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The decision to build with mass timber and has many layers. It is not simply a matter of apparent first cost but also decisions about aesthetics, the environment, and sustainability.

And finally, the industry that designs and builds is itself changing. Design protocols and building codes are evolving.

                        Let’s take them in order:

                        • First cost

                        • Aesthetics

                        • The environment and sustainability

                        • Design and building codes

First cost          

Timber frame buildings with CLT elements (cross-laminated timber) are seldom the low first cost alternative. However, this writer believes that carefully planned buildings that use timber in an optimum configuration can be “in the ballpark.” This planning then opens up opportunities for an attractive aesthetic appropriate to some uses as well as a opportunity to steward that natural environment.

Aesthetics

Simply put, timber buildings with CLT elements (such as floor and ceiling systems) are beautiful. Research shows that humans experience a high degree of calm and contentedness in wood environments (the so called “biophilic” effect). This makes wood a good choice for residences, senior housing, schools, and buildings for various car-giving activities.

The environment

Structural wood has the unique quality of locking up carbon in the form of sequestered CO2. In fact nearly half of the dry-weight of structural wood is C02. This fact when combined with the use of carefully farmed, fast-growing softwoods leads to a conclusion that the emerging mass timber technologies are an environmentally sustainable industry.

Design and building codes

With the new technology comes new design methodologies and building codes. In fact, the much anticipated new version of the International Building Code (IBC) defines building type classifications favorable to the selection and design of structural wood (including provisions for the use of heavy timber [“HT”]). Understanding the new wood technologies will lead to using the right material for the right purpose. Concrete and steel will of course always have their place.

Thus building with wood is a choice. When made, the choice can bring beautiful and affordable results while stewarding the natural world around us. Wilkinson Building Advisors can assist in the planning process to look carefully at the feasibility of building with wood.

Application of solar energy collection and use into a building project involves a sequence of planning, design, construction, operational actions as well as financial engineering.

In the case of an existing site and building what constitutes “solar ready”?

1. Is there physical space on the building or site in sufficient quantity?
   • Open space on the site
   • Roof space on the building
   • Exterior wall space on the building
   • If the building roof is to support solar arrays, is the roof configuration suitable to support the solar equipment?
     • Is it strong enough?
     • Is it not in shadow most of the day?
2. Does the local serving utility offer financial incentives?
3. Is the federal and state tax status of the building ownership such that tax incentives can be taken advantage of?
4. Does it make sense for the owning entity to allocate its capital and credit-worthiness to the solar enterprise; i.e. is the pay-back period short enough?

In the case of a site and building project, all of the above considerations apply.  However, there are additional advantages:

1. The physical plan can be laid-out maximize solar collection potential without sacrificing other requirements
   • The configuration of array’s supporting elements can be designed for efficiency, and cost effectiveness
   • The solar configuration can be part of the aesthetic and architecture

With the above ideas in mind, it is also important to remember that the tax status of individuals and corporations are very different. This has a fundamental bearing on the “go, no-go” decision. Can various tax incentives be applied?

Lastly, working with an experienced entity that can deliver all aspects of a well-engineered financial and physical solution is a key to success. Plan thoughtfully and act purposely.

(Contact Steve Oman at IPS)

If you have read the post about “Successful Project Completion” then this post helps with some critical details: the concepts of FFE and fixed FFE (i.e. “Furniture, Fixtures, and Equipment”)

FFE (fixed or otherwise) is needed to complete your project and isn’t always expressly included in traditional design and construction services. Examples are:

• Security systems (designers and builders don’t want the liability)

•  Data and communication systems (often part of the business work flow)

•  Furniture and accessories (includes plants and specialties)

•  Modular furniture and work stations (often called “cubicles”)

•  Decorations (includes wall art)

• Special equipment (cooling systems for computer equipment etc)

These project components cost real money, sometimes 20-25% of the project budget. Selection of the components oftern involves consensus building with those who will work in the new spaces and thus management and administration are not insignificant efforts.

Finally comes the move-in, when all of the design, construction, FFE work come together so that the business can get down to work. This schedule critical work requires experience and an active and informed presences.

Wilkinson Building Advisors can help.

100 years ago, old-growth trees were used to make columns, girders, and planks for commercial buildings. Butler Square in Minneapolis is a good example of this applied construction technology. It was a sound construction strategy; 100 years of service is impressive. However, limitations arose from the availability of old-growth trees to be used for this purpose.

50 years ago mechanical designers in the Minneapolis area took the innovative step of applying emerging heat pump technology to indoor climate applications. It was revolutionary. Systems were simplified and installed costs plummeted. It was a serviceable technology for many commercial applications.

Fast forward to today, and the old is being made new again. The fabricated, structural timber industry now makes components to build frames and floors without relying on old-growth trees. To the contrary, 12 to 14-year-old trees are farmed and harvested to make glue-laminated products for the construction of timber frames and CLT floor systems (cross laminated timber).

Application of heat pumps is being used for high-efficiency indoor climate systems.  The hydronic water piping systems move the energy around the building to where it’s needed. The side of the building in sunlight sheds its excess heat (aka cooling) to the shaded side of the building requiring heating. This distribution by way of the heat pumps leads to reduced energy consumption for indoor climate and comfort.

It turns out that the many energy-saving advantages of wood when combined with high-efficiency indoor climate squarely addresses the issues of energy conservation needed in this era of global warming brought by man’s activity.

Care taken in the building industry can make a big difference;  join the movement!

(see the blog post at this site: “Timber and Advanced Energy Project Planned in the Upper-Midwest.”)

Cross laminated timber (CLT) is on a tipping point to bring big change to the midwest construction industry that builds in wood. On the face of it, CLT is just another wood floor product, but it is really more than that in many ways.

First the definition: CLT is a large flat panel made from smaller boards, arranged perpendicular to one another, and glued and pressed together. They come in various thicknesses from roughly 3” (3 ply) to 12” (7-9 ply), and in sizes up to 12’x 60’. 

From structural engineering perspective, CLT offers a variety of layout patterns for strength and serviceability. From a construction engineering point of view, CLT can be revolutionary with respect to speed up construction. A small crew using light tools and assisted by mobile hoisting machinery can lift and place panels very quickly.

Developers also like CLT because it has the potential of saving building height while preserving volume within the building. After all volume is what brings the rent not building height. The tenants who pay the rent also tend to love the look and feel of the wood ceilings (the exposed underside of CLT floors).

CLT got it started in Europe and then migrated to the Pacific Northwest and West Canada. It’s in these locations that plants have sprung up in many projects using CLT have been built. Now the time has come for the Midwest to join the CLT club as the production and distribution systems expand.

Wilkinson Building Advisors is working with various organizations including Katerra based in Seattle to bring the first demonstration projects to the Midwest. Katerra’s local representative in the midwest is Pete Kobelt at pete.kobelt@katerra.com. Pete has deep experience with CLT products.

Wilkinson Building Advisors (formerly Wpg Ltd) is in ongoing conversations and exchange of documents with the several government and private investors in connection with creating several demonstration projects in the upper Midwest.

1. The concept is that these projects would engage several intersecting technologies to create low carbon footprint buildings. These technologies are:
   • Glue laminated mass timber frames (Glulam) and cross-laminated (CLT) timber floor systems and shaft walls (to resolve lateral loads)
   • Structural integrated panels (SIPs) for exterior wall and roof panels (structural integrated panels)
   • Interior climate systems (energy exchange, distribution, and ventilation) including technologies to measure/control/report energy consumption in hydronic systems
   • Computer-based design and manufacturing control systems
2. The combination of the these systems is synergist with respect to reducing the carbon footprint of these buildings:
   • Sequestering CO2 in the timber products
   • Avoidance of energy expended in concrete production and steel assembly fabrications when appropriate
   • Application of enclosure systems designed for extreme climates
   • Design of indoor climate systems based on passive, sustainable solutions and using systems avoiding combustion based energy exchange
   • “Tinker-Toy” precast concrete assemblies for podiums and selected lateral load resisting systems
   • “Building in a box” construction management techniques; sequential shipment to tight sites, erection by small efficient crews
   • A high degree of off-site completion for the “kit of parts” as well as modular assemblies
3. The scale and geographic distribution of these projects is intended to showcase the possible and bring the market to a tipping point. These initiatives target 2 prototypical markets
   • Urban, infill, mixed use; small scale, 40-75,000sf, 3-5 stories; suitable for building in congested and complex urban environments
   • Private higher education, classroom addition or environmental science building; embodying the sense of mission of the institution
4. Here are snippets of the ideas from Woodworks, a leading building advisory group:

This author believes that demonstration projects, well executed, can attract the attention of both policy and market-makers. The walk-through, “touch and feel” experience of these proposed  and delightful places can be compelling. As the marketing folks would say: it makes the intangible… tangible.

This is a chance to engage a far-flung industry to plan for the benefit of the planet and the quality of life in the upper-midwest. Join the movement!