INTRODUCTION TO CONSTRUCTION TYPES

Presenters:
Code Consultant:

Steven R. Winkel, FAIA, PE

The Preview Group, Inc.
swinkel@preview-group.com

Contractor:

Scott Smith
James E. Roberts-Obayashi Corp.
Scott.wmith@jerocorp.com

Architect:

Anne Torney
WRT | Solomon E.T.C.
atorney@solomonetc-wrt.com

INTRODUCTION TO CONSTRUCTION TYPES

For Infill Multi-Family Housing

1. The five basic construction types (as defined by the

Building
and why Code)
its not that simple
2. Typical configurations for San Francisco housing
and why theres no such thing

3. Relative costs for different construction types

and why theyre not important

4. Case studies
Mid-rise vs. high-rise
Options for 5 stories of housing over non-residential
base

1. The Five Basic Construction Types

I

II

III

IV

Fire Resistance
Allowable Area

Most

Least

Allowable Height
Allowable # of Stories
Cost per Square Foot

Fire-Resistive: Concrete or Steel

Any Material with Fire Resistive Exterior Walls; Interior Any
Material
Wood: Heavy Timber
Any material

Rarely used for

new construction

 John Wiley & Sons, from Building Code Illustrated

Showing allowable building heights (with and without sprinklers) number of stories (with
sprinklers) and proportionate floor areas per story)

John Wiley & Sons, adapted from Building Code Illustrated

TYPICAL CONFIGURATIONS
TYPE V

Fulton Grove

TYPICAL CONFIGURATIONS
TYPE V

Del Carlo Court

TYPICAL CONFIGURATIONS
TYPE V over TYPE I PODIUM

Fine Arts
Building

TYPICAL CONFIGURATIONS
TYPE V over TYPE I PODIUM

8TH AND HOWARD

David Baker and Partners

TYPICAL CONFIGURATIONS
TYPE II or Type III over TYPE I
PODIUM

101 San Fernando

TYPICAL CONFIGURATIONS
Type I Midrise

Broadway Family
Apartments

TYPICAL CONFIGURATIONS
Type I Midrise

PLAZA APARTMENTS
LMS/ Paulett Taggart Architects

TYPICAL CONFIGURATIONS
Type I High-rise

International Hotel
Herman Coliver Locus Architecture

RELATIVE CONSTRUCTION COSTS Based on Construction

Type
# OF
RELATIVE
CONSTRUCTION TYPE
TYPE V:

RES.
STORIES

WOOD

4 MAX

RESIDENTIAL FLOORS

METAL (plywood deck)

TYPE III: *

WOOD

COST / SF

WHY

1.00
1.04

5 MAX

METAL (plywood deck)

1.03
1.07

+ fire-treated lumber framing at exterior

walls
+ metal

TYPE II:

METAL (metal deck)

5 MAX

1.10

+ metal deck w/ concrete topping

TYPE I:

MID-RISE (concrete)

8 MAX

1.25

+ concrete frame

HIGH-RISE (concrete)

UNLIMITED

1.30

+ fire safety features

+ 1% per floor over 9

GARAGE/UNFINISHE
D T.I. SPACE

TYPE I:

GARAGE ON GRADE
(multi-level)

0.40

GARAGE ON GRADE
(single level)

0.50

GARAGE BELOW GRADE

0.60

most efficient

+ shoring, waterproofing

* Man lift and possibly tower crane needed for buildings over 60. Cost per square foot varies.
Relative costs courtesy of Scott Smith of the James E. Roberts-Obayashi Corporation

WHY YOU SHOULD IGNORE THE PREVIOUS SLIDE

Relative construction costs are driven by type of
construction
AND
Site:
Unit
Type:

Shape, size, topography, soils, fire finishing & construction access,

zoning
Flats (double or single loaded), townhomes, studios, family
units, stacking, repetition

Ownership vs.
Rental
Circulation
Ratio of skin to interior
area
Size of project
Parking:

Yes or no, configuration, efficiency

Foundation Systems
Mechanical, Electrical and Plumbing Systems
Finishes
Et cetera

CASE STUDY: MID-RISE vs HIGH RISE

High-rise (403)

Mid-rise
Floor level (not height) at less than 75
feet above lowest Fire Dept. access

Defined as floor level at more than 75 above lowest

Fire Dept. access

Sprinklers required for R Occupancy

Sprinklers required

No elevator lobbies in sprinklered < highrise

No command center

Elevator lobbies

4 stories, elevator on emergency power

Elevator on standby power = generator, in 2 hour rated

room

(generator) or provide horizontal exit for

Fire command center

accessible means of egress (1007)

Fire alarm

Voice/alarm

No smoke control

Smoke control

Typ. stair shaft enclosures, 2 hour > 4 stories

Smoke proof enclosure

No standby power

Standby power for fire command, fire pump (if any)

Communication required for accessible means of

egress
No rescue air

Stairway communication
Rescue air replenishment system in SF

WHY 75 FOR A MID-RISE?

John Wiley & Sons, from Building Code Illustrated

 John Wiley & Sons, from Building Code Illustrated

CASE STUDY: MID-RISE VS. HIGH-RISE

OPTION

RELATIVE
COST/ S.F.

RELATIVE
COST/UNIT

RELATIV
E COST

UNIT
S

S.F.

66

97,500

1.25

$121,875

8 & 13-STORY
HIGH-RISE

100

136,000

1.30

$176,800

$1,768

13-STORY
HIGH-RISE

132

152,000

1.31

$199,120

$1,508

8-STORY
MID-RISE

Costs per S.F.

increase

$1,846

But costs per

unit may
decrease.

CASE STUDY: FIVE FLOORS OF HOUSING

CASE STUDY: FIVE FLOORS OF HOUSING

SANSOME & BROADWAY

CASE STUDY: FIVE FLOORS OF HOUSING over NONRESIDENTIAL BASE

SANSOME & BROADWAY

CASE STUDY: FIVE FLOORS OF HOUSING - OPTIONS

OPTION

5 stories Type II metal

over 1 story Type I
podium

5 stories Type III metal

over 1 story Type I
podium
4 stories Type III wood
over 1 story Type III
concrete over 1 story
Type I podium
5 stories Type III wood
over 1 story Type I
podium

C
D

TOTAL
#
STORIE
S

# OF RELATIVE CONSTRUCTABILI
UNITS COSTS
TY NOTES
Most??

Fire-resistive construction throughout,

including metal deck floors with
Levelrock topping
Could have plywood decking at floors

50
Avoids dense framing @ lowest wood
level & associated mech. & elect.
coordination issues
Least??

2-hour exterior walls w/ fire-treated

lumber; dense framing @ lowest wood
level, which can create utility
coordination issues

Option D appeared to be the option with the least cost for this particular project, but the
answer will vary from project to project.