012 510.2

3Hr

Type IA

Crescent Terminus, Buckhead, Atlanta

Architect: Lord Aeck Sargent, Atlanta GAStructural: SCA Consulting Engineers, Sugar Land TXPhotos: Richard Lubrant

1

2 3


1

23


Architect: Lord Aeck SargentStructural: SCA Consulting EngineersPhotos: Richard Lubrant

Marselle Condos, Seattle, WA


Marselle Condos, Seattle, WA

1

234

5

M


Evolution of IBC Mixed-Use Podium

IBC Provisions for Mixed-Use podium have been evolving.

IBC 2006 2009 2012 2015Section 509.2 509.2 510.2 TBDUpper Occupancy

A, B, M, R or S

Lower Occupancy

S-2Parking

A, B, M, R or S-2 Parking

Any Except H

Podium Height

1 Story Multi-StoryTy

pe IA

3Hr

Bullitt Center, Seattle, WA

Photos © Nick Lehoux for the Bullitt Center

Bullitt Center, Seattle, WA

Renderings: Miller Hull Partnership

Architect: Miller Hull PartnershipLiving Building Challenge BuildingCompleted 2013

Historic Tall Wood Buildings in North America

Beyond Mid-Rise?

Mid-Rise vs. High-Rise Definition – IBC 202

Built 1906 500,000 s.f.

Butler Brothers Building, Minneapolis MN

Butler Square today…

Renovated 19749 Stories, 500,000 sf

The Landing• Built 1905• 7/9 stories (~98 ft)• over 175,000 sf• Vancouver

425 king St• Built in 1910• 7 Stories• Toronto

312 Adelaide• Built in 1895• 8 Stories• Toronto

Modern Tall Wood Buildings

Beyond Mid-Rise?

Stadhaus at Murray Grove, London

Waugh Thistleton Architects9 Story97 Ft Tall ResidentialCompleted 2009

Photo credit: Waugh Thistleton Architects

Stadhaus at Murray Grove, London

Volume of wood used 901 m3

Carbon sequestered and stored (CO2e) 682 metric tonsAvoided greenhouse gases (CO2e) 458 metric tonsTotal potential carbonbenefit (CO2e) 1,140 metric tons

Carbon savings from the choice of wood in this one building are equivalent to:

218 passenger vehicles off theroad for a year

Enough energy to operate ahome for 74 years

Reduced Embodied Carbon

Waugh Thistleton Architects

Source: Waugh Thistleton Architects

Source: WoodWorks Carbon Calculator at cc.woodworks.org

Forté, Melboure, Australia

FortéMelbourne, Australia10 stories105.5 ftDeveloper : Lend LeaseCompleted 2012

Via Cenni, Milan 4 9-Story residential buildings92 ft tallArchitect: Rossiprodi Associati SpACompleted 2013

Photo credit: Promo Legno, Gaia Cambiaggi

Available at ReThinkWood.com

Wood Innovation Design CenterPrince George, British Columbia8 Levels/6 Stories97 feet tallCompleted Fall 2014

Architect: Michael Green ArchitectureStructural Engineer: Equilibrium Consulting

Contractor: PCL Constructors WestcoastPhotos: Ema Peter Photography

University of Northern British Columbia• All Timber Structure• CLT Floors and Core Walls• Glulam Columns

Wood Innovation Design CenterPrince George, British Columbia

Photo: Ema Peter Photography

Treet, Bergen Norway

Under Construction

14 Stories147 feet tall

Architect: Artec

Structural Engineer: Swenco

Renderings: 3Seksti/Artec/Sweco

Treet, Bergen NorwayConstruction WebCam 4/8/15

An Enabling Technology is “Mass Timber”

For more information

www.rethinkwood.com/masstimber

Beyond Mid-Rise?Wood High-Rise

Research and Studies20, 30, or 40 Stories?

Life Cycle Tower SystemLife Cycle Tower by Cree GmbhArchitect: Herman KaufmannEngineering: Arup

Designed for up to 30 Stories

LifeCycle Tower

Up to 30 Stories

Text here

LCT One

Dornbirn, Austria

Completed Sept 201288.5 ft tall

SOM Timber TowerTimber Tower Research ProjectSkidmore, Owings, & Merrill LLPRedesign of Existing 42 Story Building

Credits: Skidmore, Owings, & Merrill

SOM Timber Tower

Concrete Jointed Timber Frame

SOM Timber Tower

100%

Green House Gas Load

41%

77%

20%

Standard MaterialsSustainable Materials

In Review

This concludes The American Institute of Architects Continuing Education Systems Course

Questions?

Wood Project [email protected]

WoodWorks Websitewww.woodworks.org

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© The Wood Products Council 2018

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