We know we belong to the land, is this building we’re building – too grand?

 

Continuing (in a way) the theme of Smart Cities...

The title of this blog post is a modified lyric from the song "Oklahoma!" in turn, from the musical of the same name.  The correct lyrics are:

We know we belong to the land
And the land we belong to is grand!
And when we say, yeeow-a-yip-i-o-ee ay!
We're only sayin' You're doin' fine, Oklahoma! Oklahoma, OK!

Enjoy the song here:

In any case, the land of Oklahoma may become the home of America’s tallest building.

As project managers – and project LEADERS, we should not be interested only in HOW this gets done, but WHY it’s getting done.  Building a team, gaining cohesion amongst the team, and motivating the team depends on whether the project has a great rationale, whether it’s connected to the mission and vision of the organization, and increasingly whether the project provides benefits and value beyond the organization.

There is now a plan to build the tallest building in the USA and to put that building in (wait for it) Oklahoma City.

It would be 1,907 feet tall, which would make it taller than the Freedom Tower in New York City.

Here is a (tall!) picture of the project.

To get some details and to understand how New Yorkers feel about this, watch this short video from a New York City TV station:

To find out more about this, I went to the architect’s web page, which has cool pictures of the project, and as to its justification, says this:

The Boardwalk at Bricktown will deliver an exciting architectural tapestry of modern design and a rich mixed-use experience at the heart of a vibrant entertainment district. Designed to be the tallest building in the nation, this bold development encompasses over 3 acres and over 2 million square feet of residential, hospitality, retail, dining and entertainment. Within its sleek forms, the 480-key Dream hotel and residential towers will each feature their own unique luxe amenities, creating a dynamic urban hub for tenants and visitors. Dining, retail, and open plazas elevate and energize the streetscape, forging interaction, connection and inviting the world to experience the best OKC has to offer. A catalyst for urban evolution, The Boardwalk embodies the spirited essence of Oklahoma City, honoring its rich past, dynamic present, and promising future.

Here are the key stats for this building:

• 2.7 million sq feet [SF] (5 million sq. feet overall in the complex)
• 3.92 Acres
• 1,907 SF Residential
• 938,000 SF Parking
• 480-Key Dream Hotel
• 1,907 Residential Units (Luxury, Affordable Housing)
• 110,000 SF Retail, Entertainment, and Dining

Why 1907 feet? An homage to the year that Oklahoma recently became a state.

The entire development project is estimated to cost $1.6 billion, including $770 million for the tower, says the firm’s press release. Funding for the project will come from multiple sources, he said, including $200 million in subsidies approved by the city. The firm is also pursuing additional state and federal funding.

We know the New Yorkers are opposed to this (but it’s from a pride perspective, they are not direct stakeholders).  How about others?

From this article at CNN:

Steve Agee, an economist at Oklahoma City University, said the idea is “pie in the sky,” especially since interest rates are hovering at 23-year highs, which would make financing the building more difficult.

“I don’t see the economics working in their favor,” he said. “It’s not fathomable to me that Oklahoma City is ready for a building like that.”

But the tower would be an “unprecedented outlier” in Oklahoma City, said Jason Barr, a professor of economics at Rutgers University-Newark who studies the economics of skyscrapers and is the author of “Cities in the Sky: The Quest for the World’s Tallest Skyscrapers.”

The height of a city’s tallest building strongly correlates with its second-tallest building, he said, and the proposed Oklahoma City tower would be more than twice the height of the city’s current tallest building, the Devon Energy Center office building.

Oklahoma city is growing… does that make a difference?  The article goes on quoting Barr:

Large cities like New York can have taller buildings because they have more people and more companies, he said. But the Oklahoma tower struck Barr as “way too tall given the city’s population.” New York’s population is around 12 times the size of Oklahoma City’s, and Chicago’s population is four times larger.

So, I thought I would engage with a chat with ChatGPT about this, looking at the rationale.  I think you may enjoy my conversation.

My original prompt:

A developer is planning on launching a 1,907 -foot tower in Oklahoma City. It will have the following statistics: • 2.7 million SF • 3.92 Acres • 1,907 SF Residential • 938,000 SF Parking • 480-Key Dream Hotel • 1,907 Residential Units (Luxury, Affordable Housing) • 110,000 SF Retail, Entertainment, and Dining Using population figures you can derive from https://www.okc.gov/ please assess the rationale for building such a project.

ChatGPT’s first response:

Assessing the rationale for building a 1,907-foot tower in Oklahoma City would require considering various factors, including population figures, economic conditions, and urban development trends. Here's a breakdown of the project's potential rationale based on the provided information:

1. Economic Growth and Investment:
   • A developer might consider building such a project in Oklahoma City if the city is experiencing significant economic growth and attracting investment. A large-scale development like this could be seen as a symbol of confidence in the city's economic future.
2. Population and Housing Demand:
   • To assess the housing component, it's important to consider the population figures from the provided website. If the population of Oklahoma City is growing or is projected to grow significantly, there could be a demand for additional housing units, including luxury and affordable housing. The 1,907 residential units in the tower would help meet this demand.
3. Mixed-Use Development:
   • The project's mixed-use nature, including residential, parking, a hotel, retail, entertainment, and dining spaces, suggests that the developer is aiming to create a multifunctional space that caters to various needs and lifestyles. This approach can enhance the project's attractiveness and profitability.
4. Hotel Industry and Tourism:
   • The inclusion of a 480-key Dream Hotel suggests that the developer might be capitalizing on the city's potential for tourism or business travel. If Oklahoma City is a popular destination for tourists or has a growing number of business visitors, a high-end hotel could be a lucrative venture.
5. Parking and Accessibility:
   • The 938,000 SF parking facility may indicate that the developer is addressing the city's parking needs or providing easy access to the tower for residents, visitors, and hotel guests. Adequate parking infrastructure can be essential for large-scale developments.
6. Retail and Entertainment:
   • The inclusion of 110,000 SF for retail, entertainment, and dining spaces could be seen as an effort to create a vibrant and attractive destination within the city, catering to both residents and visitors.
7. Affordable Housing:
   • The provision of affordable housing units within the tower indicates a commitment to addressing the housing needs of a diverse range of residents, potentially contributing to social and economic inclusivity.

Ultimately, the rationale for building such a project in Oklahoma City would depend on a combination of factors, including the city's economic prospects, population growth, tourism potential, and the developer's vision for creating a dynamic and attractive urban space. Detailed market studies, demand assessments, and economic feasibility studies would likely be conducted before proceeding with a project of this scale to ensure its viability and success.

Then I tried to inject the aspect of a growing population as a rationale:

Please reconsider with this information: Oklahoma City has a 2024 population of 702,837. It is also the county seat of Oklahoma County. Oklahoma City is currently growing at a rate of 0.73% annually and its population has increased by 2.94% since the most recent census, which recorded a population of 682,760 in 2020.

ChatGPT responds:

Thank you for providing the updated population figures for Oklahoma City. Based on this information, let's reassess the rationale for building a 1,907-foot tower in the city:

1. Population Growth:
   • Oklahoma City's population of 702,837 in 2024, along with a growth rate of 0.73% annually and a 2.94% increase since the 2020 census, indicates that the city is experiencing population growth. This growth can create a demand for additional housing and amenities, making a large-scale development project more attractive.
2. Housing Demand:
   • With a growing population, there is likely a continuing demand for housing. The inclusion of 1,907 residential units, comprising both luxury and affordable housing, could help meet this demand.
3. Economic Confidence:
   • The decision to build such a tall and comprehensive tower may signal confidence in Oklahoma City's economic prospects. A growing population can be indicative of economic stability and attractiveness to both residents and investors.
4. Mixed-Use Development:
   • The mixed-use nature of the project, including residential, parking, hotel, retail, entertainment, and dining spaces, suggests that the developer aims to create a diverse and vibrant urban environment. This approach aligns with modern urban development trends that prioritize walkability and convenience.
5. Hotel Industry and Tourism:
   • The presence of a 480-key Dream Hotel may indicate that the developer is tapping into Oklahoma City's potential for tourism or business travel. A growing city population can also support increased tourism, making a hotel component a strategic choice.
6. Parking and Accessibility:
   • The provision of a significant parking facility can address parking needs and ensure accessibility for residents, visitors, and hotel guests. This infrastructure is crucial for the convenience and functionality of a large-scale development.
7. Retail and Entertainment:
   • The inclusion of 110,000 SF for retail, entertainment, and dining spaces suggests a commitment to creating a vibrant destination within the city, catering to the needs and preferences of the growing population.

Considering the updated population figures and growth rate, the rationale for building such a project in Oklahoma City appears more plausible. It aligns with the potential demand for housing, the city's economic outlook, and the desire to create a dynamic urban environment that serves both residents and visitors. Nonetheless, the project's feasibility and success would still depend on thorough market studies and economic assessments to ensure that it aligns with the specific needs and preferences of the local population.

A rationale, of course, is not always only financial.  Even things like “pride” can fit into the rationale.

Recalling the New Yorkers’ distatste for losing the title of USA’s Tallest Tower, I asked ChatGPT:

Please reconsider this with the intangible effects of having the tallest building in the US, one-upping New York City's Freedom Tower.

ChatGPT replied:

Building the tallest tower in the United States with the intention of one-upping New York City's Freedom Tower would introduce intangible effects and additional considerations to the project rationale. Here's a reassessment considering these factors:

1. Symbolic and Prestige Value:
   • Constructing the tallest building in the United States, as a form of competition with New York City's Freedom Tower, could carry significant symbolic and prestige value. It may be viewed as a statement of civic pride, ambition, and achievement for Oklahoma City. This can boost civic morale and make the city more recognizable on a national and international scale.
2. Tourism and Attraction:
   • Such an iconic and record-breaking tower can become a major tourist attraction, drawing visitors from across the country and around the world. The tower's observation deck, if included, could offer breathtaking views, enhancing its appeal as a tourist destination. Increased tourism could lead to economic benefits for the city.
3. Economic Development:
   • The construction of a record-breaking tower could stimulate economic development in the surrounding area. It may attract new businesses, restaurants, and retail establishments looking to benefit from the influx of visitors and tourists, thereby contributing to job creation and urban revitalization.
4. Skyline Enhancement:
   • An exceptionally tall tower would redefine Oklahoma City's skyline, making it instantly recognizable. This could promote civic pride, boost property values in the vicinity, and inspire additional development in the area.
5. Media and Publicity:
   • The project's ambition and its goal to surpass the Freedom Tower could attract extensive media coverage, both nationally and internationally. This media attention could promote the city's image and attract further investment.
6. Competition and Innovation:
   • Healthy competition can drive innovation and inspire other cities to invest in their own infrastructure and urban development projects. It could also encourage developers and architects to push the boundaries of design and engineering.

However, it's important to note that building the tallest tower in the United States comes with substantial challenges, including engineering, zoning regulations, environmental considerations, and cost. Additionally, the long-term viability and profitability of such a project would require careful planning and market analysis to ensure that it aligns with the city's broader development goals and economic sustainability.

While the idea of one-upping the Freedom Tower can bring pride and recognition to Oklahoma City, it should be pursued with a clear understanding of the associated risks and a comprehensive feasibility study to determine the economic, social, and cultural benefits that would result from such an ambitious undertaking.

Finally, since this is People, Planet, Profits, and Projects, I asked about the ecological aspects of this project.

How about the ecological concerns? Is a very tall skyscraper more earth-friendly than a spread-out set of buildings?

ChatGPT responded:

Ecological concerns play a significant role in evaluating the sustainability of a very tall skyscraper compared to a spread-out set of buildings. It's essential to consider various aspects when assessing the environmental impact:

1. Density and Land Use:
   • A very tall skyscraper can be more environmentally friendly in terms of land use and preservation. By concentrating development vertically, it reduces the need for urban sprawl and the conversion of green spaces or farmland into new developments. This can help preserve natural habitats and open spaces.
2. Energy Efficiency:
   • Skyscrapers can be designed with energy-efficient features, such as advanced insulation, high-performance windows, and smart HVAC systems. These technologies can help reduce energy consumption per unit area, making tall buildings more energy-efficient compared to spread-out developments.
3. Transportation:
   • Tall buildings located in urban centers can promote walking, biking, and the use of public transportation due to their proximity to amenities and employment centers. This reduces the need for long commutes and can help lower greenhouse gas emissions associated with transportation.
4. Materials and Construction:
   • Constructing a single tall skyscraper generally requires fewer resources and materials than building multiple smaller structures with the same total floor area. This can reduce the environmental impact associated with construction, such as raw material extraction and transportation.
5. Sustainable Design:
   • Skyscrapers can incorporate sustainable design principles, including green roofs, rainwater harvesting, and renewable energy sources like solar panels or wind turbines. These features can mitigate the building's environmental footprint and promote sustainability.
6. Infrastructure Efficiency:
   • Tall buildings can take advantage of efficient shared infrastructure, such as centralized heating and cooling systems, waste management, and utilities. This can reduce duplication and optimize resource use.

However, it's important to note that very tall skyscrapers also have potential ecological challenges:

1. Energy Consumption:
   • The energy required to operate tall buildings, including elevators, lighting, and HVAC systems, can be significant. Energy-efficient design is essential to mitigate these demands.
2. Shadowing and Microclimate:
   • Tall buildings can cast shadows on neighboring areas, potentially affecting vegetation and microclimates. Careful urban planning and landscape design can help address these issues.
3. Wind and Air Quality:
   • Tall buildings can create wind tunnels and affect air circulation patterns, which may impact pedestrian comfort and air quality. Wind studies and design modifications can help mitigate these concerns.
4. Infrastructure Strain:
   • The development of very tall buildings may strain local infrastructure, including transportation networks and utilities. Adequate planning and investment in infrastructure upgrades are necessary to support tall structures.

In summary, whether a very tall skyscraper or a spread-out set of buildings is more earth-friendly depends on various factors, including design, location, infrastructure, and sustainable practices. It's crucial to conduct a comprehensive environmental impact assessment and adopt sustainable design and construction practices to minimize ecological concerns associated with tall buildings. Each project should be evaluated on a case-by-case basis to ensure it aligns with local sustainability goals and environmental considerations.

I’ll be watching the news to see what happens with this project.  But whether your work is in the Built Environment, in New York, Oklahoma City, Santiago, Chile, Wassenaar, The Netherlands, or Osaka, Japan, the overarching questions for you as a project leader are indeed the same:

• What’s the rationale for this project?
• How will it add value with minimum disbenefit?
• How well is the rationale tied in with the overarching mission, vision, values, and strategy of the organization?

Thinking in this way helps transform you from a project manager to a project leader.