LESSONS LEARNED FROM THE BUILDING SITE: KEY ASPECTS OF ... · CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY INTEGRITY THIS IS SEAGATE • seagate was founded

LESSONS LEARNED FROM THE BUILDING SITE: KEY ASPECTS OF MASS TIMBER DESIGN THAT DELIVER THE BEST RESULTS FOR CLIENTS

CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY

THIS IS SEAGATE• seagate was founded in 2002

• first mass timber project was completed in 2013 - MEC Head Office

• 62 mass timber projects completed to date

• recipient of multiple awards for mass timber projects including:

GRANDVIEW HEIGHTS AQUATIC CENTRE

UBC BROCK COMMONS

CLAYTON COMMUNITY CENTRE



MOUNTAIN EQUIPMENT CO-OP HEAD OFFICE - 2013


GRANDVIEW HEIGHTS AQUATIC CENTRE - 2015



UBC BROCK COMMONS - 2017


MOUNTAIN EQUIPMENT CO-OP FLAGSHIP STORE - 2018


CLAYTON COMMUNITY CENTRE - 2019


INITIAL CLIENT CONTACT

KEY ASPECTS OF MASS TIMBER DESIGN THAT DELIVER THE BEST RESULTS FOR CLIENTS

•WHAT DOES THE CLIENT REALLY WANT?

•MASS TIMBER RISKS

•LESSONS FROM THE FIELD: KPU


WHAT DOES THE CLIENT REALLY WANT?CHECKLIST

• Low Cost

• Schedule

• Quality

• Aesthetics

• Environmental

• Innovation

• Support Local Industry

• Low impact on neighborhood during construction

• No Risk


MASS TIMBER PROJECTS CAN BE FRAUGHT WITH PERILNO OFF-THE-SHELF SOLUTION...YET

• Early Cost Uncertainty

• Procurement Risks - limited number of suppliers and contractors

• Weather Protection during construction

• Insurance Costs

• Permits - Code Compliance risks


LESSONS FROM THE FIELD:KWANTLEN POLYTECHNIC UNIVERSITY (KPU) CHIP AND SHANNON WILSON SCHOOL OF DESION


INITIAL DESIGN

LONG SPANS WITH GLULAM POST AND BEAMS AND CLT/CONCRETE COMPOSITE FLOORS

$$$$$

REDESIGN

LONG SPAN WITH GLULAM POST AND BEAMS AND METAL DECK/CONCRETE FLOORS


CONCEPTUAL DESIGN

•MASS TIMBER PROS AND CONS•RIGHT PRODUCT FOR RIGHT SITUATION•AVAILABLE PRODUCTS•EARLY COST CERTAINTY•LATERAL SYSTEM•MASS TIMBER OPTIMIZATION•LESSONS FROM THE FIELD: UBC BROCK COMMONS


WHAT WOOD IS GOOD AT...AND WHAT IT ISN’T

• Easier, Better, Faster and Cheaper• Building codes are changing to allow Mass Timber construction• Competes very well vs cast-in-place concrete on cost per SF.• Much smaller crew size with little to no overtime or weekend work• Materials are precision prefabricated off site and delivered on just-in-time basis, off the truck and into place.• High degree of accuracy; +/- 2mm.• Very little laydown area is required.• 80% fewer deliveries.• Low impact on neighbourhoods. Much less traffic, trade parking and noise.• Cleaner, safer, faster.

• Cost driver is volume of wood• Longer spans and cantilevers require a larger volume of wood and so long spans are problematic for economics• Lateral systems using wood are not yet economical• Concrete or structural steel are still the best materials for the lateral system so that requires a mixed crew on site that need to share a crane and coordinate their activities• Moisture or staining during construction issues need to be addressed• Fire protection measures during construction need to be addressed• Mass Timber construction is very fast and 20,000 SF per week is possible, but it is not easy for other trades to keep up to that pace

PROS CONS


CHOOSE THE RIGHT PRODUCT FOR THE RIGHT SITUATION


KNOW SUPPLIER PRODUCTS


ENGAGE SUPPLIERS


GET TO COST CERTAINTY EARLY

Mass Timber Supply

Install Labour

Fasteners

GC's Misc. Materials

MASS TIMBER COSTS


DECIDE ON MOST COST EFFECTIVE LATERAL SYSTEM


CAN ARCHITECTURAL DESIGN BE CHANGED TO SUIT MASS TIMBER OPTIMIZATION?


LESSONS FROM THE FIELDUBC BROCK COMMONS



DETAILED DESIGN

UP

UP

UP

UP

UP

DN

UP

UP

UP

UP

A3.11

A3.12

A3.21

A3.42

A

E

B

1

1

2303 SF

NET CRU

2588 SF

NET DISCOVERY

12' -

9"12

' - 9"

12' -

9"12

' - 9"

12' -

9"12

' - 9"

6' - 4

1/2"

1A3.51

C

D

2

2

3

3

5a 9a

4' - 6"

28' - 0"

8' - 0"

18' - 0"16' - 0"16' - 0"16' - 0"9' - 0"

V

Y

7' - 6

1/2"

30' -

0"

30' -

0"

30' -

0"

Z

8a7a6a

4

4

40' - 6"

F

10a

2.4 x

9.15

PRIMARY LOADING ZONE

VERTICAL CLEARANCE: UNLIMITED

2A3.52

2A3.51

OUTDOOR SERVICE COURTYARDROOF OVERHANG

W/C

W/C

ROOF OVERHANG

5

6

7

A3.22

A3.32

A3.41

X

W

A3.31

3A3.52

3A3.51

1A3.52

G

H

W/C

97' -

6 1/2"

45 SF

HCWC

38 SF

WC

177 SF

ADMIN/BOH

85 SF

ELEC

85' -

7 1/2"

59' - 1 3/8"

25' -

2"

15%CONCRETE RAMP DOWN

FUTURE T.I. CRU

FUTURE T.I. CRU

FUTURE T.I. CRU

MFE 4.35m

MFE 4.35m

3' - 0"7' - 0" 2"

8' - 6 1/4"

3' - 0" 3' - 0" 3' - 0"

30' - 0"

2.4 x 9.15

SECO

NDAR

Y LO

ADIN

G ZO

NE

VERT

ICAL

CLE

ARAN

CE: U

NLIM

ITED

30' -

0"

8' - 0"

8' - 0

"

2' - 0

"

PROPOSED MIXED-USE BLDG(WEST BUILDING)

PROPOSED MIXED-USE BLDG(EAST BUILDING)

5' - 1"

10' - 7 3/8"

151 SF

CommercialRefuse +Recycle

186 SF

Loading

113 SF

ResidentialRefuse andRecycle

A3.54

A3.55

A3.56

A3.57

DECK OVER

LIVING OVER

DECK OVER

LIVING OVER

DECK OVER

LIVING OVER

PASSAGE OVER

ENTRYCANOPY OVER

CANOPY

3A4.02

2A4.04

EW8

EW7

EW8

EW8

EW8

EW8EW8

EW7

EW7

EW9EW9

EW9

EW9

EW9

EW3

EW3

EW3

EW3

VESTIBULE

ELEVATOR

STAIR

56 SF

JANITOR

LINE

OF M

EZZA

NINE

OVE

R

ROOFEW2

EW2

EW2

EW2

EW2

EW2

EW3

1A4.01

2A4.01

3' - 0" x 7' - 0"C6

3' - 0" x 7' - 0"R16

6' - 0" x 7' - 0"D17

3' - 0" x 7' - 0"C7

3' - 0" x 7' - 0"C8

3' - 0" x 7' - 0"C9

3' - 0" x 7' - 0"C11

3' - 0" x 7' - 0"C12

2' - 8" x 6' - 8"R13

2' - 8" x 6' - 8"R14

6' - 0" x 7' - 0"D24

6' - 0" x 7' - 0"D26

6' - 0" x 7' - 0"D28

6' - 0" x 7' - 0"D30

3' - 0" x 7' - 0"D18

6' - 0" x 7' - 0"D32

2' - 8" x 6' - 8"D19

2' - 8" x 6' - 8"D20

2' - 8" x 6' - 8"D21

2' - 8" x 6' - 8"P16

6' - 0" x 7' - 0"D33

2' - 8" x 6' - 8"H38

2' -8

" x 6

' -8"

D37

2' -8

" x 6

' -8"

D35

2' - 8" x 6' - 8"R15

A A A

A

AAAA

CWD1.01

CWD1.02

CWD1.03

CWD1.04

CWC1.01

CWC1.02

CWC1.03

CWC1.04

N

N

N

16' - 0" x 8' - 6"C1

BB

6' - 0" x 7' - 0"D23

2' -8

" x 6

' -8"

D36

270 SF

MEETING RM.

133 SF

STOR.

123 SF

CLOSINGOFFICE

123 SF

CLOSINGOFFICE

FUTURE W/CS'ROUGH-IN PLUMBING

FUTURE W/CROUGH-IN PLUMBING

u/c fridge

dw

ss

copier

12' - 1 3/4" 2' - 2 1/8"

ROUGH-IN SINK AND DW

FD (-1-1/2")

FD (-1-1/2")

FD (-1-1/2")

FD (-1-1/2")

FD (-3/8")

FD (-3/8")

FD (-5/8")FD (-5/8")

FD (-3/8")

FD (-3/8")

FD (-3/8")

FD (-3/8")

FD (-3/8")

FD (-3/8")

FD (-3")

FD (-3")

FD (-2")

FD (-4")

FD (-4-1/2")

FD (-2-1/2")

FD (-2")

1' - 0

"

TOP EDGE OFRETAINING WALL(-3/4")

TOP OF FLOOR FINISH(O" - DATUM)

TOP OF FLOOR FINISH(O" - DATUM)

TRENCH DRAINBOTTOM OF LOADING RAMP

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

CANOPYDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

ROOFDRAIN

2' - 10" x 8' - 0"D38

2' - 10" x 8' - 0"D39

2' - 10" x 8' - 0"D40

3' - 0" x 7' - 0"C10

A5.033

A5.012

A5.015

A5.024

A5.021

EW3

EW3

EW3

EW5

EW5

EW5

EW3

EW3

EW9

EW3

EW8

ANNUNCIATORPANEL

IW1

IW2

IW1

IW1

IW1

IW4

IW1

IW1IW1

IW1

IW2

IW1

IW1

IW2IW4

IW1

IW1

IW4EW7

IW5

IW5

EW8 EW8

EW7

EW7

MAILBOXES

CWD1.05

CWD1.06

CWD1.07

CWD1.08

EW8EW10

ROOFDRAIN

PARKADE EXHAUST GRILLE

FD (-3 3/4")

5' - 7

"5'

- 0 1/

8"5'

- 6 1/

8"2'

- 2 3/

4"3'

- 5 3/

4"4'

- 8 1/

4"19

' - 2 1

/2"2'

- 4 1/

4"3'

- 3 7/

8"3'

- 7 3/

4"1'

- 6 3/

4"4'

- 9 5/

8"

6" 9' - 3"

13' -

10 1/

2"

EW9

5 3/8" 14' - 3 3/4" 5' - 5

5/8"

7' - 3

1/2"

5' - 5

1/2"

1' - 1

"

7' - 2

7/8"

1' - 9

1/8"

2' - 8

"4' -

6 7/8"

1' - 1

1 1/8"

6' - 3

"1 3

/4"4'

- 1"

8' - 6

1/4"

4' - 9

3/8"

8' - 1" 7' - 8" 16' - 0" 16' - 0" 1' - 0 1/2"

4' - 6"

3' - 4

7/8"

6' - 10 1/4" 6' - 5 3/4"

3' - 3

3/4"

25' -

4 1/2"

9' - 6

3/4"

6 1/8"

9' - 6

3/8"

2' - 8

1/2"

3 1/2"

6' - 8

1/2"

5' - 1

3/4"

7 1/4"

3' - 8

3/4"

9' - 0

1/4"

8"5'

- 8 1/

2"10

"

6' - 4

1/2"

6' - 4

1/2"

6' - 4

1/2"

6' - 4

1/2"

CANOPY

6' - 4

1/2"

2' - 1

1 3/4"

2' - 9

1/4"

3' - 2

1/4"

6" 9' - 0" 8' - 3 1/8" 6' - 7 7/8"1' - 1"

6' - 4 3/4" 6' - 4 3/4"3' - 2 3/8" 3' - 2 3/8"

6' - 4 3/4" 3' - 1"3' - 3 3/4"

4' - 2

"13

' - 4 3

/4"2'

- 7 1/

4"

3' - 4 5/8"

5 1/2" 1' - 11" 5' - 7 1/2"10' - 0"

14' - 4"

3' - 8" 4' - 9 3/4"

3"1'

- 10 7

/8" 12' -

0 1/8"

2' - 4

1/2"

13' -

3"5 1

/2"1'

- 10 7

/8" 12' -

0 1/8"

2' - 4

1/2"

13' -

3"5 1

/2"1'

- 10 7

/8"12

' - 0 1

/8"2'

- 4 1/

2"13

' - 8 1

/2"

2' - 0

3/4"

6' - 1

1/4"

7' - 7

"

12' -

4"

18' -

0"

12' -

1"

17' -

11"

12' -

1"

10' -

0"

16' -

4 5/8"

13' -

9"

13' -

9"

2' - 5 3/8"

28' -

4 5/8"

30' -

0"

18' -

3 3/8"

5' - 6

5/8"

5' - 1

0 7/8"

3"

2' - 0

"

1' - 9 3/8"6' - 0 1/8" 4' - 7 5/8"

A

DECKDRAIN

DECKDRAIN

DECKDRAIN

CANOPYDRAINCANOPYDRAIN

CANOPYDRAIN

CANOPYDRAIN

CANOPYDRAIN

CANOPYDRAIN

GAS METERS

RWL FROMDECK DRAINSOVER

RWL FROMDECK DRAINSOVER

No interior finishing andno plumbing fixtures

"BIK

E FI

X ST

ATIO

N"

PUBL

IC W

ORK

STAN

DLIG

HT G

REY

AS M

ANUF

ACTU

RERE

D BY

BIK

E FI

XATI

ON

CONF

IRM

EXAC

T LO

CATI

ONON

SIT

E

HATCHED AREA INDICATESEXTENT OF COMPOSITE WOOD DECKING REFER TO LANDSCAPE

A5.055

BBBCCC

EEE

FFF

GGG

HHH III

JJJ

KKK

ZGF Architects Inc.355 Burrard Street,Suite 350Vancouver, BC V6C 2G8T: 604 558 8390

www.zgf.com

Drawing No.

Date:

Job No:

Checked By:

Drawn By:

Drawing Title

Revisions

1/31

/201

9 9:

51:3

7 AM

08.28.2018

23474

A2.2

DISCOVERYCENTRE

PC

RA

PLAN, GROUNDFLOOR

TSAWASSEN, BC

1/8" = 1'-0"A2.21 PLAN-LEVEL 1

No. Date Description

1 18-06-22 ISSUE FOR 50%REVIEW

2 18-08-08 ISSUED FOR 75%REVIEW

3 18-09-05 ISSUED FOR BP4 18-10-19 ISSUED FOR IFT5 19-01-04 ISSUED FOR IFC

•SIMPLICITY•EARLY TRADE PARTICIPATION•MASS TIMBER & FASTENER SPECIFICATION•DROP & GO CONNECTIONS•COMPREHENSIVE 3D MODELLING•WEATHER PROTECTION SPECIFICATION•LESSONS FROM THE FIELD: MEC FLAGSHIP


SIMPLICITY


EARLY TRADE PARTICIPATION



DROP AND GO CONNECTIONS


COMPREHENSIVE 3-D MODELING


LESSONS FROM THE FIELD MOUNTAIN EQUIPMENT CO-OP FLAGSHIP STORE



CONSTRUCTION

•GET TO IFC’S EARLY

•CONSTRUCTION SEQUENCE

•UNITIZED ENVELOPE SYSTEM

•DON’T OUTPACE THE OTHER TRADES

•PREPLANNING

•LESSONS FROM THE FIELD: TERRACE HOUSE METHOD STATMENT


GET TO IFC DRAWINGS EARLY

A000 N/A TITLE SHEET/LOCATIONPLAN/PROJECT DATA

A005 N/A PROPOSED RENDERINGS

A010 N/A FIRE SEPARATION PLANSA011 N/A FIRE SEPARATION PLANS/SECTIONSA012 N/A FIRE SEPARATION SECTIONS

A050 1:20 WALL TYPESA051 AS NOTED ROOF, FLOOR, DOOR AND FRAME TYPESA052 1:50 WINDOW SCHEDULEA053 1:50 WINDOW SCHEDULEA054 1:50 WINDOW SCHEDULEA055 1:50 WINDOW SCHEDULE

A100 1:200 SITE PLANA110 1:200 SET OUT PLANA190 1:100 PARKING 3 CONCRETE OUTLINE PLANA191 1:100 PARKING 2 CONCRETE OUTLINE PLANA192 1:100 PARKING 1 CONCRETE OUTLINE PLANA192a 1:100 PARKING ENTRY RAMP CONCRETE

OUTLINE PLANA193 1:100 GROUND FLOOR CONCRETE OUTLINE PLANA194 1:100 SECOND FLOOR CLT OUTLINE PLANA195 1:100 THIRD FLOOR CLT OUTLINE PLANA196 1:100 ROOF CLT OUTLINE PLAN

A200 1:100 PARKING 3 PLANA201 1:100 PARKING 2 PLANA202 1:100 PARKING 1 PLANA202a 1:100 PARKING ENTRY RAMP PLANA203 1:100 GROUND FLOOR PLANA204 1:100 SECOND FLOOR PLANA205 1:100 THIRD FLOOR PLANA206 1:100 ROOF PLANA207 1:100 MECHANICAL PENTHOUSE ROOF PLAN

A220 1:100 P1 LEVEL FIXTURE PLANA221 1:100 P1 LEVEL INSTALLATION PLANA222 1:100 LEVEL 1 FIXTURE PLANA223 1:100 L1 LEVEL INSTALLATION PLANA224 1:100 LEVEL 2 FIXTURE PLANA225 1:100 L2 LEVEL INSTALLATION PLANA226 1:100 LEVEL 3 FIXTURE PLAN

A230 1:100 L1 LEVEL FINISH PLANA231 1:100 L2 LEVEL FINISH PLANA232 1:100 L3 LEVEL FINISH PLAN

A250 1:100 P3 LEVEL REFLECTED CEILING PLANA251 1:100 P2 LEVEL REFLECTED CEILING PLANA252 1:100 P1 LEVEL REFLECTED CEILING PLANA253 1:100 L1 LEVEL REFLECTED CEILING PLANA254 1:100 L2 LEVEL REFLECTED CEILING PLANA255 1:100 L3 LEVEL REFLECTED CEILING PLANA255a 1:100 MECH. PENTHOUSE REFLECTED CEILING PLANA256 1:100 L1 LEVEL REFLECTED LIGHTING PLAN (RETAIL)A257 1:100 L2 LEVEL REFLECTED LIGHTING PLAN (RETAIL)

A300 1:100 BUILDING ELEVATIONS - SOUTH & EASTA301 1:100 BUILDING ELEVATIONS - NORTH & WESTA302 AS NOTED SIGNAGEA310 1:100 BUILDING SECTIONA311 1:100 BUILDING SECTIONA312 1:100 BUILDING SECTIONA313 1:100 BUILDING SECTIONA314 1:100 BUILDING SECTIONA315 1:100 BUILDING SECTIONA316 1:100 BUILDING SECTIONA317 1:100 BUILDING SECTION

D R A W I N G L I S T

DWG. SCALE DRAWING NAME

CIVIC ADDRESS:#111 EAST 2ND AVE.VANCOUVER, BCV5T 1B4

LEGAL DESCRIPTION:LOT 1 BLOCK 7 PLAN BCP41958DISTRICT LOT 200ANEW WESTMINISTER DISTRICTGROUP 1

ZONING:CD-1

SITE USE:RETAIL AND OFFICE

SITE SIZE: PER APPENDIX A ITEM 4.1*

F.S.R.: PER APPENDIX A ITEM 4.2*

MAX PERMITTEDFLOOR AREA: PER PUBLIC HEARING SUMMARY

AND RECOMMENDATIONS ITEM 2

SOUTH (2ND AVE) PER APPENDIX B ITEM (c)2*

BUILDING HEIGHT: PER APPENDIX A ITEM 5*

MINIMUM PARKING: PARKING BYLAW NO. 6059 SCHEDULE CWITH ADDITION NOTED IN APPENDIX D*

BIKE STALLS: PER PARKING BY-LAW 6.2.4PER PARKING BY-LAW 6.2.5

LOADING: PARKING BYLAW NO. 6059 SCHEDULE CWITH ADDITION NOTED IN APPENDIX D*

ALLOWED/REQUIRED PER:VANCOUVER PARKING BY-LAW

PUBLIC HEARING MAY 24, 2016 SUMMARY AND RECOMMENDATIONS

* 101 EAST 2ND AVE DRAFT CD-1 BY-LAW PROVISIONS (DATEDMAR 09, 2016 UPDATED FOR APRIL 19, 2016 C.O.V. COUNCIL MEETING)

PROPOSED

1.5M SETBACK AND SRW TO ACHIEVE A 4.5M SIDEWALK FROM THE BACKOF CURB TO THE BUILDINGFURTHER WIDENING OF SRW TO 5.5M FOR PROPOSED BIKE PARKING

24M (GEODETIC)

148 PARKING SPACES (x.25 = 37 ALLOWED SMALL CAR SPACES)

11 CLASS A SPACES (1 SPACE FOR EACH 500 SM = 5,630 SM / 500 SM = 11.3)6 CLASS B SPACES (REQUIRED FOR DEVELOPMENT WITH > 1,000 SM)

0 CLASS A SPACES2 CLASS B SPACES0 CLASS C SPACES

1.77 M SETBACK FROM P.L. TO ACHIEVE 4.5M SIDEWALK FROM THEBACK OF THE CURB TO THE BUILDING2.77 M SETBACK FROM FROM P.L. TO BUILDING TO ACHIEVE A 5.5MSRW AT PROPOSED BIKE PARKING

23.95M (GEODETIC)

148 SPACES TOTAL

11 SPACES (CLASS A PER TRANSPORTATION CONSULTANT REPORT)67 STAFF BIKES51 SPACES (CLASS B PER TRANSPORTATION CONSULTANT REPORT)

1 CLASS A SPACE (BELOW GRADE)2 CLASS B SPACES (BELOW GRADE)0 CLASS C SPACES

2,802 SM (INCLUDING ALL RIGHT OF WAYS)

2.04 FSR

5,730 SM (NET INCLUDED AREA)

AREAS:

SETBACKS:

1.5M

NONE

11.6M R.O.W. + 2' (.610M) ON GRADE

1.5M X 1.5M CORNER CUT

NORTH (LANE) PER APPENDIX B ITEM (c)4*

EAST (PL) NONE

WEST (QUEBEC ST) PER APPENDIX B ITEM (B)2 ANDAPPENDIX E INTRODUCTION*

SOUTH WEST CORNER PER APPENDIX B ITEM (c)3*

1.5M

NONE

11.6M R.O.W. + 2' (.610M) ON GRADE

ADDITIONAL SETBACK FROM P.L. AT SOUTH WEST CORNER ENTRY:3.14M ON SOUTH AND 16.4 ON WEST

PARKING:

DISABILITY PARKING: PER PARKING BYLAW NO. 6059 4.8.4 3 SPACES (1 SPACE FOR EACH 500SM PLUS .4 FOR EACH 1000SM =1+ [ .4x5.68] = 3.27)

4 SPACES TOTAL

2,802 SM (INCLUDING ALL RIGHT OF WAYS)

2.04 FSR

2.04 x 2,802 SM = 5,716 SM

A318 1:100 BUILDING SECTION

A350 1:50 L1 LEVEL INTERIOR ELEVATIONSA351 1:50 L1 LEVEL INTERIOR ELEVATIONSA352 1:50 L2 LEVEL INTERIOR ELEVATIONSA353 1:50 L2 LEVEL INTERIOR ELEVATIONSA354 1:50 L1 LEVEL INTERIOR ELEVATIONSA355 1:50 L3 LEVEL INTERIOR ELEVATIONS

A400 1:20 WALL SECTIONSA401 1:20 WALL SECTIONSA402 1:20 WALL SECTIONSA403 1:20 WALL SECTIONSA404 1:20 WALL SECTIONSA405 1:20 WALL SECTIONSA406 1:20 WALL SECTIONSA407 1:20 INTERIOR SECTIONSA408 1:20 INTERIOR SECTIONSA409 1:20 WALL SECTIONS

A450 1:50 N/W STAIR #3 CORE + PENTHOUSE SECTIONA451 1:50 N/W STAIR #3 CORE + PENTHOUSE SECTIONA452 1:50 N/W STAIR #3 CORE ENLARGED PLANSA453 1:50 S/E STAIR #2 CORE + PENTHOUSE SECTIONA454 1:50 S/E STAIR #2 CORE + PENTHOUSE SECTIONA455 1:50 S/E STAIR #2 CORE ENLARGED PLANSA456 1:50 STAIR NO.1 PLANS + SECTIONSA457 1:50 STAIR NO.1 PLANS + SECTIONSA458 AS NOTED MISC. STAIR AND RAMP DETAILSA459 1:50 ELEVATOR 2 PLAN + SECTIONA460 1:50 MECHANICAL PENTHOUSE

ENLARGED PLANS

A500 1:10 WATER FEATURE PLAN DETAILSA501 1:10 WATER FEATURE SECTION DETAILSA502 1:10 EXTERIOR PLAN DETAILSA503 1:10 EXTERIOR PLAN DETAILSA504 1:10 EXTERIOR PLAN DETAILSA505 1:10 EXTERIOR PLAN DETAILSA506 1:10 EXTERIOR PLAN DETAILSA550 1:10 EXTERIOR DETAILSA551 1:10 EXTERIOR DETAILSA552 1:10 EXTERIOR DETAILSA553 1:10 EXTERIOR DETAILSA554 1:10 EXTERIOR DETAILSA555 1:10 EXTERIOR DETAILSA556 1:10 EXTERIOR DETAILSA557 1:10 EXTERIOR DETAILS

A600 1:10 INTERIOR DETAILSA650 1:10 INTERIOR SECTION DETAILSA651 1:10 INTERIOR SECTION DETAILS

A700 1:50 WC & KITCHEN PLANS & ELEVATIONSA701 1:50 WC PLANS & ELEVATIONSA702 1:50 MEGA SPINE PLAN (L1 & L2 LEVEL)A703 1:50 MEGA SPINE ELEVATIONS (LEVEL 1)A704 1:50 MEGA SPINE ELEVATIONS (LEVEL 2)A705 AS SHOWN MEGA SPINE DETAILSA705a AS SHOWN WOOD LOUVERS ELEVATION, PLAN, SECTION & DTLSA706 AS SHOWN INSTALLATION DETAILSA710 AS SHOWN MILLWORK SECTIONS & DETAILSA711 AS SHOWN MILLWORK SECTIONS & DETAILS

E. 2ND AVE.

MA

IN ST.

PROJECT MODEL

PROJECT LOCATION

QU

EBEC

ST.

E. 1ST AVE.

P R O S C E N I U M

1 W E S T 7 T H A V E N U E

V A N C O U V E R B C V 5 Y 1 L 4 C A N A D A

MOUNTAIN EQUIPMENT CO-OP VANCOUVER STORE

w w w . p r o s c e n i u m . c a

A R C H I T E C T U R E + I N T E R I O R S I N C .

P 6 0 4 . 8 7 9. 0 1 1 8

F 6 0 4 . 8 7 9. 1 4 8 6

15-03ISSUED FOR CONSTRUCTION

DECEMBER 08, 2017LANDSCAPE CONSULTANT:ENNS GAUTHIER202- 175 E Broadway St.Vancouver, BC. V5T 1W2

STRUCTURAL:FAST + EPP STRUCTURAL201 - 1672 West 1st Ave.Vancouver, BC. V6J 1G1

MECH./ELEC. CONSULTANT:PAGEAU MOREL & ASSOCIATES110 - 210 Boul. Cremazie OMontreal, QC. H2P 1C6

SURVEYOR:MILNER LAND SURVEYING LTD.#101-5007 47A Ave.DELTA, BC. V4K 1T9

TRANSPORTATION:BUNT & ASSOCIATES1812, 1177 West Hastings St.Vancouver, BC. VBE 2K3

GEOTECHNICAL:GEOPACIFIC CONSULTANTS LTD.215-1200 West 7300 Ave.Vancouver, BC. V6P 6G5

514. 844.6611

Ædifica Inc.

514. 844.7646

606 rue Cathcart, bur. 800Montréal [Québec]

Canada H3B 1K9TF

CIVIL:KWL CONSULTING ENGINEERS200- 4185A STILL CREEK DRIVEBURNABY, BC V5C 6G9


CONSTRUCTION SEQUENCE


DON’T OUTPACE THE TRADES


UNITIZED ENVELOPE SYSTEM


PLAN FOR SUCCESSBrock Commons Method Statement - May 27, 2016

1. Erection of L2 Columns

Preparation:

- Receive offset gridlines at L2 slab provided by others – ideally offset gridlines for A, F, 1, 8 and 15

- Our surveyor (Hengel Surveys) will establish control from information provided by U1 to use for our control up the building

- Receive confirmation that pedestals anchor bolts are in the correct locations, correct orientation and are square

- Receive benchmark elevation for underside of L2 column pedestal - Receive columns pedestals at L2 slab c/w packing slip to identify correct locations - Receive glulam (and PSL) bundle wrapped columns at L2 slab - 9 bundles of 8 pcs and one

bundle of 6 pcs - c/w packing slips to identify columns and their locations.

Execution

- Install leveling nuts to receive column pedestals under supervision of our surveyor - Install column pedestals and secure in place ready to receive grout by others - Grout is installed by others - Bundle make up and locations is as per proposed column installation sequence plan

(attached) - Install glulam columns to tops of column pedestals using tower crane - Sequence of installation is from SE corner and up and across working from right to left (East

to West). Refer to column numbering diagram. - As columns are erected, Install respective diagonal braces and spreaders per engineer

approved bracing plan (See proposed bracing plan attached) - Plumb and line glulam columns using offset gridlines, vertical line laser and line laser making

adjustments as may be necessary to bring back to grid

Safety Procedures

- Provide written site specific safe work procedures - Ensure that perimeter guardrails at L2 slab (installed by others) are continuous and secure - Ensure any openings in L2 slab are covered and secured - Use WSBC approved rolling ladders to access tops of columns for installation, plumbing and

lining. Use fall arrest, per WSBC, when on rolling ladders at edge or install upper guardrail - Use fall arrest if required with anchor points into L2 slab to be determined

Quality Control

- Receive confirmation by others that pedestal anchor bolts are in the right location, orientation and are square

- Using gridlines provided by others double check that they are and if necessary make adjustments as required to get pedestal bases located to within tolerances allowed

- Receive benchmark provided by others to set underside of column pedestal to required datum. Use our surveyor to help set leveling nuts

- Using gridlines provided by others and with the assistance of our surveyor use vertical and horizontal line lasers to plumb and line columns


LESSONS FROM THE FIELD TERRACE HOUSE METHOD STATEMENT

InStallatIon oF level 13 columnS and dIaGonal beamS & level 14 PerImeter beamS and croSS tIeS (north)

Execution (Columns):

• Rig package of designated columns and hoist off truck to L13 slab with crane.• Unwrap package and install rigging aides to single column, ensuring no damage to column.• Position column over designated embed anchor location with crane and lower to engage base

plate to anchor.• Install tensioning nuts (hand tight only) and remove load from crane.• Install temporary shoring as indicated in the engineer’s drawing (TBD), ensuring that protective

measures are used to avoid damage to the column (this includes UV damage).• Repeat the above steps for all six (6) columns

Execution (Beams, Ties & Diagonals)

• Rig package of edge beams and ties and hoist off truck to L13 slab with crane.• Unwrap package and install rigging aides to single perimeter beam, ensuring no damage.• Position edge beam over designated install position allowing for engagement to concrete core

connection.• Lower edge beam onto column tenons and remove load from crane.• Install all steel pins at core connection and designated structural screws.• Repeat the above steps for opposite perimeter edge beam.• Install rigging aides to single cross tie, ensuring no damage.• Position cross tie over designated install position.• Lower cross tie onto column tenons and edge beam housings.• Ensure overall dimensions, adjust if necessary and install designated structural screws.• Repeat the above for all three (3) cross ties.• Install rigging aides to single diagonal beam, ensuring no damage. Hoisting angle should match

final position.• Position diagonal over designated install position.• Lower diagonal onto column tenons and embed anchors.• Ensure overall dimensions, adjust if necessary and install designated structural screws.• Install tensioning nuts (hand tight only) and remove load from crane.• Repeat the above for the opposite diagonal beam.

Safety Procedures

• Ensure all hardware has been installed correctly according to the shop drawing.• Ensure that scaffolding (by others) is completely installed to working level and that guard rail is in

place around working area.• Be aware of openings in concrete core above and ensure if work is being executed by other sub-

trades above that appropriate safety measures are taken with regards to overhead work.• Use fall arrest if required.

Quality Control

• Confirm columns are correctly located based on grid lines provided by others and make adjustments if necessary.

• Confirm layout for L14 columns is within tolerance and adjust if necessary.• Ensure all hardware has been installed correctly according to the shop drawing.• Inspect shoring/bracing of columns is still functioning as intended.• Ensure adequate protection (ie. tarps) is readily available (by others) if the event of extreme

weather.• Provide written documentation that work has been completed per specifications in the form of

QA/QC logs.

Schedule:heavy tImber level 13 (north)

Duration: 2 dayTotal to Date: 48 days

INSTALLATION SEQUENCETERRACE HOUSEwww.spearhead.ca250.825.4300

4655 Hwy 3ANelson BCV1L 6N3

2018.03.09

31


CONCLUSION

FIRST CONTACT KNOW WHAT THE CLIENT WANTS


CONCEPT DESIGNGET TO COST CERTAINTY EARLY

Project: Brock Commons Tallwood Student ResidencesOwner / Client: UBC Properties TrustDate: 9-Jan-18 Suites: 305

Beds: 404 GSF: 162,752

TOTAL $: $41,231,03221.00

WOOD HYBRID DEC. 2017CONSTRUCTION PHASE

01-General Conditions 3,661,566$ 22.50$ 9,063$ 8.88%

02-Existing Conditions/Demolition -$ -$ -$ 0.00%

03-Concrete 3,694,268$ 22.70$ 9,144$ 8.96%

04-Masonry 84,400$ 0.52$ 209$ 0.20%

05-Metals 910,565$ 5.59$ 2,254$ 2.21%

06-Wood & Plastics 3,731,316$ 22.93$ 9,236$ 9.05%

07-Thermal & Moisture Protection 5,253,529$ 32.28$ 13,004$ 12.74%

08-Doors & Windows 2,053,890$ 12.62$ 5,084$ 4.98%

09-Finishes 4,979,374$ 30.59$ 12,325$ 12.08%

10-Specialties 100,436$ 0.62$ 249$ 0.24%

11-Equipment 580,750$ 3.57$ 1,438$ 1.41%

12-Furnishings and Common Area Fit-Outs 2,130,925$ 13.09$ 5,275$ 5.17%

13-Special Construction -$ -$ -$ 0.00%

14-Elevators 658,475$ 4.05$ 1,630$ 1.60%

21,22,23-Mechanical 6,304,947$ 38.74$ 15,606$ 15.29%

26,27, 28-Electrical 3,510,015$ 21.57$ 8,688$ 8.51%

31-Earthwork 608,922$ 3.74$ 1,507$ 1.48%

32-Exterior Improvements 465,097$ 2.86$ 1,151$ 1.13%

33-Utilities (Original Connection Scope) 1,804,802$ 11.09$ 4,467$ 4.38%

Sub Total 40,533,277$ 249.05$ 100,330$ 98.31%

UBCPT Deduction - Offsite Civil Work Within Base Budget (193,631)$ 1.19-$ (479)$ -0.47%

Warranties & Deficiencies 337,386$ 2.07$ 835$ 0.82%

Overhead and Fee 554,000$ 3.40$ 1,371$ 1.34%

Sub-Total Concept Budget 41,231,032$ 253.34$ 102,057$ 100.00%Risk Allowance NIC -$ -$ -$ 0.00%

Escalation Allowance NIC -$ -$ -$ 0.00%

41,231,032$ 253.34$ 102,057$ 100.00%

December 8, 2017

Duration (months):

ACTUAL COST WITH SCOPE CHANGES

FINAL COST COST PER GSF

COST PER BED

PERCENT BUILDING

Total Concept Budget excl. GST


DETAILED DESIGNSIMPLICITY


CONSTRUCTIONMETHOD STATEMENT & GO TIME

Video credit: CadMakers

https://www.youtube.com/watch?v=6ANAHKr_zSw


THANK YOU! ANY QUESTIONS?

BROCK COMMONS TEAM

Documents

LESSONS LEARNED FROM THE BUILDING SITE: KEY ASPECTS OF ... · CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY INTEGRITY THIS IS SEAGATE • seagate was founded