CTBUH Journal

Tall buildings: design, construction and operation | 2009 Issue III

Trump International Tower & Hotel A Humanist Approach To Tropical High-rise Shaping the High-rise Framework Non-orthogonal high-rise buildings 40 years of the CTBUH: Chairman Reflections Tall Buildings and Embodied Energy 2009 Skyscraper Summer Tours Editor’s Message

Editor The first, like the Trump Tower, opened its Zak Kostura, Arup doors long before it reached its current height. t: +1 212 896 3240 [email protected] The Blue Cross Blue Shield tower, completed to the 32nd floor in 1997, was designed and Associate Editors constructed with provisions allowing for a Robert Lau, Roosevelt University near-doubling of the tower’s height to 57 [email protected] stories at a later date. This impressive feat of Jan Klerks, CTBUH phased construction – along with that of the [email protected] Trump Tower – was reported on by Robert Lau Antony Wood, CTBUH [email protected] in Issue 3 of the 2008 CTBUH Journal. The © Arup second phase of BCBS is due to be complete Editoral Board Zak Kostura, Editor next year. Ahmad Abdelrazaq, Samsung Corporation Hojjat Adeli, Ohio State University In this issue, the Council jubilantly celebrates Mir Ali, University of at Urbana-Champaign The second project, widely known as Aqua, is Richard W. Bukowski, Rolf Jensen & Associates, Inc the opening of the 92-story Trump an undulating 82-story mixed-use residential Mahjoub Elnimeiri, Illinois Institute of Technology International Hotel and Tower in Chicago, USA. skyscraper. Designed by Jeanne Gang and Gary C. Hart, Weidlinger Associates The structure was completed to great public Peter Irwin, RWDI Studio Gang Architects, Aqua again Tim Johnson, NBBJ fanfare on January 3, 2009, when a Sikorsky implemented flexible, modular formwork to Gary Lawrence, Arup S-61 helicopter delivered the final steel rapidly set out and cast each unique floor slab, Simon Lay, WSP Buildings Ltd. supports for the building’s 192-foot spire. Yet Sam Lee, Scientific Computing Consultants minimizing the lead time associated with the Tony McLaughlin, Buro Happold in a move then unprecedented in skyscraper novel and breathtaking form. Now Lester Partridge, Bassett Applied Research development, the 339-room hotel celebrated substantially complete, this building was Jason Pomeroy, Broadway Malyan its grand opening to the public a full 8 months Steve Watts, Davis Langdon LLP toured by the CTBUH late last year – an Peter Weismantle, Adrian Smith + Gordon Gill prior to the spire’s high-altitude helicopter experience that was reported on in Issue 1 of Michael Willford, Arup delivery. the 2009 CTBUH Journal.

Design & Layout This move, carefully planned for throughout Selection of The Windy City as the venue for Katharina Holzapfel the conception and design of the building, [email protected] this year’s CTBUH conference is well timed proves the viability of partial occupancy in given these recent achievements in tall Published by phased building construction. Modular building design and construction. If you will The Council on Tall Buildings and Urban Habitat fabrication and increasingly sophisticated be in attendance, I hope that this issue’s case © CTBUH 2009 construction techniques continue to enhance ISSN: 1946-1186 study of the Trump Tower, along with other the potential for partial occupancy prior to relevant papers and pieces in past releases of Council on Tall Buildings and Urban Habitat substantial completion, providing a financial the Journal serve as useful technical guides for Illinois Institute of Technology boon to developers and shareholders who S. R. Crown Hall your tour of the cityscape. These projects 3360 South State Street eagerly await the opportunity to begin serve to underscore the importance of Chicago, IL 60616-3793 cashing in on their mammoth investment. chronicling and sharing knowledge and t: +1 312 909 0253 experience so that future tall building projects f: +1 312 567 3820 The successful implementation of partial worldwide can be informed by the impressive e: [email protected] occupancy at the Trump Tower is but one bit achievements of today’s modern building www.ctbuh.org of evidence that innovation in the skyscraper stock. typology is alive and well in the city that Copyright Copyright 2009 Council on Tall Buildings and Urban boasts its invention. On the northern edge of On behalf of the Council, I hope to see you in Habitat. All rights reserved. No part of this publication , one of Chicago’s vital civic Chicago in October. may be reproduced or transmitted in any form or by any centers, two further additions to the city’s means, electronic or mechanical, without permission in writing from the publisher. celebrated skyline are helping to push the Best Regards, Image Copyright narrative of groundbreaking skyscraper design CTBUH Journal has endeavored to determine the and construction. copyright holders of all images. Those uncredited have been sourced from listed authors or from within CTBUH Print Zak Kostura This Journal is printed by Source4, Chicago.

Front cover: Trump International Hotel & Tower, Chicago © Jan Klerks

2 | Editor's Message CTBUH Journal | 2009 Issue III Inside

News and Events Features

04 Message from the Chairman 23 Letters 16 Case Study: Trump International Hotel & Tower ground level, further opens up an expansive promenade that steps down, like terraces on a David Scott Feedback and Comments hillside, until it meets the water. This lively "Born of a place with a history of great gathering place includes retail, pedestrian paths, and an extended riverwalk park system buildings, the tower contributes to an exciting (see Figure 2 on page 18). William F. Baker Paul James and ever-evolving architectural dialogue." ...remaking Paris

Chicago, a city known worldwide for its tall buildings, welcomed a new supertall tower to its I think we’ve all begun to realize the 05 CTBUH News and Events 50 Tall Buildings in Numbers skyline this year. Bookended by the 442-meter (1,450-foot) Sears Tower to the south and the importance of cities again. You see it in Bogota, in 344-meter (1,128-foot) John Hancock Center to the north, the 415-meter (1,362-foot) Trump New“ York – this new interest in the compact, Richard F. Tomlinson Andrew Weiss International Hotel and Tower is the tallest residential, and the largest concrete, building in the . It is also the tallest building project in North America since the completion of sustainable city. Authors the Sears Tower in 1974, and one of the largest buildings to be partially open to the public 1William F. Baker, Partner, Skidmore, Owings & Merrill LLP President Nicolas Sarkozy” of France has called for a post-Kyoto urban plan for while under construction. This last distinction, although not as glamorous as the rest, is one of Antony Wood, Tall Buildings and Embodied William F. Baker is the Structural and Civil Engineering Paris. He convened a meeting of prominent architects, which included Mr. Partner for Skidmore, Owings & Merrill. Throughout his the most innovative stories behind Trump Tower. It represents a feat of planning, mixed-use distinguished career, Bill has dedicated himself to Rogers, to come up with a new blueprint for Paris. Quote from Richard Rogers programming, and construction that required a remarkable degree of collaboration between structural innovation- most notably in the design of tall from the article ‘Remaking Paris’, New York Times Magazine, June 14. buildings within the urban landscape. In addition to the Trump Organization, architect Skidmore, Owings & Merrill LLP (SOM), construction working at SOM, Bill’s expertise is frequently solicited by manager Bovis Lend Lease, and the City of Chicago. CTBUH Executive Director Energy institutions of higher learning, as well as numerous professional organizations. Bill is the 2008 recipient of the Fazlur Rahman Khan medal from CTBUH and the 2009 In addition to creating a one-acre landscaped recipient and first American to receive the Fritz Leonhardt riverwalk, this promenade establishes a Prize. Collaboration Between Client, Architect, and Chicago market had a greater need for pedestrian link between North Michigan 2Paul James, Senior Vice President, Bovis Lend Lease City centrally located residential and high-end Paul James, with over 37 years of construction expertise, hotel space, the plans were again revised and Avenue (the city’s “Gold Coast” shopping has been an integral member of the Bovis Lend Lease Trump Tower rises from the heart of the city, at district) and State Street (a key corridor that Chicago office since 1989. Prior to coming to Bovis Lend a point where the Chicago River curves gently the project re-emerged as a slender, 92-story Lease, Paul spent 17 years with James McHugh tower that would combine luxury leads to the Chicago Loop). On the northern Construction Co. As Senior Vice President and Director of to the southwest. Its 401 N. Wabash address is edge of the tower, at a site formerly used as a Technical Services, Paul manages a team of estimators, the former site of the low-rise Chicago condominiums with a world-class hotel, value engineers, and schedulers who provide design riverfront retail, and amenities. With the City of loading dock, the plan creates a lushly phase services including estimating and budget control, Sun-Times building. When the Trump landscaped, walkable link between Wabash 05 What’s on the Web 60 Exhibit Review development of procurement criteria, schedules, and Chicago’s input and support, the Trump Organization purchased the land in 2001, they constructability and logistics planning. Organization and SOM approached the project Avenue to the west and the Wrigley Building saw the waterfront as a natural location for a arcade to the east (see Figure 3 on page 18). A 1Richard F. Tomlinson II, Partner, Skidmore, Owings & tall building that would offer 360-degree city with the flexibility necessary to create a Merrill LLP building that would thrive in the city, in both bus lane and drop-off were also planned for Richard F. Tomlinson is a managing partner of the SOM and lake views and direct connections to the Lower East North Water Street to make the Chicago office. Under his leadership, SOM continues to the near and long term. Featuring new content now Chicago Model City Exhibition river (see Figure 1). tower accessible by public transit and create a design some of the world’s largest, most complex and high-profile projects. Mr. Tomlinson manages The Trump Organization initially envisioned a connection to the City’s future bus corridor professionals from various disciplines within the firm and Urban Planning oversees the progress of key projects. As the key liaison 150-story structure that would eclipse the along Lower Carroll Street. between SOM and clients, general contractors, height of the Sears Tower, but revised those The project’s centrally located site presented construction teams and specialty consultants, he ensures available on the CTBUH that SOM meets client expectations. plans after the terrorist attacks of an opportunity to create active open space for Architectural Concept September 11, 2001, when developers began the city, as well as a connective link between 3Andrew Weiss, Executive Vice President, The Trump One of the real luxuries of living in Trump Organization to re-evaluate the perceived benefits, public the Chicago Loop, North Michigan Avenue, In charge of all major development projects, Andrew perception, and marketability of supertall and the riverfront. With the understanding that Tower is the view. As the tallest residential Weiss has been managing the design and construction of building in North America, the tower offers an real estate developments for The Trump Organization, for buildings. To maintain economic viability in the the tower could change the way in which website 60 Book Review over 25 years, including all major Trump-affiliated post-9/11 real estate market, the plans for people experienced the Chicago River, experience of the city that exists nowhere else, developments since 1981. As Owner Representative/ with close-up views of some of Chicago’s most Project Director, Mr. Weiss leads through the development Trump Tower would require continual designers shaped the building to reflect its of the program, selection of the project team members, adjustment – and readjustment – to trends orientation along the water. The south side of well-known buildings. The tower relates to its including architects, engineers, consultants and neighbors through a series of setbacks, the first contractors to the preparation of construction documents that were difficult to anticipate. the tower parallels the riverbank and, at its and award of contracts. base, engages with a dynamic, three-level of which occurs at level 16, at a height that is High-Rise Security and Fire Over the next two years, the tower was scaled essentially the same as the cornice line of the 1-3For author contact information, company profile walkway that anchors the waterfront and back to a shorter office and residential building 130-meter (427-foot) Wrigley Building, and project team please to page 22. and then, when it became apparent that the enlivens it with restaurants and shopping. The tower’s massing, lifted by 12 meters (39 feet) at designed by Graham, Anderson,  06 40 years of the CTBUH: Life Safety, Third Edition Figure 1. Aerial Trump International Hotel and Tower, Chicago 16 | Trump International Hotel & Tower CTBUH Journal | 2009 Issue III Trump International Hotel & Tower | 17 Chairman Reflections John Rankine, Leslie 61 Diary

Robertson, Gilberto do Valle, What's coming up? Tall Buildings in Southeast Asia - A Humanist Shankar Nair, Ron Klemencic 24 Approach to Tropical High-rise

"Much of the developing world is located around the equatorial belt, and it is vital that tropical design research addresses the important 10 Global News CTBUH Mun Summ Wong Richard Hassell Authors questions of how we can live well and Mun Summ Wong, Founding Partner, WOHA e: [email protected] sustainably with our climate and with the Richard Hassell, Founding Partner, WOHA e: [email protected] densities projected for the rapidly growing Highlights from the CTBUH Figure 2. Moulmein Rise Typical Storey Plan © WOHA WOHA 29 Hong Kong Street region." Singapore 059668 t: 65 6423 4555 population live in public housing, which is height, status and domination of nature f: 65 6423 4666 based on the Corbusian Ville Radieuse model through technology. Inhabitants of these global news archive High-rise, high-density living has been embraced as a positive accommodation solution for 52 Singapore Visit, August 2009 Mun Summ Wong & Richard Hassell – highrise, elevated on pilotis above a verdant aggressive structures take pleasure in the high many millions of people living in Asia’s growing urban metropolis. This paper outlines a Wong Mun Summ and Richard Hassell are co-founding public landscape (see Figure 1). status of these glossy technological marvels. number of high rise case studies designed by a Singapore-based architectural practice (WOHA Figure 3. View from South West. The building is exactly directors of WOHA, a regional design practice based in oriented to the cardinal points, exposing only a slim Singapore. WOHA explores integrated design for the Architects) who have designed a series of buildings for South-East Asia that expand the way In this environment, many of the aspects to The emphasis in WOHA’s highrise projects has elevation to the east and west. © Patrick Bingham-Hall built environment. Rather than develop a house style, WOHA focuses on the architectural potentials within highrise, high-density living is conceived. Approaching the design from lifestyle, climate and which tall buildings are elsewhere shaped are been on the individual, on human scale, on each project and acquires a formal language around passive energy strategies, the towers are radical yet simple, and show that the tall building absent or turned on their head. Wind is to be choice, on comfort, on opening up to the Antony Wood shares his recent these. The practice has extensive experience in a wide low-technology solutions after the 1980s for range of projects around the Asia Pacific region, form can be expanded in many directions. The Case Studies in this paper include: accelerated, to increase comfort. climate, on community spaces and on nature. including Singapore, Malaysia, Thailand, Indonesia, Overshadowing is not a problem, as shade is The mild environment of Singapore allowed curtain walled apartments that required air Australia, Japan and China. Rather than specializing in 1 Moulmein Rise, Newton Suites, Duxton Plain and the newly completed tower The Met. conditioning and mechanical ventilation to projects by type, projects are accepted for their design welcomed. External highrise spaces are these concerns to take priority over the typical potential and points of interest, and include While Duxton Plain was not built its successor, the 980-unit Dawson Estate Public Housing, will pleasant and comfortable. There is no shapers of highrise form. Through careful achieve comfort. These upmarket apartments commercial, residential, hospitality, transport, start construction in 2010. WOHA’s practice is located in Singapore, and the city has been the became the aspirational model for public and experiences infrastructure, exhibition, institutional, religious, community resistance to highrise: it is the balancing of developers needs and end-user mixed-use and interior projects. laboratory for much of their design research. In this paper, WOHA articulate their approach to norm, and higher units command a significant amenity, WOHA have managed to incorporate lower end housing, resulting in a loss of design, using both built and unbuilt projects as illustrations. premium over lower units. Ground floor units these values into projects with standard sensible climatic design across the region. are unpopular, due to blocked breezes, developer budgets. WOHA’s approach has been to reject this Case Study humidity, lack of privacy and views and model, and to instead transform and adapt perceived security risk, despite Singapore vernacular and passive responses to climate Singapore’s Unique Condition having one of the lowest crime rates in the Response to Climate into the highrise form and contemporary Singapore is a unique place in many ways. The world. All these factors contribute to WOHA’s Many Singaporeans in public housing live technologies, with the same aim of creating Republic of Singapore is only 44 years old, a exploration of alternative tall building without air conditioning, and many more only comfort without the need for mechanical 56 2009 Chicago Skyscraper former British Colony, and it has undergone a arrangements. use air conditioning at night. Apartments have systems. radical transformation from an Empire trading operable domestic windows, naturally 1 Moulmein Rise is a 28 storey, 50 unit tower in post to the first developed tropical city. It is a ventilated and lit bathrooms and kitchens, and a residential neighbourhood 10 minutes from small island of 600 square kilometers, and a A Humanist Response drying yards – there is no mechanical the CBD. The form is slender, with a footprint of population of 4.5 million, making it one of the Tall buildings in the temperate West evolved as ventilation. Rather than maximizing volume to Summer Tours only 230 m2, and a height of 102m. 16 Trump International Hotel & most densely populated countries on earth. It a type that embedded its technological perimeter, Singaporean public housing towers Fortunately, the panoramic views of the skyline is located 1 degree north of the Equator, and solutions in its DNA. The harsh climate of are an exercise in perforating the form, to allow were to the south, allowing good orientation thus has constant warm, humid weather, with Chicago and the economic pressures of New natural light and air into every space. Internal whilst maximizing the views. With a plot ratio a daily temperature variation of only 7°C, and York created the modernist tower as an walls and external walls are no different of 2:1, and a height limit of 30 stories, it was CTBUH tours of the newest seasons distinguished only by the increase in engineered solution, compact cantilevered – plastered blockwork and concrete – so there Tower, Chicago possible to place just two units on each floor, precipitation and change in direction of the columns, with maximized volume to surface is little cost implication in the greater both facing the view, connected only by the breezes. The sun path moves in an almost area ratios, wrapped in smooth shiny skins, proportion of external walls. fire fighting lobby and escape stairs (see vertical trajectory, shifting slightly to the north with inhabitants kept comfortable mechani- However, due to a desire to replicate glossy Figure2+3).  in June, and to the south in December. Winds additions to the Chicago cally. Aesthetically, culturally and philosophi- western models, many private sector William Baker, Paul James, are extremely light, even at high elevation, and cally, these are heroic structures that jostle for apartment developers traded these sensible Figure 1. Public Housing in Singapore © www.skyscrapercity.com Singapore is not in a seismic zone. 80% of the

Richard Tomlinson, Andrew skyline 24 | Tall Buildings in Southeast Asia CTBUH Journal | 2009 Issue III CTBUH Journal | 2009 Issue III Tall Buildings in Southeast Asia | 25 Weiss 62 Profile: Peter Irwin CTBUH Trustee-elect Shaping the High-rise Framework: 34 Tall Buildings Policies and Zoning have already been built. In 2008, this reverse not only making the practice has been changed for procedures city readable but also Research "Learning from the Netherlands: Ask not what aimed at speeding up the permit approval creating a powerful process, although the underlying principles image with which both the city can do for the tall building; ask what the remained the same (see Figure 1). tenants and 62 Profile: Tim J. Johnson tall building can do for the city." inhabitants can Comparative research identify. As such, the message and agenda, To create insights into the way cities shape which the height History has seen some legendary examples of high-rise zoning policy. Certainly the oldest one was Jan Klerks their high-rise zoning policies, in 2008 the embodies, becomes an drafted and implemented by the Lord himself, as he considered his children to have grown too CTBUH Trustee-elect Dutch Council on Tall Buildings commissioned essential issue. Author close to him and, as a result of a policy of miscommunication, left a tower uncompleted. Roman a research project on Dutch high-rise policy. Especially for Jan Klerks, CTBUH Research & Communications emperors Julius Caesar, Augustus and Nero all set maximum building heights for ancient Rome, for Mixed with over 25 years of council companies dealing 24 Tall Buildings in Southeast Manager safety reasons and to prevent overcrowding. The tower-minded citizens of the medieval trading experience, the Rotterdam based architecture with intangible S.R. Crown Hall city of San Gimignano in Tuscan Italy, were not allowed to build taller than the 165-foot-high tower firm of Zandbelt&vandenBerg drew up a top products, such as 3360 S. State Street of the town hall. This limitation was worked around by some erecting twin towers instead. Legend Figure 1. Height zoning in the city center of Rotterdam. The yellow area indicate no height Chicago, IL 60616 ten list of guidelines. These will be highlighted financial services, has it that UK’s Queen Victoria was so aggravated over the Queen Anne’s Mansion building, limit, the purple areas are transitional zones of heights in between 70 and 150 meter. t: +1 312 567 3429 in the next paragraphs. They show that erecting a skyscraper is © City of Rotterdam f: +1 312 567 3820 blocking her views of the Parliament from the Palace, that this triggered the 100-foot height limit Asia - A Humanist high-rise policy in a Dutch, but also European, a way of shaping a presence and an image. e: [email protected] on all of ’s buildings. This limit lasted from 1894 to 1954. other forces at work than just rational or even western context, isn’t just about The potential size of these markets is relative. scarcity, density and height. It is also about principles. But then again, there is nothing to 62 CTBUH Organizational Jan Klerks On average, five to ten percent of the be ashamed of by saying a skyscraper doesn’t Jan Klerks is the Research & Communications Manager Origins of high-rise zoning expect a natural tendency to build upwards. agenda, ambition, sustainability and the population of Dutch cities chose to live in the of the Council on Tall Buildings and Urban Habitat. In have to be a necessity but also can be just However, the tallest buildings are a mere 500 impact of tall buildings on the urban habitat city center because of the proximity to urban Approach to Tropical this position he is responsible for the creating For centuries, towers were mere iconic and plain fun. and environment. knowledge on tall buildings by initiating and power-boasting incidents in the urban feet tall. High-rise, and urban density in its amenities and the metropolitan life style. More conducting scientific research, editing books about this wake, has become a topic of discussion At a practical level, anticipate the impact of topic and by writing articles and reviews. Mr. Klerks landscape. The invention of the elevator and than any other part of the city, the city center Structure + Member Listings high-rises on the surroundings. Mandatory graduated from the Erasmus University of Rotterdam, the introduction of metal framing and new outside the main cities of Rotterdam, Ten recommendations represents the city as a whole. It is a challenge the Netherlands, where he obtained master degrees in Amsterdam and The Hague in the past ten assessment of the levels of shading and wind economics and sociology. For his final thesis Mr. Klerks lighting systems in the late 19th century gave for cities to shape this market, however There are several reasonable arguments is quite common these days. The impact on High-rise did research on high-rise living in Rotterdam. Before a utilitarian function to the tower. Spurred by years. Currently over 25 Dutch cities, some compact, to the best of their abilities. debating the purpose of tall buildings, such as moving to Chicago, Mr. Klerks was self employed and counting just over 50,000 inhabitants, now visual experience, levels of pollution and commissioned to act as Executive Director of the Dutch land prices, fast economic growth and ego the need for space, steep land prices or the Before drafting a high-rise policy, the most Council on Tall Buildings, an active local sister have policies on high-rise zoning in place. In communication ray paths is not always boasting, the skylines of Chicago and New York desire to create urban density. However, these important question that needs to be answered organizations of the CTBUH. In this position, he was recent years, buildings of up to 300 feet tall assessed. For obvious reasons, a traffic gridlock responsible for organizing conferences, publishing City rapidly became symbols of the new world. arguments cannot always be backed up by a is, ”What is it that you want tall buildings to do newsletters, conducting study projects, supporting have been erected in these mid-size cities, must be prevented by studying the impact of As unbridled construction lead to unwanted proper interpretation of the facts. It is for your city?” The previous paragraphs have Mun Summ Wong & Richard high-rise related activities and maintaining the sometimes as a result of local ambition, but the development on the nearby infrastructure. professional network in the Netherlands. side effects, both cities started to adopt tall important to understand that in a already noted that high-rises are not a often times as a result of lacking a proper In the wake of this, parking requirements often building principles as a framework in which contemporary, western context, skyscrapers panacea for urban density. This argument is framework or an agenda. In some cases, the call for creative solutions. Underground market forces were allowed to shape towers. are not necessarily an economical product of often brought forward in debates about the erection of tall buildings triggered a tall parking, if possible, can be expensive, while The history of high-rise zoning in Chicago and high land value. In some Dutch cities, ground bigger picture. On a practical level, this is often buildings policy. Especially the less upper level parking can be an architectural Hassell shows policies based on height, not the case. Especially outside the city center, lease of government-owned land, which could ...livable city experienced cities are searching for proper tall eyesore. It must be noted that both public and setbacks, volume and floor area ratio (FAR). In be an entire city center, is based on building tall buildings need breathing room to buildings guidelines on how to cope with private parties sometimes find themselves the book Form Follows Finance (1995), Carol volume, so the market mechanism actually overcome the negative impacts of building aspiring market initiatives. hindered in their ambitions because national I told them it should Willis illustrates that, in the course of time, tall, such as shading, strong winds and loss of works the other way around. Building tall is building codes were not always written with principles of planning and economics have With space at a premium, the Netherlands has privacy. The theories on high-rises in the early be like a downtown American also not the same as creating density or tall buildings in mind. Some of these include “ shaped skyscrapers. As a result, they became a history of firmly organized zoning plans in 20th century were actually written with the city, with three skyscrapers, urbanity. It will not solve your housing or outdated rulings on balconies and window quintessential for their time and place. Today, which size, height and function are precisely idea of creating space in mind, not as a way to yes, but with open islands, planning problems nor ensure green open frames, but can also include codes on the world has become a complex information stipulated. To provide certainty, a zoning plan create density. These theories were a response keeping historic buildings, space to remain green and open. Modern evacuation and fire prevention. A minimum society and high-rise zoning has become a has a validity of ten years. Until recently, to the often dense, overcrowded and badly skyscrapers can, however, represent an iconic requirement of parking spaces based on 34 Shaping the High-rise with pocket parks. holistic way of thinking. It incorporates the developers could deviate from these plans value for a tenant, the city or even a region. As mixed urban centers of the European cities in function and floor space, silences the debate skills of urban planning, architecture, only if the local government was willing to the 19th century. In 1930, Dutch architect Jan such, high-rises should be regarded as an on whether you should be offering these in Christian de Portzamparc,” Founder and engineering and politics. formalize an anticipated change the next time Duiker envisioned a modern city made up of opportunity, not a necessity. dense metropolitan areas in the first place. In Principal of Atelier Christian de Porzamparc a zoning plan is up for revision. This must be towers in a park, so all would enjoy the sun comments on his urban design proposal for Skyscrapers represent a compact part of the cases where typical high-rise related impacts based on a long-term plan, such as a vision on and fresh air provided by the space that was Framework: Brussels, to turn it into a more livable city. Dutch zoning policy real estate market, meeting the demand for are lacking formalized benchmark codes, cities the development of tall buildings. This created by building vertically . Any building From ‘A Bubble of Diplomats and Officials Is Set exclusive urban space for those who want to choose to incorporate these effects into their As the Netherlands is one of the most densely basically means that the zoning plans are whose number of floors exceeds the to Pop’ New York Times, June 22, 2009 be visible and appreciate the views. At the city local policy. In these cases, organizations for populated countries in the world, one would being adjusted for the actual projects that maximum FAR demonstrates that there are Tall Buildings Policies and level, skyscrapers can create a modern skyline, standardization, such as NEderlandse Norm  34 | Shaping the High-rise Framework CTBUH Journal | 2009 Issue III CTBUH Journal | 2009 Issue III Shaping the High-rise Framework | 35 Zoning Jan Klerks “Lynn created the Council... and did so from nothing more 38 The CAD-tool 2.0 morphological scheme of than his own dreams and his own energies. He dragged us, non-orthogonal high-rises Dr. Karel Vollers sometimes kicking and screaming, to the far corners of the globe... thus providing a sort of technical transfer of Visit www.ctbuh.org for more on the global tall building industry and the Council on Tall information about tall buildings.” Buildings and Urban Habitat Leslie E. Robertson, page 36

CTBUH Journal | 2009 Issue III Content | 3 The CTBUH Global News Archive is an online resource for all the latest news on tall buildings, urban development and sustainable construction from around the world. Each issue, the CTBUH Journal publishes selected feeds from Global News the online archive. For comprehensive industry news, visit the Global news Archive at: http://news.ctbuh.org

tower. The contractor is Grocon with Building-mounted turbines are smaller than completion scheduled for 2011. rural wind farm turbines. While critics have said The 42,700 sq m tower’s sustainable design that the money would be better spent on includes a double-skin façade, water recycling, more efficient wind farms, notably along the solar power and an indoor/outdoor atrium. Columbia River, this project will become an With a slowdown in commercial construction urban experiment in wind technology. within Sydney’s CBD, this project is a welcome Another issue is the noise from the blades, addition. 1 Bligh should lead in a new direction which is a concern in a city environment. The of sustainable development for Sydney and sound produced from the Twelve West Australia. turbines are anticipated to be similar to an electric fan. Several developers have previously proposed wind turbines for Portland. While there are several reasons why it has not taken place, the Twelve West project will provide the data and expertise for future wind turbine installations.

© Ingenhoven Architects

1 Bligh Starts Construction in Sydney The commercial construction in downtown Sydney, Australia has been slow of late except for the corner of O’Connell, Bligh, and Bent streets. The foundation has been poured for a new 27-story office building with the anchor tenant as Clayton Utz, a law firm. Dexus and Cbus Property own the site and Architectus and Ingenhoven Architects designed the © Benjamin Brink/The Oregonian

Twelve West Building installs Wind ...wind turbines Turbines A wind turbine on the top of a building is rare

It's just a gesture, and in America. The latest installation is on top of © Rogers Stirk Harbour and Partners it's fine if people want to make the Twelve West Building in Portland, Oregon. that“ gesture … To me, there's a Zimmer Gunsul Frasca Architects and Gerding BBVA headquarters in Mexico City Edlen Development Co. have installed four lot of ways to play the game. Skystream turbines, manufactured by The design for a new headquarters for BBVA But the real game is to design Southwest Windpower Inc., on to the top of Bancomer will be by Rogers Stirk Harbour and a super-efficient, comfortable, the 22-story multi-use building. Besides an Partners with Legorreta + Legorreta. It will be located at the meeting of Paseo de la Reforma healthy building. energy efficient building, the designers are aiming for a LEED Platinum certification with and Chapultepec Park in Mexico City. Standing 50 stories high with 6 underground levels, the Jerry Yudelson, a Tucson,” Arizona, green the energy generation. The project will include concrete and steel structure will contain building consultant on the installation of four residential, retail and office spaces with a 78,600 sq m of office space. Its plan is wind turbines on the roof of the new Twelve rooftop garden. West Building in downtown Portland. From triangular and it will contain references to Despite providing only 1% of the building’s ‘Innovative wind turbines to top new Mexico’s architectural heritage. electricity needs, the turbines’ data will provide downtown Portland high-rise’ The Oregonian, August 13, 2009 information for future installations.

10 | Global News CTBUH Journal | 2009 Issue III The design will achieve a LEED Gold units. It has been shown in other cities around the terraces. In many units the residents will certification. Some of these elements will the world that thousands of residential units have the opportunity to open their living include distinctive façade shading to control can be made but they will not be successful spaces to the exterior, thereby increasing the solar gain, vertical gardens at several levels, without adequate access to amenities. Scaling livable area. and open ‘village’ areas. In a sense this tower is the size of the ‘towns’ to Cape Town’s standards The base of the tower will provide amenities, a rethinking of a traditional office tower. is also a factor. The high-rises will be around 14 such as cafes and restaurants. These will be Instead of the repetition of the same floorplan stories tall with about 5,000 residential units placed in a public square between the tower stacked vertically, these ‘village’ areas are for per clustered ‘town’. Clusters larger than these and another structure called the ‘Cube’. Adding informal socializing, to form vertical have been deemed unmanageable. these facilities to the residential project will communities within the tower. The vertical With limited available land, infrastructure and create a sense of urban space for all of gardens will compliment these ‘villages’. resources (including funding), the housing Bangkok. The anticipated completion date is Completion is scheduled for 2013. officials consider this the most economical and 2012. workable option for the current situation.

© Wikimedia

© Courtesy of the Office for Metropolitan Architecture © Antony Wood / CTBUH Cape Town Plans High-Rise Communities MahaNakhon tower in Bangkok India eases airport height With a backlog of thousands of housing units A new 1,600,000 sqft multi-use complex is restrictions and little space to put them, the city of Cape planned for Bangkok, Thailand. It is designed The Civil Aviation Ministry and the Airport Town, South Africa is planning entire high-rise by Ole Scheeren of The Office of Metropolitan Authority of India have eased height communities. The backlog can be up to 20,000 Architecture and will include 200 apartments, restrictions around airport runways, almost units per year, with only 10,000 units being 150 hotel rooms and commercial space. At 77 doubling the allowable height limit. Cities like produced annually. Housing officials have stories, the tower will become the tallest Kerala and Gurgaon may benefit the most stated that the backlog is around 400,000 structure in Bangkok. A public plaza at the from this change in government policy. There units. base of the tower will connect the complex to are only a few established high-rise cities in Cape Town housing officials are hoping to the streetscape. India, like Mumbai, Cochin, Thiruvalla, and reverse this situation by building dense The distinguishing feature of the tower design Kottayam. high-rises in cluster ‘towns’, which will be is the terraces that spiral up the facades. These As in many developing countries, urban grouped around amenities. Each ‘town’ will terraces, some with balconies, will include planning in India has been haphazard in the have access to stores, community centers, vegetation that will grow in the tropical past. The high population densities in the schools, and recreation facilities. The intent is climate. The glass curtain wall will be flush in urban centers could use better planning for to produce communities instead of just house some areas and integrated in other areas to their structures. The new height allowances, 

CTBUH Journal | 2009 Issue III Global News | 11 Case Study: Trump International Hotel & Tower

"Born of a place with a history of great tall buildings, the tower contributes to an exciting William F. Baker Paul James and ever-evolving architectural dialogue."

Chicago, a city known worldwide for its tall buildings, welcomed a new supertall tower to its skyline this year. Bookended by the 442-meter (1,450-foot) Sears Tower to the south and the 344-meter (1,128-foot) John Hancock Center to the north, the 415-meter (1,362-foot) Trump Richard F. Tomlinson Andrew Weiss International Hotel and Tower is the tallest residential, and the largest concrete, building in the United States. It is also the tallest building project in North America since the completion of Authors the Sears Tower in 1974, and one of the largest buildings to be partially open to the public 1William F. Baker, Partner, Skidmore, Owings & Merrill LLP William F. Baker is the Structural and Civil Engineering while under construction. This last distinction, although not as glamorous as the rest, is one of Partner for Skidmore, Owings & Merrill. Throughout his the most innovative stories behind Trump Tower. It represents a feat of planning, mixed-use distinguished career, Bill has dedicated himself to structural innovation- most notably in the design of tall programming, and construction that required a remarkable degree of collaboration between buildings within the urban landscape. In addition to the Trump Organization, architect Skidmore, Owings & Merrill LLP (SOM), construction working at SOM, Bill’s expertise is frequently solicited by institutions of higher learning, as well as numerous manager Bovis Lend Lease, and the City of Chicago. professional organizations. Bill is the 2008 recipient of the Fazlur Rahman Khan medal from CTBUH and the 2009 recipient and first American to receive the Fritz Leonhardt Prize. Collaboration Between Client, Architect, and Chicago market had a greater need for 2Paul James, Senior Vice President, Bovis Lend Lease City centrally located residential and high-end Paul James, with over 37 years of construction expertise, hotel space, the plans were again revised and has been an integral member of the Bovis Lend Lease Trump Tower rises from the heart of the city, at Chicago office since 1989. Prior to coming to Bovis Lend a point where the Chicago River curves gently the project re-emerged as a slender, 92-story Lease, Paul spent 17 years with James McHugh tower that would combine luxury Construction Co. As Senior Vice President and Director of to the southwest. Its 401 N. Wabash address is Technical Services, Paul manages a team of estimators, the former site of the low-rise Chicago condominiums with a world-class hotel, value engineers, and schedulers who provide design riverfront retail, and amenities. With the City of phase services including estimating and budget control, Sun-Times building. When the Trump development of procurement criteria, schedules, and Organization purchased the land in 2001, they Chicago’s input and support, the Trump constructability and logistics planning. Organization and SOM approached the project saw the waterfront as a natural location for a 1Richard F. Tomlinson II, Partner, Skidmore, Owings & tall building that would offer 360-degree city with the flexibility necessary to create a Merrill LLP building that would thrive in the city, in both Richard F. Tomlinson is a managing partner of the SOM and lake views and direct connections to the Chicago office. Under his leadership, SOM continues to river (see Figure 1). the near and long term. design some of the world’s largest, most complex and high-profile projects. Mr. Tomlinson manages The Trump Organization initially envisioned a professionals from various disciplines within the firm and Urban Planning oversees the progress of key projects. As the key liaison 150-story structure that would eclipse the between SOM and clients, general contractors, height of the Sears Tower, but revised those The project’s centrally located site presented construction teams and specialty consultants, he ensures that SOM meets client expectations. plans after the terrorist attacks of an opportunity to create active open space for September 11, 2001, when developers began the city, as well as a connective link between 3Andrew Weiss, Executive Vice President, The Trump Organization to re-evaluate the perceived benefits, public the Chicago Loop, North Michigan Avenue, In charge of all major development projects, Andrew perception, and marketability of supertall and the riverfront. With the understanding that Weiss has been managing the design and construction of real estate developments for The Trump Organization, for buildings. To maintain economic viability in the the tower could change the way in which over 25 years, including all major Trump-affiliated post-9/11 real estate market, the plans for people experienced the Chicago River, developments since 1981. As Owner Representative/ Project Director, Mr. Weiss leads through the development Trump Tower would require continual designers shaped the building to reflect its of the program, selection of the project team members, adjustment – and readjustment – to trends orientation along the water. The south side of including architects, engineers, consultants and contractors to the preparation of construction documents that were difficult to anticipate. the tower parallels the riverbank and, at its and award of contracts. base, engages with a dynamic, three-level Over the next two years, the tower was scaled 1-3For author contact information, company profile back to a shorter office and residential building walkway that anchors the waterfront and and project team please see page 22. and then, when it became apparent that the enlivens it with restaurants and shopping. The tower’s massing, lifted by 12 meters (39 feet) at

16 | Trump International Hotel & Tower CTBUH Journal | 2009 Issue III ground level, further opens up an expansive promenade that steps down, like terraces on a hillside, until it meets the water. This lively gathering place includes retail, pedestrian paths, and an extended riverwalk park system (see Figure 2 on page 18). ...livable city

I told them it should be like a downtown American city, with three skyscrapers, yes, but with open“ islands, keeping historic buildings, with pocket parks.

Christian de” Portzamparc, Founder and Principal of Atelier Christian de Porzamparc comments on his urban design proposal for Brussels, to turn it into a more livable city. From ‘A Bubble of Diplomats and Officials Is Set to Pop’ New York Times, June 22, 2009

In addition to creating a one-acre landscaped riverwalk, this promenade establishes a pedestrian link between North Michigan Avenue (the city’s “Gold Coast” shopping district) and State Street (a key corridor that leads to the Chicago Loop). On the northern edge of the tower, at a site formerly used as a loading dock, the plan creates a lushly landscaped, walkable link between Wabash Avenue to the west and the Wrigley Building arcade to the east (see Figure 3 on page 18). A bus lane and drop-off were also planned for Lower East North Water Street to make the tower accessible by public transit and create a connection to the City’s future bus corridor along Lower Carroll Street.

Architectural Concept One of the real luxuries of living in Trump Tower is the view. As the tallest residential building in North America, the tower offers an experience of the city that exists nowhere else, with close-up views of some of Chicago’s most well-known buildings. The tower relates to its neighbors through a series of setbacks, the first of which occurs at level 16, at a height that is essentially the same as the cornice line of the 130-meter (427-foot) Wrigley Building, designed by Graham, Anderson,  Figure 1. Aerial Trump International Hotel and Tower, Chicago

Trump International Hotel & Tower | 17 Shaping the High-rise Framework: Tall Buildings Policies and Zoning

"Learning from the Netherlands: Ask not what the city can do for the tall building; ask what the tall building can do for the city."

Jan Klerks History has seen some legendary examples of high-rise zoning policy. Certainly the oldest one was drafted and implemented by the Lord himself, as he considered his children to have grown too Author close to him and, as a result of a policy of miscommunication, left a tower uncompleted. Roman Jan Klerks, CTBUH Research & Communications emperors Julius Caesar, Augustus and Nero all set maximum building heights for ancient Rome, for Manager safety reasons and to prevent overcrowding. The tower-minded citizens of the medieval trading

S.R. Crown Hall city of San Gimignano in Tuscan Italy, were not allowed to build taller than the 165-foot-high tower 3360 S. State Street of the town hall. This limitation was worked around by some erecting twin towers instead. Legend Chicago, IL 60616 has it that UK’s Queen Victoria was so aggravated over the Queen Anne’s Mansion building, t: +1 312 567 3429 f: +1 312 567 3820 blocking her views of the Parliament from the Palace, that this triggered the 100-foot height limit e: [email protected] on all of London’s buildings. This limit lasted from 1894 to 1954.

Jan Klerks Jan Klerks is the Research & Communications Manager Origins of high-rise zoning expect a natural tendency to build upwards. of the Council on Tall Buildings and Urban Habitat. In However, the tallest buildings are a mere 500 this position he is responsible for creating knowledge For centuries, towers were mere iconic and on tall buildings by initiating and conducting scientific power-boasting incidents in the urban feet (150m) tall. High-rise, and urban density in research, editing books about this topic and by writing its wake, has become a topic of discussion articles and reviews. Mr. Klerks graduated from the landscape. The invention of the elevator and Erasmus University of Rotterdam, in the Netherlands, the introduction of metal framing and new outside the main cities of Rotterdam, where he obtained master degrees in economics and Amsterdam and The Hague in the past ten sociology. For his final thesis Mr. Klerks did research on lighting systems in the late 19th century gave high-rise living in Rotterdam. Before moving to a utilitarian function to the tower. Spurred by years. Currently over 25 Dutch cities, some Chicago, Mr. Klerks was self employed and counting just over 50,000 inhabitants, now commissioned to act as Executive Director of the Dutch land prices, fast economic growth and ego Council on Tall Buildings, an active local sister boasting, the skylines of Chicago and New York have policies on high-rise zoning in place. In organization of the CTBUH. In this position, he was recent years, buildings of up to 300 feet tall responsible for organizing conferences, publishing City rapidly became symbols of the new world. newsletters, conducting study projects, supporting As unbridled construction lead to unwanted have been erected in these mid-size cities, high-rise related activities and maintaining the sometimes as a result of local ambition, but professional network in the Netherlands. side effects, both cities started to adopt tall building principles as a framework in which often times as a result of lacking a proper market forces were allowed to shape towers. framework or an agenda. In some cases, the ...America Tower The history of high-rise zoning in Chicago and erection of tall buildings triggered a tall New York City shows policies based on height, buildings policy. Especially the less setbacks, volume and floor area ratio (FAR). In experienced cities are searching for proper tall The 54-story result is building guidelines on how to cope with among the most ungainly the book Form Follows Finance (1995), Carol “ Willis illustrates that, in the course of time, aspiring market initiatives. forms on the skyline, like a principles of planning and economics have With space at a premium, the Netherlands has matron who swathes herself in shaped skyscrapers. As a result, they became a history of firmly organized zoning plans in thick layers of fabric in a vain quintessential for their time and place. Today, which size, height and function are precisely attempt to slim her burgeoning the world has become a complex information stipulated. To provide certainty, a zoning plan silhouette. The tower climaxes society and high-rise zoning has become a has a validity of ten years. Until recently, holistic way of thinking. It incorporates the developers could deviate from these plans with a spire as impressive as skills of urban planning, architecture, only if the local government was willing to an auto antenna. engineering and politics. formalize an anticipated change the next time a zoning plan is up for revision. This must be James S. Russell, Writer in” New York, on Bank of based on a long-term plan, such as a vision on America Tower in New York. From ‘Bank of Dutch zoning policy the development of tall buildings. This America’s Earnest Eco-Tower Rises From New As the Netherlands is one of the most densely basically means that the zoning plans are York Slump’ Bloomberg News, July 28, 2009 populated countries in the world, one would being adjusted for the actual projects that

34 | Shaping the High-rise Framework CTBUH Journal | 2009 Issue III have already been built. In 2008, this reverse not only making the practice was changed for procedures aimed at city readable but also speeding up the permit approval process, creating a powerful although the underlying principles remained image with which both the same (see Figure 1). tenants and inhabitants can Comparative research identify. As such, the message and agenda, To create insights into the way cities shape which the height their high-rise zoning policies, in 2008 the embodies, becomes an Dutch Council on Tall Buildings commissioned essential issue. a research project on Dutch high-rise policy. Especially for Mixed with over 25 years of council companies dealing experience, the Rotterdam based architecture with intangible firm of Zandbelt&vandenBerg drew up a top products, such as ten list of guidelines. These are highlighted in Figure 1. Height zoning in the city center of Rotterdam. The yellow area indicate no height financial services, limit, the purple areas are transitional zones of heights in between 70 and 150 meter. the next paragraphs. They show that high-rise erecting a skyscraper is © City of Rotterdam policy in a Dutch, but also European or even a way of shaping a presence and an image. other forces at work than just rational western context, isn’t just about scarcity, The potential size of these markets is relative. principles. But then again, there is nothing to density and height. It is also about agenda, On average, five to ten percent of the be ashamed of by saying a skyscraper doesn’t ambition, sustainability and the impact of tall population of Dutch cities chose to live in the have to be a necessity but also can be just buildings on the urban habitat and city center because of the proximity to urban plain fun. environment. amenities and the metropolitan life style. More than any other part of the city, the city center At a practical level, anticipate the impact of Ten recommendations represents the city as a whole. It is a challenge high-rises on the surroundings. Mandatory for cities to shape this market, however assessment of the levels of shading and wind There are several reasonable arguments compact, to the best of their abilities. is quite common these days. The impact on debating the purpose of tall buildings, such as visual experience, levels of pollution and Before drafting a high-rise policy, the most the need for space, high land prices or the communication ray paths is not always important question that needs to be answered desire to create urban density. However, these assessed. For obvious reasons, a traffic gridlock is, ”What is it that you want tall buildings to do arguments cannot always be backed up by a must be prevented by studying the impact of for your city?” The previous paragraphs have proper interpretation of the facts. It is the development on the nearby infrastructure. already noted that high-rises are not a important to understand that in a In the wake of this, parking requirements often panacea for urban density. This argument is contemporary, western context, skyscrapers call for creative solutions. Underground often brought forward in debates about the are not necessarily an economical product of parking, if possible, can be expensive, while bigger picture. On a practical level, this is often high land value. In some Dutch cities, ground upper level parking can be an architectural not the case. Especially outside the city center, lease of government-owned land, which could eyesore. It must be noted that both public and tall buildings need breathing room to be an entire city center, is based on building private parties sometimes find themselves overcome the negative impacts of building volume, so the market mechanism actually hindered in their ambitions because national tall, such as shading, strong winds and loss of works the other way around. Building tall is building codes were not always written with privacy. The theories on high-rises in the early also not the same as creating density or tall buildings in mind. Some of these include 20th century were actually written with the urbanity. It will not solve your housing or outdated rulings on balconies and window idea of creating space in mind, not as a way to planning problems nor ensure green open frames, but can also include codes on create density. These theories were a response space to remain green and open. Modern evacuation and fire prevention. A minimum to the often dense, overcrowded and badly skyscrapers can, however, represent an iconic requirement of parking spaces based on mixed urban centers of the European cities in value for a tenant, the city or even a region. As function and floor space, silences the debate the 19th century. In 1930, Dutch architect Jan such, high-rises should be regarded as an on whether you should be offering these in Duiker envisioned a modern city made up of opportunity, not a necessity. dense metropolitan areas in the first place. In towers in a park, so all would enjoy the sun Skyscrapers represent a compact part of the cases where typical high-rise related impacts and fresh air provided by the space that was real estate market, meeting the demand for are lacking formalized benchmark codes, cities created by building vertically . Any building exclusive urban space for those who want to choose to incorporate these effects into their whose number of floors exceeds the be visible and appreciate the views. At the city local policy. In these cases, organizations for maximum FAR demonstrates that there are level, skyscrapers can create a modern skyline, standardization, such as NEderlandse Norm 

CTBUH Journal | 2009 Issue III Shaping the High-rise Framework | 35 About the Council

The Council on Tall Buildings and Urban Habitat, based at Institute of Technology in Chicago, is an international not-for-profit organization supported by architecture, engineering, planning, development and construction professionals. Founded in 1969, the Council’s mission is to disseminate multi-disciplinary information on tall buildings and sustainable urban environments, to maximize the international interaction of professionals involved in creating the built environment, and to make the latest knowledge available to professionals in a useful form. The CTBUH disseminates its findings, and facilitates business exchange, through: the publication of books, monographs, proceedings and reports; the organization of world congresses, international, regional and specialty conferences and workshops; the maintaining of an extensive website and tall building databases of built, under construction and proposed buildings; the distribution of a monthly international tall building e-newsletter; the maintaining of an international resource center; the bestowing of annual awards for design and construction excellence and individual lifetime achievement; the management of special task forces / working groups; the hosting of technical forums; and the publication of the CTBUH Journal, a professional journal containing refereed papers written by researchers, scholars and practicing professionals. The Council actively undertakes research into relevant fields in conjunction with its members and industrial partners, and has in place an international ‘Country Representative’ network, with regional CTBUH representatives promoting the mission of the Council across the globe. The Council is the arbiter of the criteria upon which tall building height is measured, and thus the title of ‘The World’s Tallest Building’ determined. CTBUH is the world’s leading body dedicated to the field of tall buildings and urban habitat and the recognized international source for information in these fields.

Council on Tall Buildings and Urban Habitat Illinois Institute of Technology S. R. Crown Hall 3360 South State Street Chicago, IL, 60616 Phone: +1 (312) 909 0253 Fax: +1 (312) 567 3820 Email: [email protected] http://www.ctbuh.org ISSN: 1946 - 1186