April 22, 2009

B.C. architects, engineers support building code amendment for wood-framed structures

RICHARD GILBERT

staff writer

Professional engineers and architects in B.C. have laid the foundation for changes to the provincial building code, which allow the construction of taller wood-frame buildings.

The Office of Housing and Construction adopted changes to the B.C. Building Code, on April 6.

The amendments increased the limit on wood-frame structures from four to six storeys.

“From our perspective, the initiative to enable six story wood frames represents the desire for technical advance and the increased use of wood products to stimulate economic benefits in the province,” said Michael Ernest, director of professional practice with the Architectural Institute of British Columbia (AIBC).

“Wood is fundamental as a primary resource to the province’s economy.”

The Association of Professional Engineers and Geoscientists of B.C. (APEGBC) and the AIBC provided a detailed joint submission to the government in support of the changes.

“Essentially the bulletin deals with technical and practical issues related to structural, fire protection and building envelope engineering design,” said Peter Mitchell, APEGBC director of professional standards and development.

“It identifies fundamental issues that need to be addressed and in some cases, it provides suggestions for engineers to follow.”

During the government consultation, several groups expressed concerns with specific issues that needed to be addressed in a more comprehensive way.

“Wood frames are always less costly than concrete,” said Maureen Enser, executive director of the Urban Development Institute.

“There are complications, but these are not insurmountable.”

One concern identified by the AIBC was the co-ordination of shrinkage effects in relation to all building systems.

This issue has implications for other parts of the code, including structural performance, building envelope, mechanical, plumbing, drainage, electrical, elevating devices and others.

There were also concerns about fire resistance, water supply and fire flow capacity requirements for sprinklers, as well as the risks to fire fighters and emergency responders.

New seismic safety provisions were added three days before the building code took effect.

Even though the government has demonstrated its willingness to make amendments, it is not clear how the construction industry will respond to the changes.

“Right now, builders are taking a cautious approach to what they are building,” said Peter Simpson, CEO of the Greater Vancouver Homebuilders Association.

“If there is a market for it and it is cost effective, energy efficient and it works with construction schedules, they will do it. Its another viable option when considering residential construction and our builders will decide if they want to take advantage.”

The AIBC and the APEGBC worked on the changes to the code between July and December 2008.

Content was prepared by respective members, who possessed the appropriate technical expertise.

“We appointed practitioners to each group, who were delegated to prepare various sections,” explained Mitchell.

“They had direct experience with practice in B.C. and other jurisdictions, as well as being involved with the technical committees covered by the bulletin. The sole focus was to produce a document that will provide members with appropriate guidance when working on these buildings.”

The provincial government provided $100,000 worth of funding for the provision of guidance, which was distributed by the APEGBC to individuals working in task groups.

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