Developed by Jemcor Properties, The Village at Madrone is a 249-unit, 320,000 sf affordable housing development located in Morgan Hill, CA consisting of 14 building types with 3 floors of framing and a community clubhouse. Structural Engineering was led by NIC Structural Engineering Consultants. Under the expertise of firm Principal Dr. TJ Eimani, PhD, SE, they have successfully completed numerous large-scale developments in residential, hospitality, and other sectors. A key attribute of NIC is their ability to effect positive outcomes for their clients through careful planning and coordination with all stakeholders of a project. Due to the size and scale of this project, KTGY Architecture and Planning knew they needed an SE firm well equipped to take on the challenges that lied ahead, assisting them with carrying out their vision for this new community. [For photos, See PDF or View in Full Issue.]
Structural Engineers have one product they sell to their clients, Construction Documents. If the structural plan set includes building materials that are unavailable, difficult to install, or add some other burden to the project, whatever value existed in their thoughtfully organized CDs is lost. Structural Engineers are bombarded with phone calls, emails, and, by far the worst, unannounced visits by salespeople all promising the same thing: better product, lower cost. Rarely are these promises ever fulfilled. Thankfully for NIC Structural Engineering Consultants, when they were approached by a contractor to consider using MiTek’s Posi-Struts in design of a new multifamily project, they knew they were dealing with a brand they could trust.
MiTek has a long history of structural innovations, dating all the way back to 1955 when an engineer named John “Cal” Jureit invented and patented the Gang-Nail connector, the first metal punch-tooth connector plate for wood trusses. Many innovations have followed since then and MiTek’s role in the industry has broadened, but their core purpose has remained the same. MiTek exists to solve problems. Today they have come to recognize this method of problem solving as Design-Make-Build. This methodology brings value to the building industry by unlocking the potential of off-site construction solutions. When the right people, process, and products are utilized, off-site construction will reduce construction schedules, reduce waste, require fewer resources, and provide better outcomes for all involved.
Posi-Strut is not a new innovation from MiTek. It has been used quite regularly across Europe, Australia, and other markets for decades as a valuable addition to the off-site construction segment. Its use in the U.S. however has been infrequent, mainly due to a lack of awareness surrounding the product. Traditional floor trusses offer tremendous value to a construction project. However, sometimes the depth allowed within the floor cavity is so minimal that a traditional floor truss loses some of its value by decreasing the open web area. For instance, a 14” traditional floor truss will provide at best 9” diameter of clearance when running through a floor truss panel. That figure can decrease across the span of the truss depending on where the wood webs are located and the size of the required connector plate. Now, of course a boxed-out chase can always be designed into the truss, but that requires the design team to know early on precisely where that duct will be routed.
This decreased value of traditional floor trusses at shallow depths (14” and under) is what has caused some building designers to consider alternative options such as solid sawn lumber and engineered wood products (EWP). Solid sawn lumber and EWP both contain their own features and benefits that bring value to a project. However, if multiple mechanical and other utility lines are going to be routed through the floor, an open web solution is the logical choice. Further, if that floor has a shallow depth, this is where Posi-Strut trusses make the most sense.
Drop ceilings and soffits commonly utilized in conjunction with shallow depth floor systems are an expensive, and often unsightly, addition to a design. If space is limited and multiple utility lines need to be routed through the floor framing, they can seem unavoidable. Thankfully, there is a better way. MiTek Posi-Struts are the ideal solution due to their shallow depths and unique web design using light-gauge steel that maintain a consistent open web space throughout the span of the truss. Like traditional floor truss technology, chases can be used with Posi-Strut, multiple end conditions can be utilized, etc. However, unique to Posi-Strut is the ability to maintain a larger, consistent, and pre-determined open web dimension throughout the span of the truss.
When talking about trusses, it’s important to make known who manufactures them and the important role they play in the entire process. Trusses are designed and fabricated by component manufacturers (or CMs for short). They do this in careful coordination with the core members of the design team. This list would typically include the architect, structural and mechanical engineers, and contractors. Worth noting is that while the technology that enables this segment of the industry is developed and managed by MiTek (among others), the way this technology gets implemented for each project is up to the CM. They are independent entities, and their business models can vary widely. When selecting a CM for a project, it’s important to evaluate their capacity, design process, project management capabilities, past experiences with other customers, and of course what is included/excluded from their bid. If all these things align with the objectives of a given project, then you know you have the right partner to help move it forward.
The CM is more than just a supplier. When functioning correctly, they are a true partner in the success of a project from design to fabrication (or “make”) and through completion of build out. For the Village at Madrone project, the developer found that partnership in the leadership team at NorCal Lumber and their customer, West Coast Framers. General Manager of Truss Operations, Russ Somervill stated, “The selling point for us and what really helped persuade Jemcor to work with us was our commitment to live out our values. We believe our people are our greatest asset. That philosophy extends beyond our employees to our customers and into the communities we serve. We know our markets. We’ve worked with many of the same engineers for years in the Northern California region and we’ve established a proven track record with them. They speak well of us and that speaks volumes to a developer.”
Like all projects, success is dependent on having all the right team members. However, if all the right people are involved but collaboration is limited, so will be the success. This is where MiTek makes the difference. MiTek is the enabler that brings together all stakeholders to engage collaboratively toward positive outcomes. It was through this collaborative effort that full optimization of the framing package was realized, including the use of a panelized wall system, roof trusses, efficient utility routing, and top chord bearing Posi-Strut floor trusses which eliminated the need for a great deal of costly rim board and hangers while allowing for a simpler and more efficient framing system from floor to floor.
Through the collective efforts of the entire Design-Make-Build team, The Village at Madrone is now complete and ready to start housing local residents.