Daily insights for city builders, delivered every morning at 6 AM ET. I’m Brandon Donnelly — a Toronto-based real estate developer and founder of Globizen. I’ve been writing here since 2013.

Tag: jackson hole

  • Field Guide to Indoor Urbanism

    A few months ago, one of my old professors from architecture school — Phu Hoang — reached out to me through this blog. That’s one of the benefits of writing publicly — it becomes your calling card. In this case, it had been at least 16 years since I was in his design studio.

    We connected over a call. He told me about his and Rachely’s firm, MODU Architecture. And he let me know that he’s no longer teaching at Penn. He is now the Head of Architecture of the Knowlton School at Ohio State University.

    Then, following the call, he was kind enough to send me a copy of his new book, Field Guide to Indoor Urbanism:

    The typical approach to modern building design is to have clearly defined boundaries between interior and exterior spaces. The outside is the outside. And the inside is a climate-controlled space that is, for the most part, sealed to the outside.

    Most of us spend the vast majority of our lives in these latter spaces. In fact, since the advent of modernism and the International Style over a century ago, the general idea has been that these spaces can and should be mostly the same.

    HVAC systems make it so that you don’t really need to worry about context or the environment. What works in Toronto can work in Phoenix. You just need to dial up your cooling loads.

    This is so much the case that whenever I’m in a city with a fairly benign climate, such as somewhere in California, I always find myself fascinated by the fluidity between interior and exterior spaces. It’s such a foreign concept to me that it stands out: “Wait, how is this not sealed?

    Indoor urbanism, on the other hand, makes the argument that this binary approach is the wrong way to think about spaces. Here’s an excerpt from a recent Metropolis article about MODU:

    They call this approach “indoor urbanism,” which privileges the blurred boundary between what has traditionally been considered interior space and exterior space. This in-between space–straddling open and closed, artificial and natural–deserves architects’ keen attention, especially as the planet warms. “Indoor urbanism recognizes that architecture and cities are situated on an environmental continuum, as a matter of degrees rather than absolutes,” write Hoang and Rotem in Field Guide.

    Examples of this thinking can be found throughout their work. This project in Jackson, Wyoming is one of my favorites both because I love Jackson and because it’s a cold and snowy place. And yet, even in this climate zone, their design includes for several “semi-exterior areas” that serve to connect you to nature.

    This is a decidedly different way to think about architecture and urbanism. But as our climate crisis intensifies, it’s only going to become more relevant.

  • US counties with the highest per-capita income

    Below are the US counties with the highest per-capita income (as of 2018), according to this recent Bloomberg article:

    Teton, WY is home to the Jackson Hole valley (which has some of the best skiing in the world). And Pitkin, CO is home to Aspen. Turns out, rich people like ski towns.

    Interestingly enough, 2018 saw per capita income grow in the greatest number of US counties since 1981. According to the Bureau of Economic Analysis, it was 97% of all counties:

    For the full Bloomberg article, click here.

    Charts: Bloomberg

  • Jets and real estate

    Jackson Hole Airport (JAC) has one runway. It is 6,300 feet long by 150 feet wide and it was originally constructed in 1959. In 1965, the first of many proposals was put forward to lengthen the runway to 8,000 feet so that jets could fly into the airport. But it was never adopted. Subsequent proposals were made in 1992 and 1999, but they were again highly contentious and similarly never adopted. The runway remains 6,300 feet long.

    However in the early 1980s jets began using the existing runway and the area started to boom. According to this old New York Times article from 2002, the town’s growth exactly parallels the introduction of jet service at JAC. The town doubled from 9,000 people in 1980 to 18,000 people in 2000. Its per capita income also shot up from a steady $20,000 in 1984 to more than $67,000 in 2011 – making Teton County one of the richest in the US.

    Tourism destinations and second home markets like Jackson Hole are heavily dependent on access. In 2003, a total of 211,788 passengers flew through JAC airport and, in 2016, it was over 340,000 people. But second home markets are also the first to get hit during macroeconomics shocks. Following the 2008 financial crisis, passenger volumes at JAC didn’t recover until 2014.

    If you look at air traffic throughout the year you’ll also see that it is highly seasonal. Below is a chart showing monthly passenger volumes at JAC from 2003 to 2016 (data from the Bureau of Transportation Statistics). Some of you may be surprised to see that more people visit Jackson Hole in the summer, compared to the winter. But what’s perhaps even more conspicuous is the sharp drop off during the swing seasons.

    image

    I am thinking about all of this not only because I just got back from Jackson Hole, but also because I am very interested in the demand drivers that fuel the real estate in many of these mountain towns. It’s easy to get it wrong. Unlike major urban centers – which often operate under a perpetual supply deficit – you can’t just build and necessarily expect people to come.

    Revelstoke Mountain Resort, for instance, first opened in 2007 with grand aspirations of building one of the largest ski resorts in North America. But they got crushed in 2008 and have never fully recovered – at least relative to their original plans. Maybe the answer is a bigger airport.

  • That’s a wrap

    Jackson Hole never disappoints. 

    The valley is this wonderful combination of cowboy town, expansive flat plains, wildlife, snowcapped mountains, challenging skiing and snowboarding, ‘mountain modern’ architecture, and twangy accents.

    One of the highlights of the trip was discovering a hot spring along the side of the Snake River. We never would have found it had it not been for a few locals. Apparently it’s called the “stinky spring.” 

    The setup was no frills — a bunch of rocks arranged as basins in order to catch the surprisingly steamy sulfur water. But the experience of sitting in the mountains and jumping between the icy river and hot springs was priceless. 

    That’s another great thing about ski towns: they change your perception of snow, winter, and the outdoors. When it snows in Jackson, people smile and grab their skis and snowboards. I aspire to bring that same energy to winter in the city.

    I could never be a ski bum, but I can certainly appreciate why others make that choice. Until the 10th annual

  • 9th annual

    Delta: “Final destination today?”

    Me: “Jackson.”

    Delta: “Ooohh, everyone is going to Jackson today!”

    Me: “That’s because they’ve been getting a lot of snow.”

    It’s that time of year again. I’m at the airport right now about to leave for my annual retreat to the mountains. 

    If you know me or you’re a regular reader of this blog, you’ll know that I’ve been doing this every year at roughly the same time for almost a decade. Next year will be our 10th “annual”, so that likely means we’ll have to ratchet things up a bit.

    Jackson Hole received 6″ of fresh powder last night and the weather forecast for this week is filled with even more snow. However, I think we may stay off Corbet’s Couloir. (Whatever you do, don’t click-through.)

    Regular scheduled programming will resume tomorrow. If you need to reach me, you know how. There never seems to be a good time to be out of the office, but traditions are traditions, right?

  • Saying no to “Mountain Modern”

    Jackson, Wyoming is one of my favorite places on the planet. (Here is a ski/snowboard video that my friends and I made a few years ago in Jackson.)

    Earlier this year, Eagle Point Hotel Partners and the Brooklyn-based design firm Studio Tack completed a renovation of the Anvil Motel in Jackson – it’s now the 49-room Anvil Hotel

    Apparently reclaimed motels are the new hospitality trend.

    What I appreciate about their approach, is the emphasis on creating something that feels local and contextual. Here are a couple of snippets from Surface Magazine:

    The designers wanted to avoid a rustic feel, or what Ruben Caldwell, one of Studio Tack’s four partners and an avid backcountry skier, calls “Mountain Modern,” referring to architecture, common in places like Vail, Colorado, and Lake Tahoe, California, that excessively uses reclaimed wood and Cor-Ten steel. “We knew we didn’t want to steer anywhere near that,” says Chou, a long-time snowboarder who more recently got into skiing. “It takes a bit of familiarity with ski towns to know what you don’t want to do.”

    The vibrancy of Jackson’s local culture impressed the design team—and Caldwell so much so that he moved there full-time last year. “As a design team,” Caldwell says, “we’re hyper-aware of the need for projects to be deeply embedded into the local scene.”

    It’s easier to copy and paste. But the results are always better when you take a bit of time to understand a place. 

    Image: Anvil Hotel

  • Snowboarding, vlogs, Cape Town, and marketing

    This morning, instead of my usual routine of writing alongside a cup of coffee, I decided to finally edit all of the skiing and snowboarding footage that I took last month in Park City, Utah. Click here for the final cut.

    Compared to the video we did for Jackson Hole, I don’t like the selfie perspective as much. It doesn’t show enough of the person. This time we used the Go Pro 3-way arm, but in Jackson we used a plastic tube that I think was used for a beer funnel before that. Next year we’ll go back to that.

    Video is a lot of fun and I would love to figure out a way to incorporate more of it into this blog. But that’s a far bigger time commitment and I am not prepared to allocate resources to that. I write every day. That’s my thing.

    I am, however, not ignorant to what’s happening in the world of video blogging. And I think there are lots of opportunities for businesses who have the resources to allocate towards projects like this.

    Take for instance this vlog by New York video guy Casey Neistat. It’s probably the best piece of marketing that the Phantom 4 drone could have asked for. It’s authentic. I watched it and now I want one. Take my money. 

    (Note to city geeks: It’s worth watching just for the drone aerials of Cape Town, South Africa.)

    To my knowledge, I don’t think people are doing anything like this in the real estate business. But eventually it will happen. Because people are becoming increasingly immune to your typical marketing pieces.

  • A cold ski town is building one of the first vertical farms in the world

    image

    I have a soft spot for Jackson Hole, Wyoming. It’s a beautiful town and, out of all the places I’ve snowboarded, it’s easily my favorite.

    That’s why I was excited to learn that Jackson is currently building one of the first vertical farms in the world (and in a cold ski town at that). Using a vacant site in the middle of town, a new venture called Vertical Harvest is building a three storey, 13,500 square foot hydroponic greenhouse. It’s being done as a public/private partnership.

    image

    The business will operate year round and supply fresh produce to the local community – replacing food that was previously being shipped in from Mexico and California. 

    The site itself is 1/10 of an acre, but it’s expected to have the same output as a 5 acre piece of land using conventional agriculture methods. 95% of their product is already committed through pre-purchase agreements. 

    Here are some of the businesses that have jumped onboard:

    • Rendezvous Bistro
    • Il Villaggio Osteria
    • Q Roadhouse
    • The Kitchen
    • Jackson Hole Mountain Resort’s five restaurants
    • Snake River Brewery
    • St. John’s Medical Center’s Refuge Grill

    What makes this project even more exciting is their commitment to employing members of the local community with disabilities. This is apparently a growing concern in Jackson, and so Vertical Harvest will be doing their part to address that.

    If you’d like to learn about the design of the facility, check out this article by Fast Company. The team was was very methodical in ensuring that this facility would consume less energy than the status quo of shipping in food from out of state.

    The go-live date is this fall (2015). I should probably plan another trip to Jackson.

    Images from Vertical Harvest

  • Why Revelstoke could become the next…

    Photograph Mackenzie Avenue, Revelstoke by Ian Houghton on 500px

    Mackenzie Avenue, Revelstoke by Ian Houghton on 500px

    Despite being rainy and unusually warm, I had a great time in Revelstoke, BC. I first heard about the city a few years ago when I told a close friend of mine (who is an avid snowboarder) that I was going to Whistler. He told me: “Forget Whistler. Go to Revelstoke.”

    Revelstoke has been on the map for skiers and snowboarders for decades. Some consider it to be the helicopter skiing capital of the world. But there are only so many people who can afford $1,000+ per day skiing, so it wasn’t until 2007 when the first gondola opened up on Mount Mackenzie that people started calling Revelstoke the next Whistler, the next Jackson Hole, the next Zermatt, and so on.

    As both a snowboarder and a real estate developer, this is of course exciting. Everybody wants to be a part of the next big thing and they want to call it before anyone else. That’s how you make money – by being right about things before the masses catch on and/or when everyone else thinks you’re wrong.

    But 2007 happens to come before 2008. And 2008 wasn’t a kind year to the real estate community. Revelstoke was no exception.

    The condos at the base of the mountain weren’t selling (about half of the ones that did sell were sold to Canadians I was told). Expansion plans to become the largest ski resort in the world were scaled back. And the resort teetered on the brink of bankruptcy. But since then, new ownership has taken over the resort and the sentiment on the ground seems to be that Revelstoke – as a real estate play – is somewhere near the bottom.

    But something even more interesting is happening in Revelstoke, beyond just luxury condos at the base of a mountain. And since I was on the disabled list for the second half of my vacation, I had time to explore.

    I was fortunate enough to meet a local entrepreneur (who happened to also be from Toronto) and his message to me was clear: Ontario is moving in. Both talent and capital from Ontario are starting to flock to this small mountain town of almost 8,000 full-time residents (it’s technically classified as a city). And from my experience at the bars and restaurants in town, he appears to be right.

    Now, you might be thinking these people are just ski bums looking for an excuse to live in a mountain town. But is that such a unique and bad thing? Today’s up and coming generation is looking for lifestyle + career. And so if your city or community can offer both, you have a competitive advantage when it comes to attracting talent.

    Revelstoke knows they have the outdoor amenities and the “epic pow”, so now all they need to do is bring the businesses. And that’s exactly what Revelstoke wants to do. If you’re an entrepreneur or business owner, Revelstoke wants you to move there. I’m serious. The vision is to create a sustainable live, work, and play mountain community in the BC interior.

    I hope that happens.

    Drop me a line if you want to talk mountains and business.

    Post Update: The beautiful photo of Revelstoke at the top of this post was taken by Ian Houghton out of BC. This is his business website and this is his Facebook page

  • GoPro city tours

    This past week was Toronto’s first real snowstorm of the season. It was awesome. I love snow. And part of the reason I love it, is because it means snowboarding season is here. Yes, the “mountains” in Ontario suck, but Quebec and Vermont aren’t too far away and every February there is The Annual.

    This year in preparation for the season I decided to splurge on a GoPro camera. We had a lot of fun filming last year in Jackson Hole and, since it looks like we’re going to have close to 10 people at this season’s Annual, I wanted to throw another camera into the mix. Expect another ski and snowboard video sometime in February 2015. We’re heading out to Alberta and British Columbia.

    I also ordered this mount for the camera:

    image

    But as I was ordering the camera, I started to think about what else I could use it for. And then it hit me: city tours. One of the things I love to do in the summer is ride my bike around the city and explore. I like to find areas I don’t know very well, find new developments I may have missed, and generally just get to know the city more intimately.

    Being on a bike is really the perfect way to do this. You don’t cover enough ground walking and with driving you simply miss too much of the city. So what I want to do is strap my GoPro to my handle bars and bring you along for these exploratory bike tours. I think it could be a unique way to show you the city – even if you happen to also be from here.

    How does that sound?

    It likely won’t happen until the spring, but if you’re interested in joining me, let me know. I think this could be a lot of fun with a group of city geeks.

    Image: GoPro