This CE Center article is no longer eligible for receiving credits.
The 2020 COVID-19 pandemic has affected many aspects of life, including multifamily residential design. With more people working or being schooled from home—a trend that is likely to continue into the future—the importance of the living/working/learning environment has received a lot of attention. This has played out in a variety of ways related to the design of multifamily buildings and living units, and it has also brought more attention to the health aspects of many materials and systems used in these buildings. Of course, there remain all of the usual requirements of multifamily design and performance that need to be taken into account as well. This course explores a variety of strategies, products, and systems to help enhance the creation of multifamily housing in 2020 and beyond. Topics include big-picture issues such as indoor/outdoor connectivity and structural systems, as well as details related to facades, hardware, expansion joints, and elevator cabs. In all, it is attention to all of these important aspects that combine to create successful multifamily projects for this current time.
Photo courtesy of NanaWall Systems
Multifamily buildings have been impacted by the events of 2020 in ways that influence their design and the effects on their residents.
Indoor/Outdoor Connections with Opening Glass Walls
Many multifamily residents are interested in better ways to connect their indoor spaces to the outdoors for better ventilation, daylight, and a sense of expanding beyond the confines of a living unit. In particular, there is a desire to create the same sense of space of living in a single-family residence with the ability to integrate the indoors and outside. Toward that end, architects have used opening glass walls to achieve all of these objectives in many multifamily buildings. In locations where the geography provides desirable views, everybody likes that opening glass walls can provide unobstructed sight planes to take full advantage of these vistas. In most settings, the overall intent is to allow a large, uninterrupted opening between an indoor and outdoor space, thus making smaller spaces feel larger or simply allowing people to feel more connected to the outdoors. Further, building owners like that opening glass walls can enhance the value of dwelling units or help differentiate their buildings from other multifamily properties to create unique market offerings.
Opening Glass Wall Design Traits
All opening glass walls are comprised of individual panels that include the glass and, in most cases, a frame around it (some are frameless glass too). The makeup of the individual panels can be specified to suit a project based on a number of standard options. The frames can be either solid wood or aluminum, or a combination in the form of aluminum-clad wood.
There are two basic ways that the panels can be put together into a full opening glass wall systems. The first, and most common by far, is a folding glass wall system, which represents 80 percent of all systems installed in the United States. Some reasons for this include the fact that folding glass walls are easier to operate and have better air and water performance than other systems. From a structural standpoint, the dead load of a folding system is kept within the plane of the opening, with the panels capable of being either top supported or floor mounted. Floor-supported folding glass walls allow for easier design, as the weight of the system is on the floor and offers smoother operation.
The second type of opening glass wall system uses individual sliding panels that are guided on one or more tracks in the floor or overhead. While these are much less common in multifamily buildings, they may be considered as a more economical choice for separating common or public areas. The panels may also have swing doors incorporated into them wherever desired so that the entire wall does not need to be open for people to pass through.
Photo courtesy of NanaWall Systems
Opening glass wall systems provide a range of design options to help multifamily spaces achieve indoor/outdoor connections.
Opening Glass Wall Performance Characteristics
While windows and door systems are typically a performance weak spot, operable glass wall products can address thermal needs, high wind loads, and air and water infiltration suitable for mid-and high-rise applications. When aluminum frames are selected, they can include thermal breaks, while the glass in the panels can be selected to suit exterior conditions with single, double, or triple glazing from which to choose. There are also all of the usual choices for treating the glass for enhanced energy performance (low-e coatings, inert gas filled, other coatings, etc.). Folding glass wall systems are available that have been independently tested and shown to be capable of meeting the demands of these situations, contributing to the availability of ENERGY STAR products.
When it comes to the structural integrity of opening glass walls in high wind conditions, they have been tested to perform well up to 70 PSF (positive) and 100 PSF (negative) for folding glass walls, and up to 60 PSF for sliding systems. In terms of maintaining security in the building, all have been shown to provide excellent forced-entry resistance when tested per AAMA 1304 and ASTM F842. And since sound is often a concern in multifamily housing, the systems have been tested and can achieve sound attenuation ratings up to a significant STC 42.
Photo courtesy of NanaWall Systems
The performance of opening glass wall systems can be specified based on choices available in the glass, frame, and operational parts of the system.
When looking at these different performance characteristics, keep in mind that inward opening folding glass wall systems offer better performance and safety capabilities than outward opening systems since the wind dynamics are a bit different. They are also easier to clean since both sides of the glass panels are accessible from the inside. The sills of the folding glass wall systems will make an impact on performance as well. Folding glass wall systems with ADA (low-profile) sills need to be assessed in terms of water resistance compared to some others. Still other sills with higher profiles have been found to support higher water-resistance ratings during field testing.
Overall, it is easy to see why opening glass walls have been used in a variety of multifamily projects across North America.
Structural Floor Systems
The most common structural systems used in multistory construction are based on either concrete or steel, a combination of the two, or even combinations with wood in some cases. The selection is typically determined by the specific criteria and needs of a given project for not only structural strength but also fire safety, sound separation, and coordination with other building systems and finishes. Some of these criteria are dictated by code and safety concerns, and others by comfort and marketing issues. To address all of these, one approach that is gaining in popularity is a “thin-slab” composite floor system. Fundamentally, this hybrid system is based on using engineered steel decks and poured concrete acting together to create a long-span floor that requires fewer intermediate supports. As such, it can be a more economical yet high-performing system to consider.
Long-span composite floor systems are available in different deck profiles and a variety of depths. One of the most appropriate versions for multifamily buildings is a dovetail-shaped profile that provides a low profile that can integrate with virtually any beam (e.g., wide flange, low-profile composite steel, or concrete beam) or bearing-wall method. On top of the deck, monolithically poured concrete finishes flat so it eliminates the need for grouting and floor leveling activities. The system employs dovetail-shaped steel composite deck to establish the thinnest total floor depth possible, ideal for multistory projects. Combined with a concrete slab, the 2-inch and 3.5-inch dovetail composite deck profiles create floor depths as thin as 4 inches. Overall, this system blends the speed and versatility of steel with the performance and durability of concrete in a system that can weigh up to 40 percent less than comparable cast-in-place (CIP) concrete floors.
While a range of advantages are offered by the dovetail long-span composite floor system, the following three are most notable.
Photo courtesy of New Millennium Building Systems
Long-span composite floor systems can reduce weight, interior supports, and overall project time and costs.
Thinner Floors
Thinner floor systems mean that floor-to-floor heights can be shorter while still maintaining desired ceiling heights. For example, a 12-story building using conventional cast-in-place concrete floors can alternatively be designed using a 2-inch dovetail composite floor and end up accommodating an entire extra floor within the same overall building height. Similarly, a six-story building can be reduced in height without reducing floor-to-ceiling heights. This space-efficient design translates into higher potential revenue options for the project owner with increased area and occupancy options. Alternatively, it can optimize multistory construction since the floor-to-floor heights are reduced. This occurs because the structure spanning between load-bearing walls or beams is only comprised of the composite slab without the use of additional joists, trusses, or girders hanging down below. This is particularly helpful in locations where the overall building height is limited due to zoning requirements. Often an added story means more income for a building owner and may improve the overall project’s financial picture considerably.
Image courtesy of New Millennium Building Systems
Dovetail long-span floor systems allow designers to gain space in the same building height or reduce the overall building height.
The 2020 COVID-19 pandemic has affected many aspects of life, including multifamily residential design. With more people working or being schooled from home—a trend that is likely to continue into the future—the importance of the living/working/learning environment has received a lot of attention. This has played out in a variety of ways related to the design of multifamily buildings and living units, and it has also brought more attention to the health aspects of many materials and systems used in these buildings. Of course, there remain all of the usual requirements of multifamily design and performance that need to be taken into account as well. This course explores a variety of strategies, products, and systems to help enhance the creation of multifamily housing in 2020 and beyond. Topics include big-picture issues such as indoor/outdoor connectivity and structural systems, as well as details related to facades, hardware, expansion joints, and elevator cabs. In all, it is attention to all of these important aspects that combine to create successful multifamily projects for this current time.
Photo courtesy of NanaWall Systems
Multifamily buildings have been impacted by the events of 2020 in ways that influence their design and the effects on their residents.
Indoor/Outdoor Connections with Opening Glass Walls
Many multifamily residents are interested in better ways to connect their indoor spaces to the outdoors for better ventilation, daylight, and a sense of expanding beyond the confines of a living unit. In particular, there is a desire to create the same sense of space of living in a single-family residence with the ability to integrate the indoors and outside. Toward that end, architects have used opening glass walls to achieve all of these objectives in many multifamily buildings. In locations where the geography provides desirable views, everybody likes that opening glass walls can provide unobstructed sight planes to take full advantage of these vistas. In most settings, the overall intent is to allow a large, uninterrupted opening between an indoor and outdoor space, thus making smaller spaces feel larger or simply allowing people to feel more connected to the outdoors. Further, building owners like that opening glass walls can enhance the value of dwelling units or help differentiate their buildings from other multifamily properties to create unique market offerings.
Opening Glass Wall Design Traits
All opening glass walls are comprised of individual panels that include the glass and, in most cases, a frame around it (some are frameless glass too). The makeup of the individual panels can be specified to suit a project based on a number of standard options. The frames can be either solid wood or aluminum, or a combination in the form of aluminum-clad wood.
There are two basic ways that the panels can be put together into a full opening glass wall systems. The first, and most common by far, is a folding glass wall system, which represents 80 percent of all systems installed in the United States. Some reasons for this include the fact that folding glass walls are easier to operate and have better air and water performance than other systems. From a structural standpoint, the dead load of a folding system is kept within the plane of the opening, with the panels capable of being either top supported or floor mounted. Floor-supported folding glass walls allow for easier design, as the weight of the system is on the floor and offers smoother operation.
The second type of opening glass wall system uses individual sliding panels that are guided on one or more tracks in the floor or overhead. While these are much less common in multifamily buildings, they may be considered as a more economical choice for separating common or public areas. The panels may also have swing doors incorporated into them wherever desired so that the entire wall does not need to be open for people to pass through.
Photo courtesy of NanaWall Systems
Opening glass wall systems provide a range of design options to help multifamily spaces achieve indoor/outdoor connections.
Opening Glass Wall Performance Characteristics
While windows and door systems are typically a performance weak spot, operable glass wall products can address thermal needs, high wind loads, and air and water infiltration suitable for mid-and high-rise applications. When aluminum frames are selected, they can include thermal breaks, while the glass in the panels can be selected to suit exterior conditions with single, double, or triple glazing from which to choose. There are also all of the usual choices for treating the glass for enhanced energy performance (low-e coatings, inert gas filled, other coatings, etc.). Folding glass wall systems are available that have been independently tested and shown to be capable of meeting the demands of these situations, contributing to the availability of ENERGY STAR products.
When it comes to the structural integrity of opening glass walls in high wind conditions, they have been tested to perform well up to 70 PSF (positive) and 100 PSF (negative) for folding glass walls, and up to 60 PSF for sliding systems. In terms of maintaining security in the building, all have been shown to provide excellent forced-entry resistance when tested per AAMA 1304 and ASTM F842. And since sound is often a concern in multifamily housing, the systems have been tested and can achieve sound attenuation ratings up to a significant STC 42.
Photo courtesy of NanaWall Systems
The performance of opening glass wall systems can be specified based on choices available in the glass, frame, and operational parts of the system.
When looking at these different performance characteristics, keep in mind that inward opening folding glass wall systems offer better performance and safety capabilities than outward opening systems since the wind dynamics are a bit different. They are also easier to clean since both sides of the glass panels are accessible from the inside. The sills of the folding glass wall systems will make an impact on performance as well. Folding glass wall systems with ADA (low-profile) sills need to be assessed in terms of water resistance compared to some others. Still other sills with higher profiles have been found to support higher water-resistance ratings during field testing.
Overall, it is easy to see why opening glass walls have been used in a variety of multifamily projects across North America.
Structural Floor Systems
The most common structural systems used in multistory construction are based on either concrete or steel, a combination of the two, or even combinations with wood in some cases. The selection is typically determined by the specific criteria and needs of a given project for not only structural strength but also fire safety, sound separation, and coordination with other building systems and finishes. Some of these criteria are dictated by code and safety concerns, and others by comfort and marketing issues. To address all of these, one approach that is gaining in popularity is a “thin-slab” composite floor system. Fundamentally, this hybrid system is based on using engineered steel decks and poured concrete acting together to create a long-span floor that requires fewer intermediate supports. As such, it can be a more economical yet high-performing system to consider.
Long-span composite floor systems are available in different deck profiles and a variety of depths. One of the most appropriate versions for multifamily buildings is a dovetail-shaped profile that provides a low profile that can integrate with virtually any beam (e.g., wide flange, low-profile composite steel, or concrete beam) or bearing-wall method. On top of the deck, monolithically poured concrete finishes flat so it eliminates the need for grouting and floor leveling activities. The system employs dovetail-shaped steel composite deck to establish the thinnest total floor depth possible, ideal for multistory projects. Combined with a concrete slab, the 2-inch and 3.5-inch dovetail composite deck profiles create floor depths as thin as 4 inches. Overall, this system blends the speed and versatility of steel with the performance and durability of concrete in a system that can weigh up to 40 percent less than comparable cast-in-place (CIP) concrete floors.
While a range of advantages are offered by the dovetail long-span composite floor system, the following three are most notable.
Photo courtesy of New Millennium Building Systems
Long-span composite floor systems can reduce weight, interior supports, and overall project time and costs.
Thinner Floors
Thinner floor systems mean that floor-to-floor heights can be shorter while still maintaining desired ceiling heights. For example, a 12-story building using conventional cast-in-place concrete floors can alternatively be designed using a 2-inch dovetail composite floor and end up accommodating an entire extra floor within the same overall building height. Similarly, a six-story building can be reduced in height without reducing floor-to-ceiling heights. This space-efficient design translates into higher potential revenue options for the project owner with increased area and occupancy options. Alternatively, it can optimize multistory construction since the floor-to-floor heights are reduced. This occurs because the structure spanning between load-bearing walls or beams is only comprised of the composite slab without the use of additional joists, trusses, or girders hanging down below. This is particularly helpful in locations where the overall building height is limited due to zoning requirements. Often an added story means more income for a building owner and may improve the overall project’s financial picture considerably.
Image courtesy of New Millennium Building Systems
Dovetail long-span floor systems allow designers to gain space in the same building height or reduce the overall building height.
UL Head-of-Wall Barriers
Also unique to the dovetail long-span composite floor system is the ability to stagger the placement of the dovetail sections to create barriers to the transmission of fire, smoke, and sound. These elements cannot pass between separated spaces because they are sealed off at the top of the bearing wall with the inclusion of an end closure. The UL-tested solution eliminates the cost of placing expensive fire sealants in the deck flutes when set upon cold-formed steel (CFS) bearing walls.
Image courtesy of New Millennium Building Systems
Long-span composite floor systems in a dovetail profile can include an end-closure treatment that meets code-required barriers between adjacent spaces.
Overall Cost Efficiency
Architects using long-span composite floor systems can contribute significantly to reductions in the construction timeline and the total cost of a multistory project. Specifying a dovetail composite floor deck and CFS load-bearing demising walls has provided a surprising set of cost benefits compared to other construction approaches, such as post-tensioned concrete. The significantly lighter-weight dovetail composite floors can often be supported by a spread concrete footing foundation and may eliminate the need for piles and pile caps in some cases. By virtue of the longer composite floor spans, support columns can be reduced, and those required can be smaller in girth. Floor spans can reach 16 feet without shoring. The thinner, faster-curing composite system allows for tighter scheduling of the trades that follow in the schedule, including plumbing and other rough-in work. There are documented cases where many weeks were removed from the project timeline using this approach.
With all of the above as a basis, multistory residential design can learn much about the total project cost and performance advantages made possible by a dovetail long-span composite floor system.
Exterior and Interior Details
One of the key drivers to the short-term and long-term success of multifamily projects are the details that influence both the design and longevity of these buildings. Design details can tie different materials together or give them distinction and separation. Material details can make the difference between low maintenance and good looks over time or unsightly and costly deterioration. This attention to detail is true whether the building follows a traditional, contemporary, or modern design vocabulary. This is played out quite notably in the type of trim materials that are used on both the exterior and interior of multifamily buildings.
Photos courtesy of TAMLYN
Extruded aluminum trim can be used for a variety of conditions between similar siding materials or as smooth transitions between different types at inside and outside corners, edges, and other locations.
Exterior Panel Trim
One of the better ways to achieve a panelized, modern look on a building facade is to use a lightweight cladding over a framed wall assembly. Commonly, this cladding is incorporated from standard-size panels or lapped siding made from fiber cement, composite material, engineered wood, or even thin composite aluminum panels. Designing with such materials is fairly straightforward, but attention needs to be paid to the way the panels are secured to the building and how the edges, joints, transitions, and other details of the panels or siding are addressed. Typically some sort of trim has been applied to accomplish this using wood, composite, or plastic-based materials. While these are effective and can be good for some buildings, their width, bulk, and ongoing maintenance can make them less desirable for use and detract from the overall facade design.
As an alternative to traditional exterior trim, many architects are turning to the use of thin extruded aluminum trim systems. The use of extruded aluminum in buildings in general is common due to the versatile nature of the material and its durability. When used to hold the edges of exterior wall panels, it provides architects with a unique means to detail corners, vertical and horizontal joints, and material transitions. It can be specified in common thicknesses and profiles to suit any of the lightweight cladding materials already mentioned. Extruded aluminum trim can even be provided in sizes and styles that work with multiple panels, enabling architects to vary the material choices within their facade designs while still keeping details that will have a similar language. The variety of available extrusion profiles can create a recessed reveal between cladding panels or project outward to accentuate the lines of the design. Used in any of these ways, it has typically been shown to be less expensive with a more elegant look of clean lines than with other options.
Interior Panel Trim
On the interior of multifamily buildings, similar systems can be used to carry a design scheme inside. Gypsum board or interior panel products can be surrounded by thin extruded aluminum trim, creating similar clean lines and geometric delineation on interior wall surfaces. This can produce clean and advanced details for an otherwise utilitarian product without requiring specialized metal work in the field. Such interior aluminum trim can provide unique profiles, which help to take a strong, well-known product in drywall and give architects and designers the opportunity to add new details, patterns, and design impacts. In multifamily developments, aluminum trim can be used to create bold corners or wall bases in addition to delineating wall panel patterns.
Of course, the color of the trim is an important design consideration, regardless of the exterior or interior location. Fortunately, there are many options beyond the standard mill-finish aluminum coloring. Extruded aluminum trim can be specified as finished with only a paint primer ready to receive final finish coats in the field of virtually any color. Alternatively, it can be specified as prefinished in the factory reducing, further the on-site labor needs. The prefinished choices vary by manufacturer but typically include durable powder coat paint, conventional wet paint coatings, or anodized aluminum in standard colors. In this regard, the trim can appear to blend in with the adjacent panels or cladding, or it can be used to highlight all or some of the visual lines it creates. This flexibility using familiar and long-lasting finish options means that both the design and performance level can be controlled.
Hardware as a Unifying Design Element
Multifamily properties typically have the need for a lot of hardware. Every door, window, cupboard, bathroom, kitchen, and other locations needs decorative and utilitarian hardware to open, close, lock, or simply perform a static function. The more living units and different types of spaces in a multifamily building, the more hardware that is needed. Of course, much of this hardware is not only visible, but it is also a surface that is regularly touched by hands, so it is noticed. Therefore, when looking at an overall design of individual dwelling units or a total building, this visible, touchable hardware can make a lasting impression on the people who use it.
In light of the above, some architects are starting to look for ways to select hardware that enhances the overall design scheme of a multifamily building. Further, to the extent possible, they are looking for hardware manufacturers that can provide a full range of hardware so a particular look or style can be repeated throughout the facility to create continuity of design and a consistent level of quality. This can create a level of sophistication across a project and, depending on the type and style of hardware selected, be a simple way to provide a sense of luxury.
Bronze Door Hardware
One type of hardware that is increasingly being used to achieve these results is bronze hardware. Bronze has been used for artistic and utilitarian purposes for thousands of years. In recent times, it has become a choice for quality, artisan products that are quite economical over the life of the building. As an alloy of copper and other nonferrous metals, it is inherently strong and resistant to rust and corrosion. Although a dark appearance is most common and provides a distinctive look, there are actually a variety of colors that bronze hardware can be finished in based on the metals used.
Photos courtesy of Rocky Mountain Hardware
Bronze hardware for entry and passage doors are a popular choice for multifamily buildings in a variety of styles and colors.
The range of hardware and accessory items made from bronze for multifamily construction is broad and diverse. Door hardware is available in a wide range of choices of styles, types, sizes, and appearances. In multifamily settings, the durability and integrity portrayed by a substantial bronze handset and lockset promote a sense of security and safety. And, in fact, quality products are available that are stronger and more secure than some lesser-quality products, hence comparing different manufacturers’ products is worthwhile. In keeping with the times, these entry door systems are available with electronic controls and locking to enhance the user experience and security of the entry doors to individual dwelling units or building common areas. These include touch pad and keyless options and other smart lock entry systems. Further, some manufacturers offer special pricing for multiple entry door lock and hardware systems of the same type, helping projects stay within budget.
Photos courtesy of Rocky Mountain Hardware
Bronze can be used for a wide range of other products throughout multifamily buildings in kitchens, common areas, and elsewhere.
Beyond entry doors, the passage hardware for other doors can be provided in bronze too. These can be made in lever style or knob style as a project may require, and in a wide variety of looks that are standard or custom. Relatedly, miscellaneous hardware associated with doors such as door stops, hooks, hangers, etc. are all available in coordinated bronze offerings too. Even cabinetry doors and drawers can use a matching bronze hardware style to round out a complete unit design. In this case, knobs, handles, and other related hardware can be selected from a wide range of traditional, contemporary, and modern styles.
Additional Bronze Hardware
Windows are another area where bronze hardware can be used quite successfully. The handles for casement, awning, or European-style tilt/turn windows can be made from bronze, as can hardware for double-hung, sliding, and other window types. Coordinating the style and color with door hardware can be an effective and sometimes unexpected way to create design continuity within a building.
There is also the opportunity to use bronze in a variety of other discreet ways in multifamily housing. Bronze accessories are available for things such as apartment/unit door numbers and mail slots, or signs for common public spaces like restrooms. For stairways, handrail brackets and balusters can be used that can match or complement other bronze hardware. Carrying this a bit further, even electrical switch plates and outlet covers are available in bronze to create a very coordinated look.
Not to be overlooked, bathrooms, kitchens, and lighting fixtures can be considered too. Nonferrous bronze is ideal for any wet location since it does not oxidize (rust) the way that iron-based metals do. Faucets, sinks, shower controls, and other offerings fabricated from bronze overcome these issues and create striking visuals. Similarly, bronze lighting fixtures hold up extremely well outdoors and are available in a variety of artistic styles and looks for all locations.
Overall, bronze hardware, fixtures, and accessories can help unify and upgrade the design of multifamily buildings in a significant and sophisticated way to promote the look and appeal desired.
Expansion Joints
Large buildings, including multifamily buildings and their associated parking structures, often require expansion joints to control movement. When this is the case, there are several things to consider, including the following.
Type of Movement
Thermal movements are caused by daily environmental temperature changes in and around the structure. Thermal movement is primarily one directional in nature and is the result of the expansion and contraction of the building as it is affected by heat, cold, and humidity. Seismic activity is caused by shifting of the earth’s tectonic plates (i.e., earthquakes, tremors, etc.). Seismic movement in buildings may be horizontal, vertical, in shear, or a combination of all three. Wind-load-induced movement is caused by high winds forcing the structure to sway. Wind-load-induced movement is normally perpendicular and/or parallel to the joint. This is common where a low horizontal building span meets with a taller vertical element, such as the communal space of a multifamily building adjacent a high-rise component.
Nominal Joint Size
The nominal joint size is the designed width of an opening at a median temperature as dictated by the structural engineer. The expansion joint system selected needs to accommodate the minimum and maximum dimensions of the movement range for the given joint width. For thermal concerns, this means the joint needs to move at least 25 percent in both directions (e.g., a 4-inch joint needs to be able to shrink to 3 inches or expand to 5 inches at any given time). For seismic and wind-load concerns, the joint needs to be able to move 50 percent in either direction (e.g., a 12-inch joint needs to be able to shrink to 6 inches or expand to 18 inches at any given time). Note that seismic joint widths may increase with higher floor levels as well.
Joint Applications and Locations
The design of the project will determine whether it includes interior joints, exterior joints, or both. Typical interior application conditions of expansion joint systems include floors, walls, ceilings, and roofs. However, joints may be needed on exterior building veneers, soffits, parking decks, patios, and roofing systems as well.
Image courtesy of Inpro
Typical locations of expansion joint systems in building construction.
Loading Requirements
Different expansion joint systems have different capabilities to withstand the daily wear and tear of the building use. Floor joints in particular are subject to different types of traffic, such as pedestrians, equipment, or vehicular. The room location, such as a heavily used lobby or corridor compared to storage spaces or ancillary spaces, will influence the loading as either uniform, rolling, or concentrated. Consider the route for tenants to move their belongings in and out of a multifamily building. If there is an expansion joint in that location, it will be subject to repeated rolling loads.
Form and Appearance
Different expansion joint systems bring different appearances: some look simple and utilitarian, others include metallic covers, while still others can accept inserts of finish materials. Depending on the desired aesthetic, anodized metal finishes, Kynar coatings, or foam seal colors can all be considered to either complement the decor, provide an accent, or minimize its appearance. Final selection can be based on things like the room location, adjacent finishes, or simply the nature of the multifamily building.
Photo courtesy of Inpro
The form and appearance of expansion joints in multifamily buildings can vary based on the selection of type and materials.
Fire Resistance or Moisture Control
Sometimes, expansion joints need to cross areas that must fire resistive or retard vapor and moisture. In these cases, the selected expansion joint systems need to provide evidence of providing such capabilities. Vapor-resistant expansion joints need to be tested to show their degree of permeability to moisture or vapor. Fire-rated joints should be tested to meet ASTM E1966 and E1399. Note that water infiltration will usually destroy fire barriers, therefore systems with an integrated water guard (with proper drainage) can keep barriers dry and effective.
Elevator Cabs
Among the most used spaces in a multistory, multifamily building are the elevator cabs. As such, these cabs are subject to deterioration and damage precisely because of their heavy use. This damage gives the impression that the owner does not care about upkeep of the building, which in turn may create a negative perception of the entire organization. Therefore, the elevator cabs need to be upgraded regularly either to overcome a worn and unsightly appearance or simply upgrade the look to be consistent with the rest of the building.
Photo courtesy of Inpro
Discussions with clients about elevator cab updates should be part of preplanning for any renovation project. New cab panels, trims, ceilings, and LED lighting bring such projects to full-circle completeness.
Further, leaving an old, damaged, dark, and dingy elevator cab out of a larger building renovation project can very well make the appearance look worse and leave an otherwise beautiful upgrade project with a serious black eye.
The most cost-effective and innovative way to carry out such an elevator cab upgrade is to use preconfigured elevator cab renovation systems from a manufacturer that has a specialty line of products to address these needs. This system can include any or all of the following elements.
- New panels: The elevator panels that line the walls primarily make up the appearance of the cab. These panels also typically take quite a beating from tenant move-ins and outs, maintenance equipment, vandalism, and whatever else may come their way. Fortunately, the panels can be made of durable and rugged materials that can look like any range of materials, from wood to metal to stone or custom choices. Picking the best looking and most durable material at the outset means that the building owner will not need to replace it with a more durable product that should have been installed in the first place.
- New ceilings and lighting: Elevator ceilings come in many different styles and can be selected to suit an overall design concept. Lighting in elevator cabs can be chosen from among common lamping options, such as halogen, incandescent, fluorescent, or energy-efficient LED. Keep in mind that people tend to be more comfortable in a well-lit interior, so combining a brighter ceiling with increased lighting output can help people feel more relaxed inside, not to mention create a newer and cleaner look. The energy efficiency of increased elevator cab lighting may not seem significant at first, but consider that, in most cases, these lights stay lit 24 hours a day, seven days a week, which can add up to a lot of energy cost. By selecting energy-efficient LED lighting, energy costs are reduced, and their longer service life notably reduces maintenance costs for replacements.
Photos courtesy of Inpro
Renovation projects to modernize elevator cabs can include wood patterns with custom graphics plus new ceilings and stainless steel handrails.
- New handrails: Handrails in elevators not only address ADA or accessibility code requirements, but they also provide stability for users (i.e., something to grasp) when the elevator stops and starts. Beyond the people aspect of handrails, they provide a means for a complete look to the cab and can act as a wall guard too. By providing a stand-off surface from the wall of the cab, it can reduce the chance of equipment or furniture striking the wall panels. As part of a total system for elevator cabs, handrails come in different shapes, sizes, and finishes.
Paying attention to both the appearance and durability of elevator cabs can clearly pay off in terms of creating successful, innovative interiors for multifamily buildings.
Conclusion
Residents of multifamily housing are understandably affected by the events of 2020 and looking for places where they feel safe, such that their health and welfare are protected. Building owners are usually happy to meet this need as long as it can be integrated appropriately into the building construction and budget. Architects and other design professionals can use the approaches presented in this course to meet these needs in creative, appropriate, and affordable ways.
END NOTE
*Laboratory testing shows that, when cleaned regularly, CuVerro® surfaces kill more than 99.9 percent of the following bacteria within 2 hours of exposure: Methicillin-Resistant Staphylococcus aureus, Staphylococcus aureus, Entrerobacter aerogenes,Pseudomonas aeruginosa, and E. coli O157:H7.
MANUFACTURER’S DISCLAIMER
The use of CuVerro® antimicrobial copper products is a supplement to and not a substitute for standard infection-control practices; users must continue to follow all current infection-control practices, including those practices related to cleaning and disinfection of environmental surfaces. This surface has been shown to reduce microbial contamination, but it does not necessarily prevent cross contamination. It should not be interpreted that CuVerro is making claims to solely prevent HAI, nor should it be implied that CuVerro products make such claims. CuVerro is a registered trademark of GBC Metals and used with permission (RM-0013-1302). For more details, visit www.cuverro.com.
Peter J. Arsenault, FAIA, NCARB, LEED AP, is a nationally known architect, consultant, continuing education presenter, and pro-lific author advancing building performance through better design. www.pjaarch.com, www.linkedin.com/in/pjaarch
