Daniel Balean-Master's Thesis by Daniel Balean

SUB-URBAN HIGH-RISE:

A Strategy for introducing Residential High-Rise in Frankfurt

DANIEL BALEAN Matrik. Nr. 4051118

STUDIO ADVISORS: ARCH. GUNNAR HARTMANN

studied fine arts (BFA) at the University of Wisconsin and architecture (MArch) at Rice University in Houston. Since 2001 academic practice in the United States and Germany, since 2003 registered architect, from 2005-2009 program director of the master course at the Chur Institute of Architecture in Switzerland, since 2007 guest professor at the Dessau Institute of Architecture Graduate School in Germany, since 2011 doctoral candidate of cultural studies at the Humboldt University of Berlin.

PROF. LARS LERUP

is the Albert K and Harry K Smith Professor, and former dean, at the Rice University School of Architecture and Professor Emeritus at Department of Architecture, College of Environmental Design, UC Berkeley. Born in Sweden, Professor Lerup holds degrees in Engineering (Sweden), Architecture (UC Berkeley), and Urban Design (GSD, Harvard University). He is a Doctor of Technology, honoris causa, at Lunds Tekniska Hogskola, Sweden. In 2003, Professor Lerup was awarded a distinguished professorship by the Association of Collegiate Schools of Architecture (ACSA). He is a member of the Swiss Foundation for the International Institute of Architecture in Vico Morcote. Professor Lerup has lectured and exhibited extensively throughout the world and has written several books and some 50 essays that have been published internationally. His design work includes projects and competitions for new towns, housing, and furniture. His most recent exhibition was held at the Menil Foundation in Houston.

DIPL.-ING. HELMUT MEYER

born in Stuttgart, Germany, Helmut Meyer is currently a principle at TRANSSOLAR Energietechnik GmbH and the Executive Director of TRANSPLAN Technik-Bauplanung GmbH within the same company. He holds a Masters Degree in Mechanical Engineering from the University of Stuttgart. In addition, Helmut Meyer has taught at the University of Stuttgart (fall 2000-2004), IIT Chicago (fall 2006-2007), DIA Dessau (spring 2010). At TRANSSOLAR, Helmut Meyer has been involved with many worldwide projects ranging in various scales and all involving innovation in sustainable practice.

INDEX INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . THESIS STATEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 07 CHAPTER O1 RESEARCH . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . FRANKFURT’S HIGH-RISE PARADOX . . . . . . . . . . . . . . . .19 SUBURBS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 CASE STUDY: MARINA CITY . . . . . . . . . . . . . . . . . . . . . . . .61 CHAPTER 02 ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89 CHAPTER 03 PROPOSAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . SITE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .115 SUSTAINABILITY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .123 CONCEPT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 151 DRAWINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 177 RENDERINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 199

REFERENCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .213 5

INTRODUCTION THESIS STATEMENT 7

“THE GERMAN URBAN ATTITUDE TOWARDS LIVING IN SKYSCRAPERS ARE NOT AS ACCEPTED AS IN MANY OTHER COUNTRIES.” DR. MICHAEL KUMMER SUNDAY 24TH OCTOBER, 2010

THESIS ORIGIN

(What is the German typology for Residential High-Rise?) The international discourse which my thesis project will address is the High-Rise. More specifically it is the Residential High-Rise. Based on research from the 3rd semester in Frankfurt there seems to be a phobia in Germany towards living in High-Rises. To quote Dr. Michael Kummer (Frankfurt Planning Authority President), “The German attitudes towards living in skyscrapers are not as accepted as in other countries” interview from October 24, 2010. This can be especially seen in Frankfurt, the only city to embrace skyscrapers in Germany, where out of the many office towers there is only one true residential high-rise project in the city. This is the Skylight designed by Richard Rogers. . The reason for the exception I believe is that the association with a Pritzker Prize winning architect supersedes the negative attitudes normally associated with High-Rises in Frankfurt. This proves that successful Residential High-Rise projects can happen in Frankfurt and in Germany. The only problem is that it seems that it can only be done by starchitects and this is not a good solution. I thus propose to study this situation and design a German typology for Residential High-Rise which addresses all the demands and attitudes of the German market without relying on the power starchitects. The subject of housing is the critical issue here as it relates to High-Rises. From the little research done in studio regarding the history of housing in 3rd semester studio, there seems to be a consistent housing typology. From the 700’s until the 1900’s, German housing was defined by the pitched roof house. At first typical housing was 1 storey and then as the cities densified and construction techniques improved, housing typologies became taller eventually reaching 6 or 7 stories. That typology (pitched roof) lasted so long for the simple reason that it works. It provides a safe temperate environment inside while the roof redirects water and snow away 10

THESIS STATEMENT

from the building. Then in the 1900’s, the Modernists as well as new building techniques and materials came to the scene. In the 1920’s, Germany began to experiment with housing typologies based on these new materials, techniques and theories espoused by the Modernists such as Walter Gropius ,Ernst May, etc. These new housing were multi-storey, reaching up to 20 floors. For many reasons including construction, planning, and social stigmas and general good intentions gone bad, the High-Rise housing of the 20’s became associated with low class mass housing. After WWII, when Germany began to rebuild, other developments such as affordable automobiles for the masses (they existed before WWII but not on the same scale), highways (also existed before) made living in the core of old cities unattractive. Now people could live far away, have a house with a yard and just drive to the city to work. Thus the old typology of the pitched roof house came back again to popularity. So these two factors, rejection of the Modernists High-Rises and embrace of old typology thanks to the car are working against the development of Residential High-Rise in Germany. My task then is to create a Residential High-Rise typology which addresses all these issues. That means looking critically at what the traditional house typology offers both in positive and negative terms. Also it means to look critically at the High-Rise and see what the positives and the negatives are. Then take the best from both and leave out the negatives. To do this I will use the scientific method to find my answers. Already I have some information and can thus make an outline of the process. The problem I am trying to resolve is; What is the German typology for a Residential High-Rise?

My hypothesis is that a German typology for a Residential High-Rise is one which can provide the same qualities and standards found in a typical home but with more. These standards for me include green open space, privacy, flexible spaces, community, quiet space and fresh air. More categories can be added based on research. The research then which supports the thesis will be split in 2 major categories. The first would be research on the High-Rise especially in Germany and specifically in Frankfurt. The second category is housing. This means understanding what the housing market provides and the history of German housing typologies. I will thus look at High-End housing as it exists now in its most common form, ie villas. The High-Rise research will deal with history, height and social attitudes toward this building typology. In order to understand High-Rises I will first need to do a historical analysis of this typology. Itâ&#x20AC;&#x2122;s origins are of course in the US, in the city of Chicago. After that the typology was further developed in New York. From there it spread across the world. In Europe there are four major cities with a High-Rise history and they are; London, Paris, Moscow and Frankfurt. Frankfurt is the only one which is not a capital or even a large city. Itâ&#x20AC;&#x2122;s population is around 650,000 while the other three are around 10 million each. That says to me that High-Rises did not arise out of an economic demand but out of symbolic demand by large business to advertise their power. In addition looking to the rest of Germany, I will have to see what the attitude is toward HighRises in the rest of that country. To that effect, I will look at the 100 tallest buildings in Germany. I will have to arrange each building by function to determine which function (office, hotel, social housing, residential or other). Here I have to say that I will make a distinction between social housing and High-Rise housing because so much of high residential buildings in Germany are usually social housing. Also my purpose is to provide a typology for Residential High-Rise 12

THESIS STATEMENT Continued

which can include all segments of society including the rich. When it comes to social attitudes, what must be understood is the shortcomings of the 1920’s buildings. These High-Rises became epicenters of problems because they gathered so many poor people into one place and instead of solving problems, these High-Rises created even more and because of these problems, High-Rises (brand new typologies) became associated with social problems. Although there were problems with the typology, the great part of their refusal to become accepted was due to unforeseen circumstances. Yet another social phenomenon regarding High-Rises in Germany was mentioned in the introduction. While there is great un-acceptance of the typology by it lack of examples, there exists a least one Residential High-Rise project in Frankfurt; Skylight. The reason for its existence is it’s creator or designer, Richard Rogers. An odd thing happened here in that a typology which barely exists in Germany was able to be developed in contrast to social prejudice because it was done by a starchitect. This says that this typology can be accepted but under certain situations. This brings about a new topic regarding buildings, namely marketing. This project is successful because it is original. Other projects studied were successful because they borrowed from other successful projects. That being said, part of the aim of this research is to also understand this side of a project which is rarely dealt with in schools. Also as it pertains to this thesis project, I am trying to propose a new Residential High-Rise typology which can be successful without having the name of a famous architect attached to it. The second category of research will be housing. I believe before you can propose something new you should understand what already exists. What I do know about Frankfurt is that in the 1960’s a lot of people who were living in the city moved out to the new suburbs. The population of Frankfurt dropped and only now are people moving back in. 13

But to understand the housing situation I believe I have to study the surrounding areas around the city. The places where the people who work in Frankfurt live. Understanding the suburbs will give lots of clues to what people want in housing. This should be done without prejudice or preconceived ideas of what people want. Only in this way, by dealing with information clearly and openly can I understand the housing market. As for typology, I have a hunch that for Germany the dominant typology for housing is a 1 1/2 storey to 6 storey pitched roof house. One storey or eight storey and above housing is very uncommon. This is actually the opposite of the situation in Florida where I come from. In Germany it seems that the middle scale for housing is considered the norm while in Florida most housing is mostly one storey or multi-storey (10 and more). Partly this is why I am interested in the concept of High-Rise housing in Germany. In addition, what I would also like to understand is the construction techniques most commonly used. This is important for me because people always like to change their house and usually do it in the most simplest ways. This means leaving the units open to adjustments by using materials and techniques known to anybody. Therefore I will try to avoid complicated systems and design which wastes space. A High-Rise has many complications and the design should make changes to individual units easy as well as safe. Next, I will need to understand construction costs and material properties. Part of our semester was understanding Stuart Brandâ&#x20AC;&#x2122;s 6 layers of change. This theory says that buildings can be divided into 6 layers which have different properties regarding construction, cost and maintenance. These layers are Site, Structure, Skin, Services, Space Plan and Stuff. This relates to another topic, flexibility, which the studio researched based in part on the lessons learned from the developer Tom Bock. His residential projects in Frankfurt stressed the ability to transform the space after it was 14

THESIS STATEMENT Continued

bought to meet changes in oneâ&#x20AC;&#x2122;s life. Mainly this was done through chases. More chases allow the owner to re-arrange the bathrooms and kitchens to new locations. These being the most difficult to change because of piping. Flexibility seems to be a big issue because I have learned that unlike in US, in Germany people do not sell or buy new homes so fast. Therefore when someone buys or builds a home in Germany they do it for life. Coming from the US I am used to moving around often. This means buying and selling a home or an apartment. A big difference is also that in Germany only 30% of people own their own home. The rest of the population rents. In the US almost 70% of people own their own home. Renting is not such a popular option when it comes to housing for many reasons. But to get back to the German situation, the lack of homeownership emphasizes the importance of quality required from a home. Thus flexibility is important because the ability to change a space according to various conditions lends that space more usability and quality. I believe quality will be a big part of this project. This can be understood in many ways and I mean life quality as well as environmental quality. And so any new residential typology will have to compete with the present circumstances and improve upon them to be a success. The site I chose is based on research in new High-End locations in Frankfurt, vacant office studies and the High-Rise Master Plan of Frankfurt from 2008. The site is next to the Skylight project. The reason is because this area is a new High-End location in Frankfurt because it the location of Skylight as well as another project called MA*. Just to clarify, there are two trends in High-End locations in Frankfurt. Westend is the benchmark but High-End housing is moving to the old city center (Skyligh and MA*) and it is also moving to the riverbank (Westhafen, Ostend & Florentinisches Viertel). I chose the old city center location for several reasons. 15

First it is in this new High-End area. Second it is close to other HighRises and can thus justify a High-Rise. Third, in the Master Plan of 2008 the site is planned as a Residential High-Rise tower. Fourth, while doing research for the office vacancy I noticed that this site had vacant offices and a plan by the city to be redeveloped. Another site like this exists and it is called Main Tor. This is located by the European Central Bank. The offices which Prof. Jacoby mentioned would be knocked down. This site also has a lot of vacant offices and is also on the High-Rise Master Plan of 2008. It will be redeveloped as a project called Main Tor. It will have offices as well as some housing elements. This leads me to think then that the site next to Skylight has a lot of potential but is simply overlooked. Therefore because of all these reasons I chose this site for the proposal. And as for the proposal it will be a summation of all the research I will still have to do. So without that extra research I will not be able to my design proposal. That design will be a tower of some kind which address all the issues previously mentioned. Finally, after doing all this research I will have enough information to make a proposal. The proposal will be a design of a Residential High-Rise building in Frankfurt. This proposal will address all the issues I mentioned before. To make a preliminary conclusion about what I believe I will have is a flexible tower. I believe to overcome the height phobia the building will have everything found in a house. This includes a yard with green space, rooms with views, multi-storey units construction which facilitates easy remodeling. For me this means reducing the areas where the architect and engineer make decisions. This means that the volume, orientation, structure, mechanical and skin will be fully designed to meet the most stringent codes including safety and energy efficiency. As for the actual living spaces, I think right now that these should be constructed in the same way as standard houses. The problem with current High-Rises is that the Units are designed from the begin16

THESIS STATEMENT Continued

ning and there is very little one person can do after buying such an apartment. Therefore if the construction is made similar to normal housing, it could provide an incentive for moving into such a building from the suburbs. Personally I am very interested in sustainability and green design and from what I learned the greenest thing one can do is to densify cities. By having more people live in cities, we use consume materials. Also living in a city provides all kinds of opportunities to meet people and learn new things. So for me, the goal for this project is to provide a good alternative to living outside Frankfurt. This alternative will be high-tech as well a low-tech. Complicated and modern as well as simple and based on German housing traditions. In Conclusion, my proposal will address the future by learning from on the past.

RESEARCH

CHAPTER 1.1: FRANKFURT’S HIGH-RISE PARADOX 19

GERMANY’S ONLY SKYLINE

FRANKFURT IS DEFINED BY IT’S ICONIC SKYLINE OF HIGHRISES WHICH IS UNIQUE AMONG GERMAN CITIES. THESE HIGH-RISES THOUGH ARE ONLY OFFICE BUILDINGS USED MOSTLY BY BANKS. THE TYPLOGY OF THE HIGH-RISE SERVES AS AN ICON OF MODERNITY AND BUSINESS. LIVING IN HIGHRISES IS NOT AS ACCEPTED.

FRANKFURT’S SECRET SKYLINE

RESIDENTIAL HIGH-RISES EXIST IN FRANKFURT BUT CAN ONLY BE FOUND ON THE PERIFERY. WHEN PUT TOGETHER THEY CAN MAKE ALSO AN IMPRESSIVE SKYLINE.

Victor-Gollancz-Haus I, 1979

Mitscherlich-Haus, 1979

Victor-Gollancz-Haus II, 1979

source: http://skyscraperpage.com/diagrams/?searchID=50254940&page=1 March 26, 2011

24 Thomas-Mann-StraĂ&#x;e 18, 1965

HOUSING DEVELOPMENTS

Dörpfeldstraße 8, 1972

Inheidener Straße 71, 1970

Residential High-Rises on the perifery

Wonhochhaus Frankfurter Berg, 1968 Julius-Brecht-Straße 5, 1966-70

Ben-Gurion Ring, 1970’s

RESIDENTIAL HIGH-RISE DEVELOPMENT IN THE 60’S & 70’S

Albert-Schweitzer-Siedlung 1950-1960

Bornheimer-Hang 1951-1953

Sonnenring East-West, 1974

Ostendstraße 12 , 1980?

Derag Wohnbau Mailänder Straße 10-18, 1970’s

Tiroler Straße 101 , 1965

Im Mainfeld 23, 1968-1974

Im Mainfeld 40, 1968-1974 Im Mainfeld 17, 1968-1974

Dornbusch-Siedlung 1954-1955

Domumgebung, Bebauung 1953

DURING THE 60’S AND 70’S THE POLICY OF FRANKFURT WAS TO BUILD LARGE LARGE MONOFUNCTIONAL HOUSING BLOCKS ON THE PERIFERY OF THE CITY.

source: http://skyscraperpage.com/diagrams/?searchID=50254940&page=1 March 26, 2011

150 m

26 100 m

50 m

1960

200 m

250 m

1970 Victor-Gollancz-Haus I, 1979 Victor-Gollancz-Haus II, 1979 Ostendstraße 12, 1980

Sonnenring East-West, 1974

Im Mainfeld 17, 1968-1974

Dörpfeldstraße 8, 1972

Derag Wohnbau Mailänder Straße 10-18, 1970’s

Im Mainfeld 40, 1968-1974 Im Mainfeld 23, 1968-1974 Im Mainfeld 42, 1968-1974

Wonhochhaus Frankfurter Berg, 1968

Tiroler Straße 101 , 1965 Julius-Brecht-Straße 5, 1966-70

Thomas-Mann-Straße 18, 1965

300 m

22 meters (highrises definition*)

QUANTITY

1980

RESIDENTIAL HIGH-RISE DEVELOPMENT IN THE 60’S & 70’S 2011

Residential High-Rises on the perifery

1990

2000

2010

THE HISTORY OF RESIDENTIAL HIGH-RISE IN FRANKFURT IS VERY CLEAR. IN THE 60’S AND 70’S THERE WAS AN IMMEDIATE NEED FOR HOUSING. THERE WAS A NEED FOR QUANTITY. THIS CREATED MONFUNCTIONAL RESIDENTIAL HIGH-RISES.

source: http://www.stadtplanungsamt-frankfurt.de/show.php?ID=8518&psid=ptsfboldbss April 24, 2011

CASE STUDY : MAINFELD in NIEDERRAD Residential High-Rise Cluster

“THE SINS OF THE ARCHITECT ARE PERMANENT SINS.” FRANK LLOYD WRIGHT (p.66, BRAND)

MAINFELD IS ONE OF THE LARGEST CLUSTERS OF RESIDENTIAL HIGH-RISE IN FRANKFURT. THE MAJORITY OF THE USE IS AS SOCIAL HOUSING OR HOUSING FOR SENIOR CITIZENS.

source: http://www.stadtplanungsamt-frankfurt.de/show.php?ID=8518&psid=ptsfboldbss April 24, 2011

CASE STUDY : MAINFELD in NIEDERRAD Residential High-Rise Cluster

“GRAND, FINAL-SOLUTION BUILDINGS OBSOLESCE AND HAVE TO BE TORN DOWN BECAUSE THEY WERE TOO OVERSPECIFIED TO THEIR ORIGINAL PURPOSE TO ADAPT EASILY TO ANYTHING ELSE.” (p.28, BRAND) THE FUTURE OF THIS RESIDENTIAL HIGH-RISE CLUSTER IS DEMOLITION OR REDUCTION OR HEIGHT. WHILE THIS IS A LOGICAL SOLUTION TO THE PROBLEMS OF THIS DEVELOPMENT, THE EFFECT IS TO FURTHER CONTRIBUTE TO THE NEGATIVE IMAGE OF THE RESIDENTIAL HIGH-RISE. 31

32 Lyoner StraĂ&#x;e 19, 2010 (transformation)

Mitscherlich-Haus, 2006 (renovation)

HOUSING DEVELOPMENTS

RESIDENTIAL HIGH-RISE DEVELOPMENT IN THE 90’S & 00’S

MA*., 2012* (planned transformation)

Romeo & Julia, 2009 (transformation)

Residential High-Rises moves to the core

Main Plaza, 2001

Dornbusch-Siedlung 1954-1955 Skylight, 2001

Eurotheum, 1999

Albert-Schweitzer-Siedlung 1950-1960

Bornheimer-Hang 1951-1953

Win-X., 2014*

Wohnturm Kaiserkarree., 2013*

Domumgebung, Bebauung 1953

RESIDENTIAL HIGH-RISES TRENDS IN THE 90’S & 00’S SHOW A RETURN OF SORTS TO THE CORE. RESIDENTIAL HIGH-RISES RETURNED BUT ONLY WITH OTHER SUCCESSFUL PROGRAMS SUCH AS OFFICE AND HOTELS.

source: http://skyscraperpage.com/diagrams/?searchID=50254940&page=1 March 26, 2011

300 m

250 m

200 m

150 m

34 100 m

50 m 22 meters (highrises definition*)

1960 1970 1980

RESIDENTIAL HIGH-RISE DEVELOPMENT IN THE 90’S & 00’S

Wohnturm Kaiserkarree., 2013* Win-X., 2014*

MA*., 2012* (planned transformation)

Lyoner Straße 19, 2010 (transformation)

Romeo & Julia, 2009 (transformation)

Mitscherlich-Haus, 2006 (renovation)

Skylight, 2001 Main Plaza, 2001

Eurotheum, 1999

2011

Residential High-Rises moves to the core

QUALITY 1990

2000

2010

AFTER THE YEAR 2000 THERE WAS AN EMPASIS ON FEWER BUILDINGS BUT WITH A HIGHER QUALITY. THE QUALITY WAS IN PART PAID FOR BY OTHER PROGRAMS WHICH EARNED MORE SUCH AS OFFICE. ALSO A TREND OF OFFICE TO HOUSING BEGAN DUE TO AN OVERSUPPLY OF OFFICE SPACE.

SKYLIGHT

The only true Residential High-Rise in Frankfurt am Main

SKYLIGHT IS THE ONLY SUCCESSFUL RESIDENTIAL HIGHRISE IN FRANKFURT. THIS IS DUE TO THE FACT THAT IT IS TIED TO THE EURO CARﾃ右 COMPLEX WHUCH INCLUDES A HUGE OFFICE PORTION (blue). ALSO THE TOWER WAS DESIGNED BY RICHARD ROGERS, WORLD FAMOUS ARCHITECT.

83 SQM 82 SQM 38

SKYLIGHT

SKYLIGHT IS SUCCESSFUL BECAUSE IT IS SMALL. IT’S SMALL FOOTPRINT IS THE OPPOSITE OF THE LARGE RESIDENTIAL BLOCKS OF THE 60’S & 70’S.

source: http://www.x-ag.net/sfh.de/Site/20-Wohnen/21-Haus-A/211-Printout-A28.pdf http://www.x-ag.net/sfh.de/Site/20-Wohnen/21-Haus-A/212-Printout-A29.pdf

Typical Plan

Skylight 268 SQM

Ben-Gurion Ring 1831 SQM

Ben-Gurion Ring 2082 SQM

Sonnen Ring 2000 SQM

TOO BIG TO SUCCEED

Floor plate comparison

SKYLIGHT only successful Residential High-Rise in Frankfurt HIGH-RISES (60’s-70’s)

Derag Wohnbau 3880 SQM

Sonnen Ring 3718 SQM

SKYLIGHT SUCCEDED BECAUSE IT WAS SMALL. THE PREVIOUS HOUSING STRATEGIES FAILED BECAUSE THEY WERE TOO BIG.

UNDER CONSTRUCTION 2013

TAUNUS TURM & WOHNTURM

source: http://www.skyscrapercity.com/showthread.php?t=881442 April 21, 2011

Hochhäuser in monostrukturierten, zentralen Lagen sollen einen Beitrag zur Belebung der Straßenräume leisten, indem ihre Erdgeschosse überwiegend öffentlich zugänglichen Nutzungen wie Einzelhandel, Gastronomie, kulturellen, sozialen, sportlichen oder gesundheitlichen Nutzungen eingeräumt werden. Diese sind in ihrer Wirtschaftlichkeit nicht isoliert, sondern als Teil des gesamten Vorhabens zu betrachten. Gegebenenfalls wird eine hohe Subventionierung aus ertragsstärkeren Bereichen des Hochhauses erwartet. Bei Büro-Vorhaben ist immer ein Wohnanteil von mindestens 30 % der Bruttogeschoßfläche oberhalb der Hochhausgrenze zu verlangen. Dieser ist nicht zwingend im selben Gebäude zu realisieren. Hochhausentwicklungspln Frankfurt am Main Fortschreibung 2008 p.2

FRANKFURT RESIDENTIAL HIGH-RISE POLICY

Win X TOWER

UNDER CONSTRUCTION 2014

Residential High-Rises moves to the core with help

If necessary, a high subsidization from more profitable areas of the building is expected. For office-residential project is always a proportion required of at least 30% of the gross floor area above the high-rise limit. This is not necessarily realized in the same building. Hochhausentwicklungspln Frankfurt am Main Fortschreibung 2008 p.2

THE CITYâ&#x20AC;&#x2122;S MASTER PLAN MAKES IT CLEAR THAT IT WANTS RESIDENTIAL INSIDE THE HIGH-RISE AREAS. THE SKYLIGHT FORMULA ADOPTED BY THE CITY IS CURRENLTY BEING TESTED IN 2 NEW PROJECTS; TAUNUS TURM & WinX TOWER.

source: http://www.skyscrapercity.com/showthread.php?t=757286 April 21, 2011

Skyscrapers in mono-structured central locations will contribute to the revitalization of the street spaces by their ground floors of most public uses such as retail, hospitality, cultural, social, sporting or medical uses are given. These are not isolated in its economy, but rather as part of the whole project.

RESEARCH

CHAPTER 1.2: SUBURBS 45

+2,15%

-2,84%

+2,26%

-5.02%

-18,16

-3,55%

+4,78% -2,07%

+3,88%

+4,15%

+8,29% 46

THIS IS FRANKFURT am MAIN !

FRANKFURT IS THE CORE OF THE RHEIN-MAIN REGION. IT HAS A POPULATION OF 5,5 MILLION AND AVERAGE GDP PER CAPITA OF 35.000 €, WHICH IS 2nd ONLY TO MUNICH. THE REGION IS ALSO PROJECTED TO BE THE SECOND HIGHEST GROWING REGION (1st IS MUNICH) IN POPULATION IN THE NEXT 20 YEARS.

Rhein-Ruhr -3,55% Berlin/Brandenburg -2,84% Rhein-Main +4,78% Stuttgart +4,15% München +8,29% Mitteldeutschland -18,16% Hamburg +2,15% Hannover-Braunschweig-Göttingen-Wolfsburg -5,02% Nürnberg -2,70% Bremen-Oldenburg +2,26% Rhein-Neckar +3,88%

source: http://de.wikipedia.org/wiki/Metropolregion April 23, 2011

Rhein-Main Metropolregion

78% 5%

12% 2%

THIS IS FRANKFURT am MAIN !

THE RHEIN-MAIN REGION IS THE 3rd LARGEST IN GERMANY WITH A POLULATION OF 5,5 MILLION PEOPLE. THERE ARE 7 MAJOR URBAN CENTERS WITHIN THIS REGION WITH FRANKFURT BEING THE LARGEST. UNFORTUNATELY THESE URBAN CONCENTRATIONS ONLY ACCOUNT FOR 28% OF THE POPULATION. THE REST OF THE 78% LIVE IN VILLAGES OR SUBURBS. Rhein-Main - 5,500,000 Frankfurt am Main-671.927 Offenbach am Main-118.770 Wiesbaden-277.493 Darmstadt-143.332 Aschaffenburg-68.722 Mainz-197.778 Worms-81.784 1,559,806-28.36%

source: http://de.wikipedia.org/wiki/Metropolregion April 23, 2011

Rhein-Main Metropolregion

source: http://de.wikipedia.org/wiki/Metropolregion April 23, 2011

Frankfur

Wiesbaden

50 Mainz

Darmstadt

THIS IS FRANKFURT am MAIN ! Rhein-Main Metropolregion

rt am Main Offenbach am Main

Aschaffenburg

IF ONE LOOKS AT THIS REGION FROM ANOTHER PERSPECTIVE IT BECOMES VERY CLEAR THAT THERE IS NOT DIFFERENCE BETWEEN ONE CITY AND ANOTHER. THE REGION IS ONE BIG SOUP OF VARIOUSLY SIZED VILLAGES AND SLIGHTLY LARGER URBAN CORES WITH AN INTERNATIONAL AIRPORT AND SOME BANKS IN THE MIDDLE. 51

source: http://static.panoramio.com/photos/original/44655995.jpg

THIS IS FRANKFURT am MAIN ! Rhein-Main Metropolregion

THIS IS A TYPICAL TOWN IN TE RHEIN-MAIN REGION CALLED BIELINGWEG, WALDEMS. IF YOU LIVE IN FRANKFURT, THIS IS WHERE YOU LIVE. BUT WHY WOULD PEOPLE CHOOSE TO LIVE SO FAR FROM THE CITY, WHERE THEY MOST LIKEY WORK?

source: http://www.bing.com/maps/explore/#5003/s=w/5872/style=be&lat=sc2cvy&lon =hqkpd7&alt=210.8535&z=19&h=353.027965&pid=5874 June 27, 2011

THIS IS FRANKFURT am MAIN ! Rhein-Main Metropolregion

THE SUBURBS OFFER WHATEVER ONE WISHES FOR IN TERMS OF HOUSING. THERE IS A WIDE VARIETY OF STYLES, SIZES, CONSTRUCTION METHODS AND OPEN SPACE. ONE CAN LIVE WHATEVER LIFE ONE CHOOSES. THIS THE ULTIMATE DEMOCRACY UNLIKE THE LARGE RESIDENTIAL HIGH-RISES WHICH DETERMINE EVERY CHOICE.

* 700.000 PEO

INCREASE E

670.000

660.000

640.000

source: Wohnungsmarkt Bericht 2009

630.000

NUMBER OF PEOPLE

650.000

1950

YEARS

Domumgebung Fritz Kissel Siedlung

1960

Nordwest Stadt

1970

Ben Gurion Ring

Ben Gurion R

THIS IS FRANKFURT am MAIN !

Rhein-Main Metropolregion HOUSING DEVELOPMENT GROWTH

OPLE EXPECTED

Ring

AS GERMAN’S WERE BECOMING MORE WEALTHY THEY ALSO BECAME MORE MOBILE AND LEFT THE CITY. AT THE SAME TIME LARGE MONOFUNCTION RESIDENTIAL HIGH-RISES WERE BEING BUILT FOR PEOPLE WHO WOULD NOT BE THERE. INSTEAD, THE AVERAGE PESON CHOSE THE VILLAGE OR SUBURB TO LIVE IN.

* IRON CURTAIN 1990

1980

Saalgasse

Römer

2000

Howald Strasse Anspacher Strasse

source: http://img.get1car.com/mercedes-benz/5164/1959-mercedes-benz-220se-1600x1200-image-3.jpg

THIS IS FRANKFURT am MAIN ! Rhein-Main Metropolregion

“CITIES ARE ALWAYS CRERATED AROUND WHATEVER THE STATE OF THE ART TRANSPORTATION DEVICE IS AT THE TIME...THE AUTOMOBILE...” JOEL GARREAU (p.76, BRAND)

THE CAR, A GERMAN INVENTION, IS RESPONSIBLE FOR THE EXODUS OF THE POPULATION FROM FRANKFURT TO THE VILLAGES AND SUBURBS. IT MADE IT POSSIBLE TO LIVE A RURAL LIFE IN A MODERN WORLD.

RESEARCH

CHAPTER 1.3: CASE STUDY: MARINA CITY 61

source: http://www.marinacityonline.com/history/introduction.htm photo by Steven Dahlman April 19, 2011

MARINA CITY

CITY WITHIN A CITY the house the janitors built

MARINA CITY IS A PROTOTYPE FOR THE INTRODUCTION OF HOUSING INTO THE OFFICE DOMINATED DOWNTOWN CORE. IT’S MIXED-USE CONCEPT OFFERS STRONG COMPETITION TO THE SUBURBS WHERE MOST WHITE-COLLAR WORKS WOULD CHOOSE TO MOVE.

MARINA CITY

CITY WITHIN A CITY the house the janitors built

WHILE THE PROGRAM IS OVERWHELMINGLY RESIDENTIAL, THERE ARE NUMEROUS PROGRAMS WHICH SUPPORT THE DEVELOPMENT AND CONTRIBUTE TO THE CITY. THE CONCEPT OF CITY WITHIN A CITY CREATES A 24 HOUR URBAN CONDITION. THE SLAB ON WHICH THE TOWERS ARE LOCATED CONTAINS VARIOUS PROGRAMS SUCH AS A BANK, BOWLING ALLEY, THEATRE, SKATING RINK, SUPERMARKET AND MARINA. THE SLAB IS A PUBLIC PLAZA OPEN TO THE CITY.

RETAIL MARINA RESIDENTIAL THEATRE OFFICE LEISURE PARKING 65

MARINA

PODIUM

PLAZA

RESIDENTIAL TOWERS

OFFICE & BOWLING

MARINA CITY

RESIDENTIAL TOWERS

CITY WITHIN A CITY the house the janitors built

Residential

PODIUM

MARINA

PLAZA

OFFICE & BOWLING

Parking

Office Bowling Plaza

source: Marjanovic, Igor & Ray, Katerina RĂźedi, 2010, Marina City: Bertrand Goldbergâ&#x20AC;&#x2122;s Urban Vision, Princeton Architectural Press, New York. April 19, 2011 p. 8. 25

BERTRAND GOLDBERG Architect

Study of Circles, Bertrand Goldberg, Bauhaus Berlin, Germany, ca. 1932-1933

AT THE AGE OF 19 BERTRAND GOLDBERG STUDIED AT THE BAUHAUS IN BERLIN. IT WAS THE LAST YEAR OF THE SCHOOL BEFORE IT WAS SHUT DOWN. THERE HE WORKED FOR LUDWIG MIES VAN DER ROHE IN HIS OFFICE. “THE BAUHAUS PERIOD ALSO INITIATED HIS INTEREST IN “A VALUE SYSTEM THAT WAS BASED ON INDUSTRY.”” P.25

source: Marjanovic, Igor & Ray, Katerina RĂźedi, 2010, Marina City: Bertrand Goldbergâ&#x20AC;&#x2122;s Urban Vision, Princeton Architectural Press, New York. April 19, 2011 p. 42

MARINA CITY

CITY WITHIN A CITY the house the janitors built

THE THREE PERSONS RESPONSIBLE FOR MARINA CITY ARE (from left to right) BERTRAND GOLDBERG, WILLIAN McFETRIDGE & CHARLES SWIBEL. BERTRAND GOLBERG WAS THE ARCHITECT, WILLIAM McFETRIDGE WAS THE INVESTOR AND FINALLY CHARLES SWIBEL WAS THE DEVELOPER.

George H. Dovenmuehle

DEVEL

Chairman of mortgage bank

Charles

Moti Finan

Maglet Myhrum

“Dutch” Bouchelle

ARCHITECT

Ben Honda

Bertrand Goldberg Motive: Financial & Social

Richard Ayliffe Binfield

MAY

Ed Center

Richard

Al Goers Dr. Ralph B. Peck Fred Severud 72

Mot Poli

MARINA CITY

The People who made Marina City Happen

LOPER Swibel

John Waner

ive: ncial

FHA

INVESTOR William McFetridge

Motive: Financial & Political

JANITORâ&#x20AC;&#x2122;S UNION

YOR

d J. Daley

tive: itical

Ira Bach

Chicago Department of Planning and Development

Mayor Richard J. Daley wanted Housing in the city.

POLITICS

SOCIETY White-collar workers were moving to the Suburbs.

MARKET

A Housing market existed.

TRIANGLE OF RELATIONSHIPS

In Chicago

WHAT LED TO MARINA CITY WAS A MIX OF 3 FACTORS WHICH LAID THE FOUNDATION FOR THE ARCHITECTURAL DESIGN. THE SITUATION IN CHICAGO WAS ONE OF WHITECOLLAR (OFFICE WORKERS) FLIGHT TO THE SUBURBS (SOCIETY). THE CITY (POLITICS) WANTED TO COUNTER THIS TREND AND THE MARKET WAS OPEN TO THE IDEA OF URBAN HOUSING BUT NOT FULLY DEVELOPED.

Architect Bertrand Goldberg had to manage 3 factors in his design.

ARCHITECTURE

POLITICS Mayor Richard J. Daley wanted Housing in the city.

MARKET A Housing market existed.

SOCIETY White-collar workers were moving to the Suburbs.

3-D TRIANGLE OF RELATIONSHIPS

In Chicago

THE LESSON HERE IS THAT THE ARCHITECT HAS THE ROLE IN THIS TRIANGLE OF MANAGING THESE 3 FORCES TO CREATE A BUILDING. SEEN AS A TETRAHEDRON, THE ARCHITECT’S POTENTIAL POWER IS TO CHANGE SOCIETY BUT ONLY IF DONE BY NEGOTIATING POLITICAL, ECONOMINCAL, AND SOCIETAL FORCES THROUGH DESIGN.

source: http://www.marinacityonline.com/history/popsci63.htm April 27, 2011

MARINA CITY

CITY WITHIN A CITY the house the janitors built

source: Marjanovic, Igor & Ray, Katerina RĂźedi, 2010, Marina City: Bertrand Goldbergâ&#x20AC;&#x2122;s Urban Vision, Princeton Architectural Press, New York. April 19, 2011

MARINA CITY

CITY WITHIN A CITY the house the janitors built

THE CONCEPT FOR THE RESIDENTIAL TOWERS IS A FLOWER. THERE IS A CENTRAL CORE WITH ALL THE MECHANICAL EQUIPMENT AND FACILITIES. THE CORE SERVES DOUBLE DUTY AS IT IS ALSO THE MAIN STRUCTURAL ELEMENT. IT SERVES TO STABILIZE THE TOWER FROM LATERAL WIND FORCES AS WELL. ARRANGED AROUND THE CORE ARE THE APARTMENT PETALS, ALL WITH BALCONIES.

source: Marjanovic, Igor & Ray, Katerina RĂźedi, 2010, Marina City: Bertrand Goldbergâ&#x20AC;&#x2122;s Urban Vision, Princeton Architectural Press, New York. April 19, 2011

MARINA CITY

Typical Floor Plan

THE CIRCULAR FLOOR PLAN REDUCES CORNERS WHICH WASTES SPACE AND MAXIMIXES AVAILABLE AREA TO SELL. THE SIMPLE CONCEPT ALLOWS FOR A VARIETY OF UNIT TYPES.

source: http://www.archdaily.com/87408/ad-classics-marina-city-bertrand-goldberg/ April 27, 2011

Studio

1-Bedroom

2-Bedroom

MARINA CITY

Typical Units

MARINA CITY CONSISTS OF 256 STUDIOS, 576 1-BEDROOM APARTMENTS AND 64 2-BEDROOM APARTMENTS. THE SIMPLE SHAPE ALLOWS FOR MANY DIFFERENT CONFIGURATIONS OF UNITS.

source: Marjanovic, Igor & Ray, Katerina RĂźedi, 2010, Marina City: Bertrand Goldbergâ&#x20AC;&#x2122;s Urban Vision, Princeton Architectural Press, New York. April 19, 2011

MARINA CITY

CITY WITHIN A CITY the house the janitors built

“HIS ABILITY TO THINK ACROSS SPACE AND TIME WAS PARTICULARLY EVIDENT IN HIS INTEGRATION OF IDEAS FROM THE EUROPEAN AVANT-GARDE AND THE US MARKET-DRIVEN BUILDING ECONOMY-A TEMPERING OF IDEALISM WITH REALISM THAT LED TO THE URBAN VISION OF MARINA CITY.” p.10 (Marjanovic)

ANALYSIS CHAPTER 2

WHAT IS A HIGH-RISE? according to REM KOOLHAAS it is, a ”ruthless creation of floor space through the sheer multiplication of a given site” p. 336 (VERTICALLY)

HIGH-RISE ANALYSIS

ELEVATOR

Qualities of the High-Rise

THE ELEVATOR IS THE CONNECTOR OF THE HIGH-RISE. THE LEVELS, ALL STACKED VERTICALLY ARE ACCESSED HORIZONTALLY FROM THE ELEVATOR CORE.

60’S HIGH-R

(SOCIAL HOUSING, LOW CLASS, CRIME, LOW CEILINGS, MONOFUNCT

MIXED-USE

(RESIDENTIAL CAN ONLY SURVIVE WITH OTHER PROGRAMS SUCH AS

TRANSFORMATION

(NOT FULLY PROVEN SUCCESSFUL)

RISES

HIGH-RISE ANALYSIS

Qualities of High-Rise Residential

TION)

S OFFICE OR HOTEL) WHILE THE DEFINITION OF A HIGH-RISE IS SIMPLE, IT’S SUCCESSFUL IMPLEMENTATION FOR HOUSING IN FRANKFURT HAS BEEN DIFFICULT. THE FIRST GENERATION WERE TIED TO SOCIAL HOUSING AND THE SECOND IS CLOSLEY ASSOCIATED WITH OFFICE AND HOTEL USE, WHICH IS VERY PROFITABLE IN FRANKFURT.

MIXED-USE

source: http://www.interpane.com/medien/bildmaterial/industrie/indus_300dpi/EUROTHEUM.jpg Retrieved December 1, 2011

RESULT: SUCCESSFUL

MIXED-USE BUILDINGS ARE SUCCESSFUL BECAUSE THEY COMBINE HOUSING WITH OFFICE AND HOTELS WHICH REFLECT FRANKFURT’S LARGEST INCOME EARNING INDUSTRIES; BANKING & TRADE FAIRS.

HIGH-RISE ANALYSIS

Current strategies for Residential High-Rise

STARCHITECTS

Regional STARCHITECT (German speaking countries)

Max Dudler Local STARCHITECT (Frankfurt am Main)

Prof. Christoph Mäckler

International STARCHITECT (World-wide)

Richard Rogers

ARCHITECTS HAVE A LOT OF POWER TO INFLUENCE A PROJECT IF THEY HAVE A GOOD NAME. MA* WAS MARKETED AND FINANCED ON THE NAME OF PROF. M ÄCKLER. SKYLIGHT (ONLY RESIDENTIAL TOWER IN THE BANKING QUARTER) BREAKS GERMAN TABOOS OF LIVING IN A SKYSCRAPER AND IT IS DUE TO RICHARD ROGERS NAME ON THE PROJECT.

source: http://www.swiss-architects.com/profile_teams/view/1010/?height=560&width=600# April 14, 2011 source: http://inhabitat.com/and-the-prizker-goes-to-richard-rogers/ April 14, 2011

source: http://www.world-architects.com/profile_team_people/view/1812?width=650 April 14, 2011

RESULT: SUCCESSFUL

EXTENDED STAY HOTEL

source: http://www.innside.de/_new/innside_premium_hotels/frankfurt_eurotheum/fotogalerie. de.php4?music=1&kalender=1April 19, 2011

RESULT: SUCCESSFUL

PROJECTS SUCH AS MAIN PLAZA AND THE EUROTHEUM HAVE EXTENDED STAY ROOMS MANAGED BY HOTELS. THE EUROTHEUM HAS 74 FURNISHED APARTMENTS WHILE MAIN PLAZA HOTEL HAS 17 RESIDENCES.

HIGH-RISE ANALYSIS

Current strategies for Residential High-Rise

TRANSFORMATION

THE TREND OF TRANSFORMATION OF VACANT OFFICES INTO RESIDENTIAL BUILDS HAS RECENTLY BEGUN IN FRANKFURT. LYONER 19 IS MOSTLY SEEN AS A PLACE FOR PEOPLE WHO TRAVEL OFTEN OR DO NOT WANT TO BE SEEN.

source: http://www.deutsches-architektur-forum.de/forum/showthread.php?t=8175 April 19, 2011

LYO LY NE ON R S ER TR 19 AS SE 19

RESULT: MIXED RESULTS

RESIDENTIAL HIGH-RISE

source: http://www.deutsches-architektur-forum.de/forum/showthread.php?t=8175 April 19, 2011

RESULT: FAILURE

PURE RESIDENTIAL HIGH-RISES ARE A FAILURE BECAUSE OF ASSOCIATIONS WITH LOW SOCIAL CLASS, CRIME, LOW HEIGHTS, ETC.

HIGH-RISE ANALYSIS

Current strategies for Residential High-Rise

THE BEST STRATEGY FOR RESIDENTIAL HIGH-RISE IN FRANKFURT IS NOT TO BUILD IT! BUT IF IT HAS TO BE DONE, RESIDENTIAL HIGH-RISE IS BEST DONE THROUGH MIXED-USE.

Height Limit

Westend Protests in the 60â&#x20AC;&#x2122;s put a 60 meter limit to tall buildings. Anything above needs special approval.

Negative Stigma

Due to the unsuccessful introduction of High-Rise Residential in 60â&#x20AC;&#x2122;s, this typology has a stigma of social housing.

Unprofitable

The association with social housing means that High-Rise Residential is unprofitable.

European Urbanism

The European urban condition makes tall buildings hard to integrate into the existing fabric.

100

60 meter Height Limit

HIGH-RISE ANALYSIS

Current Obstacles to Residential High-Rise

SELF-DEFEATING CONDITION

The stigma of High-Rise Residential is upheld it’s history, the city’s reaction, the market’s response and the urban condition all reinforce each other to create a sefl-defeating condition for any kind of High-Rise Residential project.

THE ORIGINAL INTENT OF THIS COURSE WAS TRANSFORMATION OF OBSOLESCENT OFFICE BUILDINGS INTO HOUSING. UPON LEARNING OF THE GERMAN ATTITUDE TOWARDS LIVING IN HIGH-RISES, I BELIEVED IT WAS MORE WORTHWILE TO FIND A SOLUTION TO THIS PROBLEM THEN TO PROPOSE NEW WAYS OF USING OLD OFFICE BUILDINGS. THE REASON IS THAT IF PEOPLE DON’T LIKE TO LIVE IN HIGH-RISES THEN IT DOES NOT MATTER HOW GOOD THE CONVERSION OF AN OLD OFFICE BUILDING IS BECASUE THERE IS NO INTEREST TO LIVE IN A HIGH-RISE IN THE FIRST PLACE. BUILDING RESIDENTIAL HIGH-RISES IN FRANKFURT AND GERMANY IS A SELF-DEFEATING CONDITION WHERE ALL CONDITIONS ARE SET AGAINST THE SUCCESS OF SUCH A PROJECT.

101

Current City Planning policy is cautiously open to Residential High-Rise.

POLITICS

SOCIETY People have a negative attitude towards Residential High-Rises.

102

MARKET There is no market for Residential High-Rise.

HIGH-RISE ANALYSIS

Triangle of Relationships in Frankfurt

THE CURRENT SITUATION IN FRANKFURT AND GERMANY REGARDING RESIDENTIAL HIGH-RISES IS A COMPLICATED SELF-DEFEATING CYCLE OF INTER-DEPENDENT RELATIONSHIPS WHICH MAKE THESE BUILDINGS ALMOST IMPOSSIBLE TO SUCCEED. NEGATIVE ATTITUDES ARE A RESULT OF BAD PLANNING DECISIONS BY THE CITY. THIS MAKES THE ECONOMICS OF FINANCING A RESIDENTIAL HIGH-RISE ALMOST IMPOSSIBLE WITHOUT OTHER PROFITABLE PROGRAMS. THE CITY MEANWHILE IS TRYING TO CHANGE THIS ATTITUDE BUT CURRENTLY IT IS A VERY CAUTIOUS APPROACH.

103

source: http://jamestamp.com/2005/02/another-picture-of-highrise-of-homes.html April 6, 2011

104

HIGH-RISE ANALYSIS

The need to go to the core concepts of High-Rises

FRANKFURT’S RESIDENTIAL HIGH-RISE MARKET IS ALMOST NON-EXISTANT BECAUSE OF THE PROBLEMS WITH PROJECTS OF THE 60’S AND 70’S. IN ORDER TO “CREATE A MARKET” FOR RESIDENTIAL HIGH-RISES, THE WHOLE CONCEPT OF HIGH-RISE LIVING SHOULD BE RE-THOUGHT FROM THE BEGINNING. THIS FOR EXAMPLE IS CALLED High-Rise of Homes AND IT WAS DESIGNED BY SITE (JAMES WINES) IN THE 1980’S.

105

WHAT ARE THE SUBURBS? to paraphrase REM KOOLHAAS from his explanation of the highrise in S,M,X,XL , it is a ”ruthless creation of floor space through the sheer multiplication of a given site” p. 336 .......HORIZONTALLY

106

SUBURB ANALYSIS

Qualities of the Suburbs

ET w

ith

THE CAR IS THE CONNECTOR OF THE HOUSE WITH THE CITY VIA THE STREET. THE HOUSES, ALL ARRANGED ALONG THE STREET ARE ACCESSED PERPENDICULARLY WITH THE ENTRANCE BEINGING DETERMINED BY EACH HOUSE AND OWNER.

107

Architect

Engineer

Contractor

Owner

108

SUBURB ANALYSIS

HOME vs. HOUSING Do it Yourself vs. Determined Product Engineer Architect

Contractor

City Planner

? Developer Investor Buyer

MEP

HOME OWNERSHIP MEANS A LOT MORE INVOLVEMENT IN THE DESIGN AND CONSTRUCTION BY THE OWNER. BUYING AN APARTMENT ON THE OTHER HAND MEANS BUYING A PREDETERMINED PRODUCT IN WHICH THE OWNER BECOMES A BUYER OF A UNIT AND NOT A HOME. 109

source: Mohr, Christoph & Huschner, Martin, 1995, Wohnen in Frankfurt am Main: Wohnformen, Quartiere und Städtebau im Wandel der Zeit (Die Zukunft des Städtischen. Frankfurter Beiträge), Campus Verlag, Frankfurt am Main. p.17 June 1, 2011

110

(oldest standing house in Frankfurt am Main)

Schellgasse B

Built: 1300’s

SUBURB ANALYSIS

“WOOD IS ALREADY THE MOST ADAPTIVE OF ALL BUILDING MATERIALS BECAUSE AMATEURS ARE COMFORTABLE MESSING WITH IT.” P.194 (BRAND) “HONORING THE FUTURE BEGINS WITH HONORING THE PAST.” (p.190, BRAND) WOOD CONSTRUCTION CAN BE SUSTAINABLE AND IT HAS ALONG TRADITION IN GERMANY.

source: Brand, Steward, 1995, How Buildings Learn: What Happens After They’re Built, Penguin (Non-Classics), New York. p. 195 May 10, 2011

Construction: Wood construction is flexibile

111

Double Height

Back yard

Kitchen

Outdoor Deck

112

SUBURB ANALYSIS

What does a typical house have?

Large Bathroom Large Bedroom

Car Garage

Front Door Living Room

Front Yard Living Room 113

114

PROPOSAL CHAPTER 3.1: SITE

115

source: Hochhausentwicklungsplan Frankfurt am Main Fortschreibung 2008 April 20, 2011

1. Cluster Stiftstraße / nördliche Innenstadt: Standort Stiftstraße / Katzenpforte

116

M 1 : 2.000

Auf dem Areal südlich der Stiftstraße entstehen zurzeit zwei Hochhäuser mit einer Höhenentwicklung von 90 und 125 Metern. Nördlich der Stiftstraße sind zwei weitere Hochhäuser mit 60 bzw. 70 Höhenmetern vorhanden. Über eine Neuordnung innerhalb des heutigen „Turmpalast“-Baublocks bietet sich die Chance der räumlichen Verknüpfung der vorhandenen bzw. entstehenden Hochhäuser mit einem weiteren Hochpunkt zu einem neuen kleinen Cluster. Gleichzeitig kann das nördlich angrenzende ehemalige Bayer-Haus mit in das neu entstehende Höhenrelief eingebunden werden. Vorgeschlagen wird ein Standort für ein Wohnhochhaus. Die Blockrand- bzw. Sockelzonen stehen kerngebietstypischen Nutzungen offen. Die Sichtbeziehung Wohnhochhaus „Skylight“ zur Hochhausskyline ist bei der Feinjustierung des neuen Standortes zu beachten. Die Höhe ist auf 60 Meter zu begrenzen.

SITE

THE SITE IS LOCATED DIRECTLY TO THE WEST OF SKYLIGHT, THE ONLY RESIDENTIAL HIGH-RISE IN THE INNENSTADT.

117

DAX Frankfurt Stock Exchange 118

SITE

Existing

Skylight

MA* (proposed)

Die Zeil 119

120

SITE

with scheme requested from the city

THE CITY IS REQUESTING A 60 METER TALL RESIDENTIAL TOWER WITH A BASE. THE TOWER SITS AT THE SOUTH-EAST END OF THE SITE, VERY CLOSE TO SKYLIGHT TOWER AND IN THE SHADOW OF THE FUKSAS DESIGNED OFFICE TOWERS TO THE SOUTH.

121

122

PROPOSAL

CHAPTER 3.2: SUSTAINABILITY 123

BUILT 1997

COMMERTZ BANK source: Hochhausentwicklungspln Frankfurt am Main, Fortschreibung 2008 p.2

124

Hochhäuser führen im Betrieb in Bezug auf Kühlung, Wärmeversorgung und internen Transport zu einem überdurchschnittlich hohen Energieaufwand. Daher und da sie auf Grund ihrer Dimension eine Vorbild- oder „Leuchtturm“-Funktion ausüben, werden bei ihrer Realisierung überdurchschnittliche Anstrengungen erwartet, um durch Nutzung natürlicher Ressourcen, regenerativer Energien sowie durch bauliche Vorkehrungen die gesetzlich normierten Anforderungen deutlich zu übertreffen. Konkret ist anzustreben, den gesamten Primärenergieverbrauch auf unter 150 kWh pro Quadratmeter BGF zu begrenzen, wobei mindestens 50 % der erforderlichen Primärenergie aus der Nutzung von Erdwärme/ Erdkälte, Photovoltaik oder aus sonstigen erneuerbaren Energien gewonnen werden sollte. Hochhausentwicklungspln Frankfurt am Main Fortschreibung 2008 p.2

SUSTAINABILITY

Skyscrapers in the carry operation in terms of cooling, heat supply and internal transport to a higher than average energy expenditure. Therefore, and because they carry on because of their dimension, a model or “beacon” function to be expected when earned above-average efforts to excel through the use of natural resources, renewable energy or structure serving the legally standardized requirements significantly. Specifically, the aim is to limit the total primary energy consumption to less than 150 kWh per square meter of gross floor area, at least 50% of the required primary energy from the use of geothermal heat / Geocooling, solar or other renewable energy should be obtained. Hochhausentwicklungspln Frankfurt am Main Fortschreibung 2008 p.2

FRANKFURT HAS MADE SUSTAINABILITY OR REDUCTION OF ENERGY DEMAND AND WASTE AN IMPORTANT ISSUE. THE COMMERTZBANK TOWER, THE TALLEST BUILDING IN GERMANY, IS ALSO THE “GREENEST.” THE FUTURE ECB HEADQUARTERS IS ALSO BEING BUILT TO VERY HIGH SUSTAINABILITY STANDARDS. SO IF ALL THE OFFICE HAVE TO MEET SUCH STANDARDS, WHY NOT ALSO RESIDENTIAL?

source: property of the architects COOP HIMMELB(L)AU

EUROPEAN CENTRAL BANK

UNDER CONSTRUCTION 2014

Requirements from the city of Frankfurt

125

IDEAL ORIENTATION

N N

126

Site is 18 째 south to ideal 90 째 axis thus tower is adjusted

IDEAL ORIENTATION ADJUSTED TO SITE

ORIENTATION

Consultation with HELMUT MEYER: Sustainability Advisor

Hi Daniel, - we discussed orientation – commercial favourite orientation north/south less solar gains easier to control and residential east/west – direct sunlight in the morning and evening eq spaces are more attractive

- passive solar gains is positive for residential Helmut

Dipl.-Ing. Helmut Meyer; Tel.: +49 711 67976 35 Transsolar: KlimaEngineering- Technologien für energieeffizientes Bauen und Nutzerkomfort in Gebäuden Transsolar Energietechnik GmbH, Curiestrasse 2- 70563 Stuttgart Geschäftsführer : Diplom-Ingenieur Matthias Schuler, Diplom-Ingenieur Thomas Auer, Diplom-Physiker Stefan Holst Amtsgericht Stuttgart HRB 23347, USt-IdNr.: DE152272639

Monday, May 9, 2011

127

128

PRIMARY STRUCTURE: CONCRETE

Consultation with HELMUT MEYER: Sustainability Advisor Hi Daniel, Some comments: Steel and wood means no or a fairly small thermal mass - a way for compensation would be radiant panels (quite unusual and expensive for residential) or using partition walls. Why not prefabricated loam panels including a hydronic radiant system you could use for heating and cooling in combination with a geothermal/heat pump energy supply I think you should address acoustics briefly – residentials in Germany use typically concrete to solve that issue – it should be possible to use wood but maybe you need a layer of screed which might contribute to the thermal mass a little bit (covered by carpet the effect would be gone) Helmut Dipl.-Ing. Helmut Meyer; Tel.: +49 711 67976 35 Transsolar: KlimaEngineering- Technologien für energieeffizientes Bauen und Nutzerkomfort in Gebäuden Transsolar Energietechnik GmbH, Curiestrasse 2- 70563 Stuttgart Geschäftsführer : Diplom-Ingenieur Matthias Schuler, Diplom-Ingenieur Thomas Auer, Diplom-Physiker Stefan Holst Amtsgericht Stuttgart HRB 23347, USt-IdNr.: DE152272639

Tuesday, May 31, 2011

ORIGINALLY, THE STRUCTURE PROPOSED WAS STEEL BUT WAS CHANGED TO CONCRETE FOR 2 REASONS. FIRST, A CAR ELEVATOR WAS ADDED WHICH MEANT THAT A CAR WOULD HAVE TO BE SUPPORTED AND THUS NEEDED A STRONG, STABLE CONSTRUCTION. SECOND, FOR THE REASONS MENTIONS ABOVE BY HELMUT MEYER.

129

130

SECONDARY STRUCTURE: WOOD

Tuesday, May 31, 2011

THE SECONDARY STRUCTURE IN THE FLOOR PLATE IS WOOD. THE CONCRETE STRUCTURE ONLY CARRIES THE VERTICAL AND HORIZONTAL LOADS. THE VERTICAL SEPARATION BETWEEN FLOORS IS DONE BY WOOD CONSTRUCTION SIMILAR TO TYPICAL HOUSING. IN THIS WAY THE FLOOR CAN BE FLEXIBLE AND THE HEIGHT AND OPENINGS CAN BE EASILY ADJUSTED.

131

source: http://profile.ak.fbcdn.net/hprofile-ak-snc4/27522_88211771707_4091_n.jpg http://en.wikipedia.org/wiki/File:Timber_DonnellyMills2005_SeanMcClean.jpg

132

SECONDARY STRUCTURE: WOOD

Sustainable Construction Method if used correctly

FSC - FOREST STEWARDSHIP COUNCIL USED PROPERLY, WOOD CONSTRUCTION CAN BE A SUSTAINABLE FORM OF CONSTRUCTION. BESIDES BEING A GOOD MATERIAL FOR CONSTRUCTION, WOOD ALSO STORES CO2, THERBY REDUCING THE AMOUNT RELEASED IN THE ATMOSPHERE. 133

134

SECONDARY STRUCTURE: WOOD

Consultation with HELMUT MEYER: Sustainability Advisor

Unit A

Unit B

THE FACADE OF THE OFFICE PORTION IS COVERD IN WOOD BECAUSE WOOD MAKES A GOOD THERMAL BARRIER SINCE IT TRANSMMITS HEAT VERY SLOWLY. ON THE SOUTH AND WEST FACADE THE WINDOW UNIT A IS USED BECAUSE IT HAS LESS WINDOW AREA. MEANWHILE ON THE NORTH AND EAST FACADES, UNIT B IS USED WHICH HAS MORE WINDOW AREA SINCE THOSE EXPOSURES HAVE LITTLE HEAT GAIN. 135

136

CENTRAL SUPPLY DUCT

Consultation with HELMUT MEYER: Sustainability Advisor Another option (Which I would prefer) you could provide a central supply duct – partitioned diagonally – 100 supply air at 1st floor, 100% -x at 2nd etc. – so supply shrinks from floor to floor and on the other hand exhaust increases. Then you achieve minimum shaft section. That provides a basic ventilation and heat recovery using a run around coil. Helmut Dipl.-Ing. Helmut Meyer; Tel.: +49 711 67976 35 Transsolar: KlimaEngineering- Technologien für energieeffizientes Bauen und Nutzerkomfort in Gebäuden Transsolar Energietechnik GmbH, Curiestrasse 2- 70563 Stuttgart Geschäftsführer : Diplom-Ingenieur Matthias Schuler, Diplom-Ingenieur Thomas Auer, Diplom-Physiker Stefan Holst Amtsgericht Stuttgart HRB 23347, USt-IdNr.: DE152272639

Tuesday, May 31, 2011

A 2 METER BY 2 METER CENTRAL SUPPLY DUCT IS PROVIDED ACCODRING TO HELMUT MEYER’S ADVICE.

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138

DOUBLE FACADE

Consultation with HELMUT MEYER: Sustainability Advisor Double skin at your approach seems to have two main issues heat protection mitigation or control of wind Helmut Dipl.-Ing. Helmut Meyer; Tel.: +49 711 67976 35 Transsolar: KlimaEngineering- Technologien f체r energieeffizientes Bauen und Nutzerkomfort in Geb채uden Transsolar Energietechnik GmbH, Curiestrasse 2- 70563 Stuttgart Gesch채ftsf체hrer : Diplom-Ingenieur Matthias Schuler, Diplom-Ingenieur Thomas Auer, Diplom-Physiker Stefan Holst Amtsgericht Stuttgart HRB 23347, USt-IdNr.: DE152272639

Tuesday, May 31, 2011

Wind Control

THE DOUBLE FACADE PROVIDES HEAT PROTECTION AND WIND CONTROL FOR THE TOWER. HOT AIR IS ALLOWED TO RISE AND DRAW COOL AIR UP WITH IT. ALSO BECAUSE IT SURROUNDS THE BUILDING, THE PRESSURE DIFFERENCES ON EACH FACADE CAN HELP DISTRIBUTE COOL AIR THROUGHOUT THE BUILDING WITHOUT MECHANICAL HELP.

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DOUBLE FACADE: FIRST LAYER

Tuesday, May 31, 2011

THE FIRST LAYER OF THE DOUBLE FACADE IS A MECHANCIALY CONTROLLED FACADE WITH OPERABLE WINDOWS AT THE TOP OF EACH UNIT. 141

142

DOUBLE FACADE: FIRST LAYER

Consultation with HELMUT MEYER: Sustainability Advisor

THE STANDARDIZED 1ST LAYER OF THE FACADE FULFILLS THE REQUIREMENTS OF THE WHOLE BUILDING. IT COOLS AND HEATS AS A WHOLE.

143

144

DOUBLE FACADE: SECOND LAYER

Consultation with HELMUT MEYER: Sustainability Advisor In addition you should provide windows allowing for adjusting the ventilation section at small steps, that the occupant could react to different wind conditions. Helmut Dipl.-Ing. Helmut Meyer; Tel.: +49 711 67976 35 Transsolar: KlimaEngineering- Technologien f체r energieeffizientes Bauen und Nutzerkomfort in Geb채uden Transsolar Energietechnik GmbH, Curiestrasse 2- 70563 Stuttgart Gesch채ftsf체hrer : Diplom-Ingenieur Matthias Schuler, Diplom-Ingenieur Thomas Auer, Diplom-Physiker Stefan Holst Amtsgericht Stuttgart HRB 23347, USt-IdNr.: DE152272639

Tuesday, May 31, 2011

THE SECOND LAYER OF THE DOUBLE FACADE IS A KIT OF PARTS OF DIFFERENTLY DESIGNED UNITS. SOME ARE OPERABLE, SOME COMPLETELY SEALED, OTHERS JUST RAILINGS AND OTHERS HAVE SHADES. THE SECOND LAYER CAN THUS BE PERSONALIZED SUSTAINABILITY. IT GOES HAND IN HAND WITH THE DIY SPIRIT OF THE CONCEPT. 145

146

DOUBLE FACADE: SECOND LAYER

Consultation with HELMUT MEYER: Sustainability Advisor

THE SECOND LAYER IS SUSTAINABILITY BY CHOICE. IT GIVES EACH OWNER THEIR INDIVIDUALITY IN THEIR HOUSING’S MECHANICAL PROCESSES. THUS EACH OWNER CAN CHOOSE WHAT IS MORE IMPORTANT, SHADE, WIND, LIGHT, ETC.

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100 METERS

5 meter X 5 meter grid of geothermal wells.

148

GEOTHERMAL SYSTEM

Consultation with HELMUT MEYER: Sustainability Advisor Hi Daniel, Some comments: Steel and wood means no or a fairly small thermal mass - a way for compensation would be radiant panels (quite unusual and expensive for residential) or using partition walls. Why not prefabricated loam panels including a hydronic radiant system you could use for heating and cooling in combination with a geothermal/heat pump energy supply Helmut Dipl.-Ing. Helmut Meyer; Tel.: +49 711 67976 35 Transsolar: KlimaEngineering- Technologien f체r energieeffizientes Bauen und Nutzerkomfort in Geb채uden Transsolar Energietechnik GmbH, Curiestrasse 2- 70563 Stuttgart Gesch채ftsf체hrer : Diplom-Ingenieur Matthias Schuler, Diplom-Ingenieur Thomas Auer, Diplom-Physiker Stefan Holst Amtsgericht Stuttgart HRB 23347, USt-IdNr.: DE152272639

Tuesday, May 31, 2011

THE GEOTHERMAL SYSTEM TAKES ADVANTAGE OF THE CONSTANT TEMPERATURE OVER 100 METERS BELOW GROUND. IN COMBINATION WITH OTHER SYSTEMS, THE GEOTHERMAL SYSTEM WELLS REDUCE THE NEED FOR ELECTRICALLY HEATING OR COOLING.

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150

PROPOSAL

CHAPTER 3.3: CONCEPT 151

! ? Buyer Owner

HOME

152

HOUSING

CONCEPT

HOME and HOUSING: Determined to Do it Yourself

Engineer Architect

Contractor

City Planner

Developer Investor MEP

THE CONCEPT IS TO TAKE THE BEST OF THE SUBURBS AND MERGE IT WITH THE BENFITS OF THE HIGH-RISE. HERE THE ARCHITECT SERVES AS THE MEDIATOR BETWEEN THE OWNER AND THE MANY OTHER PARTIES AND INTERESTS WHICH MAKE A LARGE PROJECT POSSIBLE. 153

Height Limit

Westend Protests in the 60’s put a 60 meter limit to tall buildings. Anything above needs special approval.

60 meter Height Limit

Negative Stigma

Due to the unsuccessful introduction of High-Rise Residential in 60’s, this typology has a stigma of social housing.

Unprofitable

The association with social housing means that High-Rise Residential is unprofitable.

European Urbanism

The European urban condition makes tall buildings hard to integrate into the existing fabric.

SELF-DEFEATING CONDITION

The stigma of High0-Rise Residential is upheld it’s history, the city’s reaction, the market’s response and the urban condition all reinforce each other to create a sefl-defeating condition for any kind of High-Rise Residential project.

154

CONCEPT

Residential High-Rise Obstacles and Solutions

120 meters

Additional Functions

Additional Functions at the top and base of the building give the residents more activities than in the Suburbs.

Sustainability

Making the building more energy efficient makes it more desirable.

Height Limit Ignored

The Height Limit is arbitrary so my tower is double the height.

60 meter Height Limit

Negative Stigma Overcome

The design borrows from the Suburbs which are successful.

Profitable

The base of the tower is offices and retail which are profitable and support the residential portion.

European Urbanism

The European urban condition makes tall buildings hard to integrate into the existing fabric. But it does not mean it is impossible. The increase height makes up for the lost space and the base integrates the building with the city.

SELF-ENHANCING CONCEPT

The major concerns against High-Rise Residential is overcome with a concept of self-enhancing features which all work together to make a project which is more than just a residential tower.

155

-€-€-€

156

+€+€+€

FINANCING CONCEPT

Balancing the profits with the losses

€

IN FRANKFURT, THE MARKET SCALE IS UNEVENLY TIPPED TO FAVOR OFFICE WHILE SHUNNING RESIDENTIAL. MY FINANCIAL CONCEPT IS TO USE THIS INDIFFENENCE TO BENEFIT HOUSING. THUS I USE THE HIGH PRICE OF OFFICE RENTAL TO SUBSIDIZE THE RESIDENTIAL PORTION.

€

157

SUBURBAN HIGH-RISE Total area = 55.183 sqm Residential Area = 14.040 sqm Office Area = 16.612 m2 Cost of Site = 20.000.000 € (guess) Cost of new Construction (per m2) =1.750 € Cost of Office rental (per m2) = Innenstadt = 24,50 €/sqm (top 37,00 € / sqm) Cost of Housing rental (per sqm) = Innenstadt = 6,00-8,00 €/sqm Cost of Housing (per sqm) = 2.500 €/sqm and above Part 1: Cost of Construction Cost of Site = 20.000.000 € (guess) Cost of new Construction x new Area Available 1.750 €/sqm x 55.183 sqm = 96.570.250 € Cost of Site + Cost of Construction 20.000.000 € + 96.570.250 € = 116.570.250€ Part2: Cost per m2 needed to pay bills Cost of Construction = 116.570.250€ Planning cost (20%) = 23.314.050 € Financing Cost (Cost of Construction + Planning Cost) x 6% (116.570.250€ + 23.314.050 €)x 6% = 139.884.300 € x 6% = 8.393.058€ Standing empty for 1 year (Cost of Construction +Planning Cost + Financing Cost) = (116.570.250€ + 23.314.050 € + 8.393.058€)= 148.227.358€ Cost per year (Total cost) x 5% 148.227.358€x 5% = 7.413.868€

158

COST CALCULATION Cost per month for Office (Cost per year)/12 months/ (Office area) = 7.413.868€/12/16.612 sqm= 37.20€/per month/sqm

37.20€/per month/sqm

(just with OFFICE the PROJECT can pay for ITSELF!!!) (the top price for office in this area is 37,00 € /m2) Cost of Housing per sqm (Total Cost)/(Residential Area) 148.227.358€/14.040 sqm=10,558€/sqm

10,558€/per month/sqm

(the cost of housing is actually 0€!!!)

Cost of Office rental (per m2) = Innenstadt = 24,50 €/m2 (top 37,00 € /m2) (OK) Cost of Housing rental (per m2) = Innenstadt = 6,00-8,00 €/m2 Cost of Housing (per m2) = 2.500 €/m2 and above (who cares!) 159

WHAT IS A HIGH-RISE? according to REM KOOLHAAS it is, a ”ruthless creation of floor space through the sheer multiplication of a given site” p. 336 (VERTICALLY)

WHAT ARE THE SUBURBS? ”ruthless creation of floor space through the sheer multiplication of a given site” p. 336 ....... (HORIZONTALLY)

160

CONCEPT

BOTH METHODS OF CREATING SPACE MULTIPLY A SITE, THE ONLY DIFFERENCE IS VERTICALLY OR HORIZONTALLY. THE CONCEPT IS TO ESSENTIALLY RETHINK THE REPETITION OF LAND IN A SUBURB FROM HORIZONTALLY TO VERTICALLY. IN THIS WAY A NEW RESIDENTIAL HIGH-RISE TYPLOGY IS CREATED.

161

STACKED SUBURBS

162

HIGH-RISE STRUCTURE

CONCEPT

SUB-URBAN HIGH-RISE

163

(A.)

164

Scheme requested by the city of Fankfurt

(B.)

Tower moved to North-West corner due to shadows cast from nearby buildings

PROCESS

From typical Suburban house to High-Rise

(C.)

Tower turned to align to Cardinal directions & program considered

(D.)

Final Scheme

THE PROCESS OF DESIGNING THE OVERALL PROJECT BEGAN WITH CONSIDERING THE REQUEST FROM THE CITY FOR THE PLOT (A.). THE RESIDENTIAL TOWER (RED) HAS A MAXIMUM HEIGHT OF 60 METERS. AFTER SOME SHADOW STUDIES, IT WAS DETERMINED THAT THE BEST LOCATION FOR THE TOWER WOULD BE IN THE NORTH-WEST CORNER OF THE LOT (B.). THEN THE TOWER WAS ROTATED TO ALIGN WITH THE CARDINAL DIRECTION AND PROGRAM WAS CONSIDERED. THE BASE WOULD BE OFFICES, RETAIL AND PARKING. FINALLY, THE RESULT (D.) HAS A 120 METER TOWER THAT IS TURNED BACK TO FIT WITHIN THE GRID, SITTING ON A BASE OF OFFICE AND RETAIL.

165

(A.) Stacked Houses (B.) Stacked Houses (C.) Stacked Houses (free rooms) (free rooms+ openings)

(1.) Typical House with yard

166

(2.) Typical House (rooms)

(3.) Typical House (deconstructed rooms)

(D.) Volumes & Planes

(4.) Typical House (deconstructed rooms & green areas )

PROCESS

From typical Suburban house to High-Rise

(E.) Volumes & Planes (facade study)

(F.) Volumes & Planes (structure study)

(G.) Volumes & Planes (interior structure study)

THE PROCESS OF DESIGNING THE TOWER BEGAN WITH A TYPICAL HOUSE AND YARD (1). FROM THERE, THE IDEA OF THE HOUSE WAS DECONSTRUCTED (2.) AND THEN REARRANGED (3.) AND APPLIED TO THE OUTDOOR SPACE AS WELL (4.). THESE CONCEPTS WERE EXPLORED IN THE STACKED FLOORS OF A HIGH-RISE (A.),(B.),(C.),(D.). THEN, ONCE AN IDEA WAS ESTABLISHED, THE FACADE (E.) WAS EXPLORED. NEXT, IN EXAMPLE (F.) THE STRUCTURE OF THE HIGH-RISE WAS CONCIEVED AND FURTHER DEVELOPED (G.)

167

(A.) Central (B.) Central Core Longitudinal Core

(1.) Typical House (200 sqm) with yard (red volume=100 sqm)

168

(C.) Periferal Core

(D.)

Off Center Core

PROCESS

From typical Suburban house to High-Rise

(E.) Structure Study (F.) Structure Study (G.)Structure Study (H.) Structure Study (6m x 6m grid) (9m x 9m grid) (9m x 9m grid) (18m x 24m plate) (18m x 27m plate) (18m x 18m plate)

THE PROCESS OF DESIGNING THE CORE BEGAN WITH TAKING AN 18M X 18M PLAN FROM THE TYPICAL HOUSE LOT AND PLACING AN ELEVATOR, EMERGENCY STAIR AND SHAFTS ON IT. A RED VOLUME (1.) REPRESENTING 100 SQM (TYPICAL FLOOR SIZE OF 1ST FLOOR OF A HOUSE IN GERMANY) WAS USED TO DETERMINE IF THE ARRANGEMENTS WORKED. THEN THE STRUCTURE WAS EXPLORED. A SIMPLE GRID BASED ON 1.5 M INCREMENTS WAS USED. THIS WAS IN ORDER TO HAVE A SIMPLE FACADE SPACING. AFTER NUMEROUS GRID AND PKATE STUDIES, (E.,F.,G.,) IT WAS DETERMINED THAT A SIMPLE SQUARE GRID OF 9M BY 9M WAS IDEAL. THUS THE ORIGINAL ASSUMPTION OF AN 18M X 18M PLATE WAS PROVEN CORRECT.

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170

SUB-URBAN HIGH-RISE

The suburbs in the City

THE MAIN CONCEPT HERE IS THAT THE RESIDENTIAL PORTION IS SUPPORTED FINANCIALLY AND STRUCTURALLY (BASE) BY OFFICE PROGRAM. THE GROUND FLOOR IS DEDICATED TO RETAIL AND COMMERCIAL ACTIVITIES FOR THE CITY WHILT THE TOWER IS SEPARATED FROM THE NOISE OF THE STREET FOR PRIVACY. ALSO AT THE TOP AND BOTTOM OF THE RESIDENTIAL TOWER, THERE ARE VARIOUS AMENITIES FOR THE RESIDENTS. GREEN SPACE RETAIL MARINA RESIDENTIAL THEATRE OFFICE LEISURE PARKING 171

172

GEOTHERMAL SYSTEM

PARKING

RETAIL BASE

OFFICE

RESIDENTIAL TOWER

SUB-URBAN HIGH-RISE

Residential

Office

PARKING

RETAI;

OFFICE

RESIDENTIAL

The suburbs in the City

Parking

173

ET w

ith

CAR CIRCULATION THE STREET BECOMES A VERTICAL STREET THROUGH THE USE OF A CAR ELEVATOR. 174

SUB-URBAN HIGH-RISE

ELEVATOR

Circulation Concept

PEDESTRIAN CIRCULATION THE STREET BECOMES A VERTICAL STREET THROUGH THE USE OF AN ELEVATOR AND STAIRS. 175

176

PROPOSAL

CHAPTER 3.4: DRAWINGS 177

178

SITE PLAN Not to Scale

179

180

GROUND FLOOR PLAN Not to Scale

181

(TYP.) PARKING FLOOR PLAN Not to Scale

182

(TYP. OFFICE FLOOR PLAN Not to Scale

183

AMENITIES FLOOR PLAN Not to Scale

184

TYPICAL FLOOR PLAN Not to Scale

185

source: http://lh5.ggpht.com/_sd4aOA0Ur-I/S3KG2OX-SPI/AAAAAAAAJ5g/sJwRdkmTlzs/s1600-h/mies-van-der-rohe%5B4%5D.jpg June 5, 2011

186

MIES type FLOOR PLAN Not to Scale

187

188

FACHWERKHAUS type FLOOR PLAN Not to Scale

189

190

SUBURB type FLOOR PLAN Not to Scale

191

192

NEW POSSIBILITIES FLOOR PLAN Not to Scale

193

194

TOP AMENITIES FLOOR PLAN Not to Scale

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196

SECTION A Not to Scale

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198

PROPOSAL

CHAPTER 3.5: RENDERINGS 199

200

201

202

203

204

205

206

207

208

209

210

211

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REFERENCES 213

Albus, Volker & Franzke, Jo, 2002, Architektur in Frankfurt 19992003, Junius Verlag, Hamburg. Bock, Tom & Muschalek, Christian, The Soho Book Southbank Frankfurt. Brand, Steward, 1995, How Buildings Learn: What Happens After They’re Built, Penguin (Non-Classics), New York. Dudler, Max, 2010, Hochhäuser - High-Rise Buildings, Verlag Niggli AG, Zurich. Eisele, Johann & Kloft, Ellen, 1999, High-Rise Manual, Birkhäuser Architecture, Basel. Hegger, Manfred & Fuchs, Matthias & Stark, Thomas & Zeumer, Martin, 2008, Energy Manual: Sustainable Architecture, Birkhäuser Architecture, Basel. Jeni, Kurt, 1999, Landhäuser: sanieren, umbauen, einrichten. Das Buch der schönsten Fachwerkhäuser, Bauernhäuser und Villen, Blottner Fachverlag, Taunusstein. Koolhaas, Rem, 1994, Delirious New York: A Retroactive Manifesto for Manhattan, The Monacelli Press, New York. Koolhaas, Rem & Mau, Bruce, 1997, S, M, L, XL: Second Edition, The Monacelli Press, New York. Lovell, Jenny, 2010, Building Envelopes: An Integrated Approach (Architecture Briefs), Princeton Architectural Press, New York. 214

WORKS CITED

Marjanovic, Igor & Ray, Katerina Rüedi, 2010, Marina City: Bertrand Goldberg’s Urban Vision, Princeton Architectural Press, New York. Mohr, Christoph & Huschner, Martin, 1995, Wohnen in Frankfurt am Main: Wohnformen, Quartiere und Städtebau im Wandel der Zeit (Die Zukunft des Städtischen. Frankfurter Beiträge), Campus Verlag, Frankfurt am Main. Santifaller, Enrico & Engle, Jürgen & Zimmermann, Michael, 2008, TransForm: Zur Revitalisierung von Immobilien - The Revitalization of Buildings - KSP Engel und Zimmermann, Prestel Verlag, München. Schickhofer, Günther, 2002, Alte und neue Holzhäuser: Eigenschaften - Bausysteme - Beispiele, Stocker, Graz; Stuttgart. Ragon, Michel, 1985, Goldberg: Dans La Ville-On The City, Paris Art Center Hochhausentwicklungsplan Frankfurt am Main Fortschreibung 2008 http://www.marinacityonline.com http://jamestamp.com http://de.wikipedia.org/wiki/Metropolregion http://skyscraperpage.com/

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