MASS TIMBER SOLUTION GUIDE

BEAUTIFUL, SUSTAINABLE, FLEXIBLE, ECONOMIC STRUCTURES

Our history in construction spans more than 30 years, and in that time we’ve done just about every kind of job you might imagine. In 2013, Seagate was fortunate to be a part of the construction of the award winning MEC Head Office in Vancouver, British Columbia, a Mass Timber building that utilized Nail Laminated Timber and other technology. It was a revelation.

It became clear that there are significant advantages to prefab construction methods involving Mass Timber over traditional framing techniques. Seagate Structures saw firsthand how solid wood framing systems could enhance the design aesthetic and vastly improve the cost-effectiveness of construction projects of all sizes. Engineered wood products such as glulam and cross laminated timber (CLT), combined with comprehensive 3D modelling and digital prefabrication has the potential to shape our cities in a new dramatic fashion. Think old world craftsmanship meets robotic technology meets aerospace precision meets Amazon logistics.

Fast forward a few years and a number of Mass Timber projects later, when people want the best in Mass Timber, they call Seagate; in 2016 Seagate Structures completed the installation of tallest wood structure in the world with the 18 story Mass Timber Hybrid student residence at the UBC Point Grey Campus and 2017 we headed down to the University of California in San Diego to complete earthquake testing on a CLT structure. Today there are more and more projects considering and utilizing Mass Timber for their projects, but for many it remains unclear exactly how this technology works and how one goes from concept to completion. The purpose of this guide is to help you along the way.

OUR STORY

WHAT IS MASS TIMBER?

Mass timber is a method of construction framing that capitalizes on new wood technology and manufacturing advances. Solid wood panels, posts or beams, called cross-laminated timber (CLT), nail laminated timber (NLT) and glue laminated timber (glulam) members are brought together, in some cases alone, or with hybrid elements such as concrete or steel, to create flooring and wall systems that rival traditional concrete and steel systems.

CONCRETE MASS TIMBER

Schedule

Concrete floors below must cure before work can

commence above

SchedulePrefabricated parts are

installed quickly and trade work can start immediately

below active floor

Logistics and Prefabrication

Small crews install large prefabricated elements arriving

to site on trucks on a just-in-time basis

Seismic Considerations

A lighter, ductile building with is proven to perform well during seismic events.

More easily inspected and repaired post disaster.

Environmental

Mass Timber sequesters carbon for the life of the building. Wood is

harvested from sustainable forests.

Impact on Neighbors

Fewer deliveries, smaller crews, shorter duration and no evening

work

Seismic Considerations

Is rigid and can be difficult to repair in the event of an earthquake or fire

Environmentally Challenging

Large amounts of carbon is emitted in the creation of

concrete

Multiple deliveries per floor of concrete, formwork and rebar

cause noise and traffic disruption

Impact on Neighbors

vs.

Logistics and Prefabrication

Requires large crews and multiple loads to site with little to no opportunity for prefabrication

Mass Timber’s costs closely rivals that of concrete construction; however as seen below, there are many advantages to utilizing Mass Timber.

WOOD FRAME MASS TIMBER

Schedule

Smaller crew size. Greater use of fabrication and digital

prefabrication results in accelerated schedule

Trade Coordination

Digital prefabrication of building elements encourages a

comprehensive approach to trade coordination

Code Considerations

With hybrid elements or upcoming code changes can be constructed

beyond 6 stories

Acoustic Resilience

Thinner floors with simpler assemblies provide excellent acoustic characteristics and

vibration control between floors

Fire Resistance

Mass Timber is resistant to fire as a result of the thickness of the

materials both during construction and after

Schedule

Large crew size. Limited amount of prefabrication can

result in poor schedule durations

Acoustic Considerations

Thick and complex floor assemblies required to achieve acoustic ratings between floors

Highly flammable

Fire Resistance

vs.

Code ConsiderationsCannot be constructed beyond 6

stories

Mass Timber’s exceeds that of traditional light wood framing; however as seen below, there are many advantages to utilizing Mass Timber.

Trade Coordination

Status quo, which is generally poor and reactive

SIDE BY SIDE COMPARISON

Cost Timeline Length

Timeline Certainty

QualityCertainty

Wood Frame

Concrete

Mass Timber

Wood Frame

Concrete

Mass Timber

Wood Frame

Concrete

Mass Timber

Wood Frame

Concrete

Mass Timber

Environmental Impact

Wood Frame

Concrete

Mass Timber

Highest

Lowest

a. High rises;b. Office/Mixed-Use;c. Public and Institutional;d. Schools and Libraries;e. Multifamily and Hospitality;f. Retail; and

g. Special use buildings such as aquatic centres and stadiums.

APPLICATIONSWhile uses for Mass Timber in construction are still developing, it has emerged as a clear alternative to both traditional wood framing and to concrete construction options. Some applications are:

VARIATIONSDepending on your project requirements there are a variety of Mass Timber and hybrid options available. Here are some examples:

Brock Commons - Concrete Core, Glulam posts with 5 ply 2 way spanning CLT floor and roof

KPU - Post and beam glulam with steel decking and concrete floors Virtuoso - Traditionally framed walls with CLT Floors and Roof

MEC Headquarters - Post and beam glulam with NLT floor and roof

Seagate Structures prides itself as experts in Mass Timber. Our core business is the Design, Procurement and Installation of Mass Timber buildings. While we are not general contractors, because of the unique nature of Mass Timber, we believe that we can deliver value in being a part of the project from as close to inception as possible through to completion. We work closely and openly with owners, architects, engineers, general and other contractors to ensure the entire process transparent and seamless. We’re fortunate to have the experience, so let us share it with you. Below is a best case scenario for working with Seagate. Sometimes Mass Timber enters the discussion later down the road, but don’t be afraid to call as we’ve worked through those situations too!

1 - SELECT THE PROPERTY AND YOUR ARCHITECT

Finding the right lot is the first step toward constructing a Mass Timber building. The design process begins with your team identifying your property in consideration with your architect’s design elements, timeline, scope and budget. If you don’t have an architect in mind, call us, we can know some great ones.

2 - MEET WITH SEAGATE

Meeting with the Seagate team helps to establish a Mass Timber wish list, prepare a preliminary budget, and plan the road ahead and assigns you a Project Manager. Our internal Project Manager is your primary contact, handling all the steps for design, procurement and construction.

3 - DESIGN YOUR BUILDING FOR MASS TIMBER Working with your Architect, Engineers and Seagate we will assist in designing your project for Mass Timber. Through computer animated design this process is designed to eliminate traditional conflicts that arise due to separate architecture, engineering and interior design components when decision are made to site, and to suit.

10 STEPS TO YOUR MASS TIMBER PROJECT

4 - SELECT YOUR GENERAL CONTRACTOR

During the design phase, you will need to select your general contractor who will see this project through from groundbreaking to occupancy. While Seagate’s role will be limited to the Mass Timber elements we will be there as a trusted resource in fulfilling our scope of work and advised others with respect to their product’s integration in the Mass Timber building.

5 - PERMITTING

When the design preparation is complete, documentation must be submitted for the building permit application, including the full detailed plans, engineering structural plans and construction details.We will also work with your municipality or building regulator to educate and assist them in approving your application for the construction of a Mass Timber building.

6 - BIDS

With the final plans in hand the General Contractor will seek bids from other trades. Given that Seagate Structures is your Mass Timber specialist from concept to completion, we will offer you options for material procurement and pricing, and will provide competitive install quotes to ensure that you are confident in our pricing.

8 - MASS TIMBER INSTALL

Once your foundation is ready, we will begin delivery and installation of the Mass Timber components. Things go up pretty quickly as the elements are precision prefabbed and not much holds us back once we are rolling.

9 - FITTING, EXTERIOR AND INTERIOR FINISHING

A major advantage to Mass Timber is that complementary trades are able to follow right behind us as we complete sections of the building. There are no cure times or wait times. Once Mass Timber is installed, the space is ready for the next crew. This allows electrical, plumbing and mechanical and finishing crews to get started sooner.

7 - SITE CONSTRUCTION AND MANUFACTURING

As your general contractor begins to prepare the foundation, we will be leading the charge in obtaining your Mass Timber materials from the manufacturer. That way, once the site is ready for Mass Timber install, so are we!

10 - OCCUPANCY

Depending on the size of your project and permitting complexities, it’s expected that a project will take anywhere from 18-36 months from concept to completion. At full completion of your building you will be the proud owner of a unique, sustainable, affordable masterpiece that will stand the test of time for years to come.

ABOUT SEAGATE STRUCTURES

Seagate Structures is an award winning Vancouver, British Columbia based Mass Timber installation business. In addition to installation services, Seagate Structures provides additional value added services such as material procurement, design consulting, prefabrication consulting, cost estimation and project management.

Since completing its first Mass Timber project in 2013, the award winning MEC Head Office in Vancouver, British Columbia, Seagate Structures has completed numerous high profile projects including retail, education, sports, and residential buildings, including, among others, UBC Brock Commons, the 18 story Mass Timber Hybrid student residence at the UBC Point Grey Campus in 2016. As a result we are uniquely positioned to meet the needs of our customers in this burgeoning market in Canada and the United States.

Seagate Structures’ mission is to be a leader in Mass Timber installation and consulting, maintaining a sterling reputation for high quality work completed on time and on budget.

At Seagate we’re excited to be leading the next wave of mass timber and tall wood construction. Call us today.

SEAGATE STRUCTURES CANADA

Address: 2nd Floor – 8661 201 St.Langley, B.C. V2Y0G9Email: raustin@seagateconsulting.caPhone: 604-240-1119

SEAGATE STRUCTURES USA

Address: 2219 Rimland DrBellingham, WA 98226

Email: raustin@seagateconsulting.caPhone: 604-240-1119

www.seagatestructures.com