The Fynn in Elmhurst, Illinois, near Chicago, features “a light gauge steel superstructure.” Image: LMC press release
Located at 183 North Addison Avenue in Elmhurst, Ill. near Chicago, The Fynn is an eight-story, 212-unit multifamily property developed by LMC, a wholly owned subsidiary of Lennar Corporation, and designed by BKV Group, a holistic, multidisciplinary design firm.
BKV Group provided planning and pre-development services, as well as all engineering, architecture, interior design and landscape architecture, for the project, according to Architect.
The Fynn opened in 2021.
CFS Makes for a “Superstructure”
One of The Fynn’s unique features is its use of cold-formed steel (CFS) framing, also known as metal framing or light-gauge steel framing. CFS framing systems allow for the construction of multifamily structures at heights and unit densities greater than other materials.
According to a profile of The Fynn project on BKV Group’s website, “the use of light gauge steel construction — popular with high-density, urban infill projects — [at The Fynn] allowed for a more vertical design of the building while minimizing costs, shortening the construction timeline and lessening environmental impacts.”
“Utilizing a light gauge steel superstructure allowed us to achieve the density required for a financially feasible project while still accommodating the setback requirements set forth by the City of Elmhurst,” said LMC’s Jeff Woll, AIA, vice president, development.
“The up-front planning simplified detailing and production, saving both time and money,” Woll added. “The fit and finish, diverse amenity package, and unique floor plans allowed LMC to provide an exceptional living experience to one of Chicago’s greatest suburbs.”
Ward Bell of Ellisdale Construction discusses how cold-formed steel framing saved $1.7 million for an apartment building project.
Urban Infill Project Saves $1.7 Million with Steel FramingEllisdale Construction, a Leesburg, Va., design-build and general contracting firm, added five stories to an existing apartment building in Washington D.C. The firm saved $1.7 million on the project by using cold-formed steel (CFS) framing instead of a cast-in-place post-tension product or wood framing.
By using CFS framing instead of concrete or wood framing, Ellisdale Construction officials were also able to maximize the floor area ratio on the project. A wood joist component system would have eaten up too much vertical space, exceeding the building envelope restrictions in the neighborhood, and the project would have lost an entire floor.
Second-Level Courtyard Added
BKV Group designers added a second-level courtyard, allowing for more open space and reducing the structure’s perceived density.
To maximize the amount of daylight that would reach the courtyard’s outdoor pool, the firm placed the entrance on the development’s northeast corner, with the first-floor podium tucked diagonally under the north wing, further away from the street than the south wing, in an opposing angle to the base.
The luxury rental community includes studio, one- and two-bedroom apartments. It has two levels of below-grade parking, which further activates the streetscape. While the building’s frame was created using CFS, the building itself is composed of masonry, fiber cement panels, and simulated wood panels.
The community is less than three miles from interstates that provide quick access to much of Chicagoland. The Elmhurst Metra Station, which has a 30-minute express train to Downtown Chicago, is also just a few blocks away from the property.
“There has been a great desire among our residents to bring more urban living options to the Elmhurst area,” said Elmhurst Mayor Scott M. Levin in RE Journals. “With its proximity to neighborhood attractions, restaurants, the Metra station, and quick access to I-290 and I-294, The Fynn fits the bill in so many ways and will serve as a centerpiece of our downtown core for years to come.”
The SFIA Matsen Tower has opened the door to a new way of incorporating CFS framing into high-rise buildings.
Vertical Construction with Cold-Formed SteelToday, the world’s population resides mainly in urban areas, a tally of about 4.4 billion urban dwellers. With space limited in urban areas, developers are going vertical with their projects.
Is cold-formed steel (CFS) framing suitable for the load-bearing support of buildings 10 stories or higher? Yes.
- CFS has gravity and lateral-resisting properties, making it well suited as a load-bearing material for mid-rise structures
- Research from the Steel Framing Industry Association (SFIA) demonstrates that CFS has a height capacity of up to 40-stories
Additional Resources
- Navy Pier’s First Hotel Features Steel Framing to Reduce Weight
- 5 Areas Where Cold-Formed Steel Opens Up Design Possibilities
- Overview of Podium Systems in CFS-Framed Multifamily Construction