Tag: design

• The blue (real estate) bible

  Back when I was in grad school studying real estate, we used to refer to the below book as the “blue bible.” It is a comprehensive look at real estate finance and investments, and also development. But perhaps more importantly, it is written in a way that is clear, direct, and immensely practical to the actual world of real estate.

  

  The reason I mention this today is because the fifth edition is out and my friend Bruce Kirsch is now an author, along with Peter Linneman. Thankfully the cover is still blue, otherwise I might be a little sad and this post wouldn’t make a lot of sense.

  Bruce has an MBA in Real Estate from Wharton (at Penn) and is the founder and CEO of Real Estate Financial Modeling, LLC, which I recommend to absolutely everyone who wants to get better at financial modeling and deal underwriting.

  I have a lot of people who reach out to me on a regular basis and want to ask me about getting into real estate, and in particular, development. I try my best to make time because I was once in their shoes. Usually that means an early morning coffee in Toronto’s PATH.

  My advice is fairly consistent. You have two options. Try and get your foot in the door at a shop or, if you’ve got the gall, go out and try and do it on your own. I have friends who have successfully done the latter with very little in the way of formal real estate training.

  Whatever your decision, knowledge of the industry will obviously serve you well. Oftentimes I’m meeting with design and/or planning professionals who bring a lot to the table, but usually lack the finance and investments knowledge. That’s when I remind them of my story: Don’t screw up the numbers.

  This is also when I suggest taking one of Bruce’s classes. I’ve taken a number of them. Because to learn how to model something in Excel you have to understand how it actually works and Bruce helps you do exactly that. Garbage in, garbage out. That’s how models work.

  But the other thing one should consider doing is picking up a copy of the blue bible. I have a copy sitting on my desk right now and will tell you that it’s a “must read”, whether you’re a designer and just want to learn more about the other side of the business, or you’re an experienced real estate professional.

  For more on the book, click here and then on Textbook at the top. Oh, and Bruce, congratulations on the new book!

  2018.07.22

• Live/work photography studio on Stoney Lake

  It’s the dog days of summer right now and I suspect that some of you may be spending your time (or at least some of it) near water. So here is one of my favorite lakeside homes. It is a live/work photography studio sitting on top of a boathouse on Stoney Lake in the Kawartha Lakes region of Ontario. It is by gh3*. They do terrific work.

  

  I love the relationship to the Canadian Shield (see above). And I love how it is a dramatic departure from the archetypal Ontario cottage. I am more impressed by a project like this (it has 1 bedroom) than I am by a 5,000 square foot “cottage estate.”

  Some of you may be wondering how a largely all glass curtain wall box performs environmentally during these dog days of summer and I am wondering the exact same thing. But it is north facing. And the goal was to create a space that would enable photos not possible in a conventional studio.

  For more on the project, including other photos, go here.

  2018.07.15

• The real reason we want entertaining spaces

  According to a recent study out of UCLA, which I discovered via this Curbed article, American families tend to spend most of their time at home in informal, rather than formal, spaces. That means more time in the kitchen and family room, as opposed to in the living room and formal dining room. 

  I’m sure this comes as no surprise to all of you. Was a study necessary? Maybe you even have plastic on the furniture in your formal rooms because, you know, they’re reserved for “entertaining.” The reason I mention this is because I thought it was funny how Kate Wagner describes this phenomenon in her Curbed article:

  The ironic inefficiency of hyper-exaggerated high-end entertaining spaces belies a truth: These spaces aren’t really designed for entertaining. They’re designed for impressing others. And not just impressing others: After all, it’s general politeness to compliment a host on their home no matter how impressive it is. The real goal, deeply embedded in these oversized, over-elaborate houses, is not for guests to say, “Oh wow, this is nice,” but to make them think, “Oh wow, this is nicer than what I have and now I feel jealous and insecure.” In true American irony, these giant “social” spaces (and McMansions in general) are birthed from a deeply antisocial sentiment: making others feel small. Considering that so often our guests are members of our own family adds another layer of darkness to the equation.

  For those of you who aren’t familiar with Kate Wagner, she is the founder of McMansion Hell, which is a hilarious website dedicated to blasting McMansions. A pejorative term for houses that privilege raw size and the appearance of wealth over quality. Now that you know that, I am sure the above blurb makes a lot of sense.

  2018.07.12

• More on One Delisle and the block

  

  Now that things have quieted down from last night, I would like to say that we are thrilled by the response to One Delisle and the broader ideas for the block. There was a lot of positivity last night at the open house and today the project team received countless emails and messages from people telling us that they are excited and/or looking forward to working with us over the coming years. Many were from the local community.

  

  Following yesterday’s Globe and Mail piece by Alex Bozikovic, One Delisle was also covered in Urban Toronto (read the comments), designboom (they’re allergic to capital letters), ArchDaily, Canadian Architect, Dezeen, The Architect’s Newspaper, and probably other places that I am missing. The comments have been interesting to read and there seems to be a fatigue around boring glass boxes. This project team does not want to do that.

  Though the project has been making the rounds, there are two images that I don’t think have been widely shared and so I would like to do that today (below). Both were presented at last night’s open house. And they are intended to show the relationship between One Delisle and Delisle Park, which is proposed to be revitalized and expanded by ~50% as part of the project’s block and enhanced public realm strategy. Credit to ADHOC Studio for these renderings.

  

  In fact, it is important to keep in mind that while a lot of attention is being paid to the architecture of the building, there’s a broader city building strategy that is attached and integral to it:

  • Revitalize and expand Delisle Park by 50%
  • Add residential uses to a block of office buildings
  • Reduce the number of vehicular access points across the block from 5 to 3 in order to improve traffic flows in the area
  • Create below-grade vehicular connections across the block to consolidate and legitimize access/loading and once again improve traffic flows in the area 
  • Significantly widen the sidewalk along Yonge Street to eliminate existing pedestrian pinch point
  • Significantly widen the sidewalk along Delisle Avenue to strengthen connection to Delisle Park
  • Introduce pedestrian laneway with art canopy to connect St. Clair Avenue West back to Delisle Park
  • Create a unified and consistent public realm across the block and provide retail animation along its edges
  • Retain Art Deco facade along Yonge Street
  • Target the 2nd tier of the Toronto Green Standard (voluntary sustainability target)
  • Continue to explore the feasibility of district energy solutions across the block to take advantage of the different energy demand curves for office, retail, and residential uses

  Once again, a big thanks to the ~300 people who came out last night – in the rain – to engage with the project team. And a big thanks to the full project team who worked tirelessly to prepare for this week’s community open house. But as was said on Thursday night, in many ways this is really just the beginning. To stay informed about the project and to provide your feedback to the team, stay tuned to yongedelisle.ca.

  Photos: Khristel Studios

  2018.07.07

• Studio Gang’s first project in Canada

  

  This evening Slate Asset Management hosted the community meeting that I’ve been writing about on the blog over the last little while. 

  And at this open house Jeanne Gang of Studio Gang introduced a new block plan and mixed-use building at the southwest corner of Yonge Street and Delisle Avenue in midtown Toronto.

  I think it went really well. We had over 200 people RSVP, but based on my imprecise head count, over 300 people actually showed up. 

  I would tell you more right now, but it’s very late. So I’m going to instead leave you with this article by Alex Bozikovic, titled, Studio Gang’s new Toronto tower follows the right recipe: tall, innovative and excellent.

  2018.07.06

• Architecture’s great injustice

  This morning Jeanne Gang of Studio Gang published an op-ed in Fast Company detailing how her architecture and urban design practice closed the gender wage gap. 

  It is also a call to action and an example of something the firm calls “actionable idealism.” Here is an excerpt from the article:

  What we discovered was that, despite our ideological commitment to equality (and though our numbers were significantly better than all the U.K. architecture firms reporting, in all categories), a small pay gap nevertheless existed between the women and men in my office. We fixed that with this year’s raises and now have no wage gap as an organization.

  To learn more about how they accomplished this, check out the full article. And if you’d like to meet Jeanne Gang in Toronto this week and learn more about what we’re up to at Yonge + St. Clair, click here.

  2018.07.04

• Construction costs are no joke right now

  

  I don’t know what it’s like in your market, but everyone is talking about it in the industry here in Toronto. Combine these rapidly rising hard costs with higher development charges and inclusionary zoning and you get significant upward pressure on condo prices and apartment rents. 

  This is also one of the reasons – perhaps it is the main reason – why you’re seeing some projects get cancelled. These are projects that maybe sold in one market (lower revenues) and are now trying to build in another (higher costs). The math no longer works. Sorry.

  I mention this today not to complain, although I’m always up for a good industry commiseration over beers, but because I often hear people lament that Toronto needs better design. Why aren’t developers using triple-glazed windows? Why aren’t developers thermally breaking the balconies?

  I will always advocate for better design. That is core to my belief system. But everything costs money. There are very real limits in this equation. And markets have a funny way of telling you exactly what those are.

  Photo by Filip Mroz on Unsplash

  2018.06.28

• An open house with Jeanne Gang

  

  On Thursday, July 5th, Slate Asset Management, Studio Gang, and the rest of the project team will be hosting a community open house where we will introduce designs for a new block plan and mixed-use building at Yonge + St. Clair. This will be Studio Gang’s first project in Canada. We’re pretty excited.

  It’s important to note that while the proposed design has been influenced by some of the early discussions we had with city staff and the local Councillor, we are still very much at the beginning of this process. Which is why alongside this community open house, we are also launching yongedelisle.ca.

  This will be our “neighbourhood engagement” website as we go through the planning process. You’ll find updates from the project team as they become available, and you’ll also have a direct way to get in touch. We’re also testing out this interactive page where you can vote on the city building principles that matter most to you.

  So hopefully we’ll see you on Thursday, July 5th. Invite details above. Please RSVP, here, if you can. But if you forget to do that, don’t worry, you can still just show up. For more on Jeanne Gang, click here.

  2018.06.26

• We’re new here. Find your home.

  A simple registration page is now live for our upcoming Junction House (condo) project. We also got this neat sign made:

  

  Of course, eventually there will be a full website, but this is for people who want to get on the early registrant list and tell us what they are looking for in a new home. Early registration. Early access to suites.

  

  We’re thrilled with the way the overall brand & identity is coming together for Junction House and we think it reflects the architecture and our project ambitions. 

  Hopefully you all like it as well.

  Photos by Vanderbrand

  2018.06.22

• SoCal Googie

  

  I must have been sick for this lesson in architecture school, because I just discovered, through Curbed, that there is a subset of mid-century modern architecture known as Googie. It originated in Southern California in the 1940s and was all about the future, car culture, the Space Age, and the many other things that dominated the postwar years. Think starbursts, curvaceous geometric shapes, and bright colors. We all know the architecture. But did you know it was called, Googie?

  Supposedly the Googie movement was given its label by architecture critic Douglas Haskell, who used it in a derogatory way to describe criticize the architectural fashion at the time. Googie was the name of an actual coffee shop in West Hollywood designed by John Lautner. And that’s something that is noteworthy about Googie. It was a form of architecture for average buildings: coffee shops, gas stations, motels, and those sorts of things.

  There will always be critics who eschew that which is fashionable at the time. I suppose one could argue that if you’re being fashionable, then you’re not being timeless. Because fashion is about what’s current. And good architecture should be timeless, right? But there’s something so fascinating about a kind of built form that perfectly captures a particular time and place. Middle of the 20th century. Car-oriented Southern California. 

  Sometimes good architecture and design also needs a bit of time and distance in order to fully appreciate it. What was once garish may one day become treasured. Just give it a generation or two.

  Photo by ian dooley on Unsplash

  2018.06.16