Tag: design

• Q&A on reimagining public spaces

  I received an email from an ATC reader yesterday who is working on a publication about reimagining public spaces in Toronto. She sent me a few questions and specifically wanted to talk about the Yonge Redux project, which I wrote about a month ago. After I responded to her questions, I figured I should just share them publicly. So here they are:

  How would citizens from different age groups benefit from the Yonge Redux project?

  I would bet you that this stretch of Yonge Street experiences more pedestrian traffic than it does car traffic. And yet we’ve allocated space in the opposite direction: cars have more space than pedestrians do. So what this project is really about is reallocating the street, or public right-of-way, so that the dominant uses are actually prioritized through urban design. It doesn’t need to be more complicated than that. Ultimately, this will benefit people both young and old.

  Do you know what kind of professionals are needed to complete a project like this?

  You’d need an architect/designer – one who is awesome at landscape/urban design work. gh3 here in the city comes to mind as a firm I like, if you want an example. You’d need a bunch of engineers to deal with stormwater management and other infrastructure items. You’d likely need a transportation/traffic consultant to assess traffic flows in the area and prove that this project won’t cause the entire city to come to a grinding halt (it won’t). You would need someone to manage the day-to-day of the entire project. And this is just naming a few of the professionals/consultants that you’d probably end up needing.

  You’d also have to work closely with the city, the local councillor, and the local community. It’s inevitable that some of the businesses will worry about the loss of potential customers – so that would need to be worked through.

  What are some areas in Toronto that, in your opinion, need reimagining in the next few years?

  My feeling is that Toronto is still at the early stages of this shift towards better public spaces and a better public realm. But in many ways, projects like Yonge Redux are much easier sells compared to the other areas that could use a face lift. Yonge Street is already urban and pedestrian friendly. The real challenge is going to be dealing with the areas outside of the core – most of which, frankly, aren’t that welcoming to pedestrians and aren’t all that urban. What do we do with those? And do the local communities even want them transformed? They’re going to be much harder to reimagine (though I’m not saying we won’t be able to do it).

  Where do you see the future of Toronto’s public spaces in the next 50 years?

  All signs point to a more dense, more urban, and more transit-oriented city. With that shift, we’re going to increasingly realize the importance of incredible public spaces. So if we continue down this path, I reckon our public spaces will only get better. I’m optimistic about the future.

  How would you personally approach a project like this?

  My understanding is that this project has legs. It just has to work through the city bureaucracy at this point. Jennifer Keesmaat supports it.

  2014.10.08

• Rotterdam reinvents the urban food market

  

  Every now and then a piece of architecture comes along that makes you feel like your city should be more beautiful – or at least very least: bolder. In this case, it’s the new Market Hall in Rotterdam, which has been making the rounds on the internet since it opened last week. It may not be everyone’s cup of tea, but I find it really exciting.

  Designed by Dutch architecture firm MVRDV, the Market Hall is a 1.1 million square foot mixed-use building consisting of residences (102 rental apartments and 126 for sale apartments), a food market, a supermarket, a public space, and a 1,200 stall parking facility. But before I say anymore, here’s the money shot:

  

  And here’s what it looks like from the inside of the market:

  

  In the middle of the building is the food market. At night when it closes up, it then becomes a well-lit public space. The entire central area is enclosed, but well connected visually to the outside through a big and fancy glass facade.

  The apartments wrap the central market and were constructed using standardized modules (despite the unique form). The spaces that require natural light face outward and all the spaces that do not require natural light (by Dutch law), such as the kitchens, face inward towards the market. 

  There’s a grocery store 1 level below grade (to help supplement the market) and all parking and loading is done underground. This means that the building itself has no real backside. Most buildings typically have an ugly loading and “back of house” area – the building’s ass if you will. In this case, the entire perimeter of the building is urban and accessible.

  Finally, on the ceiling of the market is a massive mega-mural designed by Dutch artists Arno Coenen and Iris Roskam. Click here for a 360 degree panorama. It’s wild. 

  So what do you think of this building? Would you like to have it in your city? And would you consider living in one of its apartments? I would.

  Images: MVRDV

  2014.10.06

• Don’t forget that this is about people

  

  Yesterday I wrote about the High Line Park in New York and the tremendous success that it has seen since the first section opened in 2009. It attracts somewhere around 5 million visitors a year and is thought to be responsible for over $2 billion a year in economic activity.

  But the economic activity it’s generating and the future tax revenues it’s creating are really a byproduct of the fact that people, quite simply, love the High Line. It attracts people. And that reminded me of a short post I wrote earlier this year called: It’s all about people. Because if you think about it, that’s really the key metric for a lot of things in life and in business.

  When you build a park like the High Line in New York or Millennium Park in Chicago, you’re designing it to attract people. When you build a mall, you seek out anchor tenants, because you know they drive foot traffic. When you build a new neighborhood, you’re trying to create street life from scratch. When you run a bar, you want headcount. And when you build a web or mobile app (or write a blog for that matter), you want registered users and eyeballs on your platform.

  And you want these things because foot traffic, street life, eyeballs, impressions, users, and headcounts ultimately generate revenue. But here’s the thing: if you focus directly or too much on that end goal, you run the risk of missing an important step along the way, which is simply to delight real people.

  In his most recent essay, startup guru Paul Graham put it perfectly when he said:

  “The way to succeed in a startup is not to be an expert on startups, but to be an expert on your users and the problem you’re solving for them.

  He’s obviously talking about technology products, but the same could be said for parks, streets, malls, plazas, and so on. To design and build better cities, we need to be experts on people. And we need to create spaces and environments that people actually want to occupy. Spaces that improve people’s lives.

  Now, this may sound fairly obvious to some of you. But quite often I feel like we get sidetracked by things that don’t matter as much as people do.

  Image: Flickr

  2014.10.03

• DUKE starts construction

  Below was the scene at the DUKE Condos site in The Junction last Saturday morning at 7:00AM. Michael Bros. mobilized their equipment to begin site preparation so that shoring and excavation can begin. The plan is to be at the bottom of the hole by the beginning of next year.

  

  

  

  We’re all very excited in the office and so I half jokingly told our VP Construction that I would meet him on-site at 7:15AM with beers. He responded with a one word email saying: champagne. In the end, I decided to go swimming instead (probably a better decision), but I am sure we’ll have a drink soon.

  There are still some killer suites available at DUKE, so feel free to drop into the sales office at 2800 Dundas Street West, give the sales team a call at 416-800-7738, or tweet the TAS team with any questions.

  2014.09.30

• Dimensioning pedestrian happiness

  The area that stretches between the property line on one side of a street and the property line on the other side of a street is called a public right-of-way here in Toronto. It may be called something different in other cities and countries.

  In the example below (taken from Toronto’s Avenues & Mid-Rise Buildings Study), it includes the sidewalks, the car lanes, and the streetcar lanes. But it could also include other public elements. In this instance, the buildings on either side of the street are assumed to be built right up against their property lines.

  

  ROWs obviously serve an important public function. But their size also has important urban design implications. As a pedestrian, it feels different to walk on a narrow street than it does on a broad street.

  The width of a ROW can also be used to inform what the preferred height of the buildings along it should be. In the example above, they’re talking about a 1:1 relationship between the width of the ROW and the preferred height of the buildings.

  Given their importance, I thought it would be interesting to share this map of Toronto (dated 2010) showing ROW sizing throughout the city. The mustard colored lines in the core of the city represent 20 metres, the red lines 36 metres, and the purple lines 45 metres or more. The rest of the colors fall somewhere in-between. For the most part, the purple lines represent highways, although there are a few other instances of purple.

  

  What’s interesting – but not surprising – to see is how we basically kept expanding the size of our ROWs as Toronto grew outwards. This was obviously to make more room for cars on the road.

  But the other, perhaps more interesting thing about this map, is that it could also serve as a guide to pedestrian happiness. The mustard/yellow lines are where it’s most enjoyable to walk. And the red and purple lines are where it’s least enjoyable to walk.

  If you’re from Toronto, give this framework a try and see if it holds true.

  2014.09.23

• 10 things I learned from blogging every day for a year

  

  Last month marked the one year anniversary of Architect This City. This means that I’ve been blogging every day for over a year. It’s been an incredible journey and I often tell people that they should give it a try if they have any inclination.

  So today, I’d like to share some of the things I’ve learned over the past year. I actually started this post at the end of last month, but I needed some time to collect my thoughts. Now that they’re collected, here are 10 things I learned from blogging every day for a year:

  1. Starting from zero sucks

  Lots of people have grand ambitions of blogging their way to prosperity. But then they start and they realize it sucks. It’s incredibly difficult to write content on a regular basis when all you get back is crickets. All you’re doing is giving without getting anything in return. But that’s why starting anything from nothing is always difficult.

  2. Passion actually means tenacity

  When people say that you should follow your passion (you know that cliche), what they’re really getting at is that anything worth doing is going to be a complete and utter slog at times. And the only way to make it through those periods is to actually enjoy the journey enough so that you keep doing it when it’s not so fun.

  3. Accomplishment has a lot to do with momentum

  As much as starting sucks, once you get going you develop momentum. People start telling you that they read your stuff every day and you get addicted. You realize that you can’t stop. Somebody is actually reading what I’m writing! You also notice that things are starting to snowball. For example, it took me about 11 months to get 250 followers on Tumblr. It then took me another 3 days to break through 2,000. There’s a snowball effect.

  4. It gets easier

  I follow wine guy and internet marketer Gary Vaynerchuk. I love his energy. And one of the things he’s said about his father’s wine business, that he famously helped grow, is that even though he took it from $3 million in sales to $45 million in sales, he recognizes that the truly hard part was actually going from zero to 3. Starting from nothing is hard.

  5. Good things come from putting yourself out there

  Often I’ve found that my most popular posts have been the ones that I felt a little uncomfortable posting or that I quickly wrote without seconding guessing myself. Social media and internet marketing today, at least in my view, is all about being authentic, genuine, and as transparent as you or your business can afford to be. Because that’s what engages people.

  6. Constraints can be great for creativity

  I can be a bit of a perfectionist. It’s the designer in me. In architecture school, my favorite line was: Perfection or nothing. I got it from the German engineering and design firm, Werner Sobek. But perfectionism can be a debilitating. Sometimes it becomes a form of procrastination, which is why I decided to write every day. Because then you don’t always have the time to be a perfectionist. You just have to post. And that can be a great thing. As Steve Jobs used to say, real artists ship.

  7. The internet democratizes

  When you write a blog and put yourself out there publicly, people all of a sudden consider you an authority. They want to know your opinion and they begin to consider you as an expert in the topic you write about. Now, I’m not suggesting that I’m an expert on cities, but I think it’s incredibly powerful that people now associate me with cities, real estate, design, and all the other things that I’m passionate about.

  8. Everybody is their own media company

  This ties into the last point. What shows up first when you Google your name? Do you use social media? Do you own and manage your firstnamelastname.com? (i.e. brandondonnelly.com) In other words, what is your personal brand? It used to be hard to put yourself out there. The media channels were simply too expensive for individuals to start building their own brands. But today, anybody can create a free account on Facebook, Twitter, Tumblr, Instagram, LinkedIn, Pinterest, Snapchat, and all the other social channels that people are now using to market. And that means that each and every one of us is basically their own little media company.

  9. The benefits of blogging are indirect

  All that said, the benefits of blogging for me, so far at least, have all been indirect. I’ve probably only made a total of $300 in revenue directly attributed to this blog. But I didn’t start blogging to make money. I started writing because I knew that it was going to be beneficial to get my thoughts down on paper every day (it’s my public journal). I knew that I was going to learn a lot from others and the process. And I knew that it was going to be a great networking tool.

  10. Lots of people care about cities

  Given the mission of Architect This City, this is probably the most important takeaway from the past year: Lots of people care deeply about cities and the built environment. I initially thought that it was just going to be city geeks like myself that would enjoy what I was writing. But it turns out that city dwellers and urbanists all over the world recognize the importance of building great cities. We know that the majority of the world’s population now lives in a city, and so it makes sense for us to address something that impacts so many people’s lives.

  On that note, thanks for reading Architect This City. I’m incredibly grateful. Here’s to another year!

  Image: Pinterest (I like blogging with my morning coffee)

  2014.09.20

• How are you being shaped?

  

  “We shape the cities, and then our cities shape us.” That’s one of my favorite lines from the documentary The Human Scale, featuring Danish architect and urban designer Jan Gehl. I like it because I don’t think many of us think enough about the way in which the built environment – that we create – ultimately goes on to influence the way we live our lives.

  One of the most interesting connections for me is the link between urban form and public health. There’s been a lot of talk over the years about how suburban sprawl is, or might be, making us fat (among other things). We’ve created environments that are only navigable by cars and that has forced many of us into sedentary lifestyles. We sit in our cars, and then we sit in our offices.

  So today I’d like to conduct a bit of a poll. If you’d like to participate, please share the following 3 things in the comment section below: 1) your city, 2) the type of neighborhood you live in (urban, suburban, rural, etc.), and 3) the amount of time you spend walking or doing something active on an average day.

  Here’s me:

  I live downtown Toronto in the St. Lawrence Market neighborhood (urban). I take the subway to work and the station is a 10 minute walk from my place. So as a bare minimum, I spend at least 20 minutes a day walking. But since I also walk to do most of my regular errands, and since my gym is another 10 minute walk from my place, I’d say I average a good 30-45 minutes of walking each day.

  Now it’s your turn 🙂

  This is a pretty crude survey, but with the advent of things like smartwatches and health monitors, I think we’ll soon have lots of great data on the ways in which our cities might shape our health.

  Image: The Economist

  2014.09.18

• Rise of rental

  

  Last month Oxford Properties submitted a site plan application for the redevelopment of the rundown Cumberland Terrace in Toronto’s Yorkville neighborhood. If you’d like to browse the full application (including all the drawings), you can do that here.

  The proposal is a departure from previous plans and now includes 3 buildings: a 4.5 storey building, a 2.5 storey building, and a midblock 54 storey residential tower (the lobby is shown above). There will be both retail and residential uses.

  For those of you familiar with the mall, it should go without saying that Cumberland Terrace is in desperate need of redevelopment. So I’m not going to talk about that today. Instead, I’d like to mention 2 other points that stood out to me about the application.

  The first is the 2 midblock connections on either side of the tower, running from Cumberland Street to Mayfair Mews in the rear (see below). Yorkville has a history of intimate laneways, and so it’s nice to see some of this being carried through in a new development. It also opens up the opportunity for an improved Mayfair Mews.

  

  Secondly, it’s somewhat surprising to see that the 54 storey residential tower is being proposed as rental. Toronto doesn’t build a lot of purpose-built rental apartment buildings. There are some (from the likes of Morguard and Concert Properties), but we haven’t done it at scale for decades. And that’s largely because the demand for condos has been so great.

  But recently I’ve been noticing a renewed interest from the real estate community in multi-family rental assets. Cadillac Fairview also proposed a 65 storey rental building at the north west corner of Yonge Street & Queen Street last year – though they later withdrew their application.

  

  In the US, rental apartments as a share of all new housing is also at record highs – over 30%. And that’s partly because credit remains tight (certainly compared to pre-2008) and economic growth has been tepid. But also because of demographic changes. People are having fewer children, later in life, and so many are putting off buying.

  So I think we’re going to see even more rental apartments being built in Toronto in the coming years.

  2014.09.16

• Seattle’s first protected bike lane makes a quick adjustment

  Seattle recently installed its first protected downtown bike lane on Second Avenue. Here’s a short video of it in action (pay attention to the signalling setup and the pedestrians that walk into the bike lanes). Click here if you can’t see the video below.

  [youtube https://www.youtube.com/watch?v=x2iQCCHlR0s?rel=0]

  Shortly after it opened, they quickly discovered that the left green arrow and solid green circle (shown above) were confusing drivers. The intent was for the left green arrow to signal that you could turn and for the solid circle to signal that you could drive straight ahead.

  But even with the accompanying sign, drivers kept getting confused and thought a green circle meant you could go wherever you want.

  So the Seattle Department of Transportation quickly adjusted and changed the green circle to a north arrow. And it seems to have fixed the problem. I think it goes to show how important the details can be with these things. 

  2014.09.13

• Trying out the Oculus Rift virtual reality headset

  

  This week on Architect This City is turning out to have a big focus on technology. And it’s not going to stop today, because this evening I had the chance to try the Oculus Rift virtual reality headset for the first time (many thanks to Dave Payne of Invent Dev for the demo). As a reminder, Oculus is the company that Facebook recently acquired for $2 billion.

  Now virtual reality certainly isn’t a new idea and lots of people have been promising – for a long time – that it was going to revolutionize the world. Which may be why I had somewhat low expectations going into this. But I have to say that I was blown away. Despite being a bit choppy (to get good visuals it ran at around 15 frames per second), I was shocked at how immersive the experience was.

  Here’s a picture of Rick exploring the (virtual) space behind him:

  

  It was actually really strange watching somebody move around as they explored another world. The demo that Dave showed us was of an apartment suite. You could walk around the living room. Turn around and see the front door. Walk up to the window and admire the view outside. It was incredible, but somewhat scary at the same time.

  Obviously there are ton of potential use cases for this. I’m imagining a buyer touring a condo suite and picking their finishes before it’s even built. I’m imagining an architect designing a building in 1:1 scale by waving their hands around in a virtual world. I’m imagining “traveling” to a beach to treat seasonal affective disorder. And the list goes on.

  This isn’t going to happen overnight. I actually got a bit nauseous because of how choppy the video got at times. But I can certainly see the potential. Virtual reality is coming. It’s clearly the future of gaming. And I’m sure it’ll get applied to many other areas of the economy. I guess that’s why Facebook bought these guys for $2 billion.

  If you have an interest or need in the 3D visualization space, I would encourage you to reach out to Dave at Invent Dev. He’s super passionate about the work that he’s doing and is looking to collaborate with more people in the design and real estate spaces. Thanks again Dave.

  2014.09.11