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Buildings as Individual Entities

Buildings are almost always designed and built as isolated, individual entities. The adverse effects on neighboring buildings and the community at large are rarely considered outside of the legally mandated setback requirements.

LIGHT

Buildings Interacting
VIEWS

Blocked window view in Hong Kong high-rise building

WIND

The shadow cast by the iconic Empire State on its neighboring buildings.

Wind tunnel of Tokyo building complex

Optimally Designed Building Interaction

ACCESS

SOLAR

SIZE

PLAZA

Pedestrian skybridges connecting buildings at 24th Street, NYC

Apartment building with solar panels (Bern, Switzerland)

I.M. Peis Hancock Tower is skewed to have a minimal impact on Bostons historic Copley Square

Kevin Roches proposed elevated building allowing for open public plaza below

Retrofit Buildings for Positive Interactions

$$

Altering buildings to interact as a retrofit condition involves prohibitve initial costs when considered in isolation

Can We Make Retrofits Financially Attractive to Encourage Building Interactions?

LEGAL FRAMEWORK

$$

Change FAR requirements to allow for a FAR market exchange with explicit monetary rewards.

FAR Marketplace
NEW FAR CREATION: If you retrofit your building and it improves energy performance by 30%, you are given an FAR bonus that you can sell.

Retrofit - FAR Example:


Do I want a courtyard to improve environmental conditions? Yes No

Can I afford a courtyard?

Yes

No

Build as Individual

Partnership Opportunities Available?

Yes

No

Invoking new FAR exception, will the value of the FAR created by cutting out the courtyard sell at a high enough price to cover the cost of cutting out the courtyard?

No

Yes

Build with money from sale of FAR

Original Condition

Cut Out Courtyard

Tower Addition

How Will the Addition Impact Neighbors?

FAR Marketplace
FAR CAVEAT: Bought to be developed, the extra FAR will inevitably affect its neighbors. Therefore, another condition for using the extra FAR is that the developer must coordinate with the community to mitigate any adverse effects on neighboring buildings.

Cut Out Courtyard

Tower Addition

Consider E ects on Neighbor

Optimize Tower Addition to Mitigate Adverse E ects on Neighbor

New Addition - Neighbor Interaction Example:


Mitigation of developing extra FAR Designed by developer Design solution Neighbor chooses Veto Massing Redesign Designed by developer Does the redesign solve adverse effects? Neighbor chooses Yes No

Utility / monetary compensation Neighbor chooses Payoff $$ Program Access Energy Aesthetics Veto

This Interaction can be Defined by a Linear Workflow

Condition

Original Condition Cut Out Courtyard

Cut Out Courtyard Tower Addition

Tower Addition Consider E ects on Neighbor

Optimize Tower Addition to Consider E ects Mitigate Adverse E ects on Neighbor on Neighbor

Optimize Towe Mitigate Adve on Neig

Each Stage has Different Goals and Methods

Condition

Original Condition Cut Out Courtyard

Cut Out Courtyard Tower Addition

Tower Addition Consider E ects on Neighbor

Optimize Tower Addition to Consider E ects Mitigate Adverse E ects on Neighbor on Neighbor

Optimize Towe Mitigate Adve on Neig

MAXIMIZE:

Light Air

Light Air Square footage Southern exposure Construction costs Adverse effects on neighbor

Neighbor approval

MINIMIZE: METHOD: New core with atrium (Jenna)

Neighbors blocked lighting Neighbors bad views Rotate Formal changes Output from towers solar collector View of towers green wall Community program

Solar collector Green wall

Typical Floor Plan


- Office Floor

Women

Men

Parametric Changes
- Void Strategy

Men

Women

Men

Women

Element Strategy
- Jm3544 Element

Parametric Changes
- Void Strategy

Input Parameter

Input parameter - Length of Void : 70 feet Output parameter - Void Area : 2767 square feet - Core Area : 2981 square feet

Input parameter - Length of Void : 82 feet

Input parameter - Length of Void : 120 feet

Output parameter - Void Area : 3275square feet - Core Area : 2981 square feet

Output parameter - Void Area : 4833 square feet - Core Area : 2981 square feet

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign

Does the redesign solve adverse effects? default shading

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign

Does the redesign solve adverse effects?

f.a.r.

f.a.r. shading default shading

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign extension extension shading f.a.r. shading default shading

Does the redesign solve adverse effects?

f.a.r.

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign extension extension shading f.a.r. shading default shading

Does the redesign solve adverse effects?

f.a.r.

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign extension extension shading f.a.r. shading default shading

Does the redesign solve adverse effects?

f.a.r.

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Mitigation of developing extra FAR

neutralizing strategy Design solution

Veto

Massing Redesign extension

Does the redesign solve adverse effects?

f.a.r.

f.a.r. shading default shading

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Potential Site for Addition

Adverse Effects on Neighbor Caused by Addition

Blocked Light and Views

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign

How to Offset Negative Impact?

Does the redesign solve adverse effects?

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign

Provide Aesthetic Benefit

Does the redesign solve adverse effects?

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign

Offset Energy Costs

Does the redesign solve adverse effects?

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign

Does the redesign solve adverse effects?

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

How to Optimize Benefits and Payoffs?

Mitigation of developing extra FAR

Design solution

Veto

Massing Redesign

Does the redesign solve adverse effects?

Yes

No

Utility / monetary compensation

Payoff $$ Program Access Energy Aesthetics

Veto

Optimize Solar Collection

Optimize Green Aesthetic

Combine Solar and Green

Optimize Green and Views

Optimize Solar, Green, and Cost

Optimize Solar, Green, Views, and Cost

Feature Request for Michelles Armature: -Replace tube with panel -Include 4 output points Feature Request for Dolores Paver: -Base paver on 4 input points -->Paver will be built into armature UDF to create green wall

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