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Wood Podium Mixed Use DesignAn Architectural Case Study

Lincoln Mortensen Applied Architecture Inc Sacramento CA

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prohibited.

© The Wood Products Council 2012

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Thanks to Woodworks

Wood Podium Mixed Use Midrise Design: An Architectural Case Study

Mixed use urban buildings often combine parking and retail uses on the ground level with residential uses above. Wood construction can help maximize value to the community, the environment and the development team. This case study looks at a recently completed mixed use podium style building that utilizes wood Type VA Construction

•The Story behind the Design•Wood use Drivers•Code analysis including opportunities and constraints•Green/Sustainable benefits•Structural constraints•Design for management of wood for the long term

Presented by Lincoln Mortensen, Architect, Applied Architecture Inc. based in Sacramento California. Lincoln specializes in residential, mixed use and historic adaptive reuse work. www.appliedarchitecture.net

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1. You will learn about the story behind the use of wood for this project, and when it may be appropriate to consider wood for your future podium style projects.

2. You will review the code analysis and approach, which will provide background to apply the code in similar applications.

3. You will get and overview of the opportunities and constraints in the use of wood for mixed use multistory structures, including the perspectives from the client, engineer, and community.

4. You will develop an understand of how durability and longevity considerations can be addressed when using wood in larger project applications.     

It’s simple.

Story: Clue of end , start at beginning.5 6

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Design often begins with the place and a story. What is the story of Galt?

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Most residents believed the ‘heart’ of Galt is at the intersection of Lincoln and C

Let’s examine that place …

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Lincoln at C Street

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The Original Heart of Galt

The Original Stories of Galt

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We were drawn to the potential for

new development at the “Historic center”

The Two ‘centers’

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Downtown Galt seemed ideal as a location for a public/private partnership for a mixed use project

including Senior Affordable Housing and retail/restaurant/commercial uses.

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•Restore the Downtown

•High Quality Design that respects the image and character of Downtown

•Foster a Unique sense of PLACE

From the August 2007 General

Plan workshop:

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• “Guthmiller Auto Repair” : an ideal candidate for redevelopment and revitalization

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A place ready for some heart

Neighbor

StorefrontsKey Retail

Residential

Services

Parking

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Project Area

Neighbor

Key Retail

Services

Parking

Storefronts

Residential

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Ground Level Plan

A Downtown Pedestrian Streetscape

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Code CheckSection 1026 Emergency Escape and Egress

2007 Code: 1026.1Basements and Sleeping Rooms below the fourth story above grade must have at least one exterior emergency escape and rescue opening …such openings shall open directly into a public way or to a yard or court that opens to a public way

Exceptions:•Atrium balcony•Basements with less than 80 inches height•High rise•Where there is an exit door that opens directly into a public way, yard, court or exterior exit balcony that provides access to a public way•non-habitable basements

2009 (CA2010) Code: Section 1029 Added an exception for sprinklered buildings (CA: limited to Types I, IIa, IIIa or IV) Apartments with no windows 2012 Code : back to 2006 req’mts?

Donut with a tail

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Croissant with a tail

court that opens to a public way

Code CheckSection 1026 Emergency Escape and Egress

2007 Code: 1026.1Basements and Sleeping Rooms below the fourth story above grade must have at least one exterior emergency escape and rescue opening …such openings shall open directly into a public way or to a yard or court that opens to a public way

27 2nd and 3rd Levels

Specific layout allows for

detailed feasibility

investigations

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The Real Price of Lumber is The Lowest in History, Thanks To Advanced Time-Saving TechnologyJan 26, 2009

Dr. Mark J. Perry

Included with permission of author

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Lumber in the News

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• Value to environment: sustainability contribution

• Value to community: help achieve the social objective

• Value to development team: saving time and money

• Value to design team: contribute to project success

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$

509.7 Open parking below Group RHeight and area above the open parking garage per section 503; height measured from grade plane including both the garage and the building above the garage.Garage area / height per 406.3

509.2 Conventional type 1 podium level (one story) with ‘separate building’ above; max height as per 503 for ‘the building having the smaller allowable height’

509.3 Two parking levels; no other occupancy (N/A)

509.4 Parking of Type I or open parking of type IV (one story above grade) Number of Stories measured from top of podium ? sound rated Type IV floor system

509.5 R-2 building of type IIIa Construction: 6 story allowed and 75 feet; first floor above basement requires fire rating of 3 hours and the floor area is subdivided by 2 hour walls into areas less than 3000 sq ft

509.6 Type IIA construction: allows up to 9 stories/100ft with 50’ separation and other provisions

Open parking garages must be of construction types I, II or IV406.3

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Will the parking work?

509.7 Open parking below Group RHeight and area above the open parking garage per section 503; height measured from grade plane including both the garage and the building above the garage.Garage area / height per 406.3

Enclosed Garages: 406.4Height and area as per table 503 as modified by sections 504, 506, and 507

Type V is OK for S2 Occupancy per table 503

For enclosed garage: Ventilation: must be provided as per the Mechanical Code

So Parking Garage is OK in Type VA construction as long as it is enclosed

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Ventillation Systems required for Enclosed Garages• Mech Code: 403.8 Exhaust Ventilation for Enclosed Parking Garages. Exhaust airflow for

enclosed parking garages shall be provided in accordance with the requirements in Table 4-4 and this Section. Exhaust makeup air shall be permitted to be any combination of outdoor air or transfer air.

• 403.8.2 Alternative Exhaust Ventilation for Enclosed Parking Garages. Mechanical ventilation systems used for enclosed parking garages shall be permitted to operate intermittently where the system is arranged to operate auto matically upon detection of vehicle operation or the presence of occupants by approved automatic detection devices.

• Part natural and part mechanical ventilation permitted by code

– Final result: 10,000 cfm system …cost 10K

Table 4-4 Parking garages 0.75 cfm / sq ft

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Area AnalysisOccupancy Areas

Level One OccupancyAREAS

Gross SqFt

AREA subtotals

SqFt OLF Net

Or

Gro

ss Area adjusted for

Net Occupancy Calculation

Occupant Load A M B S2 R

area subtotal check

Retail/Restaurant/Office Restaurant Seating A2 2209 15 N 2102 140.1 2209 Restaurant kitchen A2 479 200 G 2.4 479 Restaurant service A2 n.o. 496 496 Retail A M 4690 30 G 156.3 4690 Micro Retail B M 461 30 G 15.4 461 Service/Toilets M. 502 30 G 16.7 502 Subtotal 8837 8837

Residential Admin Area Lobby B 971 100 G 9.7 971 Office B 191 100 G 1.9 191 Multipurpose Room A-2 1631 15 N 1536 102.4 1631 Class room A-2 686 20 N 641 32.1 686 Refreshment Center B n.o. 205 200 G 1.0 205 Stair/Elev B n.o. 589 100 G 5.9 589 Service/Hallways/Toilets B n.o. 1042 300 G 3.5 1042 Reception B 204 100 G 2.0 204 Subtotal 5519 5519

Building Foot Print Retail/Resturant/Offfice & Residential Admin Area 14356

Parking Covered S2 22200 200 G 111.0 22200 22200 Open Air S2 2433 Subtotal 24633

Planters & Setbacks 1464

Lot Coverage (openair parking+landscape) 90%

Site Area 40453

Total Occupant Load level one all spaces concurrent 600.5Acc: accessory use, not a concurrent occupancyN/O: Not occupied independent of related spaces

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A=A tabular + At * frontage increase (.5672) + At * sprinkler increase 2 for

multistory)Ratio for any floor can’t exceed 1

Ratio for entire building can’t exceed 32 In California for State Fire Marshall Occupancies

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3.5672 factorRatio for any floor can’t exceed 1

Ratio for entire building can’t exceed 32 In CA for Fire Marshall Occupancies

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Largest number from above = 41022.8

Non- separated Occupancies ?

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ConsultantsBooks

On-Line ToolsIndustry ExpertsLocal Officials

Valued Resource 40

Area: probably includes what is bound

by outside face of exterior walls. Include open areas covered by

roof … but ok to exclude ‘vent shafts

and courts’ per definition in 502.1

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Illustration used with permission of author

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Use an analysis that can be incorporated into the CD Set

Looking at the Big Picture:What does Success look like?

• Functional success: Safe, comfortable, and attractive affordable housing for active seniors

• Commercial success : the numbers work

• Social success: a return on public investment. Streetfront vitality; revitalization of the area; rediscovery by citizens of Galt’s heart

• Management success: long term vitality and viability of uses including commercial at street edge

• Inspire more improvements: a spreading “good” in contrast to spreading “blight”

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• Value to environment: sustainability contribution

• Value to community: help achieve the social objective

• Value to development team: saving time and money

• Value to design team: contribute to project success

Value

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Understanding the carbon Understanding the carbon footprint of wood and footprint of wood and 

paper productspaper productsPresented to:Presented to:

State of California, Department of General ServicesState of California, Department of General ServicesEPP Task Force PCRC Paper ForumEPP Task Force PCRC Paper Forum

Wednesday, June 24, 2009Wednesday, June 24, 2009

By: Reid MinerBy: Reid MinerNCASI, Research Triangle Park, NC, USANCASI, Research Triangle Park, NC, USAWith significant contributions fromWith significant contributions from

Kenneth Kenneth SkogSkog, Linda Heath, and James Smith of the USDA Forest Service, Linda Heath, and James Smith of the USDA Forest ServiceAnd Brad Upton, Jay And Brad Upton, Jay UnwinUnwin, and Van , and Van MaltbyMaltby of NCASIof NCASI 50

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Carbon Stocks in Forests are Stable or Increasing 52

Bob Chase AIA LEED AP, Green Rater, Former Sacramento Chief Building Official 53

Galt Place isa great example ofSmart Growth

• Mixed Use• Infill and Urban• Encourages transportation

choice - car, bus, walk, bicycle

• High in Resource Efficiency: low energy and land use, support existing infrastructure

• Quality Design that creates a sense of place

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Jb1.wmv

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• Over 13,000 +/- sq feet of ground level retail, restaurant, commercial and lobby / residential multipurpose spaces

• 64 - 1 bedroom apartments of 550 sq ft +/-• 17 - 2 bedroom apartments of 790 sq ft +/-• 81 total apartments (includes one on-site

manager unit).• Rents from approximately $329 to $849 per

month • 70 parking spaces on site - consistent with local

standards for the uses.

55Cyrus Youssefi, Project Developer,

Contractor, Owner, Property Manager56

CFY makes a 55 year Project

Commitment for an Affordable

Housing Development

Public/Private Partnership can put the numbers

in a different perspective

• In this case: income from the users does not carry the project proforma alone. Some uses (commercial) discounted; and the residential use is ‘cash flow’ neutral.

• Lowering Construction Cost decreases subsidy needed and/or increases the number of units/public benefit.

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The Heart of Downtown Galt

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Mike Baker Structural Engineer

Baker Guptil Structural Designs Sacramento

Engineering Effort

Getting the Buckets RightUsing a ‘Design Build’ approach

with the vendor

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Wood impact on flexibility and job work flow

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Multiple subcontractors work at the same time on a wood framed

project

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Working through the technical details can be simpler with wood

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Working through the technical details can be simpler with wood

Working through the technical details can be simpler with wood

Working through the technical details can be simpler with wood

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Working through the technical details can be simpler with wood

Working through the technical details can be simpler with wood

69Jason Rikard Project Superintendent

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John James City of Galt: some inspection issues

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John James City of Galt: Safety is the Primary Code Concern

• Fire– Biggest exposure is during construction

– Getting a sprinkler system progressively installed and activated during the course of construction can be important. floor by floor system activation while construction continues

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• Durability of the wood– Protect it from water

• Easiest approach: keep it under roof

– Make it easy to monitor the condition of wood• One of the advantages of leaving major members visible

– Remember that water can could also come from plumbing leaks!

• Curbs at walls to keep wood separated

• Flashing at joints and edges to keep it dry

– Consider water soluble borate treatment: Timbor

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• Finding Weak Links in the Chain– Impact: protect key structural elements

• Parking area columns

• Shear walls: wheel stops

– Assemblies for fire and sound: considering type IV

• Higher? Larger? – Code limits: four stories no problem with type VA

• Could go five stories or more with other construction types such as type 3 or 4

– Areas of 100,000 sq ft and more: depends on uses and site

– Engineering limits: more than three stories requires more coordination and/or hybrid systems

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Private Sector

Public Sector

Galt Tracy Sacramento Elk Grove Stockton

Galt Place Tracy Place Globe Mills

Waterman Square

Hotel Stockton

Loan per Unit $31,250 $88,000 $108,200 $89,000 $61,900

Number of Units 81 50 147 84 156

Total Loan $2,500,000 $ 4,400,000 $15,905,400 $7,476,000 $9,656,400

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• C.F.Y. Development financed this $20 million project with a combination of partnership equity, conventional mortgage, deferred profit and a loan from the City of Galt Redevelopment Agency

• City of Galt received about $2.8 million in impact fees

Source Amount

Partnership Equity $ 13.4

Mortgage 1st TD $ 3.4

City RDA Loan 2nd TD $ 2.5

Deferred Profit $ 0.8

$ 20.1

Jason Behrmann Galt City Manager

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Jason Behrmann Galt City Manager

All that Galt Has to Offer79 80

Developer, Contractor, Owner and Property Manager Perspectives

Cyrus Youssefi President CFY Development and John Cicerone Partner

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Change Orders

• Building Codes Illustrated (Winkel/Ching)

• Ara4help.com (Courtesy of Ara Sargsyan)

• Woodworks.org: using wood in large structures

• Mike Baker structural– mikeb@bakerguptil.com

• Lincoln Mortensen architect– office@appliedarts.net

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This concludes The American Institute of Architects Continuing

Education Systems Course

Questions?

Lincoln Mortensen office@appliedarts.net

Wood Products Council 866.966.3448 info@woodworks.org