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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
MOUNTAIN EQUIPMENT CO-OP HEAD OFFICE - 2013
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
GRANDVIEW HEIGHTS AQUATIC CENTRE - 2015
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
UBC BROCK COMMONS - 2017
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
MOUNTAIN EQUIPMENT CO-OP FLAGSHIP STORE - 2018
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CLAYTON COMMUNITY CENTRE - 2019
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
LESSONS FROM THE FIELD:KWANTLEN POLYTECHNIC UNIVERSITY (KPU) CHIP AND SHANNON WILSON SCHOOL OF DESION
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CHOOSE THE RIGHT PRODUCT FOR THE RIGHT SITUATION
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
KNOW SUPPLIER PRODUCTS
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
ENGAGE SUPPLIERS
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
GET TO COST CERTAINTY EARLY
Mass Timber Supply
Install Labour
Fasteners
GC's Misc. Materials
MASS TIMBER COSTS
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
DECIDE ON MOST COST EFFECTIVE LATERAL SYSTEM
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CAN ARCHITECTURAL DESIGN BE CHANGED TO SUIT MASS TIMBER OPTIMIZATION?
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
LESSONS FROM THE FIELDUBC BROCK COMMONS
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
SIMPLICITY
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
EARLY TRADE PARTICIPATION
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
DROP AND GO CONNECTIONS
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
COMPREHENSIVE 3-D MODELING
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
LESSONS FROM THE FIELD MOUNTAIN EQUIPMENT CO-OP FLAGSHIP STORE
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CONSTRUCTION SEQUENCE
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
DON’T OUTPACE THE TRADES
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
UNITIZED ENVELOPE SYSTEM
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CONCLUSION
FIRST CONTACT KNOW WHAT THE CLIENT WANTS
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
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
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
DETAILED DESIGNSIMPLICITY
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
CONSTRUCTIONMETHOD STATEMENT & GO TIME
Video credit: CadMakers
CHANGING PERCEPTIONS: LESSONS LEARNED FROM THE BUILDING SITE QUALITY + INTEGRITY
THANK YOU! ANY QUESTIONS?
BROCK COMMONS TEAM