the evolution of mid- rise design

The Evolution of Mid-

Rise Design:

Lisa Podesto & Scott Breneman

[email protected], [email protected]

Wood Raises More Opportunity for Increased Value

“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 Description

The pioneering use of wood-frame construction for mid-rise projects is allowing architects to creatively achieve multiple, simultaneous objectives. Wood can effectively address code and cost while enabling the need for increased density and diversity in urban environments. 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 project examples, this session will illustrate trends in both residential and commercial mid-rise buildings. Topics will include current code allowances that can offer opportunities for increased value in taller buildings, design strategies for improved building performance and insight on environmental attributes.

Learning Objectives

1. Evaluate the code opportunities for cost-effective wood frame structures in residential mid-rise projects utilizing roofs and basements more effectively

2. Understand the distinctive design opportunities in mid-rise commercial construction

3. Learn how using wood even in small aspects such as partitions and shaftwalls can add value to projects

4. Envision the opportunities for light frame and mass timber structures

• Mid-rise Configuration Review

• Methods for Increasing Density

• Alternate Means and Methods

• Utilization of Open Space & Basements

• Improving Construction Delivery

• Expanding into Commercial Mixed-Use Mid-rise

Outline

Global Population Boom

Global Population

9.5 billion by 2050

30% increase

Urban Population

6.3 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, GA

Architect: Rutledge Alcock Architects

Structural: Stability Engineering

2011 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, GA

Architect: Brown Doane Architects, Inc.

Structural: Davis & Church, LLC

• 100-120 units/acre

5 over 1 Podium

AvalonBay Stadium, Anaheim, CA

Architect: Withee Malcom Architects

Structural: VanDorpe Chou Associates

Inman Park Condos, Atlanta, GA

Architect: 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 Construction

How many stories can be wood framed in the IBC?

Photo credit: Matt Todd & PB Architects

6 stories for Offices, 5 stories for Residential

IBC Mid-Rise Building Size Limits

Construction Type

Allowable Limit

IBC 2015 IIIA IIIB VA VB

Stories 504.4 5 5 4 3

Height (ft) 504.3 85 75 70 60

Building Area/Story* (ft2) 506.2 72k 48k 36k 21k

Total Building Area*^ (ft2) 506.2 288k 192k 144k 63k

Residential (R1, R2, and R4) Occupancies

With NFPA 13 Sprinklers

* Multi Story Area. Additional increase possible with Frontage Increase of IBC 2015 506.3

^ Assuming maximum stories built

IBC Mid-Rise Building Size Limits

Construction Type

Allowable Limit

IBC 2015 IIIA IIIB VA VB

Stories 504.4 6 4 4 3

Height (ft) 504.3 85 75 70 60

Building Area/Story* (ft2) 506.2 85.5k 57k 54k 27k

Total Building Area*^ (ft2) 506.2 342k 228k 216k 81k

Office (B) Occupancy With NFPA 13 Sprinklers

* Multi Story Area. Additional increase possible with Frontage Increase of IBC 2015 506.3

^ Assuming maximum stories built

IBC Building Valuation Data

80

90

100

110

120

130

140

150

160

IA IB IIA IIB IIIA IIIB VA VB

$ p

er

Sq

ua

re F

oo

t

IBC Construction Type

International Code Council, Feb 2017 Data

R-2 Occupancy

Primary Structural Wood

Framing Allowed

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 510.2

Increases allowable stories… not allowable building height

5 story Type III Building 5 story Type III Building

On Top of a Type IA Podium

Ty

pe

IA

3Hr

Evolution of IBC Mixed-Use Podium

IBC Provisions for Mixed-Use podium have been evolving.

IBC 2006 2009 2012 2015

Section 509.2 509.2 510.2

Upper

Occupancy

A, B, M, R or S

Lower

Occupancy

S-2

Parking

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 Partnership

Photo : Gables Residential

3 buildings complete in 2012

• Luxury Apartments, retail,

restaurants

• (2) 4 stories of wood over

1 story concrete podium

• (1) 5 story Type III wood

frame over slab on grade


Architects: Cooper Carry & The Preston Partnership

Photos Josh Meister, courtesy Cooper Carry

Phase 1 completed in 2012


Architects: Cooper Carry & The Preston Partnership Photo: Aerial Photography Inc.

Galt Place Apartments, Galt, CA

Applied Architecture, Inc.

Michael Malinowski

Mixed Use Residential

Over Retail and Parking

Stella Apartments, Marina Del Ray, CA

Architect: Design ARC. Los Angeles, CA

Photos: Lawrence Anderson,

www.lawrenceanderson.net



Photos: GLJ Partners



Photos: Lawrence Anderson,

www.lawrenceanderson.net

IBC Podium Provisions

Multiple Buildings over one Podium

See Special Provisions for Podiums in IBC 2012 510.2

3Hr

Type

IA

Crescent Terminus, Buckhead, Atlanta

Architect: Lord Aeck Sargent, Atlanta GA

Structural: SCA Consulting Engineers, Sugar Land TX

Photos: Richard Lubrant

1

2 3


1

23


Architect: Lord Aeck Sargent

Structural: SCA Consulting Engineers

Photos: Richard Lubrant

Evolution of IBC Mixed-Use Podium

IBC Provisions for Mixed-Use podium have been evolving.

IBC 2006 2009 2012 2015

Section 509.2 509.2 510.2 510.2

Upper

Occupancy

A, B, M, R or S

Lower

Occupancy

S-2

Parking

A, B, M, R or S-2

Parking

Any

Except H

Podium

Height

1 Story Multi-

StoryTy

pe

IA

3Hr

SB2

SB2 Updated IBC 2015 ReferenceScott Breneman, 4/12/2017

708 North Hill, Los Angeles , CA

7 Stories Plus Wood Mezzanine (145-165 Units/Acre)

7 Stories Plus Concrete Mezzanine (145-170 Units/Acre)

WREN, Los Angeles, CA

Three Story Podium

8 Stories with 3 level podium (160-180 units/acre)

4) Uses above podium can be Assembly use (less than 300 occupancy), Office, Retail, Residential or Storage

1) 3-hour separation

2) Building under horizontal separation is Type IA construction and sprinklered

3) Use below podium can be any uses other than Group H Occupancy

5) Total height is based on type of construction with lower maximum building height

Separate Building for Purposes of Area,

Continuity of Fire Walls and Stories

Multi-story Podium

Examples of Where We are Headed

160-180 Units/Ac 145-165 Units/Ac 100-120 Units/Ac

Future Architypes


• Methods for Increasing Density





Outline

1430 Q St., Sacramento, CA

Alternate Means and Methods Request

Accessory occupancies - IBC 508.2

• Ancillary to the main occupancy

• Aggregate accessory area not greater than:

• 10% of the main Occupancy on same floor

• Table 503 non-increased Allowable Area limit of accessory occupancy

• No separation between occupancies required*

• Allowable building area and height per main occupancy

• *Hazardous occupancies require separation

• *Residential separations per Section 420 still apply

Occupancy 1

Accessory

Occupancy

No

Separation

Required*

Accessory

Occupancy

Assembly Space -IBC 303.1.1 & 303.1.2

Small assembly spaces:

• A building or tenant space used for assembly purposes with an occupant load of less than 50 persons shall be classified as a Group B occupancy.

• Example: small cafe

Small assembly spaces accessory to other occupancies:

• Occupant load less than 50 persons or less than 750 sf in area

- can be classified as a Group B occupancy or as part of main

occupancy

Examples:

• Conference room in office building

• Fitness center in hotel

Open Space at Roof

Open Space at Podium

Multiple 750 S.F. Open Spaces

Open Space on Full Garage Level

Wrap with Open Space on Grade

Below Grade Parking

506.1.3 Basements

406. Motor Vehicle Related Occupancies

N-Habit Belltown, Seattle, WA

Architect: Bushnaq Studio

Structural: DCI EngineersPhotos: Lifestring Photography

N-Habit Belltown, Seattle, WA

Architect: Bushnaq Studio

Structural: DCI Engineers

Photos: Bushnaq Studio

Triple Bottom Line

Economic

• 37% Faster than Traditional Metal Stud Construction

• Cost Neutral to Metal Stud Framing On Military Installations

Environmental

• 31% more energy efficient than previous PAL New Hotels of similar size per current energy model

• 1,656 tons carbon sequestered (1 m3 of timber = 1 ton CO2)

Social

• Unemployed Veterans were upskilled in the construction trades.

• Eliminated exposure to falls for workers from elevated heights.


• Multi-story Podiums





Outline

Bullitt CenterSeattle, WA

Photo Credit: Bullitt Center

Bullitt CenterSeattle, WA

Building info:

Office building

4 stories mass timber over 2 stories concrete

52,000 sf

Net zero

Living building challenge certified

Type IV construction

250 yr design life

Completed 2013

Photo Credit: miller hull partnership

The Bullitt CenterSeattle, WA

Architect: Miller Hull PartnershipPhoto Credit: John Stamets

Photo: Joshua Jay Elliot

Commercial OfficePortland, OR

Photo: Joshua Jay Elliot

Commercial OfficePortland, OR

4 Stories of Wood (office)

over 1 story of Concrete (retail &

parking)

Completed 2015

Photo Credit: Josh Partee

Radiator BuildingPortland, OR

Photo Credit: Josh Partee

Radiator BuildingPortland, OR

Building info:

Office building

5 stories

36,000 sf

Completed 2015

T3 MinneapolisMinneapolis, MN

Image Credit: Blaine Brownell

This concludes The American

Institute of Architects

Continuing Education Systems

Course

Questions?

Wood Project Assistance

[email protected]

WoodWorks Website

www.woodworks.org

the evolution of mid- rise design

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