Choose Your Language

The new home for FBM is constructed on a 50 ft by 100 ft brown field site in the north end of Halifax; close to the city’s Commons. A one-storey transmission shop was previously located on the site, making the soil and bedrock remediation necessary to allow for the current development. Site plan The Commons, in the centre of the city, forms a green swath of space for recreation, sports fields, and well-being. Surrounding the site is a mix of occupancies, including social housing for seniors, small scale businesses, day cares, bars and restaurants, military uses at the Halifax Armory for the Princess Louise Fusiliers and Cadet units, Urban agriculture, and several architecture firms that have recently chosen this area for their new offices. The design of the new Cunard St Live/ Work/ Grow building embodies the values of FBM Architecture – a place for ‘people driven design’. This is expressed through the firm’s interest in contributing to the community, through the materials, and the work culture that the building supports.

As interest in mass timber construction continues to grow in a more carbon-friendly world, examples of innovative projects using these sustainable materials are popping up all over Canada. One prime example is Glenora West Block 300. Located in Glenora, one of Edmonton’s oldest and most sought-after neighbourhoods, the three-storey, mixed-use building was constructed using glue-laminated timber (GLT). Completed in 2019, Glenora West Block 300 was the first mass timber office building to be built in Alberta and features 60,000 square feet of office and retail space.

Wall Types for Water Control Building envelope experts generally speak of three or four different approaches to design of a wall for moisture control. Face seal walls are designed to achieve water tightness and air tightness at the face of the cladding. An example would be stucco applied directly to sheathing or masonry without a moisture barrier membrane such as building paper. Joints in the cladding and interfaces with other wall components are sealed to provide continuity. The exterior face of the cladding is the primary – and only – drainage path. There is no moisture control redundancy, i.e., there is no back-up system. A face seal system must be constructed and maintained in perfect condition to effectively control rain water intrusion. In general, these walls are only recommended in low risk situations, such as wall areas under deep overhangs or in dry climates. Concealed barrier walls are designed with an acceptance that some water may pass beyond the surface of the cladding. These walls incorporate a drainage plane within the wall assembly, as a second line of defense against rain water. The face of the cladding remains the primary drainage path, but secondary drainage is accomplished within the wall. This drainage plane consists of a membrane such as building paper, which carries water down and out of the wall assembly. An example is siding or stucco applied over building paper. Concealed barrier walls are appropriate in areas of low to moderate exposure to rain and wind. Rainscreen walls take water management one step further by incorporating a cavity between the back of the cladding and the building paper. This airspace ventilates the back of the cladding, helping it to dry out. The cavity also acts as a capillary break between cladding and building paper, thereby keeping most water from making contact with the building paper. An example of a rainscreen wall is stucco or siding applied to vertical strapping over the building paper. Rainscreen walls are appropriate in high rain and wind exposures. An advancement of the rainscreen technology is the pressure-equalized rainscreen. These walls use vents to equalize the pressure between the exterior and the cavity air, thereby removing one of the driving forces for water penetration (when it is pushed through cracks due to high pressure on the face of the wall and low pressure in the cavity). These walls are for very high risk exposures. Importance of an Overhang In a rainy climate, an overhang is one of the simplest and most effective ways to reduce the risk of water intrusion. An overhang is an umbrella for the wall, and the deeper the better. A survey of leaky buildings in British Columbia commissioned by Canada Mortgage and Housing Corporation in 1996 showed a strong inverse correlation between depth of overhang and percent of walls with problems. However, even a small overhang can help protect the wall, largely due to its effect on driving rain. One important benefit of overhangs and peaked roofs often not appreciated is the effect of these elements on wind pressure. Wind-driven rain is typically the largest source of moisture for walls. An overhang and/or sloped roof will help direct the wind up and over the building, which reduces the pressure on the wall and thereby reduces the force of the driving rain striking the wall. This means water is less likely to be pushed by wind through cracks in the wall. Minimize the Holes Most rainwater problems are due to water leaking into the wall through holes. If care isn’t taken to protect discontinuities in the envelope, water can leak around window framing and dryer vents, at intersections like balconies and parapets, and at building paper joints, for example. Good design detailing and careful construction is critical! So is maintenance of short-life sealants like caulk around window frames. BC Housing-Homeowner Protection Office has updated the “Best Practice Guide for Wood-Frame Envelopes in the Coastal Climate of British Columbia” originally developed by Canada Mortgage and Housing Corporation and published “Building Enclosure Design Guide for Wood-Frame Multi-Unit Residential Buildings” with extensive information on design and construction detailing. Use our Effective R calculator to determine not only the thermal resistance of walls, but also a durability assessment of the wall based on representative climate conditions across Canada. Related Publications For on-line design and construction tips, try the following:The Build a Better Home program, operated by APA-The Engineered Wood Association, runs training courses, operates a demonstration houses, and offers publications. The web site offers construction information and provides links to all relevant APA publications. Building Enclosure Design Guide: Wood-Frame Multi-Unit Residential Buildings.  

Modern six-storey light-frame wood construction in British Columbia (BC) incorporates highly-detailed, researched and safe solutions. the engineering technology being adapted in the province is positioning BC at the forefront of the north American wood-frame construction industry. Mid-rise building solutions currently being developed and refined in BC will lead to more sustainable communities and affordable housing solutions that will positively change the face of north American cities.

A stunning coastal forest in Vancouver, BC is the gateway to the University of British Columbia (UBC) which has provided inspiration for the institution’s long-standing relationship with wood. The result is an enviable inventory of wood buildings interspersed throughout the campus which showcases ground-breaking technologies and sustainable design. UBC’s commitment to promoting locally sourced, environmentally responsible, leading-edge engineered wood products and building technologies has culminated in the most recent addition to the UBC Vancouver Campus: the Brock Commons Tallwood House. The newest of the UBC’s student residence buildings, Brock Commons Tallwood House currently stands as the tallest contemporary hybrid mass timber building in the world. Over the years, with an ever-increasing demand for student housing, UBC developed a preferred typology for its student residences, creating mixed-use residential hubs to enhance campus life. For this latest project, the University was determined to demonstrate the applicability of an advanced systems solution to BC’s development and construction industries while advancing its reputation as a hub of sustainable and innovative design. Wood use from the 18th to the early 20th centuries frequently included seven-storey wood buildings; taller wood structures such as church towers and pagodas were built worldwide earlier still. Today, pushing the envelope of wood use comes with challenges. Authorities having jurisdiction and oversight of the approval process for a new generation of tall wood building designs require comprehensive scientific data to evaluate their safety since there are no prescriptive provisions in the Canadian building codes to permit them. Until such a time as building codes establish provisions for tall wood buildings, performance aspects of their design must be proven on a design-by-design basis. Natural Resources Canada (NRCan), in recognition of the technical challenges inherent in the design and construction of modern tall wood structures, has provided targeted funding to support demonstration projects that use innovative engineered wood products and construction systems.

Over the last couple of years Quebec City has witnessed significant population growth and there has been a construction boom to meet the ever-growing demand for housing. In 2003, Quebec City became interested in the land of the Pointe-aux-Lièvres area for new real estate development. This vacant land on the banks of the Saint Charles River and just North of « Nouvo St-Roch » was deemed an ideal location for building a new neighbourhood. Poised between nature and the city, the spot was coveted by many who wanted to create a dynamic living environment. The Quebec City council saw the opportunity to create a new neighbourhood that would showcase sustainable development. The land developers selected by the city were tasked with developing the area sustainably and offering eco-responsible solutions. Therefore, using wood in the structures was natural. Development has begun. Three projects were launched in the eco-district, in which Origine is the signature building of this new neighbourhood. This 13-storey, 92-unit building stands out thanks to its architecture, as well as its engineering prowess. The NEB Group, which consists of Nordic Structures, EBC, and Synchro Immobilier, wanted to push the boundaries of wood materials. Origine’s great innovation resides in its lateral resistance system made entirely of wood. It is actually thanks to this innovation that the 41-meter high building can boast about being the highest modern building with a 100% solid wood structure. The NEB Group hopes Origine will pave the way for other similar structures. Forest resources are abundant in Quebec, and design professionals’ expertise in wood construction is developing to use them in large-scale structures. Origine has proven the feasibility and safety of using wood in this type of building.

Templar Flats in Hamilton, Ontario, has the distinction of being the first occupied, modern wood-frame mid-rise building completed in Ontario. It was constructed under provisions (O. Reg. 191.14) added to the province’s Building Code (2012 OBC) that permit wood-frame construction up to 6 storeys, an increase of two storeys over the previous iteration of the code. The 6-storey, mixed-use project offers 25 modern residential units above three street-level restaurants in the city’s downtown core. The City of Hamilton is committed to revitalizing the downtown and developments on King William Street, including Templar Flats, have benefited from infrastructure improvements in the area. Templar Flats brings together the best of the old and new in an innovative, hybrid solution that puts a modern 6-storey building with glass penthouses between two thoughtfully restored heritage buildings that were adapted into a single, unified development.

Ontario’s first mass timber commercial building in over 100 years, 80 Atlantic pioneers a new urban office typology for potentially many more timber-frame projects across the province, and the country. Comprising four storeys of mass timber above a one-storey concrete podium, the 8,825-sq.m. (95,000-sq.ft.) building completes a courtyard with 60 Atlantic to create a paired commercial development. Revisions to the Ontario Building Code in 2015 made it possible to build commercial wood buildings up to six storeys high. The developer and architect saw this as an opportunity to demonstrate leadership in the rapidly developing field of mass timber, and to attract tenants seeking a premium workplace environment associated with innovation and sustainability. The client requested that the building harmonize with the Liberty Village neighbourhood, noted for its wealth of converted factories and warehouses, which attract high-calibre, creative tenants in this section of downtown Toronto.

Located on the southern tip of Vancouver Island, Langford is the third largest municipality in British Columbia’s Capital Regional District. It is rapidly transitioning from a suburban community to a major urban centre and, according to the latest national census data, Langford is one of the fastest growing communities in the country (Figures 1.3, 1.4 and 1.5). The benefits of growth have been numerous; with the increased tax revenues from new development reinvested into beautification initiatives, public amenities and new facili – ties. New development has also brought new jobs, services, affordable housing, and greater housing diversity. Despite the tangible benefits of development, climate protection and sustainability remain at the forefront of the city’s Official Community Plan. At the urban scale, increased density and the juxtaposition of commercial, residential and other uses, reduces the environmental impacts of transportation; while higher performance standards for new construction lower the greenhouse gas emissions from the operation of the buildings themselves. In addition, the City of Langford has taken a progressive position on reducing the embodied carbon of buildings, encouraging the use of mass timber to help address this increasingly important component in the overall greenhouse gas emissions equation. The City of Langford has emerged as a leading advocate for mass timber construction, with Terminus at District 56 being one of several projects to benefit from the building departments proactive approach and openness to innovation. Together with the other phases of the District 56 development, it provides a template for future development and densification of the downtown core.

The R-Town V6 pilot project is the first 6-storey, mixed-use, multi-unit residential building developed in Ontario that fully employs mass timber as the main structural system. The energy-efficient wood building was designed to Passive House standards and built with lower embodied carbon materials. The decision to use Cross Laminated Timber (CLT) for the elevator cores and exit stair enclosures helped simplify the build by eliminating the challenge of integrating a noncombustible core into a wood building. It required the team to obtain approval for an alternative solution because this approach to construction currently falls outside the prescriptive requirements for 6-storey combustible construction in Ontario’s building code. It was the development team’s vision to bring the benefits of offsite manufacturing to the midrise market in Toronto and the panelized, tallwood design developed for R-Town V6 streamlined the assembly process and successfully demonstrated proof of concept for challenging infill developments. This modern approach to construction accelerates and improves project delivery and the versatile, repeatable design contributes to a sustainable and much-needed increase in density along urban arterial roads, creating more attractive, desirable housing in established, walkable neighbourhoods.

When the provincial government changed the British Columbia Building Code (BCBC) in 2009 by increasing the permissible height for wood-frame construction from four storeys to six for residential buildings, it joined many other jurisdictions around the world in recognizing the role that wood construction should play in the creation of a sustainable, built environment. Scientific evidence and independent research had shown that such buildings could meet the performance requirements of the BCBC in regard to structural integrity, fire safety, and life safety. That evidence has now also contributed to the addition of new prescriptive provisions for wood construction, as well as paved the way for future changes that will include more permissible uses and ultimately greater permissible heights. As a result of this research, and the successful implementation of many mid-rise wood-frame residential buildings in BC, the Canadian Commission on Building and Fire Codes approved similar changes to the National Model Construction Codes. The 2015 edition of the National Building Code of Canada (NBC) now permits the construction of six-storey residential, business, and personal services buildings using traditional combustible construction materials. The changes to Part 3 of the NBC, which are being considered for adoption by British Columbia in late 2018, address the objectives of safety, fire, and structural protection of buildings. With more than 100 five- and six-storey woodframe buildings completed in BC since 2009, and many others either designed or under construction, there is clear market confidence in this new type of building. This construction supports the goals of many municipalities: to find affordable and sustainable ways to accommodate their growing populations, as well as create more complete and resilient communities. With each completed building, architects, engineers, builders, and developers have added to their knowledge base and refined their best practices for mid-rise wood-frame construction. The five projects featured in this publication are representative of the diverse and varied application of these techniques to different geographic and market conditions, from small towns to dense urban centres and from affordable rental accommodation to high-end condominiums.

North Americans enjoy the highest standard of safe and comfortable housing in the world. This is not by chance – wood-frame construction is the residential building system of choice and many countries wishing to improve the comfort and security of their citizens are adopting it. North America is blessed with resources of all kinds. A continuing abundance of forest resources has, since the earliest settlers, encouraged using wood to build housing. Today, as designers, builders and homeowners pursue safe, energy efficient housing that is easy on the environment and can perform in the face of major challenges like high winds and earthquakes, there are stronger reasons than ever to build with wood. Wood-frame construction is strong, durable, easy to insulate, easy to renovate and delivers value. It is backed by two hundred years of proven performance and a wealth of research and new product development to make it better than ever. And it is the only major building material that is renewable. Strong winds… heavy snow loads… high humidity… extreme temperatures – whatever your building challenges, wood-frame housing has proven technical solutions to overcome any problem. Wood sells houses. In addition to the shelter, warmth and safety provided by the wood structure, buyers recognize and appreciate the aesthetic value of wood for exposed applications like cabinetry, flooring, furniture and moldings. Not only is wood builder-friendly, it is also environmentally friendly. Wood products take less energy to manufacture, affect the environment less than other materials, and they come from North American forests that are abundant and increasing in size.