Fine-grained adaptable-use may promote social competence, democracy, econ stability

From Urban Choreography: "A paper by Richard Sennett presented at the Urban Age Project's recent conference in Hong Kong restates the belief expressed by many urbanists that the real purpose or value of cities is to allow locals and strangers to intersect in a way which increases the available choices or opportunities for the maximum number of its residents." Quoting Mr. Sennett's presentation: "A healthy city can embrace and make productive use of the differences of class, ethnicity, and lifestyles it contains, while a sick city cannot.  Learning to interact well with strangers requires a toleration of ambiguity, the capacity to contain frustration, an ability to listen carefully to people whose speech, needs, or desires may seem alien.  Indeed, the entry into adulthood occurs exactly when people become capable of feeling connected to, and even solidarity with, other people who give them no pleasure.

"Because cities are complex social as well as economic and geographic organisms, they are in principle a fertile soil for developing social competence. But we know in fact that they are not.  In today’s cities outside Europe, as they grow to giant size, they become relentlessly more homogeneous and segregated internally.

"People who are ignorant of lives unlike their own are going to have trouble practicing democracy, as the philosopher Hannah Arendt observed in The Human Condition.  They will have trouble understanding and dealing with interests and needs not their own.  Social incompetence also has an economic dimension: the process of communicating bad news and unforeseen threats shuts down.

"I’d like close these remarks about the quality of life in cities by focusing on the Holy Grail for urban designers like myself, the quest to build truly mixed-use environments in order that the inhabitants develop a more complex, adult understanding of one another.  Much of this work has focused on housing, mixing poor and middle-class residents.  But these mixed settlements are all fragile; in time, the middle-classes tend to evict the poor.

"I came to the conclusion that the principle of mixed use is usually not pushed far enough: there has to be a tighter integration of working space and living space, as in interleaving offices and specialised factories as well as shops with housing.  The key to this kind of planning is informality: leaving the mixed spaces open to a succession of small entrepreneurs and businesses. Paradoxically, open, thorough-going mixed-use of this sort tends to stabilize communities."  Full post here.

For more sustainable, equitable urban neighborhoods, experts say stop requiring parking

From Streets Blog writer Noah Kazis, a post about the #1 zoning obstacle to the small urban buildings that make great urban neighborhoods -- parking requirements: "Yesterday, the [New York City] Department of City Planning asked experts from around the country how to make a more sustainable zoning code. Their response?  Scrap parking minimums. "The recommendation came during a major conference held yesterday by DCP and Harvard University. Top urban thinkers from around the country gathered to discuss how the zoning code can make the city more globally competitive, socially equitable, architecturally significant and environmentally sustainable (for a good recap of the conference, check out the Architect’s Newspaper live blog).

"'[Washington has] removed our minimums for most buildings in the downtown and near transit,' said Harriet Tregoning, the director of D.C.’s Office of Planning.  The city received significant pushback from the public and developers, Tregoning admitted, so they developed a compromise. 'You can build more than the maximums, but the first floor of that building has to be level and convertible so that if we’re right and you’re wrong, it can be something useful.'"  Full post here.

New York building for formerly homeless is contextual but challenges conventions

From NYTimes writer Michael Kimmelman: "Bronx Park East opened last year opposite the New York Botanical Garden.  It consists of a five-story brick pavilion with triple-height windows facing the street, and a seven-story wing for 68 small studio apartments.  'A good neighbor,' is how its designer, Jonathan Kirschenfeld, described the building’s look.  Serious architecture is another way to describe Bronx Park East. "It is a single-room occupancy residence, an S.R.O., built to house tenants who had been homeless.  Sunny, with modest kitchens and full bathrooms, its apartments are smaller (around 285 square feet) than otherwise legally permitted for studios in New York because different rules apply to housing for social service clients.  'Isn’t the idea here to improve mental health?' Mr. Kirschenfeld said. 'Isn’t good architecture part of that?'

But the project is exemplary for another reason, too.  Households have evolved.  But New York’s housing stock hasn’t.  The problem? Partly, a collection of sometimes conflicting city and state laws that do things like dictate minimum room sizes and outlaw more than three or four unrelated people sharing an apartment. Other rules compel developers in many parts of town to construct a parking space for each new unit they build, a disincentive for designing smaller, inexpensive apartments.

"As David Burney, the city’s commissioner for the Department of Design and Construction, put it the other day, 'The regulatory environment has fallen behind' the times.  So had a conspicuous part of the architecture world, which, until lately at least, focused on glamour projects rather than on how most people live.  In the past New York has adapted to changing household patterns. For example, grand Upper West Side apartments from a century ago were chopped up to provide more units for smaller families.

The question now is can the city become nimble again?  The Citizens Housing & Planning Council organized a conference the other day, in collaboration with the Architectural League, that tackled these questions.  Their brief was to ignore existing codes and regulations that got in the way of innovative design but to stay real: to focus on what could actually happen in terms of safe, economical construction given a few tweaks to existing laws.

"As Fred A. Bernstein reported on the conclave in The New York Times on Sunday, not everyone was excited by the plans.  But the exercise was instructive anyway. A better, more equitable city, with more smaller, smartly designed, adaptable apartments and houses, is within reach."  Full article here.  (Photo credit: Rodrigo Pereda.)

Chicago townhouse achieves LEED platinum luxury with support of home-owner association

[youtube=http://www.youtube.com/watch?v=2YXg7On6O04]From Chicago Tribune writer Pamela Dittmer McKuen: "Kathie and Art Howe decided to redo the kitchen in their 25-year-old North Side town house. They hired an architect and a general contractor, and the foursome started talking.  Someone suggested replacing the three-story staircase, which was wrapped in claustrophobia-inducing drywall.  Someone else mentioned green construction.  Next thing you know, the Howes moved out, and the town house was stripped down to studs and subfloor. "The four-bedroom town house is one of 62 units clustered around a wooded courtyard.  The association board has been a significant member of the construction team.  Opening the roof to put in a larger skylight would have invalidated the association's existing warranty, for example. But the board did some research and found that if the Howes used the original installer to do their work, the roofing manufacturer would hold the warranty.  In another instance, when the interior drywall was removed, several areas of water infiltration were discovered. Those problems were the board's responsibility, and it took almost immediate steps to remedy them, so the Howes could continue with their work.

"The Howes' renovation is believed to be the first gut rehab of an attached town house in the Chicago area, and possibly in the country, to seek LEED platinum status, said Jason La Fleur, regional director for the Chicago-based Alliance for Environmental Sustainability and the LEED consultant who is working with the couple on their certification.  They credit general contractor Brian Anderson of Echo Development for building their point total.  'In Chicago and in America, there is a lot of sustainable focus on new construction, but the question is, what to do with the 100 million or so units that exist,' said the Howes' architect, William Scholtens of Elements Architectural Group."  Full article here, and other good article here.

Abaco Islands, Bahamas project includes townhouses in marina village

500 Twitter followers!  Loyal reader Matt Anders, architect and generous volunteer for DawnTown, is working on a development in the Abaco Islands of the Bahamas that includes townhouses in its marina village.  Matt sent these photos of a few constructed townhouses, whose architectural style is attractive and I don't think previously featured on Townhouse Center.  The project is called Baker's Bay and the developer is Discovery Land Company.  Compact townhouses should create a feeling of community around the marina, and allow the developer to leave more of the island in its natural beauty.  More resort communities should be composed of townhouses rather than detached houses.

Washington City, Missouri incremental, mixed-use development includes brick townhouses

From eMissourian.com writer Paul Hackbarth: "This four-family unit townhouse is the first new building to be constructed at the Rhine River Development on West Front Street. Unerstall Construction Company is the developer of the $7.8 million project that, once completed, will include several townhouses and commercial buildings.  The first phase of the project involves subdividing the tract into 12 lots, including eight for townhouse units facing Front Street and four other lots for mixed uses.  Work on four of the townhouses is nearing completion and one unit has already been sold.  Each townhouse unit will be two stories and about 2,200-2,500 square feet."  Full article here.

New townhouses and narrow streets go together like...old townhouses and narrow streets

From New World Economics writer Nathan Lewis, via Old Urbanist: "Our theme here is to show examples of nice urban places for people.  They usually share the characteristic of a 'Really Narrow Street'.  There is a minimum of 'Non-Place', such as parking lots and 'green space'.  Everything is a Place for people to interact and do the things they do. "Here is a new development called Village Square in Burlington, Canada [pictured above].  It is, I think, the first example I have seen of Traditional City design used in new construction in North America -- at least, outside of an amusement park.  For one thing, the architecture is very good.  Once you make the streets Really Narrow, and appropriate for pedestrians, then everything tends to take a big step up because the architecture is designed for interaction with humans, instead of just fronting a huge parking lot.  Overall, it is a big success.  See?  It's not so hard to do.  You just do it.

"We have a few others joining the 'Traditional Cities' movement (it's a movement now!).  For example Small Streets.  [Gallery of small streets lined with townhouses, such as at right.]  These are traditional attached houses.  Note how they don't have the typical enormous front stair that characterises the 19th Century Hypertrophic townhouse.  That huge front stair is, I argue, a natural reaction of wanting to distance yourself from the noisy, automobile-dominated 19th Century Hypertrophic street. When you front a nice little pedestrian street, houses typically have entrances at ground level."  Full post dated November 6, 2011 here.

Urban neighborhoods need "vast cultural institutions" or "stimulating everyday locales"?

From New Urban Network writer Philip Langdon: "An article in the November Atlantic reveals, not very surprisingly, that civic leaders in Kansas City, Missouri, are out to attract the 'creative class' — 'well-educated workers with bourgeois-bohemian tastes whom urban scholars have identified as the engine of urban growth.' "I peered at The Atlantic’s photo of what Kansas City is building to lure the creatives, and thought for a moment I was viewing a gigantic armadillo.  It’s the Kauffman Center, a $326 million performing arts facility — purportedly a means for enticing talented young people to Missouri’s second-largest metropolis.

"My understanding of the Richard Florida take on urban development is that bright young workers are less interested in vast cultural and entertainment institutions than in having access to stimulating everyday locales — places they can walk to from their workplaces or their homes.

"Maybe Kansas City should have sent some of its leadership to Long Island City, Queens, New York, last weekend. That’s where — in a former greeting card factory — roughly 150 people argued for urban improvements conceived and carried out on a small, much more personal scale.

"Tony Garcia of Street Plans Collaborative posed a question: 'What’s the value system of development in cities?' He answered: 'It’s megadevelopment,' not small projects that individuals can do.  In his view, which strikes me as exactly right, that’s part of the reason change is so urgently needed. 'We need to return to smaller projects,' Garcia contended. 'That’s the scale we want to build our cities at.'  I sensed no disagreement from the crowd."  Full article here.

Continuing coverage of exemplary Cincinnati OTR urban neighborhood revitalization

From Urban Land writer Mike Sheridan, continuing coverage of the exemplary Over-the-Rhine (Cincinnati, OH) neighborhood revitalization: "Only a few years ago, OTR was known for having one of the highest crime rates in the city.  Today, the area — believed to be the largest, most intact urban historic district in the United States — has been transformed into one of Cincinnati’s most vibrant sectors. "The reason? Cincinnati Center City Development Corporation (3CDC)—a private, nonprofit corporation that not only targeted OTR for a makeover but also refurbished Fountain Square and continues to revitalize Cincinnati’s central business district (CBD).  '3CDC is not only physically changing the neighborhood but culturally as well and financing it creatively using public/private financing driven by the private sector,' says Thomas Murphy, a senior resident fellow, ULI/Klingbeil Family Chair for urban development, and former mayor of Pittsburgh, Pennsylvania.

"There are a number of reasons for the success 3CDC has experienced in Cincinnati, says Stephen G. Leeper, a ULI member and president and CEO of 3CDC.  'We limited our geographic scope in terms of where we would invest. We targeted our funds and targeted our efforts to areas where we could show visible progress.  With OTR, we had something spectacular to work with.  OTR was still intact, although it was a troubled area. The physical infrastructure, though deteriorated, remained intact, so we had a real asset to work with.'

"Leeper would advise other cities seeking to replicate the success of 3CDC to focus on a particular neighborhood. 'Define an area where investment would make a real difference -- an area that will allow change to occur,' he continues.  'Make big plans but don’t expand your scope too far.  Think big but go small.'"  Full article here (requires ULI membership).

Harlem townhouse is reminder that small buildings deal with context more than large ones

From Harlem Bespoke, a reminder that small buildings must deal with context much more than large buildings that share a block with only two, one, or even zero other buildings: "This townhouse is probably one of the better examples of what a modern contextual building might look like for a brownstone neighborhood.  This 2-family house is definitely contemporary in nature but the generous proportions of the windows and the presence of a stoop gives it a classic nuance that helps the building fit in with the immediate block.  Everything appears to even visually line up horizontally with the other brownstones on the block but for some reason the building was not built taller which is what most current developers tend to aim for.  Another plus is that those facade-piercing air conditioners are not present."  Full post here.

Small urban spaces instructive for fine-grained infill design, collected in latest Dwell magazine

Before the month is over, I have to mention the latest issue of Dwell has as its theme "Smaller & Smarter", which is redundant but represents a welcome continuation of Dwell's coverage of small urban spaces that have a lot to teach.  Featured spaces include:

  • Erich Sattler Winery in Austria designed by Architects Collective, pictured above ("The courtyard is formed by the traditional L-shaped residential buildings surrounding")
  • A 270 sq ft, 4-story apartment in Paris designed by Lode Architecture, pictured below ("I think spatial and technical constraints are good for the imagination")
  • A flat designed by LOT-EK that wraps around a central staircase in a narrow West Village walk-up ("We wanted to turn the problem on its head so that the two dark corridors became the most beautiful spaces")

Sadly, none of these made it onto the Dwell website...so subscribe already!

Oklahoma City townhouses based on "time-tested template" and built to "endure for centuries"

From loyal reader Tom Johnson, a townhouse project in Oklahoma City called the Brownstones at Maywood Park.  "When I saw what was being done in a city with such little density as Oklahoma City, I thought that it might be worthwhile to pass along.  It's an extremely nice neighborhood." The townhouses, developed by Triangle Partners and designed by TAP Architecture, are brick luxury townhouses with Western facade details.  From the developer's website: "The Brownstones are a hybrid of history and progressive thinking, based on a concept formulated by a group of University of Oklahoma architecture students.  The time-tested template of high-end urban communities being comprised of rowhouses, or brownstones, brings the New York feel to Oklahoma City.  Instead of sprawling outward in typical suburban style, each individual home is constructed vertically, up to 3.5 stories tall at 3550 square feet.

"The Brownstones offer the latest technology in construction, insulating concrete forms (ICF).  It is the choice in LEED Certified construction and creates an energy efficient structure.  With rich components of slate tile, copper, and wrought iron, along with the finest masonry brick, cladding each Brownstone’s ICF substructure, the Brownstones embrace 'green' sustainable building technologies, and will endure for literally centuries with very low maintenance or upkeep costs.  These ‘legacy’ homes can truly be expected to be passed from generation to generation."  Listing with floorplans here.

Miami urbanists see challenges of small-scale infill, but benefits win. How to incentivize?

[youtube=http://www.youtube.com/watch?v=gi5idjDna24] Two items via Transit Miami.  First, above, the smartest short video I have ever seen, Victor Dover of Dover Kohl on the merits and challenges of small-scale infill.  Second, a guest post by one of Victor's co-workers, Jason King, from which I will copy a teaser: "You can say that the urban fabric of Paris (and indeed  all great cities) is composed of some basic elements: civic buildings; townhouses and small scale urban buildings in between, typically with cafes and stores at street level; variations on public space; and pedestrian streets.

"What if Paris could only keep one of these elements?  Which is the more essential to Paris’ identity?  My guess is that newlyweds would still go to Paris from throughout the world to sit in cafes and wonder upward at the cast iron balconies even if Paris lacked the Eiffel Tower.  I doubt that the parks and plazas of Paris would be used as much, or at all, if they required a freeway commute to reach.

"Paris does not have to choose, but as urbanists in Miami we must prioritize.  The popular dialogue in Miami concerning these four elements seems to value the reverse order.  Starchitect new buildings (the stadium, Arsht Center, etc.) and experimental forms of landscape architecture (Bicentennial Park) are most likely to be on the minds of the city and county commisioners. But the streets and buildings of our daily routine need, if only by virtue of being more plentiful items than the other two, far more consideration than they are currently given."  Full post here.

Net zero energey townhouses in Issaquah, Washington are completed, set example

200th post!  A year ago I posted about a proposed development of townhouses in Issaquah, Washington that would be zero net energy.  Well, they got built.  From Jetson Green writer Preston: "The homes go on sale this month and have received national attention.  Homes in this community will use zero net energy — after considering all energy used and produced during a year — and zHome may just be the first townhome project in the country to achieve such a feat.  zHome is developed by Matt Howland and Ichijo USA with the sponsorship of the City of Issaquah and the assistance of Built Green, King County, Port Blakely Communities, Puget Sound Energy, and the Washington State University Energy Program."  Full post here.  And from the Issaquah Post, an interview with the Ichijo USA project manager.

Washington, DC inner suburb townhouses are walkable, adaptable, and neighborly

From Washington Post writer Lea Winerman: "For James Foley, moving back to Warwick Village 10 years ago meant getting his weekends back.  Foley, a chef, didn’t like having to drive everywhere, and he didn’t like spending his weekends mowing his lawn and tending to a house that felt too big.  'We love the neighborhood,' he said. 'You can walk to everything . . . and something about the townhouse setup seems to encourage neighborliness. You see people sitting on their front steps talking.' "Warwick Village includes more than 600 nearly identical brick townhouses built beginning in 1953 on what had been the country home of a wealthy D.C. businessman named Frank Hume.  The townhouses were originally built as rentals. In 1970, they were converted to individual properties.  From the outside, the neighborhood’s homes are almost indistinguishable from one another, save for some different paint choices.

"But inside, residents have reconfigured the two-story-plus-basement brick boxes in every possible way, sometimes combining three small bedrooms into two larger ones, opening up kitchens and adding bathrooms.  'One of the nice things about the houses is that there are no interior load-bearing walls, so you can really do whatever you want,' said Jen Walker, a real estate agent with McEnearney & Associates.

"The neighborhood is an easy commute downtown by bus and Metro.  Mount Vernon Avenue — Del Ray’s lively main street, lined with shops and restaurants — is about a 10-minute walk away.  Residents can also walk to five neighborhood parks, two farmers markets and other amenities."  Full article here.

Portland suburban builder switches to small-scale urban infill, despite long list of challenges

From the Oregonia writer Elliot Njus: "When Renaissance Homes filed for bankruptcy in 2008, the builder was known for sprawling subdivisions on the fringes of Portland.  Two years after emerging with a reorganization plan, the company has positioned itself as the No. 1 builder within the city of Portland -- building mostly one-off houses in long-established neighborhoods. "It's an unusual move for a builder the size of Renaissance.  Bottom line: Building in the suburbs is cheaper and easier. The sites are closely grouped with plenty of space for equipment, and all the infrastructure is new. Permitting several sites in a planned residential area is a breeze compared with doing one at a time in the city.

"Building in existing neighborhoods comes with obstacles not seen in the suburbs, and that makes most larger builders wary.  Infill development is expensive and risky, and builders lose many of the advantages that come with scale.  It's difficult to find and secure suitable lots, and staging and staffing costs rise without the advantages of scale.  The projects often require costly infrastructure upgrades, like increased sewer or electric capacity.  In the neighborhoods where the company is siting its new homes in Portland, there's usually little parking, and some haven't seen a new home built in decades.

"There isn't much room for mistakes with the new strategy.  With the increased expenses, homes in the infill market have narrower margins than their counterparts in the suburban subdivisions.  But company president Randy Sebastian thinks the days of building on the fringes -- the strategy that got his company into trouble -- is coming to an end.  'We've made mistakes, but we're learning every day,' Sebastian said."  Full article here.

Brooklyn brownstone adaptation memories, inimitable storytelling by This Old House

[dailymotion id=x81v7x] From the book The Best Homes from This Old House by host Kevin O'Connor, via TODAY Books: "In 2008, Kevin Costello, his wife, Karen Shen, and their three children sat on the stoop of an old, run-down brownstone in Brooklyn’s Prospect Heights, smiling as they considered their good luck at having purchased the century-old boardinghouse behind them.  In Brooklyn, stoops serve as front yards, and now this stoop in this up-and-coming neighborhood was theirs, with all of its problems — and all of its promise.

"Constructed in 1904, this brownstone was one of thousands built at the beginning of the twentieth century to provide housing for the legions of people working in the boroughs of New York City, Manhattan in particular.  At some point, probably in the 1940s, a previous owner had converted the building into a rooming house, surely to make some money off the young men returning to New York after World War II.  The building had been divided into nine separate units.  Ironically, the building’s neglect turned out to be its saving grace. Previous owners had made few improvements but also few changes.

"'This Old House' had never worked in New York City before, and now that we were there, it made sense to work on the city’s iconic housing style: the brownstone. To me, the word 'brownstone' inspires visions of elegant façades and stately buildings lining the avenues of expensive neighborhoods in New York, Boston, or other American cities. But the truth about these buildings is that in many neighborhoods, they were designed for middle-income families: worker housing, rolled out four to six at a time by developers building densely packed, affordable homes in much the same way that modern subdivisions are built today.

"Karen and Kevin wanted to build a home for their family but needed some rental income to help pay for the recent purchase and pending renovation. The plan was to renovate the first and second floors for their family and then to create two rental apartments, one on the top floor and another on the garden level.  Karen and Kevin hoped to take back the top floor in about five years, after replenishing their savings and paying off some of the mortgage, so their family could spread out.

"We pieced back together the once chopped-up building and ended up with three kitchens, four bathrooms, and six bedrooms in three distinct units.  For a century our brownstone had been reconceived and repurposed by its many occupants, whether they were families, tenants, or landlords. And in 2008, the house was again transformed to serve the needs of new owners."  Full excerpt here.

Thailand townhouse development industry sees intense competiton, now and future

From the Nation writer Somluck Srimalee: "Top-ranked property firm Pruksa Real Estate has set its sights on leadership of the townhouse market in the price range between Bt3 million and Bt5 million ($100,000 to $160,000) by 2017, according to the company's director and chief business officer Piya Prayong.  Although Pruksa is currently market leader in the overall townhouse segment, with a market share of more than 50 per cent, it is ranked fourth behind Asian Property Development, Sansiri and Supalai in the townhouse segment with prices between Bt3 million and Bt5 million. "Pruksa is aiming to achieve second ranking in the Bt3 million to Bt5 million townhouse segment next year by targeting sales of Bt2.8 billion -- an increase of 12 per cent over expected sales of Bt2.5 billion from the segment this year.  'We are also aiming to achieve sales of Bt7 billion in 2017 from townhouses priced between Bt3 million and Bt5 million, under the brand The Connect. This will make us the market leader in this segment,' Piya said.  Pruksa is planning 11 new projects branded The Connect this year, offering prices ranging from Bt3 million and Bt5 million per unit. The projects will have a combined market value of Bt8 billion. Nine have already been launched"  Full article here.

New real estate entrepreneurs finding success with small, adaptable urban buildings

Congratulations to Tony Cho, founder of Metro 1 Properties, who was recently named ULI South Florida/Caribbean Young Leader of the Year.  Metro 1 is a full-service real estate brokerage and investment company that began with a focus on small, adaptable urban buildings and aligned itself with green and sustainable initiatives.  I think Tony earned his award by taking a risk on sustainable urbanism when very few Miami real estate companies would.

From the other side of the world, I received a comment from readers at Village in the City, a real estate investment and development company "dedicated to producing an alternative to condo life in Bangkok: affordable modern living in an urban environment".  In other words, I think they buy shophouses, fix them up, and rent them.  Like Metro 1, they seem to be gaining a foothold in the industry by focusing on what others overlook: small, adaptable urban buildings.  And thus concludes Shophouse Week!

Singapore architecture firm adapts six shophouses into office with flexible plan

Shophouse Week!  From Arch Daily writer Megan Jett: "Inhabiting 6 converted shop house units at the confluence of Singapore’s historic Chinatown area and the CBD, Ministry of Design’s own design studio employs the same key principles which govern its approach to design – typological relevance, a disciplined material and tonal palette and an ‘essential’ concept. From the firm: "We feel strongly that open communication is key to innovation and creativity; as such, our space would be without hierarchy or barriers, a truly open office.  All new interventions are conceived as objects within the landscape of the existing space and are designed to remain visually separated.  The entry Gallery space allows for constant renewal and an avenue to express ourselves without needing to reinvent the entire studio."  Full article with image gallery here.  (Photo credit: CI&A Photography.)