Arch7140spring14 skrocki

THESIS

The existing building stock of New York City offices are unable to accommodate the emerging needs of both today and the future. As a result, tall towers should be designed with flexible components to allow for a more dynamic and efficient utilization over a longer period of time.

Joseph Skrocki - M. Arch ‘14

RESEARCH: This chart shows the prevalence of office space within NYC. In Manhattan, over 10% of the buildable land is composed of offices, many of which have multiple floors, creating a landscape in which mid rise and tall buildings dominate.

CATEGORY:

WINDOW HEAD ABOVE CEILING

SPATIAL SUB-CATEGORY:

TYPICAL

NAME:

COLUMN IN WINDOW WALL

COLUMNS IN OPEN OFFICE

TALL WINDOW SILL

WINDOW HEAD ABOVE CEILING

COLUMN IN OFFICE SPACE

CURRENT CONDITIONS Today, office towers are composed of space deemed less desirable for a variety of reasons.

The images at the left depict some common conditions seen in earlier high rise buildings, where columns inappropriately lie within the center of offices or small punched window openings dominate the entire floor’s facade, removing the user from both views and light.

As a result, office tenants often choose not to occupy these and other spaces, leaving portions of a tall tower vacant.

RESEARCH: This picture visually represents the dominance that office buildings have in Manhattan. However, their presence does not imply consistent use.

Many of these mid and tall office towers become riddled with vacancy, creating a hidden problem that exists throughout the city. Offices are built, but their configurations are outdated, creating wasteful vacancy http://ny.curbed.com/archives/2013/05/31/one_possibility_for_nycs_vacant_office_space_popup_hotels.php

CATEGORY:

SPATIAL SUB-CATEGORY:

TYPICAL

NAME:

RESULTING VACANCY While a small amount of vacancy may be acceptable, there are cases where rates of vacancy become a severe detriment to the operation and efficiency of a tower. While most architects were probably touting the high usable floor rates of these towers, if one considers possible future vacancy, one can see how easily that figure is skewed. As a result, towers should be designed with this in mind, and strive to create dynamic spaces to attract and maintain tenants, but also efficient ones to remain solvent during periods of decline.

0.86

0.69

UA AVG. USABLE AREA OF CASE STUDIES

UA MARKET CHANGES

FUTURE USABLE AREA WITH 20% VACANY

+150 %

+100 %

+50 %

0.99

SF

AVG.

0.95

CLS

0.042

VC

13.49

FAR

0.0043

D

0.71

PA

0.86

UA

0.99

CPF

0.39

PO

5.15

PAR

0.72

SU

-50 %

-100 %

RESEARCH: The deviation graph of all nine class case studies laid over one another revealed something about the collection of buildings. While some values ranged wildly, there were six genes that were locked in a much smaller gene. Examining these genes and their influence became an important basis for initial design.

0.75

CWU

0.29

SA

1.39

SAR

1.29

PEF

0.49

PV

0.75

UI

0.55

ET

0.034

1.69

SA2V PA2S

10.58

CF

0.87

VO

4.14

AR

10.73

CAR

0.91

TF

1.97

SA2P

CATEGORY:

SPATIAL SUB-CATEGORY:

TYPICAL SAMENESS FACTOR

CONSISTENCY OF LEASE SPAN

PLANNABLE AREA

USABLE AREA

SECTIONAL USABILITY

COLUMNLESS PLANNABLE AREA

001

002

006

007

011

008

SF CLS

PA

UA

SU

LIMITING GENES

NAME:

CPA

+

014

SAR 015

PEF 010

CWU

PAR

020

005

PA2S 019

SA2V

D

022

VO

017

UI

016

PV 018

ET

024

CAR

RELEVANCE

012

023

AR 026

021

SA2P

CF 013

SA 009

PO

004

FAR

003

VC

025

TF

-

GENE STUDY & DEPENDENCY MAP After having this revelation of vacancy, the book of research was consulted to examine what genes could be “responsible” for vacancy. While vacancy is the result of a market condition, it’s presence in some buildings more than others could perhaps be attributed to underlying gene issues. When looking at the nine cases studies in the book, it became clear that six genes were consistent across each case study.

The six genes: sameness factor, consistency of lease span, plannable area, usable area, sectional usability, and columnless plannable area. Instead of creating a building that would lock in these genes like every other case study, a range was to be desired.

10 15 20 25

25

20

15

10

25 20 15 10

10

15

20

25

10 15

25 20 15 10

20 10 25

25 10 20

15 10

10

15

20 25 10 15 20 25

RESEARCH: These nine images portrayed some of the interesting ways in which a building could assemble vacancy. While some are more plausible than others, the upper right example of an inner ring / outer ring condition showed that by preserving the exterior window wall office, one could assemble void space at the center for a more dynamic interior space.

25

20 15

10

CATEGORY:

SPATIAL SUB-CATEGORY:

TYPICAL

NAME:

VACANCY STUDIES & IMPLEMENTATION To create this range in gene values, flexible space would need to be created within the building. The images on the left were studies of how vacant or flexible space could be accumulated within a building. Some seemed more plausible than others, but the top right corner revealed a condition that could be replicated in a new design. By leaving the exterior window wall of a building as a typical office floor plan, the interior (and typically less desirable floor area) could be leveraged as flexible and dynamic space. Instead of placing this area as an inner ring around the core, the choice to split the core and place it within this consistent center allowed for a vast, usable section of the building devoted to flexible space.

CENTER CORE TYP.

SPLIT CORE TYP.

SPLIT CORE WITH VOID

CONCEPT: After devising a location for this void space, a series of prototypes were examined, with a movable floor being deemed one of the most plausible options. Looking to the architectural firm, Hoberman, a closable floor was devised to begin creating more efficient and dynamic space within the shell and outer ring of a typical office tower.

CATEGORY:

SPATIAL SUB-CATEGORY:

TYPICAL

NAME:

“We believe that a world undergoing accelerating change needs an adaptive, interactive approach to design.�

FLEX FLOOR CONCEPT The concept of the flex floor was derived from a number of studies, with some inspiration derived from Hoberman, a leader of transformable design. While a flexible floor may seem excessive to some, their work suggests that such architectural elements are both plausible but also paramount to creating better design.

PROJECT

T

40T H

UE

KA VEN

PAR

TON

ING

LEX

UE

42N D

AVE N

D

ILT

ERB

43R VAN D

UE

AVE N

ON

DIS

MA

AVE NUE

5TH

AVE NUE

NORTH

45T H

44T H

SIT E

41S

CATEGORY:

PLAN & PERSP SUB-CATEGORY:

TYPICAL

NAME:

SITE OVERVIEW & STREET VIEW

43RD STREET

RETAIL

RETAIL

H

H

H

H

H

H

LOADING DOCK

VANDERBILT AVENUE

H

MADISON AVENUE

H

RETAIL

M

M

M

M

L

L

L

L

M

M

L

L

L

L RETAIL

RETAIL

42ND STREET

CATEGORY:

PLAN SUB-CATEGORY:

TYPICAL

NAME:

GROUND & BELOW GRADE LEVELS LOADING DOCK ABOVE

BUILDING UTILITIES AND STORAGE

RETAIL

RETAIL

S

RETAIL KIOSK

EX. RAMP TO STREET LEVEL

S

RETAIL

RETAIL KIOSK

RETAIL

RETAIL

RETAIL

TERRACE RETAIL RETAIL

RETAIL MADISON AVE BUILDING UTILITIES AND STORAGE

RETAIL

CATEGORY:

SECTION SUB-CATEGORY:

EAST/WEST

NAME:

GRAND CENTRAL CONNECTION SECTION

VANDERBILT AVE

RETAIL

EX. RAMP TO ST. LVL

MAIN CONCOURSE TRACK LEVEL ADD’L TRACK LEVEL

CATEGORY:

PERSP SUB-CATEGORY:

AGGREGATE

NAME:

VIEW OF FLEX FLOORS & CONCEPT

CATEGORY:

PLAN & PERSP SUB-CATEGORY:

TYPICAL

NAME:

GROUND FLOOR LOBBY VIEW

329 MADISON 880’ - 0” CATEGORY:

PERSP & SECTION SUB-CATEGORY:

METLIFE BUILDING AGGREGATE 808’ - 0”

HIGH RISE

NAME:

MID RISE

FLOOR 33 593’ - 5”

LOW RISE

FLOOR 19 369’ - 5”

329 LOBBY HT. 60’ - 0”

UNDERGROUND TO G.C. -14’ - 6”

FLEX FLOORS IN BUILDING

ELEC T

W

FAN ROOM

ELEC SERVICE

W

T

FAN ROOM

SERVICE

M

M

TELE

ELEC

CATEGORY:

PLAN SUB-CATEGORY:

TYPICAL

NAME:

TYPICAL FLOOR PLANS

ELEC FAN ROOM

M

TELE W

SERVICE

ELEC

MECH

The typical floor plans of the building are orthogonal and simple, purposefully like typical office buildings to produce and instant contrast between the outer ring and inner flex space.

One can easily see the “racetrack” that the layouts and offices follow, with modest lease spans so that all workers within the space have ample access to daylight and views. The center void remains constant throughout the tower to avoid complications and excessive changes to the flexible insert seen on the following spread.

1

2

7 3

7 8 4

12 11 8

10 9 5

9

8

10

6

8 7

7

11

12

1

FLOOR PLATE FINISH

2

ELEC & TELE CONDUIT PATHS

3

STRUCTURAL FLOOR PLATE

4

FLOOR PLATE INSERT

5

FOLDING STRUCTURE

6

FOLDING HARDWARE

7

STEEL HOUSING PANEL

8

GUIDE RAIL

9

ROLLING EXTENSIONS

10

STEEL HOUSING PANEL

11

STORAGE ENCLOSURE

12

STORED MODULAR WALLS

CATEGORY:

AXONOMETRIC SUB-CATEGORY:

TYPICAL

NAME:

COMPONENTS OF FLEX FLOOR

10

11 12 1

WALL INSERTS

7

8

9

8

2

3

4

FLOOR

7

TRACK 7

8

9

TRACK

8

7

5

6

10

11 12

WALL INSERTS

OPTION A + 1,222 SF

ELEC

+WORK STATIONS

T

W

M

OPTION A + LOW RISE PLANNABLE = 1,222 SF + 21,649 SF = 22,871 SF

0.69

PA

FAN ROOM

SERVICE

CATEGORY:

PLAN & SECTION SUB-CATEGORY:

TYPICAL

NAME:

FLEX FLOOR OPTIONS OPTION B + 2,042 SF

ELEC

+WORK STATIONS +PRIVATE OFFICES

T

W

M

OPTION B + LOW RISE PLANNABLE = 2,042 SF + 21,649 SF = 23,691 SF

0.71

PA

FAN ROOM

SERVICE

OPTION C + 3,398 SF

ELEC

+TRAINING ROOMS / CLASSROOMS

T

W

M

OPTION C + LOW RISE PLANNABLE = 3,398 SF + 21,649 SF = 25,047 SF

0.75

PA

FAN ROOM

SERVICE

CATEGORY:

PLAN & SECTION SUB-CATEGORY:

TYPICAL

NAME:

FLEX FLOOR OPTIONS

OPTION D + 4,218 SF

ELEC

+WORKSTATIONS +SOFT SEATING +OPEN COLLABORATION SPACE

T

W

M

OPTION D + LOW RISE PLANNABLE = 4,218 SF + 21,649 SF = 25,867 SF

0.77

PA

FAN ROOM

SERVICE

OPTION E + 5,574 SF

ELEC

+PRIVATE OFFICES +WORK STATIONS +OPEN COLLABORATION SPACE +SOFT SEATING

T

W

M

OPTION E + LOW RISE PLANNABLE = 5,574 SF + 21,649 SF = 27,223 SF

0.81

PA

FAN ROOM

SERVICE

CATEGORY:

PLAN & SECTION SUB-CATEGORY:

TYPICAL

NAME:

FLEX FLOOR OPTIONS

OPTION F + 6,528 SF

ELEC

+WORK STATIONS +SOFT SEATING +BREAK ROOM SPACE +OPEN COLLABORATION SPACE +LARGE CONFERENCE ROOM

T

W

M

OPTION F + LOW RISE PLANNABLE = 6,528 SF + 21,649 SF = 28,177 SF

0.84

PA

FAN ROOM

SERVICE

CATEGORY:

PLAN & PERSP SUB-CATEGORY:

TYPICAL

NAME:

DYNAMIC FLEX FLOOR - TYP. OFFICE

CATEGORY:

PLAN & PERSP SUB-CATEGORY:

TYPICAL

NAME:

DYNAMIC FLEX FLOOR - EVENT

CATEGORY:

SYNTHESIS SUB-CATEGORY:

AGGREGATE

NAME:

TYP. ELEVATION

329 MADISON 880’ - 0”

3’ - 6” 5’ - 0”

7’ - 6”

5’ - 0” 3’ - 6”

LESS TRANSPARENT

MORE TRANSPARENT

LESS TRANSPARENT

MULLION SPACING

MULLION SPACING

MULLION SPACING

MULLION SPACING

MULLION SPACING

FLOOR 39

MECH & FLOOR PLATE STOR.

686’ - 0”

FLOOR 13

MECH & FLOOR PLATE STOR.

269’ - 8”

329 LOBBY HT. 60’ - 0”

43RD UNDERGROUND TO G.C.

42ND

CATEGORY:

PLAN & PERSP SUB-CATEGORY:

TYPICAL

NAME:

DUSK BIRDSEYE

35.54

FAR

+150 %

27.38

+100 %

FAR

+50 %

0.47

PO

0

0.050

VC

AVG.

1.00 0.99

SF

1.00 0.95

CLS CLS

0.042

VC

P

0.84

13.49

FAR

0.0046 0.0043

D D

0.0036

D

PA 0.71

PA 0.64 PA

0.78

0.88 0.86

UA UA

0.99

CPF

0.39

0.36 PO PO

5.15

PAR

SU 0.72 SU

0.75

CWU

0.21

SA

3.20

-100 %

SA

1.39

SAR

0.68

UA PAR

-50 %

0.29

0.41

CWU

1.00

SAR

1.29

PEF 1.14 PEF

0

P

29

EF 14 EF

CATEGORY:

SYNTHESIS SUB-CATEGORY:

EVALUATION

NAME:

329 MADISON Lastly. this project finishes with the deviation graph. As mentioned earlier the goal of this project was to produce a building that could creating both dynamic and efficient spaces.

While the perspectives of the project reveal its dynamic and exciting influence, this gene deviation graph shows its capability to adapt and remain efficient. By creating space which can be used when desired or closed off and not conditioned when unneeded, the building creates a range of values seen in this deviation graph.

0.88

ET

PV 0.49

PV

5.44

2.18

0.62

PA2S

0.85

UI

0.75

UI 0.66 UI

AR 12.55

1.00

VO 0.55

ET

0.034

1.69 1.68

SA2V PA22S

10.58 N/A

CF

0.87

VO

4.14

AR

CAR

1.00

10.73

0.91

CAR

TF TF

1.97

SA2P

0.022

SA2V 0.78

SA2P