Structural Steel Framing Solutions

For Multi-Story Residential Buildings

SteelSmart
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INCREASING SPEED AND REDUCING COSTS
Faster Construction
Earlier Revenue Generation
Lower Finance Costs
All-Weather Construction
Longer Spans/Fewer Columns
Less Excavation/Fewer Foundations
Achieve Low Floor-to-Floor Heights
Faster Erection
Lower Overall Costs
IMPROVING QUALITY AND ENHANCING
OCCUPANT SATISFACTION
Fabricated to Precise Tolerances
in Controlled Environment
Smaller and Fewer Columns/
More Useable Clear Space
More Remodeling/Re-Use Flexibility
Improved Sound
Transmission/Attenuation
100% Recyclable Material
Increasing Speed
and Reducing Costs
Improving Quality and Enhancing
Occupant Satisfaction
Structural steel is the framing system of choice
for multi-story residential buildings. The shift to
steel will speed up the construction and lower the
overall costs of even the most elaborate structures.
This translates into faster cash flow and reduced
financing feesresulting in a far more efficient
use of capital.
For buildings that require low floor-to-floor heights,
steel exceeds requirements and expectations.
These proven framing systems provide column-
free space at lobby levels in hotels, apartments,
condominiums and senior residences. In addition,
they offer maximum flexibility to accommodate
different layout requirements, such as when
recessed lighting or other custom condominium
details are required.
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INCREASING SPEED AND REDUCING COSTS
The decision to use a staggered truss
system on the Embassy Suites project
was partly a financial one. Steels 20%
weight advantage over heavier concrete
systems resulted in lower foundation
costs, reduced seismic loads, and overall
savings of $2.5 million. The low floor-to-
floor dimensions further reduced costs
by reducing the overall building height
and lowering its heating and cooling
costs.
IMPROVING QUALITY AND ENHANCING
OCCUPANT SATISFACTION
The staggered truss system dramatically
improved the hotels layout by eliminating
interior columns to create more clear
open space. This open space provided
more aesthetic design options for lobby,
ballroom, restaurant and retail activi-
ties, and added to the inviting ambiance
of the space as well. In the portion of
the structure designated for retail, steel
framing provided the ultimate in flexibil-
ity. It permitted easy modification of the
main shopping areas and simplified the
process of changing individual tenant
spaces.
The Staggered Truss Steel Framing System
The staggered truss system consists of a story-
high truss that spans the entire width of the
building. The trusses alternate from floor to
floor with the long axis of one truss mid-span
between the trusses on the floors immediately
above and below. The system works in harmony
with precast plank that provides a smooth floor
and ceiling while achieving the desired low
floor-to-floor height. The composite truss and
plank system provides a safe and efficient
structural system that resists both gravity and
lateral loads.
The engineers
decided to ignore
everything that
was known about
typical residential
construction in New
York City in favor of
the staggered truss
system.
Aine M. Brazil, P.E.
Managing Principal
Thornton-Tomasetti Engineers
New York, NY
Vierendeel Openings
for Corridors
Precast Plank Story-High
Truss
Column-Free
Space at
Lower Level
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The 14-story Embassy Suites Hotel was
part of an extensive mixed-use project in
New York City. It originally was conceived
as a cast-in-place concrete system
a design that proved to be excessively
expensive. The innovative Staggered
Truss Steel Framing System was chosen
because it offers virtually all the advan-
tages of flat-slab concrete construction
at a significantly lower cost. Also, it
allowed the hotel to meet its 8-9
floor-to-floor height requirements.
The lighter weight steel frame also
contributed to significant cost savings
on the pile foundation system.
Project: Embassy Suites Hotel
Location: New York, NY
Owner/Developer: Forest City Ratner
Companies
Architect: Perkins Eastman Architects, P.C.
The Staggered Truss Steel Framing
System Provided Four Key Benefits:
Significant Cost Savings Due to the Lighter
Frame and Fewer Foundations
Achieved the Desired Low Floor-To-Floor
Heights
Realized Semi-Finished Floor and Ceiling
in One Operation
Provided More Column-Free Open Space
at Building Base
Structural Engineer: Thornton-Tomasetti
Engineers
Construction Manager: Bovis Lend Lease
Fabricator: Helmark Steel
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The Embassy Suites Hotel in
New York, New York.
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The Girder-Slab Structural
Steel Framing System
Not only did the
project prove that
structural steel can be
used effectively in multi-
family residential
construction, but
it provided an
economical low
floor-to-floor height
building that was built
quickly under cold
weather conditions.
Peter A. Naccarato, P.E.
Principal
ODonnell & Naccarato, Inc.
Philadelphia, PA
INCREASING SPEED AND REDUCING COSTS
This system can be constructed quickly
and economically despite time restraints
and inclement weather. Drexel University
selected the girder-slab system because
it was a system that met the 8-8 floor-
to-floor height requirements. The in-
place cost of the girder-slab system
proved to be less than the original
masonry-bearing wall design. In addi-
tion, the lighter steel frame provided
additional savings by reducing the
amount of costly deep foundation work.
Working through freezing winter temper-
atures, the entire Drexel University
dormitory superstructure was erected
in only 31 days.
IMPROVING QUALITY AND ENHANCING
OCCUPANT SATISFACTION
The girder-slab system provided two
distinct advantages for the building
occupants. First, structural steel offered
more flexibility in the architectural lay-
out by eliminating immovable masonry
bearing walls. Second, the steel frame
uses smaller columns than a compara-
ble concrete system. These benefits
resulted in more flexibility and options
in the floor layout. In addition, the
choice of structural steel allowed for
varying room sizes and easier expansion
to meet the diverse and changing needs
of university housing.
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Drexel University found itself in a pre-
carious position. The prestigious
Philadelphia institution had a set of
plans for a new dormitory building, and
less than a year in which to implement
them. The challenge was to find a con-
struction system that would guarantee
completion of the dormitory by the
appointed opening date. The original
plans called for a structural scheme
consisting of precast hollow core slabs
supported by masonry-bearing walls.
Since a pile foundation had to be
installed first, this would severely
hamper the scheduled construction of
masonry-bearing wall system. Because
the superstructure, as designed, could
not be built within the allotted time
frame, the University solicited proposals
on alternative systems. After review, the
Girder-Slab Structural Steel Framing
System was selected for its ability to be
constructed with speed and economy.
Above: Installation of Precast Plank.
Right: Drexel University Dormitory under Construction.
Girder-slab is a steel and precast plank
design that is a practical alternative to the
plank and bearing wall system. This steel
framing system involves placing the interior
structural steel girder within the plane of
the precast plank. One of its primary bene-
fits is that it accommodates low floor-to-
floor height requirements while avoiding
MEP interference problems. It is also a com-
petitive alternative to cast-in-place flat
plate concrete. In fact, because recent
seismic code revisions increased lateral
loads, the bearing wall type of construction
is no longer considered economical.
The Girder-Slab Steel Framing System
Provided Five Key Benefits:
Economical Steel and Plank Design for
Low Floor-to-Floor Height Buildings
Quality Plank Provided Floor and
Ceiling in One Operation
Frame Erected Through Freezing
Temperatures in 31 Days
Lighter Steel Frame Resulted in Fewer
Pile Foundations
UL K 912 Provided a Low-Cost, 2-Hour
Fire Rating
Project: Drexel University Dormitory
Location: Philadelphia, PA
Owner/Developer: Drexel University
Architect: BHKR Associates
Structural Engineer: ODonnell & Naccarato
General Contractor: P. Agnes Construction
Company
Fabricator: Fisher Steel, Inc.
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8
"
D-Beam
T.O. Slab
Hollow-core
8" Precast
Slab
Grout
The Completed Drexel University Dormitory in
Philadelphia, Pennsylvania.
Project: Trinity Place Residential Tower
Location: Boston, MA
Owner: Raymond Property Company
Architect: Childs Bertman Tseckares (CBT)
Structural Engineer: McNamara/Salvia, Inc.
General Contractor: Turner Construction
Company
Fabricator: Cives Steel Company
In-Wall Beam Structural
Steel Framing System
The entire building
foundation and
superstructure was
constructed in
approximately 12
months.
Christopher P. Milano, P.E.
McNamara/Salvia, Inc.
Boston, MA
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Trinity Place Residential Tower
in Boston, Massachusetts.
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INCREASING SPEED AND REDUCING COSTS
The entire foundation of the building
and the 20-story structure sitting on top
of it were constructed in approximately
12 months. An innovative framing layout
was used based on a 14 x 28 module
with the steel deck spanning 14. This
design minimized the number of floor
beams needed, and allowed the raising
of ceiling heights in an otherwise tight
floor-to-floor space. Fewer members
also meant faster fabrication and erec-
tion of the steel.
This In-Wall Beam Structural Steel
Framing System Provided Four Key
Benefits:
Increased the Speed of
Construction
Achieved the Desired Floor-to-Floor
Height While Economizing on
Overall Building Height
Allowed Maximum Owner/Tenant
Flexibility by Elimination of Fixed
Concrete Shear Walls Normally
Required to Resist Earthquake
Forces
Permitted Installation of Recessed
Lighting and Other Custom
Condominium Features
This in-wall beam system was designed with
structural steel framing on a 14 x 28 grid.
It has a 3 x 16-gauge composite metal deck
spanning the full 14. This feature kept the
number of floor beams to a minimum. In
addition, it allowed for higher ceilings
while keeping the overall building height at
a minimum. The typical floor-to-floor height
was 10-4 with a ceiling height of 8-10
between the floor beams.
The use of 16-gauge steel deck elimi-
nated the need for temporary shoring
during concrete placement. The overall
framing design accelerated the erection,
decking, detailing and concrete slab
placement. Additionally, the reduction in
the number of floor beams kept overall
steel weight, fabrication and erection
costs to a minimum.
IMPROVING QUALITY AND ENHANCING
OCCUPANT SATISFACTION
The In-Wall Beam Structural Steel
Framing in Trinity Place eliminated fixed
shear walls for increased resistance to
seismic forces. This, in turn, allowed
tenants maximum flexibility in modifying
the layouts of their individual condomini-
ums. The 8-10 ceiling height is consis-
tent with what is demanded in luxury
condominiums, while the 12 space
above the ceiling permitted recessed
lighting and other custom features.
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Steel Beam
Hidden in
Interior Wall
Trinity Place was one of the first multi-
story residential projects to be built in
Boston in the past 10 years. However,
the location chosen for the project was
not without its challenges. The luxury
condominium tower was situated in a
crowded area on a very compact site.
It was an ideal opportunity for steel to
show its strength.
Trinity Place under Construction.
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INCREASING SPEED AND REDUCING COSTS
Structural steel provided the perfect
solution to the Seaport Hotels framing
problems because of its low cost and
scheduling advantages. This system
permitted the creation of additional hotel
space without changing the buildings
overall height. The repetitive fixed layout
of the guest rooms provided convenient
locations for burying the floor beams,
as well as lateral bracing for the struc-
ture in the party walls.
In-Wall Beam Structural
Steel Framing System
Certain techniques,
applied to structural
steel framing
systems to achieve
the benefits of low
floor-to-floor
heights, can make
structural steel
costs competitive
with concrete.
Minhaj Kirmani, PhD, P.E.
Weidlinger Associates, Inc.
Cambridge, MA
This In-Wall Beam Structural Steel
Framing System Provided Three
Key Benefits:
Better Overall Economy with Low
Floor-to-Floor Heights
More Open Ballroom Space at
Public Levels with Long-Span
Transfer Girders
Faster Construction Saved Time
and Reduced Costs
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The proximity of the 18-story Seaport
Hotel in Boston to nearby Logan Airport
posed a significant challenge. Because
of FAA-imposed zoning regulations and
height restrictions on the building, the
hotels developers wanted to achieve the
maximum number of guest rooms within
the budget limit. Accordingly, the design
and construction team sought to maxi-
mize the number of floors and minimize
the floor-to-floor height without dimin-
ishing the picturesque view for hotel
guests.
Project: Seaport Hotel
Location: Boston, MA
Owner: Pembroke Real Estate, Inc.
Architect: The Stubbins Associates
Structural Engineer: Weidlinger Associates, Inc.
General Contractor: AMEC
(formerly Morse-Diesel)
Fabricator: Cives Steel Company
In addition, passing utilities through
beam web penetrations helped reduce
the overall depth of construction.
To further accelerate the building
process, the project team used a tech-
nique known as up-up construction.
Heavy, unbraced 35-long columns
extended from the three-level, below-
grade parking structure up through the
ground floor structural steel framing.
This allowed the above-grade construc-
tion to continue at the same time that
the below-grade parking garage was
being completed, reducing the construc-
tion schedule significantly.
This structural system used wide flange
beams located within the demising walls
between the hotel rooms, with only a
composite slab and the deck spanning
between beams. This permitted the fram-
ing system to achieve a floor-to-floor
height of 9-0 with an 8-6 ceiling
height on the upper room levels. Typical
floor construction consists of 5-1/2
composite slab on metal deck. The slab
spans the full width of a room between
floor beams centered on the guest room
partition walls. The ceiling within the
guest rooms is supported against the
underside of the deck to achieve an
8-6 floor-to-ceiling height.
IMPROVING QUALITY AND ENHANCING
OCCUPANT SATISFACTION
The Seaport Hotel, situated in a popular
tourist area, wanted to provide its
guests with grand views of the Boston
skyline and waterfront. While the higher-
than-typical ceiling heights remained
within the overall building height
restrictions, they accommodated larger
windows in the guest rooms to dramati-
cally enhance the views. The choice of
structural steel facilitated the use of 65
transfer girders that allowed for open
ballroom space at the lower level as well.
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Ceiling
Guest Room
Floor
Level
The Seaport Hotel in
Boston, Massachusetts.
C
This beam & joist framing system
utilized steel beams, columns,
metal joists and metal decking.
The structural grid is based on
the parking layout of the basement
and first floor levels. This struc-
tural grid continues on the upper
levels to the condominiums.
Beam & Open Web Joist Structural
Steel Framing System
The cost of the
structural steel
system was very
competitive in price
and allowed us to
keep the condominium
costs down and pass
along the savings to
our home buyers.
Thomas Roszak
Roszak/ADC
Evanston, IL
This Beam & Open Web Joist
Structural Steel Framing System
Provided Five Key Benefits:
Faster Construction
Flexibility to Customize Floor
Plan with Large Steel Grid and
Non-Load-Bearing Walls
Superior Sound Attenuation
Space to Install Recessed
Lighting and Other Custom
Details
Provided Space for MEP Systems,
while Reducing Floor-to-Floor
Heights
10
Chicago Avenue Place, a new multi-
story luxury condominium in suburban
Chicago, benefited from the use of a
Beam & Open Web Joist Structural
Steel Framing System. This system pro-
vided cost-effectiveness for the design
and development team, and flexibility
for the owners. It allowed for larger,
free-flowing expanses of space and a
notable reduction in the transmission of
sound between units as well. Such
attributes are highly desirableif not
mandatoryamong discriminating
condominium owners.
Chicago Avenue Place Condominiums
in Evanston, Illinois.
INCREASING SPEED AND REDUCING COSTS
The beam & joist system used in
Chicago Avenue Place resulted in the
accelerated erection of the building and
permitted the owner to complete the
condominium units more quickly than
with cast-in-place concrete. This, in
turn, lowered financing expenses signif-
icantly. The total price tag for the steel
system was very competitive and kept
condominium costs down so the savings
could be passed on to the owner or
occupants.
IMPROVING QUALITY AND ENHANCING
OCCUPANT SATISFACTION
As an added benefit of the steel framing
system, owners gained the ability to
customize their condominiums simply
by moving or eliminating the non-load-
bearing partitions.
Additionally, the joist structure and gyp-
sum board enclosure allowed for instal-
lation of recessed lighting and other
custom condominium features.
Project: Chicago Avenue Place Condominiums
Location: Evanston, IL
Developer: Roszak/ADC
Design/Architect: Roszak/ADC
Associate Architect: Wallin/Gomez
Structural Engineer: Samartano & Co.
General Contractor: Roszak/ADC
Fabricator: Rockford Ornamental Iron
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T
INCREASING SPEED AND REDUCING COSTS
The combination of structural steel and
precast concrete slab was selected
because it was faster to construct and
the structural and foundation cost was
30% lower than competing concrete
systems. Several factors contributed to
the significant cost savings. The lighter
weight of the steel structure was a big
advantage on a site with poor soil condi-
tions. Drilled shafts, rather than driven
piles, saved an initial $1 million, and a
lighter building resulted in $1.25 million
in additional foundation savings. The
light composite steel-braced frame
structure, with 6 thick precast concrete
plank and concrete-filled steel box
columns in designated areas, saved
$1.75 million over a conventional post-
tensioned concrete structure. The build-
ing boasts a semi-finished floor and
ceiling created in one operation. This
permitted the owner to realize a 5 to 6
month quicker construction schedule.
Close interaction between the architects
and structural engineers during the
design process allowed the structural
system to be optimized for cost and
weight, and brought the project within
the $64 million construction budget. So
dramatic were the results of this joint
effort that the owner was able to add
two floors to the tower without increas-
ing the original steel tonnage. All of
these benefits were achieved while sat-
isfying the architectural requirements of
a luxury hotel.
Project: Hilton Hawaiian Village
Kalia Tower
Location: Waikiki, Hawaii
Owner: Hilton Hotels Corporation
Construction Manager: Construction
Management & Development, Inc.
Architect: Wimberly Allison Tong & Goo
Structural Engineer: Martin &
Chock, Inc.
General Contractor: Hawaiian Dredging
Construction Company
Fabricator: Samsung Heavy Industries
Integrated Steel-Precast Concrete
Composite Framing System
We wanted to take
advantage of the
typically faster
construction with
structural steel and
make it work for a
hotel project.
We were able to
achieve this by
combining the best
features of structural
steel with a precast,
prestressed floor
system.
Gary Chock, P.E.
Martin & Chock, Inc.
Honolulu, HI
IMPROVING QUALITY AND ENHANCING
OCCUPANT SATISFACTION
As a luxury hotel, the need to create a
more spacious feeling in the guest
rooms was of paramount importance.
This goal was achieved with an 8-6
ceiling height while still keeping the
overall floor-to-floor height at 9. The
structural steel system also allowed
builders to lay out the steel framing so
that most of the beams fell within the
demising walls. As a result, the owner
realized the economies that come with
keeping overall building heights at a
minimum.
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The 24-story Hilton Hawaiian Village
Kalia Tower, Waikikis first all steel-
framed high-rise, was designed with an
innovative composite construction system
that achieved breakthrough economy and
speed. The 300-high, 450-room hotel
features a 40-tall lobby area and a
2-story deep bridge connecting to the
adjacent Coral Ballroom and meeting
rooms. The top of the bridge functions
as a recreation deck, which includes a
sculpturally-formed swimming pool.
The tower utilized a composite sys-
tem composed of steel beams with a
6-thick precast, prestressed con-
crete plank in the guest rooms,
and metal deck with beams in the
corridors. The lateral system was a
braced frame with composite box
columns filled with concrete.
This Steel Composite System
Provided Five Key Benefits:
Early Project Completion
Lower Cost than Concrete
Systems
Low Floor-to-Floor Heights
Semi-Finished Floor and Ceiling
in One Operation
Higher Ceilings in Guest Rooms
Without Increasing Floor-to-
Floor Heights
13
204'-0"
13 Spaces @ 13'-6"
14'-3" 14'-3"
1
7
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-
8
"
2
5
'
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0
"
1
7
'
-
8
"
PLANKS
DECKING
PLANKS
Far Left: Hilton Hawaiian Village Kalia Tower
under Construction.
Left: The Completed Hilton Hawaiian Village
Kalia Tower in Waikiki, Hawaii.
The Staggered Truss Steel
Framing System Provided Four
Key Benefits:
Fewer Columns Allowed the
Creation of More Flexible and
Efficient Floor Plans
The lower Number of Columns
Reduced Weight and Costs
Faster, All-weather Erection
Reduced Time and Saved Money
High Quality Plank Provided a
Finished Floor and Ceiling
Without the Added Expense of
Topping
T
The Staggered Truss Structural
Steel Framing System
Analysis of other
framing systems
produced strong
evidence that the
staggered truss
system offered a
significant number of
economic advantages.
Neil Wexler, P.E., P.C.
Wexler and Associates
New York, NY
14
This cross-section depicts the stag-
gered truss framing layout for the
Mystic Marriott. The trusses were
set at 28 on center, and designed
with 10-deep, wide-flange chords.
The plank is 8 thick and the web
members are tubular. Vierendeel
panels were incorporated at the
corridor and at designated points
between rooms. All truss-to-column
connections were bolted. The lateral
loads are resisted by the stag-
gered trusses as braced frames,
allowing the plank floors to act as
diaphragms. A rigid connection
between the trusses and the plank
was achieved with a modified grout
that was pumped into plank cores.
Nelson studs were welded to the
truss chords to transfer the
diaphragm forces between trusses.
Vierendeel Opening
for Corridors
Trusses Span the
Entire Building
Width
Trusses Are Staggered
from Floor-to-Floor
The 6-story, 210-room Mystic Marriott
Hotel & Spa overlooks Connecticuts
scenic Groton Reservoir. The hotel was
designed to incorporate the scale and
imagery of classic New England archi-
tecture, and its appearance is reminis-
cent of the great hotels from the turn of
the century. The design team considered
several construction systems in the ini-
tial phase of the project, including tradi-
tional post & beam. However, the
Staggered Truss System was selected
because it offered, among other distinct
advantages, the most flexibility, most
reasonable construction costs, and sig-
nificant design flexibility.
The Mystic Marriott Hotel & Spa
in Groton, Connecticut.
INCREASING SPEED AND REDUCING COSTS
The staggered truss system allowed for
faster erection than traditional post &
beam, reducing the total cost of the
superstructure. Though construction
took place during the winter months,
the majority of the structure was com-
pleted expeditiously. Additional savings
accrued because the building required
fewer columns and less steel tonnage.
No transfer girders were required at the
second floor over the hotels extensive
public spaces. This translated into lower
costs for the fabrication of the steel, and
foundation savings due to the reduced
necessity for footings. The truss system
used precast plank, which provided a
finished ceiling and eliminated the need
and expense of
gypsum board.
IMPROVING QUALITY AND ENHANCING
OCCUPANT SATISFACTION
The staggered truss steel framing sys-
tem features fewer columns overall,
which enabled the design team to create
the most flexible and efficient floor
plans possible. The public areas within
the hotel benefited the most. The 10,000
square foot ballroom, for example, is
completely column-free. This open lay-
out permitted unobstructed site lines
for guests, as well as a variety of room
configurations that maximized occupancy.
The restaurant and spa also benefited
from fewer columns by allowing designers
to place tables, service areas and treatment
rooms in the most efficient manner.
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Project: Mystic Marriott Hotel & Spa
Location: Groton, CT
Owner: Waterford Hotel Group
Architect: Brennan Beer Gorman/
Architects, L.L.P.
Structural Engineer: Wexler and Associates
General Contractor: Wolman Construction
Advantage Steel: Adding Value to
Multi-Story Residential Buildings
Low cost. Strength. Durability. Design Flexibility. Adaptability.
Recyclability. These advantages make structural steel an ideal
material choice for hotels, apartments, condominiums and senior
residences. Whether the issue is economy, speed or quality,
structural steel can meet or exceed the most demanding project
requirements.
AISC MARKETING
The American Institute of Steel Construction (AISC) is a not-for-profit technical institute
and trade association serving the structural steel design and construction community
in the U.S. AISC Marketing, a wholly-owned subsidiary supported by the AISC Steel
Solutions Center, will help you take a serious look at the structural framing system of
your next multi-story residential building. AISCs Steel Solutions Center and Regional
Engineers are available throughout the U.S. to provide preliminary design assistance,
comparative cost estimates, and review with you the benefits of using steel to your
advantage.
INDUSTRY SUPPORT
Specifications
Steel Solutions Center Assistance
Technical Assistance
Engineering & Research
Publications
University Educational Programs
Steel Fabricator Certification Program
Steel Erector Certification Program
Design Awards for Architects and Engineers
Continuing Education for Architects, Engineers
and Structural Steel Fabricators
www.aisc.org
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