Intelligent City Construction Guide

Construction and Installation Guide
Platforms for Life (P4L) Building Systems
Build Smarter.
Live Better.
Think Change.
Document Number:
ICP4L-23003
Last Updated:
2023-10-26
Intelligent City Inc. Document: Construction & Installation Guide

3353 West 4th Avenue, Vancouver, BC V6R 1N6 Last Updated: 2023-10-26
+1 (604) 737 7600, office@intelligent-city.com Page: 1 of 48
Welcome to a paradigm shift
of sustainable industrialized
construction.
Intelligent City: Platforms for Life
Intelligent City is a technology-enabled and product- Product: We offer building systems and entire
based company. With a decade-long history, we offer buildings as products, based on the understanding that
one-stop solutions that seamlessly blend design we need to find meaningful urban living and working
excellence with practical functionality. Our mission is to solutions that embrace affordability and carbon
redefine sustainable urban buildings, setting new neutrality. Embracing this vision, we have designed and
benchmarks for quality, cost, and livability for property engineered integrated building solutions that allow for
owners, operators, and tenants alike. both repeatable quality and customization.
We achieve these benefits by incorporating mass Platform: We have created configurable building
timber, design engineering, Passive House energy systems that follow platform-based principles. By
performance, automated and robotic manufacturing, converging manufacturing, material innovation,
and proprietary parametric software. This fusion engineering prowess, and architectural finesse, we can
powers our revolutionary technology platform, primed tailor our building components to precisely match the
to reshape urban housing by introducing affordability, demands of each unique project.
durability, and environmental harmony.
Process: At the core of our business lies a collaborative
Aptly named Platforms for Life (P4L), this initiative design-to-manufacturing process powered by
embodies our commitment to a progressive future. parametric software and digital fabrication methods
Rooted in a vertically integrated, collaborative, and that connect design, simulation, and manufacturing.
design-centric ethos, this paradigm shift is poised to This allows us to design and optimize buildings and
redefine the value proposition in our industry, ushering building components for maximum efficiency,
in a new era of urban living. functionality, and sustainability.

Intelligent City’s product platform is
engineered for performance and ease
of installation.
Table of Contents
1 Introduction ............................................................................................................................................. 7
1.1 Overview: On-Site and Off-site Components ................................................................................................................................8
1.2 Off-Site and On-Site: Scheduling Overview....................................................................................................................................9
2 P4L Structural System – Mass Timber Floor Cassettes and Columns .............................................. 10
2.1 Performance and Specifications....................................................................................................................................................... 11
2.2 Quality Plan: QA/QC During Manufacturing ............................................................................................................................... 12
2.3 Pre-Construction.................................................................................................................................................................................... 13
2.4 On-Site Construction ........................................................................................................................................................................... 16
2.5 Moisture Management and Timber Protection.......................................................................................................................... 22
3 P4L Envelope System – Mass Timber Envelope Panels ..................................................................... 24
3.1 Performance and Specifications....................................................................................................................................................... 25
3.2 Quality Plan: QA/QC During Manufacturing ............................................................................................................................... 26
3.3 Pre-Construction.................................................................................................................................................................................... 27
3.4 On-Site Construction ........................................................................................................................................................................... 30
3.5 Moisture Management and Timber Protection.......................................................................................................................... 36
4 Responsibilities Summarized ............................................................................................................... 40
4.1 General on-site Responsibilities....................................................................................................................................................... 40
4.2 Typical Scope and Specifications ..................................................................................................................................................... 41
5 Safety and Best Practices ...................................................................................................................... 44
5.1 General Notes ......................................................................................................................................................................................... 44
5.2 Worker Safety ......................................................................................................................................................................................... 44
5.3 Rigging and Lifting ............................................................................................................................................................................... 45
5.4 Fire Safety ................................................................................................................................................................................................. 45

Imagine building a 10-storey
building in two weeks.
Introduction
1 Introduction
Mass timber construction has proven to be a viable Intelligent City is dedicated to a culture of safe and
alternative to concrete and steel. Not only is it a healthy workplace environments in our factories and
sustainable building material but it also enables a high on site, regardless of the conditions. We appreciate the
degree of prefabrication and much faster installation challenges and risks associated with mass timber
on site. However, it comes with new construction construction, and we are committed to the wellbeing
methods and procedures that are important to of employees, contractors, clients, and the public.
understand so that the many advantages promised by
mass timber can be realized. For every individual project, a Site-Specific Erection
plan & Methodology Statement compliant with the
This construction guide contains general information local agencies for safe and healthy workplaces
about on-site preparation, shipping, and installation, regulations and standards is needed. Intelligent City
using Intelligent City’s Platforms for Life (P4L) systems. and our subcontractors will produce such documents
as part of our design and engineering assist process.
This document aims at providing clear design, This document is structured in such a way that it aligns
engineering, and installation guidelines that will allow with most agencies’ requirements as well as Intelligent
builders and installers to plan and budget their projects City’s Health and Safety manuals. It can be used as a
and protect their employees and businesses. baseline to build upon for each project.
At Intelligent City, we pride ourselves in our collaborative approach to off-site manufacturing and on-site installation. Together, we can
achieve truly innovative construction methods for a sustainable and livable future.

Introduction
1.1 Overview: On-Site and Off-site Components
Intelligent City’s building platform consists of on-site cassettes with integrated ventilation and electrical
and off-site components that interface and integrate to services, columns, and all associated steel connections.
achieve the highest level of quality and efficiency. The envelope system includes the vertical enclosure
Intelligent City directly provides all mass timber from the interior mass timber to the exterior cladding.
components to the builder on site. This includes the The builder remains responsible for the on-site
P4L Structural System and P4L Envelope System. The foundations, horizontal enclosures, on-site services,
structural system is made from mass timber floor interior construction, and finishes.
Diagrammatic overview of the division of responsibilities between Intelligent City (light green) and the builder. The exploded isometric
view shows Intelligent City’s prefabricated P4L building components and other building parts that are provided by the builder.
Document: Construction & Installation Guide Intelligent City Inc.

Last Updated: 2023-10-26 3353 West 4th Avenue, Vancouver, BC V6R 1N6
Page: 8 of 48 +1 (604) 737 7600, office@intelligent-city.com
Introduction
1.2 Off-Site and On-Site: Scheduling Overview
In a typical project, off-site manufacturing preparation It is important to take full advantage of our design
starts after a designated design freeze. At that point, assist process. When using a more integrated design
Intelligent City will procure project-specific materials process, the on-site construction schedule and the
and prepare manufacturing instructions. Usually, overall project schedule can be over 30% faster than
component manufacturing starts before or at the same typical concrete or steel construction, and thereby save
time as on-site construction, but the manufacturing cost on general conditions and financing.
start depends on the on-site work required before
above-ground installation can begin. Once the foundations and structural cores are ready on
site, Intelligent City usually delivers components just-
Here, scheduling between the general contractor, the in-sequence. On average, one floor can be installed in
architect, the client, and Intelligent City is key. When it 1-2 days, with one floor cassette and one envelope
comes to sequencing, the schedule needs to be panel typically installed every hour. Available crane
discussed with the prime contractor, the installer, and time is crucial, and depending on the project, location,
Intelligent City. Usually, the installer is sub-contracted and time of the year, the envelope system can be
by Intelligent City. installed 2-4 floors below the superstructure.
A 21-month project schedule of a typical 80,000 sf Intelligent City project. In comparison to traditional construction, prefabrication
requires sign-off prior to manufacturing, but a parallel off-site and on-site coordination will speed up the construction process.

P4L Structural System – Mass Timber Floor Cassettes and Columns
2 P4L Structural System – Mass Timber Floor Cassettes and Columns
The P4L Structural System consists of adaptable floor The floor cassettes also act as a diaphragm capable of
cassettes made from Cross-Laminated Timber (CLT) directing lateral loads from seismic and wind forces to
and Laminated Veneer Lumber (LVL), as well as Glulam cores or shear walls. Within each floor cassette,
columns, and lateral cores if they are made from CLT. electrical conduits and vent ducting can be pre-
The floor system can span without dropped beams up installed on the factory floor rather than on-site, further
to 13’6” by 16’ in residential applications, and 13’6” by reducing site work and construction timelines.
25’ in commercial buildings. It can accommodate
cantilevers of up to 5’ and adapt to setbacks and other The P4L Structural System has been developed and
building geometry adaptations. tested for structural, seismic, fire, vibration, and
acoustic performance by third parties. It was
The P4L Floor Cassettes are double-layered two-way engineered to allow for buildings up to 18 storeys in
slabs with hollow cores to achieve the highest height, and to meet, or surpass, the Encapsulated Mass
structural stiffness and versatility while reducing Timber Construction (EMTC) code (in the NBCC) and
material use. The floor cassettes are point supported by the International Building Code (IBC). The P4L Floor
Glulam columns without beams, enabling highly Cassette is CSA A277 certified for prefabrication and
flexible layouts for various home types and workspaces. modular construction.
The P4L Structural System includes geometrically variable floor cassettes and columns to adapt to different building typologies, shapes,
and structural situations. Floors can cantilever up to 5’ to allow for setbacks or articulation. Balconies are attached separately.

2.1 Performance and Specifications
The P4L Floor Cassette has been tested and approved The configuration and size of the floor cassettes can be
for a 2-hour fire rating even without encapsulation. highly customized based on the building structure. A
Due to the unique engineering of the cassette, the CLT single floor cassette can be up to 45’ long and span
on the bottom layer can act as the finished ceiling over multiple columns, as long as the longest individual
surface. After being installed on site, the top of the span is 16’ or less. Typically, the floor cassettes connect
cassettes will receive flooring layup. to an interior hallway or a structural core.
In cases where mass timber ceilings are exposed, floor The floor cassettes can integrate mechanical and
cassettes can be delivered with a high-quality electrical services, increasing on-site construction
architectural-grade finish that can accommodate speed. Both electrical (conduits or ready-made
various sealants, colours, or varnishes. If the floor electrical wiring) and ventilation systems (ducting and
cassette is encapsulated, non-visible surface grade can floor registers) can be installed during the
be used to reduce costs and increase efficiency in the manufacturing process. This strategy truly unlocks the
production process. plug & play advantages of the system.
CRITERIA SPECIFICATION
Mass Timber Type and Species CLT (PRG-32) and LVL panels, Glulam columns; SPF blend
Surface Grade Non-visible, industrial, or architectural
Acoustic Ratings STC > 55; IIC > 50
Fire and Smoke Rating 2-hr tested according to ASTM E119 / CAN / ULC S101
Encapsulation Optional, depending on jurisdiction
Mechanical and Electrical Integration Conduits, pre-wiring, and ducting up to 8” in diameter
Typical Thickness 12” to 18”
Available Length and Width 8’ to 13’6” wide by 8’ to 45’ length
Maximum Span Up to 13’6” x 16’ grids
Structural Capacity 40 psf live load, plus 52 psf superimposed dead load
Weight 16 - 18 lbs/ft2

2.2 Quality Plan: QA/QC During Manufacturing
Intelligent City is committed to the highest level of associated quality assurance and control steps. A more
quality in our factories. Quality control is implemented detailed quality plan can be viewed in our
at every step along the manufacturing process, “Manufacturing Excellence” guide. This table can be
including measurements, photographs, and other retrieved for every building component at any given
quality assurance methods. The table below is an point in time and serves as a quality seal when the
overview of the manufacturing process and all component leaves the factory.
P4L Floor Cassettes are certified as per CSA A277-16 “Procedure for Certification of Prefabricated
Buildings, Modules, and Panels”. The listing covers the factory-built structural floor cassettes designed
to be assembled on-site to provide the main building structure based on registered professionals’
designs. Certified by QAI Laboratories Ltd., the quality plan usually has over 20 QA/QC steps with
each up to 12 criteria. It is summarized below.
STEP CRITERIA
Material arrival Damage, specifications, dimensions, color, deformations, moisture content
Material loading Dimensions, order of parts
Pre-kitting materials Size, dimensions, damage, order of parts
Machining and preparations Accuracy, dimensions, damage
Adhesive preparation Volume, mix, curing time, temperature, humidity
Bottom layer assembly Dimensions, alignment, penetration locations, gaps
Bottom layer joining Adhesive volume, mechanical fastener location, pressure, location
Interstitial rib assembly Dimensions, alignment, penetration locations, gaps
Interstitial rib joining Adhesive volume, mechanical fastener location, pressure, location
Interior insulation Location, thickness, packing
Interior mech ducting Location, orientation, layout, air tightness
Interior electrical installation Location, orientation, layout, electrical function
Anchor installation Location, screw type, structural integrity
Top layer assembly Dimensions, alignment, penetration locations, gaps
Top layer joining Adhesive volume, mechanical fastener location, pressure, location
Visual checks and finishing Surface qualities, gaps, damage, color
Packaging and shipping Lifting anchor position, weather protection, ready for transport

2.3 Pre-Construction
Off-site processes (transport, storage, staging, and in a yard close to the construction site. Once on site,
rigging) are critical to ensuring efficient construction components are lifted and installed by an on-site crane.
timelines. When leaving the factory, floor cassettes are It is important to start planning all pre-construction
stacked on flat bed trailers. Components can be processes early in the project as they can influence the
brought directly on site or temporarily stored or staged construction schedule and sequencing.
2.3.1 Transport
Usually, up to six P4L Floor Cassettes can be Depending on the project location, restrictions in
transported on a flat bed trailer. Floor cassettes can width, length, and height can influence the cost of
also be transported vertically if required. They are transportation.
loaded onto the trailer inside our factory before being
inspected and wrapped for weather protection. Generally, we distinguish between transport without
Columns are packaged per floor and stacked flat on a pilot car, with pilot car, and with special permits. The
trailer, capable of transporting up to 200 columns. below table shows example transport scenarios in
Labels, ship-loose parts, and other instructions are British Columbia and in Ontario. Other Provinces and
packaged with each trailer. Depending on the project, Territories have similar restrictions. Restrictions can
both floor cassettes and columns are stored in our yard vary and are usually checked by our engineering team
before they are loaded onto a trailer for pick-up. early in the project to inform the design assist process.
Left: A schematic overview of floor cassettes and columns on a flat bed trailer, showing a typical transport scenario. Right: The cassettes
are wrapped before leaving our factory.
Type of Transport Max Panel Dimensions (W x L) Type of Trailer
BC: without pilot car 8’6” x 53’ Flat bed trailer
BC: with permit and pilot car 12’6” x 53’ Flat bed trailer
BC: maximum allowable 14’6” x 53’ Flat bed trailer
ON: without pilot car 8’6” x 53’ Flat bed trailer
ON: with permit and pilot car 13’ x 53’ Flat bed trailer
ON: maximum allowable 16’3” x 53’ Flat bed trailer
General rules for typical panel dimensions in relation to transport restrictions in British Columbia and Ontario. Usually, a pilot car is
used to transport the most typical components.

Intelligent City takes every precaution to ensure that material from the elements, possible theft, and other
the product is delivered to the customer fully protected damage. Once installed, it becomes the responsibility
from the elements and free of damage. Once the of the general contractor to maintain the product and
product is delivered to the construction site it then control its quality throughout the remainder of the
becomes the installer’s responsibility to protect the construction process.
NOTE: Some routes may impose additional escort requirements. A project-specific transport and
delivery strategy will be developed as part of the individual project.
2.3.2 Storage and Staging

In many circumstances it is advisable to plan for underground and concrete work needed for a project,
temporary storage prior to beginning installation on the start of the temporary storage can coincide with the
site. This allows for a buffer between off-site start of on-site construction.
manufacturing and on-site construction. It also allows
for more flexibility during the installation process. Timing: On-site storage is needed if the on-site
installation outpaces the manufacturing speed. This is
Example: In a typical 60,000 sf project with 9 storeys, usually the case. In the example above, 160 floor
there are approx. 160 floor cassettes and 600 columns, cassettes and 600 columns are manufactured in 3 to 6
stored on approx. 29 trailers. To store half of those months, but installation will only take 3 to 5 weeks.
cassettes temporarily before construction starts, an
area of about 10,000 sf is required. Ideally, this area is Our Facility: Cassettes and columns can also be stored
close to the construction site so that just-in-time at our facility for a limited time. Depending on the
delivery is easier to organize. In this example, the yard project schedule and the factory’s capacity, up to 180
would be rented and filled up with trailers or floor cassettes and 1,000 columns can be stored at our
components for 2 to 4 months prior to the start of on- current facility. We are currently working on expanding
site installation. Depending on the amount of this capacity.
Left: Storage of 144 floor cassettes and 210 columns without trailer in our yard at the factory in Delta, BC. Right: Staging of 72 floor
cassettes and 180 columns in a temporary yard close to the construction site. The right strategy will depend on the project.
NOTE: A project-specific transport and storage strategy will be required for each individual project.
The amount, location, and timing on storage depends on many factors.

2.3.3 Rigging
P4L Floor Cassettes are lifted by an anchor system required height. Around 10’ to 30’ of distance between
included in the delivery of the components. Each the crane hook and the cassette are required.
cassette is unique in its size, shape, and weight, and Positioning is controlled with a slack line by the
therefore requires an individual rigging plan that will installer. Columns are lifted from their steel connector.
be supplied by Intelligent City or our sub-contractors.
Intelligent City’s products provide excellent service
Floor cassettes are transported and lifted in a under widely varied conditions. All unloading and
horizontal position. Typically, four anchors are erection personnel should fully understand that these
distributed to receive chains. Chains are either tied products are quality merchandise which merit cautious
directly to a crane or to a lifting beam to reduce the care in handling.
Different typical rigging methods based on example floor cassette geometries. All floor cassettes are lifted from four points that are
located to ensure a balanced lift.
NOTE: Drawings and diagrams above are intended as guidance. The actual rigging method may
vary depending on each component size and configuration.

2.4 On-Site Construction
This chapter lays out relevant and typical on-site work concrete podium, if the building has one, and
done in three phases: (1) prior to the installation of P4L connection details have been installed to receive the
components, (2) the installation process itself, and (3) components. The responsibilities of Intelligent City, the
work done after installation is completed. Usually, the installer, and the on-site builder or contractor are
prefabricated components are installed once the described in detail here, and also by specification in the
construction has finished the ground floor slab or the last chapter of this guide.
2.4.1 Work done prior to installation

P4L Floor Cassettes and Columns are installed above 1. Steel Anchors: Concrete to timber steel
concrete foundations, floor slabs, or podiums. If the connections are installed.
core of a building is made from concrete, the 2. Sprinkler: A sprinkler riser usually needs to be
installation may have to wait several floors behind its installed ahead of the mass timber structure.
form work or jump form. Cores made from steel can be 3. Survey: Steel connectors are surveyed to start
installed in parallel. The following tasks must be assembly of mass timber components. Then, every
completed prior to the arrival of P4L components: floor is surveyed as the building is assembled.
(1) (2) (3)
Diagram of a concrete ground floor slab and a lateral core. Typical work done prior to the installation of the mass timber structural
system is divided into three steps: (1) installation of steel details, (2) installation of sprinkler risers, (3) survey and connection prep.
2.4.2 Staging and lifting

Prefabricated components differ from most other on- scenarios are shown in combination with either on-
site work in that they require a detailed staging and street staging or back-alley staging.
lifting strategy. During the installation process it is
expected that 2 to 3 trucks arrive during an 8-hour day, Challenges: We recommend engaging the builder
leading to the install of 12 to 18 floor cassettes, and 30 early in the project to identify challenges and their
to 60 columns per day. For a typical 80,000 sf building, solutions. The most common challenges are:
this translates to approx. one floor every 1 to 2 days. • On-street delivery is only possible if lanes can be
temporarily closed.
Scenarios: Although every site is unique, most staging • Laneway deliveries might be constricting the size
and lifting scenarios can be categorized as one of two of trucks.
types: using a mobile crane or a tower crane. In either • Electrical wires on either side of the building that
case, the distance between the crane and the truck is might be in the way.
crucial to spec the crane size and reduce the maximum • Crane placement in relation to the truck location
loading requirements. In the below pictures, the two might inhibit the lift of heavy parts.

Left: Tower-crane installation in combination with on-street delivery. Right: Mobile crane installation in combination with laneway
delivery. In both cases, the reach of the crane and load limitations are crucial.
Responsibilities: As the general contractor, builder, or responsibility of the transportation company or

installer, please check each delivery carefully as it is Intelligent City. Damage occurring during installation is
delivered and unpacked. Report any obvious damage the responsibility of the installer. Damage occurring
or shortages to the carrier and Intelligent City during storage or after installation is the responsibility
immediately. Damage occurring during transport is the of the GC.
NOTE: A specific installation strategy is required for each project. As the site conditions can vary
significantly between each project, the right installation strategy may vary from the above images.

2.4.3 Installation sequence

This chapter documents a typical installation procedure Challenges: When planning installation and crane
to help derive a more detailed and project-specific placement, the reach and weight restrictions are most
Erection Plan and Methodology Statement by the important. Interfaces with concrete cores, other
installer of a project. For general on-site responsibilities concrete parts of the building, or hallways might
as well as health and safety assessments, please see require a different installation sequence. Worker safety
chapters at the end of the guide. Although Intelligent and temporary handrails are important to plan.
City provides the supply and installation of our
components, the installation is usually subcontracted Installation Steps: The following visualizations show
to qualified, local installer companies. The installation typical steps of the installation process on a complete
can also be subcontracted to the GC or builder. building as well as individual components. As
mentioned, columns are installed and braced before
Installation strategy: In a typical project, columns are floor cassettes are installed on the floor above. More
installed and braced before floor cassettes are installed detailed instructions for the installation of all elements
on top of the columns one after the other. They are and their sequencing across multiple floors are
then fastened to the columns and to each other. available upon request.
(1) (2)
(3) (4)
Typical installation sequence showing how columns and floor cassettes are installed in sequence, level by level. There is no general
sequence of how floor cassettes can be placed.
NOTE: All drawings in this chapter are simplified, and a more detailed methodology statement
and installation plan will be required for each project.

(1) (2)
Step 1: Column placement, adjustment, and bracing. Step 2: Fixing column onto floor cassette (or ground floor)
(3) (4)
Step 3: Lifting and placing next floor cassette on the upper floor. Step 4: Lifting and placing adjacent floor cassette(s).
(5) (6)
Step 5: Lifting, placing, and fixing upper columns. Step 6: Connecting ducting and conduits between floor cassettes.
(7) (8)
Step 7: Placing insulation and plywood splines with screws. Step 8: Add weather protection over splines and other openings.

2.4.4 QA/QC and official acceptance criteria

After installation, the official acceptance criteria for through either repair, replacement of parts, or
signing off on the quality of installation and material replacement of an entire component. The strategy for
finishes is suggested as per the below table. In case of remediation will depend on the structural integrity of
damages to the products, Intelligent City will make the panel, its function, availability of cranes, and
recommendations for how to remediate the damage logistical challenges.
Sign-off Element Sign-off Criteria Point of View
Visible interior timber surfaces No visible dents or cracks 2m distance from panel
Knots and faults as per the material spec 2m distance from panel
Meeting agreed-upon tolerances Measurements
Non-visible interior timber surfaces No structural damage to the material Close-up

No crack or dent larger than 2” by Close-up
No crack or dent deeper than a single lamella Close-up
Steel connections No structural damage Close-up

2.4.5 Work done after installation

After columns and floor cassettes are installed, details for structural tie-in and fire safety must be completed soon after.
Later during the construction process, interior construction and finishes can be completed independently by the builder
or their subcontractors.
Structural / Constructional / Safety related

Fire stopping between the floor and the envelope, and between floor
cassettes (ceilings). This work is usually done by the fire stopping trade.
After tie-in of services, insulation needs to be inserted at the slab edge

between the envelope and the superstructure, as well as between floor
cassettes. This work is usually done by Intelligent City or the installer.

Cover up openings with plywood in preparation for flooring. This work

is usually done by Intelligent City or the installer.
Interior and visual finishes

Flooring layup. In a typical floor construction on a mass timber building,
a concrete layer is to meet EMTC. Acoustic underlayment is also applied
in this step, either under, over the concrete, or both.
Encapsulation (if needed) – drywall installation. This can either be done

directly on the timber or with a resilient channel.
Visual finishes to the floor cassettes and columns if the wood remains
exposed. This includes gaskets or caulking between the joints of
cassettes, as well as sanding and varnishing of visible wood surfaces.
Varnishes can be matte, glossy, and color the wood either lighter or
darker.

2.5 Moisture Management and Timber Protection
Moisture protection of mass timber is crucial during project, Intelligent City and the builder will go through
transport, installation, and on-site construction. The a moisture risk assessment to determine moisture
best strategies keep the mass timber components dry exposure levels at different points during the shipping,
throughout the building’s construction process and installation, and post-installation phases. Depending
after. This can be achieved by mitigating and managing on the risk, different strategies might be
moisture exposure during construction. First, recommended.
components and their installation process are
designed with all necessary protection layers to This chapter explains the most common methods
minimize exposure to moisture. Second, components Intelligent City is following and recommending as well
must have the opportunity to dry out if they have been as the responsibilities of Intelligent City, the installer,
exposed to moisture during construction. As part of a and the builder.
We recommend the Moisture Risk Management Strategies for Mass Timber Buildings
Guide by RDH Building Science for further reading.
NOTE: The strategies below are typical examples. A project-specific moisture management plan
needs to be established to assess location and time of the year.
Moisture management needs to accommodate sufficient protection from rain other moisture exposure events, and allow the
components to dry out if exposed to moisture.

2.5.1 Moisture Management during shipping and storage
Responsibility: Intelligent City / Transport Company
Location / Challenge Typical Measures
Weather protection during transport Floor cassettes and columns are wrapped in a
membrane to protect them during transport.
Weather protection during storage The same membrane will protect components during
storage. Members should be lifted off from the ground.
Daily or weekly checks are recommended.
Changes to relative humidity or temperature Membranes have holes on the bottom side to allow for
drainage as well as humidity and air exchange.
2.5.2 Moisture Management during installation
Responsibility: Intelligent City / Installer
Direct exposure to rain or moisture during installation Each floor cassette has a membrane applied to its top
surface to protect it from direct rain during installation.
Once installed, membrane or tape has to be applied at
joints to further protect its edges and product below.
2.5.3 Moisture Management after installation
Responsibility: General Contractor / Builder
Moisture on floors Each floor requires a drainage, and floors exposed to

moisture should be swept or dried.
Moisture from columns Seal around penetrations or add a membrane-tent

around the bottom of the columns to avoid moisture
from penetrating into the floor below.
Moisture from other penetrations Apply a plywood lid and membrane or tape the edges
to seal off any spots where moisture could penetrate
through to the lower floors or into the cassette cavity.
Moisture from structural roof attachments Membrane around the connection or over it if it is a low
structural object.
General methods for drying out mass timber Do not run heaters without measuring the wood
moisture content, which must be between 8% and 14%
before interior construction can continue. A drastic
change in relative humidity will result in damage to the
wood. Generally, measure the wood’s moisture content
every week after installation, or more often if exposed
to moisture.

P4L Envelope System – Mass Timber Envelope Panels
3 P4L Envelope System – Mass Timber Envelope Panels
The P4L Envelope System is a CSA-certified, mass On site, envelope panels arrive with lifting anchors for
timber-based exterior wall solution for almost any type quick installation. Typically, one or two panels can be
of building. This panelized and adaptable envelope installed every hour, completing one entire level every
system includes a mass timber sub-structure, 1-2 days. During on-site installation, access from
membranes, insulation, as well as a variety of windows, outside is not required. Once installed on site, panel
doors, cladding systems, and secondary screens – all connections can be finished without the need for
prefabricated and assembled in our factory. scaffolding.
In high-rise applications, the envelope system acts as a The P4L Envelope System is customizable both in its
curtainwall system hung from the floor slabs. In low- size and finishing. Envelope panels can be wrapped
rise application, the envelope system can act as a load- around corners, setbacks, or terraces, and can
bearing platform frame construction. In each case, the accommodate a variety of windows and cladding types.
building envelope is segmented into transportable Balcony doors and entrance doors can be integrated
panels that come prefabricated on site. threshold free.
The P4L Envelope System includes an interior mass timber structural frame, a membrane and gasket system, insulation with cladding
clips, and a cladding system. It also includes windows and doors, as well as parapets.

3.1 Performance and Specifications
The P4L Envelope System was engineered to meet the To further articulate the building design, walkways and
most stringent performance criteria. This means that it balconies can be attached to the envelope through
achieves more airtightness and thermal performance thermally broken outriggers. We offer both timber-
than comparable systems, and therefore requires less based and steel-based balcony solutions, that can be
maintenance or operational energy over its life cycle. further customized with screens or secondary cladding.
The system was tested to achieve Passive House Following general principles of energy-efficient
performance, and can be certified if required. envelope design strategies, balconies need to be self-
supporting structures to minimize thermal bridging.
Various cladding types are possible to customize the
building’s design and articulation. This includes various The P4L Envelope System is CSA A277 certified. It has
steel and aluminum cladding systems, as well as other been developed and tested for structural, seismic, fire,
panelized materials. Since the mass timber structure of thermal, and acoustic performance by third parties. The
the envelope system is on the inside of the building, envelope system meets or surpasses the Encapsulated
the CLT surface can be considered to remain exposed Mass Timber Construction (EMTC) code (in the NBCC)
if allowed by the AHJ or building code. and the International Building Code (IBC).
CRITERIA SPECIFICATION
Mass Timber Structure 100mm 5-PLY CLT, PRG 320 rated; 99mm LVL
Interior Surface Finish Non-visible, industrial, or architectural
Floor-to-Floor Height and Span per Panel 8’ to 13’ height by 4’ to 28’ length
Total Assembled Panel Thickness 8” - 15”, depending on insulation and cladding
Fire Safety Fire stopping solutions and/or encapsulation possible
Acoustic Performance Flanking noise solutions available
Design Wind Pressure 60lb/ft2 [2.87 kPa] (tested at 90 lb/ft2 proof load), ASTM E330
Out-of-Plane Deflection Limit L/175 tested in accordance with AAMA 501.4, 501.7, 501.4
Thermal Performance of Opaque Panel Up to R-40, Passive House performance, AAMA 501.5
Air and Water Tightness Tested to ASTM E283, ASTM E331, and AAMA 501.1
Weight 14 - 16 lbs/ft2

3.2 Quality Plan: QA/QC During Manufacturing
Intelligent City is committed to the highest level of associated quality assurance and control steps. A more
quality in our factories. Quality control is implemented detailed quality plan can be viewed in our
at every step along the manufacturing process, “Manufacturing Excellence” guide. This table can be
including measurements, photographs, and other retrieved for every building component at any given
quality assurance methods. The table below is an point in time and serves as a quality seal when the
overview of the manufacturing process and all component leaves the factory.
P4L Envelope Panels are certified as per CSA A277-16 “Procedure for Certification of Prefabricated
Buildings, Modules, and Panels”. The listing covers the factory-built exterior facing building envelope
panels designed to be assembled on-site to provide the finished non-loadbearing exterior building
envelope based on registered professionals’ designs. Certified by QAI Laboratories Ltd., the quality
plan usually has over 40 QA/QC steps with each up to 12 criteria. It is summarized below.
STEP CRITERIA
Material arrival Damage, specifications, dimensions, color, deformations, moisture content
Material loading Dimensions, order of parts
Pre-kitting materials Size, dimensions, damage, order of parts
Machining and preparations Accuracy, dimensions, damage
Mass timber assembly Dimensions, gaps, damage, screw types
Window / door installation Membranes and seal, spacing, operability, damage, order of parts
Membrane installation Coverage, overlap, folds, damage, adhesion
Anchor installation Position, type, accuracy, structural integrity
Envelope penetrations Cut quality, membrane overlap, seal
Aluminum extrusions installation Dimensions, seal, correct connections
Window / door insulation Accuracy, sealant, fixture
Insulation and cladding clips Placement, tightness, accuracy, angles, fixtures, screw types
Silicone gasket installation Location, length, sealant
Z-bar installation Locations, tightness, screw types
Cladding and flashing installation Order of parts, layout, screw types, alignment, surface quality
Visual checks and finishing Surface qualities, gaps, damage, color
Packaging and shipping Lifting anchor position, weather protection, ready for transport

3.3 Pre-Construction
Off-site processes (transport, storage, staging, and yard. On site, panels are rigged by a crane and installed
rigging) are critical to ensuring efficient construction on the building structure. It is important to start
timelines. When leaving the factory, envelope panels planning all pre-construction processes early in the
are transported on engineered transport frames. They project as they can influence the construction schedule
can be brought directly on site or stored at a nearby and sequencing.
3.3.1 Transport
P4L Envelope Panels are transported on a single or loaded onto a trailer for pick-up. Depending on the
double A-frame engineered to support up to 4 large project location, restrictions in width, length, and
panels on a flat-bed or double-drop trailer. It is height can influence the cost of transportation.
important that the panels remain in a vertical position
throughout the transport, storage, and rigging process. Generally, we distinguish between transport without
Envelope panels are loaded onto the A-frame inside pilot car, with pilot car, and with special permits. The
our factory before being inspected and wrapped for below table shows example transport scenarios in
weather protection. Labels, ship-loose parts, and other British Columbia and in Ontario. Other Provinces and
instructions are attached to the transport frame. Territories have similar restrictions. Restrictions can
Typically, envelope panels are loaded onto the frame vary and are usually checked by our engineering team
first and stored in our yard before the assembly is early in the project to inform the design assist process.
Left: A schematic overview of four large envelope panels on our proprietary transport frame on a double-drop deck trailer, showing a
typical transport scenario. Right: The panels are wrapped before leaving our factory.
Type of Transport Max Panel Dimensions (H x L) Type of Trailer
BC: without pilot car 11’ x 28’ Two panels per trailer, single drop
BC: with pilot car 13’ x 28’ Four panels per trailer, double drop
ON: without pilot car 11’ x 28’ Two panels per trailer, single drop
ON: with pilot car 13’ x 28’ Four panels per trailer, double drop
General panel dimensions in relation to transport restrictions in British Columbia and Ontario. Usually, a pilot car is used to transport
the most typical components. Special permits are used only for special components such as envelope panels with high parapets.

Intelligent City takes every precaution to ensure that from the elements, possible theft, and other damage.
the product is delivered to the customer fully protected Once installed, it becomes the responsibility of the
from the elements and free of damage. Once the prime contractor to maintain the product and control
product is delivered to the construction site it becomes its quality throughout the remainder of the
the installer’s responsibility to protect the material construction process.
NOTE: Some routes may impose additional escort requirements. A project-specific transport and
delivery strategy will be developed as part of the individual project.
3.3.2 Storage and Staging

In many circumstances it is advisable to plan for the amount of underground and concrete work needed
temporary storage prior to beginning installation on for a project, the start of the temporary storage can
site. This allows for a buffer between off-site coincide with the start of on-site construction.
manufacturing and on-site construction. It also allows
more flexibility during the installation process. Timing: On-site storage is needed if the on-site
installation outpaces the manufacturing speed. This is
Example: In a typical 60,000 sf project with 9 storeys, usually the case. In the example above, 200 panels are
there are approx. 200 envelope panels, stored on manufactured in 3 to 6 months, but installation will only
approx. 50 transport frames. To store half of those take 3 to 5 weeks.
panels temporarily before construction starts, an area
of about 12,000 sf is required. Ideally, this area is close Our Facility: Panels can also be stored at our facility
to the construction site so that just-in-time delivery is for a limited time. Depending on the project schedule
easier to organize. In this example, the yard would be and the factory’s capacity, up to 120 envelope panels
rented and filled up with components 2 to 4 months can be stored at our current facility. We are currently
prior to the start of on-site installation. Depending on working on expanding this capacity.
Left: 112 Panels are stored on their transport frames without trailers. This reduces cost but requires equipment for loading. Right: 36
Panels are stored on their trailers. This is cost-effective if panels are staged close to site and only a short amount of time.
NOTE: A project-specific transport and storage strategy will be required for each individual project.
The amount, location, and timing on storage depends on many factors.

3.3.3 Rigging
P4L Envelope Panels are lifted by an anchor system reduce the required height. Around 10’ to 30’ of
included in the delivery of the component. Each panel distance between the crane hook and the panel are
is unique in its size, shape, and weight, and therefore required. Positioning is controlled with a slack line by
requires an individual rigging plan that will be supplied the installer.
by Intelligent City or our sub-contractors.
Intelligent City’s products provide excellent service
Envelope panels are transported and lifted in a vertical under widely varied conditions. All unloading and
position. Two pre-installed anchors on the top of the erection personnel should fully understand that these
panels can receive lifting chains. Chains are either tied panels are quality merchandise which merit cautious
directly to a crane or to a lifting beam in order to care in handling.
Different typical rigging methods based on example envelope panel geometries. Both long and short panels are lifted from two points
that are located to ensure a balanced lift.
NOTE: Drawings and diagrams above are intended as guidance. The actual rigging method may
vary depending on each component size and configuration.

3.4 On-Site Construction
This chapter lays out relevant and typical on-site work concrete podium, if the building has one, and
done in three phases: (1) prior to the installation of P4L connection details have been installed to receive the
components, (2) the installation process itself, and (3) components. The responsibilities of Intelligent City, the
work done after installation is completed. Usually, the installer, and the on-site builder or contractor are
prefabricated components are being installed once the described in detail here, and also by specification in the
construction has finished the ground floor slab or the last chapter of this guide.
3.4.1 Work done prior to installation

Envelope panels are usually installed 2 to 4 floors after 1. Anchor Details: Installation and adjustment of
the superstructure. If the superstructure is concrete, the envelope-receiving anchors on superstructure.
delay might be higher to accommodate the removal of 2. Sprinkler: A sprinkler riser usually needs to be
formwork. If the envelope system is combined with on- installed ahead of the mass timber structure.
site curtainwalls or storefronts, the sequencing may 3. Survey: Typically, every floor is surveyed
differ as well. The following tasks must be completed individually to evaluate the deviation of the anchor
prior to the arrival of P4L envelope panels: system from its ideal location.
(1) (2) (3)
Diagram of a mass timber building under construction. Typical work done prior to the installation of the envelope panels is divided into
three steps: (1) installation or adjustment of anchor details, (2) installation of sprinkler risers, (3) survey and connection prep.
3.4.2 Staging and lifting

Prefabricated components differ from most other on- two scenarios are shown in combination with either on-
site work in that they require a detailed staging and street staging or back-yard staging.
lifting strategy. During the installation process it is
expected that 2 to 3 trucks arrive during an 8-hour day, Challenges: We recommend engaging the builder and
leading to the install of 8 to 12 envelope panels per early in the project to determine challenges and their
day. For a typical 80,000 sf building, this translates to solutions. The most common challenges are:
approx. one floor every 1 to 2 days. • On-street delivery is only possible if lanes can be
temporarily closed.
Scenarios: Although every site is unique, most staging • Laneway deliveries might constrict the size of
and lifting scenarios can be categorized as one of two trucks.
types: using a mobile crane or using a tower crane. In • Electrical wires on either side of the building that
either case, the distance between the crane and the might be in the way.
truck is crucial to spec the crane size and reduce the • Crane placement in relation to the truck location
maximum loading capacity. In the below pictures, the might inhibit the lift of heavy parts.

Left: Tower-crane installation in combination with on-street delivery. Right: Mobile crane installation in combination with laneway
delivery. In both cases, the reach of the crane, load limitations, and lane closures are important aspects to be considered.
Responsibilities: As the general contractor, builder, or responsibility of the transportation company or

installer, please check each delivery carefully as it is Intelligent City. Damage occurring during installation is
delivered and unpacked. Report any obvious damage the responsibility of the installer. Damage occurring
or shortages to the carrier and Intelligent City during storage or after installation is the responsibility
immediately. Damage occurring during transport is the of the GC.
NOTE: A specific installation strategy is required for each project. As the site conditions can vary
significantly between each project, the right installation strategy may vary from the above images.

3.4.3 Installation sequence

This chapter documents a typical installation procedure Challenges: When planning installation and crane
to help derive a more detailed and project-specific placement, the reach and weight restrictions are most
Erection Plan and Methodology Statement by the important. If a construction elevator or hoist is attached
installer of a project. For general on-site responsibilities to the building, the envelope panels are installed
as well as health and safety assessments, please see around the elevator, and the remaining gap is filled in
chapters at the end of the guide. Although Intelligent after the elevator is removed. Curbs and other on-site
City provides the supply and installation of our interfaces need to be considered, too.
components, the installation is usually subcontracted
to qualified, local installer companies. The installation Installation Steps: The following visualizations show
can also be subcontracted to the GC or builder. typical steps of the installation process. Below, a
staggered installation is shown, where a neighboring
Installation strategy: Envelope panels are either panel would be installed as the third panel in the
installed counterclockwise in sequence, or every sequence of installation. The images on the next page
second envelope panel is installed before filling in show how these neighboring panels will be connected
every other panel. In either case, the crane utilization and finished, which would happen on both sides of the
and speed of installation is considered. panel inserted in step 6.
(1) (2)
(3) (4)
In one of two installation strategies, the leading panel is installed two panels further than the previous panel, giving enough time for
the subsequent panel to be connected and finished while the next panel can be lifted into place.
NOTE: All drawings in this chapter are simplified, and a more detailed methodology statement
and installation plan will be required for each project.

(1) (2)
Step 1: Anchor in/out adjustment and preparation on the top. Step 2: Curb or gasket preparation (below panel or ground floor).
(3) (4)
Step 3: Lifting and mounting panel in place. Step 4: Anchor adjustment to position panel correctly.
(5) (6)
Step 5: Vertical gasket prep for adjacent panel. Step 6: Mounting and installing adjacent panel.
(7) (8)
Step 7: Infill cladding piece, flashing, gasket install. Step 8: Mounting outriggers for balconies or other penetrations.

3.4.4 QA/QC and official acceptance criteria

After installation, the official acceptance criteria for through either repair, the replacement of parts, or the
signing off on the quality of installation and material replacement of an entire component. The strategy for
finishes is suggested as per the below table. In case of remediation can depend on the structural integrity of
damages to the panel, Intelligent City will make the panel, its function, availability of cranes, and
recommendations for how to remediate the damage logistical challenges.
Sign-off Element Sign-off Criteria Point of View
Visible interior timber surfaces No visible dents or cracks 2m distance from panel
Knots and faults as per the material spec 2m distance from panel
Non-visible interior timber surfaces No structural damage to the material 2m distance from panel
No crack or dent larger than 2” by 6” Measurements
No crack or dent deeper than a single lamella Measurements
Windows and doors No scratch or crack Close-up

Gaskets between openings and panel No visible dent 2m distance from panel
Full visible continuity of the gasket 2m distance from panel
Exterior cladding No visible dent or scratch 3m distance from panel

3.4.5 Work done after installation

After panels are installed, details for structural or membrane connections and fire safety must be completed soon after.
Later during the construction process, interior construction and finishes can be completed independently by the builder
or their subcontractors.
Structural / Constructional / Safety related

Fire stopping between the floor and the envelope (hidden view in this
picture, accessed from the top). This work is usually done by the fire
stopping trade.
Insulation at the slab edge between the envelope and the

superstructure. This work is usually done by Intelligent City or the
installer.

Cover up plywood on edges to fill all holes in preparation for flooring.

This work is usually done by Intelligent City or the installer.
Roofing membranes, parapet tie-in, and other roofing finishes such as

pavers and handrails. This work is usually done by the roofing trade.
Interior and visual finishes

Pour stops on the floor aligned to the envelope panel for concrete and
flooring layup. This work is usually done by the flooring trade. At this
stage, flooring can be installed as well.
Encapsulation (if needed) – drywall installation. This can either be done

directly on the timber or with a resilient channel.
Visual finishes to the envelope panels if the wood remains exposed,

including gaskets or caulking between the joints of panels, as well as
sanding and varnishing of visible wood surfaces. Varnishes can be
matte, glossy, and color the wood either lighter or darker.

3.5 Moisture Management and Timber Protection
The protection of mass timber components is crucial construction. As part of a project, Intelligent City and
during transport, installation, and on-site construction. the builder will go through a moisture risk assessment
The best strategies keep the mass timber components to determine moisture exposure levels at different
dry throughout the building’s construction process and points during the shipping, installation, and post-
after. This can be achieved by mitigating and managing installation phases. Depending on the risk, different
moisture exposure during construction. First, strategies might be recommended.
components and their installation process are
designed with all necessary protection layers to control This chapter explains the most common methods
the exposure of components to moisture. Second, the Intelligent City is following and recommending as well
components must have the opportunity to dry out if as the responsibilities of Intelligent City, the installer,
they have been exposed to moisture during and the builder.
We recommend the Moisture Risk Management Strategies for Mass Timber Buildings
Guide by RDH Building Science for further reading.
NOTE: The strategies below are typical examples. A project-specific moisture management plan
needs to be established to assess location and time of the year.
Moisture management needs to accommodate sufficient protection from rain other moisture exposure events, and allow the
components to dry out if exposed to moisture.

3.5.1 Shipping and storage
Responsibility: Intelligent City / Transport Company
Weather protection during transport Envelope panels are wrapped in a membrane to protect
them during transport.
Weather protection during storage The same membrane will protect panels during storage.
Lift members off from ground. Daily or weekly checks
are recommended.
Changes to relative humidity or temperature Transport membranes have holes on the bottom side to
allow for drainage, and humidity or air exchange.
3.5.2 During installation
Responsibility: Intelligent City / Installer
Unfinished top edge of envelope panel during Each envelope panel’s top edge is protected by a vapor
installation process permeable membrane pre-installed in the factory. If
construction pauses over night or over the weekend, we
recommend a membrane lapping over the envelope
panels from the highest slab edge.
Unfinished envelope edges (for example, towards a Apply membranes to the cladding and over the
construction elevator) exposed mass timber parts.
Interior timber surface during installation process Usually, this surface is not protected. If exposed to
moisture, it must be dried out slowly.
3.5.3 After installation
Responsibility: General Contractor / Builder
Moisture entry along the outer walls from slab edges Apply tape at the vertical-to-horizontal interface or
higher up extend the horizontal membrane up the wall.
Moisture exposure on the parapet Lap roofing membrane up and over the parapet. While
the parapet construction is not finished, ensure the
membrane laps over the exterior cladding as well.
General methods for drying out mass timber Do not run heaters without measuring the wood
moisture content, which must be between 8% and 14%
before interior construction can continue. A drastic
change in relative humidity will result in damage to the
wood. Generally, measure the wood’s moisture content
every week after installation, or more often if exposed
to moisture.


Excellence in execution –
off-site and on-site.

Responsibilities Summarized
4 Responsibilities Summarized
The following chapters summarize the typical scopes highlight example project-specific systems and
and responsibilities of Intelligent City, the installer, and materials. The lists are only to be used as a general
the builder, per specification technical divisions. These indication of responsibilities for a typical project, and
lists are to be used as a preliminary outline specification they will be adjusted based on each project’s specific
to inform the general scope of the project and are in requirements, scope, location, and applicable building
no means exhaustive. Items in Builder Scope are to codes.
Abbreviations
IC – Intelligent City
FC – Floor Cassette
EP – Envelop Panel
CL – Column
4.1 General on-site Responsibilities
4.1.1 Prime Contractor

• Coordinate and maintain safe access and exit points throughout the project and inform the installer and the
project team of any changes in both location and schedule.
• Ensure that an appropriate and safe area is available for the delivery of product at the agreed-upon location
and schedule.
• Coordinate with the project team and the installer and ensure that the access to the on-site crane is available
during the agreed-upon schedule.
• Ensure that the construction site has appropriate first aid provisions that comply with the provincial OHS
requirements.
• Ensure that all workers on the jobsite are informed about any existing or potential hazards that could impact
their safety.
4.1.2 Installer
• Ensure all required erection plans, job hazard assessments, and safe work procedures are in place for rigging
and installation, as required by the jurisdiction and regulatory requirements.
• Supervise the installation work and ensure that all workers commit to a safe work environment.
• Inform workers about any health and safety hazards on site and take immediate action if any new health and
safety hazards are discovered.
• Ensure that the installation plan and schedule is fully understood by the prime contractor and inform the
prime contractor on site of any delays or deviations from the plan.
• Participate in project hazard assessments led by the prime contractor and participate in incident
investigations by the prime contractor or other sub-contractors.
4.1.3 Intelligent City

• Confirm and coordinate delivery schedule with the prime contractor and the installer.
• Assess and confirm the quality and technical correctness of the installation of components on site.
• Assist with the installation on site by providing technical insight, answers, or information, when needed.

4.2 Typical Scope and Specifications
4.2.1 Builder scope prior to IC system installation:

Supply and install of:
• Div 31 Earthwork
o Building Excavation and Site work
• Section 02 41 00 – Demolition
o Existing building and foundation demolition.
• Section 03 10 00 - Concrete Formwork, 03 20 00 - Reinforcement, and 03 30 00 - Cast-in-Place Concrete
o CIP Foundations, slabs, stairs to basement.
o Embeds for timber structure.
• Section 07 10 00 - Waterproofing
o Bentonite Waterproofing or Fluid-Applied waterproofing for below grade walls and slabs.
• Section 07 16 16 - Crystalline Waterproofing
o Below grade walls and slabs as required.
• Section 04 20 00 - Concrete unit masonry
o Fire rated back of house partition walls.
• Section 05 51 00 – Metal Stairs
o Steel stair structure with paint finish.
o Concrete filled steel pans or precast concrete tread and landing.
• Section 14 20 06 - Passenger Elevator
o Stretcher
o Two doors; 9 stops
• Div 21 Fire Protection Standpipe during mass timber construction per specific Jurisdictional requirement.
4.2.2 Intelligent City’s scope during installation:

• Section 13 42 33.11 - Prefabricated Superstructure
o Glulam columns, and column-to-column connection; column to concrete connection.
o Prefabricated Floor Cassette (FC) and FC column connection.
o FC to concrete and or steel connection.
o FC integrated with ventilation ducting, empty electrical conduit with string – one for each electrical and
comm - EP anchors and other building structure support anchor pre-installed connection.
o FC comes with weather protection membrane on top face.
o Site-installed insulation between FC, plywood splines and covers on FC.
o Site-installed FC drag strut.
• Section 13 42 33.12 - Prefabricated Envelope Panel
o Exterior Envelop Panel (EP) and anchors pre-installed to IC FC or building structure including full
assembly of cladding, support, girts, insulation, membrane, mass timber back up, windows, exterior
doors, window flashing, EPDM sleeve within penetration, integrated louvres.
o Delegated Design on anchor to base building.
o L-shape EP at building inside and outside corners.
o EP to extend to parapet height.
• Section 06 17 19 – Cross Laminated Structural Units
o Exterior walkway, balcony, and canopy CLT.
o CLT infill structure (e.g., corridor, elevator lobby) (note: Leave a drop-box size opening during
construction.)
• Section 06 18 00 – Glued-Laminated Construction
o Additional glulam beams for transfer if required.
o CRU or Amenity glulam structure for design feature, larger span spaces.

4.2.3 Builder scope related to IC systems:

• Section 03 53 00 – Concrete Topping
o Typical floor topping over FC.
o Concrete pads (for mechanical equipment) above roof FC.
• Section 05 10 00 Structural Steel
o Structural Steel and connection.
o Balcony Steel support (eg. columns) and guard
• Section 05 50 00 Metal Fabrications
o Exposed FC and EP joint visual closure.
• Section 07 84 00 – Fire Stopping
o Underside of exposed FC joint treatment – fire and acoustic stopping.
o EP interior joint treatment - fire stopping at wall/floor junction.
o Firestopping at FC meeting EP location. IC will include typical details.
• Section 07 52 00 – Modified Bituminous Membrane Roofing
o Roofing assemblies from roof FC up: Temp roof membrane/Vapour retarder, insulation, roof
membranes, slope build-up, roof overburden, green roof (structure supporting green roof to design for
flood test as required), deck, pavers, pedestal, drain, scupper (to integrate into EP opening). Roof
assemblies to allow for control flow drains as required.
o Roofing assemblies over mass timber canopy, balcony, and walkways. [not applicable]
• Section 07 62 00 – Sheet Metal Flashing and Trim
o Roof parapet cap.
o (inside-facing) parapet cladding.
o additional parapet buildup adjacent to the EP.
• Section 07 27 00 – Air Barrier Membrane and Membrane Flashing and 07 92 00 – Joint Sealants
o Flashing, sealants, expansion joint, flexible membrane, term bar, and other tie-in at transition to IC EP.
o Balconies tie-in
• Section 09 05 71 – Acoustic Underlayment
o Typical floor topping over FC.
o Under concrete pads (for mechanical equipment) above roof FC.
• Section 09 93 00 - Staining and Transparent Finishing
o Surface prep
o Exposed interior 3-coat ceiling finishes, mass timber transparent/stain finish.
o Exposed exterior 3-coat underside of CLT stain finish at balconies and terraces.
• Section 09 21 16 – Gypsum Board Assemblies
o Type X drywall on exterior wall.
o Encapsulation around columns.
o Suite partition meeting exterior wall with sealant joint appropriate for the movement of the EP.
• Section 01 40 00 – Quality Requirement
o (To coordinate with overall project moisture management plan, we suggest a dedicated meeting for
this discussion.)
o Weather protection tapes or other protective measures at FC joints, openings etc
Install of:
• Div 23 Connect ventilation ducts between FCs.
• Div 26 Install wiring through conduit within the FCs.

4.2.4 Builder scope after IC system install:

• Div 01 – Building moisture management and protection of IC systems after their install.
• Section 05 73 00 - Decorative Metal Railings
o Railings and metal and/or glazed guards at balconies and roof deck.
• Section 11 24 23 - Fall Restraint and Arrest Systems, 07 52 00 - Modified Bituminous Membrane Roofing, 05 73
00 - Decorative Metal Railings, Div 26, Div 32
o PV, landscape features, maintenance, fall protection, and window washing anchors, screens, and any
support elements on the roof that may or may not attach to the roof FC.
• Section 05 40 00 - Metal Stud Framing, 07 21 00 – Insulation, 07 27 00 - Air Barrier Membrane and Membrane
Flashing, 07 62 00 - Sheet Metal Flashing and Trim
o Site built ground floor exterior wall assemblies to match envelop performance of the IC EP.
o Site built mechanical penthouse and/or elevator overrun.
o Transition ties-in with concrete foundation wall/slab.
• Section 04 21 00 – Clay Unit Masonry
o Ground floor brick façade with enhanced performance brick ties.
o Coloured mortar.
• Section 03 35 00 - Concrete Finishing
o Ground floor amenity space and bike storage floor finish.
• Section 07 42 13 - Metal Wall Panels
o Mechanical penthouse and/or elevator overrun cladding.
• Section 07 46 16 – Aluminum Cladding
o Exterior screens, balconies divider
o BOD: Longboard cladding privacy beams
• Section 08 14 16 - Flush Wood Doors
o Flush wood suite entry doors with fire rating of 1.5 hrs.
• Section 08 54 13 - Fibreglass Windows and Doors
o Ground floor windows and doors, performance to match IC EP.
• Section 09 30 00 – Tiling
o Typical suite bathroom floor and wet area walls.
o Amenity restroom floor and all walls.
• Section 09 64 31 - Engineered Wood Flooring
o Typical suite floor finish.
• Section 09 68 13 - Tile Carpeting
o Corridor and lobby floor finish.
• Section 09 84 30 – Sound-Absorbing Wall and Ceiling Units
o Acoustic treatment in ground floor amenity room.
• Section 09 96 46 - Intumescent Coating
o Exterior column supporting balconies appropriate for exterior application; paint finish.
o Structural steel that are not fireproofed by GB encapsulation or spray fireproofing.
• Section 11 24 23 - Fall Restraint and Arrest Systems
o Line diverter to divert load imposed from fall arrest line onto the parapet.
• Div 22 Plumbing
o One overflow drain per each bathroom and kitchen in suite.
o Fiberglass shower drain pan under tile finish.
• Div 23 HVAC
o Scope excluding ducting, manifold, and any other component within FC serving the floor above.
o Connection of the ducting stub at FC to ducting/equipment above finished floor in suite.
• Div 26 Electrical
o Electrical Service and Distribution excluding empty conduits within the FC serving the floor above.
• Div 28 Electronic Safety and Security
o Hard-wired building entry system.
• Wireless suite entry system.

Safety and Best Practices
5 Safety and Best Practices
At Intelligent City, we understand that building a better Intelligent City and the sub-contracting installer will
tomorrow begins with safeguarding the well-being of provide a project-specific Erection Plan and
our team, everyone on site, and the communities we Methodology Statement for each project. This is to
serve. We firmly believe that the foundation of any ensure that all details of a project are covered. The
successful project is built upon a culture of diligence, deliverable will include a project-specific risk
adherence to industry-leading standards, and a assessment for items such as working at heights, falling
steadfast commitment to best practices. objects, rigging, equipment, or openings. However, we
When it comes to rigging and installation of our advise general best practices in this chapter for your
components, safety is our number one priority. reference.
5.1 General Notes
• A project-specific responsibility matrix will have to be produced to ensure all details and all work is fully
understood prior to the start of construction.
• A project-specific Moisture Management Plan needs to be produced by the project team to ensure the
installer and the builder are aware of the moisture risks associated with the project, and the strategies to
mitigate those risks.
• A project-specific Erection Plan and Methodology Statement must be read and understood by every worker
prior to installing components on site.
• The installer must ensure that a Job Hazard Assessment, rigging inspection, equipment pre trips, harness
inspections form is completed prior to commencing work on site.
• All materials need to be inspected for damage prior to rigging. Any damage or deficiency prior to installation
needs to be reported to the installer and to Intelligent City.
5.2 Worker Safety
• All workers and sub-contractors are responsible for keeping their work area clean and free of debris or
hazards, especially to prevent waste or parts from falling off the building or construction site.
• All workers must wear personal protective equipment as required by their work practices or safe job
procedures.
• All workers working at heights where a fall of greater than 6’ is possible must tie off to a secure anchor point
and must have a fall protection certificate.
• All tools and equipment that are used at heights where a fall of greater than 6’ is possible must be tied back
or secured to the building structure.
• All workers must wear safety eyewear while using power tools or conducting a task which poses a hazard to
their eyes.
• The installer is advised to set up zones during rigging and installation to prevent unauthorized workers from
entering work areas where parts or materials could fall.

5.3 Rigging and Lifting
• Crane operators require a valid certification and need to inspect their equipment daily before use and record
all inspections in a daily log.
• All rigging materials must be used in accordance with the manufacturer’s specification.
• Any unsafe rigging equipment must be labelled as out-of-service and removed from the work area.
• All rigging needs to be conducted by certified riggers or with a letter of competency.
• All rigging needs to be inspected before each lift to ensure the correct use of equipment and that
equipment is rated for the lift.
• Work platforms must be certified when used to access building components during rigging or install.
• Riggers should use 2-way radio to communicate with the crane operator. Only one person can give the crane
operator instructions at any given time.
5.4 Fire Safety
• All workers must know about fire extinguisher locations, emergency procedures, fire fighting procedures,
and fire escape routes.
• Any hot work can only be conducted once a hot work permit is issued and approved by the crew supervisor
or prime contractor.
• No metal work such as grinding or cutting can be conducted when finished timber surfaces are close by.
Protect surfaces prior to conducting any metal work.

We work with a variety of stakeholders.
Don’t hesitate to reach out to our team. We can provide additional information about both the
technology and the design.
Owner Operator Architect
Engineer Builder Non-Profit
Contact us:
Intelligent City Inc.
3353 West 4th Avenue
Vancouver, BC V6R 1N6
office@intelligent-city.com
604 737-7600

Follow us on social media:
@intelligentcity.van @intelligent__city @ic-intelligent-city @IC_Vancouver

Vancouver, BC
office@intelligent-city.com
Document: Construction & Installation Guide 604 737-7600 Intelligent City Inc.

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Construction and Installation Guide

Platforms for Life (P4L) Building Systems

Intelligent City Inc. Document: Construction & Installation Guide

Intelligent City Inc. Document: Construction & Installation Guide

1.1 Overview: On-Site and Off-site Components ................................................................................................................................8

1.2 Off-Site and On-Site: Scheduling Overview....................................................................................................................................9

2.1 Performance and Specifications....................................................................................................................................................... 11

2.2 Quality Plan: QA/QC During Manufacturing ............................................................................................................................... 12

2.4 On-Site Construction ........................................................................................................................................................................... 16

2.5 Moisture Management and Timber Protection.......................................................................................................................... 22

3 P4L Envelope System – Mass Timber Envelope Panels ..................................................................... 24

3.1 Performance and Specifications....................................................................................................................................................... 25

3.2 Quality Plan: QA/QC During Manufacturing ............................................................................................................................... 26

3.4 On-Site Construction ........................................................................................................................................................................... 30

3.5 Moisture Management and Timber Protection.......................................................................................................................... 36

4 Responsibilities Summarized ............................................................................................................... 40

4.1 General on-site Responsibilities....................................................................................................................................................... 40

4.2 Typical Scope and Specifications ..................................................................................................................................................... 41

5 Safety and Best Practices ...................................................................................................................... 44

5.1 General Notes ......................................................................................................................................................................................... 44

5.2 Worker Safety ......................................................................................................................................................................................... 44

5.3 Rigging and Lifting ............................................................................................................................................................................... 45

5.4 Fire Safety ................................................................................................................................................................................................. 45

Intelligent City Inc. Document: Construction & Installation Guide

Intelligent City Inc. Document: Construction & Installation Guide

1.1 Overview: On-Site and Off-site Components

Document: Construction & Installation Guide Intelligent City Inc.

1.2 Off-Site and On-Site: Scheduling Overview

Intelligent City Inc. Document: Construction & Installation Guide

2 P4L Structural System – Mass Timber Floor Cassettes and Columns

Document: Construction & Installation Guide Intelligent City Inc.

2.1 Performance and Specifications

Surface Grade Non-visible, industrial, or architectural

Acoustic Ratings STC > 55; IIC > 50

Encapsulation Optional, depending on jurisdiction

Mechanical and Electrical Integration Conduits, pre-wiring, and ducting up to 8” in diameter

Typical Thickness 12” to 18”

Available Length and Width 8’ to 13’6” wide by 8’ to 45’ length

Maximum Span Up to 13’6” x 16’ grids

Intelligent City Inc. Document: Construction & Installation Guide

2.2 Quality Plan: QA/QC During Manufacturing

Material loading Dimensions, order of parts

Pre-kitting materials Size, dimensions, damage, order of parts

Machining and preparations Accuracy, dimensions, damage

Adhesive preparation Volume, mix, curing time, temperature, humidity

Bottom layer assembly Dimensions, alignment, penetration locations, gaps

Interstitial rib assembly Dimensions, alignment, penetration locations, gaps

Interior insulation Location, thickness, packing

Interior mech ducting Location, orientation, layout, air tightness

Interior electrical installation Location, orientation, layout, electrical function

Anchor installation Location, screw type, structural integrity

Top layer assembly Dimensions, alignment, penetration locations, gaps

Visual checks and finishing Surface qualities, gaps, damage, color

Document: Construction & Installation Guide Intelligent City Inc.

Type of Transport Max Panel Dimensions (W x L) Type of Trailer

BC: without pilot car 8’6” x 53’ Flat bed trailer

BC: maximum allowable 14’6” x 53’ Flat bed trailer

ON: without pilot car 8’6” x 53’ Flat bed trailer

ON: maximum allowable 16’3” x 53’ Flat bed trailer

Intelligent City Inc. Document: Construction & Installation Guide

2.3.2 Storage and Staging

Document: Construction & Installation Guide Intelligent City Inc.