mass timber

With one project under construction and others in development, MFDS uses mass timber construction in the right situations and circumstances. 
There are a few compelling reasons why it's gained a lot of buzz. Attention to climate change and carbon, ripe conditions in densifying urban areas, and the technological modernization of the traditional timber industry have led to increasing interest in using this sustainable, carbon neutral building material.
For the client,
mass timber is fast, efficient, and different. In addition to market-differentiation, it offers maximum space utilization for buildings in dense, urban areas with its efficent structural system that provides long clear spans and thinner floor assemblies. The prefabrication of a mass timber superstructure and its kit-of-parts construction save months off construction schedule compared to more conventional construction methods, which equate to cost savings as carrying costs are reduced. At mid to high rise construction, it is cost competitive with conventional construction types, offering more value at a similar price point.
For the user,
exposing the mass timber and CLT, with its warm wood texture, offers a more natural and honest expression of the building and structure, a departure from the drywalled white boxes that have become typical in many project types, multifamily in particular. The clear spans afforded by the structure allow for dramatic expanses of exposed timber on ceilings and walls. With the mass timber frame, the exterior walls are free of structure, allowing for large expanses of glazing - letting in natural light and offering a visual transparency typically only afforded by concrete or steel construction while still providing the warm aesthetic of wood.
For the built environment, for the community,
mass timber provides numerous environmental benefits. It is a renewable resource, sourced from sustainably managed forests. The structure itself is a carbon sink, the wood trapping and storing carbon during its building lifecycle. This equates to a vastly reduced embodied carbon footprint, reducing the overall impact buildings and the construction industry have in overall energy consumption and carbon footprint. Mass timber is also a far more suitable material for energy efficient buildings, it is far less conductive and more insulating than concrete and steel.

why mass timber?

Mass timber offers a variety of benefits that serve client, user, and built environment. While still a novel structural system in the US, it is a less nascient typology in Canada and Europe that continues to gain traction with its realized benefits in built projects. These observed benefits carry into our projects at MFDS.

case study: a Boston mass timber first

Our project at 11 E Lenox St is currently in construction, with the mass timber due to be installed on site in September 2021. The realization of a mass timber concept was culmination of proactive and collaborative efforts from the entire development team.

Through precedent study, research, and visiting mass timber projects in the northeast region; the team connected with industry experts and liasons to guide our initial fact-finding efforts through a rigorous feasibility phase, eventually leading to the final mass timber design that is implemented in the diagram below. 
a practical hybrid approach
While the majority of the structure is mass timber, a hybrid approach was utilizied to meet the specific conditions of this project. A parking garage at grade, with its vehicular design and clearance restrictions, necessitated the use of 7 steel posts for structural transfer and clearance height, for which a mass timber solution would have pushed the building over the high-rise threshold. 
specific project benefits from mass timber
7 stories under 70ft - The structural efficiency and relative thinness of mass timber allows for 7 stories under 70ft, which is only achievable with post-tensioned concrete and all steel options. Staying under 70ft avoids the extra costs and ramifications of designing to high-rise requirements. A podium system with a 5-story stick built frame over a 2-story concrete podium would yield unallowable ceiling heights under 70ft. 
Compatibility and consistency with sustainable design - Mass timber as a material is a carbon sink, its production from raw lumber into timber produces vast amounts less CO2 than concrete and steel, and is an excellent structural material in support of creating a high performance highly insulated thermal envelope.
Estimate 2 months saved off construction - The complete prefabrication of the building superstructure will save an estimated 2 months as compared to a conventional concrete or steel system. With the prefabricated components, the mass timber superstructure will be erected a floor per week.
Unique interior spaces and market differentiation - About 80% of the cross laminated timber floors will be exposed on the underside, providing a warm, natural wood ceiling finish. The glulam posts and beams are also exposed, which with the exposed ceilings will yield warm and inviting interior spaces.
The BERDO ordinance measures its metrics for building operation energy consumption in carbon dioxide, as part of the the City of Boston's overall goal to reduce carbon emissions from all sources - from vehicles, from energy consumption, and from materials.

Mass timber's greatest asset is its low embodied carbon footprint as a sustainably sourced and renewable material. While mass timber's greatest benefits are in embodied carbon, it helps reduce operational carbon as an excellent thermally insulating material in a high performance thermal envelope

Combining mass timber with passive house or sustainable design are a winning combo in reducing the built environments overall embodied carbon footprint and operational carbon.
BERDO building emissions standards targets (in kgCO2e/SF/yr)
BERDO: Boston's Building Energy Reporting and Disclosure Ordinance
With the BERDO 2.0 Ordinance just passed, buildings in the City of Boston larger than 20,000sf will be required to reduce their energy usage (EUI) over a 30 year span in pursuit of the City's goal of achieving net zero carbon in building energy consumption. Designing for the future is no longer an abstract idea, it's imperative for clients and developers to build energy efficient buildings that will meet the 30 year goal and deadline. 

MFDS mass timber projects in the works

In addition to our 11 E Lenox project under construction, we have other mass timber projects in the works. 

We are currently in design development on a 12 story high-rise hotel at 88 N Washington St in Boston. It will be the first tall wood building in New England, and is also being designed to Passive House standards.

Another 7 story multifamily project is in development and community outreach in the Fenway area of Boston, stay tuned for more news.

We're also currently looking into adapting our 1127 Harrison project into mass timber, using mass timber on the vertical addition to the existing two story concrete building.

interested?

Let's chat. Feel free to contact us to talk mass timber and your project.