Multifamily Performance and Value

Innovative technologies and products reshape new wave of lifestyles and living units
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Sponsored by Bison Innovative Products, ClimateMaster, Cosella-Dörken Products Inc., EFCO, a Pella Company, NanaWall Systems, Pella Commercial Solutions, reThink Wood, Simonton Windows®, and TOTO USA
C.C. Sullivan

Opaque Walls and Punched Windows

In spite of the allure of the glass-box look and large windows expanses, many developers are using punched-out windows and more opaque wall surfaces in order to reduce operating costs and—where submetering is used—to reduce utility bills for tenants. “Many of these techniques are geared toward wood construction, which is very common for multifamily developments,” says Cosella-Dörken's Barrett. “They also address cladding materials that can cause moisture issues, such as manufactured stone and conventional stucco.”

According to Barrett, the issue of solar-driven moisture and inward vapor drive has been poorly understood, presenting a common cause of wetting and rot in sheathing behind masonry veneer. Essentially, the sun heating the outside of a wet stucco or manufactured-stone wall forms high vapor pressure that impels moisture further into the wall assembly and prevents it from drying to the outside. “It tends to move from high pressure to areas of low pressure, so the moisture is moving deeper into the wall,” he says.

One solution to the issue has been applying a dimensional, two-sided drainage sheet behind the cladding but exterior to the weather-resistive barrier (WRB). The drainage layer installs easily with standard roofing nails and helps drain more than the requisite 80 percent of moisture entering the wall.

Other enclosure systems are designed to provide drying and drainage, and have been adopted by many architects and their multifamily clients. Ventilated rainscreens, for example, have open-joint claddings designed for drainage and natural ventilation, helping to keep wall assemblies dry. Behind the rainscreen, the insulation and air barriers are protected from weather and solar degradation.

Novel technologies are improving air tightness and moisture control, including self-adhering, vapor-permeable air barrier and WRB materials used over exterior-grade drywall sheathing or concrete masonry. Eliminating leaks at staples, nails, and other fasteners, the self-adhered barriers exceed the relevant requirements of the Air Barrier Association of America (ABAA) and building codes referencing ASTM E2357, Standard Test Method for Determining Air Leakage of Air Barrier Assemblies. Yet the vapor permeable construction also allows moisture within the building enclosure to escape through the membrane via diffusion.

An example of the application of a simple ventilated rainscreen to multifamily developments is seen in projects like the new Bellingrath Town Residences in Atlanta, a grouping of eight unique, luxury town residences on Peachtree in the trendy Buckhead district. Designed by Harrison Design Associates, the linear townhome block is “true to classical forms, [to] make a statement that creates a timeless and lasting impression,” as the architects have stated. Yet the enclosure system uses high-end, modern technologies. About 25,000 square feet of ventilated rainscreen was installed over a polymeric, water-resistive barrier and OSB sheathing behind the limestone and brick façade. The result manages moisture flow in the wall assembly.

A ventilated rainscreen over a polymeric, water-resistive barrier protects the enclosure for Bellingrath Town Residences in Atlanta's Buckhead.

Photos courtesy of Cosella-Dörken Products Inc.

“Air tightness is critical to energy management,” says Barrett, noting that air leakage is responsible for up to one-third of lost heating and cooling energy in some older residential structures. “And moisture is the leading cause of building degradation, so these simple details are shown to make multifamily projects into much better investments.”

The focus on energy costs is reshaping how buildings are designed, leading to more use of high-efficiency design approaches that often exceed the U.S. Green Building Council's LEED requirements. For Museum Tower in the downtown Dallas arts district, for example, the developer's vision was of a classic, modern glass box with a feeling of immediacy and sweeping views of the city. Yet the 42-story, 115-unit luxury high-rise designed by architect Scott Johnson of Johnson Fain Partners, is designed to LEED Gold and uses surprisingly little energy considering its transparent envelope.

 

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Originally published in Architectural Record
Originally published in April 2013

Notice

Academies
Multifamily Performance and Value
Buyer's Guide
Wood—A Renewable and Responsible Choice
Wood typically costs less—economically and environmentally—while delivering more in terms of its beauty, versatility, and performance. It meets code requirements in mid-rise and multifamily buildings, and can be used as a low-carbon alternative to steel, masonry, and concrete in many applications. Wood is more than a building material; it's a renewable and responsible choice.
(Pictured: Marselle Condominium, Seattle, WA. PB Architects. Photo by Matt Todd Photography, courtesy of WoodWorks.)
reThink Wood
www.rethinkwood.com
The Beauty of Wood Meets the Convenience of Vinyl
When architects want the aesthetic qualities of wood, but the energy efficiency and convenience of vinyl, they specify Simonton ProFinish® Brickmould 600 windows and patio doors. The multi-tiered frame design and broad flat casing surround suggest the classic look of wood windows, while simulated divided lites provide the appearance of separate panes of glass. In the project pictured, five Simonton ProFinish® Brickmould 600 Double Hung windows with interior woodgrain and simulated divided lites provide the rich look of wood.
Simonton Windows®
www.Simonton.com
Ultra High-Efficiency Toilet
Featuring TOTO's superior Double Cyclone® technology, the Drake II 1G™ uses a responsible gallon of water to provide an effective flush. Its uncomplicated design pairs well with any aesthetic, while remaining planet-friendly and respecting water.
TOTO USA
www.totousa.com
Rooftop Deck Solutions
Bison Innovative Products include: Bison Deck Supports, which are made in the USA with 20 percent post-consumer recycled materials; Modular Bison Cubes with recycled content, custom colors, finishes, and sizes; and Commercial-Grade Modular Bison Wood Tiles with Class A fire ratings. Standard and FSC-certified species and custom sizes are available.
Bison Innovative Products
www.BisonIP.com
Water-Resistive Barriers and Ventilated Rainscreens
DELTA®-VENT SA (pictured here) is a vapor permeable, self-adhering water-resistive barrier and air barrier with a unique front side adhesive edge. DELTA®-DRY is a ventilated rainscreen for absorptive claddings now available in a "Stucco & Stone" version.
Cosella-Dörken Products Inc.
www.cosella-dorken.com
Water-Source Heat Pump Systems
ClimateMaster's Tranquility® 22 Two-Stage Compact (TY) Series offers the following features and benefits:
  • Used in geothermal and water-source heat pump applications
  • Exceeds ASHRAE 90.1 efficiencies with twostage operation
  • Uses EarthPure® (HFC-410A) zero-ozonedepletion refrigerant, making it an extremely environmentally friendly option
  • Its multiple cabinet configurations and small footprint make it suitable for tight installations and for replacement/retrofit markets
  • Features iGate technology, the next generation in intelligent control by using two-way communication to provide a gateway to the system.
ClimateMaster
www.climatemaster.com
Unitized Curtain Wall
The 8750XD Unitized Curtain Wall is the newest member of EFCO's XTherm® family of products. Thanks to its strut design, with patented Duracast® fiberglass composite, it can offer a best-in-class U-factor. With optional 875X Wall Vent, it is sure to meet your design needs.
EFCO, a Pella Company
www.efcocorp.com
Operable Glass Walls
NanaWall operable glass walls are recognized as the brand symbolizing quality, performance, and durability. Every NanaWall system is a single-source product with components produced as a complete system. With over 20 custom systems backed by 25 years of design experience, NanaWall Systems offers a solution for almost any space.
NanaWall Systems
www.NanaWall.com