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Survey of International Tall Wood Buildings

Presented on 11 February 2015 by Rebecca Holt, M.Urb, LEED AP BD+C, ND

Disclaimer: This presentation was developed by a third party and is not funded by WoodWorks or the Softwood Lumber Board.

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“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.

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Course Description

Forestry Innovation Investment and the Binational Softwood Lumber Council commissioned Perkins+Will to undertake an international survey of ten, completed tall wood projects. The goal was to compile experiences from project stakeholders who have designed and built successful tall wood buildings. The Survey methodology included a short online questionnaire and individual in-person or telephone interviews. More than 50 individuals participated in the Survey and site visits were conducted for nine of the ten project sites during the month of November 2013. The work aims to learn from individual experiences, solutions and challenges, but also from aggregated information, trends, and common lessons. The Survey gathered information on the development, design, approvals and construction process, as well as issues relating to insurance, financing and building performance.

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Learning Objectives• 1. Appreciate the market context and

rationale for using wood in tall buildings.

• 2. Understand the most important lessons learned from project stakeholders

• 3. Summarize the range of design and construction solutions applied.

• 4. Understand the implications of insurance, financing and building performance in the context of tall wood buildings.

MARKET CONTEXT

The Opportunity

Michael Green ArchitectsPhoto credit: naturally:wood

Architecture by: Perkins+WillPhoto credit: Martin Tessler

Architecture by: GILLES HUOT. A R C H I T E C T EPhoto credit: http://exruefrontenac.com/affaires/immobilier/30416-ledifice-fondaction-csn-prix

Architecture by Harry Wild Joneshttp://www.mnpreservation.org/wp-content/uploads/2011/05/Butler-021.jpg

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MomentumMomentumMomentumMomentumMomentum

SURVEY OF INTERNATIONAL TALL WOOD BUILDINGS

The Project

Scope

Compile experiences from key stakeholders in tall wood construction:

Areas of Inquiry

Lessons learnedProject insuranceProject financingBuilding ops/maint.

Stakeholder Groups

Owners/DevelopersDesign TeamsAuthoritiesConstruction Teams

* as of 9/20/2013Approach and Methodology

* as of 9/20/2013

* as of 9/20/2013Deliverables

perkinswill.com 15Participant Project

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• E3• Kaden

Klingbeil Berlin

First example of timber structure above 5 storeys

2008

Architecture by Kaden KlingbeilPhoto credit: Bernd Borachrt

E3BERLIN, GERMANY

Commercial/ResidentialPost/Beam7 StoreysCompleted 2008

17perkinswill.comtArchitecture by Arkitektbolaget Kronoberg

Photo credit: Midroc

LimnologenVÄXJÖ, SWEDEN

ResidentialPanelized8 StoreysCompleted 2009

18perkinswill.comtArchitecture by Karakusevic Carson Photo credit: Willmott Dixon Group

Bridport HouseLONDON, ENGLAND

ResidentialPanelized 8 StoreysCompleted 2010

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Berlin

2011

• 3xGRUN• Rozynsk

i Sturm

Architecture by Rozynski Sturm Photo credit: Stefan Mueller

3XGRÜNBERLIN, GERMANY

ResidentialPanels/Post/Beam5 StoreysCompleted 2011

20perkinswill.comtArchitecture by Schankula Architekten Photo credit: Huber&Sohn

Holz 8BAD AIBLING, GERMANY

Commercial/ ResidentialPanelized8 StoreysCompleted 2011

21perkinswill.comtArchitecture by Lend Lease Photo credit: Lend Lease

FortéMELBOURNE, AUSTRALIA

Commercial/ResidentialPanelized10 StoreysCompleted 2012

22perkinswill.comtArchitecture by Perkins+Will Photo credit: Martin Tessler

Earth Sciences Building VANCOUVER, CANADA

InstitutionalPost/Beam5 StoreysCompleted 2012

23perkinswill.comtArchitecture by Hermann Kaufmann Photo credit: www.creebuildings.com

LCT ONEDORNBIRN, AUSTRIA

CommercialPanels/Post/Beam8 StoreysCompleted 2012

24perkinswill.comtArchitecture by Shigeru Ban Photo credit: Didier de la Tour

TamediaZURICH, SWITZERLAND

CommercialPost/Beam6 StoreysCompleted 2013

25perkinswill.comtArchitecture by Rossi Prodi Photo credit: Polaris Real Estate

Cenni di CambiamentoMILAN, ITALY

Commercial/ResidentialPanelized9 StoreysCompleted 2013

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LESSONS LEARNED

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LimnologenArchitecture by Arkitektbolaget Kronoberg Photo credit: Midroc

Why Tall Wood?

perkinswill.com 28Forté

Architecture and Photo credit: Lend Lease

Rationale and Motivation

• Market Leadership and Innovation• Environmental Benefit of Wood• Construction Schedule Savings

perkinswill.com 29Limnologen

Architecture by Arkitektbolaget Kronoberg Photo credit: Midroc

Supportive Governing Policy• Carbon taxes and reporting• Renewable resources policies• Energy efficiency policy• Timber industry incentives and support

perkinswill.com 30Best Practices

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A Successful Approach

• Commit• Conduct Market research• Create research partnerships

LimnologenArchitecture by Arkitektbolaget Kronoberg Photo credit: Midroc

perkinswill.com 32Cenni di Cambiamento

Architecture by Rossi Prodi Photo credit: Polaris

A Successful Approach

• Collaborate/Integrate design and fabrication

• Innovate Holistically

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A Successful Approach

• Pre-plan and plan again• Share

LCT ONEArchitecture by Hermann Kaufmann Photo credit: www.creebuildings.com

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LimnologenArchitecture by Arkitektbolaget Kronoberg Photo credit: Midroc

Design and Construction Solutions

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Char layer, sprinklers, gypsum

Panels favoured for residential

Separated or decoupled floors/ceilings

Structural timber not exposed, moisture sensors

Concrete core, CLT load bearing walls

Raised floors, dropped ceilings

3XGrünArchitecture by Rosynski_Strum Photo credit: Stefan Mueller

Range of Design Solutions

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A Range of Construction Solutions

Limit mix of materials and penetrations

Precast concrete accelerates schedule

All or nothing

Details make all the difference

Material interfaces require special attention

Holz8Architecture by Shankula Architekten Photo credit: Huber&Sohn

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Working Through Approvals

• Collaborate Early• Establish a methodology of compliance• Test• Account for innovation and

engagement

Design Team:Online Questionnaire Participant Responses

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Overcoming Code Challenges

• Educate the Authority along with project team.

• Onsite AHJ Inspections

FortéArchitecture and Photo credit: Lend Lease

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INSURANCE AND FINANCING

perkinswill.com 40TamediaArchitecture by Shigeru Ban Photo credit: Didier de la Tour

Insurance

• Insurance coverage and costs were similar or identical to conventional in almost all cases.

perkinswill.com 41Earth Sciences Building

Architecture by Perkins+Will Photo credit: Martin Tessler

Financing

• Self-financed or traditional lending• Projects were completed within set

budgets• Significant incentive funding

accessed in NA only

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BUILDING PERFORMANCE

perkinswill.com 433XGrün

Architecture by Rosynski Sturm Photo credit: Stefane Mueller

Complementary Performance Objectives

• Wood supports an efficient envelope and other passive efficiency strategies

• Quality of construction and durability

perkinswill.com 443XGrün

Architecture by Rozynski Sturm Photo credit: Stefan Mueller

Occupant well-being and quality of space

• Exposed wood creates warm spaces• Wood is a healthy material

perkinswill.com 45LCT ONE

Architecture by Hermann Kaufmann Photo credit: www.creebuildings.com

Monitoring

• Moisture• Energy performance• Occupant comfort• Open source results

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FINAL MESSAGE

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The Strongest Message

• Tall wood construction is a valid construction method with the potential to transform the construction industry.

perkinswill.com 48Architecture by Kaden Klingbeil

Photo credit: Bernd Borchardt

What’s Still Needed

• Testing and monitoring data• Market acceptance research• Policy frameworks – regulatory

mechanisms and government support• Refinement in design and

construction techniques• Product suppliers

perkinswill.com 49LCT ONE

Architecture by Hermann Kaufmann Photo credit: www.creebuildings.com

Keys to Success

• Supportive governing policy is key• Collaborate, research, engage• Innovate holistically, not just with

wood• Early effort is essential

perkinswill.com 50UBC Earth Sciences Building

Architecture by Perkins+Will Photo credit: Martin Tessler

Lessons for North America

• Wood offers multiple benefits: • Energy• Quality• Low carbon• Regional imperative

• Integrate timber construction expertise in design

• Take better advantage of prefabrication• Code barriers can be overcome

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www.rethinkwood.com/tall-wood-survey

LCT ONEArchitecture by Hermann Kaufmann Photo credit: www.creebuildings.com

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ContactPerkins+WillRebecca Holt604 484 1595Rebecca.Holt@perkinswill.com

Forestry Innovation InvestmentSonya Zeitler FletcherDirector, Market Outreachsonya.zeitlerfletcher@bcfii.ca

ForteArchitecture and Photo credit: Lend Lease

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Questions?This concludes The American Institute of Architects Continuing Education Systems Course

Rebecca Holt, M.Urb, LEED AP BD+C, NDPerkins+Willrebecca.holt@perkinswill.com