150 NORTH RIVERSIDE JIM GOETTSCH STEVE NILLES LARRY WELDON JOACHIM SCHUESSLER ED ZIMMERMAN ERIK HARRIS VINCE RIGG JONATHAN REYNOLDS KEVIN MYERS DAVID HOOD VICTOR HERNANDEZ
O’DONNELL INVESTMENT COMPANY
PROJECT+SITE HISTORY OVERBUILD+LOBBY LOBBY WALL
• Vacant for more than 50 years • Only undeveloped site along the river in CBD • Significant limitations due to adjacent railroad lines
Existing Site - 1928
Existing Site - Today
• Office tower is situated as far east as possible from adjacent building • The Randolph Place building is 122’ away, which is approx. equal to Wacker Drive or Michigan Avenue at Oak St. • These are the two widest streets in the CBD
RIVERWALK DISTRICT
LAKE STREET
RANDOLPH STREET
WASHINGTON STREET
PARCEL 03
Owned by Amtrak – Developer under contract with Amtrak for Air Rights
PARCEL 02
City Right-of-Way - Amtrak granted permanent easements for active rail lines
PARCEL 01
Owned by Developer
Site Survey – Property
PROJECT+SITE HISTORY OVERBUILD+LOBBY LOBBY WALL
Evolution of Plaza / Park Design
October 2011 • 3-story parking structure • Public park 35’ above plaza • 200 parking spaces • ½ acre of hardscape
January 2013 • 2-1/2 story parking structure • Parking reduced by 50 spaces • Plaza retail reduced 20% • Public ‘piazza’ • Landscape increased by 20%
•
The prior designs are but a representative sample of more than 10 iterations on design
•
20+ meetings with Alderman and DHED over 18+ months
•
Current plan reflects continual refinement and improvement to quality of public
July 2013 • 1-story parking structure, hidden underneath park • Parking reduced to 75 spaces • Landscaping constitutes more than 75% of total site area • Continuous landscaping along Randolph St
PLAZA LEVEL TRACK LEVEL PLAN PLAN
PLAZA LEVEL TRACK LEVEL PLAN PLAN
PLAZA LEVEL PLAZA LEVEL PLAN PLAN
PARK LEVEL PLAN LAKE STREET
RANDOLPH STREET
VIEW OF MEZZANINE
VIEW OF MEZZANINE
PROJECT+SITE HISTORY OVERBUILD+LOBBY LOBBY WALL
60,000 lbs
60,000 lbs
16,000 lbs
GLASS FINS HEAD DETAIL
GLASS FINS TYPICAL PATCH FITTING
GLASS FINS WIND PROP
GLASS FINS SPLICE CONNECTION
6,700 lbs
•
Force resisted by the topping slab of double-T over garage.
GLASS FINS CONNECTION AT FEATURE WALL
TRUSS FIN
A Monumental Glass Wall on the new high-‐rise project 150 North Riverside, Chicago
• Safety • Economy • Innovation
Safety
Photo: Claus Bellers
The 5 R’s of Glass Design *) - Resistance - RetenLon - Redundancy - Residual Capacity - RegulaLons *) from: Richard Green: An ASTM Guide for Structural Glass; Philadelphia, 2014
- Resistance - RetenLon - Redundancy - Residual Capacity - RegulaLons
- Resistance - RetenLon - Redundancy - Residual Capacity - RegulaLons
- Resistance - RetenLon - Redundancy - Residual Capacity - RegulaLons
Economy Â
Result: a two-part glass fin, one splice, 3 layers of ½ “ glass= 1 ½ “ thick, 32” wide
InnovaLon
Photo: Jason Krugman
Steel-‐ reinforced glass beams
Steel-‐ reinforced glass beams
Degree of Innovation
Time InnovaLon in our Industry: -‐ List of ingredients
Degree of Innovation
Float Glass
Time InnovaLon in our Industry: -‐ List of ingredients
Degree of Innovation
Laminated Glass
Float Glass
Time InnovaLon in our Industry: -‐ List of ingredients
Degree of Innovation
Low Iron Glass Laminated Glass
Float Glass
Time InnovaLon in our Industry: -‐ List of ingredients
Degree of Innovation Structural Silicone Low Iron Glass Laminated Glass
Float Glass
Time InnovaLon in our Industry: -‐ List of ingredients
Degree of Innovation Structural Interlayers (e.g. Sentry Glass)
Structural Silicone Low Iron Glass Laminated Glass
Float Glass
Time InnovaLon in our Industry: -‐ List of ingredients
Degree of Innovation
Large Glass Structural Interlayers (e.g. Sentry Glass)
Structural Silicone Low Iron Glass Laminated Glass
Float Glass
Time InnovaLon in our Industry: -‐ List of ingredients
Engineered Structural Glass
Degree of Innovation
Large Glass Structural Interlayers (e.g. Sentry Glass)
Structural Silicone Low Iron Glass Laminated Glass
Float Glass
Time InnovaLon in our Industry: -‐ List of ingredients
Solution effort
Theoretical solution/ engineering
production
Time InnovaLon in our Industry: -‐ List of ingredients -‐ Lmeline
Cost
weight
InnovaLon in our Industry: -‐ List of ingredients -‐ Lmeline -‐ the kill switch (tradiLonal esLmaLng)
Cost
Traditional estimating
weight
InnovaLon in our Industry: -‐ List of ingredients -‐ Lmeline -‐ the kill switch (tradiLonal esLmaLng)
Cost
Traditional estimating
innovative Structures
Innovative approach
InnovaLon in our Industry: -‐ List of ingredients -‐ Lmeline -‐ the kill switch (tradiLonal esLmaLng)
weight
• Pushing for innovaLon: – Managing conflict energy of different interests – Managing “crazy” people – Taking advantage of the conflict between architects and engineers
InnovaLon in our Industry: -‐ List of ingredients -‐ Lmeline -‐ the kill switch (tradiLonal esLmaLng) -‐ managing innovaLon
Time  Cost  Owner
Architect & Consultants
INNOVATION
Specialty Specialty Contractors Contractor
pressure cooker of a building process:
General Contractor
Steps to the new soluLon of Steel-‐ reinforced glass beams
Glass Sculpture: Flight of the Cranes, year 1992
ArLst: Renato Santarossa Engineer: Professor Sedlacek, InsLtute for Steel Structures, Aachen
Steps to the new soluLon of Steel-‐ reinforced glass beams
Glazed Cable Wall with exterior glass fins year 2002 ArLst: James Carpenter Engineer: Chris Stutzki
Steps to the new soluLon of Steel-‐ reinforced glass beams
78
Glazed Cable Wall year 2004 Architect: Goecsch Partners (Steve Nilles)
Steps to the new soluLon of Steel-‐ reinforced glass beams
Steps to the new soluLon of Steel-‐ reinforced glass beams
Glass beam to resist wind
Wind force
Steps to the new soluLon of Steel-‐ reinforced glass beams
Glass beam and fin to resist wind
Wind force
Glass beams to resist wind
Glass beam and fin to resist wind
Glass beam and cable to resist wind
These were the
InnovaLon in our Industry: -‐ List of ingredients -‐ Lmeline -‐ the kill switch (tradiLonal esLmaLng) -‐ managing innovaLon
Do enough upfront research to encourage contractors to bid this for a reasonable price, and to convince bidders that the risk is under control
Thank you!
Do enough upfront research to encourage contractors to bid this for a reasonable price, and to convince bidders that the risk is under control