Bibliographic Reference: Wood, A. & Malott, D. (eds.) (2015) Global Interchanges: Resurgence of the Skyscraper City: A collection of state-of-the-art, multi-disciplinary papers on tall buildings and sustainable cities. Proceedings of the CTBUH 2015 International Conference, , USA, 26–30 October 2015. Council on Tall Buildings and Urban Habitat: Chicago.

Editors: Antony Wood & David Malott Coordination: Jessica Rinkel & Chuck Thiel Editorial Support: Alannah Sharry, Jason Gabel & Benjamin Mandel Layout & Design: Kristen Dobbins & Marty Carver

First published 2015 by the Council on Tall Buildings and Urban Habitat

© 2015 Council on Tall Buildings and Urban Habitat

Printed and bound by The Mail House, Chicago.

The right of the Council on Tall Buildings and Urban Habitat to be identifi ed as author of this work has been asserted by them in accordance with sections 77 and 78 of the Copyright, Designs and Patents Act 1988.

All rights reserved. No part of this book may be reprinted or reproduced or utilized in any form or by any electronic, mechanical, or other means, now known or hereafter invented, including photocopying and recording, or in any information storage or retrieval system, without permission in writing from the publishers.

Trademark notice: Product or corporate names may be trademarks or registered trademarks, and are used only for identifi cation and explanation without intent to infringe.

Library of Congress Cataloging-in-Publication Data A catalog record has been requested for this book

ISBN 978-0-939493-44-9

Note: There are three addendum publications to this main proceedings: Wood, A. & Sharry, A. (eds.) (2015) Asia & Australasia: A Selection of Written Works on the World’s Tall Building Forefront. ISBN: 978-0-939493-45-6 Wood, A. & Gabel, J. (eds.) (2015) The Future of Tall: A Selection of Written Works on Current Skyscraper Innovations. ISBN: 978-0-939493-46-3 Wood, A. & Mandel, B. (eds.) (2015) The Middle East: A Selection of Written Works on Iconic Towers and Global Place-Making. ISBN: 978-0-939493-47-0

Council on Tall Buildings and Urban Habitat S.R. Crown Hall Illinois Institute of Technology 3360 South State Street Chicago, IL 60616 Phone: +1 (312) 567-3487 Fax: +1 (312) 567-3820 Email: [email protected] www.ctbuh.org www.skyscrapercenter.com

CTBUH Asia Headquarters Offi ce College of Architecture and Urban Planning, Tongji University 1239 Si Ping Rd, Yangpu District, Shanghai, China 200092 Phone: +86 21 65982972 Email: [email protected]

CTBUH Research Offi ce Iuav University of Venice Dorsoduro 2006, 30123 Venice, Italy Phone: +39 041 257 1276 Email: [email protected] Global Interchanges: Resurgence of the Skyscraper City

After a post-recession hiatus in tall building construction in many countries lasting several years, numerous cities in the Americas, Asia, Europe and Australia are again resurgent. From Miami to Melbourne, Bogota to Beijing, Toronto to Turin, tall projects are being proposed and built in significant number. Nowhere is this more evident than in New York, where several new urban typologies are developing simultaneously; the ultra skinny, luxury residential towers exemplified by One57 and 432 Park; the urban-regeneration clusters such as Hudson Yards and the World Trade Center site; the prefabricated high rise and other technical innovations as seen at Pacific Park; as well as numerous others. In addition, the increasing importance of both resilient infrastructure in the face of mounting climate change, as well as quality public space exemplified through projects such as the High Line, are adding to a fascinating mix.

Yet the flow of capital enabling many of these projects is complex, and shows an interconnectedness of our cities way beyond what was evident even just a short decade or two before. Developments in Sydney are as likely to be driven by forces from Shanghai as locally, Canadian pension funds are enabling several tall buildings in London, and Middle East capital seems, once again, to be everywhere. On top of this, after a decade or more of unprecedented vertical growth in Chinese cities, China is now investing in myriad urban centers around the world.

This collection of papers, originally presented at the CTBUH 2015 New York Conference, examines this dual phenomena – the motivations and mechanisms that are enabling multi-national investment scenarios, and the technical innovations that are driving new heights, forms, materials and construction techniques. The publication investigates what all this means for the skyscraper of the future – more adaptable to the sustainable and technological challenges of the age. Please note that the following additional three publications form an addendum to these proceedings, and can be purchased separately at: https://store.ctbuh.org

Asia & Australasia: A Selection of Written Works on the World’s Tall Building Forefront

Wood, A. & Sharry, A. (eds.) (2015) Asia & Australasia: A Selection of Written Works on the World’s Tall Asia & Australasia Building Forefront. Council on Tall Buildings and

A Selection of Written Works on the World’s Tall Building Forefront

Editors: Antony Wood & Alannah Sharry Urban Habitat: Chicago. ISBN: 978-0-939493-45-6. 199 pages, Hardback.

The Future of Tall: A Selection of Written Works on Current Skyscraper Innovations

Wood, A. & Gabel, J. (eds.) (2015) The Future of Tall: A Selection of Written Works on Current Skyscraper The Future of Tall Innovations. Council on Tall Buildings and Urban A Selection of Written Works on Current Skyscraper Innovations

Editors: Antony Wood & Jason Gabel Habitat: Chicago. ISBN: 978-0-939493-46-3. 192 pages, Hardback.

The Middle East: A Selection of Written Works on Iconic Towers and Global Place-Making

Wood, A. & Mandel, B. (eds.) (2015) The Middle East: A Selection of Written Works on Iconic Towers and Global The Middle East A Selection of Written Works on Iconic Towers and Global Place-Making Place-Making. Council on Tall Buildings and Urban

Editors: Antony Wood & Benjamin Mandel Habitat: Chicago. ISBN: 978-0-939493-47-0. 158 pages, Hardback.

4 | CTBUH 2015 New York Conference Contents

10 About the CTBUH 11 About the Editors 12 Introduction – New York: The Skyscraper City as Future Urban Laboratory

20 2015 Conference Skyline

Chapter 1: New New York Typologies

24 The Logic of Luxury 2.0 Carol Willis, The Skyscraper Museum

33 The Economics of Skyscraper Construction in : Past, Present, and Future Jason Barr, Rutgers University, Newark

40 Effi cient Energy Production for High-demand Tenants of Tall Buildings Alexander Durst, The Durst Organization

48 The Complex Path to Simple Elegance: The Story of 432 Park Harry Macklowe, Macklowe Properties, Inc.

54 One Vanderbilt: Approving Midtown’s Tallest Offi ce Building James von Klemperer, Kohn Pedersen Fox Associates

60 The New Supers: Super-Slender Towers of New York Silvian Marcus, WSP Group

66 The Rise of One World Trade Center Ahmad Rahimian & Yoram Eilon, WSP Group

72 Supertall, Super Slender Tower with a Multitude of Constraints: 220 Central Park South Stephen DeSimone, & Mukesh Parikh, DeSimone Consulting Engineers, PLLC

Chapter 2: Other Developments in the Americas

78 Three Points of the Residential High-Rise: Designing for Social Connectivity Jeanne Gang, Studio Gang Architects

86 Rags to Riches: How Chicago’s 111 West Wacker Finally Got Built Gary Handel & Stephen Matkovits, Handel Architects

93 Challenges of Building Brickell CityCenter: a True Mixed use Mega Project Downtown Miami Christophe Bilaine, Bouygues Bâtiment

101 Grade A Offi ce Space in Mexico City: Tight Sites and Shaky Ground Tom Wilcock, Marc Easton, William Algaard & Tabitha Tavolaro, Arup

Chapter 3: International Developments

110 Engineering Without Engines Bjarke Ingels, Bjarke Ingels Group

116 Kingdom Tower / Kingdom City: History in the Making Mounib Hammoud, Jeddah Economic Company

CTBUH 2015 New York Conference | 5 122 MahaNakhon: A Pixelated Punctuation Mark on the Bangkok Skyline Sorapoj Techakraisri, PACE Development

130 Mediating Scale, Performance and Iconicity: A 21st Century Supertall Tower for Guiyang Yuping Luo, Zhongtian Urban Development Group Co., Ltd; Charles Besjak, Daniel Cashen & Colin Koop, Skidmore, Owings & Merrill

138 Developing an Icon – The Story of the Shard Irvine Sellar, Sellar Property Group

146 Making Cities - Examples of Urban Development in London David Partridge, Argent

152 Recent Developments in Tall Buildings in Italy Franco Mola, Laura Maria Pellegrini, Giuseppe Galassi Sconocchia & Elena Mola, ECSD

160 Modern Tower, Ancient City: Ronesans Tower Dan Kaplan & Fatin Anlar, FXFOWLE; Stephen DeSimone, DeSimone Consulting Engineers, PLLC

168 High-rise construction in Russia: Asian way vs. Middle-Eastern way Elena Shuvalova, Lobby Agency

176 Ping An: Insurance and Tall Buildings Wai Ming (Thomas) Tsang Tsang, Ping An Financial Centre Construction & Development

182 Raffl es City Chongqing: a Skyscraper City within a Development Andrew Luong, Michael Kwok, Patrick McCaff erty & Penny Cheung, Arup

190 SOCAR Tower: Starting Skyscraper City of Baku, Azerbaijan Young Kyoon Jeong, Sung Mo Eu, Jin H. Roh & Hyungsup Sim, Heerim Architects & Planners

196 Ambitious Mumbai Project - Cluster Development for large scale Redevelopment of Urban Habitat Abbas Master, Saifee Burhani Upliftment Trust & Girish Dravid, Sterling Engineering

204 Global Cities in a Local Context: The Case of Indonesia’s Urban Development Prasetyo Adi & Mohammad Danisworo, PDW Architects

Chapter 4: Urban Issues

212 The Network of Urban Spaces Surrounding Tall Buildings James Parakh, City of Toronto Planning Department

218 Jersey City on the Rise Robert Cotter & Jeff Wenger, City of Jersey City

224 The High Line Eff ect Kate Ascher & Sabina Uff er, BuroHappold Engineering

230 The Resilient Urban Skyscraper as Refuge Ilana Judah, FXFOWLE & Fiona Cousins, Arup

238 Base Instincts Tom Ford & Russell Gilchrist, Gensler

246 The Promise of Public Realm: Urban Spaces in the Skyscraper City Stephan Reinke, Stephan Reinke Architects Limited

252 Context, Climate, Culture – Investigating Place in Tall Building Design Robert Goodwin, Perkins + Will

258 Capturing the Placemaking Potential of the New Skyscraper City Stefan Krummeck & Benjamin MacLeod, Farrells

266 Novel High-Rise Typologies - Towards Vertical Urbanism Martin Henn & Moritz Fleischmann, HENN Architekten

272 Manila Megalopolis 2021 and Beyond: A Vision Plan Towards Vertical Urbanism Felino Jr Palafox, Palafox Associates

6 | CTBUH 2015 New York Conference Chapter 5: Social & Environmental Issues

282 Challenges and Benefi ts of Integrating Public Space into Tall Buildings Rafael Viñoly, Charles Blomberg & Marcos Blanes, Rafael Viñoly Architects

288 The Fifth Façade: Designing Nature into the City Rick Cook & Jared Gilbert, COOKFOX Architects

294 Urban Open Space - A Tower in the Park and a Park in the Tower James Goettsch, Goettsch Partners

302 Global Best Practice for Creating Socially Engaging Tall Buildings within Their Communities Michael George, Richard Fennell & Eric Lee, JLL

310 How New Generations, Industries and Workplace Paradigms Are Redefi ning the Commercial High-Rise Timothy Johnson, NBBJ

318 The Impact of Private and Shared Open Space on Liveability in Subtropical Apartment Buildings Rosemary Kennedy, Centre for Subtropical Design & Laurie Buys, Queensland University of Technology

324 The Vertical Master Plan Temoor Ahmad & Neven Sidor, Grimshaw Architects; Steve Watts, alinea consulting & Adam Miller, Thornton Tomasetti

333 The Vertical Corporate Campus: Integrating Modern Workplace Models into the High-Rise Typology John Britton & Steve Hargis, Woods Bagot

340 Global Cyclical Resurgence and Clustering of Offi ce Skyscrapers Sofi a Dermisi, University of Washington

347 Successful Sky Life Paul Scott, Make

355 Apartments in Skyscrapers: Innovations and Perspectives of Their Typology Development Elena Generalova & Viktor Generalov, Samara State University of Architecture and Civil Engineering

Chapter 6: Considering the Whole Life Cycle

364 A Landmark Sustainability Program for the Empire State Building Anthony Malkin, Empire State Realty Trust

370 United Nations Secretariat: Renovation of a Modernist Icon Michael Adlerstein, United Nations

376 A Model Modernization: Edith Green-Wendell Wyatt Federal Building and GSA’s Mid-Century Inventory Leslie Shepherd, General Services Administration

382 A Whole LCA of the Sustainable Aspects of Structural Systems in Tall Buildings Dario Trabucco, CTBUH / IUAV University of Venice; Antony Wood, CTBUH; Olivier Vassart & Nicoletta Popa, ArcelorMittal

392 Development of a New Clean Demolition System for Tall Buildings Yusuke Noguchi, Yozo Shinozaki, Hideki Ichihara & Makoto Kayashima, Taisei Corporation

399 Chicago – “The” Four Corners Michael F. Kaufman, Goettsch Partners

407 Performance Based Optimal Design for Supertall Building Structures – A Life Cycle Methodology Xin Zhao, Tongji University & Tongji Architectural Design (Group) Co., Ltd. & Shehong Liu, Tongji University

Chapter 7: Technological Advances

416 Breaking The Pre-fabricated Ceiling: Challenging the Limits for Modular High-Rise Shonn Mills & Dave Grove, Ramboll Group & Matthew Egan, Modularize

426 Moving Parts: Modular Architecture in a Flat World David Wallance, FXFOWLE; Jeff rey Raven, New York Institute of Technology & Jamy Bacchus, Iconergy

CTBUH 2015 New York Conference | 7 434 The Construction of a High-Rise Development Using Volumetric Modular Methodology Phillip Gardiner, Irwinconsult

442 Virtual Building and the Progression of Digital Technology Stuart Bull & Hernan Jerez, Ridley & Co.

449 The Challenges of Delivering Iconic Tall Buildings Across the World: A Global Technology Transfer Ahmad Abdelrazaq, Samsung C&T Corporation

456 The Skyscraper of the Future: Integrating a Flexible Program with Energy Innovation Stanford Chan, John Hannum, William Logan & Marissa Vaish, Vidaris, Inc.

463 The New ASHRAE/CTBUH Design Guide for Tall, Megatall and Supertall Building Systems Peter Simmonds, Building and Systems Analytics LLC

469 Preliminary Design of Tall Buildings Using an Artifi cial Neural Network Naveed Anwar & Thaung Htut Aung, AIT-Consulting; Lila Khatiwada, Asian Institute of Technology & Jose A. Sy, Sy^2 + Associates, Inc.

Chapter 8: Structural Engineering

478 Structural Challenges of Twisting Towers Vincent DeSimone, Luis Ramirez & Abdul Mohammad, DeSimone Consulting Engineers, PLLC

485 Securing the Vibrant Future of our Cities: Decision Making Principles for Aspirational Projects Matthew Melrose, Daniel Sesil & Michael Hopper, Leslie E. Robertson Associates

494 It’s Not About the Skyline, It’s About the Base Condition Terri Boake, University of Waterloo

502 Challenges and Opportunities for the Structural Design of the 123-Story Jamsil Lotte World Tower Jong-Ho Kim, Yeonki Jung, Jidong Kim & Taejin Kim, Chang Minwoo Structural Consultants

510 Case Study of Structural Cracks in Irregular RC Tall Building During Construction Taehun Ha & Sungho Lee, Daewoo E&C

517 Interconnectivity of Design and Construction for Complex Towers in Relation to Movement Issues Mark Lavery, Tim Kelly & Anil Hira, BuroHappold Engineering

524 Use of Composite Materials for High-Rise Buildings Samuel Chung, University of Utah & Gi Su Ju, Yeung Nam University

532 Non Conventional Structural Patterns for Tall Buildings: From Hexagrid to Voronoi Elena Mele, Giovanni Montuori, Gianpaolo Perrella & Vincenzo Della Vista, University of Naples Urban Ferderico II

540 The Vienna Donau City Tower – 2000mm Flat Slabs as Outrigger Structure for Unique Landmark Building Klaus Bollinger, Manfred Grohmann & Alexander Berger, Bollinger + Grohmann

548 A Uniform Vernacular for Structural Systems in Modern Tall Buildings Andrew Bartolini & Tracy Kijewski-Correa, University of Notre Dame

555 Three-dimensional Exterior Bracing Systems for Tall Buildings Rupa Garai, Mark Sarkisian, Neville Mathias & Andrew Krebs, Skidmore, Owings & Merrill

561 The ASeismic Design and Nonlinear Dynamic Analysis of a 350m High Braced Steel Frame Ziguo Xu, Chongcui Ren & Congzhen Xiao, China Academy of Building Research

Chapter 9: Vertical Transport

570 How Transit Management Can Change the World John Mizon, Schindler

576 A Next Generation Vertical Transportation System Markus Jetter & Stefan Gerstenmeyer, ThyssenKrupp

584 Elevator Designs for The Kingdom Tower James Fortune, Fortune Shepler Saling Inc.

8 | CTBUH 2015 New York Conference 591 Carbon-fi ber Hoisting Technology Santeri Suoranta & Jeff Montgomery, KONE

597 Enhancing Construction Effi ciency and Safety with Self-climbing Elevators Steve Gonzalez, Dennis Murphy & Johannes de Jong, KONE

603 Digitalization Enables User-centric People Flow Planning in Smart Buildings Ari Virtanen, KONE

609 Tall Buildings and the Sabbath Elevator David Pilzer, Ministry of the Interior, Jerusalem

Chapter 10: Façades

618 Thinking Out of the Box – Advanced Façade Design and Technology Winfried Heusler, Schüco

624 New Developments on Stainless Steel Façades with Regard to Refl ectance, Corrosion and Aesthetics Joern Teipel, Outokumpu

630 Performance and Benefi ts of Architectural Coatings on 21st Century Façades Ben Mitchell & Jean-Paul Moonen, AkzoNobel

636 Fiber Reinforced Polymer (FRP): A New Material Used in Façades of Tall Buildings Jesús M. Cerezo Miguel & Miguel Angel Núñez Díaz, ENvolventes ARquitectonicas - ENAR

Chapter 11: Fire & Life Safety

646 Risk-Based Approach of Achieving Code Compliance in Tall Buildings: Case Study John Devlin, Aon Fire Protection Engineering Corporation

652 Emerging Issues for Fire Safety in Tall Buildings: A View From the NFPA HRBSAC and FPRF Kathleen Almand & Robert Solomon, National Fire Protection Association

658 Fire/Life Safety in High-Rise Buildings James Carrigan, Brian Blicher & Laura Bennett, SYSKA Hennessy Group; Chief Ronald Spadafora, Fire Department

665 Tall Buildings, Operable Facades, Wind, Life Safety – Designing for the Risks Tom Neudorfl & Ross Murchie, Murchie Consulting

671 8 Chifl ey – Sustainable Structural and Fire Engineering Andrew Johnson, Arup

678 Structural Fire Design and Approval of a 156m Tall High-End Residential Building in Abu Dhabi Florian M. Block, Felix Summers, David Black & Tad-Song Koh, BuroHappold Engineering

Appendices

686 CTBUH Height Criteria 689 100 Tallest Buildings in the World

694 Conference Sponsors 695 Conference Committees, CTBUH Organization & Membership

698 Index by Authors

CTBUH 2015 New York Conference | 9 Introduction New York: The Skyscraper City as Future Urban Laboratory

New York City has a long history as a media capital, as well as a city whose primary Also revealed is the fact that, while the cores hotspot of international business and infrastructure dates from the 19th century, have retained their historical density due to fi nance, and the island of Manhattan has it is a laboratory for the study of trends that their good transit connections and the self- been practically synonymous with the will aff ect many cities in the coming years. reinforcing desire of productive people to word “skyscraper” for more than 100 years. And that, of course, is the main topic around be near each other, what has changed is the It is still home to some of the world’s best- which the conference – and the papers that heavy sprinkling of residential and mixed- recognized skyscrapers. It will, in some this publication contains – is focused. use buildings into formerly offi ce-only areas, sense, always be a logical location for a tall particularly Downtown (see Figure 3). So if buildings conference. But in 2015, there the skyline silhouette from a distance might are some particularly strong factors that not surprise a New Yorker who fell asleep in Parallel Lines make New York the ideal place to host 1940 and woke up today, the activities taking a conference focused on the theme of As seen in the map on the right (see place in those buildings and on the streets “Global Interchanges.” Figure 1), across the years there has been a around them certainly might. consistently high density, and superlative After the terror attacks of September 11, height, concentrated in the relatively small 2001, which aff ected New York in myriad areas in the southern tip of Manhattan, ways, many people claimed that the A New Typology: the “Superslim” home of the Wall Street fi nancial district, “death of the skyscraper” as a practical and between 34th and 59th streets, the The wealthy global elite have chosen building typology was imminent. Instead, Midtown area, revolving about the city’s two New York as one of the prime locations skyscraper construction around the world main railroad stations and the entertainment for investment in real estate. The financial has fl ourished since then. district at Times Square. crisis of 2008–9 was based largely on Worldwide, the number of buildings 200 high levels of debt related to securitized On the one hand, the traditional cores meters or taller completed from 1930 to forms of home loans and other real estate persist, with an accompanying increase in 2001 was 282, an average of 3.9 buildings holdings. As ironic as it may seem, the height and density. It is not a coincidence per year. From 2002 to 2015, that number reaction of the global wealthy to the that these are also the highest-priced areas was 679, for an average of 52.2 buildings turmoil of the last crisis has been to plunge for both residential and offi ce space. At the per year. right back into real estate, but with an same time, the two cores are beginning important distinction. This time, they’re In New York City, there were 56 skyscrapers to grow towards each other. While in 1980 paying largely with cash, not credit, and of 200 meters or taller completed from 1930 there were just a few tall buildings between they are buying physical assets directly. In to 2015. However, in the third quarter of Canal and 14th streets, now there are several an increasingly politically and financially 2015, there were 25 such buildings under over 200 meters. Even more strikingly, there turbulent world, those with wealth to invest construction, almost half the fi gure that are now buildings hitting the 200-meter find that the safest investments with the it took 85 years to complete previously. If mark and creating mini-clusters in , best appreciation potential are real estate we look at the taller end of that spectrum, and Jersey City – though Manhattan projects in countries with solid rule of law, between 1930 and 2015, eight buildings in still clearly dominates (see Figure 2). the “supertall” (300 meters or taller) category were completed during those 85 years. Queens – 20 Jersey City – 21 (2%) There are currently 14 such buildings under (3%) Bronx – 10 Hotel – 52 Other – 8 (1%) (6%) (1%) construction or proposed to rise by 2021. Brooklyn – 33 (4%) Mixed-use – 63 (8%) Much attention has been and will be paid to developing economies in Asia and the Middle East, where most of those 679 Residential – 378 buildings were built in the last decade (46%) and a half. But what is interesting about Office – 325 Manhattan – 742 (39%) New York today is that it is particularly (90%) representative of the international fl ow of capital that now dominates the business – much of it from Asia and the Middle Total = 826 Buildings Total = 826 Buildings East – in a far more signifi cant way than Figure 2. 100m+ buildings3 in the New York City region4 Figure 3. 100m+ buildings3 in the New York City region4 in decades past. As a global fi nancial and by neighborhood (Source: CTBUH, August 2015) by function (Source: CTBUH, August 2015)

12 | CTBUH 2015 New York Conference

The Logic of Luxury 2.0

Abstract Carol Willis President This paper recaps the “what and why” of the super-slender type and gives an abbreviated The Skyscraper Museum, illustration of the mechanics of the “logic of luxury.” The second part of the paper considers the New York City, USA impact of the towers on the New York skyline, on streets and parks, and on the broader market for housing. These issues are hot topics in current critical discourse and public debate. Among architectural critics, the towers have few defenders, and civic groups and community boards Carol Willis is the founder and director of The Skyscraper have called meetings to rally against them. While there are serious considerations of how to Museum in NYC and the curator for more than 20 exhibitions. An architectural and urban historian, she is the author of address such issues as signifi cant shadows on treasured public spaces such as Central Park and Form Follows Finance: Skyscrapers and Skylines in New York questions of fairness in tax policy that should be raised, in general, the rhetoric of critics needs and Chicago (1995) and has edited and contributed essays a reality check. The histrionics that surround the frequent trope of “towers of inequality” and to numerous monographs and collections. She appears frequently in television documentaries and radio broadcasts. “towers of secrecy” require more dispassionate analysis.

Ms. Willis is an Adjunct Associate Professor of Urban Studies at Columbia University where since 1989 she has taught in the Graduate School of Architecture, Planning, and Preservation. Keywords: Air Rights; Slenderness; Supertall; Typology; Zoning

Over the past decade, New York has created an entirely new form in skyscraper history: the super- slender, ultra-luxury residential tower. I say “New York has created,” rather than architects and engineers have invented it, because the type is shaped by the island of Manhattan’s particular conditions of place, like the specialized species of the Galapagos.

These celebrity spires are headline grabbers, in part for their “starchitect” designers, but even more for their stratospheric condo prices. In early 2015, two penthouses in One57 sold for $91 million and $100 million, and another at 432 Park Avenue was in contract for $95 million. Indeed, the $100-million number has become a benchmark, and new projects have even ventured $110-$175 million. While some condo owners will enjoy their aeries as a primary residence, many apartments are being purchased as investment properties by wealthy individuals, LLPs, and by international buyers, who will be part-time residents at most. The intense demand for New York real estate and its relative security in world markets has led one expert to dub the sky-high condos “strong-boxes in the sky.” For this reason, they have also been targets of criticism by those who view the buyers, as “the rootless superrich: Russian metals barons, Latin American tycoons, Arab sheiks and Asian billionaires.”1

In a paper presented at the 2014 CTBUH Shanghai conference, and before that in the exhibition “SKY HIGH & the Logic of Luxury,” which opened at The Skyscraper Museum in October 2013, I laid out the characteristics of this new type, of which at the time there were about a dozen examples in development. All are now in some stage of construction, save for two that will still be built, but have changed slightly in shape or height2 (see Figure 1).

This paper recaps the “what and why” of the super-slender type and gives an abbreviated illustration of the mechanics of the “logic of luxury” detailed in my exhibition and Shanghai talk. I update additions to the list and note the next fertile fi elds for beanpole buildings in mid-Midtown, especially in the area of the 20s and 30s near Fifth Avenue. The second part of the paper considers the impact of the towers on the New York skyline, on streets and parks, and on the broader market for housing. These issues are hot topics in current critical discourse and public debate. Among architectural critics, the towers have few defenders, and civic groups and community boards have called meetings to rally against them. While there are serious considerations of how to address such issues as signifi cant shadows on treasured public spaces such as Central Park and questions of fairness in tax policy that should be raised, in general, the rhetoric of critics needs a reality check.

1: An industry website that tracks highest real estate sale prices weekly and annually is The Real Deal: http://therealdeal.com/blog/2014/07/02/ top-manhattan-apartment-sales-june-23-june-29/. The “ruthless rich” quote appeared in Charles V. Bagli, “Sky High and Going Up Fast: Luxury Towers Take New York,” The New York Times, May 18, 2013. http://www.nytimes.com/2013/05/19/nyregion/boom-in-luxury-towers-is-warping- new-york-real-estate-market.html?_r=1. A version of this article appeared in print on May 19, 2013, on page A1 of the New York edition. 2: The exhibition “SKY HIGH & the Logic of Luxury” at The Skyscraper Museum (10/13-5/11.14) examined a dozen super-slim, ultra-luxury residential towers on the rise in Manhattan. A virtual version of the entire exhibition can be viewed here: http://www.skyscraper.org/EXHIBITIONS/ SKY_HIGH/video_intro.php. Carol Willis’s 2014 Shanghai conference paper can be viewed at: http://global.ctbuh.org/resources/papers/ download/1952-the-logic-of-luxury-new-yorks-new-super-slender-towers.pdf.

24 | CTBUH 2015 New York Conference The histrionics that surround the frequent to $11,000 psf, and the expectations for new trope of “towers of inequality” and “towers of projects are now generally reported in the secrecy” require more dispassionate analysis. range of $4,000 to $8,000 psf.3

The fi rst group clustered at the southern edge A New Type of Central Park and on the wide, fashionable cross-town commercial 57th Street, nicknamed What are the characteristics of the new Billionaires’ Row. More than anything, their type, and what are the conditions unique location is predicated on views of the park. Views to New York that created it? Sophisticated have value, and in New York, the gold standard is engineering has made these spindles Central Park. Here is the vista from the duplex- possible, but it is soaring condominium penthouse of One57 (see Figure 2). Such trophy sale prices, in part driven by an excited assets are in limited supply, whether Picassos, international market for real estate Pollacks, or penthouses. But any apartment with investment, that explains their recent a Central Park view has premium value, even an proliferation. These super-slender towers avenue or two away, or even fi ve blocks south, are expensive to build, and it took a price as in the case of the MoMA tower. Every fl oor platform of around $3,000 psf – fi rst under the penthouse needs to have a view to established in 2004 at the Time Warner have value, too, so slenderness becomes the Center, then at 15 Central Park West – to way to lift all their apartments high in the sky. make their basic economics work. Today, Other areas of the city capitalize on exceptional top prices for the fi rst completed 57th Street panoramas, especially downtown, where Figure 2. View of Central Park from penthouse of One57 towers have achieved an astonishing $9,000 (Source: The Skyscraper Museum)

harbor and river views are arguably even more spectacular, even though not as expensive.

Branded design matters in the developers’ marketing. Pritzker-Prize winners Jean Nouvel, Norman Foster, Herzog & de Meuron, and Christian de Portzamparc) are featured in the marketing of the towers, and Robert A.M. Stern, a traditionalist associated with high-end architecture, has been tapped for three of the super-slender towers under construction. Glass wall or picture window, though, it’s the view that sells the apartment.

The design approach of the super-slenders is not stylistic, as can be seen in this compiled view of a dozen that are now under construction. The façade treatment can be a continuous glass membrane or a masonry curtain wall with punch windows. The structural system can range from internal shear walls and mega-columns, to an exterior bearing wall, to structural expressionism. Some of the towers are exceptionally tall: indeed, and the loftiest one will have a penthouse higher than the roof of One WTC. But to be clear: it’s not height that Figure 1. Shown in the top row, left to right: One57 by Christian de Portzamparc; 111 W 57 by SHoP; 432 Park Avenue by characterizes the type, it’s slenderness. Rafael Viñoly; Nordstrom Tower by Adrian Smith + Gordon Gill Architecture; 220 Central Park South by Robert A.M. Stern Architects; 520 Park Avenue by Robert A.M. Stern Architects; 53 West 53rd by Ateliers Jean Nouvel; 56 Leonard by Herzog & de Meuron Architekten; 30 Park Place by Robert A.M. Stern; 50 West Street by JAHN, 100 East 53rd Street by Foster + Partners; Slenderness is the design and development 45 East 22nd Street by Kohn Pederson Fox Associates (Source: The Skyscraper Museum from images provided by Christian strategy of these towers, whether they De Portzamparc; SHoP Architects; CIM Group & Macklowe Properties; YIMBY; RAMSA, rendering by Neoscape; Zeckendorf rise to 600 feet (183 meters) or 1,500+ feet Development LLC and Seventh Art; NYC Department of City Planning; Alexico Group; dBox )

3: The Skyscraper Museum compiled a history of luxury condominium prices from the 1980s to 2013 in a single graphic chart for its exhibition “SKY HIGH & the Logic of Luxury.” It can be viewed here: http://www. skyscraper.org/EXHIBITIONS/SKY_HIGH/timeline.php.

CTBUH 2015 New York Conference | 25 Three Points of the Residential High-Rise: Designing for Social Connectivity

Abstract Jeanne Gang Founder and Principal In this paper we discuss the terms “exo-spatial design,” “solar carving,” and “bridging” as Studio Gang Architects, strategies for creating more socially connective tall buildings. As a typology, high-rise residential Chicago, USA buildings have a unique set of challenges to becoming fully activated urban participants in the cities in which they are located. While there is a general recognition and appreciation that tall buildings provide identity to a city, there is often criticism of how they relate to their Architect Jeanne Gang is Founder and Principal of the award-winning design and planning practice Studio Gang. surroundings. Critics have posited that tall buildings are insular and foreboding by their very A graduate of the University of Illinois, Jeanne received her nature. This paper explores several design avenues for architects to consider in order to improve Master of Architecture degree from the Harvard University Graduate School of Design. She is a MacArthur Fellow and the social aspect of tall buildings. As all cities become taller and denser to accommodate growth, recipient of the Cooper-Hewitt National Design Award. the need to design social space in, on, and around tall buildings must be continually examined if The architect of the 82-story Aqua Tower, Jeanne continues to we are to have cohesive urban fabric that supports communities. explore the tall-building typology in projects such as Wanda Vista tower and City Hyde Park in Chicago, 160 Folsom in Keywords: Connectivity, Energy Effi ciency, Passive Design, Social Interaction, Urban San Francisco, Solar Carve Tower in New York, and the Miami Design District Residences. Design, Vertical Urbanism

Introduction

Social connectivity is especially important given the changing demographic of city dwellers. Millennials, the current generation moving to cities, are highly social and desire social opportunities that are both virtual and real. Comfortable with sharing, this generation is capable of transforming many established aspects of urban living. With information technology in the palm of our hands, in many ways the transformation is well underway. Indeed, all ages desire social interaction; it’s part of being human. Tall buildings need to respond to these desires by becoming social connectors themselves. It may seem that tall buildings are fully accepted today. Their construction in place of lower- density development has become the status quo. One reason for this is that tall buildings are resoundingly appreciated and celebrated for their ability to address issues of identity and iconography in cities. Yet the original critique about tall buildings was never aimed at their iconic potential; rather it was squarely focused on their perceived inability to contribute to the social well-being of the city.1 On this point there remains doubt about the tall building type, and the concern of early critics that tall buildings may have negative consequences on the social fabric, even “adverse eff ects on mental and social health,”2 seems to linger. Research conducted in a range of disciplines, from sociology to economics to urban planning, continues to critique tall buildings for isolating people from each other, negatively impacting the ground-level civic space with shadows and other environmental problems, and blocking connections between spaces of the city due to impenetrable large podia.3

Creating social space was a driving factor in the design of Studio Gang’s Aqua Tower, completed in 2009. The research that was begun for that project has developed into architectural strategies for tall buildings that continue to grow within our practice, contributing to a morphology that is continually tracked and updated. We have applied this research to both real and hypothetical projects to date. By sharing these strategies, we hope to off er tools that architects can deploy to make tall buildings more socially connected and responsive to the urban environments in which they are built – and in doing so address the public’s ongoing concerns about the tall building typology and respond to our uniquely social generation’s desires for the kinds of cities we want to live in.

In this paper we posit three simple points for residential high-rise design, developed through our design research, that specifi cally address the need for social connectivity, strategies that

1. SUDJIC, D. (2005) Goodbye to all that? The Guardian. [Online] 2nd April. Available from: http://www.theguardian.com/ artanddesign/2005/apr/03/architecture. [Accessed June 2015]. 2. CAPPON, D. (1972) Mental health in the hi-rise. Ekistics. 33. p.192–196. 3. GOVADA, S. (2011) ULI ten principles to help guide large-scale integrated development. Urban Land. [Online] Available from: http:// urbanland.uli.org/infrastructure-transit/uli-ten-principles-to-help-guide-large-scale-integrated-development/. [Accessed June 2015].

78 | CTBUH 2015 New York Conference Figure 1. Diagram showing the relationships between general strategies and specifi c buildings in Studio Gang’s tall building designs. (Source: Studio Gang Architects) we have termed: “exo-spatial design,” “solar Tower, it has been further explored in Studio of downtown, strengthening a sense of carving,” and “bridging.” The Aqua Tower Gang projects such as City Hyde Park and the place and identity. In doing so, the building contains seeds of all three strategies in Garden in the Machine. challenges the notion of the tall building nascent form, as exhibited in its large social as a gated community and prioritizes social balconies on the exterior, fl oor slabs that Aqua Tower, Chicago connection. Semi-private spaces like Aqua’s are shaped or carved by solar and other terraces serve as “a type of social network,”4 environmental conditions, and spanning “What’s missing in tall buildings?” For the becoming the locus not only of individual elements in its podium that allow it to design of the Aqua Tower, we began by identity, made possible by residents’ unique bridge a complex ground condition. We surveying our own offi ce and colleagues and customizations, but of community as well, examine how these initial ideas have been found the overwhelming response to this allowing for the crucial interactions that occur implemented in a variety of ways in our question was: outdoor space. As the design as the result of more public spaces. current work (see Figure 1). developed, we found that extensive outdoor space on the exterior surface of the building City Hyde Park, Chicago could provide more than a private amenity for the individual apartment; it could act as With City Hyde Park, slated for completion Exo-Spatial a vertical community where residents could in 2015, we challenged ourselves to Exploring the Idea of Outdoor Living and see one another and informally interact. advance the lively social interactions Its Potential Social Dimensions The physical manifestation of exo-spatial we explored in Aqua’s design while also design, Aqua’s large undulating balconies, improving energy efficiency. City Hyde An exo-spatial building strives to be socially which vary in shape ever so slightly from Park advances our exo-spatial design vibrant on its entire exterior surface. It fl oor to fl oor over the height of the building, concept and simultaneously proves reinterprets architectural elements such as are also the tower’s most recognizable that outdoor space does not have to balconies and roof gardens into the urban feature. The terraces seamlessly extend the compromise environmental performance equivalent of a front porch or a back yard – interior to the outdoors, creating spaces that in cold climates. By minimizing the area social spaces that may occur more typically imbue high-rise living with the character of where the balcony touches the slab, taking when living closer to the ground. How can a neighborhood. From the living room, the gravity loads directly to the ground, and something as ordinary as a balcony become balconies act as a visual extension of space inserting a thermal break, the conductivity something more social? from inside to outside, but stepping outside of the slab is likewise minimized and off ers an expansive urban experience. The performance is improved. The exo-spatial concept is based on balconies off er oblique visual connections extending the threshold of the interior to the between neighboring units, allowing for Located at a busy commercial intersection outdoors and creating a social space within informal ties to form between people, as near Lake Michigan and adjacent to a that threshold. First developed for the Aqua well as vistas to landmarks within the fabric commuter rail stop, City Hyde Park is a 500,000

4. KOOLHAAS, R. (ed.) (2014) Fundamentals. 14th International Architecture Exhibition, la Biennale di Venezia.

CTBUH 2015 New York Conference | 79 Engineering Without Engines

Abstract Bjarke Ingels Founding Partner With the rise of technological solutions, the practice of architecture is often divorced from the Bjarke Ingels Group, cultural, social, and environmental contexts where we build. Buildings have become closed New York City, USA systems, connected to life-support machinery that compensates for the design principles we have forgotten over time. This is particularly true of tall buildings, especially since the rise of the International Style in the middle of the 20th Century. We have much to “re-learn” from vernacular Bjarke Ingels started Bjarke Ingels Group (BIG) in 2005 after co-founding PLOT Architects in 2001 and working at OMA architecture in the regions where we work, but we must also put our latest technological in Rotterdam. Through a series of award-winning design advances to work in realizing these principles. This paper articulates a vision for a world in which projects and buildings, Ingels has developed a reputation for designing buildings that are as programmatically and tall buildings can be “engineered without engines.” It is a call for architects to return to a more technically innovative as they are cost and resource conscious. central, yet more collaborative role with engineers, rather than let the content of their buildings Ingels has received numerous awards and honors, including the Danish Crown Prince’s Culture Prize in 2011, the Golden be driven by engineering standards’ confl ict with arbitrary shapes. Lion at the Venice Biennale in 2004, and the ULI Award for Excellence in 2009. In 2011, the Wall Street Journal awarded Keywords: Architecture, Design Process, Form, Climate, Context, Integrated Design Ingels the Architectural Innovator of the Year Award. In 2012, the American Institute of Architects granted the 8 House its Honor Award, calling it “a complex and exemplary project of a new typology.”

Architecture is the art and science of accommodating the lives we want to live. It sets the stage for our lives. It is the craft of designing and building the world that we want to inhabit. Our cities and buildings aren’t givens – they are the way they are because that is as far as we have gotten to date. They are the best eff orts of our ancestors and fellow planetizens, and if they have shortcomings, it is up to us to continue that eff ort. We must pick up where they left off and create the world we want to see for ourselves and our children.

Architecture is much more than designing pretty facades or expressive sculptures. It is the craft of designing and building man-made ecosystems, through which we channel not only the fl ow of people, but also the fl ow of resources through our cities and buildings.

We are never starting from scratch. We have a planet to begin with – with climates and landscapes, biomass and minerals. From those conditions we add and subtract, adapt and evolve, modify and manipulate matter to achieve conditions even more conducive to human life.

What are the forces that shape the world around us? What are the bits of information that inform our design decisions? How can we use constraints – as design criteria – and in a Zen-like way – turn the resistance we meet into the driving force of our design? Architecture – like storytelling – strives through confl ict. The greater the obstacle, the more engaging the design that overcomes it. So what conditions can inform our work?

Figure 1. The proposed Signature Tower in Kuala Lumpur challenges the universal ideas of the skyscraper (Source: BIG)

110 | CTBUH 2015 New York Conference First, there’s our climate and our landscape.

Bernard Rudolfsky’s show at the MoMA “Architecture without Architects – An Introduction to Non-Pedigreed Architecture” highlighted the fact – mostly from an aesthetic point of view – that with the rise of the International Style of Modernism, buildings had started to look the same everywhere. The name “International Style” obviously suggests this, but the implications are troubling, and they extend beyond aesthetics.

Let us take a moment to discuss the origins of this and its perversions. Mies van der Rohe made some amazing typological innovations. He stripped the Manhattan high-rise down to its bare bones. He was good at distilling an idea into its pure essence. He said, “If it’s about the view, why don’t we make the entire wall the view? If it’s about a big, open, inviting lobby, why don’t we just make it completely empty and transparent?” So he was taking ideas to the essential extreme.

Traveling around North America, one realizes that van der Rohe did the same high-rise Figure 2. West 57, one of the projects for which the Bjarke Ingels Group was commissioned to design the interiors and 10 or 20 times. He was so obsessed with exterior (Source: Wade Zimmerman) perfection that he got stuck with what he believed to be the perfect solution, and then Suddenly a building was not “performing” that in Vancouver, Miami and New York, we were he simply repeated it. anymore; it was reduced to a mere container commissioned to design the interiors as well as of space – a big blank box, tube-fed by a the exteriors (see Figure 2). Herein lies the problem of van der Rohe’s whole arsenal of machines. Building services idea of a universal application of the ideal are essentially a mechanical compensation There is a whole series of architectural styles that solution. One misses the problems and for the fact that a building is bad at what it is are neither academic, nor aesthetic, but rather are potentials of the fact that there are diff erent designed for – human inhabitation. purely empirical, refi ned through years of trial and contexts, diff erent cultures, economies, error. climates, landscapes and programs. Each One of the things that has inspired us is looking parameter changes the equation and distorts at the role that architects can play in this Mediterranean Greek villages, with all of their the solution away from the universal, perfect conditioning. Rather than simply outsourcing surfaces coated in white to refl ect heat – and fl at solution towards the set of locally optimized it to engineers or product manufacturers, roofs to ascend for the enjoyment of cool evening solutions. We need to be much more we should investigate if architectural design breezes… interested in exploring the potential of these can once again play a real active role in the Igloos, designed using the high insulating diff erences, rather than always repeating a environmental performance of the building. properties of packed snow to create a minimum certain universal ideal (see Figure 1). That kind of thinking is often missing, surface area of thermal exposure within a The homogenized International Style particularly in tall-building design. The term maximum contained volume… neglected the usual environmental design “perfume-bottle architecture” comes from the Chinese courtyard buildings in fl atlands, where responses. Adaptations to local environmental fact that for some architects, it seems like the one descends down into the courtyards to fi nd conditions developed over centuries were shape of the building and and the content of calm from the turbulent winds above… being replaced by giant mechanical systems. the building are two entirely separate ideas. Essentially the buildings were now on life In North America, this is exacerbated by the In Yemen, a fi eld of thin chimneys rises above the support – supplemented by air conditioning, way the profession is organized, in that one city with steep-cut slopes, capped with large fl at central heating, and mechanical ventilation. architect may design the structure and the wind funnels, all facing the prevailing winds, so as Machines replaced the thicknesses of walls, envelope of the building, and another architect naturally ventilate the six-story buildings below solar orientation of the buildings, proximity to does the interiors. Whereas in Europe, the without any moving parts. These examples show windows, the operability of windows. Electric distinction between the inside and the outside us ways to achieve an ultimate symbiosis between lights even made us independent of daylight. design is not common. We’ve been fortunate architecture and its surroundings.

CTBUH 2015 New York Conference | 111 Index by Authors

A E Johnson, Timothy; 310 Judah, Ilana; 230 Abdelrazaq, Ahmad; 449 Easton, Marc; 101 Ju, Gi Su; 524 Adi, Prasetyo; 204 Egan, Matthew; 416 Jung, Yeonki; 502 Ahmad, Temoor; 324 Eilon, Yoram; 66 Alderstein, Michael; 370 Eu, Sung Mo; 190 Algaard, William; 101 K Almand, Kathleen; 652 Anlar, Fatin; 160 F Kaplan, Dan; 160 Anwar, Naveed; 469 Kaufman, Michael F.; 399 Fennell, Richard; 302 Kayashima, Makoto; 392 Ascher, Kate; 224 Fleischmann, Moritz; 266 Aung, Thaung Htut; 469 Kelly, Tim; 517 Ford, Tom; 238 Kennedy, Rosemary; 318 Fortune, James; 584 Khatiwada, Lila; 469 B Kijewski-Correa, Tracy; 548 G Kim, Jidong; 502 Bacchus, Jamy; 426 Kim, Jong-Ho; 502 Barr, Jason; 33 Gang, Jeanne; 78 Kim, Taejin; 502 Bartolini, Andrew; 548 Garai, Rupa; 555 Koh, Tad-Song; 678 Bennett, Laura; 658 Gardiner, Phillip; 434 Koop, Colin; 130 Berger, Alexander; 540 Generalova, Elena; 355 Krebs, Andrew; 555 Besjak, Charles; 130 Generalov, Viktor; 355 Krummeck, Stefan; 258 Bilaine, Christophe; 93 George, Michael; 302 Kwok, Michael; 182 Black, David; 678 Gerstenmeyer, Stefan; 576 Blanes, Marcos; 282 Gilbert, Jared; 288 L Blicher, Brian; 658 Gilchrist, Russell; 238 Block, Florian M.; 678 Goettsch, James; 294 Blomberg, Charles; 282 Lavery, Mark; 517 Gonzalez, Steve; 597 Lee, Eric; 302 Boake, Terri; 494 Goodwin, Robert; 252 Bollinger, Klaus; 540 Lee, Sungho; 510 Grohmann, Manfred; 540 Liu, Shehong; 407 Britton, John; 333 Grove, Dave; 416 Bull, Stuart; 442 Logan, William; 456 Buys, Laurie; 318 Luong, Andrew; 182 H Luo, Yuping; 130 C Hammoud, Mounib; 116 M Handel, Gary; 86 Carrigan, James; 658 Hannum, John; 456 Cashen, Daniel; 130 Macklowe, Harry; 48 Hargis, Steve; 333 MacLeod, Benjamin; 258 Chan, Stanford; 456 Ha, Taehun; 510 Cheung, Penny; 182 Malkin, Anthony; 364 Henn, Martin; 266 Marcus, Silvian; 60 Chung, Samuel; 524 Heusler, Winfried; 618 Cook, Rick; 288 Master, Abbas; 196 Hira, Anil; 517 Mathias, Neville; 555 Cotter, Robert; 218 Hopper, Michael; 485 Cousins, Fiona; 230 Matkovitz, Stephen; 86 McCaff erty, Patrick; 182 I Mele, Elena; 532 D Melrose, Matthew; 485 Ichihara, Hideki; 392 Miguel, Jesús M. Cerez; 636 Danisworo, Mohammad; 204 Ingels, Bjarke; 110 Miller, Adam; 324 de Jong, Johannes; 597 Mills, Shonn; 416 Dermisi, Sofi a; 340 Mitchell, Ben; 630 DeSimone, Stephen; 72, 160 J Mizon, John; 570 DeSimone, Vincent; 478 Mohammad, Abdul; 478 Jeong, Young Kyoon; 190 Devlin, John; 646 Mola, Elena; 152 Jerez, Hernan; 442 Díaz, Miguel Angel Núñez; 636 Mola, Franco; 152 Jetter, Markus; 576 Dravid, Girish; 196 Montgomery, Jeff ; 591 Johnson, Andrew; 671 Durst, Alexander; 40 Montuori, Giovanni Maria; 532

698 | CTBUH 2015 New York Conference Moonen, Jean-Paul; 630 Tsang, Wai Ming; 176 Murchie, Ross; 665 Murphy, Dennis; 597 U N Uff er, Sabina; 224

Neudorfl , Tom; 665 Noguchi, Yusuke; 392 V Vaish, Marissa; 456 P Vassart, Olivier; 382 Vinoly, Rafael; 282 Palafox, Felino; 272 Virtanen, Ari; 603 Parakh, James; 212 Vista, Vincenzo Della; 532 Parikh, Mukesh; 72 von Klemperer, James; 54 Partridge, David; 146 Pellegrini, Laura Maria; 152 Perrella, Gianpaolo; 532 W Pilzer, David; 609 Wallance, David; 426 Popa, Nicoletta; 382 Watts, Steve; 324 Wenger, Jeff ; 218 R Wilcock, Tom; 101 Willis, Carol; 24 Rahimian, Ahmad; 66 Wood, Antony; 382 Ramirez, Luis; 478 Raven, Jeff rey; 426 Reinke, Stephan; 246 X Ren, Chongcui; 561 Xiao, Congzhen; 561 Roh, Jin H.; 190 Xu, Ziguo; 561

S Z Sarkisian, Mark; 555 Zhao, Xin; 407 Sconocchia, Giuseppe Galassi; 152 Scott, Paul; 347 Sellar, Irvine; 138 Sesil, Daniel; 485 Shepherd, Leslie; 376 Shinozaki, Yozo; 392 Shuvalova, Elena; 168 Sidor, Neven; 324 Sim, Hyungsup; 190 Simmonds, Peter; 463 Solomon, Robert; 652 Spadafora, Ronald; 658 Summers, Felix; 678 Suoranta, Santeri; 591 Sy, Jose A.; 469

T

Tavolaro, Tabitha; 101 Techakraisri, Sorapoj; 122 Teipel, Joern; 624 Trabucco, Dario; 382

CTBUH 2015 New York Conference | 699 After a post-recession hiatus in tall building construction in many countries lasting several years, numerous cities in the Americas, Asia, Europe and Australia are again resurgent. From Miami to Melbourne, Bogota to Beijing, Toronto to Turin, tall projects are being proposed and built in significant number. Nowhere is this more evident than in New York, where several new urban typologies are developing simultaneously; the ultra skinny, luxury residential towers exemplified by One57 and 432 Park; the urban-regeneration clusters such as Hudson Yards and the World Trade Center site; the prefabricated high rise and other technical innovations as seen at Pacific Park; as well as numerous others. In addition, the increasing importance of both resilient infrastructure in the face of mounting climate change, as well as quality public space exemplified through projects such as the High Line, are adding to a fascinating mix.

Yet the flow of capital enabling many of these projects is complex, and shows an interconnectedness of our cities way beyond what was evident even just a short decade or two before. Developments in Sydney are as likely to be driven by forces from Shanghai as locally, Canadian pension funds are enabling several tall buildings in London, and Middle East capital seems, once again, to be everywhere. On top of this, after a decade or more of unprecedented vertical growth in Chinese cities, China is now investing in myriad urban centers around the world.

This collection of papers, originally presented at the CTBUH 2015 New York Conference, examines this dual phenomena – the motivations and mechanisms that are enabling multi-national investment scenarios, and the technical innovations that are driving new heights, forms, materials and construction techniques. The publication investigates what all this means for the skyscraper of the future – more adaptable to the sustainable and technological challenges of the age.

Council on Tall Buildings and Urban Habitat