CTBUHJournal_2008-3.pdf

Journal

Tall buildings: design, construction and operation | 2008 Issue III

China Central Television Headquarters

The Vertical Farm

Partial Occupancies for Tall Buildings

CTBUH Working Group Update: Sustainability

Tall Buildings in Numbers

Moscow Gaining Height Conference

Australian CTBUH Seminars

CTBUH

Editor’s Message

The CTBUH Journal has undergone a major

transformation in 2008, as its editorial board has

sought to align its content with the core objectives

of the Council. Over the past several issues, the

journal editorial board has collaborated with some

of the most innovative minds within the field of tall

building design and research to highlight new

concepts and technologies that promise to reshape

the professional landscape for years to come. The

Journal now contains a number of new features

intended to facilitate discourse amongst the

membership on the subjects showcased in its pages.

And as we enter 2009, the publication is poised to

achieve even more as brilliant designers, researchers,

builders and developers begin collaboration with us

on papers that present yet-to-be unveiled concepts

that change the way we think about tall buildings

and the urban habitats that develop within, around,

and beneath them.

emerging trend. A number of very prominent cases

are studied, and fundamental considerations for

each stakeholder in such a project are examined.

The forward thinking perspectives of our authors in

this issue are accompanied by a comprehensive

survey of the structural design approach behind the

new China Central Television (CCTV) Tower in Beijing,

China. The paper, presented by the chief designers

behind the tower structure, explores the

groundbreaking achievements of the entire design

team in such realms as computational analysis,

optimization, interpretation and negotiation of local

codes, and sophisticated construction

methodologies. Many of the considerations made

by the design team throughout design and

construction are thoroughly discussed, and paint a

vivid portrait of many modern challenges facing the

most geometrically complex towers of our time.

This current issue of the Journal follows suit, as it

showcases the research and work of researchers and

designers who have envisioned the tall building

typology as a vessel for social, cultural and economic

activities that have not as yet reached their true

potential for enhancing urban life, and in some cases

have not to date been implemented in large

measure anywhere in the world. The concept of

vertical farming for instance, presented in the

following pages by Eric Ellingsen and Dickson

Despommier, holds promise to revitalize every stage

of food production by importing the entire complex

system to the city and housing it within highly

specialized tall buildings adapted for this purpose. It

is a notion that is not without its pragmatic

quandaries, but one whose merits more than justify

in-depth exploration.

These papers, presented here in this issue of the

CTBUH Journal, represent only a few of the many

groundbreaking subjects that are currently being

explored by contributors from every corner of the

industry, who are today working with our editorial

board to develop pieces that will be featured in our

future issues. As we continue to grow, we look to our

membership to participate in this evolution, by

participating in the development of a paper on a

topic of interest, or serving on the editorial board as

an advisor or peer reviewer. If you would like to

contribute to the Council through the authoring of a

paper or conducting peer reviews, please contact us

at journal@ctbuh.org . On behalf of the Council, I

look forward to hearing from you.

Best Regards,

Zak Kostura, Editor

Robert Lau explores a series of novel construction

projects involving post-occupancy construction,

which has facilitated early revenue generation for

developers who have been bold enough to join this

Zak Kostura

Published by

the Council on Tall Buildings and Urban Habitat

Editor

Zak Kostura

t: +1 212 896 3240

e: zkostura@ctbuh.org

Associate Editor

Robert Lau

Design & Layout

Katharina Holzapfel

e: kholzapfel@ctbuh.org

Design Consultant

Thomas Graham

CTBUH Chairman

David Scott

CTBUH Executive Director

Antony Wood

Manager of Operations

Geri Kery

t: +1 312 909 0253

f: +1 610 419 0014

e: gkery@ctbuh.org

Council on Tall Buildings and Urban Habitat

Illinois Institute of Technology

3360 South State Street

Chicago, IL 60616-3793

www.ctbuh.org

may be reproduced or transmitted in any form or by any

means, electronic or mechanical, without permission in

writing from the publisher.

Image Copyright

CTBUH Journal has endeavored to determine the

been sourced from listed authors or from within CTBUH.

CTBUH Journal is printed by Source4-Chicago.

www.source4.com

Front cover: CCTV Building © Frank P. Palmer

2 | Editor's Message

CTBUH Journal | 2008 Issue III

Inside

News and Events

Features

Case Study: CCTV Building - Headquarters & Cultural Center

Message from the Chairman

David Scott, CTBUH Chairman

Tall Buildings in Numbers

An Overview of Historical

Factors Affecting Tall Building

Energy Consumption

Authors

Chris Carroll, Paul Cross, Xiaonian Duan , Craig

Gibbons , Goman Ho, Michael Kwok, Richard

Lawson , Alexis Lee , Ronald Li , Andrew Luong ,

Rory McGowan , Chas Pope

Arup

Arup is a global firm of designers, engineers,

planners and business consultants providing a

diverse range of professional services to clients

around the world. The firm has over 10 000 staff

working in more than 90 offices in 37 countries.

Arup has three main global business areas –

buildings, infrastructure and consulting – although

their multi-disciplinary approach means that any

given project may involve people from any or all of

the sectors or regions in which they operate. Arup

has extensive experience in the field of tall

buildings, having provided core multidisciplinary

design services for such notable projects as 30 St.

Mary Axe in London, the International Commerce

Center (ICC) in Hong Kong, and the I.Q. Tower in

Doha, Qatar.

Arup

13 Fitzroy Street

London

W1T 4BQ

t: (+44) 020 7636 1531

www.arup.com

CTBUH News and Events

Antony Wood, CTBUH

Executive Director

Figure 2. Uniform bracing pattern

Figure 3. Unfolded’ view of final bracing pattern

Review

Skyscraper Museum Exhibit:

Vertical Cities: Hong Kong I

New York

The new headquarters of China Central Television contains the entire television-making process

within a single building. The 234m tall tower redefines the form of the skyscraper, with the

primary system comprised of a continuous structural tube of columns, beams and braces

around the entire skin of the building. In order to gain structural approval an Expert Panel

process was necessary, for which a performance-based analysis was carried out to justify the

design. This made extensive use of finite element analysis and advanced non-linear elasto-

plastic time history to evaluate the structural behaviour and ensure the building safety under

different levels of seismic event. The leaning form and varied programme, including the need to

accommodate large studio spaces, posed additional challenges for the gravity structure, and

resulted in the introduction of a large number of transfer trusses throughout the tower. Erecting

and connecting the two massive towers presented the structural engineers and contractors

with further design and construction challenges.

Introduction

This article describes the structural design and

construction of the CCTV Building in Beijing,

including development of the structural con-

cept, performance-based seismic design and

Expert Panel Review process.

ng. In their architectural response, however,

OMA decided that by doing just this, it should

be possible to break down the ‘ghettoes’ that

tend to form in a complex and compartmen-

talized process like making TV programmes,

and create a building whose layout in three

dimensions would force all those involved to

mix and produce a better end-product more

e ciently.

The winning design for the 473,000m²,

234m tall, CCTV building (see Figure 1) thus

combines administration and o ces, news

and broadcasting, programme production

and services – the entire TV-making process

– in a single loop of interconnected activities

around the four elements of the building: the

nine-storey ‘Base, the two leaning Towers that

slope at 6° in each direction, and the nine to

13-storey ‘Overhang, suspended 36 storeys in

the air.

The public facilities are in a second building,

the Television Cultural Centre (TVCC), and both

are serviced from a third Service Building that

houses major plant as well as security. The

whole development will provide 599,000m²

gross ﬂoor area and covers 187,000m², includ-

ng a landscaped media park with external

features.

Development of the structural form

From the outset, it was determined that the

only way to deliver the desired architectural

form of the CCTV building was to engage the

entire façade structure, creating in essence an

external continuous tube system. This would

give the structure the largest available dimen-

sions to resist the huge bending forces gener-

ated by the cranked, leaning form – as well as

loads from wind and extreme earthquakes.

The ‘tube’ is formed by fully bracing all sides of

the façade. The planes of bracing are continu-

ous through the building volume in order to

reinforce and stiﬀen the corners. The system

is ideally suited to deal with the nature and

intensity of permanent and temporary loading

on the building, and is a versatile, e cient

structure which can bridge in bending and

torsion between the Towers, provide enough

strength and stiﬀness in the Towers to deliver

loads to the ground, and stiﬀen up the Base

to reinforce the lower Tower levels and deliver

loads to the foundations in the most favour-

able possible distribution, given the geometry.

The tube was originally envisaged as a regular

pattern of perimeter steel or steel-reinforced

concrete (SRC) columns, perimeter beams,

and diagonal steel braces set out on a typically

two-storey module (see Figure 2). This was

chosen to coincide with the location of several

double-height studios within the Towers. A

stiﬀ ﬂoor plate diaphragm is therefore only

guaranteed on alternate storeys, hence lateral

loads from intermediate levels are transferred

back to the principal diaphragm levels via the

internal core and the columns.

However, results of the preliminary analysis

showed that the forces in the braces varied

considerably around the structure, with

particular concentrations near the roof of the

Overhang and at the connection to the Base.

This led to an optimization process in which

the brace pattern was modiﬁed by adding or

removing diagonals (i.e. ‘doubling’ or ‘halving’

the pattern), depending on the strength and

stiﬀness requirements of the design, based on

a Level 1 earthquake analysis. This also enabled

a degree of standardization of the brace ele-

ment section sizes (see Figure 3).

This was an extremely iterative process due

to the high indeterminacy of the structure,

with each changing of the pattern altering the

dynamic behaviour of the structure and hence

the seismic forces that are attracted by each

element. It was carried out in close

What’s on the Web

Featuring new content now

available on the CTBUH

website

Architectural Concept

China Central Television (CCTV), the country’s

state broadcaster, plans to expand from 18

to 200 channels and compete globally in the

coming years. To accommodate this expan-

sion, they organized an international design

competition early in 2002 to design a new

headquarters building. This was won by OMA

(O ce of Metropolitan Architecture) and Arup,

which subsequently allied with the East China

Design Institute (ECADI) to act as the essential

local design institute (LDI) for both architecture

and engineering.

The unusual brief, in television terms, was that

all the functions for production, management,

and administration would be contained on the

chosen site in the new Beijing Central Business

District (CBD), but not necessarily in one build-

CTBUH Working Group:

Update

Tall Buildings + Sustainability

“Prior to connection, the two Towers would

move independently of each other due to

environmental conditions, in particular wind and

thermal expansion and contraction. As soon as

they were joined, therefore, the elements at the

link would have to be able to resist the stresses

caused by these movements. ”

Global News

Highlights from the CTBUH

global news archive

Diary

What’s coming up?

The Vertical Farm - The origin of a 21 st century Architectural Typology

CTBUH Awards Dinner

2008 Winners of the ‘Best Tall

Building’ and 'Lifetime

Achievements' awards.

mutates from the hospital and proliferated

into variations at every architectural scale, from

house to office, studio to indoor stadium.

The Vertical Farm is a correlate of the modern

city, offering stability while embracing the

change. Far from fantasy, the Vertical Farm

scoops up the available ducts and technologies

at the opening of the 21st century, organizing

and redistributing otherwise unrelated parts,

grafting together everything available, from

NASA Biosphere control systems to

Greenhouse technology. What is crucial to

understand at the outset is that the Vertical

Farm is a complex system rather than a single

building. In other words, the Vertical Farm is not

merely a building where you grow tomatoes

and shortened corn situated in the milieu of an

urban setting; rather, the Vertical Farm is a

functional part of the urban system itself. The

Vertical Farm is not merely a skyscraper with

farm plots chopped up like strips of turf and

rolled into FAR [foot to area ratio] rationed

floorplates. Indeed, the Vertical Farm is not

merely about food, but about the unseen

circuits of energy and materials, labor and

resources, capital and infrastructure,

technology and politics upon which our cities

depend; food is only a single component of the

Vertical Farm, the most visible part, the market

and marketable part (imagine the politically

marketable ‘greenness’ of a 1000ft luscious

cornicopic living transparent zone of fertility

next to the black steel and glass skyscraper in

your city); food, the only part of farming which

consumers see while the rest of the industrial

process remaining invisible, unquestioned,

absolved by sheer ignorance. Essentially, the

Vertical Farm allows us to address in one

ambitious but realistic strategy, the precarious

and tricky crisis of modernity between the

individual and the city, which French

philosopher Paul Ricour stated so poignantly, it

allows us to participate in the local place and

global flow at the same time, to embrace

modernity and simultaneously return to our

roots.” (Ricour, 1965) Those roots simply exist

1000 feet above the ground. (A ground which

would be better served by forests than by

feed-stock, as it turns out.)

The Vertical Farm, as perceived by the public, is

choreography of food visibility. Food is the

most dynamic and complex of systems in the

21st century, requiring a web of

interrelationships. Yet we often forget, as

Wendell Berry states, that ”eating is an

agricultural act.” (Berry, 1990) Therefore, the first

thing the vertical Farm does is mediate the

visibility of the production of food. The Vertical

Farm helps you realize that your engagement

with the world, particularly in terms of what

you eat, has consequences.

As you approach the Vertical Farm from a

distance, you witness transparent shelves of

color and texture cantilevered off the structural

core of the living system (see Figure 1). The

shelves are agricultural programmed boxes,

each striated with modern fields of ripe

agricultural foliage: vegetation, fruits, etc.

(Note: the particular foods in each shelf would

be controlled to cancel the foods traveling the

most miles to your now truly sustainable city,

and, be selected around the individual dietary

and cultural palette of the community). Also,

springing from the structural core, you notice

residential apartments set like seeds into the

more hermitically sealed laboratories in which

the agricultural systems would be researched

and initially cultivated for control purposes and

finally deployed, by way of the core, into the

shelves. Apartments to both scientists and

students, the Vertical Farm also contains

program for private residences, and for those

residents, gardens and vertical parks linking

the outside of the shelves with the living and

the labs (see Figure 2). As you look closer you

will notice that some of the programmatic

shelves contain grazing colors, which seem to

be in motion. Upon closer inspection (see

Figure 3) you notice pigs and chickens, not the

sour image via noisome smell of the factory

farm hidden out of site and attempting to

evade the eye, but rather sterile and proud

public animal production. Finally, you will

notice two systems of tanks; one system

comprised of smaller pools filled with fish and

shrimp, the other much larger tank linked into

a waste water and bio-solid treatment facility,

looking much like active industrial

CTBUH

Eric C. Ellingsen

“While no one questions the value of farming in

getting us to this point in our evolutionary

history, even our earliest efforts caused

irreversible damage to the natural landscape, and

are so wide-spread now that it threatens to alter

the rest of the course of our life on this planet.”

Moscow Gaining Height

Conference: Review,

22 nd – 24 th October 2008

The conference focused on

information and cultural

exchange.

Dickson Donald Despommier

Though often bandied about by architectural form chasers, the invention of typologies are

rare. The fortuitous resultant of social imperatives, cultural and economic necessity, intrac-

table environmental pressures and technological prodigality, architectural typologies, like

real paradigm shifts, are mostly nothing more than UFO sightings: stories dreamt up in bars

and wishfully elaborated for credibility in digital manifestoes.

Authors

Letters

Feedback and Comments

Eric C. Ellingsen

Figure 1. The Vertical Farm model from above as seen in

the Museum of Science and Industry, Chicago.

Dickson Donald Despommier

College of Architecture

Illinois Institute of Technology

S.R. Crown Hall, 3360 S. State St

Chicago, IL 60616

e: ellingsen@iit.edu

“The duct is one of the most monumental

[innovations] in the history of environmental

engineering.”

relationship between parts, rooms, program,

mechanical and natural systems of exchange

and circulation that allowed the hospital to

become a finely tuned and controlled

instrument of beauty, very literally an organon

of change. (Organic has Greek roots from

Organon: instrument, tool. (Rykwert, 1992)). At

that moment architecture evolved as a

modern enterprise, not merely a structural

revolution, but the material embodiment of a

networked, technical, spatial assemblage

where 19th century structural revolutions of

the steel frame could be enmeshed with

mechanical technology, the individual, the

microbe, the city. It was near this time that the

surgical suite replaces the anatomical theater,

and the natural environment is linked together

in a living mechanical architectural system,

which addressed social, societal, political,

biological, and individual needs. It was the

duct which permitted the reinvention of the

hospital, which had been in existence since

4000BC. Thus a mechanism of exchange and

environmental controls becomes the impetus

for both new typologies, and a new breed of

architecturally mediated and controlled

environmental possibilities, pressures, and

constraints, possibilities which leaps and

Reyner Banham (Banham, 1969)

However, one such occurrence can be noted

at the opening of the 20th century, which did

not appear as visibly among all the

wonderful—indeed they are extraordinary!—

avant-garde manifestoes. It is the modern

hospital as a new architectural typology and

the untold (and not adequately told here)

history of the duct (think of the Vertical Farm as

Reyer Banham might, a history of the near

future).

In 1906 the Royal Victoria Hospital, by Henman

and Cooper, opened in Belfast, Ireland.

(Banham, 1969). It was the first modernized,

air-conditioned building in the world, and

launched the hospital as an apparatus that

simultaneously reached across multiple scales

of engagement. It addressed and organized

the internal needs of a person and the internal

control of a building environment, to the

mediation of an external population of

individuals and the external conditions of the

natural environment. It was the functional

Department of Environmental Health Sciences

Mailman School of Public Health

Columbia University

60 Haven Ave, Rm. 100

New York, NY 10032

e: ddd1@columbia.edu

Eric C. Ellingsen

Eric C. Ellingsen holds a Masters of Architecture,

and a Master of Landscape from the University of

Pennsylvania, (2005); a Masters in Classical

Philosophy, St. John’s College, Annapolis MD (2000).

He is a Senior Lecturer at the College of

Architecture, Illinois Institute of Technology, and

serves as Assistant Director of the Graduate

Landscape Program.

Case Study

Figure 2. The Vertical Farm Park at base of model

China Central Television

(CCTV) Headquarters

Building & Cultural Centre,

Beijing

Australian CTBUH Seminars:

Report

Green or Grey - The Aesthetics

of Tall Building Sustainability

Dickson Donald Despommier

Dickson Donald Despommier holds a Ph. D in

Biology from University of Notre Dame (1967), a

Masters in Science in Medical Parasitology from

Columbia University (1964). He is a Professor of

Public Health and Microbiology at Columbia

University, NYC, 1982-present. Associate Professor

of Public Health and Microbiology, Columbia

University, NYC,1975-1982.

Figure 3. A vertical Farm in Dubai. Design by Eric Ellingsen

and Dickson Despommier. Image by Eric Ellingsen, Homero

Rios, and Mo Phala.

Alan Jalil

Profile - CTBUH Country

Representative, France

Partial Occupancies for Phased and

Multi-Use Tall Buildings

Research

"What if parts of a building could be occupied

before the entire building is completed?"

Author

Robert Lau

Roosevelt University

430 S. Michigan Avenue

Chicago, IL 60605-1394, USA

e: laurobe@iit.edu

Robert M. Lau received his Bachelor of Architecture

degree from the Illinois Institute of Technology

(host institution for the CTBUH) and his Master of

Business Administration at the Chicago School of

Real Estate at Roosevelt University.

He has worked with Myron Goldsmith and Lucien

Lagrange at Skidmore, Owings, and Merrill (Chicago

office) and with Helmut Jahn and Jim Goettsch at

Murphy/Jahn in Chicago. He is an advocate of the

Chicago School of Architecture, beginning with

William LeBaron Jenny, John Root, and Louis

Sullivan and continuing through Fazlur Khan and

Myron Goldsmith.

He has written several articles for the CTBUH

Journal. He presented the paper ‘A Platonistic

Program for Block 37 in Chicago’s Loop’ at the

December 2001 CTBUH conference Building for the

21st Century in London and the paper ‘Financial

Aspects That Drive Design Decisions’ at the October

2005 conference in New York City. He was also a

member of the NY conference’s committee that

reviewed the papers to be presented.

In addition to practicing architecture in Chicago, he

is a Construction Committee member with the

Windy City Habitat for Humanity (local affiliate).

In the Spring 2004 issue of the CTBUH journal I wrote an article ‘Multiple Phase Construction

for a Multi-Use Tall Building. This article noted the financial risk that multi-use buildings can be

exposed to because they can be constructed without becoming fully occupied upon

completion. Another issue has been the long time-frame required for constructing large multi-

use high-rise buildings. What if parts of a building could be occupied before the entire building

is completed? What if a large high-rise project could be constructed in phases, so that only the

spaces that the current market can support will be constructed?

Eric Ellingsen & Dickson

Despommier

The Vertical Farm - The origin

of a 21st century Architectural

Typology

Figure 1. Hotel entry at Trump Tower on upper Wabash

Figure 2. North elevation of Trump Tower over

hotel entry

Figure 3. Blue Cross Blue Shield at start of vertical expansion

Dr. Peyman Askari Nejad

Profile - CTBUH Country

Representative, Iran

While any construction project involves risks,

to construct above an occupied space has

inherently more risks. Planning can remedy

some of these risks. Each stakeholder has

differing attitudes regarding the execution of

the construction. City building departments

are skeptical about issuing a permit for only

occupying part of the building instead of the

entire structure. How the remainder is

constructed, while tenants occupy the spaces

below, is a concern to all involved. This paper

will discuss Partial Occupancy issues from the

views of designers, contractors, building

owners, the city government that the project is

constructed in, and the current tenants while

the construction is taking place. While there

are several examples of partial high-rise

occupancy, identifying and addressing these

special concerns will be important for issuing

future permits.

INTRODUCTION

Partial Occupancy

In most construction projects, an Occupancy

Permit is secured after the construction has

been completed. The city issuing this permit

defines the project as safe and complete for

human habitation in which it was intended. A

Partial Occupancy permit allows only a portion

of the completed project to be open for

occupancy. The remainder of the construction

can continue until its completion. This type of

arrangement will benefit multi-use towers

since the lower-floor commercial and retail

spaces can open as independent entities

before the office and/or residential

components are completed above. In some

cases, this time lag could be months to over a

year. Some examples include:

1. One Rincon Hill in San Francisco by

Solomon Cordwell Buenz (Post 2008)

a. Floors 8-27 occupied in Jan. 2008

b. Floors 28-35 occupied in Feb. 2008

c. Residences to floor 60 occupied in

Aug. 2008

2. Trump Tower Chicago by Skidmore,

Owings, and Merrill (Bergen 2008)

a. Hotel floors 14–27 occupied in Jan.

2008

b. Residence floor 92 topped out in

August 2008

c. Completion to be in 2009

Phased Construction (Vertical Expansion)

In master planned projects, components are

planned but not designed or intended for

construction for years or even decades to

come. Master plan projects may (for example)

build an office tower first, then a retail mall,

and then a residential tower lastly, when the

neighborhood has established this market

over the past several years. This can be

especially true in former industrial areas that

are being converted to other zoning uses by

the city. It is now possible to construct these

independent components as one complete

tower. Building the first, then the second or

third can be described as Vertical Expansion.

While the concepts are the same as other

master planned projects, the construction

takes place within one structure as opposed to

many structures within the same site. Some

examples include:

1. Bentall 5 in Vancouver by the Musson

Cattell Mackey Partnership (bentall5)

a. Phase I office floors to 22 occupied in

Sept. 2002

b. Phase II office floors 23-34 occupied in

April 2007

2. Blue Cross Blue Shield in Chicago by

Goettsch Partners (Corning 2008)

a. Phase I office floors to 32 occupied in

1997, daytime worker population of 4,400

b. Phase II office floors 33-57 to be

completed in 2009, anticipated daytime

worker population of 8,000 total for both

phases

Incentives for Partial Occupancy or Phased

Construction Projects

Large-scale multi-use Tall Buildings are

complicated structures involving an army of

stakeholders. They require vast resources,

multi-year planning and multi-year

construction scheduling. Besides the large

quantities of materials required for

construction, financing a project of this

magnitude is a major accomplishment. Many

risks are inherent in any construction project.

An advantage of Partial Occupancy projects is

their ability for some tenants to open for

business as soon as possible, without waiting

for the completion of the tower. An advantage

of Phased Construction Vertical Expansion, as

in other master planned projects, is their ability

to minimize the risks of constructing large-

scale space at one time period and not

flooding the market at what could be a

vulnerable time. By being able to adjust to the

current market, Vertical Expansions can

minimize the financial risks inherent in

large-scale construction projects. Both Partial

Occupancy and Phased Construction projects

can benefit the financial bottom-line for

investors by their advantages.

MAJOR STAKEHOLDERS OF THE PROJECT

Designers and Developers

While planning is required for the design of

any project, advanced planning is required in

projects that include either Partial Occupancy

or Vertical Expansion. In a designer’s mind, the

project is considered a combination of

separate buildings. Each can be designed and

constructed on its own, as part of a complete

whole. This approach will include inherent

redundancies. By planning for elevators and

utility shafts for the entire project, each

occupied phase will sustain itself within the

context of the whole. Planning this

infrastructure for the tower creates the

possibility of constructing each use

individually and over time, if required.

The financial advantage is occupying as each

use is completed instead of at tower

completion. In the case of multi-use Tall

Buildings, the time-frame for construction can

be years. Developers that can complete a

space for occupancy by retail or offices, on the

lower floors, have a financial advantage over

those who must wait until total tower

completion. Securing financing may be easier

in these scenarios.

While current requirements are sometimes

difficult to assess, planning for future

requirements can be even more difficult. It is

critical that the developer is aware of the risks

involved for predicting the future. As

construction material costs have risen in the

United States in 2008, convincing an owner to

invest in materials, knowing that they will not

be used for years to come, could be a ‘tough

sell. Setting aside certain assets today, to be

used in a future addition in the coming years,

could be difficult to persuade to a stockholder

looking at the balance sheets.

A total planning package needs to be

developed at the outset of the project by the

designers and the developer. Andrew Weiss of

the Trump Organization says,” We planned the

entire project so that the different uses within

the Trump Tower Chicago could open at

different times.” Tom Corning of Walsh

Construction has been working on the Vertical

Expansion of the Blue Cross Blue Shield in

CTBUH Organizational

Structure + Member Listings

Robert Lau

Partial Occupancies for

Phased and Multi-Use Tall

Buildings

“What is crucial to understand at the outset is that the Vertical Farm is a complex

system rather than a single building. In other words, the Vertical Farm is not

merely a building where you grow tomatoes and corn situated in the milieu of an

urban setting; rather, the Vertical Farm is a functional part of the urban system

itself.”

Visit www.ctbuh.org for more on the global tall building

industry and the Council on Tall Buildings and Urban Habitat

Eric Ellingsen and Dickson Despommier, page 26

CTBUH Journal | 2008 Issue III

Content | 3

Figure 1. Architect’s impression of the building

Robert Lau

CTBUH Chairman’s Message

Congratulations to Zak Kostura, Katharina

Holzapfel and the production team for the

CTBUH Journal: we have now managed to

achieve our goal of printing three editions per

year, and with each edition we have had a

notable increase in both quantity and quality.

The Journal is fast becoming recognized as the

best multi-disciplinary publication whose focus

is on the technical issues associated with tall

buildings and their place in the urban habitat.

Unfortunately the recent drop in oil prices has

reinforced the view that we are still in the era

of cheap and plentiful fuel, and some

companies/countries are even talking about

putting their sustainable agenda on hold. This

would be a mistake; as we will eventually have

to understand that we have already passed

Peak Oil, and when the world economy

returns, energy prices have the potential to

skyrocket. The short term fall in energy costs

presents a false sense of security, however it is

also an opportunity for some developers to

make their building profile more sustainable

which will have long term benefits..

Structural Engineers of the Year 2007

September, 2008, The Structural Design of Tall & Special

Buildings, Volume 17, No. 3

Ron Klemencic, CTBUH Vice-Chair and

President of Magnusson Klemencic Associates

and Robert McNamara, Principal at McNamara/

Salvia have been selected as Structural

Engineers of the Year 2007 in the journal The

Structural Design of Tall and Special Buildings,

published by John Wiley and Sons. Ron and

Robert received their accolades in recognition

of both their career contributions and

independently their major impact on building

design. In recognition of their achievements,

The Structural Design of Tall and Special

Buildings has published papers presenting a

summary of each of their careers.

The Council’s is very pleased that the members

of our Sustainability Working Group, under the

leadership of Sadhu Johnson and Antony

Wood, are making significant progress in their

objective of describing the issues of tall

buildings and sustainability. Also in line with

the Council’s sustainable objectives, we are

planning for our next affiliate conference to

focus on the issues of sustainable urban

planning and issues of sustainability that are

best considered on a city or mega-project

scale. This conference is scheduled for May

2009 and will be located in Mumbai.

To reflect the Council's increasing focus on

sustainability we plan to feature articles on the

sustainable refurbishment of tall buildings in

future issues of the Journal and all members

are invited to participate. It is sobering to

consider that buildings consume some

30~40% of the world’s energy. While new

buildings tend to be increasingly sustainable

and energy efficient, one of the big challenges

that the world faces is to improve the

performance of its existing building stock. Even

on buildings completed within the last 10

years, diligent operators have managed to

create energy savings of 30~50%, by

improving operations and systems. We have a

lot to learn from such examples.

CTBUH in the Media

The Future of the

Skyscraper

October 14th, 2008,

BusinessWeek Online

At this time of year the Council recognizes

several exceptional tall building projects and

tall building designers through our annual

Awards program. This year the Council has

expanded its awards program to reflect the

growing interest in tall buildings in all regions

of the world. I would like to congratulate all

the winners and all the runners up in our 2008

annual tall building awards. I would particularly

like to congratulate architect Cesar Pelli and

engineer Bill Baker for their overall and

individual achievements in the tall building

industry. The Council is also pleased to

congratulate Sabah Al Rayes and Jim Forbes

who have been elected as Fellows of the

Council, in recognition of the hard work that

they have given to the Council and the many

years of support.

Antony Wood, CTBUH Executive Director,

discusses the evolution of the world’s

skyscrapers in a video interview for

BusinessWeek Online. “We’re seeing a major

emphasis change both in who are building tall

buildings and why they are being built” said

Wood. “If you look at the title of the world's

tallest buildings historically, they had names

like the Chrysler Building, the Tribune Tower

- the buildings were all about projecting the

corporation behind the building that was

being built. But that’s changed. In the past five

or ten years the titles of these supertall

buildings include: the Chicago Spire, Taipei 101

or the Burj Dubai and it’s like they have been

adopted by the city or the country to project

the status of these cities and countries –

especially developing countries – on the world

stage.”

Towards the middle of this year it looked like

the continuous climb of energy prices was

finally going to get people focused on

improving, monitoring and comparing energy

efficiency in buildings. Tall buildings, in

particular, are major users of energy, simply

because of the concentration of people within

a given volume, and there is a real need for the

users, operators and designers of these

buildings to understand how much energy

they use. Unfortunately actual energy data on

buildings is still very difficult to obtain,

although legislation in places such as Europe is

forcing building operators to declare their

energy usage. This is leading to increased

competition between operators to improve

energy efficiency set and new performance

standards.

All the best.

For more CTBUH in the Media articles, go to

www.ctbuh.org/media.htm

David Scott, CTBUH Chairman

4 | CTBUH Chairman's Message

CTBUH Journal | 2008 Issue III

CTBUH News and Events

This third Journal issue of the year comes hot

on the heels of the 7 th Annual Awards Dinner

(see report, pages 12-13). In line with other

outputs of the Council in recent years –

publications, website, databases, this journal –

the awards dinner just keeps getting bigger

and better. This year we had a record

attendance – 240 people – who joined the

winning teams that had flown in from

Shanghai, Bahrain, London and New York to

celebrate the ‘Best Tall Building Awards, and to

honor the considerable lifetime achievements

of Cesar Pelli and

William F. Baker. Also a

first was the inaugural

‘ Best Tall Buildings

2008’ book produced

by CTBUH in

conjunction with

Elsevier, which will be the first in a series

produced each year. Also taking place on the

day was the work underpinning our new

‘Podcast’ initiative, with interviews with Shaun

Killa of Atkins Dubai, Larry Ng from Pelli Clark

Pelli, and Eugene Kohn and Bill Pedersen of

KPF speaking together. Watch for the footage

from this which will be hitting your computer

screens in the New Year.

This quarter has also been busy with other

initiatives, such as an affiliate conference held

in Moscow (see pages 44-47), significant

moves forward from our sustainability group

(see page 51) and an excellent trip to Brisbane

and Sydney to speak to the Australian CTBUH

for me (see pages 48-49).

For a year which began in event terms with

our 8 th World Congress Dubai in early March

and has finished with the 7 th Annual Awards

dinner, 2008 will be marked as a fantastic year

for the Council. Although, of course, the

worldwide economic crisis now puts

continued growth under threat, the tripling of

our membership base in the past two years

has allowed a significant expansion of staff at

CTBUH Headquarter. The final members of the

new team will be joining us at the start of 2009

so look out for an introduction to them in the

first journal edition of 2009. In the meantime, if

you haven’t done so already, please visit the

Council website: www.ctbuh.org to enjoy the

fruits of our labors over the past 12 months – a

new free-to-download image database, ‘tallest’

lists from around the world, a video library,

design research projects, international tall

buildings news features updated every day,

and the wealth of technical papers etc which

have been the stock trade of CTBUH for many

years. We will be celebrating our 40 th

Anniversary next year, since our founding in

1969. Please watch this space for an even-

more impressive line-up of outputs and events

from the world’s leading multi-disciplinary

body in the field of tall buildings!

All the best for 2009.

Antony Wood

CTBUH Executive Director

What’s on the Web: Highlights of the CTBUH website

Image Database

images to this effort, please contact info@

ctbuh.org

www.ctbuh.org/imagedatabase.htm

Most watched CTBUH Videos, Oct 08

Wanted: Tall Buildings Less

Iconic, More Specific

Jeanne Gang, Studio Gang

Architects

CTBUH 8th World Congress,

Dubai, March 3 – 5, 2008

The latest exciting feature added to the

expanding CTBUH website is the Tall Building

Image Database. The medium-resolution

images contained in this database have been

provided by CTBUH members and others

interested in tall buildings and are free for

download and usage.

The CTBUH Global Tall Building

News is now also available as an

RSS feed. To subscribe to this feed,

and keep up with the latest world news on tall

buildings, urban development and sustainable

construction please visit:

www.ctbuh.org/rss.htm

Recommendations for the

Seismic Design of High-Rise

Buildings

Andrew Whittaker, Earthquake

Engineering Research Institute

Breakfast Seminar , Brisbane,

August 1, 2008

The CTBUH are also looking for individuals

willing to donate tall building images to the

database. If you are interested in donating

Your tall

building

image

here!

Global Environmental

Contextualism

Gordon Gill & Robert Forest,

Adrian Smith + Gordon Gill

Architecture

CTBUH 8th World Congress,

Dubai, March 3 – 5, 2008

CTBUH Journal | 2008 Issue III

News and Events | 5

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