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