In working on The Vermeer, the author’s firm had an ongoing early-stage discussion of light gauge steel versus concrete. It started by looking at the height, footprint, and overall massing of the building. Both materials suited the general design intent, but the relevant question was, which one is the most efficient way and has the fewest compromises?
Once wood framing is out of the picture, only a few other structural options remain, and light gage is one of them. For The Vermeer, the height of the building was an important consideration. Would it get to the point where the lower levels would require steel to pick up the loads coming from above? The footprint and massing also had to be considered; would there be a lot of acute corners, are there multiple step backs and cantilevers? The answer to both questions is yes. Does the program include that top of the market rooftop amenity with a pool? What mechanical system is being utilized? All these elements need to be reviewed in depth and considered when making the decision of the structural system of the building.
The Vermeer is 12 stories, plus penthouse amenities; it contains multiple acute angles due to the site constraints, multiple stepbacks at the top floors due to zoning requirements, an extensive green roof to adhere to the energy code, and rooftop amenities and pool as the site offers 360-degree views. Considering all the above, the design team made the decision to move forward with a concrete structure. This allowed the design to thrive and to take advantage of zoning-required step backs, to get creative with the site’s acute angles, to push the limits on the extent of the green roof and move forward on what will be another addition to the iconic skyline.
The sustainability aspect
It is common to think of sustainable building measures as entirely separate from cost, communication, and constructability concerns. Green building design, however, can be a cost-effective choice, and can lead to a well-planned project that runs on time with a highly coordinated team, and leads to less waste as well.
Choosing sustainable materials early in the process and coordinating with construction experts to select construction techniques that make a high-rise both more sustainable and constructable (e.g. modular and panelized construction), lead to a more efficient build in every respect. In thinking about sustainability, it is important to take a high-level approach. A sustainable building is more than just solar panels and renewable materials. Longer build times mean more fossil fuels, and bad communication can mean those sustainable materials do not make it to the site on time. Effective early decision making is as important to the bottom line for both a monetary and a carbon budget.
The design team and ergonomics
The ergonomics of a building are what drives the design throughout the process. Each decision made, from the column placement to the type of heating, (e.g. gas or electric), to window placement, and even the selection of light fixtures can make or break the final residential experience.
Ultimately, design teams want the functionality and movement through the building to be as efficient as possible, and for it to resemble the efficiency they find in the chosen materials and building systems. If design teams are not asking themselves “How will this affect the resident?” prior to making a decision, then there is a high likelihood that final experience will be compromised.
