Tag: design

• 3 obscure things to think about before buying a condo

  If you’re an architect, developer, or someone else in the business of building buildings, chances are you have an extensive mental list of things that you would think about before buying a piece of real estate. I know I certainly do. These are things you learn over time – sometimes by making mistakes.

  Depending on the type of real estate, this list would vary. So this is not going to be a comprehensive list of things to consider, by any means. But today I thought I would mention 3 things that a lot of people might not think about when buying a new condo, particularly when buying pre-construction off drawings.

  Noisy Adjacencies: 

  What’s around the suite? Elevator shafts, mechanical rooms, and gyms all create noise. There are measures to protect against all of these noises, but that doesn’t stop me from worrying about these sorts of things. For instance, in my experience, some (many?) condo gyms don’t have the right kind of floor to deal with dropping weights. In these cases, something is usually done after turnover to address the noise complaints.

  Exposed Overhangs: 

  Does the suite overhang the floor below or sit on top of a space that is exposed to the elements, such as a loading bay or walkway? If so, you might get a cold zone if it hasn’t been properly insulated or heat traced. Of course, most projecting condo balconies also create a thermal bridge that can create a cold zone around it. But the first example could be worse. If you live in a place that doesn’t have subarctic winters (Toronto) this may be a moot point.

  Transfer Floors: 

  The most efficient way to build a multi-family building is to repeat the same floor plan as you go up the building. This ensures that everything runs in a straight line. The minute you create stepbacks and offsets, you then need to start “transferring.” This means that structure and services will need to be brought from one location of the building to another. This can lead to deeper structural beams and additional bulkheads which could then impact ceiling heights in the suites. This won’t always be the case, but something to think about when you see dramatic changes in the building’s form next to your suite.

  Again, this is not a comprehensive list, but these are some of the small – perhaps anal – details that I would think about if I were buying a condo. Feel free to add other items in the comment section below. They don’t have to be anal-retentive in nature.

  If you’re on the building side, you work to get ahead of these issues by, for example, anticipating where you could need additional height for transfers and sound attenuation (such as around mechanical spaces). But buildings are complicated and sometimes things happen. It’s a long way from initial sketch to finished occupied building.

  2016.05.21

• Trust & attention

  Over the weekend I received a marketing email from a real estate company advertising their new mobile app. I didn’t download it.

  Nowadays, every company and brand seems to have a mobile app. If you don’t already have one for your organization, I bet many of you have thought about creating one. This is natural given how profound the shift to mobile has been.

  But I can’t help but feel like we are overestimating the kind of attention that many of these apps will receive. App usage is highly concentrated. We’ll spend hours on Instagram, but almost every other app in existence gets ignored.

  I love how marketer Seth Godin puts it: “the two scarce elements of our economy are trust and attention.” Attention is not scalable. Each of us have a finite amount of attention to give. And there’s lots of competition for it.

  At the same time – to borrow Godin’s thought process – a lot of people will sacrifice trust for the sake of attention. We overpromise because we become desperate. I mean, if you think about it, every company or organization is trying to figure out how to get you to pay attention to them.

  But I’d like to think that trust can also help you garner attention. Once I trust someone or some organization, I’m more likely to give them the time of day. They’ve earned it. And I feel like that’s where things are headed in today’s information economy.

  Trust and attention. Think about it. They’re pretty powerful things, no matter how you spend your days.

  2016.05.18

• The Social Life of Small Urban Spaces

  “It is difficult to design a space that will not attract people. What is remarkable is how often this has been accomplished.” -William Whyte
  

  In 1980, the sociologist and urbanist William Whyte published a revolutionary book called The Social Life of Small Urban Spaces. 

  The ambition was to discover why some urban plazas are successful and why many others fail. And to do that, he went out and studied urban plazas throughout New York using video and simple observation, such as head counting.

  His work has been hugely influential for architects, designers, and other urbanists. But if you think about how often we fail at creating urban spaces that actually attract people, I think it’s worthwhile revising what Whyte discovered way back in the 70s and 80s.

  Some of the principles – such as providing places to sit – are dead simple and intuitive. But again, a lot of urban spaces suck. So we’re clearly not doing it.

  The other thing I feel we often forget is that it’s not just the space itself that matters, it’s also the urban fabric around it. The Seagram Building in New York plays a central role in Whyte’s work as an example of a successful urban plaza. 

  But we can’t forget that Mies van der Rohe’s simple gesture of setting the tower back from the street is strengthened by the remaining urban fabric and the activity along Park Avenue. The plaza acts as a kind of release.

  Alongside the book, Whyte also published a 60 minute video. If you’ve never seen it, I highly recommend you watch it when you get a chance. Click here if you can’t see the video below.

  [youtube https://www.youtube.com/watch?v=MjxXTsHgc8g&w=420&h=315]

  To close out this post, I thought it would be fun if everyone shared their favorite public urban space in the comment section. It can be in your city or it could just be a place you’ve visited.

  To kick things off, I’m going to go with with a space that’s close to home: Berczy Park. It has lots of places to sit, including movable chairs. There’s a great water feature. And it’s well connected to the rest of the area and surrounding streets. I often sit there during lunch or when I just want to think.

  It’s also in the midst of a revitalization and I’m excited to see that come together.

  2016.04.27

• Nest or cave?

  I was recently introduced to the work and writing of Japanese architect Sou Fujimoto. One concept that he writes about that I really like is the idea of nest vs. cave.

  The way Fujimoto describes a cave is that it’s a naturally occurring and pre-existing condition. It is exists independent of humans. So if and when a human decides to occupy a cave, he or she must assimilate their lives to that which is already there. They have to deal with the ambiguity of the spaces because it is not clear how everything should be used.

  A nest, on the other hand, is something completely created by and for the benefit of a person or animal. It would not exist without someone creating it and so it is prescriptive and functional in a way that a cave is not.

  Fujimoto is interested in exploring architecture that is analogous to caves. Which is why he designs houses like this one (House NA) in Tokyo:

  

  In most countries, a house like this would not meet code and would be illegal. But in Tokyo it’s obviously allowed. And his hope is that the owners will discover new and unintended ways to interact with the unusual pairing of levels and platforms.

  However, I think about this juxtaposition differently – likely incorrectly in the mind of Fujimoto.

  I’m actually more interested in nests. Because in a way, mass produced housing is like a cave. It exists whether or not we decide to occupy it. And it is generally created to appeal to lots of people, rather than to the idiosyncratic tastes of one person. So when someone does occupy it, they invariably end up trying to shape it.

  But not to the extent of a nest. A nest is custom. It is what you would build for yourself given the opportunity to do so. And that thought is really appealing to me. Maybe it’s because I don’t like the ambiguity of a cave. That could be a possibility.

  I could also be thinking about it differently because I tend to think of Japanese homes as being quite individualistic. Since Japanese people generally don’t care about resale value, they don’t have the same fixation with marketability and future value. That means they’re more likely to just build what they want.

  I’d love to have my own nest.

  Image: Wall Street Journal

  2016.04.22

• Gray on gray on gray

  This past weekend was gorgeous in Toronto. I always love seeing the city come to life after the winter and last weekend was the first sign of that this year.

  Being the fair-weather cyclist that I am, I had the flat fixed on my single speed bike and I was ready to go by the weekend. I managed to test out the GoPro handlebar mount that I mentioned last week but, quite honestly, the footage was so jittery and bouncy that it made me nauseous to watch it. So I need to rethink my city geek filming strategy. 

  (Sidebar: GoPro needs to make it easier to turn their raw footage into content that is actually worth sharing.)

  Still, I had a good ride over to the new Canary District on the east side of downtown. The gates just recently game down, so I was itching to take a look at it. Here are a couple of photos to give you some context for the rest of this post:

  

  None of the retailers have moved in, so the area currently feels like Toronto post zombie apocalypse (to use a friend’s description of the neighborhood). But all of the bones are in place for an incredible downtown neighborhood.

  Here are some of my thoughts as I was riding around:

  The opening of this neighborhood repositions the Distillery District. Initially, the Distillery District struggled as a kind of island on the edge of downtown. But thankfully they stuck to their initial vision for the community and now they get the benefit of this new mixed-use anchor to the east of it.

  Trinity Street to the north of the Distillery District proper is a fantastic opportunity to not only extend the magic of the Distillery northward, but also “plug” the area into Front Street East, which is the primary east-west spine that connects the Canary District back to the downtown core. I hope we (the city, developers, and so on) take advantage of this.

  The Front Street Promenade running through the Canary District and connecting into Corktown Common (park) is going to be an absolutely magical urban space once the restaurants, cafes, and retailers open up. I can’t wait for this to happen. Live Work Learn Play has been orchestrating the retail component.

  Finally, why are all of the buildings gray? 

  Gray brick. Gray window wall. Gray spandrel panel. It’s gray on gray on gray. We’re playing into that boring Canadian stereotype here. I hope the subsequent developments introduce some wild colors. Although some red brick to tie into the Distillery District would work well too. The best nearby architecture (just to the north) is the River City complex by Saucier + Perrotte.

  Notwithstanding the gray, I’m super excited about the Canary District and I am generally bullish on the east side of downtown. If you’ve had a chance to visit, I’d love to also hear your thoughts in the comment section below.

  2016.04.18

• Can starchitecture trump soul-crushing sprawl?

  Hunter Oatman-Stanford just published a longish read over on Collectors Weekly that talks about the history of suburban office complexes in America. That part alone makes it an interesting read.

  But he also makes the argument that innovative companies like Apple and Google are still stuck in a midcentury suburban mindset with their new mega headquarters:

  “I look at Apple’s Norman Foster building, and it’s 1952 all over again,” Mozingo says. “There’s nothing innovative about it. It’s a classic corporate estate from the 1950s, with a big block of parking. Meanwhile, Google is building another version of the office park with a swoopy roof and cool details—but it does nothing innovative.”

  Others have made this same argument. Back in 2013, Wired published an article talking about why Apple’s new Norman Foster spaceship could result in them losing the war for tech talent. 

  And if you read the piece in Collectors Weekly, you’ll see just how little, in some cases, the office environment has changed since the middle of the 20th century.

  Back then, we also had big name starchitects designing suburban head offices for innovative companies. Below is a photo from the GM Technical Center in Warren, Michigan. It was designed by Eero Saarinen and it opened in 1956.

  

  There’s lots of research that suggests that, today, both entrepreneurs and capital are flocking to urban centers, instead of the suburbs. And I certainly don’t need to repeat that to this audience.

  But given this shift, I think we will increasingly view the suburban sprawl of places like Silicon Valley as a serious competitive disadvantage. I mean, I am sure these new buildings will be lovely, but I certainly wouldn’t want to work there. 

  Would you?

  2016.04.15

• Building Toronto Tomorrow

  I’m going to be speaking on a panel on May 3rd, here in Toronto, called Building T.O. Tomorrow. The topic is the future of this city.

  It is being put on by the good folks at BuzzBuzzHome and it will be held in the lobby of Allied’s new Queen-Richmond Centre (134 Peter Street). If you haven’t yet been to this building, that alone makes attending worthwhile.

  Here’s the event poster:

  

  If you’d like to attend, make sure you RSVP to aleks@buzzbuzzhome.com.

  On a largely unrelated note, I recently picked up the handlebar bicycle mount for my GoPro and I’m looking for some fellow city geeks who would like to ride around the city and film some – potentially cool – videos.

  I find that being on a bike is one of the best ways to experience a city (at least the cities that are actually bikeable). So I’m hoping some of that magic will translate into video. If that sounds at all interesting, drop me a line.

  2016.04.15

• New curated city building bulletin

  

  I have decided to spin-off the Architect This City identity into a weekly newsletter that I’m referring to as a “curated city building bulletin.” (This is as a result of the unbranding of this blog last week.)

  The inaugural issue went out this past Monday at 9am eastern with a collection of city building-related links. And that was it. This is not another blog. I’m not writing any new content for it. It’s simply going to be a collection of links to things that I think city builders would find interesting and/or valuable.

  Here’s why I decided to do this:

  It allows me to keep this new bulletin entirely focused on one thing. You’re not going to find me sneaking in a link about snowboarding, wine or something else that I’m interested in. It’s strictly about targeting city builders. (Of course, city building can be a pretty broad topic.)

  Keeping in mind what I wrote yesterday about saying no, I also chose this format because the additional workload for me will be minimal. In order for me to write a daily blog like this one, I have found that I need to keep a running list of reading material. But a lot of what’s on this list (stored in Pocket) never sees the light of day – there’s only so much I can write about. This new bulletin will be a quick way for me to share the rest of it.

  Finally, I’m also hoping it’ll be an efficient way for me to share the links, events, projects, and other things I receive from readers. In an ideal world, the bulletin will evolve into having a “links” section and a “from the community” section – which will be things that subscribers send me but today don’t get shared.

  So that’s the plan. If that sounds good to you, please subscribe at architectthiscity.com. 

  To kick things off, I’m going to be giving away 5 x free ATC t-shirts. (See photo at the top of this post.) To win one, just (1) subscribe and tweet out a link to this new city building bulletin, (2) tag @athiscity, and (3) tell everyone which city/town you live in.

  Regularly scheduled programming will resume tomorrow.

  2016.04.14

• The unbranding of this blog

  You’ve probably noticed that I have removed the Architect This City branding from this blog and gone to just my name. I like to refer to it as unbranding. (Though one could argue that a person’s name is still just another brand.)

  Already I’ve received a few emails from people telling me that they prefer the old look and feel of ATC and that there’s some level of brand equity there. But let me explain my thinking.

  First and foremost, this is a personal blog. I’ve written about that before. And it’s why it’s hosted at brandondonnelly.com. But along the way, as readership grew, I attached a name to it (ATC) and it started to become a kind of pseudo-independent brand. 

  When I would speak at events, people would introduce me as the founder of Architect This City, which always struck me as a bit odd because, again, this is just my personal blog. People also started asking me why I wasn’t turning ATC into some big company and started treating the blog as a media channel. You should see how many press releases I now find in my inbox.

  Of course, these are good “problems” to have. It means my writing is getting out there and I am thrilled about that. But I was starting to feel increasingly uncomfortable with the grey area between a personal and independent brand. I also felt like it was starting to impact my creative writing because I would sometimes wonder if I was going too personal on “Architect This City.”

  To reinforce that point, below is a snippet from a post that Fred Wilson wrote on his blog last summer. His 10+ year old blog has been a huge inspiration for me.

  “There is something about the personal blog, yourname.com, where you control everything and get to do whatever the hell pleases you. There is something about linking to one of those blogs and then saying something. It’s like having a conversation in public with each other. This is how blogging was in the early days. And this is how blogging is today, if you want it to be.”

  So I decided to clarify the brand. I wanted to make it clear that this blog is about my personal musings on city building, among the other things that I’m passionate about. And I wanted it to not pretend to be anything else.

  Ultimately, regular scheduled programming won’t really change for you. The content on this blog is still going to be heavy on city building, real estate development, design, planning and so on. And I will endeavor to create as much value as I can for all of you on a daily basis. (I am humbled by the number of people who now subscribe.) But hopefully it will end up feeling a bit more personal.

  Of course, now there’s the question of what do I do with the ATC brand (and social accounts). Do I let it die or do I spin it off into something else? I’m considering the latter. I’ve been obsessed for years with the idea of crowdsourcing and collecting meaningful real estate and city building activity, so maybe ATC will turn into some kind of open platform for that.

  But for now, I am feeling pretty excited about the unbranding of this blog. Hopefully some of you feel the same way.

  2016.04.08

• Un bosco verticale

  At the end of 2015, the Council on Tall Buildings and Urban Habitat awarded Bosco Verticale in Milan the “2015 Best Tall Building Europe” and the “2015 Best Tall Building Worldwide.” It was the 14th Annual of these awards.

  What makes Bosco Verticale (or Vertical Forest) special is its integration of landscape into the tower building typology. In fact, the architect, Stefano Boeri, describes the project as a “skyscraper for trees that also takes humans.”

  Here is a photo of the two towers via Wikipedia:

  

  And here is description of the plantings via Houzz:

  “The more than 17,000 plantings include 780 full-size trees of 60 species on all sides of both towers for a suspended-garden visual effect. Among the plantings are holly oak, ornamental apple and beech trees, as well as a great mass of smaller plants, such as lavender, azaleas and camellias, positioned among the trees with taller crowns. The plantings provide shade in summer and help filter the air. The number of trees in each building is the equivalent of 1.7 acres of forestland and 18.5 acres of an urban area with single-family dwellings. The vegetation is watered with a greywater filtration system.”

  This idea is something that has appeared a lot in theoretical projects. But it is still in its infancy in terms of realized projects. So the architect has also published a book explaining – using drawings and photos – how the project works and how it could be reproduced in other cities. It’s in both Italian and English.

  With so many cities trying to build up, as opposed to out, it makes a lot of sense for us to figure out how to make up as livable, enjoyable, and sustainable as possible.

  Photo by Luca Nebuloni from Milan, Italy – Milan_7899, CC BY 2.0, Wikipedia

  2016.04.03