AIA Top 10 Green Winner

The Z6 House

Location: Santa Monica, Ca
Building type: Single-family residential
New construction
2,480 sq. feet (230 sq. meters)
Project scope: a single building
Urban setting
Completed August 2006
Rating: LEED for Homes v1 --Level: Platinum


The Z6 House is a single family residence that was added to a multi-family zoned lot with an existing duplex. The residence has 4 bedrooms and 2 1/2 baths., although the bedrooms open up to the rest of the house for added space when needed.

The house is constructed of factory built modules that were delivered to the site and erected on the site-built foundation over a period of 13 hours; the structural slab on grade serves as the finish floor for the first level. A roof deck takes advantage of views and a green roof with vegetation native to southern California.

This project was chosen as an AIA Committee on the Environment Top Ten Green Project for 2007. It was submitted by LivingHomes, in Santa Monica, California with Ray Kappe Architects, in Pacific Palisades, California. Additional project team members are listed on the "Process" screen.

Environmental Aspects
A commitment to minimizing the ecological footprint informed all aspects of the homes' design. The project team used the phrase "Six Zeroes" to describe the goals of the project: zero waste, zero energy, zero water, zero carbon, zero emissions, and zero ignorance.

The design maximizes the opportunities of the mild, marine climate with a passive cooling strategy using cross-ventilation and a thermal chimney. A 2.4-kilowatt photovoltaic array and a solar hot water collector take advantage of the sunny location, as does the daylighting strategy for the interior.

To create flexible interior spaces, all bedrooms have moveable wall partitions that can be opened to common areas for more space. Large exterior doors and large expanses of glass connect inside to outside and allow living space to expand to the outdoors.

New Urban Home by David Baker + Partners

by Jetson Green

I wanted to talk about David Baker + Partners' (DBP) new design for a development called Blue Star Corner. The design is called the New Urban Home. The New Urban Home philosophy blends loft and condominium attitudes, with a modern feel that tends to build up--not out. This philosophy was brought to the Blue Star Corner development to create a sustainable (LEED for Homes), modern, urban design for the historic Park Avenue District in the Bay Area. All the appliances will be Energy Star, all the plumbing will be water efficient, and the site is located near mass transit. Blue Star Corner is planned for completion in mid-2007.

Green Features:
The developer, Holliday Development, and DBP hope to achieve LEED for Homes certification on this project. Here's some of what they're going to do: will use recycled and non-toxic building materials, non-endangered woods, galvanized metal, bamboo flooring, and environmentally-fabricated CaesarStone quartz countertops; will try to source materials locally as much as possible (keeps money in local economy + eliminates the transportation/gas premium); open spaces will feature sustainable landscaping by Conger Moss Guillard Landscape; appliances will be energy-efficient with Duravit, Kohler, and Bosch brands; and much more.

Other Amenities:
Units will include also Ann Sacks bathtubs, Sub-zero + Jenn-Air refrigerators, Bisazza tiles, Benjamin Moore paint, in-unit iPod docking stations, and personal garages with fold-up work stations. This is all going in with the general setup with a master bedroom, living room, kitchen, and flex room. To add to that, homes will be unique--they won't all have identical features, colors, or design. It's important to cater to individuality.

Extra Links:New Urban Home at Blue Star Corner [Generalized Case Study]David Baker + Partners Provide Design for "Green" Amsterdam-Inspired Townhouses [MHN]

Bike Racks as Art

A new take on Public art? Found this interesting site today called Cycloops. They make very fun and whimsical ways to lock your bike up in the urban or suburban enviornments. You can even submit your own creative design for them to fabricate. Now that is Boho.

The Ren Building

by Tylene

Architecture in China never ceases to amaze me—case in point—the REN Building. Copenhagen’s Bjarke Ingels Group (BIG) proposed this eye-catching design over a year ago to coincide with Shanghai’s “Better City, Better Life” 2010 World Expo . The building takes its form from the Chinese character for person 人 (”ren”) and combines two buildings (one symbolic of mind and the other symbolic of body). We love the poetic inspiration that reflects both site and cultural sensitivity.

“The first building, emerging from the water, is devoted to the activities of the body, and houses the sports and water culture center. The second building emerging from land, is devoted to the spirit and enlightenment, and houses the conference center and meeting facilities. The two buildings meet in a 1000 room hotel, a building for living.”
It’ll be exciting to see if the plans for the project are approved. Check out more views and an animated fly-through of the project below.

The Sears "Modern" Home

Ecerpt from Sears Archives.com

From 1908–1940, Sears, Roebuck and Company sold more than 100,000 homes through their mail-order Modern Homes program. Over that time Sears designed 447 different housing styles, from the elaborate multistory Ivanhoe, with its elegant French doors and art glass windows, to the simpler Goldenrod, which served as a quaint, three-room and no-bath cottage for summer vacationers. (An outhouse could be purchased separately for Goldenrod and similar cottage dwellers.) Customers could choose a house to suit their individual tastes and budgets.

Designing a Sears Home
The process of designing your Sears house began as soon as the Modern Homes catalog arrived at your doorstep. Over time, Modern Homes catalogs came to advertise three lines of homes, aimed for customers’ differing financial means: Honor Bilt, Standard Built, and Simplex Sectional.

Honor Bilt homes were the most expensive and finest quality sold by Sears. Joists, studs, and rafters were to be spaced 14 3/8 inches apart. Attractive cypress siding and cedar shingles adorned most Honor Bilt exteriors. And, depending on the room, interiors featured clear-grade (i.e., knot-free) flooring and inside trim made from yellow pine, oak, or maple wood. Sears’s catalogs also reported that Standard Built homes were best for warmer climates, meaning they did not retain heat very well. The Simplex Sectional line, as the name implies, contained simple designs. Simplex houses were frequently only a couple of rooms and were ideal for summer cottages.

Retail or Gallery??

Excerpts from Superfuture

Amsterdam...
Do you ever get that ' why-haven't-i-discovered-this-place-before' feeling? it just happened to me when visiting this interesting streetsmart store [hilariously, brian jensen of copenhagen's wood wood knew ALL about it and first informed me of this spot]. see an unexpectedly varied and hot range of streetwear, sneakers, watches, cosmetics of dr. hauschka [yo!] and in the near future an increased selection of magazines, books and CDs too. sneakers can be customized to the max, rendering them one of a kind trophies. as with all the other items, goods are carefully selected in order to offer exclusivity and quality. an added value element here are the regular art exhibitions of both emerging and established street artists plus other product related events.

Clientele:
International to say the least but also a wide local following. even some sort of cult status in japan since appearing in brutus magazine in 2002. they're all metric groupies...

Service:
Friendly and personal: leave that to bright-eyed, soft-spoken and globetrotting owner ido who's laid-back and knowledgeable ways add personality to this store.

Interior:
With a name like this it ain't hard to figure out the size but it also gives you a clue about its sobre look which in turn proves to be the proper context for 90 sqm.'s funky merchandise and art display.

Building the New Urbanism

by Erica Ryberg

Urban planners take a cue from pre-WWII cities and towns.

It takes Kiki Wallace one minute to get to work. It’s no accident. He built his neighborhood, Prospect New Town, to be walkable, with wide sidewalks, narrow streets and parks scattered throughout. Most notably, its town center is within five walking minutes of every home.

To create Prospect, the Longmont, Colorado, developer worked with star planners Andrés Duany and Elizabeth Plater-Zyberk. Since its construction, the town has attracted a great deal of interest in the planning community. “We have people from all over the state of Colorado and from other parts of the United States and internationally coming to look at it,” said Wallace. “They’re all wanting to emulate this type of development.”

Post-World War II-style suburban planning assumes that everyone has a car and wants to use it. This model, some urban planners believe, is what accounts for the growing epidemic f obesity, heart disease and diabetes. Now, a growing number of environmentalists, architects and urban planners, including Duany and Plater-Zyberk, are putting their minds together to create human-scale neighborhoods, where parks, shops and schools are all close enough to walk or bike to. They are part of the New Urbanist movement, the most coordinated effort in this country to create these kinds of neighborhoods. “New Urbanism is basically a set of principles to get to that holy grail of a mixed-use, mixed-income, fully socially integrated, non-automobile-dependent kind of place,” said Emily Talen, a professor of urban planning and author of New Urbanism and American Planning: The Conflict of Cultures.

Planned down to the size of the numbers on the houses, New Urbanist communities have a striking regularity about them; the first town Duany and Plater-Zyberk created served as the picket-fenced, pastel-tinted backdrop of the dystopian film The Truman Show.

If, conversely, New Urbanism isn’t edgy enough, head to Arcosanti, architect Paolo Soleri's experimental town rising from the desert north of Phoenix, Arizona. To capitalize on space, Soleri took advantage of the city’s cliff-side location to minimize the use of streets and build in three dimensions. The result is an ultra-compact and contiguous sculptural mélange of tilt-up concrete slabs, high-density housing and work space, sidewalks and...bells. Lots of bells. The manufacture of bronze bells, tourism and workshops support the design interns who are the main workers and occupants of the still-nascent city. Despite Arcosanti’s acclaim as a visionary means of creating urban space (Soleri was honored in July at the White House for his work), it hasn’t yet caught on commercially.

New Urbanism emulates many of the qualities of pre-World War II developments, in part by tacking front porches onto its houses, detaching the garages and shrinking the lawns down to the size of postage stamps. For this reason the movement sometimes goes by the moniker neotraditionalism. That means the features New Urbanists lovingly include in their designs are also available in many older towns and cities across the country. Take, for instance, a city neighborhood such as Uptown, in Minneapolis, or small towns like Portland, Maine, Flagstaff, Arizona, or Madison Wisconsin. All have sidewalks, public transport and discernible centers - central characteristics of New Urbanism. “If it’s walkable and compact and diverse and so forth,” said Duany. “Insofar as it is that, then it’s New Urbanist.”

Base-Miami

For better or worse, the Lincoln Road Mall on South Miami Beach is quite reminiscent of New York's 7th Avenue in the West Village. One shop however, Base, stands out from the rest by offering an exceptionally curated suite of both products and services.

Owner Steven Giles says "we're less about labels and more about the ongoing (and less easily defined) culture of the store, but amongst the labels we’re most proud to be associated with would definitely include Isabella Capetto, Nice Collective, Lemar and Dauley, Maharishi, Martin Margiela and Comme Des Garcons."

"Base is not a specific need-based store, like Sears. Your reasons are less clearly defined. One of my little secret ambitions is to redefine the concept of a department store. By and large, the concept hasn’t changed in the past 100 years. I like to find the unseen links between things. Base has its finger on the pulse of modern cultural living: it’s part of a tribe.

I say to my buying team, ‘Don’t think competitively; think creatively.’ We are selling the mix as DJs sell theirs. I recently read the book, Pattern Recognition, in which the central character seeks cool. That is the job I would love to have. She’s label-phobic, I love that! Over a period of time, my assistant and I have developed a scanning process: this is from laid-down patterns over time that are recognized by your brain. "

But it's not just about clothing and accessories, there's a service slant at Base. An in-house salon, Snip, and a CD Bar offer visitors style and satisfaction on a more soulful level. And the folks at Base have also been known to publish music, design resort uniforms and produce events.

Information about the store and several items for sale can be found on their site, baseworld.com.

The "Branding" of Your Neighborhood

by Frank A. Mills

For the most part traditional urban planning has failed our urban neighborhoods. Rather than being driven by practical considerations and a real understanding of urban decline, much of what passes for urban planning is driven more by wishful thinking than anything else. Ultimately such planning is destined for failure.

If traditional urban planning is not working, let's get rid of it. It's time for a new approach.I hesitate to mention this word, its full of capitalistic connotations at best, greed, at worse, and in between, blind spin-doctoring.

The word is branding.There, I've said it. Before you shut down the blog let me at least tell you what I am talking about.

Think about what made made our urban neighborhoods a place that people wanted to live in, in the first place. I know that when I was a kid, my parents moved to Baltimore's Windsor Hills neighborhood because it had the reputation of being a nice place to live and raise a family. Now, isn't that a form of branding?

Here in Cleveland, many of the older, and not so old, residents of Glenville remember when that neighborhood was known as Cleveland's "Gold Coast" because of its many upscale boutiques, and before that, "Cleveland's Garden Basket" from its many truck farms. Branding, again.But what makes this particular branding significant, is that most of the current residents who mention this, didn't live in Glenville when it was the Gold Coast, and certainly not when it was "Cleveland's Garden Basket."

Although Glenville is in serious decline, the Brand remains.So much so, that some of Glenville's residents want to revive the "garden" part and have Glenville become known as the "Western Entrance" to the International Gardens and Rockefeller Park.

Okay, so where am I going with this?

Do we not buy a particular brand of car because of what it offers in quality and safety, price, and amenities? Do we not buy into the brand – its quality of life and affordability – of a neighborhood when we make decisions about where we are going to live?When we think about revitalizing urban neighborhoods this is where we need to begin, with the neighborhood's brand, with its negative and positive connotations. I suggest that before any plans are made that we articulate the spirit, the qualitative essence, of place. This is the unarticulated brand.

Just as we take cars for test drives before we purchase, we need to walk the neighborhood, to talk to the people, to eat in the restaurants, and to drink in the pubs. We need to learn to feel what made, and makes, the neighborhood a neighborhood — before we create plans.

We need to think of neighborhoods as a "her" – an ever-evolving living organism – not an "it" devoid of life.

We need to understand why she is in decline (if she is), not from the perspective of urban experts, but by hearing, seeing, and feeling her story. We need to see her through the lenses of the camera. We need to see her inside out, through the windows of her homes, stores, places of work, and cafás and the lives of her residents.We need to become part of her life, just as we must make her part of our life. We need to feel her embedded poetry. And when we do, we will discover her essence, and be able to articulate it, to "brand" it.

The brand is not the neighborhood's essence; rather the brand proclaims her essence. When we realize her essence, we have something we can latch hold of, something that we can "sell"— an urban neighborhood where people that want to visit and to live in. Done correctly, an amazing phenomena will take place: residents will begin to demand all that the brand promises (just like they expect and demand certain qualities from commercial brands): good schools,livable homes, retail amenities; everything that makes a neighborhood home. The seeds to stop decline are sown, and the neighborhood begin to experience, once again, the realization of her vital essence through development that truly builds upon who she really is.

Let's throw away the master plans. Let's start spending our energy in discovering, and experiencing, the embed poetry, the essence, of our urbanneighborhoods. Then, and only then, do we have that hitherto elusive essential quantity necessary for the revitalize our urban neighborhoods

Analyzing Real Estate

by Clifford A. Hockley

Investing in real estate is a tricky business, and like the stock market, every investment will not be a great one. As a matter of fact, what makes a great real estate investment is keyed as much to timing and interest rates as it is to the true operating costs of a property.


I will grant you that every marketplace is different, and market conditions may force you into overpaying for a property you really want, but if return on investment is what you want, you cannot afford to overpay for real estate investments if you expect to retire on the income. Sure, there is a lot to be said for leverage and appreciation, but at the end of the day the cash flow is what counts.

So how does an investor assure himself that s/he is making the right decision and assembling an income and expense statement that is accurate?

1. Examine many similar properties at the same time.
It is helpful to examine similar pro formas at the same time. You will see what one owner or broker may include, and what another may leave out. Look at the market to see how long it is taking to find a new tenant. Talk to other real estate brokers, lenders and property managers in the market to establish a baseline.

2. Review operating numbers for the past three years.
Most financial analysis reports will exclude capital expenses. Bear in mind that you must reserve for capital expenses. The roof will leak, the HVAC will fail, and the main water line will break. I guarantee things will happen that you do not expect. Prepare financially for potential problems. Remember that real estate is an asset that wears out: doors need to be painted, carpets replaced, new faucets installed, etc. By reviewing three years of income and expenses, you will have a much better idea of vacancy rates as well as real expenses.

3. Obtain comparable rent income numbers.
Drive around the neighborhoods where your potential property is located. Call the brokers and the managers to find out what the rents are. Are there any concessions being given to rental units or lease space? Use this information to verify the figures you received for the property you wish to buy.

4. Examine the vacancy rate in the market place.
Each market and specific type of real estate investment has a vacancy rate. Some locations are better than others, and will perpetually have a higher occupancy rate. Look for concessions that have been offered. How will they affect your cash flow when you own the property? Why is your property full? Did the seller hastily rent to tenants from emergency aid shelters (yes, this has happened in weak markets). Banks will not loan on buildings with more than a 5% vacancy rate. They will, however, offer construction loans if you are renovating the building. This may give you some time to find tenants to fill a building, otherwise you will be forced to guarantee the rents, which means your hard-earned cash will not be at work making more money for you.

5. Talk to an appraiser regarding common incomes and expenses in the marketplace.
This seems like common sense, but no one seems to do it. The agent representing you is motivated to close a transaction. They may not be experienced, or may not provide all of the information you need. You need accurate information to make an informed decision.

6. Review the BOMA and IREM expense analysis books for the marketplace.
These books are updated every year and can give you an in depth look at how properties are operating.

7. Ask for schedule "E" tax return information for the property.
Many sellers will refuse to supply the schedule, but in my mind, the proof is in the pudding.
In my conservative opinion, cash flow is what the investor seeks. If your property has an 8% -10% positive cash flow after all of the adjustments discussed above, it should make sense. Many buyers also use CAP rates as an indicator of value; I find it to be a lagging indicator if you compare your property to others in the marketplace. Just because other investors are buying a 4% CAP property, does not mean you should. Maybe the market is overheated, perhaps there is more demand than supply, maybe you should look in a market with 8% - 11% CAP rates, or perhaps low interest rates give you the opportunity to buy something with a low CAP rate and still make money.

You should look at comparison indicators as you pursue your investment strategy:
CAP rate, cash-on-cash return, debt coverage ratios, price per unit (or price per square foot for comparable properties in the same marketplace), percentage of expenses (are they inline or understated). Don't forget to look at the financing and due diligence costs as part of your transaction.

All this analysis may mean that you will make lower offers than another investor. It may mean that you will not be willing to pay as much as a seller wants.
On the other hand, do you want to buy a property that will not appraise, or worse yet, not have a positive cash flow? I do not think so.

Park Forest: the new community model

Exerpt from Metropolitan Planning Council

South Chicago suburban Park Forest has been a model community from its inception. A town built in the late 1940s as one of the nation's first-large scale planned unit developments, Park Forest 's success gave rise to a format that shaped thousands of communities across the country for decades. It had one of the first regional shopping malls, the village's main economic engine for years, which only fell on hard times when shoppers took their pocketbooks to newer indoor malls in the 1990s. The village recognized the futility of a Park Forest Mall with no major anchors and converted its failed mall to a town center—DownTown Park Forest—cutting streets through parking lots, taking down outmoded buildings and reinventing itself. Now, once again, the village is leading the way, modernizing suburban homeownership opportunities, breathing new life into the downtown and attracting new investment, proving that Park Forest is building its legacy and creating a great place to call home.

The groundwork for this transformation was laid in 2003, when village leaders invited the Urban Land Institute-Chicago and Campaign for Sensible Growth to convene a Technical Assistance Panel (TAP) to assist with increasing the viability of the newly created DownTown. The industry experts who comprised the panel offered several workable strategies as reported in Building on the Legacy: Creating a New DownTown. In the few short years since the TAP took place, many of the recommendations have been implemented, creating a new legacy in historic Park Forest .

Project "Row Houses"

Exerpt from New Your Times.

ON a strangely balmy late autumn afternoon, while the art world busied itself in Miami with beachfront reservations and limo drivers, Rick Lowe was, as he generally is, on Holman Street in southeast Houston’s predominantly black Third Ward, greeting another out-of-towner.

In the gloaming, decrepit houses and weedy lots dotted some surrounding blocks, on the edges of which were new double-garage brick homes — signs of encroaching gentrification, an unwanted side effect of Mr. Lowe’s work.

Although it’s hard to tell at a glance, this stretch of Holman may be the most impressive and visionary public art project in the country — a project that is miles away, geographically and philosophically, from Chelsea and Art Basel and the whole money-besotted paper-thin art scene.

Mr. Lowe, a lanky, amiable, remarkably youthful-looking 45-year-old artist from Alabama, moved to Houston 21 years ago and lives here in the Third Ward, where he founded Project Row Houses. In 1990, “a group of high school students came over to my studio,” he recalled. “I was doing big, billboard-size paintings and cutout sculptures dealing with social issues, and one of the students told me that, sure, the work reflected what was going on in his community, but it wasn’t what the community needed. If I was an artist, he said, why didn’t I come up with some kind of creative solution to issues instead of just telling people like him what they already knew. That was the defining moment that pushed me out of the studio.”

He tried to think afresh what it meant to be a truly political artist, beyond devising the familiar agitprop, gallery decoration and plop-art-style public sculpture. He considered what the German artist Joseph Beuys once described as “the enlarged conception of Art,” which includes, as Beuys put it, “every human action.” Life itself might be a work of art, Mr. Lowe realized: art can be the way people live.

And the Third Ward could be his canvas. He was inspired by John Biggers, the late African-American muralist who painted black neighborhoods of shotgun houses like the ones on Holman Street and showed them to be places of pride and community, not poverty and crime. “It hit me,” Mr. Lowe recalled, “that we should find an area like the one that Biggers painted that was historically significant and bring it to life.”

Behind him as he spoke, a phalanx of 22 gleaming shotgun houses stretched across two blocks. Built in 1930 as tenant shacks, derelict by the early ’90s, they were bought by Mr. Lowe and a coalition of artists and others. To Mr. Lowe they were like “found objects.”

Seed money came from the National Endowment for the Arts and from the Elizabeth Firestone Graham Foundation. The director of the Menil Collection gave his staff Mondays off to help renovate. Chevron redid the outside of a dozen buildings. Hundreds of volunteers pitched in to clear trash and sweep up used needles, hang wallboard and fortify porches. A local church adopted a house, and so did people and families from the neighborhood.

Top 10 RE Investor Financing Mistakes

Excerpt from: lassitermarketing

1. Quitting the Day Job Too Soon
Repeat after me: “Equity does not pay the bills.” I see it happen all the time. An investor gets a few rentals and decides to quit the day job to pursue investing full time. Big mistake. Don't quit the job until you have 12 months of living expenses saved up and/or monthly cash flow equal to what you were making at your day job.

2. Being Broke and Greedy
My mentor used to say, “You can't be broke AND greedy." In RE investor world it means that if you have no money to put into a deal you better be prepared to pay high rates or give up some equity to a partner.

3. Underestimating Holding Costs
If you're a flipper, in most areas today, your properties are taking a lot longer to move. Factor in ALL of your holding costs to the budget - loan payments, utilities, etc - so you don't lose all your profit.

4. Not Properly Setting Up Your Entity
If you list your occupation as real estate investor on a mortgage loan application, you are in for a tough road ahead with the underwriter. You may as well say you are a drug dealer. Same goes for naming your LLC. Try not to reference anything having to do with flipping or foreclosure help or anything like that. Stick to an easy name to deal with like Acme, LLC.

5. Paying Cash for a Property
Paying cash for a property is fine as long as you don't need the money back anytime soon. If you do, then you're trying to get an unseasoned cash out refinance and if you're lucky enough to find a lender to do the loan, you will pay through the nose for it.

6. Buying a Rental That Won't Cash Flow
WHY would you do that? Remember, equity does not pay the bills. This is the main reason why investors go broke.

7. Deeding the Property to an LLC Before It Is In Permanent Financing
Let's say you buy a property with private money and take title in your LLC. When you go to refinance it, the lender will either require you to deed it out of your LLC before closing or they will deny the loan outright. Risk mitigators are telling lenders that the loans that have the highest rate of default are usually in names of LLC's so many lenders won't touch them if they've EVER been titled in your LLC. Just take title in your name, get your financing set and THEN put it into your LLC for asset protection.

8. Using hard money That Doesn't Include Repairs
This is just dumb. Just use a 100% conventional loan at half the rate and ¼ the fees and have the seller pay closing costs since you're funding the repairs out of pocket anyway. Same goes for companies that will cross-collateralize equity in another property to fund repairs. Just get a HELOC yourself and pay ½ the interest rate.

9. Listing for Sale While In Short Term Financing
I have guys come to me all the time to try to refinance their short term hard money loan because the property they are flipping has not sold. Good luck. Why? Well, you have a vacant, unseasoned, rental property that has been listed on the MLS within the last 6 months. Even if we can get a lender to do the refinance you will have a prepay penalty that will make you cry.

10. Not Having Adequate Cash Reserves
You should not own a property and have no money in the bank or available credit on a line of credit. Something will come up and then you will be forced to make a bad decision. This is a business and every business needs cash reserves.

H&M brand COS starts to sell Kronan bikes

Just before the Easter holidays it was announced that H&M founded retail chain COS (Collection of style) will start to sell the Swedish bike Kronan at its newly opened shops in England, Netherlands, Belgium and Germany. Kronan bikes are based on a classic Swedish military model (they actually started once by selling from an old stock of military bikes).

Maria Brunstedt, Managing Director of Kronan comments the collaboration like this: “We have noticed increased interest from other countries, and the timeless design of our bicycle has attracted consumers from the Netherlands and Japan for some time now. Now we have matured enough to take an additional step out into the international market. We are increasing our marketing efforts and are looking forward to meeting many more quality and style-conscious Europeans.”

UniverCity's Flex Units

From : Smart Bylaws Guide – Secondary Suites – Multi-Family Flex Units

New zoning for the mixed-use development called UniverCity in Burnaby at Simon Fraser University allows suites in strata townhouses or apartments. These “multi-family flex units” are minimum 74 square metre (796.5 square feet) dwellings containing a defined area for potential rental accommodation. The potential rental must be at least 24 square metres (258.3 square feet) and not more than 35 percent of the gross floor area of the dwelling.

The Flexsuite must:

• Contain a secondary kitchen area with a compact range or microwave oven and built-in cook top, compact refrigerator, sink, counter, cabinets and venting
• Have at least one closet and bathroom with a toilet, sink and bathtub or shower
• Be wired for an independent telephone connection prior to occupancy
• Have a separate lockable entrance door providing direct access to the exterior of the dwelling unit.

Not less than ten and not more than 50 percent of units in a multi-family dwelling shall be flex units, and the dwelling must provide a common washing machine and dryer for every 20, or part thereof, multi-family flex units. If the unit is available for rent it must be registered with the student housing registry at the University.

Burnaby Zoning Bylaw No. 4742 (Consolidated to May 12, 2003) – see Section 3 Definitions and Schedule VIII – Off-Street Parking

Tokyo Green Space?

Exerpt from Multi-Housing News, By Diana Mosher

Midtown Tower, the tallest skyscraper in this city, is now open for business. The 53-story mixed-use building is the centerpiece of Tokyo Midtown, the most diverse mixed-use project to date, by Tokyo-based Mitsui Fudosan. Comprising more than one million square feet, Tokyo Midtown was designed around the concept "diversity on the green." In compliance with a local ordinance, 40 percent of the 25-acre site -- which was formerly occupied by Japan's Self-Defense Agency -- is now green space in the densely populated Roppongi neighborhood.

The 140 existing trees removed during construction have been replanted, according to specifications by landscape architect EDAW. The architectural team also includes: master architect SOM; retail designers Communication Arts Inc. and Kengo Kuma and Associates; multi-housing designers Jun Aoki & Associates; and Sakakura Associates Architects and Engineers.

According to Toshihide Ichikawa, managing officer and general manager of Mitsui Fudosan Co. Ltd.'s Tokyo Midtown Development Department, mixed use is a relatively new concept in Japan that has steadily gained acceptance over the past 10 years. The Tokyo Midtown complex is likely to advance this real estate model. In addition to three office buildings (Midtown Tower, the 24-story Midtown East, and the 13-story Midtown West), it also features 410 rental units at Tokyo Midtown Residences, 107 Oakwood Premier long-term stay/serviced residences, and the Ritz Carlton Hotel—and Park Residences at Ritz Carlton—on the top floors of the Midtown Tower.

The city within a city is also home to the city's largest medical center, a 24-hour food market, a museum designed by Tadao Ando, a convention hall, and an array of retail choices. Tokyo is known for its sophisticated and efficient rail transportation system, and Tokyo Midtown's transit-oriented design provides interesting lessons for urban planners, developers and architects.

The project is attracting international business, and all of its commercial space is fully leased, according to Toshihiko Omachi, project leader, planning and administration group, Mitsui Fudosan. Tenants include Cisco Systems Inc. and Yahoo Japan Corporation.

The design of the public areas was an important consideration in filling the space. "SOM was one of six companies we considered for master architect," added Ichikawa. "SOM proposed a very open and spacious concept with an emphasis on the plaza and square, and they incorporated the green areas into the overall design.

"The design of Midtown Tower was also critical. "If the building had been overpowering, it would have looked out of place," Ichikawa said. "This design is elegant and nicely integrated into the skyline. The sky is for everyone [to enjoy], not just for us."

According to Ichikawa, "When we procured the site, the local economy was in decline and was also feeling the effects of 9/11. We wanted to contribute to the rebuilding of Tokyo's reputation. Now, the entire world is doing better. Our exports are good. Japanese banks have completed writing off bad debt, and the Japanese economy right now is in good shape."

Mitsui Fudosan is project manager of Tokyo Midtown and a 40-percent investor with five other companies who are also business owners and have funded the project: National Mutual Insurance Federation of Agricultural Cooperatives, Meiji Yasuda Life Insurance Company, Sekisui House, Ltd., Fukoku Mutual Life Insurance Company, and Daido Life Insurance Company. Outside Japan, Mitsui Fudosan also has a presence in New York, Hawaii, Europe, Shanghai and Singapore.

Fruitvale: Challanged TOD

from New Urban News

Fruitvale Village in Oakland, California, has become a reluctant symbol of the difficulties that transit-oriented development (TOD) can encounter.

Three years after the $100 million collection of apartments, retail, and community and professional services opened next to a Bay Area Rapid Transit station in the Fruitvale neighborhood, four of its 23 retail spaces remain empty. Slowness in filling the stores has been a source of frustration for the Unity Council, which sponsored the project.

The slowness has given developers and transit specialists yet another case to cite when cautioning about putting large volumes of retail space in TOD projects — at least in unproven locations. Dan Parolek, a principal at Opticos Design in Berkeley, says a developer at the Pleasant Hill BART station in Contra Costa County tried to use the example of Fruitvale “as the reason why they should do very little retail within the project plan.”

Fruitvale’s problems do not seem insurmountable — the vacancies are now on the way to being filled, says Jeff Pace, Unity Council’s vice president of finance and business opportunities. But they have sparked discussion about how much spending commuters can be counted on to do in TOD projects. They have also highlighted the need for effective parking strategies.

Pace, who joined Unity Council in 2004, after the retail problems emerged, says Fruitvale Village has been a huge success in most respects. The 3.7-acre development is now a vital center for its predominantly Latino section of Oakland. The Village’s 114,000 square feet of office, professional, and community space include a public library, a Head Start program, a community-based medical clinic, a children’s counseling clinic, and a senior center, as well as the Council’s headquarters. The project’s 47 apartments, ten of them designated “affordable,” rented quickly and have remained in demand.

Jeff Ordway, manager of property development for BART, credits the Council with helping to strengthen International Boulevard, an old commercial corridor nearby. Retail buildings on International “went from 40 percent vacancy in 2000 to less than 5 percent in 2004,” he notes.The one blot on Fruitvale’s achievement is the tortoise-like progress in filling the 40,000 square feet of retail. Some observers fault the design, pointing out that the stores are arranged along a pedestrian plaza — one that the station’s 6,500 daily commuters have no need to traverse. BART more or less mandated that the main commuter parking garage be built where it would create a short and direct route between commuters’ cars and the station, says Pace, noting, “Pedestrians getting out of their cars have no natural incentive to walk through the retail.”

Parolek says that placing the retail along a pedestrian-only plaza and then converting a city street between the plaza and International Boulevard into a pedestrian-only passage probably harmed the retail by making it harder for motorists to become familiar with the Village’s offerings.

Unity Council, like many nonprofit organizations with a social mission, was inexperienced at managing a retail center, and made mistakes in signing up merchants. National retailers were turned away while independent local merchants were favored. A locals-first policy can, of course, enhance local character. In Fruitvale, though, it led to selecting some merchants who were inexperienced and undercapitalized — unable to survive when pedestrian traffic fell short of expectations. “We turned away Starbucks twice,” says Pace. “That’s a really stupid thing to do.”

The Council did not obtain adequate legal protections. Its standard lease lacked a “going dark” clause, which would have stipulated that if a tenant did not get its business operating by a certain date, the agreement would terminate. “We have someone who has been paying rent for 21 months and is still not open,” Pace acknowledges. That business is now expected to open late this year. Leases contained no ban on retailers having other locations close by. “A record store had one store a block and a half away; they couldn’t make them both work,” says Pace, who is articulate and candid on what to do and what not to do.

FINDING REMEDIES
The Council has sharpened its leasing strategy in the past two years, and is now giving people more reasons for exploring the plaza. “We’ve been running a farmers’ market right in front of the BART patrons,” Pace says. “Our plan is to extend it through the main Fruitvale plaza.” In the summer, an outdoor cinema operates on Friday evenings in the plaza. “First Thursdays,” an event featuring food and mariachi music, operated until early October and will return in the spring.

The Council has introduced seating, better lighting, and other improvements to the passage from the plaza to International Boulevard. A public market will soon occupy one of the buildings along the passage, and there will be places for permanent outdoor stalls as well as stalls that can be assembled and disassembled each day, Pace says. Small merchants will sell arts and crafts and handmade foods such as tortillas.

At the end of October, negotiations were under way to fill the plaza’s four remaining vacancies. “We think we’re really turning the corner,” he says. Architect Ernesto Vasquez, a principal in McLarand, Vasquez, Emsiek & Partners, involved in the project for years, says Fruitvale Village is becoming a destination for people seeking Latino products and services. He urges developers: “Be patient; you need to avoid being rushed into getting tenants, and not getting the right tenants.” Delaying the retail component of a project or building it in phases may reduce the risk of its failing. Vasquez thinks conditions at Fruitvale will improve when the project’s second phase, containing approximately 300 to 450 housing units, is built.

“Retail is the Achilles’ heel of TODs,” warns Richard Cervero, a transportation specialist who teaches at Berkeley. “If not done right, it can really stigmatize a development as a loser.” Richard Willson, a Cal Poly Pomona planning professor who has advised BART on parking policy, says, “Among developers, I find a bit of naiveté about how people use transit facilities.” They often don’t realize that many commuters rush through, not buying much, Willson says. Ordway says commuters generally constitute a tertiary market — less important than the people who live in the surrounding community and individuals who live or work in the project area.Ordway says developers would be wise to study a TOD project that Calthorpe Associates was involved in planning next to a BART station in Richmond, north of Berkeley. There, buildings along a pathway to the station were constructed so they could start as wholly residential and be converted to live/work — with street-level offices or retail — after the location proves itself.

RECONSIDERING PARKING
BART has abandoned its policy of providing free parking at many of its East Bay stations. BART has also modified its requirement that when parking lots at a station are built upon, an equal number of new parking spaces must be provided, typically in garages or decks. The changes bode well for future TOD, by eliminating major financial hurdles.

Patrick Siegman at Nelson\Nygaard consultants in San Francisco, says the next step should be the establishment, by municipalities, of “parking benefit districts” in neighborhoods around transit stations. Commuters could pay to use designated on-street spaces. The revenue would be devoted to public improvements desired by the neighborhood, such as better sidewalks, lighting, and landscaping. “At $4 each for 250 cars, you’d have $1,000 a day in revenue to spruce up the neighborhood,” Siegman calculates. Parking benefit districts are being considered at two Oakland stations, Ordway says.Despite challenges, TOD is gaining momentum. On land owned by BART, nearly $2 billion of capital has already been invested in TOD or is in process or in negotiations, according to Ordway. At Pleasant Hill, which contains substantial housing and employment, approximately 40,000 square feet of space is expected to be available for retail. “It’s not just pure retail,” Parolek emphasizes. “It’s allowed to be used for professional services such as a dentist or optometrist.”

Bohemian today, high-rent tomorrow

Excerpts from BusinessWeek online By Maya Roney

Want to know where a great place to invest in real estate will be five or 10 years from now? Look at where artists are living now.

Sociologists and policymakers have long been touting art and culture as the cure-all to economically depressed neighborhoods, cities, and regions. The reason? It has been proven that artists—defined as self-employed visual artists, actors, musicians, writers, etc.—can stimulate local economies in a number of ways.

Artists are often an early sign of neighborhood gentrification. "Artists are the advance guard of what's hip and cool," says Bert Sperling, founder and president of Portland (Ore.)-based Sperling's Best Places and compiler of BusinessWeek.com's list of the Best Places for Artists in America.

Creativity Leads to Growth
Artists, because of their typically lower incomes, usually need to seek out less expensive, developing neighborhoods where they can afford the rent. But because of their creativity they are able to fix up these areas, eventually attracting hip boutiques, galleries, and restaurants. Not all artists are starving. While some are able to achieve success writing, acting, painting, or dancing, others get tired of scraping by as waiters or bartenders and sometimes apply their abilities in more entrepreneurial ways.

Anne Markusen, an economist and professor at the University of Minnesota's Humphrey Institute of Public Affairs and a leading researcher on the effects of the arts on regional economics, once profiled an abstract painter whose work is now displayed on ceilings and in MRI machines in hospitals across the country. In Markusen's research, artists have also been found to stimulate innovation on the part of their suppliers. A painter may need a certain type of frame that is not manufactured, forcing the frame maker to create a new design that happens to also work well for other artists.

But Markusen also maintains that artists bring more than culture to a community. "Businesses don't often understand the extent to which art affects them," Markusen says. "[Artists] are just as important as science and technology companies."

Nonarts businesses also use artist contractors to improve product design, help with marketing, or even use dramatic theory to solve employee relationship issues. Being a cultural center also helps local businesses attract employees who want to be able to regularly go to the ballet or the theater, hear authors read from their latest books, or attend art gallery openings.

Follow the Money
Due to the individual nature and economics of their work, artists are also some of the most itinerant professionals out there. When relocating, they often look for cities and towns that already have high concentrations of artists and a young, racially and ethnically diverse population. The presence of a nurturing art community in the form of art societies and centers is also essential, especially to young artists.

A low cost of living is important, but many artists make financial sacrifices to live near an art-rich urban center or live in a cheaper neighborhood. Few struggling artists can afford to live in neighborhoods like New York's SoHo and Greenwich Village, or even Williamsburg, which once were artistic havens before attracting wealthier residents. Now you are more likely to find New York-based artists in the Bronx, Brooklyn, or even Philadelphia.

In addition to the presence of like-minded individuals, proximity to wealth is also important. The fact of the matter is that artists can seldom earn a living, let alone become rich, selling to other artists. They need wealthy benefactors to buy their paintings or support their local symphony, which explains why each of the places in the U.S. that we found to be the best for artists are in or located near centers of wealth. Los Angeles, No. 1 on our list, is most commonly associated with the film industry. While the city provides great opportunities for actors and directors, there are equally rich prospects for musicians, artists, writers, and dancers. Of course, the majority of these people can't afford to live in Beverly Hills—at least not until they get their big break—and instead opt for more affordable digs in areas like Echo Park.

Lifestyle Centers & European Roots

Exerpt from Good Malls and Bad Cities by Philip Nobel

There’s really nothing wrong with Santana Row. There should be, of course; we’ve all been bred to hate malls, and what could be more hateful than a mall masquerading as a chic, vaguely European town? Taking advantage of the sun in San Jose (the more or less real place it is situated in), the mall does away with interiority, offering shoppers an artfully paved and fountained plaza, arcaded sidewalks, live music, “street food,” and oversize chess in a shaded square—all to differentiate yet another collection of shops from the market. Crate and Bar­rel, Design Within Reach, and the Container Store anchor one end of the neighborhood, luring you with the promise of a design-rich life.

Santana Row has a hotel too—a very good one—right on the main drag, and walking out the huge stone portal of the front door at night, seeing the sidewalk cafés packed under the brick arches and the lovers all atangle at the glass-and-steel tables, shopping bags at their feet, you might be drawn in for a second, overlooking the uniform signage, the uniformed guards, the too feeble stream of traffic in the well-controlled quasi-public street, and the way everything conspires to keep the experience free of distracting surprise. You can even live there. Above the main street and ringing the plaza are flats and town houses, accessible through their own garages and concealing their own swimming pools but opening out to the little shopping city with cute Juliet balconies. “Call it energy, call it charisma, call it style & substance,” the marketing copy reads. “Santana Row has a certain something that is impervious to time.”

There’s really nothing wrong with Easton Town Center either. It’s actually sort of charming the way the planners of this mega-mall in Columbus, Ohio—again seeking that elusive saturated-market edge—have modeled the thing after an ideal American courthouse square. It’s a true Midwestern civic typology, missing only the civic, but there’s an Apple Store and a place for the kids to play outside; it’s not at all a bad place to kill a few hours between the airport and your next pilgrimage to the Wexner Center.

At Easton Town Center the mall-planning protocols are retained to a much greater degree than at Santana Row (there’s a proper interior, modeled incongruously after a Milanese arcade, and you’re glad for it when it sleets). But there is still that salutory urge to make a center, even to flatter the “consumer” by advertising it as such; and judging by the foot traffic around its signature square one winter weekday last year, it works. As at the more upscale Santana Row, the mall is surrounded by housing, though not in the complex. On the access roads all around, there are acres of low town-house blocks that reminded me of similar swaths near Harvard Square. You can live close to other people, and if you can’t quite abandon your car, it would be possible at least to leave your SUV in one of the shared garages when you scamper across the street to go to Johnny Rockets. You could even walk to a movie theater.

It was visiting those two sprawl-patching hot spots within a few months last year that began to erode my knee-jerk aversion to malls: fake places, captive minds, etc., etc., blah, blah, blah. I still feel like it’s the end of the world when I see a shopping center replace the exterior life of a city—the beautiful, well-scaled, well-heeled streets of Providence, Rhode Island, may never recover from the vampire of Providence Place—but in San Jose and exurban Ohio, there is scarcely a center to mourn, and the malliers should be credited for responding to a human urge that looks like it will easily survive the decentralizing effects of multiuser gaming and Netflix.

People like to gather, and not just to shop. For many years I liked to think that it was in search of those extracommercial urban moments that Americans went to Europe in such numbers: a stroll on cobbles, a chance crepe stand or busker, the feel of being in a mass. But there’s a predictable feel to those places these days that rivals the formula of the American mall. Think of the center of any European city: the train station lets out at one end of the pedestrian-only zone, chain stores are everywhere, the unified street furniture and signage announce an advanced state of central control. Parking is underground, out of sight. Events are known, programmed, and disturbances of the peace are few. Though you’re still free to riot after a soccer match.

In terms of land use, it’s preferable to paving the orchards or cornfields to make more sprawl (even in the form of little downtowns), but experientially the zentrum and the shopping center are fast converging. You scan the shop windows as you wander toward the city’s central point—a clock, a fountain, a bridge—just as you would gravitate toward the food court or art object at the center of some old-school mall. Walking around the center of Munich for several days last winter, I found it increasingly untenable to prefer one form of regulated commercial experience to another, to damn the American solution and reflexively embrace the European. The city fathers had even installed an ice rink at the gate of the main walking street, just as shrewd mall-makers from Edmonton to Dallas have done since the 1980s.

With free speech (thriving elsewhere) taken out of the equation, with all arguments based on “authenticity” banished to the postmodern echo chamber, with the European models of urbanity themselves sinking into the for­mulaic banal, places like Santana Row and Easton Town Center look like unadulterated good news—little training grounds for the experience of being with lots of other people on a street at the same time. That alone can build civic health. And subversion is only a wireless connection away.