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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/
Follow us
Wood for Mid-rise online documents
Thank you
Patrick Crabbe Project Coordinator Atlantic WoodWORKS! Email: [email protected]
www.atlanticwoodworks.ca
Toll Free: 1-800-667-9192
@woodatlantic