Choosing the Right Building Material for Mid to High Rise Residential Construction (6-30 stories)

Mid to high-rise construction continues to be a large portion of new developments, as the demand for housing and affordable accommodations continues to rise. Selecting the right materials is crucial for mid to high-rise construction to ensure safety, efficiency, and longevity. When it comes to building tall structures, architects and engineers often face a choice among four primary materials: precast concrete, wood, cast in place concrete, and concrete masonry.

Each material has its unique advantages and limitations, and the choice largely depends on the project's specific requirements. In this blog, we’ll explore when to use precast concrete, wood, cast in place concrete, or concrete masonry.

1. Precast Concrete

What is Precast Concrete? Precast concrete involves casting concrete elements in a controlled factory environment before transporting them to the construction site. These elements, which can include walls, floors, and columns, are assembled on-site to create the final structure.

When to Use Precast Concrete:

• Structural Strength: Precast concrete is known for its high compressive strength and durability. It’s well-suited for mid to high-rises where the structural load demands significant strength

• Speed of Construction: Because precast concrete elements are manufactured off-site, they can be quickly assembled on-site, leading to faster construction times. This is particularly beneficial in urban settings where time and space are constrained.
• Consistency and Quality Control: Factory-controlled conditions ensure high-quality and consistent elements. This reduces the likelihood of defects and improves overall structural reliability.

• Fire Resistance: Precast concrete has excellent fire resistance, making precast a good choice for high-rises where fire safety is a critical concern.

• Thermal Mass: Precast concrete has excellent thermal mass properties, meaning they can absorb and retain heat. This helps in regulating indoor temperatures, leading to potential energy savings on heating and cooling.

• Sound Insulation: The density of precast concrete provides effective sound insulation, making it suitable for buildings in noisy environments or those requiring soundproofing.

• Aesthetic Versatility: With a wide range of finishes, textures, and colors available, precast concrete can be customized to suit various architectural styles and preferences.

Limitations:

• Transportation and Installation: Precast concrete components require transportation to the site, which can be challenging in densely populated areas. Additionally, cranes are needed for installation, which adds to the complexity of the construction process.
• Flexibility: Precast concrete elements are less flexible in terms of design changes once they are manufactured. Alterations can be more challenging compared to other materials.

We first joined the project team to provide environmental expertise related to redeveloping the site. We began by completing a Risk Assessment to evaluate the potential of redeveloping the property and any challenges that would need to be mitigated due to its historical uses. Our team was successful in securing the necessary environmental approvals so that redevelopment could progress.

Our civil engineers also contributed to the early phases of the project by completing a Functional Servicing Report, identifying how the site would be serviced, including water, sanitary, and storm connections to existing municipal infrastructure.

Our structural engineers joined the team to complete the design of the 20-storey tower. Precast concrete was selected for its consistency, quality and production speed. We took careful consideration when designing the structural layout to transfer loads around the existing historical building, ensuring the careful preservation and protection of the historic brick fa?ade.

A pool was also integrated above the six-storey parking structure, adding to the complexity of the design. A thin elastomeric waterproofing system was required to protect the garage, and our building restoration engineers were able to aid with detailing the system and reviewing the application during construction.

We also completed a Designated Substance Audit in advance of the demolition and renovation work to identify and mitigate risk for workers at the site during construction activities.

Architect: ABA Architects Inc.

2. Wood

What is Wood Construction? Wood construction for mid to high-rises typically involves engineered wood products like cross-laminated timber (CLT) and glue-laminated timber (glulam). These materials are designed to offer structural capabilities like concrete and steel but with the added benefits of sustainability.

When to Use Wood:

• Sustainability: Wood is a renewable resource and offers a lower carbon footprint compared to concrete and steel. For projects aiming for sustainability, wood is an attractive option, especially with innovations in engineered wood.
• Aesthetic and Warmth: Wood provides a natural aesthetic that many find appealing. It can create a warm, inviting environment that concrete, and steel often lack.

• Lightweight: Wood is lighter than concrete and steel, which can reduce the load on the building’s foundation and the overall weight of the structure.

Limitations

• Fire Safety: Wood is more combustible than concrete and steel, which requires additional fireproofing measures and adherence to strict building codes.

• Durability and Maintenance: Wood requires regular maintenance to prevent issues such as rot, pests, and moisture damage, especially in high-rise applications where exposure is more significant.

• Building Code Restrictions: Many jurisdictions have stringent codes that limit the height of wood structures due to fire safety concerns, though these regulations are evolving as wood technology advances.

Working with the Architect and Design Build Contractor, our structural engineering professionals helped create a design that focused on energy-efficient modular construction.

The 41-unit supportive housing features timber framing and cross-laminated timber (CLT) floor, roof, and wall panels. CLT substitutes typical building materials such as concrete, masonry, and steel one for one combined modular panel. This allows for a more cost-efficient and resilient system. The exterior of the building consists primarily of EIFS with punch-style residential windows and an exposed concrete style stucco fa?ade.

Our civil engineering team developed solutions related to the servicing, grading and stormwater management solutions for the site that incorporated both phases of the development. To meet the City’s stormwater management requirements, a riverstone lined retention swale and a rain garden were proposed to promote infiltration.

Architect: Edge Architects Ltd (Now mcCallumSather )

3. Cast in Place Concrete

What is Cast in Place Concrete? Cast in place concrete refers to a construction method where concrete is poured and set directly at the construction site. Unlike precast concrete, which is manufactured off-site and transported to the location, cast-in-place concrete is mixed and poured into molds or forms on-site. This method is used for creating a variety of structures, including foundations, walls, columns, and slabs.?

When to Use??

• Design Flexibility: Cast in place concrete offers great flexibility in design. It can be molded into virtually any shape, making it ideal for complex and customized architectural features.?

• Seamless Construction: Since the concrete is poured on-site, there are no joints or seams between sections, which can enhance the structural integrity and aesthetics of the finished product.?

• Structural Strength: The on-site pouring and curing process allows for high-strength concrete that can be tailored to specific load requirements. This strength is particularly beneficial for large-scale or heavy-load applications.?

• Durability: Cast in place concrete is highly durable and resistant to environmental factors such as weather, pests, and fire, making it suitable for a wide range of applications.?

• Thermal Mass: Cast in place has excellent thermal mass properties, meaning they can absorb and retain heat. This helps in regulating indoor temperatures, leading to potential energy savings on heating and cooling.?

• Sound Insulation: The density of cast in place concrete provides effective sound insulation, making it suitable for buildings in noisy environments or those requiring soundproofing.?

Limitations?

• Weather Conditions: The curing process of cast in place concrete is sensitive to weather conditions. Extreme temperatures, whether hot or cold, can affect the curing time and quality. Proper measures, such as temperature control and moisture retention, need to be taken.?

• Site Preparation: Proper site preparation is crucial for successful cast in place concrete construction. This includes ensuring a stable base, proper formwork setup, and adequate reinforcement.?

• Labor and Expertise: The quality of cast in place concrete relies heavily on the skill of the construction team. Experienced workers are essential for proper formwork installation, mixing, pouring, and curing.?

• Long-Term Maintenance: While cast in place concrete is durable, it still requires regular maintenance to address potential issues such as cracking or surface wear. Routine inspections and timely repairs can help extend the lifespan of concrete structures.?

In the initial phase of its development, The Carrick will emerge as one of Waterloo’s newest 12-story buildings, constructed entirely with cast-in-place concrete. This phase will feature 139 one- and two-bedroom suites and includes three levels of underground parking.?

The design of The Carrick is characterized by a uniform grid that defines all building elevations. The distinctive layering from the podium to the mechanical penthouse helps to break up the building’s height, creating varied visual expressions across each tier. With its modern interior design, spacious well-appointed units, and custom finishes, The Carrick is poised to be a significant addition to Waterloo’s expanding apartment market.?

Residents will benefit from a range of amenities, including private balconies or terraces, a shared lounge with a catering kitchen, and a private dining room for family gatherings. The Carrick will also feature a rooftop terrace for private events, a rooftop putting green, a fully equipped gym with separate cardio and weight areas, and much more.?

MTE provided civil and structural engineering services for the development of The Carrick apartment building.?

MTE’s role in the project as the civil consultant will include the completion of a Functional Servicing and Stormwater Management Report to support the Severance Application and detailed site grading, servicing and stormwater management design for Site Plan Approval and Building Permit, as well as periodic general conformance reviews during construction.?

Our structural team developed cast in place concrete solutions for the buildings structure and design.

Architect: ABA Architects Inc.

4. Concrete Masonry Construction

What is Concrete Masonry Construction?

Concrete masonry construction utilizes concrete blocks or bricks, commonly referred to as concrete masonry units (CMUs), to build structures. These units are made from a mixture of cement, aggregate (such as sand and gravel), and water, which is poured into molds and cured to create solid blocks. Concrete masonry construction can be used for a wide range of applications, including residential, commercial, and industrial buildings.?

When to Use ?

• Durability and Strength: Concrete masonry units are highly durable and can withstand harsh weather conditions, impact, and fire. They are an excellent choice for buildings requiring long-term stability.?

• Thermal Mass: CMUs have excellent thermal mass properties, meaning they can absorb and retain heat. This helps in regulating indoor temperatures, leading to potential energy savings on heating and cooling. ?

• Fire Resistance: Concrete masonry is inherently fire-resistant. This makes it a popular choice for fire-rated walls and partitions, enhancing the safety of buildings.?

• Low Maintenance: Once installed, concrete masonry walls require minimal maintenance compared to other building materials. They are resistant to pests and decay, reducing the need for frequent repairs.?

• Sound Insulation: The density of concrete masonry provides effective sound insulation, making it suitable for buildings in noisy environments or those requiring soundproofing.

• Aesthetic Versatility: With a wide range of finishes, textures, and colors available, concrete masonry can be customized to suit various architectural styles and preferences.

Limitations?

• Site Preparation: Proper site preparation is crucial for concrete masonry construction. This includes ensuring a stable foundation and proper alignment of the masonry units.?

• Mortar and Bonding: Mortar is used to bond the masonry units together. The type of mortar and its application must be chosen carefully to ensure the strength and durability of the structure.?

• Reinforcement: In many cases, concrete masonry walls require reinforcement with steel bars or mesh to enhance their structural integrity. This is particularly important for load-bearing walls and seismic zones.?

• Thermal and Moisture Control: Proper insulation and moisture control are essential in concrete masonry construction to prevent issues such as condensation or thermal bridging. Incorporating insulation materials and moisture barriers can improve the performance of masonry walls.?

• Construction Techniques: The quality of construction depends on the skill of the masons and adherence to best practices. Ensuring that experienced professionals handle the installation can prevent common issues such as misaligned units or weak mortar joints.?

This new 9-story apartment complex, comprising 161 units, offers a range of spacious layouts including open-concept one-bedroom, one-bedroom plus den, two-bedroom, and two-bedroom plus den options. These modern apartments are designed with high-quality finishes and premium features, including elegant millwork, in-suite laundry, generous closet space, and walk-out balconies.?

Constructed with energy efficiency and cost-effectiveness in mind, the 171,000 sq. ft. building utilizes a hybrid construction system combining load-bearing masonry with hollow-core elements.?

Residents will enjoy access to a versatile event room with a kitchenette and private bathroom, a fully equipped fitness center, as well as ample parking and bike storage facilities.?

Our structural team provided structural engineering services for the development of the Northfield and Davenport Apartments using concrete masonry construction for the 9-storey apartment complex structure and design.?

Architect: ABA Architects Inc.

Conclusion?

Selecting the appropriate material for a high-rise building involves balancing structural requirements, cost, aesthetic goals, and the environmental impact.? By understanding the specific advantages and limitations of each material, architects and engineers can make informed decisions that best meet the needs of their projects.