Subscribe
I'm so predictable. This is the kind of house that tends to grab my attention: modern design, relatively small footprint (~7.8m x 12.3m), narrow street (~4m), and panoramic views (of Seoul). But what does it take to actually build a house like this in an urban fabric as dense as Seoul's?
If you read TIUM Architect's description (using Google Translate for those of us who don't speak Korean), you'll see that the house was built out of concrete and steel, but that concrete trucks couldn't stage on the narrow and dead-end street.
So what they ended up having to do was build a 100-meter concrete conveying pipe (~328 feet) and staging somewhere else. It was such a pain in the ass that they only wanted to do this for the foundations. The rest of the house was built out of steel. (I think because of the clear spans that they wanted.)
Sometimes small infill projects aren't as simple as they may seem. In this case, the lot size is 92 m2. The building footprint is 51.53 m2 (56% lot coverage). And the total floor area is 136.52 m2.
Photo: Lee Hanul via ArchDaily
On July 1 of this year, a new California bill, called the "Affordable Housing and High Road Jobs Act of 2022", will go into effect. And the goal of this legislation is to significantly increase the supply of new homes in the state by allowing multi-family construction on lands that are currently zoned for commercial uses.
On some level, it is of course curious that there even needs to be this bill. Because what we are effectively saying is, "hey, we should allow people to build a mix of uses on our main streets and with high enough densities that we might actually be able to support transit." Why was this not always the case? (Rhetorical question.)
In the words of architect and planner Peter Calthorpe, who was recently interviewed here in ArchDaily, this is a "landmark piece of legislation" that has "received very little attention." So that's why we're talking about it today.
Calthorpe was actively involved in crafting this legislation, and his work apparently started with different scenario land-use models. The first experiment looked at a 43-mile stretch of El Camino running from San Francisco to San Jose (pictured below). And what they found was that this one strip alone could accommodate somewhere around 250,000 new infill homes.
There is a new book out right now about the United Arab Emirates called 50U. It has been fifty years since the confederation of the seven Gulf states was officially declared (December 2, 1971), and so the book is a celebration of that. The format is 50 portraits of people, places, and plants (yes, plants) that tell the story of the UAE.
Included in the book is an excerpt of a 2009 talk by architect Rem Koolhaas (of OMA) about his reading of Dubai. ArchDaily published an abridged version over here and I thought it was an interesting read. Few people think about cities as deeply as Koolhaas does, and few can express their thoughts in such a rational and Dutch-like way. Here's a snippet of the talk:
I came here first in 2004. We were asked to do a major building on the site which is marked by the flag. Then, two years ago it was the exact moment… I became increasingly nervous about the mission of architecture and the uses of architecture. And I really became almost desperate… that the incredible pressure of the market economy was forcing architecture itself into increasingly extravagant conditions. Seemingly, Dubai seemed to be the epicenter of that extravagance. So, I came with deeply ambivalent feelings. It seemed as if the idea of the city and the metropolis itself had been almost turned into a caricature, not a coherent entity but maybe a patchwork of theme parks. And those themes would become the bogus and increasingly bizarre characters that were perhaps partly mythical and partly real.
I've only been to Dubai once. It was back in 2008 or 2009. And to be honest, it wasn't my favorite city; I think primarily because I enjoy walking cities and Dubai is largely the opposite of that. It felt like a patchwork of theme parks that you had to drive around to -- ideally in an exotic car while being as flashy as possible.
Now if these theme parks were within walking distance (and the drinks were good), that would be an entirely different story.
I'm so predictable. This is the kind of house that tends to grab my attention: modern design, relatively small footprint (~7.8m x 12.3m), narrow street (~4m), and panoramic views (of Seoul). But what does it take to actually build a house like this in an urban fabric as dense as Seoul's?
If you read TIUM Architect's description (using Google Translate for those of us who don't speak Korean), you'll see that the house was built out of concrete and steel, but that concrete trucks couldn't stage on the narrow and dead-end street.
So what they ended up having to do was build a 100-meter concrete conveying pipe (~328 feet) and staging somewhere else. It was such a pain in the ass that they only wanted to do this for the foundations. The rest of the house was built out of steel. (I think because of the clear spans that they wanted.)
Sometimes small infill projects aren't as simple as they may seem. In this case, the lot size is 92 m2. The building footprint is 51.53 m2 (56% lot coverage). And the total floor area is 136.52 m2.
Photo: Lee Hanul via ArchDaily
On July 1 of this year, a new California bill, called the "Affordable Housing and High Road Jobs Act of 2022", will go into effect. And the goal of this legislation is to significantly increase the supply of new homes in the state by allowing multi-family construction on lands that are currently zoned for commercial uses.
On some level, it is of course curious that there even needs to be this bill. Because what we are effectively saying is, "hey, we should allow people to build a mix of uses on our main streets and with high enough densities that we might actually be able to support transit." Why was this not always the case? (Rhetorical question.)
In the words of architect and planner Peter Calthorpe, who was recently interviewed here in ArchDaily, this is a "landmark piece of legislation" that has "received very little attention." So that's why we're talking about it today.
Calthorpe was actively involved in crafting this legislation, and his work apparently started with different scenario land-use models. The first experiment looked at a 43-mile stretch of El Camino running from San Francisco to San Jose (pictured below). And what they found was that this one strip alone could accommodate somewhere around 250,000 new infill homes.
There is a new book out right now about the United Arab Emirates called 50U. It has been fifty years since the confederation of the seven Gulf states was officially declared (December 2, 1971), and so the book is a celebration of that. The format is 50 portraits of people, places, and plants (yes, plants) that tell the story of the UAE.
Included in the book is an excerpt of a 2009 talk by architect Rem Koolhaas (of OMA) about his reading of Dubai. ArchDaily published an abridged version over here and I thought it was an interesting read. Few people think about cities as deeply as Koolhaas does, and few can express their thoughts in such a rational and Dutch-like way. Here's a snippet of the talk:
I came here first in 2004. We were asked to do a major building on the site which is marked by the flag. Then, two years ago it was the exact moment… I became increasingly nervous about the mission of architecture and the uses of architecture. And I really became almost desperate… that the incredible pressure of the market economy was forcing architecture itself into increasingly extravagant conditions. Seemingly, Dubai seemed to be the epicenter of that extravagance. So, I came with deeply ambivalent feelings. It seemed as if the idea of the city and the metropolis itself had been almost turned into a caricature, not a coherent entity but maybe a patchwork of theme parks. And those themes would become the bogus and increasingly bizarre characters that were perhaps partly mythical and partly real.
I've only been to Dubai once. It was back in 2008 or 2009. And to be honest, it wasn't my favorite city; I think primarily because I enjoy walking cities and Dubai is largely the opposite of that. It felt like a patchwork of theme parks that you had to drive around to -- ideally in an exotic car while being as flashy as possible.
Now if these theme parks were within walking distance (and the drinks were good), that would be an entirely different story.
To put this into context, the state of California is currently building about 140,000 new homes each year, through a roughly equal (1:1) split of multi-family and low-rise single-family. Already this represents a shift, as supply used to be slanted (3:1) toward low-rise. (I don't know when exactly this was the case, but Calthorpe mentions the figure in his interview.)
Moving on from El Camino, Calthorpe and his team then ran a similar exercise for the five-county inner Bay area. And here they found that some 700 miles of commercial land could produce up to 1.3 million multi-family homes at "reasonable densities." This was then expanded to the entire state of California and the number increased to 10 million new homes.
Of course, as we have talked about before on this blog, not all of this land might actually be feasible for development. Sometimes the math doesn't work even at a zero land cost; you might need a negative land cost in order to pencil a new development. Meaning, you might need to be paid, perhaps through some sort of subsidy.
So what Calthorpe and the team did was use MapCraft to quickly run development feasibilities on the above sites. They had it run 6 different pro formas using local rents, construction costs, city fees, and so on. And what they determined was that this 10 million number drops down to 2 million when you apply the economic realities of the world.
As a disclaimer, I'm not at all familiar with MapCraft. But I'm going to take this number at face value and say that this is still a lot of new homes. And this is what people are hoping for come July 1 of this year.
Image: HDR / Peter Calthorpe
To put this into context, the state of California is currently building about 140,000 new homes each year, through a roughly equal (1:1) split of multi-family and low-rise single-family. Already this represents a shift, as supply used to be slanted (3:1) toward low-rise. (I don't know when exactly this was the case, but Calthorpe mentions the figure in his interview.)
Moving on from El Camino, Calthorpe and his team then ran a similar exercise for the five-county inner Bay area. And here they found that some 700 miles of commercial land could produce up to 1.3 million multi-family homes at "reasonable densities." This was then expanded to the entire state of California and the number increased to 10 million new homes.
Of course, as we have talked about before on this blog, not all of this land might actually be feasible for development. Sometimes the math doesn't work even at a zero land cost; you might need a negative land cost in order to pencil a new development. Meaning, you might need to be paid, perhaps through some sort of subsidy.
So what Calthorpe and the team did was use MapCraft to quickly run development feasibilities on the above sites. They had it run 6 different pro formas using local rents, construction costs, city fees, and so on. And what they determined was that this 10 million number drops down to 2 million when you apply the economic realities of the world.
As a disclaimer, I'm not at all familiar with MapCraft. But I'm going to take this number at face value and say that this is still a lot of new homes. And this is what people are hoping for come July 1 of this year.
Image: HDR / Peter Calthorpe
Share Dialog
Share Dialog
Share Dialog
Share Dialog
Share Dialog
Share Dialog