Simplicity of Repetition for Mass Timber Savings

The Kind Project provides affordable housing through some of the first mass timber apartments in California. Two three-story buildings contain 148 micro units in the Washington neighborhood, steps from local landmarks The Ziggurat, Sutter Health Park, and Tower Bridge. Common amenities include a fitness facility and courtyards. Holmes provided full structural engineering services.

The developer sought a hyper-simple economical structure that would land an architectural statement. With these goals in mind, Holmes proposed the integration of exposed Cross-Laminated Timber (CLT) elements—at the floors, mezzanine levels, and roofs—combined with light-frame wood shear walls. The usage of CLT also increased unit height (eliminating the need for ceiling joists) and significantly expedited construction. The project team installed the entire structural framing within four months, from the mat slab foundation up through the roofs.

The client also requested a straightforward, repeatable design to streamline construction on future project sites. While building footprints may change, fundamental unit sizing and materiality  remain constant. The wooden structures easily plug and play into multiple scenarios. Their simple, symmetrical layout extremely reduced the amount of Requests for Information (RFIs) and the need for in-field adjustments. Lessons learned will further expedite construction at the next Kind Project location downtown.