ON5 OFFICE BUILDING

INTRODUCTION

∙ Energy efficient, low carbon design. ∙ Full mass timber structure for a commercial office/light industrial. ∙ Prefabrication accomodates a tight urban site. ∙ New approaches to the structural design, fabrication and

preparation of CLT assemblies. ∙ Uses an innovative CLT adhesive system. ∙ Demonstrates unique seismic damage avoidance design.

ONTARIO ST.

EAST 5TH AVE.

LANEWAY

7540

37

18

5.

CLASS A

LOADING

MO

BI

BIK

E S

TA

TIO

NO

NT

AR

IO &

5T

H

EXISTINGSTREET

PARKING

FIRE HYDRANT

LOCATION

FIRE HYDRANT LOCATION

5 East 5th Ave

1 STOREY

22 East 5th Ave

6 STOREY - NEW BUILDING

(HISTORIC 2 STOREYS with4 NEW STOREY'S)

36 East 5th Ave

1 STOREY

21 East 5th Ave

2 STOREY

31 East 5th Ave

2 STOREY

2 STOREY

12 West 5th Ave1 STOREY

9 West 5th Ave2 STOREY

4 STOREY4 STOREY

(HERITAGE

HOUSE)

2 STOREY

PARKINGLOADING

2m

2m

2m

2m

3m

3m

4m

4 STOREY(HERITAGE

HOUSE)

EXISTING CONC SIDEWALK

EXISTING PARKING+ LOADING AREA

FRONTENTRANCE

6104

LA

NEEXISTING SANITARY

EXISTING STORM

EX

IST

ING

SA

NIT

AR

YE

XIS

TIN

G S

TO

RM

23178

4766

BG

.11.88

BG

.10.55

TOP OF

GROUND

FLOOR SLAB =12.22m

GEODETIC

BG

.

12.2

0

BG

.

10.7

7

EXTEND & PATCH ADJ.

PAVING TO FACE OF NEW

FOOTINGS AS REQ'D(all sides)KEY FEATURES

PROJECT TEAM

code

Evolution Building Science Ltd.

geotechnical

GVH Consulting Ltd.

construction manager

Naikoon Contracting Ltd.

seismic dampers

Tectonus

structural adhesive

Timbertec

site area

280.375sm (3,018 sf)

site dimensions

32.185m (105.6ft) long x

7.540m (24.7ft) wide

gross floor area

280.375sm (3,018 sf)

height

17.3m (56.75ft)

BUILDING STATS

fsr

3

major occupancies

“D” Business and Personal

Services; “F2” Industrial

applicable code

Vancouver Building By-law

Article 3.2.2.59 (Group D);

3.2.2.77 (Group F)

RENDERING OF PROPOSED FACADE DESIGN (RENDERING: HEMSWORTH ARCHITECTURE)

SITE PLAN (DRAWING: HEMSWORTH ARCHITECTURE)

oN5 is a four-storey office building located near the intersection of Ontario and E. 5th Avenue in Vancouver. Built on a narrow mid-block site with only a 7.54m (24.7ft) wide street frontage, the commercial project has an all-timber structure. Cross-laminated timber (CLT) panels form the floors, walls and roof, removing the need for beams. The prefabricated loadbearing CLT walls meet Passive House envelope performance standards. The CLT floor panels use an innovative adhesive system eliminating the need for beams.

owner

1155776 BC Ltd

architect

Hemsworth Architecture Inc.

structural engineer

Timber Engineering Inc.

(formerly Equilibrium)

mechanical

Rocky Point Engineering Ltd

electrical

MCL Engineering Ltd.

exterior envelope

Dubas Engineering Ltd.

fire suppression

ON5 OFFICE BUILDING

Timber Engineering Inc. (formerly Equilibrium), Hemsworth Architecture and Naikoon Contracting have a history of collaborating on ambitious mass timber buildings. In early 2020, Robert Malczyk, as project owner and principal of Timber Engineering Inc., assembled the same project team to build oN5—and to push the limits of what was possible for mass timber.

Innovative wood technology & designoN5 is a four-storey post and plate pure CLT commercial building (three storeys of office over ground floor light industrial) located within the City of Vancouver.

oN5 features a beamless floor structure on top of a concrete double-height light industrial podium (mezzanine, ground floor) and foundation. This is in contrast to common commercial development building typology—which is frequently concrete (cast in place and masonry units).

The construction of oN5 is an important step towards broad adoption of mass timber construction of this kind. The project demonstrates that an extensive use of CLT with innovative wood technologies is possible while meeting the City of Vancouver’s regulatory requirements.

Technical methods of construction The oN5 CLT structure uses offsite prefabrication with finished panels flown in and enclosed quickly.

Prefabrication plays an important role in mass timber construction. Offsite assembly virtually eliminates moisture damage and minimizes weather exposure. For projects such as On5, it also offers a nimbler, quicker and more integrated way to construct buildings all year-round while improving quality and meeting tight schedules.

Beyond these benefits, for oN5, it is essential to deliver and assemble prefabricated CLT panels using just-in-time methods. Like so many sites in urban locations, access is severely limited. Deliveries are only possible from 5th Avenue, a busy commercial street. Overhead power lines along the rear lane make crane operation impossible from the back of the site. Preparing as much as possible offsite, then using a mobile crane to fly-in the panels, provides a cleaner, quieter and less congested experience for neighbours.

KEY FEATURES

∙ Passive House CLT fire wall detail ∙ Tectonus® seismic dampers ∙ TS3 structural wood adhesive

∙ Offsite prefabricated construction ∙ Just-in-time construction methods ∙ Quieter, faster, streamlined assembly

KEY FEATURES

FEATURES & GOALS

ON5 OFFICE BUILDING

Building environmental performanceoN5 will meet Passive House performance standards with CLT panel construction in a commercial building.

Combining wood’s carbon sequestration and thermal properties with Passive House-like energy performance is seen by the oN5 team as a significant approach to addressing climate change.

Leveraging offsite fabrication means less wood waste while improving panel fit. The CLT panels were cut and milled at the CLT factory and have been transported to Naikoon’s laydown yard in North Vancouver where they will be prefabricated into self-contained envelope assemblies, complete with membrane, insulation and cladding.

Innovative project deliveryThe project team will test and document their oN5 delivery methods to help their industry peers adopt similar practices to successfully build future mass timber projects.

Collaboration is key to success on construction projects, regardless of size and complexity. Timber Engineering Inc., Hemsworth Architecture and Naikoon Contracting have a proven track record of working well together on a growing number of mass timber projects. Informally, they have established their own streamlined methods for successfully delivering such projects.

The oN5 team believes it is the collective responsibility of all AEC professionals to aggressively respond to climate change by using more sustainable materials, such as mass timber. They hope the oN5 project and this case study will help peers adopt similar practices to construct more prefabricated, high-performance wood buildings.

∙ Passive House envelope performance (0.60 ACH)

∙ Prefabricated, prefinished CLT wall panels

∙ Proven track-record of collaboration ∙ Commitment to tackling climate change ∙ Sharing lessons learned with peers

KEY FEATURES

KEY FEATURES

FEATURES & GOALS

ON5 OFFICE BUILDING

INNOVATIVE DESIGN APPROACH

CLT is light-weight and well-suited for seismic areas like Vancouver. The building uses an innovative, resilient slip friction joint (RSFJ) damper system developed in New Zealand. RSFJ started development in 2011, incorporating lessons learned from New Zealand’s devastating earthquakes over the past decade. RSFJ dampers dissipate seismic energy and restore the structure to centre after an earthquake. While the unique system works the same regardless of structure type, it works particularly well with mass timber since wood is one-sixth the weight of concrete, reducing forces during a seismic event. oN5 uses CLT for all above-grade structural elements including the elevator and stair core.

The CLT floor panels will be connected without the need for beams or steel connectors. The project will use an innovative adhesive system that connects the edges of the CLT floor panels forming a rigid diaphragm. The pioneering adhesive system uses a resin that is injected into the small gap between the CLT floor panels. The glue feeds itself into the cells of the wood, creating a solid, seamless connection. The technology allows mass timber to be used for flat slab construction, making it comparable to concrete in terms of ceiling heights, flexible layout and efficient construction.

Wood is a natural insulator, which makes it well-suited for Passive House requirements. In addition, prefabrication of the wood panels results in precise tolerances, which reduces gaps in the envelope and improves long-term energy performance. The prefabricated load-bearing CLT shear wall panels are brought to the jobsite complete with insulation (on the outside of the CLT panels), envelope and cladding for quick, easy assembly. Aiming for Passive House envelope performance (set to achieve <0.6 ACH), oN5 is one of a growing number of high-performance commercial buildings in British Columbia designed to achieve superior occupant comfort and energy efficiency that exceed code minimums.

A prefabricated CLT structure works to address the challenges of a narrow site flanked by existing buildings. To address code requirements stipulating the exterior wall of a zero-lot is to be made of non-combustible material, the team has developed an alternative solution: the prefabricated CLT panels will be fire-rated, exterior walls. Wood’s ability to char—forming an insulating layer protecting interior wood from damage—means the CLT panels provide natural, predictable fire resistance. Prefabrication also allows the oN5 team to use just-in-time delivery and fast site erection, minimizing congestion and disturbances to neighbouring facilities.

The CLT panels will be left exposed to the interior, highlighting the natural beauty of wood and eliminating the need for additional finishes. Visible wood in the workplace can offer biophilic benefits. A growing body of research suggests that the use of such organic materials can have a positive impact on employees’ stress levels, productivity and overall well-being.

oN5 demonstrates innovative CLT technology that delivers superior seismic performance, an energy-efficient Passive-house-like building envelope, natural fire protection and biophilic benefits.

(behind screen)

METAL CLAD ELEVATOR OVERRUN BEYOND

EXISTING ADJACENT BUILDING

EXISTING ADJACENT BUILDING

BG

11.88

2

4

2

4

4

22FREE STANDING CONC. WALL w/FDC & AUTO DR OPERATOR BUTTON(see 1/A8.05)

CANOPY ABOVE DOOR, TYP.

METAL CANOPY ABOVE GLAZING

8

17 19

BG

12.2

0

STREET ELEVATION (DRAWING: HEMSWORTH ARCHITECTURE)

ON5 OFFICE BUILDING

BUILDING FORM

DRAWINGS: HEMSWORTH ARCHITECTURE

18

87

0

5848

3675

3600

4177

EAST 5TH AVE.

LANE

OVERHEAD

DOOR

1/A4.00

ROOF

DECK

LINE OF PARAPET

BEYOND1570

ROOF

DECK

ROOF

DECK

ANODIZED ALUM. CURTAIN

WALL

EDGE OF

BUILDING BEYOND

TOP OF ELEVATOR SHAFT BEYOND

TOP OF SOLID GUARD BEYOND

VERTICAL PLANK

METAL CLADDING (charcoal-grey)

665

LINE OF

PARAPET BEYOND

3050

.

ENSURE THAT ALL MECH/ELEC. SERVICES

ARE ABOVE THIS LINE

METAL SCREEN AS

REQ'D TO PROTECT WINDOW FROM

TRANSFORMER(see 16/A5.02)

2/A4.001/A4.012/A4.01

4/A5.00

6/A5.01

7/A5.01 9/A5.01

10/A5.01

WOOD SCREEN

(see A8.20 for details)

UNOCCUPIED ROOF

F1

F2

F3

F3

OFFICE SPACE

R200

LIGHT

INDUSTRIAL SPACE

R100

OFFICE SPACE

R300

MEETING ROOM

R400

D102.1D103.1D100.3

D202.1D201.1

D302.1D301.1

D401.1

W3

W2

F1

F2 sim

R3

R2

W3

R1 R2

R1

R2

W3

MEZZANINE

R110

LOADING BAY

R101

19 PLYWD DECK

ON 38x140 JOISTS @ 400 O.C. ABOVE

TELECOM CLOSET, TYP.

2125

to u

/s o

f fo

otin

g

1800

.1450

SLOPE SLAB TOWARDS LANE

(see 12/A2.10)

LOADING BAY @ ENTRY

-1.570 (10.65 geodetic)

6100 6100 6100 6100 60005980

02 03 04 05 06 0701

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

t/o Parapet

+17.300 (29.52 geodetic)

GROUND FLOOR

0.000 (12.22 geodetic)

3rd FLOOR (top of CLT)

+9.523 (21.743 geodetic)

4th FLOOR (top of CLT)

+13.123 (25.343 geodetic)

MEZANNINE

+3.060 (15.28 geodetic)

ROOF (top of CLT)

+16.740 (28.96 geodetic)

2nd FLOOR (top of conc.)

+5.848 (18.068 geodetic)

t/o PARAPET

+14.640 (26.86 geodetic)

t/o Parapet

+14.640 (26.86 geodetic)

ST

AIR

02

R1

05

ROOF DECK

31

30

.

UP

DN

DN

UP

ROOF DECK BELOW

1

2

CLASS A BIKE

VERTICAL STORAGE

(600x1200)

2-300x450

CLOTHES

LOCKERS

1 H

R F

RR

VERT. STANDPIPE

(see mech dwgs)

VERT. STANDPIPE

(see mech dwgs)

D300.1

D300.2

D300.3

OFFICE SPACE

R300

OFFICE SPACE

R300

ST

AIR

01

R1

04

ST

AIR

02

R1

05

ST

AIR

01

R1

04

UNIV.

WC

R301

WC

R302

ELEV.

WOOD SCREEN

(see 8.20 for details)

2/A

5.2

0

TELECOM

CLOSET

3/A

7.0

5

1/A

7.0

1

STEEL HSS COLUMN

w/1HR INTUMSCENT

PAINT

STEEL STRUCTURE

w/1HR INTUMSCENT

PAINT, TYP.

(see also struct dwgs)

STEEL STRUCTURE

w/1HR INTUMSCENT

PAINT, TYP.

(see also struct dwgs)

INSULATED RWL IN

ALUM. JACKET

(see also mech dwgs)

STL BEAM ABOVE

D301.1

D302.1

12

00

D300.4

DN

PIPE SCUPPER

DN

SLOPE

INSULATION

BELOW PAVERS

TO ROOF DRAIN

SCUPPER DRAIN

BELOW PAVERS

(see 2&3/A8.03 &

mech dwgs)

R.D.

GLASS GUARD

W-300

W-100

W-301

PLUMBING

SHAFT

1 H

R F

RR

W1

TOP OF PARAPET

FLASHING BELOW

W1

4/A5.10

8/A5.10

R2

INSUL. 175 THICK

INSUL. 100 THICK

INSUL. 175 THICK

INSUL. 175 THICK

shower

30

75

W-300

03

04

05

06

07

01

02

61

00

59

80

61

00

61

00

61

00

60

00

400

405

37185

B A7540

7180180

PL

180

PL

TYPICAL OFFICE LAYOUT (LEVEL 2)

EAST-WEST SECTION

NORTH-SOUTH SECTION

17300

58

48

36

75

METAL CLADDINGFINISH

EXISTING BUILDING

TO REMAIN

36

00

41

77

EXISTING BUILDING

TO REMAIN

METAL CLADDINGFINISH

3/A4.013/A4.00

1/A5.00 2/A5.00

LIGHT

INDUSTRIAL SPACE

R100

W1

OFFICE SPACE

R200

OFFICE SPACE

R300

MEETING ROOM

R400

W1

F2

F1

F3

F3

R1

W2

W2a

W2a

P1

D200.1

D300.1

D400.1

B A7180

T/O PARAPET

+17.300 (29.52 geodetic)

GROUND FLOOR

0.000 (12.22 geodetic)

3rd FLOOR (top of CLT)

+9.523 (21.743 geodetic)

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

MEZANNINE

+3.060 (15.28 geodetic)

4th FLOOR (top of CLT)

+13.123 (25.343 geodetic)

ROOF (top of CLT)

+16.740 (28.96 geodetic)

2nd FLOOR (top of conc.)

+5.848 (18.068 geodetic)

u/s FOOTING

+2.125 (10.095 geodetic)

ON5 OFFICE BUILDING

Tectonus RSFJ seismic dampers are integrated into oN5, allowing the building to stay in service after a seismic event. oN5 is the second project in BC to adopt the Tectonus RSFJ system (RSFJ).

RSFJ dampers for shear walls or moment frames allow dynamic movement during a seismic event, limiting damage so the building can remain in service afterwards. Its benefits can extend beyond emergency infrastructure, such as fire halls and hospitals, to other critical civil infrastructure, such as airports. It can also reduce the loss of housing and curb demand on emergency services post-event.

The system was first developed in 2011 by a University of Auckland team. Commercialized under Tectonus, the team has helped deploy the system in a range of building uses in New Zealand’s seismically active zone.

Tectonus dampers were selected by the oN5 team to compliment the CLT structural system, an innovative, “drop-in” option to achieve the seismic performance required in BC. Tectonus dampers increase the potential for all-wood construction for a wider variety of buildings uses, including post-disaster or high-importance developments, as well as providing architecture, engineering and construction (AEC) professionals with greater design flexibility.

RSFJ structural integration into the CLT core, which act together with steel moment frames at the North and South elevations, form the major elements of the lateral structural system.

Suppliers from Canada, US and New Zealand worked closely with the team during design. Steel hardware, Tectonus dampers and the CLT all have to fit precisely when arriving to the project site in Vancouver.

INNOVATION: TECTONUS DAMPERS

TECTONUS DAMPERS INSTALLED

Tectonus dampers have been installed for shear walls,

moment frames and cross-bracing in New Zealand.

(Image: Tectonus)

LATERAL STRUCTURAL SYSTEM WITH TECTONUS

DAMPERS (HIGHLIGHTED BY ELLIPSES)

Red: Tectonus Dampers from New Zealand, four units

at each corner of the CLT core structure. Tectonus is

installed on the concrete foundation with steel plates

and shoe fabricated by Jeff & Simon Ironworks, a

Burnaby-based fabricator, with cast-in-place steel bolts.

The CLT panels will be milled perfectly to accept the

steel connections and Tectonus dampers.

Blue: Moment frames, steel W-beams and columns will

be prefabricated by Jeff & Simon Ironworks so they can

be delivered to site and lifted and connected to the CLT

panels as complete “drop-in” units.

(Drawing: Timber Engineering Inc.)

TECTONUS DAMPERS DETAIL

All components, Tectonus dampers and associated steel

connection hardware, as well as the CLT panels (milled

to receive all the steel), were designed and built with

some adjustability. (Detail: Timber Engineering Inc.)

ON5 OFFICE BUILDING

Structural adhesives are a key component of the beamless CLT floor structure, where panels span between the East and West walls, bearing on steel ledgers, the full length of the building.

Timber Structures 3.0 adhesive technology (TS3) facilitate greater flexibility in shapes and sizes of point-supported, multi-axis load-bearing panels or tiled slabs. For oN5, TS3 is being applied to floor slabs to allow a continuous, beamless CLT span. oN5 will be the first project in BC to use TS3 substantially in a commercial building.

Developed by Timbertec of Switzerland, TS3 is a structural adhesive that is beginning to be widely used in Europe. Naikoon Contracting was the first Canadian contractor to use TS3—creating a stunning feature stair in their office.

The TS3 system was selected by the team to show how the adhesive system and CLT can work together to create flat floor plates favoured by the majority of commercial and residential developments in BC. In the past, this was typically done as suspended concrete slabs. TS3 facilitates the prefabrication of large, homogeneous CLT floor structures only limited by truck size and transportation constraints. This is an advantageous option for structural and architectural design, or for construction and fabrication.

The CLT floor panels span over 7m east to west, bearing on steel angles. TS3 is being used between the CLT panels (north and south sides of each CLT panel) to create uniform, beamless floor structures with clear runs for building services, or to allow for architectural ceilings on each level.

TS3 requires a primer to perform in BC’s climatic conditions. However, the temperature and humidity application specifications are fairly narrow—the oN5 team chose to apply the primer at the CLT factory ahead of time, where conditions can be controlled. Naikoon then applied the adhesives, together with angled fasteners. From there the team can quickly transport and install the panels on-site in Vancouver. The application is scheduled for early summer, when less precipitation is typical expected.

CLT FLOOR PANEL RENDERING

(Drawing: Timber Engineering Inc.)

FIRST USE OF TS3 STAIRS IN CANADA

Naikoon was the first in Canada to be certified to install

TS3 adhesives system. Timbertec requires installers to be

trained and certified in application and quality control before

use. (Image: Naikoon)

DIVERSE USES AN OPTIONS

Timbertec: TS3 is used to edge-bond CLT panels in a wide

variety of application situations.(Image: Timbertec)

INNOVATION: ADHESIVES

ON5 OFFICE BUILDING

CLT prefabricationThe oN5 team will be using substantial offsite construction, with the CLT panels manufactured ahead of time.

Timber Engineering Inc. had pre-project access to the CLT fabrication team, providing early design and construction coordination that was critical for integrating Tectonus connectors and the TS3 adhesive system during offsite fabrication. The lam stock used for the CLT is sourced from BC.

Code – CLT firewalls Mass timber offered an alternative solution for the zero-lot line condition firewall

While mass timber is considered non-combustible, the City required the oN5 team to provide additional verification for the prefabricated CLT fire wall panels. This will be the second time CLT is used as a fire wall in BC—the oN5 team also being responsible for the first use on similar building in North Vancouver.

Pre-application meetings played an important role in streamlining project delivery.

Code consultant, Evolution Building Science Ltd., consulted with City staff prior to the building permit and alternative solution application for the CLT fire walls. This helped ensure the city was aware of the alternative solution, understood the intent, and was agreeable in principle prior to the formal building permit application. The team received their building permit in September 2020.

CLT assembly on-site

Assembling the CLT panels, Tectonus Dampers and TS3 adhesives on-site will be a tightly choreographed operation.

The extensive use of prefabricated CLT panels and drop-in Tectonus Dampers has schedule or logistical advantages if site construction is planned and managed effectively.

Virtual Design and Construction (VDC) provides an opportunity to refine just-in-time delivery.

Naikoon will host a VDC session using oN5’s Revit model, bringing together the structural engineer, architect, general contractor and the crane/panel delivery subcontractor to rehearse the on-site operation. Just-in-time delivery of the mass timber panels and quick assembly will be critical for oN5, as delivery is limited to one truck at a time on 5th Ave, with street closures having strict time and day limits.

SITE ASSEMBLY

VDC: CLT site assembly rehearsal for the On5 team’s

previous project in North Vancouver (Image: PH1; owner

Babco Equities)

EXIST. BUILDING TO REMAIN, PROTECT FROM DAMAGE

PRE-FIN METAL FLASHING c/w DRIP TO EXTEND OVER TOP OF ADJACENT PARAPET AS SHOWN(confirm exact conditions on site)

METAL CLADDING TO STOP 13 ABOVE FLASHING

PR

OP

ER

TY

LIN

E

108

W1

38 ROXUL IN FRONT OF SLAB, TYP.

CONC. TOPPING

S.A.M. STRIP TO LAP MIN. 50 OVER FACE OF CMU

INSTALL S.A.M. STRIP ON FACE OF CONC. SLAB AS SHOWN PRIOR TO INSTALLATION OF CLT

RETURN S.A.M. ON CLT MIN. 50 ONTO u/s OF PANELS

1 H

R F

RR

CONT. S.A.M.

W2

a

CONTINUOUS MASTIC BEADS PRIOR TO CLT INSTALL TO SEAL A/V BARRIER

CLT FIRE WALL DETAIL

Alternative Solution: CLT fire wall

at zero-lot line condition. (Detail:

Hemsworth Architecture)

This is the first in a series of bulletins regarding oN5.

Future bulletins will include: off-site / fabrication; Passive House;

regulatory approvals; key elements of delivery process and

perspectives of key influencers; and final project performance.

TECHNICAL METHODS

June 2021

INNOVA-

TION PART-

NERS: