Mass Timber Construction in Ontario Is Growing from 12 to 18 Storeys

Mass timber construction, an innovative and sustainable building method, is gaining momentum in Ontario. The Ontario government’s decision to take steps to permit mass timber buildings of up to 18 storeys is being praised as a boost to the mass timber manufacturing sector and a step forward in the province’s drive to build more housing.

What Is Mass Timber?

Mass timber refers to manufactured wood products that meet similar structural, fire protection and seismic performance as materials traditionally used to construct tall buildings (e.g., concrete and steel). Encapsulated means that the manufactured wood components are covered with fire-rated treatments, like drywall.

There are many reasons why architects, owners, developers, and other building professionals choose mass timber for their projects. These engineered products are manufactured using wood, a renewable resource. They offer a structurally efficient yet low-carbon alternative to steel or concrete. Building codes continue to advance in favour of mass timber construction, giving designers more opportunities every day to innovate.

Encapsulated mass timber construction can minimize the impact of the construction on surrounding neighbourhoods because it is prefabricated and ready to assemble, reducing construction time and onsite work.

Details of Ontario's "Mass Timber Program" for Residential Construction

The current limit in Ontario's building code is 12 storeys. Ontario Minister of Municipal Affairs and Housing, Paul Calandra announced on April 8 that the government will move to amend the building code to permit encapsulated mass timber construction up to 18 storeys after reviewing analysis and feedback from a multi-province joint task force that includes Ontario, British Columbia and Quebec.

“The use of mass timber can help the sector build more homes faster, keep the cost of construction down and boost our northern economy,” said Calandra. “As we work to cut red tape in order to increase housing supply, we’re taking an innovative approach to help our partners get shovels in the ground.”

The recently released 2024 Ontario budget confirms modular housing is part of the government’s planned “attainable housing program,” which will seek to boost homeownership and Ontario-based industry. The budget also commits $60 million over three years to extend the forest biomass program, which was launched with $19.6 million in 2023.

“Our abundant natural resources and highly skilled forestry sector are helping to meet the demand for housing across the province,” said Graydon Smith, Minister of Natural Resources and Forestry. “Advanced wood construction will help bring long-term investments to northern communities that will create new, good-paying jobs while increasing housing supply and supporting Ontario’s largest renewable natural resource sector.”

Ontario's Mass Timber Program has been developed to promote the use of wood in taller buildings through:

• Providing funding for research, development and technical training related to building with mass timber

• Partnering with researchers and post-secondary institutions to develop the Mass Timber Institute of Ontario

• Profiling the technology and subsidizing the costs associated with several mass timber projects currently in development.

Examples of Mass Timber Construction Projects in Canada

George Brown College's Arbour development - planned to be a 12-storey building that will be the most carbon friendly building in Canada, constructed almost entirely of mass timber. It will house the college's School of Computer Technology and act as a living laboratory for students of mass timber construction.

The University of Toronto's Academic Tower - planned to be the tallest mass timber and concrete hybrid building in North America, this 14-storey building will act as a living laboratory for students learning skills in mass timber construction.

The Green Vision Development - planned to be a residential condominium complex consisting of three, 12-storey buildings in downtown North Bay. The first floor of these buildings, and their adjoining parking garages, will be constructed with concrete, and the remaining 11 storeys with wooden panels. These buildings will be used as living laboratories for students, and will contribute to the sustainability highlighted in North Bay's Master Plan.

The 57 Wade Avenue development - planned to be an eight-storey office building in Toronto. This building's construction will incorporate mass timber beams and an innovative floor assembly that will result in exposed wooden ceilings to the office space below.

What Are the Advantages and Benefits of Building with Mass Timber?

Increasing the height limit for mass timber construction from 12 to 18 storeys opens up new opportunities for the construction industry and the forestry sector in Ontario. Here are some notable benefits:

• Increased Housing Supply: With the ability to construct taller buildings using mass timber, developers can create more housing units, helping to address the growing demand for affordable housing in urban areas.

• Faster Construction Times: The prefabricated nature of mass timber components allows for quicker on-site assembly, reducing construction timelines and associated costs.

• Quieter Construction Sites: Mass timber construction sites are known to be quieter compared to traditional construction methods, minimizing disturbance to neighboring communities.

• Improved Worker Safety: The use of prefabricated components and large floor plates in mass timber construction can enhance worker safety by reducing the need for extensive on-site work at heights.

• Environmental Benefits: Mass timber construction has a lower carbon footprint compared to traditional building materials like steel and concrete. Additionally, the use of sustainably sourced wood from Ontario's forests supports the local forestry industry and promotes responsible forest management practices.

Challenges and Considerations of Wood Construction

• Sustainable Forestry Practices: While mass timber has the potential to be environmentally friendly, unsustainable forestry practices, such as clear-cutting and deforestation, can negate these benefits. Proper forest management, certification, and monitoring are essential to ensure the long-term sustainability of the timber supply.

• End-of-Life Considerations: The environmental impact of heavy timber construction also depends on how the materials are handled at the end of the building's life cycle. Proper disposal, reuse, or recycling of the timber components is necessary to maintain the carbon sequestration benefits.

• Supply Chain Emissions: The environmental impact assessment should consider emissions from logging, transportation, and manufacturing processes involved in mass timber production. Minimizing these supply chain emissions is crucial for maximizing the overall environmental benefits.

The Canadian Wood Council said it applauds Ontario’s code leadership: “These expanded provisions for mass timber will enhance the innovation already happening in the province, offering designers, developers and municipalities the opportunity to pursue high-performance, low-carbon wood construction in a greater number of buildings.”

How Is Mass Timber Sourced with Sustainability in Mind?

Mass timber is sourced primarily from sustainably managed forests in North America, particularly in the Pacific Northwest. These forests are known for high-quality wood, which is used in the manufacturing process of mass timber. The wood is typically harvested from young trees, which have a lower environmental impact. Sawmill residues are also used, minimizing waste.

The most commonly used wood species for mass timber construction in North America is Douglas fir, which is prevalent in the Pacific Northwest. Douglas fir is known for its strength, durability, and versatility, making it an ideal choice for mass timber construction. Other species of wood used in mass timber construction include spruce, pine, and hemlock. These tree species are also sustainably managed and known for their structural and aesthetic properties.

Industry Perspectives and Future Outlook

As the demand for sustainable and efficient construction methods continues to grow, mass timber construction is poised to play a significant role in Ontario's future. The province's commitment to supporting this innovative building technique aligns with its goals of increasing housing supply, promoting environmental sustainability, and fostering economic growth in the forestry sector.

Looking ahead, further advancements in mass timber technology, such as the development of new engineered wood products and improved fire-resistant treatments, are expected to drive the adoption of taller mass timber buildings. Additionally, ongoing research and collaboration between industry stakeholders, academic institutions, and regulatory bodies will be crucial in addressing challenges and refining best practices for mass timber construction. In conclusion, Ontario's decision to allow mass timber construction up to 18 storeys is a significant step forward in promoting sustainable and innovative building practices. While challenges remain, the potential benefits, including increased housing supply, faster construction times, environmental sustainability, and economic growth in the forestry sector, make mass timber construction an attractive option for the province's future development.