Have you ever walked through a building and felt an undeniable connection to the natural world? That's the feeling The Hive project in Vancouver, British Columbia, aims to capture and, indeed, amplify. This isn't just another office building; it's a groundbreaking 10-story mass-timber structure, standing as North America's tallest timber-braced frame building, pushing the boundaries of what's possible in modern construction, especially in a high seismic zone like Vancouver.

Shifting to a New Plan

The Hive, located at 2150 Keith Drive in Vancouver's False Creek Flats neighborhood, is an office building designed for a unique client. Originally envisioned as a company headquarters, the anchor tenant plan shifted during the pandemic, leading to ICBC ultimately leasing the entire 164,000 sq ft of office space. The project's design mandate from the start was the use of mass timber. It totals 15,096 m² (162,491 ft²).

The design team, including Dialogue and Fast + Epp, the structural engineer, didn't settle for the typical concrete core approach often seen in taller mass timber buildings. Instead, they pursued a unique structural system. Above the level two concrete base, which deals with the sloping site and houses back-of-house facilities, the building utilizes an all-wood gravity and lateral system. This innovative lateral system features a perimeter timber braced frame system combined with four discrete internal CLT shear walls. The timber-braced frame creates a striking façade expression and eliminates the need for conventional cast-in-place concrete cores, reducing the building's environmental impact.

Designing in a high seismic zone presented a significant challenge. Robert Jackson, Principal at Fast + Epp, noted that building a 10-story mass timber structure in such an area hadn't been done extensively before. Fast + Epp, considered leaders in the space with deep expertise, were immensely grateful to be involved. Their creative design led to exploring different lateral system options, eventually settling on the perimeter braced frames and CLT shear walls.

Shake It Testing

To address the seismic demands, the design team incorporated Tectonus supplementary energy dissipating devices at each braced frame member and within the CLT shear walls. These devices act like springs, dissipating force during an earthquake. Ryan McClanaghan, the project architect with Dialog, noted that these devices were identified as a pathway to achieve the necessary structural values when early design thinking wasn't quite getting there.

They took the building "from seismically acceptable to seismically resilient," performing "well above" what code requires in a high earthquake zone. The design employed perforated plate technology where energy dissipates within the frame members and shear walls.

Extensive testing was crucial for validating this approach. The timber-braced frame and CLT shear wall systems underwent small-scale and full-scale testing at the University of Alberta and the University of Queens, providing valuable engineering information for future projects. This testing program was supported by innovation funding from the Canadian government through the Green Construction Through Wood (GCWood) Program, as well as the province of British Columbia through the Mass Timber Demonstration Program (MTDP). This governmental support means the learned information will be shared, contributing to an open-source philosophy that helps the industry improve together. Additionally, testing was done on the Megant concealed beam hangers to ensure their rotational capacity could withstand movement in a seismic event.

How The Shape Came to Bee

The building's distinctive honeycomb shape on the exterior is a direct reflection of this structural system. The diagonally oriented glulam braces create a cellular pattern. What's fascinating is how this structural expression was integrated with the building's aesthetic and function. The client desired access to outdoor space and fresh air, so the team took the unique geometry of the façade and extruded it into a network of balconies that cascade along the east, south, and west faces. These balconies are located between the brace bays, offering alternating outdoor spaces on each floor. Stepping out onto them, you feel sheltered and enveloped by the warm, exposed wood surfaces, creating a space you'd genuinely want to spend time in.

Building these balconies on a mass timber structure presented its own set of challenges. As Ryan McClanaghan explained, you can't just cantilever a CLT slab in the traditional way and make the buildup work. The mindset shift required in mass timber design involves anticipating construction and understanding how different criteria interact. The solution for The Hive's balconies involved a multi-step process informed by the pre-construction team. HSS stubouts extend through the unitized curtain wall system, allowing the prefabbed balconies to be bolted on from the outside. These balconies consist of steel outriggers with CLT panels doing the structural work. To manage drainage and create a flush surface with the interior floor, the balcony structure is dropped slightly lower than the main floor finish. Importantly, the outside wood structure is treated as its own separate element from the inside, with a good envelope break between the two.

Piece By Piece

This kit-of-parts prefabrication approach was fundamental to facilitating rapid on-site construction. Jonathan Leder, Construction Director at Supreme Steel, the subcontractor for mass timber and steel erection, shared his experience:

"This was Supreme’s first time working with mass timber—and we jumped right into one of the more complex buildings to construct. What really stood out was how efficient the process was. This was a challenging building throughout and utilizing Local 97's resources and having a few team members with mass timber training from BCIT, Supreme was able to accomplish the tasks large or small. Another interesting aspect was the site stayed incredibly clean and organized throughout. It was a great introduction to the potential of mass timber."

Even the roofing for the balconies was done offsite in a warehouse, contributing to a rapid installation time from the Supreme team in just 14 days.

Since this was Supreme’s first mass timber build - they teamed up with MTC Solutions, who provided the rigging devices, beam hangers, and structural screws used in the project, to get their team up to speed quickly on the nuances.

MTC’s Elenora Dalfavo noted, “We offered a customized training to have the team work with confidence with the new material,"underscoring the importance of education and collaboration needed to succeed in the industry.

How is This Project Sustainable?

The project prioritizes sustainability, aligning with the owners', Arran and Ratan Stephens', mantra of sustainability and environmental stewardship.

The Hive is targeting a minimum LEED Gold certification. It features 100% electric mechanical systems, natural thermal insulators, and a biophilic design for the interior spaces. Plus, eliminating the concrete core in lieu of mass timber contributes to a reduced environmental impact.

Ryan McClanaghan emphasized the use of Life Cycle Analysis (LCA) not just for reporting, but as a design tool to make good choices. It helped the team realize where the significant carbon impact lies in a tall timber structure – largely in the floor plates. He also shared a compelling analogy often used to communicate the sustainability story: using the Canadian Wood Council app to show how quickly North American forests can regrow the volume of mass timber used in the building. The idea that a 10-story, 164,000 sq ft building could be "grown" in under an hour is a powerful way to convey the material's renewability.

Ryan emphasized the collaborative spirit required for mass timber projects, where the design, owner, and construction teams must work together to solve problems. He believes this collective team problem-solving is irreplaceable. Sharing knowledge and giving credit to the entire project team, from designers to suppliers and trades, is crucial. As Eleonora Dalfovo from MTC Solutions put it, The Hive has "naturally caught a lot of attention", becoming a notable landmark in the city.

Topping Out a Mass Timber Build

The Hive is expected to reach completion later in 2025. ICBC will take possession then, with staff expected to begin using the office space in early 2027 after interior configuration. The location adjacent to SkyTrain's VCC-Clark Station is highly optimal, and its accessibility will improve significantly with the Broadway extension completion in 2027.

In summary, The Hive is a pioneering mass timber project that demonstrates how innovative design and collaborative problem-solving can overcome complex challenges, particularly in seismic regions. By utilizing a unique perimeter timber braced frame and CLT shear wall system, incorporating advanced seismic dampeners validated through extensive testing, and designing prefabbed balcony elements, the team has created a seismically resilient, highly sustainable, and visually striking building. The project serves as a valuable case study for the evolving mass timber industry, highlighting the potential for hybrid timber structures and the importance of cross-disciplinary collaboration and knowledge sharing.

It embodies the idea of making the "revolution irresistible" by building beautiful, sustainable spaces that inspire.

Project Team and Contributors:

• Architect: DIALOG
• Structural Engineer: Fast + Epp
• Seismic Device Supplier: Tectonus
• Mass Timber Fabricator: Kalesnikoff
• Mass Timber Installer: Kinsol Timber Systems
• General Contractor: Ventana Construction
• Building Owners: Arran Stephens, Ratan Stephens
• Development Manager/Project Owner: BentallGreenOak
• Tenant: ICBC (Insurance Corporation of British Columbia)
• Subcontractors: George Third and Sons, Supreme Steel, MTC Solutions
• Testing/Research Partners: University of Albert & University of Queens
• Government Support/Programs: Province of British Columbia & Government of Canada

Frequently Asked Questions (FAQ's)

1. What makes The Hive unique in terms of seismic design for a mass timber building? The Hive is considered one of the world's most seismically advanced timber buildings. It uses a unique perimeter timber braced frame system combined with internal CLT shear walls instead of a conventional concrete core. It also incorporates 105 Tectonus seismic dampers to absorb energy and improve resilience, a system extensively tested at universities.
2. How did the design team incorporate balconies into the mass timber structure? The honeycomb pattern of the exterior braced frame was extended to form balconies. To overcome the technical challenges of attaching them to a mass timber building, prefabbed balcony structures were used, featuring steel outriggers and CLT panels, bolted onto steel stubouts through the curtain wall. The design includes a dropped elevation for drainage and a separate exterior structure to maintain a proper building envelope break.
3. When is The Hive expected to be completed, and when will the main tenant move in? Construction is expected to be completed later in 2025, at which point ICBC will take possession. However, ICBC staff are not expected to start using the office space until early 2027, allowing time for interior configuration and furnishing.
4. How was the construction team supported, especially those new to mass timber? The project prioritized collaboration among the design, owner, and construction teams. For trades new to mass timber, like Supreme Steel which performed the mass timber and steel erection, resources like training from BCIT and support from experts like Fast + Epp were crucial. MTC Solutions also provided customized training to installers to ensure proper handling and installation of their products.
5. What were the key drivers for using mass timber in The Hive project? A primary driver was the client's mandate for using mass timber. The material aligns with the owners' focus on sustainability and environmental stewardship. Mass timber offered a low-carbon building solution, reduced environmental impact by avoiding a concrete core, and provided a warm, biophilic interior aesthetic.

‍

As architects, engineers, and construction professionals, we understand that a building is more than just walls and a roof; it's a catalyst for change, a reflection of culture, and an investment in community. We're diving into a project in Williams Lake, British Columbia, that embodies these principles: The Osprey Nest. This wasn't just another construction project; it's a bold move by the Williams Lake First Nation (WLFN) to reclaim their connection to the shoreline and create a vibrant hub for their community and visitors alike.

Nestled on San Jose Indian Reserve #6, near the intersection of South MacKenzie Avenue and Borland Street, and, right by Scout Island on the waterfront of Williams Lake, The Osprey Nest is a mixed-use development poised to become a regional game-changer. It’s envisioned as a gathering space, housing both a full-service restaurant and luxury lofts. But what makes this project particularly compelling from an industry perspective? Its commitment to mass timber construction and its grounding in the WLFN's strategic economic and cultural vision.

A Foundation Built on Vision: WLFN's Economic Path

The Williams Lake First Nation isn't new to ambitious projects. As Chief Willie Sellars explained, their economic growth strategy has involved leveraging their Indian Reserve Lands. The land where The Osprey Nest sits, IR#6, is also home to successful ventures like the Unity Cannabis retail store and the Sugar Cane Cannabis cultivation facility. The 7,000 square foot Sugar Cane Cannabis building is even British Columbia’s first seed-to-sale cannabis facility.

Chief Sellars, elected in 2018, has focused on promoting resource-based projects, recognizing their potential to finance community-serving builds like The Osprey Nest. They have a track record of success and strategic investment provided the financial bedrock and confidence needed to embark on The Osprey Nest.

The support for the project was evident early on. As Chief Sellars put it, "We decided we wanted to get into retail with the vision of cultivation, so the first two builds (in the area) are a Unity retail store and the Sugar Cane Cannabis cultivation facility". Once those were operational, The Osprey Nest was the logical next step in development. This project aligns squarely with WLFN's vision of being “Culturally Centred & Future Focused”. “We conducted a membership engagement session… in February 2022. The feedback was extremely positive. We’re excited to now be able to provide some information to the general public about our plans. This building will truly be a game-changer for our region. We've proven that WLFN projects are top-notch and cutting edge," states Chief Sellars. - Williams Lake First Nation

Designing for Connection: Views and Versatility

The design of The Osprey Nest, helmed by architect Michael McNaught of m2 Architecture, is intentionally focused on its unique location. With 7,000 square feet total over three floors, the building needed to maximize its relationship with the waterfront. One of the founding principles of its design was to make it as open to lake vistas as possible.

“Imagine the impact of connecting a city back to its shoreline, a key objective highlighted in discussions about the project. The main floor is designed as a gathering place, providing a much-needed spot "next to Scout Island there was no place to eat, sit or look at the lake. The design offers a better way to offer to change the stay in Williams Lake,” Michael McNaught of m2 Architecture noted.

The building boasts impressive features designed for both public enjoyment and private comfort. The main floor restaurant area spans a stunning 2000 square feet. But the real draw? Nearly a thousand square feet of outdoor patio space directly overlooking the lake and Scout Island. How incredible is that – a place to simply sit, relax, and take in the scenery? There’s also an indoor mezzanine providing an intimate area for private meetings, and an outdoor rooftop patio, offering even more unique perspectives. The entire building is also designed to be accessible to those who are mobility challenged.

Above the public space are the four separate open concept lofts. These aren't your standard apartments. They are high-end spaces, 2 stories, and 900-square-foot lofts with a total of eighteen feet of height.

Embracing Mass Timber: A Local, Efficient Choice

From a construction standpoint, one of the most exciting aspects of The Osprey Nest is its structure: it's a mass timber build. Why mass timber? The choice reflects a strategic alignment with local resources and construction efficiency. Michael McNaught noted that the project is a design-build, and once the simple rectangular plan was set, the contractors got to work preparing the site.

More Than a Restaurant: A Culinary and Community Hub

The main floor restaurant at The Osprey Nest is designed to be a welcoming space for everyone. Its menu offers a blend of "timeless brunch favorites, hearty burgers, vibrant bowls, and flavorful entrées". What sets it apart is the inspiration drawn from Indigenous culinary traditions. Each dish is crafted in-house using local and seasonal ingredients. This commitment to local sourcing opens up exciting possibilities for a farm-to-table at the restaurant, a vision the developers hope to showcase, highlighting what the Cariboo has to offer.

Beyond dining, the space is designed for versatility. Whether you're grabbing a quick morning coffee or planning a large event, Osprey Nest aims to accommodate. It offers cozy corners for intimate moments and spacious areas for grand celebrations, truly making it a space for you to gather at. The potential for catering services is also part of the plan.

‍

The Lofts: Enticing Professionals to the Cariboo

The four luxury lofts on the second floor serve a distinct but equally important purpose. They are specifically intended to provide high-quality temporary accommodation. The target audience? Professionals working on major projects in and around Williams Lake, teachers, and others the WLFN is actively trying to attract to the area.

These 2 story, 900-square-foot spaces with generous eighteen-foot heights and amazing views are designed to be a significant draw. These lofts are more than just temporary housing; they're part of a broader strategy for regional growth and development.

The project's significance has been recognized beyond the local region, highlighted recently during the Royal Architectural Institute of Canada’s conference in Vancouver and featured as a webinar topic discussing its cultural meaning, economic strategy, and expedited design-build process.

A Return to the Shoreline: Impact and Legacy

The Osprey Nest is set to have a multi-faceted impact on Williams Lake and the surrounding region. Beyond providing unique amenities like the waterfront patios, which offer "something you can’t find anywhere else in the city", it generates numerous jobs both during and after construction and creates opportunities for capacity development within the community.

More profoundly, the project serves as a powerful symbol. It represents a return for the WLFN to the shoreline of William’s Lake, creating the first public gathering place there. It speaks to the nation's commitment to "reconcile and foster alliances", ensuring the building's "quality and character... reflect its indigenous ownership". It's a place for the community to gather in proximity to the lake and a beacon for attracting new talent and investment. The Osprey Nest is indeed poised to be a catalyst, strengthening the connection between the city and its natural environment while fostering economic growth and cultural visibility.

Conclusion

In summary, The Osprey Nest project stands out not just for its striking mass timber architecture or its prime waterfront location, but for its profound connection to the Williams Lake First Nation's vision. Combining a public gathering space and restaurant with high-end recruitment lofts, this mixed-use development leverages regional materials like mass timber to create a visually appealing, efficient, and culturally significant structure. It's an economic engine, a job creator, and a catalyst for attracting professionals, all while serving as a vital community hub and marking a significant return to the shoreline for the WLFN. Projects like The Osprey Nest remind us that architecture, when guided by clear vision and cultural purpose, can truly transform communities and build bridges – both literal and metaphorical – to a brighter future.

Project Team & Contributors:

• • Developer: Williams Lake First Nation (WLFN)
    ‍
  • Operator: Osprey Nest Limited Partnership
    ‍
  • Architect: m2 Architecture
    ‍
  • General Contractors: Lauren Brothers Construction
    ‍
  • Interior Designer: Rena Johnson of the Rusty Bucket
    ‍
  • Osprey Nest Holding General Partners are Chief Sellars, Kourtney Cook, & Kirk Dressler
    ‍
  • Project Team: Various WLFN team members and delegates from the RAIC conference

Frequently Asked Questions (FAQs):

1. What is The Osprey Nest? The Osprey Nest is a new mixed-use development by the Williams Lake First Nation (WLFN) featuring a public restaurant and gathering space on the main floor and four high-end lofts on the second floor.
   ‍
2. Where is The Osprey Nest located? It is located on San Jose Indian Reserve #6 in Williams Lake, BC, specifically at 1205 Borland Road, near Scout Island on the waterfront of Williams Lake.
   ‍
3. Why was mass timber used for construction? Mass timber was chosen because it is a regional, beautiful BC material that allowed for quick, efficient, and economical construction while helping to connect the building visually to the waterfront location.
   ‍
4. What is the purpose of the lofts in The Osprey Nest? The luxury lofts are intended to provide high-quality temporary accommodation for professionals, such as physicians or teachers, who are being recruited to work on projects and service the Williams Lake and Cariboo Regional District area.
   ‍
5. What is the significance of The Osprey Nest for the Williams Lake First Nation? The project is a key economic development initiative and cultural statement for WLFN, representing a return and reconnection to the shoreline of Williams Lake and providing a public gathering place that reflects Indigenous ownership and promotes reconciliation and alliances.

‍

Stepping onto legendary Lower Broadway in Nashville, Tennessee, you’re immediately enveloped in the buzzing energy of live music and tourism. It’s a vibrant scene, steeped in history, particularly the commercial warehouses built with heavy timber and load-bearing masonry that once defined the area. How, then, do you design a new four-story restaurant in this historic context, making a fresh statement while paying homage to the past and reflecting the personality of a Nashville native like Jelly Roll?

The answer lies in a thoughtful application of mass timber. For Jelly Roll's Goodnight Nashville, mass timber wasn't just a structural system; it was a deliberate design choice, offering a contemporary nod to those historic heavy timber warehouses while showcasing the advancements of this renewable construction type.
‍

Dive Into the Structural Details:

We find this project details a four-story building, encompassing 31,290 square feet. Completed in 2024, it stands as an Assembly building, specifically noted as a restaurant. The construction type is listed as IV-HT, utilizing Cross-Laminated Timber (CLT) and Glue-Laminated Timber (GLT or glulam) as material types. This blend of materials creates what the project description calls an "interesting dichotomy". There's a warmth inherent in the mass timber structure itself, juxtaposed with an industrial, almost rebellious, material palette. It’s a balance that seems perfectly suited for a "love letter to his hometown and the lively music scene" from Jelly Roll, a space described as a "rustic, tattoo-themed bar".

Imagine yourself approaching the building. A portal of light seems to draw you in. Upon entering the double-height space, you're greeted by a large rotating skull – a unique focal point nestled within this inviting interior. The mass timber, combined with a palette of simple, durable materials, contributes to this warm and inviting atmosphere, enhanced by large floor-to-floor heights.

‍

Navigate the Bar with Ease:

Navigating the space is made intuitive by an open stair. This stair isn't just for vertical circulation; it's a guide, directing patrons to either a two-tiered mezzanine offering a "birds-eye view of live music below" or upward to experience the excitement on the floors above. This open design encourages exploration and interaction within the building.

One of the most striking features mentioned is the top level. Here, garage doors open up to a rooftop terrace. This design creates flexible indoor/outdoor space, allowing everyone to experience Nashville's energy and, reportedly, "jaw-dropping skyline views from up top," as it's noted as featuring one of the highest rooftops in Music City. It’s these elements—the blend of materials, the open layout, the connection to the outside, that contribute to the unique character of Goodnight Nashville.

‍

What is the Mass Timber Bar Like?

The project is described as more than just a place to grab a drink; it’s intended to be an experience where music, culture, and hospitality converge. It is made of cross laminated timber and glulam, has 4 stories, is 31,290 ft², and built in 2024.

Les Corieri, co-owner of Evening Entertainment Group, captured this sentiment, stating, “Goodnight Nashville is more than just a place to grab a drink—it’s an experience where music, culture, and hospitality meet. Nashville has always been a vibrant city of energy and creativity, and we’re excited to be part of that spirit, bringing something new to the scene”. The space has also been highlighted on Channel 2, showcasing Jelly Roll’s personal connection to the city woven throughout the interior. One report even simply described it as "a gorgeous space dedicated to jelly roll". - Channel 2

Ultimately, Jelly Roll's Goodnight Nashville stands as an intriguing project on Lower Broadway. It’s a demonstration of how mass timber can be integrated into a historically sensitive urban fabric while creating a contemporary, character-driven space. By blending the warmth of wood with an industrial aesthetic and incorporating engaging architectural features, the design team has created a space that aims to capture the spirit of both Nashville and the artist it celebrates. It’s a testament to the evolving capabilities of mass timber and its potential to shape unique, inviting experiences in the heart of bustling city centers.

‍

Project Teams and Individuals:

• Sansin - Wood Sealer
• Bottled Blonde Nashville - Owner
• DFH Services - MEP Engineers
• Barge Civil Associates - Civil Engineers
• Turner Construction Company - General Contractor
• Mass Timber Services - Mass Timber Supplier
• EMC Structural Engineers, P.C. - Structural Engineer
• Anecdote Architectural Experiences - Architect

Frequently Asked Questions (FAQs):

• Where is Jelly Roll's Goodnight Nashville located? It is located downtown along legendary Lower Broadway in Nashville, Tennessee.
  ‍
• What is notable about the building's construction? The four-story building is constructed with mass timber, specifically Cross-Laminated Timber (CLT) and Glue-Laminated Timber (GLT), as a contemporary nod to the area's historic heavy timber warehouses.
  ‍
• What unique features does the building have? Features include a double-height space with a large rotating skull, an open stair, a mezzanine for viewing live music, and a top level with garage doors opening to a rooftop terrace, noted as the highest rooftop in Music City.
  ‍
• What is the building type and size? It is classified as an Assembly building (Restaurant) and is 31,290 square feet.
  ‍
• What is the significance of the design? The design aims to be a "love letter" to Nashville, incorporating a rustic, tattoo-themed bar aesthetic and creating a warm, inviting space that blends the warmth of mass timber with an industrial material palette.

‍

Ever walk into a building and instantly feel a connection to nature? That's the kind of experience the design team envisioned for the new Redmond Senior & Community Center in Redmond, Washington. But this isn't just another aesthetically pleasing civic structure; it's a groundbreaking project that's pushing the boundaries of sustainable construction, particularly in its innovative use of mass timber sourced from climate-resilient forests. How did this forward-thinking project come to life, and what lessons does it hold for the future of our industry?

A Vision Rooted in Community and Sustainability

For five years, the City of Redmond engaged with its community, stakeholders, and seniors to define the priorities for this new center. The result is a thoughtfully designed 52,000-square-foot facility that replaces the former senior center and offers a vibrant hub for recreational events and activities for all generations, with dedicated spaces for seniors. Think of it: senior-dedicated lounges and libraries, a large multipurpose community room, active recreation areas including a flexible gym and an elevated indoor walk/jog track, and even a Kids Zone.

But the ambition didn't stop at creating a welcoming space. The City of Redmond also aimed to embody its reverence for the surrounding landscape and need to align with its Climate Emergency Declaration goals. This commitment led to a deep dive into sustainable building practices, with LEED Gold certification as a key target.

The Mass Timber Difference: More Than Just Aesthetics

The design team, led by Opsis Architecture, with Johnston Architects as the associate architect, recognized the potential of mass timber to meet both the aesthetic and sustainability goals. They opted for Mass Plywood Panels (MPP) from Freres Engineered Wood, a veneer-based engineered wood product made from Douglas-fir. Jason Fehlman, CFO and superintendent of Carpentry Plus Inc., the mass timber installer, noted, "MPP was used to create the second floor structure as well as the roof structure for the majority of the building and its versatility, with applications in an elevated track in the gymnasium, select walls, and stairs.”

Why MPP? Tyler Freres, Vice President of Sales at Freres Engineered Wood, points out a key advantage over cross-laminated timber (CLT), stating, "This double cantilever roof is a difficult thing for most wood materials to accomplish... CLT... requires more joists to support it. MPP, however, is a stronger material, allowing a single panel to cantilever in more than one direction". Fehlman of Carpentry Plus echoed this sentiment, saying, "From an unbiased perspective, MPP has a better structural performance than CLT... It’s stiffer than CLT, so it performs better when it’s cantilevering out". This structural superiority allowed for striking architectural features, like the double cantilever roof at the senior entrance with exposed MPP.

Beyond structural benefits, the exposed wood elements contribute to the building's warm and inviting atmosphere, creating a subtle nod to the outdoors. Even the gymnasium's elevated walk/jog track showcases MPP in a unique application.

‍

A First for Climate-Resilient Wood

The Redmond Senior Center didn't just use mass timber; it pioneered the recognition of climate-resilient wood in green building. The innovation point, awarded under the innovation category, underscores the project's commitment to exceeding standard sustainable forestry certifications, such as those from the Forest Stewardship Council (FSC). The team earned the Innovation point by developing a new, documented framework that linked wood use to climate-resilient forest management — a first in LEED history.

Sustainable Northwest played a crucial role, partnering with the U.S. Bureau of Land Management (BLM), Freres Engineered Wood, and Opsis Architecture to track the wood from the forest to the final installation. The Douglas-fir used for the MPP was harvested from BLM forestland in Oregon’s Willamette Valley as part of a forest restoration project. This project aimed to remove small-diameter trees from an overstocked stand at high risk for catastrophic wildfire. Forest scientists and Sustainable Northwest monitored and documented the restoration efforts.

Paul Vanderford, director of green markets for Sustainable Northwest, explained the significance: "We’ve been working since 2019 with leaders in the green building industry to build with and gain credit for using wood products linked to climate-resilient forest stewardship under the LEED and Living Building Challenge certification systems. This innovation point for the Redmond Center gets the entire industry one step closer to being recognized for building with wood that supports healthy forests, a healthy climate, and resilient landscapes". - Sustainable Northwest

Points can be earned by:

• Demonstrating exemplary performance.
• Introducing new sustainability strategies.
• Using materials or methods not yet formally recognized but with strong environmental value.

The innovation point was awarded because Sustainable Northwest facilitated two unique achievements not typically addressed by existing certifications or LEED points:

• Full disclosure of wood sourcing: The project traced the wood from the building back to the specific forest, documenting mill-level log sourcing data.
• Verification of forestry's contribution to landscape resilience and climate values: The project demonstrated that the forestry practices improved forest health, reduced wildfire risk, increased biodiversity, and stored more carbon.

Sustainable Northwest audited the harvest site, noting selective harvesting, healthy riparian areas, species and age diversity (including cedar), and the absence of chemical use – an "excellent example of restoration forestry." This level of transparency and traceability, as Vanderford noted, is a way to "build relationships and elevate the values behind the wood products everyone uses". Furthermore, this system has the potential to advance equity by tracking wood from specific landowners, such as tribes and minority-owned businesses.

Integrated Sustainability Measures

Beyond the use of climate-resilient mass timber, the Redmond Senior Center incorporates a holistic approach to sustainability. The all-electric center is designed to achieve a projected 56.2% reduction in energy costs. An expansive rooftop photovoltaic array will generate renewable energy, aiming to provide 50% of the energy needed to operate the building. Efficient mechanical, plumbing, and electrical systems, as well as high-performance windows and doors, further contribute to energy efficiency. This highly efficient mass timber building is estimated to provide a carbon benefit equivalent to taking 286 cars off the road annually or powering 143 homes for a year.

Structural Ingenuity and Collaboration

The structural design, led by Lund Opsahl, utilized MPP supported by glue-laminated (glulam) beams and columns. The gymnasium features long-span glulam girders supporting the cantilevered walk/jog track, with concealed steel elements strategically incorporated to mitigate vibration. The second-floor weight room and aerobics center include a special multi-layered floor assembly to dampen vibration and reduce sound transmission. Throughout the building, exposed timber necessitated concealed beam-to-beam and beam-to-column connections, resulting in a refined aesthetic that showcases the mass timber elements.

Looking Ahead: A Model for Sustainable Civic Architecture

The Redmond Senior and Community Center is now open. It stands as a testament to what can be achieved when community needs, environmental responsibility, and innovative construction techniques converge. It demonstrates the viability and benefits of using mass timber, particularly wood sourced from climate-resilient forestry practices. This project not only provides a vital community hub but also serves as a model for future sustainable building endeavors, paving the way for greater recognition and adoption of climate-smart wood in the construction industry.

Project Team:

• Owner: City of Redmond
• Design Architect: Opsis Architecture  
• Associate Architect: Johnston Architects
• General Contractor: Absher Construction Company  
• Mass Timber Supplier: Freres Wood
• Mass Timber Installer: Carpentry Plus, Inc.  
• Structural Engineer: Lund Opsahl
• Wood Advisor: Sustainable Northwest  
• Hardware Supplier: Simpson Strong-Tie  
• Civil Engineer: Herrera Inc.
• Lighting Engineer: LittleFish Lighting
• Landscape Architect: Groundswell Landscape Architecture
• Mechanical, Electrical, Plumbing Engineer, Technology Designer, Energy Modeling/LEED: PAE  Consulting Engineers

Frequently Asked Questions (FAQs):

• What is climate-resilient wood? Climate-resilient wood originates from forests that are managed to enhance their health, complexity, and resilience in the face of climate change. These practices often involve selective harvesting, promoting species diversity, and managing for natural disturbances. It's an outcome-based approach that recognizes various forms of forest stewardship.

• Why did the Redmond Senior Center receive a LEED innovation point for its wood use? The U.S. Green Building Council (USGBC) awarded an innovation point because LEED didn't have an existing category for climate-resilient wood. The project was innovative due to the use of mass plywood panels (a newer product), the implementation of climate-resilient forestry practices exceeding standard sustainable harvesting, and the unique tracking and verification of the wood's origin and its contribution to forest health.

• Where did the mass timber for the Redmond Senior Center come from? The Douglas-fir used to create the Mass Plywood Panels was harvested from Bureau of Land Management (BLM) forestland in Oregon’s Willamette Valley. This harvest was part of a forest restoration project aimed at improving the health and resilience of an overstocked stand.
• How was the sustainability of the wood verified? Sustainable Northwest partnered with the BLM, Freres Engineered Wood, and Opsis Architecture to track the wood's journey. They also audited the harvest site in person, documenting the ecological forestry practices implemented. This documentation was submitted to the LEED review team for verification.

Have you ever imagined a luxurious mountain retreat that not only connects you deeply with nature but also treads lightly on the planet? In the heart of Snowmass Base Village, Colorado, a new development has emerged that does just that: Aura Snowmass. This exclusive collection of twenty-one ski-in/ski-out residences isn't just another high-end project; it's a testament to the power of mass timber construction and sustainable design principles, offering a uniquely modern take on traditional alpine architecture.

So, what makes Aura so special? Beyond its prime location flanked by the vast playground of Snowmass Resort, it's the very bones of the buildings – the exposed cross-laminated timber (CLT) structure – that sets it apart. This wasn't a mere aesthetic choice; it was a deliberate decision driven by a commitment to mitigate the effects of new development on climate change and align with sustainable design. As developer Andy Gunion aptly put it, "A mass timber structure turned out to be the perfect fit for the direction we wanted to take on the aesthetics of the project," Andy Gunion said. - East West Partners

Think about it: traditionally, mountain architecture often conjures images of heavy timber framing. Aura takes this a step further, embracing the engineered beauty of mass timber. This choice not only infuses the interiors with a strong biophilic design expression by leaving much of the timber exposed but also significantly reduces the building’s embodied carbon footprint. Isn't it compelling how a structural material can contribute so directly to environmental responsibility while simultaneously enhancing the living experience?

The stats speak for themselves. Completed in 2023, Aura stands as a five-story multi-family building encompassing an impressive 100,907 square feet. Categorized as a Construction Type III-A building utilizing a Mass Timber building system and Cross-Laminated Timber (CLT), Aura showcases the viability and appeal of this innovative construction method for residential projects.

The decision to use mass timber wasn't just about sustainability; it also played a crucial role in the aesthetic vision for Aura. The exposed CLT creates a sense of warmth and connection to the natural world, perfectly complementing the luxurious finishes and the breathtaking up-mountain and down-valley views. Imagine the feeling of living within a structure where the very material speaks of the forest from which it came.

"We’re thrilled with how the design turned out and how the market is receiving it," Andy Gunion said. - East West Partners

And indeed, the market response was swift, with six of the twenty-one ultra-luxury residences selling in just the first six weeks of sales. This enthusiasm underscores the growing appreciation for both sustainable construction and thoughtful design in high-end residential developments. In fact, Aura has now sold out its residential collection, welcoming twenty-one owner families. This success hints at a broader trend: discerning buyers are increasingly prioritizing homes that reflect their values, including environmental consciousness.

Beyond the innovative use of mass timber, Aura also boasts impressive sustainability credentials. These ultra-efficient, all-electric homes utilize 100% renewable energy sources, resulting in zero ongoing carbon emissions from the building itself. This commitment to minimizing environmental impact extends beyond the structure to the very operation of the residences.

The project team behind Aura brought together a wealth of expertise to bring this vision to life. KL&A Engineers and Builders served as the Structural Engineer, ensuring the integrity and stability of the mass timber structure. The architectural vision was crafted by 4240 Architecture , who skillfully blended modern design with the inherent beauty of the exposed wood. The project was spearheaded by Owner / Developers Andrew Gunion and East West Partners, with Haselden Construction serving as the General Contractor. The collaboration of these talented teams was instrumental in the successful realization of Aura Snowmass.

For prospective homeowners, Aura offered more than just stunning architecture and a prime location. The residences were designed with health and wellness in mind, featuring an abundance of natural light, exceptional indoor air quality, and those striking biophilic design elements. The spacious four- and five-bedroom flex floor plans catered to both full-time and second-home mountain living. Inside, gourmet kitchens with high-end Wolf appliances, expansive terraces, and private bathrooms in every bedroom/bunkroom provided the ultimate in comfort and luxury. Two elegant finish packages, Contemporary and Alpine, allowed owners to personalize their spaces.

Aura also fostered a strong sense of community and access to the mountain lifestyle. Amenities included private ski lockers (which cleverly transform into bike storage in warmer months), the Aura Lounge for social gatherings, the serene Aura Grotto with spa pools, a private fitness studio, a saltwater Village pool, on-site concierge, and a luge shuttle service.

While Aura Snowmass has achieved a successful sell-out, its legacy serves as an inspiring example for future developments. It demonstrates that luxury, innovative construction, and environmental responsibility can go hand in hand. Projects like Aura are paving the way for a more sustainable and architecturally rich future in the built environment.

‍

Project Team:

Owner / Developer: Andrew Gunion & East West Partners

Architect: 4240 Architecture

Structural Engineer: KL&A Engineers and Builders

General Contractor: Haselden Construction

‍

Frequently Asked Questions (FAQs):

1. What is mass timber construction? Mass timber refers to a category of engineered wood products made by binding together multiple solid wood laminations, dimensions, or strands using adhesives, fasteners, or friction. Examples include cross-laminated timber (CLT), glued laminated timber (glulam), nail-laminated timber (NLT), and dowel-laminated timber (DLT). These materials offer high strength and stability, making them suitable for various structural applications.
2. Why was mass timber chosen for the Aura Snowmass project? Mass timber was chosen for Aura Snowmass in part to help mitigate the effects of new development on climate change and because it aligns with principles of sustainable design. Additionally, it provided the desired aesthetic for a strong biophilic design expression and a uniquely modern take on traditional alpine architecture.
3. What are the key sustainability features of Aura Snowmass? Aura Snowmass features a mass timber structure that significantly reduces the building’s embodied carbon footprint. The homes are ultra-efficient and all-electric, using 100% renewable energy sources, resulting in zero ongoing carbon emissions from the building itself.
4. What types of residences were offered at Aura Snowmass? Aura Snowmass offered an exclusive collection of twenty-one ski-in/ski-out residences, featuring spacious four- and five-bedroom flex floor plans.
5. Who were the key companies involved in the Aura Snowmass project? Key companies involved in the Aura Snowmass project included East West Partners (Owner / Developer), 4240 Architecture (Architect), KL&A Engineers and Builders (Structural Engineer), and Haselden Construction (General Contractor).

👋 If you enjoyed this - you can...

Level Up Your Mass Timber IQ & Stay Up to Date on Industry Trends

with original reporting, people you should know & must-read headlines direct to your inbox!

Click Here to Subscribe to the Mass Timber Times

And if YOU want to join a community of mass timber experts IN PERSON for advanced education, project collaboration and networking events that you actually want to attend - check out the Mass Timber Group Summit below...

👉 Get Your Ticket Now

Have you ever walked into a space and instantly felt that it was designed with you in mind? That’s the feeling echoing through the halls of the newly expanded Washington Center for Deaf and Hard of Hearing Youth (CDHY) aka Washington School for the Deaf, Divine Academic & Hunter Gymnasium in Vancouver, Washington. This isn't just another school construction project; it's a testament to thoughtful design, deep collaboration, and a profound commitment to creating an optimal learning environment for deaf and hard of hearing students.

For the students and staff at CDHY’s Washington School for the Deaf (WSD), the completion of the Divine Academic Building and the Hunter Physical Education Building marks a significant milestone. As the state’s only residential American Sign Language (ASL) – English bilingual school for deaf and hard of hearing students, CDHY plays a vital role in ensuring these young individuals reach their full potential. The expansion, a two-year endeavor, brings much-needed modern facilities to a campus that hadn't seen new classroom construction since 1971.

So, what makes this project so special for the architects, engineers, and construction experts involved? It’s the intentional integration of DeafSpace principles, the innovative use of mass timber, and the unwavering focus on the unique sensory and communication needs of the students.

‍

From Vision to Reality

Bringing this vision to life was a collaborative effort spearheaded by Skanska, a leading construction and development firm, and Mithun, their design partner. The Washington State Department of Enterprise Services (DES) provided project management, ensuring the project aligned with the state’s goals. But perhaps the most crucial aspect of the process was the deep engagement with the CDHY community itself.

Trevor Wyckoff, Senior Vice President and Account Manager at Skanska, emphasized this collaborative spirit, stating, “We wanted to be part of the Center for Deaf and Hard of Hearing Youth project because of the positive impact it would have on the students, families, staff, and entire community”. He further noted, “We collaborated with Mithun, the Department of Enterprise Services, and CDHY, to engage students and staff throughout the design and building process, creating a sense of ownership and excitement for the new buildings”. This wasn't just about constructing buildings; it was about co-creating spaces that truly served their users.

‍

Mithun partner JoAnn Hindmarsh Wilcox echoed this sentiment, saying, “Our team is honored to be conversation partners with the Washington School for the Deaf community”. She highlighted the core principle guiding the design: “Understanding the importance of maintaining Deaf culture, and ensuring students have full access to information, become our collective hearthstone as we worked together to consider every aspect of the Deaf experience and tune the buildings accordingly”.

Even beyond the core team, specialist expertise played a vital role. Consultants Hansel Bauman and Robert T. Sirvage brought their knowledge of DeafSpace Guidelines to inform every aspect of the design and construction.

‍

DeafSpace and Sensory Sensitivity

What exactly are DeafSpace Guidelines? They are a set of design principles that address the unique spatial and sensory needs of deaf and hard of hearing individuals. Alan Halleck, Skanska project executive, even studied ASL to better understand these guidelines and the community’s needs. As Halleck explained, these principles require that “multi-purpose spaces are designed to enhance American Sign Language (ASL)-English bilingual instructional practices through improved technology infrastructure and incorporating DeafSpace design principles, including sensory reach, space and proximity, mobility, light and color, and acoustics”.

Shauna Bilyeu, executive director at CDHY, underscored the importance of these considerations: “This expansion means two brand new and much-needed spaces for improved learning and athletics in this unique student environment,” she said. She further elaborated on the tangible design outcomes, mentioning “wider-set hallways for active ASL (American Sign Language) communication and so much other care and concern for the needs of our unique community”. Wider hallways allow students to walk side-by-side while signing, maintaining visual communication.

The design also considered acoustic vibration as a communication method, with floors accommodating these vibrations. Natural lighting was another key element, with extensive use of large windows – often with low-glare coatings to prevent eye strain. As Bilyeu noted, the partners “cared so deeply about getting it right”.

‍

The Beauty and Benefits of Mass Timber

Beyond the DeafSpace considerations, the project stands out for its innovative use of mass timber. The Divine Academic Hall incorporates glue-laminated timber for columns and beams, and three-ply cross-laminated timber (CLT) for the roof structure and floors. According to Whitney Geier, Director of Marketing at Skanska, the mass timber species for both glulam and CLT is Douglas-Fir-Larch, harvested from forests in the Kootenays in British Columbia. The project utilized 131 cubic meters of glulam (a running length of 5770 feet) and 308 cubic meters of CLT (roughly 10,876 cubic feet).

This choice of material wasn't arbitrary. Informed by Mithun’s Building Better Schools R+D study, the mass timber system proved to be cost-competitive with traditional building methods and resulted in a ratio of less than .50 cubic feet of wood fiber per gross square foot of building area, below industry standard.

‍

But the benefits extended beyond cost. As noted, Kalesnikoff said “the mass timber design was optimized to bring biophilic benefits to student well-being and learning outcomes.” Furthermore, it helps make the most of acoustic vibrations to extend occupants’ sensory reach, a crucial element for deaf individuals who rely heavily on visual and tactile cues.

Shauna Bilyeu expressed her personal connection to the material: “Many of our students live on campus from Sunday through Friday, so it was important that the school feel like home. I wanted buildings that were happy and full of light. To me, that meant mass timber”. The use of wood also pays homage to the school's history, connecting back to a demolished campus landmark, the Red Barn, which held deep community significance.

‍

Navigating Challenges and Achieving Excellence

No construction project is without its hurdles. Abe Ott, Director of Marketing & Proposals at JH Kelly, the design/build MEP trade partner said "there is a critical need for early detailing and coordination due to the custom fabrication and lead times of the CLT components.” He emphasized the close collaboration between the electrical, mechanical, and plumbing teams to maximize space within the mass timber structure and preserve its aesthetic.

Ott also pointed out the challenges posed by the Pacific Northwest weather. “As the building was erected during rain and snow events, the mass timber elements ended up pulling in moisture,” he explained. To mitigate this, heaters and dehumidifiers were used to dry the wood as the building envelope was completed.

‍

Whitney Geier from Skanska shared unique challenges encountered during the design phase. Initially, mass timber wasn't part of the proposed design. The subsequent addition required a new builder’s risk insurance policy with a significantly higher premium. Through collaboration between Skanska, PCS Structural Solutions (the engineer), and Mithun, they submitted a detailed risk mitigation application, successfully negotiating the insurance fee down.

This project also had exposed conduit on the surface of the floor deck that needed to be addressed. “Using USG's solution, this installation allowed for the exposed conduits to be encapsulated in the first layer of poured gypsum flooring rather than routing out the CLT deck to bury the conduit. This provided an efficient solution for hiding the conduit while saving both time and labor. The applicator, Ultra Quiet Floors, assisted with installation of the USG Levelrock® Brand gypsum underlayment and sound mat on the project, drawing on their extensive knowledge of installing such systems in mass timber construction.” - Jennifer Chambers, USG Specifications Manager

The project is on track to achieve LEED Gold certification, demonstrating a commitment to sustainability. According to Whitney Geier, the project has an embodied carbon emission of 88.5 kgCO2e/m2, exceeding most benchmark projects.

‍

A Legacy of Care and Innovation

The expanded CDHY campus isn't just about new buildings; it's about creating a holistic environment that fosters linguistic, cognitive, social, and emotional development while honoring Deaf culture. The new 35,000-square-foot Divine Academic Building includes innovative classrooms and a media center, while the 15,000-square-foot Hunter Gymnasium provides a purpose-designed space for physical education. A sensory-focused and accessible playground, a secure walkway connecting the buildings, and an improved parking area further enhance the campus. A new outdoor field is slated for completion in Spring 2025.

As Washington Governor Jay Inslee remarked at the ribbon-cutting ceremony, “We are witnessing how partners in funding, design and construction have modeled this innovative solution for this special needs population. Washington state is proud to support the needs of deaf and hard of hearing youth”. - Skanska

For the students, families, and staff at CDHY, this expansion represents more than just new facilities – it signifies a renewed commitment to their unique needs and a brighter future for generations to come. As Shauna Bilyeu aptly stated, “We now have a beautiful school that is unique to our community. It’s sustainable and something that the larger metro Vancouver area is proud of”.

‍

Project Team:

• Owner: Center for Deaf and Hard of Hearing Youth (CDHY)
• Project Management: Washington State Department of Enterprise Services (DES)
• Progressive Design-Build Lead & General Contractor/Construction Manager: Skanska
• Architecture, Landscape, and Interior Design: Mithun
• DeafSpace Consultants: Hansel Bauman and Robert T. Sirvage
• Structural Engineer: PCS Structural Solutions
• MEP and Technology: Glumac, JH Kelly, LLC
• Civil Engineer: Harper Houf Peterson Righellis
• Fire Protection: McKinstry
• Mass Timber Supplier: Kalesnikoff Mass Timber
• Gypsum Underlayment and Sound Mat: USG

Photography: Candra Burns , Lara Swimmer, and Abe Ott

Candra's Editor Note: Washington State is leveling up the accommodation in old spaces. WOW!! Growing up in a place with this kind of history and beauty has made me fortunate. I ended up with an owner trained Service Dog later in life who is now retired. I understand the sensory needs of people and had to come see this project while under construction. I knew that exposed mass timber and the windows would make light everywhere in the room appear bright for students to navigate better. The stairs are wide enough for students to do sign language and walk at the same time with multiple people at once. I accommodated myself my whole life for sensory needs and this is the best school for future needs of those with the visual, tactile, and spatial needs.

Frequently Asked Questions:

1. What are DeafSpace Guidelines, and how were they incorporated into the CDHY expansion project? DeafSpace Guidelines are design principles focused on the visual, tactile, and spatial needs of deaf and hard of hearing individuals. They were incorporated throughout the design process through collaboration with DeafSpace consultants, resulting in wider hallways for signing, strategic use of lighting, and consideration of acoustic vibrations.

2. Why was mass timber chosen as a primary building material for the Divine Academic Hall? Mass timber was chosen for its cost-competitiveness, biophilic benefits promoting well-being, its ability to enhance sensory reach through acoustic vibrations, its aesthetic appeal in creating a home-like environment, and its lower embodied carbon footprint, aligning with sustainability goals.

3. What were some of the unique challenges faced during the construction of this project? Unique challenges included the need for meticulous early coordination due to the prefabricated nature of the CLT, managing moisture in the mass timber during rainy weather, and addressing unforeseen structural conditions related to an existing basement.

4. How did the design team ensure the new facilities met the specific educational and cultural needs of the deaf and hard of hearing students? The design team engaged students and staff throughout the design process, conducted deaf-led workshops, and prioritized visual access and ASL-English bilingual instructional practices through the incorporation of DeafSpace principles and improved technology infrastructure.

5. What is the expected sustainability performance of the new CDHY facilities? The project is on track to achieve LEED Gold certification and demonstrates strong sustainability performance through the use of mass timber, resulting in an embodied carbon emission of 88.5 kgCO2e/m2, which exceeds most benchmark projects.

‍