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Atlantic WoodWORKS!

Mid-rise Costing STUDY

About us

Atlantic WoodWORKS! is a program of the Maritime Lumber Bureau (MLB) and part of a National industry lead initiative of the Canadian Wood Council (CWC)

Atlantic Funders:

National Sponsors:

adjective 1.(of a building) having a moderately large number of stories, usually 5 to 10, and equipped with an elevator.

Definition of Mid-rise

Introduction – 2015 NBC

Gardenview – 6 storey wood, Maine St. Dartmouth, NS

Velo – 4 storey wood, Gottingen St. Halifax, NS

2010 NBC 4 Storey - C = 1 800 m2 | D = 3 600 m2

2015 NBC 6 Storey - C = 1 500 m2 | D = 3 000 m2

Mixed Use – Bottom 2 Storeys -Schools -Commercial Spaces - Restaurants

Major Occupancies – Group C or D

Cost Comparison 2010– Ontario WW

Source: http://wood-works.ca/ontario/featured-topics/mid-rise-resources/ (Walker Consulting Group and Ontario Wood WORKS!, 2010)

Cost Comparison 2013– Ontario BILD

“Estimated cost savings of $30 - $40 per square foot of construction when compared to concrete and steel materials”[1].

Source: [1]. Unlocking the Potential for Mid-Rise Buildings, BILD, ONT (2013)

Costing – 4 Storey

Wood panelized construction resulted in a 23% reduction in overall project schedule.

Construction Schedule

Opportunities with mid-rise.....

Cost Comparison 2013– REMY

Costing – 4 Storey

Wood panelized construction resulted in a 23% reduction in overall project schedule.

Construction Schedule

Opportunities with mid-rise.....

Costing – 4 Storey

Wood panelized construction resulted in a 23% reduction in overall project schedule.

Construction Schedule

Opportunities with mid-rise.....

Costing – 4 Storey

Wood panelized construction resulted in a 23% reduction in overall project schedule.

Construction Schedule

Opportunities with mid-rise.....

Cost Comparison 2017– CCMPA

Cost Comparison 2017– CCMPA

Cost Comparison 2017– CCMPA

Addendum

Summary: 10 Page Case Study

Detailed Report 34 Page Analysis

Cost Comparison 2017 – March AWW

Study Objective: Analyze building types to create a like comparison

Presentation Outline

• Ontario Mid-rise Market Share / Trends • Mid-rise Cost Comparison Study

- Methodology and Credibility - Special Inclusions & Exclusions - Additional Considerations

• Major Cost Comparative Results • Pricing Considerations • Mid-rise Resources • Conclusion *Time permits – Fire and Acoustics relative to Mid-rise Wood Frame

Mid-rise by the numbers – Across Canada

100 wood mid-rise projects completed

188 in construction at final design stage

+275 being considered

Cost Comparison Study

1Concrete + 5Wood/6Wood/6Steel/6Concrete

Summary: 10 Page Case Study

Detailed Report 34 Page Analysis

Cost Comparison Study

Cost Comparative Study Under construction: 44 Paul Street, Kamploops, BC

GFA: 113,380 ft2 | 118 units

Mixed use: 1 Storey Concrete + 5 Storey Wood (LWF)

Cost Comparative study Fire Wall Detailing

NB Code Meeting January 2017

Cost Comparative study Fire Wall Detailing

NB Code Meeting January 2017

Cost Comparative study

Methodology & Credibility

• Base model design converted to steel, concrete and all-wood building elements by QS Online cost consultants

•Professional engineer vetted building assemblies and made adjustments for apples to apples structural comparison

Cost Comparative study

Methodology & Credibility

• Base model design converted to steel, concrete and all-wood building assemblies by QS Online cost consultants

•Professional engineer vetted building assemblies and made adjustments for apples to apples structural comparison

• Electrical and mechanical engineers reviewed assemblies and commented on cost differences between the building models

Cost Comparative study

Special Inclusions:

• Insurance included within general req. • Firewall Analysis

• Design and pricing allowance (10%)

• Construction allowance (4%)

Exclusions: • Underground parking removed – all include foundation with 4”slab on grade

• Soft costs • Productivity

• HST

Cost Comparative study

Other important considerations • Retail material pricing

• Supply and Install (HRM pricing) *Pricing consistent with rest of Canada • Commercial Space in base model is open space • Elevator Shaft and Stairwell – cost/performance exceeds code requirement in 2015 NBC for wood types ~ comparable to ONT • CLT used in base model design for roof and projections ~ $100,000 premium ($15/ft2 | $37/ft2 with roof coverings) • Drawings not 100% complete – lead to minor assumptions

• Costs represent a finished building not just comparative elements

Cost Comparative study

Upper Floor Construction Level 3, 4, 5, 6

Wood Framed Floor concrete top 1 1/2" 5/8" ply Wood I Joists (varying capacity) 16" o.c. Corridor - 2 - 2 x 6" 12" o.c. acoustic batt insulation - R28

Corridor Partition GWB 5/8" - paint ready GWB - 5/8" - taped Stud - 2 x 6" - 16" o.c. fibreglass insulation – 6” Tie rod system & compensators

Demising Partition

Non-demising Partition GWB 5/8" - paint ready GWB - 5/8" - taped Stud - 2 x 4" - 16" o.c. fibreglass insulation – 3” Note: STC not taken into consideration for steel and concrete models

Upper Floor Construction Level 2, 3, 4, 5, 6

Support System 3 1/2" x 9 1/2" Structural composite lumber (SCL) $350,000 Premium 7" x 9 1/2" SCL 4 ply - 2 x 6 Stud packs - multi-ply posts - SPF

Wood Framed Elevator Shafts and Stairwell ~ $250,000 total cost (inc. roof & stairs) 4 layers 5/8" type X (exceeds code requirements) 2x6 studs fire batt Firewall - 2nd to Level 6 - ($18/ft2) ~ $75,000 Premium 10” CMU – Applies to all building types

Upper Floor Construction Level 2, 3, 4, 5, 6

Upper Floor Construction Level 2, 3, 4, 5, 6

Metal Framed Upper Floor horizontal and vertical steel - allowance - 12 psf ($1.50lb) metal deck concrete top 1 ½” Various assembly items (ie. place and screed, power trowel finish and construction joints)

Concrete Stairwell & Elevator shaft 10” CMU vertical with stairs $250,000 total (+35%)

Note: - Acoustic measures were not taken into consideration

Upper Floor Construction Concrete Framed Upper Floor concrete 8" dp - allow 25 Mpa (3,625 PSI) - $135/CY rebar - allow 8 Lbs / SF formwork Various assembly items (ie. place and screed, power trowel finish and construction joints) Concrete Stairwell & Elevator Shaft Vertical slabs with stairs Column Support concrete - allow 25 Mpa (3,625 PSI) formwork - 57' 7” each side rebar-15M stirrup - 12" o.c. rebar - 6 - 25M vert 61,244 Lbs

Upper Floor Construction

Similar Upper Floor Elements as Base Model Major difference = wood on 1st storey Further Research Consideration (stud spacing):

Image Courtesy of BC mid-rise video

Roof Construction

Roof Construction 5/8" ply T&G Corridor - 2 x 6" 12" o.c. - 6' 9” Wood I Joists (varying capacity) 16" o.c. CLT panels - 5 ply ~ ($15/ft2 | $37/ft2 with roof coverings) Note: CLT has finished underside which translate to finishing savings

Ontario Mid-rise workshops | February 2017

Roof Construction

Steel Roof Construction horizontal and vertical steel - allowance - 12 psf metal deck - std allow 15% for miscellaneous metals allow 10% for connections and fittings miscellaneous sundries

Concrete Roof Construction concrete 8" dp - allow 25 Mpa (3,625 PSI) rebar - 8 Lbs / SF formwork place and screed power trowel finish construction joints

Note: -Similar to upper floor construction -Unit rates are higher for both steel and concrete vs. wood - Acoustic measures were not taken into consideration

Roof Construction Roof Construction 5/8" ply T&G Corridor - 2 x 6" 12" o.c. - 6' 9” Wood I Joists (varying capacity) 16" o.c. Parallel cord truss Note: CLT was replaced with lower cost regional products like parallel cord truss and wood I-joist systems (similar construction to upper floor) as CLT is not produced in Atlantic Canada 6% overall cost reduction in roof construction element

Cost Comparative study

Partitions

Interior Unit Partitions GWB 5/8" - paint ready stud - 2 x 4" - 16" o.c. fibreglass insulation – 3” GWB 5/8" - paint ready Corridor Partition - Lobby GWB 5/8” stud - 2 x 6" - 16" o.c. fibreglass insulation – 6” GWB 5/8" - paint ready Note: Quantity = 26,945ft2 (Base) vs. 32,133ft2 (6 Wood)

Partitions

Interior Unit Partitions GWB 5/8" - paint ready 20G metal stud - 2 x 4" - 16" o.c. fibreglass insulation – 3” GWB 5/8" - paint ready Corridor Partition - Lobby GWB 5/8” 20G metal stud - 2 x 6" - 16" o.c. fibreglass insulation – 6” GWB 5/8" - paint ready Note: - All demising, corridor, bathroom, bedroom and closet partitions are non load bearing, therefore, all are accounted for in the partitions element - Quantity = 112,062ft2 of partitions

Hanscomb – Wood stud vs. Steel Stud

Hanscomb Mass Timber Cost Comparison Report:

http://atlanticwoodworks.ca/wp-content/uploads/2017/02/Hanscomb-Cost-Comparison-Study.pdf

Cost Comparative study

Ceiling Finishes

Base Model & 6 Storey Wood Ceiling Finishes ground level - unfinished - sealed concrete ground floor lobby - residential - suspended acoustic tile level 2, 3, 4, 5, 6, GWB 5/8" - paint ready GWB - 5/8" - taped strapping to joists - 1 x 3" - 16" o.c paint to ceiling Corridor Partition - Lobby GWB 5/8” stud - 2 x 6" - 16" o.c. fibreglass insulation – 6” GWB 5/8" - paint ready Note: Quantity = 26,945ft2 (Base) vs. 32,133ft2 (6 Wood)

Concrete & Steel Ceiling Finishes Suspended acoustic tile Ceiling finishes allowance ground level - unfinished - sealed concrete Suspended GWB 5/8" - paint ready 93,984 SF 5.50 516,912 Paint to ceiling

Ceiling Finishes

Note: More work and cost associated with suspending ceiling tile and gypsum

Cost Comparative study

Electrical

*Cost Savings Conservative estimation as not much detail was provided architecturally and structurally at time of calculation. * Increased provisions for wiring in 2015 NBC so savings could be minimized

Code permits polymer coated (NMD90) cable for wood frame

Metallic sheathed for cable steel/concrete

$5.31/ft2 $6.25/ft2

Ontario Mid-rise workshops | February 2017

Cost Comparative study

Ontario Mid-rise workshops | February 2017

Cost Comparison

(12%) (11%)

Additional Research

1. Underground parking 2. More costing detail “Class A or B level” on a simple building design 3. Explore different structural assemblies for wood construction 4. Analyze productivity

Pricing Considerations

Steel Studs

Pricing Considerations

Wood Studs

Pricing Considerations

Concrete – Less Foundation and Slab on Grade

Most important take home message

1. All or nothing approach 2. Retail vs. Wholesale pricing model 3. Over compensation for fire treatment (this study is an example) 4. Pricing inclusions (ie. Mass timber – architectural finish) 5. Heavy or complex connections & Inefficient sizing 6. Site considerations

– Exposure to site risk (ie. Stickbuilt vs. Prefabrication vs. Modular)

– Interaction of trades (who is supplying what | Union coordination & Labour Pricing)

7. Guesswork! – Conservative assumptions by designers and cost consultants,

coupled with “all or nothing” scenarios, can easily kill viable wood projects.

Design Resources

Design Resources

Conclusion – Best Practice

Construction Management Approach - Bring all stakeholders to the table as soon as possible Design steps - 2015 NBC mid-rise provision comparison (Can’t pick b/w 2010 & 2015) - Review design guides and WoodWORKS! resources - Stick, prefab or modular - Educate on shear design, fire stopping, STC, and shrinkage performance - Design Assist? Integrated construction -Treat like a Commercial project - Architect and Engineer to have regular meetings with CM (if applicable), - Challenges create an opportunity for integration! - Order of Construction…seek experience (Drywall and windows)

Fire Site Safety Planning - Review Ontario’s Guideline

Ontario •$5 Million available in each province • Eligible buildings must be 10+ storeys • Monies cannot be used toward construction – Only design and testing.

@CdnWoodFacts

http://atlanticwoodworks.ca/atlantic-mid-rise-wood-case-study/

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Wood for Mid-rise online documents

Thank you

Patrick Crabbe Project Coordinator Atlantic WoodWORKS! Email: pcrabbe@mlb.ca

www.atlanticwoodworks.ca

Toll Free: 1-800-667-9192

@woodatlantic