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Presenters:
Code Consultant:
Contractor:
Scott Smith
James E. Roberts-Obayashi Corp.
Scott.wmith@jerocorp.com
Architect:
Anne Torney
WRT | Solomon E.T.C.
atorney@solomonetc-wrt.com
4. Case studies
Mid-rise vs. high-rise
Options for 5 stories of housing over non-residential
base
II
III
IV
Fire Resistance
Allowable Area
Most
Least
Allowable Height
Allowable # of Stories
Cost per Square Foot
Showing allowable building heights (with and without sprinklers) number of stories (with
sprinklers) and proportionate floor areas per story)
TYPICAL CONFIGURATIONS
TYPE V
Fulton Grove
TYPICAL CONFIGURATIONS
TYPE V
TYPICAL CONFIGURATIONS
TYPE V over TYPE I PODIUM
Fine Arts
Building
TYPICAL CONFIGURATIONS
TYPE V over TYPE I PODIUM
TYPICAL CONFIGURATIONS
TYPE II or Type III over TYPE I
PODIUM
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
RES.
STORIES
WOOD
4 MAX
RESIDENTIAL FLOORS
WOOD
COST / SF
WHY
1.00
1.04
5 MAX
1.03
1.07
TYPE II:
5 MAX
1.10
TYPE I:
MID-RISE (concrete)
8 MAX
1.25
+ concrete frame
HIGH-RISE (concrete)
UNLIMITED
1.30
GARAGE/UNFINISHE
D T.I. SPACE
TYPE I:
GARAGE ON GRADE
(multi-level)
0.40
GARAGE ON GRADE
(single level)
0.50
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
Ownership vs.
Rental
Circulation
Ratio of skin to interior
area
Size of project
Parking:
Foundation Systems
Mechanical, Electrical and Plumbing Systems
Finishes
Et cetera
Mid-rise
Floor level (not height) at less than 75
feet above lowest Fire Dept. access
Sprinklers required
Elevator lobbies
Voice/alarm
No smoke control
Smoke control
No standby power
Stairway communication
Rescue air replenishment system in SF
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
$1,846
C
D
TOTAL
#
STORIE
S
# OF RELATIVE CONSTRUCTABILI
UNITS COSTS
TY NOTES
Most??
50
Avoids dense framing @ lowest wood
level & associated mech. & elect.
coordination issues
Least??
Option D appeared to be the option with the least cost for this particular project, but the
answer will vary from project to project.