Brandon Donnelly — Daily insights for city builders. Published since 2013 by Toronto-based real estate developer Brandon Donnelly. — Page 1150

The Guardian recently published an article on vanity height in skyscrapers . What this is referring to is the unoccupied portions of tall buildings which are built purely for vanity reasons – that is, to increase the face height of the building and claim some superlative title.

Example: 

The tallest building in the world is currently the Burj Khalifa in Dubai. It’s 828m tall. To put that into perspective, the CN Tower in Toronto is 553m. But according to the Council on Tall Buildings and Urban Habitat, 29% of the Burj Khalifa’s height is actually unoccupied or “vanity space.” In other buildings, such as the Burj al Arab (also in Dubai), the amount of unusable space is as high as 39%. 

For the purists out there, this of course raises the question of what should should be counted when assessing building height. Should it only be spaces where humans typically inhabit? The CN Tower has a lot of unoccupied space, which is why it is frequently excluded from these sorts of ego rankings. 

But semantics aside, this is obviously not a new phenomenon and it’s interesting to think about this race to the sky as a proxy for what’s going on in the world. Below is a chart showing which regions have been able to lay claim to the “tallest building of the year” since 1900. 

Since 1990, it has been all about Asia and Oceania and China and Taiwan…

The City of Toronto Planning Division is working on an initiative called, Growing Up: Planning for Children in New Vertical Communities . 

The objective is to better understand how new multi-unit housing can better accommodate families within the city. Supposedly as of 2011, 32% of families within Toronto lived in mid and high-rise buildings. At first I thought this number seemed high, but then I rationalized it to myself by thinking of all the post-war apartment buildings we built.

As part of their study, the city published a number of case studies from Toronto and from around the world. These are projects that have successfully planned for families. For some of the projects they have  floor plan and sections showing how the individual suites were designed and positioned within the building. One feature that they consider desirable is to cluster the family suites on the lower floors of the building.

But perhaps even more interesting is the section called CondoHacks . Here, the study team interviewed 9 families already living in vertical communities to learn about how they have “hacked” their spaces to meets their needs. It’s valuable to see how end-users actually live in specific floor plans. Lots of shared bedrooms and spaces. Here (pictured below) is an example of 2 parents and 2 children living in a 650 square foot one 1 bedroom plus den.

This a topic that I’m personally very interested in. I’m thinking a lot about how some of the projects I’m working on could better accommodate families. So it’s great to see this initiative underway. If you’d like to receive email updates from the city about this study, sign up here on the bottom right of the page. I did that this morning.

“Form follows function” is a famous axiom of 20th century Modern architecture. It is based on the rational notion that architecture and its associated shapes, geometries, and spaces should be a direct result of their function. 

It was a way of trying to eliminate the arbitrary ornament that had adorned previous architectural movements. In this case, if it had no function, then it should be stripped away.

There have been many bastardizations of this pithy statement over time, but one of my favorites is: “form follows parking.” Obviously derogatory, it is this idea that much of the built environment is a result of parking requirements, rather than of more human factors.

We see this in suburban building typologies (large surface parking lots), but also in urban infill projects where the below grade parking begins to dictate the structural grid and layout of the upper floors. It is, of course, necessary in many cases, but there’s also something subversive about parking having such a lasting impact on the spaces we occupy.

That said, we know where the trend line is headed when it comes to parking. Streetblogs recently posted an article about the scarcity of parking in Manhattan and cited number of interesting stats.

Because of the city’s bike-share program (introduced in 2013) and because of all of the bike lanes that have been added in recent years, the city has (rightly) removed approximately 2,330 on-street parking spaces in Manhattan south of 125th Street.

Here’s another set of stats: 

In 1998, New York City had about 810 parking lots and garages south of 60th street. Together, they accounted for approximately 112,826 parking spaces. As of last year (2016), the number of lots and garages had dropped to about 643 and the number of parking spaces to approximately 95,000. That’s a decline of about 16%, during a period of when the population of Manhattan grew by more than 100,000 people.

I would also imagine that these pressures are increasing. So it is quite possible that “form follows parking” could be on its way toward obsolescence. I certainly feel it waning.