40-story wood office building of the future
DESCRIPTION
This presentation from the 2013 AIA Convention reviews how engineered wood systems are evolving to allow for higher structures using wood. It explores the hybrid systems that allow the construction of high-rise buildings with wood as the primary construction material. Finally, it highlights how a 40-story wood structure can deliver superior energy efficiency relative to similarly scaled buildings.TRANSCRIPT
EE150
Friday, June 21, 2013
.25 LU
40-Storey Wood Office Building of the Future
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Reproduction, distribution, display and
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professional education. As such, it does not include
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method, product, service, enterprise or organization. The
statements expressed by speakers, panelists, and other
participants reflect their own views and do not
necessarily reflect the views or positions of The AIA or of
AIA components, or those of their respective officers,
directors, members, employees, or other organizations,
groups or individuals associated with them. Questions
related to specific products, publications, and services
may be addressed at the conclusion of this presentation.
Learning Objectives
1. Review the benefits of maximizing the use of wood in taller buildings.
2. Review engineered wood systems and materials, that allow taller wood buildings to be constructed.
3. Review the design issues, including the sustainable benefits of constructing taller wood buildings.
4. Review how one option provides a viable solution to the design of taller wood buildings.
Acknowledgements/Credits
40 Storey Wood Office Building of the Future, Design Team
Architecture: CEI Architecture Structural Engineering RJC Consulting Engineers Mechanical Engineering Rocky Point Engineering Civil Engineering 20/20 Engineering Value Analysis SSA/QS
Course Description
Introduction
The growing exploration of new engineered and hybrid technologies is driving the wood trend to soaring new heights, with industry visionaries expecting to see high-rise wood structures within our lifetime.
Nowhere is that vision more clear than in a 40-story design recently recognized as an honorable mention recipient in the “Office Building of the Future” Design Competition, held by the Commercial Real Estate Development Association (NAOIP).
Region
British Columbia, Canada is located in the Pacific Northwest.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
The 2012 NAIOP Office Building of the Future Competition
Vancouver, British Columbia, Canada
Our Goals: 1. To define an Innovative solution, to the issues of an office building of
the future, addressing issues such as flexibility, daylighting, attractiveness and energy efficiency.
2. To ensure that our solution also includes innovative sustainable strategies that minimizes the “Embodied Carbon Footprint” as well as the “Operational Carbon Emissions”.
3. To define a solution that is uniquely Iconic and instantly branding.
4. To develop a conceptual structural system for tall buildings that utilizes mass timber.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
1. Wood stores carbon dioxide.
2. Wood is a renewable resource.
3. Wood appeals to people’s senses.
4. Wood can meet the structural
requirements for long spans.
5. Wood is easy to work with.
6. Wood buildings are lighter and more flexible.
1. Wood is economical.
2. Advances in Wood technology is
providing solutions for tall wood building structures.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
WHY WOOD?
• British Columbia: 15% of BC GDP comes from the production of wood products.
• With modern timber management practices more timber is grown than is used, therefore sufficient material resources are available.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Through the process of Photosynthesis, plant materials(wood) convert Carbon Dioxide into Oxygen.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Wood appeals to people’s senses. It is aesthetically pleasing.
VanDusen Botanical Gardens Visitor Centre, Vancouver, B.C., Perkins and Will Architects
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Wood appeals to people’s senses. It is aesthetically pleasing.
UBC Earth Sciences Building, Perkins and Will Architects
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Wood Innovation Centre, Michael Green Architecture
Earthquake Safety: Wood is lighter and more flexible
1. Redundant load paths for seismic forces.
2. High stress to weight ratio.
3. The ability to flex thereby absorbing and dissipating seismic forces.
1. Wood structural panels,
such as plywood, acting in combination with studs and joists, create shear walls and diaphragms.
The failure of buildings and numerous deaths from recent earthquakes is fueling demand for safer housing.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Earthquake Analysis, Shake Table
PERFORMANCE DURING A FIRE
• Fire safety strategies include:
1. compartmentalization
2. Fire/smoke detectors
3. Sprinkler systems
4. Smoke and heat extraction systems
5. Protected/secure escape routes
6. Minimal penetrations through timber walls.
• In 1994-1998 only 7% of reported structure fires had any type of automatic extinguishing equipment present. By 2003-2007 this percentage has risen to 10%.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
PERFORMANCE DURING A FIRE
• Regarding public safety, timber is relatively harmless when you consider the impact of smoke density and toxicity produced during a fire.
• Timber performs favorably in comparison to other building materials.
• During a fire, the surface turns to charcoal (charring), reducing the rate it burns by 50%. Exposed steel connections are usually the weakest link. Hidden connections, protected by wood, perform better.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
SPRINKLERS
• When sprinklers are activated and operate they are effective 97% of the time. For home fires, death is reduced by 83% and property damage is reduced by 40-70%
National Fire Protection Association
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Canadian Wood Council, The Case for Tall Wood Buildings: MGB Architecture + Design (Michael Green), Equilibrium Consulting, LMDG Ltd, BTY Group
Our Solution—The 2012 NAIOP Office Building of the Future Competition
To achieve continuity and ductility, wood works best when combined with steel. To achieve strength and acoustic qualities, wood works best when combined with concrete. In essence this is a “Reinforced Wood” structure C.C. Yao, RJC Engineering, Vancouver, B.C.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Cross Laminate Timber Panels
Glue Laminated Beams incorporating steel connections
Present-day wood technology allows for the construction of tall wood structures.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
1. Flexibility: column-free space. 2. Connection with the natural environment. 3. Maximum Daylighting. 4. Sustainable design strategies. 5. Potential for interconnected floors.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
TYPICAL FLOOR PLAN
Cross-laminated timber floor panels span 30 feet from central core to perimeter glue-laminated truss.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Floor to ceiling trusses support floor structure.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
End trusses are supported by longitudinal trusses, that cantilever 30 feet, from the concrete pillar.
Our Solution—The 2012 NAIOP Office Building of the Future Competition
End trusses are supported by longitudinal trusses, that cantilever 30 feet, from concrete pillar
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Sky Garden, located at every ten-storey interval. 1. Provides access to exterior 2. Mechanical space, serving ten
stories at a time, allows for smaller systems
Our Solution—The 2012 NAIOP
Office Building of the Future
Competition
Our submission attempts to address the issues of creating effective and attractive working environments that are appealing to a broad cross section of the working public. We believe that a tall 40-storey office building from wood, provides opportunities to be uniquely Iconic, instantly branding, flexible, aesthetically pleasing and attractive to potential tenants.
Our Solution—The 2012 NAIOP Office Building of the
Future Competition
Wood is economical.
A 5% savings was realized when wood was compared to a traditional concrete and steel tower.
NAIOP COMPETITION
COMMERCIAL OFFICE TOWER,
VANCOUVER, BC
COMPARATIVE
SUMMARY
(Innovative Hybrid v. Traditional)
CONCEPTUAL ESTIMATE
ORDER OF MAGNITUDE COST
SSA QUANTITY SURVEYORS LTD.
NAIOP - 40 Storey Tower
$/SF $
Parkade 149,325 SF $91 $13,595,305
Electrical 149,325 SF $3 $485,547
Mechanical 149,325 SF $4 $624,274
Podium - Incl. Finish 38,500 SF $111 $4,292,125
Electrical 38,500 SF $31 $1,180,334
Mechanical 38,500 SF $51 $1,967,224
Tower Shell, Core and Finish 546,340 SF $135 $73,597,143
Tower Electrical 546,340 SF $29 $15,734,562
Tower Mechanical 546,340 SF $46 $24,870,759
Site Development $3,052,007
TOTAL HARD CONSTRUCTION COST 734,165 SF $190 $139,399,278
Management Fee $4,181,978
Contingency 10% $21,537,188
TOTAL HARD CONSTRUCTION COST INCL. CONTINGENCY $165,118,445
Soft Cost
Design and Consultantin Fees $19,814,213
Project Management $1,651,184
Permits and Fees $825,592
General $1,000,000
TOTAL ESTIMATED CONSTRUCTION COST 734,165 SF $257 $188,409,435
Traditional - 40 Storey Tower (Matching Plan - LEED Certified)
$/SF $
Parkade 149,325 SF $91 $13,595,305
Electrical 149,325 SF $3 $485,547
Mechanical 149,325 SF $4 $624,274
Podium - Incl. Finish 38,500 SF $111 $4,292,125
Electrical 38,500 SF $31 $1,180,334
Mechanical 38,500 SF $51 $1,967,224
Tower Shell, Core and Finish 546,340 SF $145 $79,129,617
Tower Electrical 546,340 SF $31 $16,749,695
Tower Mechanical 546,340 SF $51 $27,916,158
Site Development $3,052,007
TOTAL HARD CONSTRUCTION COST 734,165 SF $203 $148,992,285
Management Fee $4,469,769
Contingency 10% $23,019,308
TOTAL HARD CONSTRUCTION COST INCL. CONTINGENCY $176,481,361
Soft Cost
Design and Consultanting Fees $17,648,136
Project Management $1,764,814
Permits and Fees $882,407
General $1,000,000
TOTAL ESTIMATED CONSTRUCTION COST 734,165 SF $269 $197,776,718
Note 1: Excludes Marketing Fees, Owner's Contingency and Land
Note 2: Estimate based upon 2012 (Q2) Unit Rates and Conceptual Design Assumptions
SF
SF
Our Solution—The 2012 NAIOP Office Building of the Future Competition
Conclusions: 1. Wood towers can be constructed using
present-day technology.
2. Wood towers sequester substantial amounts of carbon dioxide.
3. Wood towers are aesthetically pleasing and potentially iconic.
4. Wood towers are lighter and perform better in seismically sensitive areas.
5. Wood towers are more economical than traditional concrete and steel towers.
Our Solution-The 2012 NAIOP Office Building of the Future Competition