Yule Heibel’s Post Studio © 2003-2009

Better gold through green

It seems everyone is going green, or will be. Today I went to Victoria’s UDI (Urban Development Institute) luncheon to hear Terasen Energy Services‘ Gareth Jones present “All About Geo-Thermal: Learning from Local Projects.”

Some basic take-away points: unless I severely misheard, British Columbia prices for energy (or electricity) will rise 80% in the next 10 years; the best place to make inroads in meeting the very ambitious greenhouse gas reductions (which are nearly as ambitious as Europe’s) set by the BC Liberal Party is in communities/ municipalities; and the best places to get the best bang for the buck in alternative energy is in dense settlements, whether multi-family complexes (including highrises and townhouse developments) or densely settled neighborhoods.

Other points: we in BC often think that we get most of our energy/ electricity “from hydro” (i.e., from hydroelectric power projects, therefore from “clean” water-driven sources), but we actually import 15% of our electricity from out-of-province, and those imports are “dirty” (typically derived from coal-fired plants). In addition to that little wrinkle, only 21% of our total energy needs in BC are met by electricity in the first place (and of that 21%, remember that 15% aren’t “clean”). The remaining 79% are met by natural gas (another 21%), other fossil fuels (can’t remember the exact number – I think it was around 20%?), wood (another 16%), and other sources. Alternate sources are at present but a small, very small piece of the pie.

There was more, and it all deserves a longer blog post or article, for which I’ll have to dig out my notes and do some research. What struck me today was the sense of urgency that came across in Jones’s presentation: that we really don’t have a lot of time to sit on our hands in pursuing alternative energy – not least because an 80% rise in costs will really do a number on the economy. It would probably make the current recession look like a walk in the park.

Jones encouraged all the developers, builders, and planners and politicians at the luncheon to explore the myriad ways that the provincial government and Terasen Energy Services are trying to make alternative energy production (and consumption) more commonplace.

Meanwhile, there’s more to research and think about: Living buildings and how they’re cost-effective, for example.

Next week, there are two events scheduled in Victoria – first, at the University of Victoria on June 3, Jason McLennan, CEO, Cascadia Region Green Building Council will speak on The True Costs of Living Buildings, and the next evening (June 4), a less formal event showcasing some examples will take place at the Burnside-Gorge Community Centre. (I have to admit that after hearing Gareth Jones explain the benefits of density when it comes to installing alternative energy both for new and retrofitted buildings, Jason McLennan’s homepage photo disturbs me. It’s of an isolated single home – a converted church even? – in the middle of nowhere, which is probably the most large-footprint lifestyle, in environmental terms, that privileged westerners can choose. Perhaps his home is environmentally sustainable, but it’s still not a great model in the sense that it’s not anything we should strive for. Ok, end of sour aside.)  (Update, 5/27: If readers click through to the comments on this post, they’ll see Eden’s comment, which corrects my assumption about the photo. It’s actually not a private home, but the barn of a sheep farm. That’s really good to know, because the myth of the self-sufficient yet large single-family family home on a large property – a “green” variant of the suburban lifestyle – exerts a strong and unsustainable pull, which I prefer not to see strengthened. Thanks, Eden, for the additional info!)

And since it pours when it rains, there’s an out-of-town event I’d love to be able to go to: The Seattle Architecture Foundation will lead a tour through South Lake Union, called LEED: It’s Not Just for Buildings Anymore:

SLU’s close proximity to donwtown’s and existing transportation lines are the foundation for a successful sustainable neighborhood. Community design focusing on adaptive building re-use, alternative transportation, storm water management and other sustainability techniques is revitalizing the neighborhood adjacent to Seattle’s urban core.

SLU was accepted into the USGBC’s LEED-ND Pilot (Leadership in Energy and Environmental Design – Neighborhood Development) program, and is one of the first existing neighborhoods anticipated to receive LEED certification.

Catherine Benotto and Ginger Garff from Weber Thompson and Katherine Cornwell and Jim Holmes from the City of Seattle will explain how great neighborhoods are created. Highlights of the tour include the Terry Thomas Building, the redesign of Cascade Park, the street car maintenance facility and an exploration of the master plan for Terry Avenue.

Seems to me that the South Lake Union walking tour would be a perfect complement to Gareth Jones’s presentation, but then again, Jason McLennan’s presentation is a lot closer to home…

February article: Housing 2.0

It took a while for me to catch up with my own goal to blog about the articles I’ve posted to Scribd, but here (finally) is a quick pointer to Housing 2.0, the piece I published in the February 2009 issue of FOCUS Magazine.

It’s a funny title in some ways, but this brief introductory description, followed by the first paragraph, might clarify the intent:

Using the Wikipedia model, along with modular housing, to solve homelessness: As web 2.0 development has shown, people are able to unleash creativity and energy when they see how to move forward and get things done from the bottom up.

Vancouver architect Gregory Henriquez wants to tackle Vancouver’s crisis of homelessness with temporary modular housing. Homelessness, he points out, is growing at a much faster rate than housing can be built, which basically means that housing production should speed up. The problem is that traditional housing construction can’t.

So, the gist is that it’s another attempt on my part to shift our thinking away from “let government do it” to “let the people do it.” If we have a group of people who’ve become systematically beaten down (sometimes through their own bad choices, sometimes through the bad choices others made for them), does it make sense to keep them passive and in a state of learned helplessness, or is it better to help people move – step by step – toward autonomy? (That’s a rhetorical question, by the way. I know what my answer is.) Henriquez tried to make a case for what he called “Stop-Gap Housing,” and it makes a lot of sense in our housing market (which is both imploding in some ways, while still incredibly unaffordable at the same time).

I also, in this article, try to get a “2.0″ kind of thinking focused on bricks and mortar (literally), which is something that’s badly, badly needed in land use and development. There have actually been some great historical precedents for that kind of fluid thinking, in particular Archigram’s DIY City concepts (I blogged about this and my ideas and responses around “housing 2.0″ here).

I’m not sure the Victoria readership appreciated all the weirdo references I threw out in this piece, but everyone should get out of their comfort zone occasionally, right?

Note: The March article, Victoria’s Urban Forest, is also up on Scribd, and I’ll blog a short post on that one tomorrow.

“Timber!” or “Timber?”

After attending today’s Urban Development Institute Luncheon on “The Story Behind the Six Storey Mid-rise Initiative” (with speaker Trudy Rotgans, Manager, Building and Safety Policy Branch in the BC Government), I have some additional thoughts on the topic (first broached from another angle here). As billed, the presentation’s topic was this:

You heard about it first back in September of 2008 when Housing and Social Development Minister, Rich Coleman, announced the province would increase the limit on wood-frame construction from four to six storeys by the beginning of this year. Since then, a detailed and intensive round of consultations and studies were undertaken looking at everything from seismic testing and wood shrinkage to fire fighting capacity. Also tied to this initiative is the government’s focus on finding ways to reduce greenhouse gas emissions. Minister Coleman asserts six storey wood-frame buildings allow us to reap “the environmental benefits of density while preserving the character of [our] communities.”

Come find out where the conversation started, what questions and answers popped up along the way, and whether or not six-storey wood-frame has been both safe and successful in any area comparable to Victoria.

First, I found it useful to see the frame (as it were) for building codes. Their roots lie in disasters – London’s Great Fire, or incidents involving New York City’s firefighters or earthquakes up and down the Pacific Rim of Fire.

Seeing that frame made me think about how building codes are reactive creatures, and how once they’re in place, they stay in place. This happens even if they outlive their usefulness because there’s no apparent reason to shift them. Fires and earthquakes are never “outlived,” of course, which means that the only good reason for a code to outlive its usefulness is if building technology shifts in a significant way. But then it’s a major effort to do the shifting because fires and earthquakes obviously don’t change their nature.

For some silly reason, I had always thought about codes as something proactive (not reactive), as something that pushes us or builders toward better quality. Their reactive quality had escaped me. So, ok, reality check: codes are not proactive, generally. They are essentially reactive creatures. That was the first part that made me go “hmm.”

For if it’s the case that the code is reactive, there have to be equally compelling reasons to shift it. This moves the heavy lifting into the court of the proponents who want to revamp the code to allow for changes, in this case to allow six-story wood construction.

Readers in other countries where more-than-four-story wood construction is already a given, bear with me. It’s a whole new frontier here.

Speaker Trudy Rotgans correctly noted that, given some of the hoarier aspects of our building code, some assumptions about the code are “worth challenging.”  And indeed they were when Rich Coleman (Minister for Housing, BC) approved the amendment for wood construction on January 9, 2009 (effective April 6, 2009).

As she delivered her presentation, questions regarding the government’s motivation to change the code arose almost immediately, and Rotgans answered that certainly, the Canadian Wood Council (an industry goup) has been working on these revisions for several years. There’s nothing wrong, in my view, with admitting that BC’s forest industry could benefit from the leveling of a playing field that currently favors one material over another (concrete and steel over wood) for mid-rise construction, or for the government to look for ways to help one our key industries.

But by lessening some of the code’s more reactive measures, the government hasn’t simultaneously built into the revamped code anything proactive in my naive sense of the term: there’s nothing in there, from what I could gather from today’s presentation, to ensure quality. When (in my May 13, 2008 entry) I linked to E3 Kaden + Klingbeil’s Berlin project (7 storey wood construction, video here), I was thinking of quality wood construction.

No builder here would get any benefit – time, money – from building like they do in Berlin. It’s more likely that the usual techniques – relatively slight wood-framing, plywood sheathing, fibreglass between the studs, and drywall to finish the interior – will be used. And if that’s the case, then you have to wonder whether it’s worth it.

It won’t necessarily be cheaper to build in wood with quality craftsmanship and attention to the building’s durability, its sound-proofing and fire-proofing aspects. (The Berlin building is certainly durable, it must be as good as sound-proof, and it doesn’t look like fire could do much damage. It has LEED or environmental advantages, but I wonder whether the financial bottom line was that much better than an equally good concrete building’s.)

Yet a desired cost-advantage was what had some of us wishing for the mid-rise initiative. We have a housing crisis, and many of us hoped that it would prompt builders to take advantage of savings to construct more housing at a lower cost, whether rental housing or condos.

So that brings us back to code: the architects and builders I spoke to after the lunch were skeptical. As one of them put it, “who’s going to go first?” Who will build – using the North American West’s notorious (imo) fast-food equivalent of suburban house construction techniques to build 6-story condos or apartments? Which insurer of home buyers will back it? Which builders’ organization will?

I’m usually relentlessly optimistic, but today’s presentation didn’t convince me. By simply taking away some of the reactive aspects of the code, the framers of the new amendments didn’t put anything proactive in place. It’s left to the builders themselves to re-invent the wheel, and it’s going to be an expensive wheel (so there goes the affordable housing hope) if they go the quality route.

I think most builders want to build quality. The diehard cynics who think everyone is on the make 24/7 will disagree, arguing that builders are waiting for a chance to throw up crap. That’s untrue. From what I sensed in today’s crowd – and it was a sold-out event – there was a real measure of disappointment that these building code amendments don’t really show a way forward.

Diigo Bookmarks 07/18/2008 (a.m.)

• architecture for hertzian space | varnelis.net – Annotated

  Fascinating essay by Kazys Varnelis, which takes as its jumping off point the potential discrepancy between designing for “hard” stuff (whether factories, industrial production, or …architecture/buildings) vs. designing for networked stuff and software and mobile technologies. After this initial set-up, Varnelis then quickly goes into describing some very specific site- and urban-intervention type projects that subvert the “hard” aspects of planning & building via software/ new technologies. The former points are not that difficult to address, using predictable interventions and affordances (see my notes/ annotations), but the latter are mind-blowing and difficult to contain within predictability.

  tags: varnelis.net, futurismo, architecture, urban_design, portals

The April 2008 FOCUS Magazine article is up

Scribd works like a charm — it’s just I who am slow in getting these print articles scanned and then formatted into a single document for uploading!

Without further ado (but a bow to Richard Florida for title inspiration), here’s my April 2008 FOCUS Magazine article, Who’s your heritage?, which argues that even for heritage architecture, buildings need to earn their keep, not just look pretty.

Diigo Bookmarks 07/09/2008 (p.m.)

• Looming Debate, by Veronique Vienne (Metropolis Magazine) – Annotated

  Interesting article (with some inaccuracies, too), focused chiefly on Bertrand Delanoe, the “Situationist”-inspired left-leaning, assassination attempt survivor and openly gay mayor of Paris, who gets blind-sided by Nikolas Sarkozy, the pro-business president of France, who wants Paris to be a bit more get-go-ish. Delanoe is on the side of the human-scale advocates who want to preserve its “charms,” whereas Sarkozy doesn’t mind a tall building or two. The article is interesting because it’s one of the clearest outlines I’ve seen so far on making political linkages between certain attitudes toward modernization and height in Paris, vs preservation (and rejuvenation) of what that city’s status quo as well as historical “essence” (at least mid-19th century onward) is.

  tags: paris, metropolis_magazine, high_rise, urbanism, urbanplanning, bertrand_delanoe

Midsummer night fantasy for Victoria BC’s Janion Building

Scanning through my RSS feeds this afternoon, I came across Regine Debatty’s 6/30/08 blog post, Interactivos? workshop: Augment(o)scope, which included a photo of Madrid’s CaixaForum, as redone by Herzog & de Meuron.

I had come across the image months ago, but today it clicked with the problem of the Janion Hotel (or Janion Building), an old (heritage) building in downtown Victoria.

What if, I thought, we had the resources to do something like this with the Janion?

As it stands, the building underutilizes its site.  It’s only 3 stories tall and sited on its parcel in such a way as to make additions tricky.

What Herzog & de Meuron did with Madrid’s former converted 1899 power station, “one of the city’s few remaining examples of historically significant industrial architecture,” is an inspiration.  The ground floor was practically dug out — and in the case of the Janion, a significantly smaller building, I’m thinking lift the building up an entire floor to create a similar ground floor space.  An expanded basement, plus a deliberately modern (yet somehow traditional-looking) addition, give the new hybrid structure in Madrid the square footage it needs to be a useful participant in a modern city’s economy.

Of course it is a total pipe dream — a midsummer night’s dream — to think that something like this could happen for Victoria’s Janion Building, because there isn’t anyone here with pockets deep enough to pay for such a project.

But just imagine…

For more words (and some pictures) on the Janion, see Robert Randall’s blog entries here.   For pictures, see flickreeno Professional Recreationalist’s set here (really click through to his photos, which are powerful, and quirkily staged — he uses plastic dolls and photographs them against their backdrops to make them appear life-sized).

Here’s one of his photos, showing the Janion’s north-west (back) sides:

If you’re thinking, “what a hunk of junk,” take a look at the front of the building, which is a bit more interesting, as seen on Triviaqueen’s blog, and a great front facade detail on one-eyed man’s site.

The reason I find this particular photo of the Janion by Professional Recreationalist of interest is because it shows the drop in grade, from the front of the building to its back.  Removed, as in Madrid’s CaixaForum, that fieldstone foundation would open up a grand, useful space, especially if that removal included lifting the building up a few feet.

The grade changes here are not dissimilar to CaixaForum’s grade changes, which Herzog & de Meuron exploited to create an open, airy ground floor.

Here’s a photo of the Madrid building before Herzog & de Meuron transformed it — it was as similarly deficient in allure as the Janion now appears to be:

Note the stolid foundation/ basement stones, now entirely removed.

For an idea of what you might be able to create in a newly “lightened” ground floor, see this photo of CaixaForum’s cafeteria:

The addition built on top of CaixaForum is daring — it would probably freak people here out.  But it gave the building the additional space it needed, and a completely new lease on life.

Diigo Bookmarks 05/27/2008 (a.m.)

• Prefab-ulous: New Development in England Goes Up Green — and Fast

  Brief article by Andrew Blum about Oxley Woods, a development of “90 eco-friendly homes, with 55 more planned to fill its seven acres.” The key aspect? They’re all pre-fab, relatively cheap to build, can be built quickly, and have in-built green features.

  If Canada had a federal housing plan/ strategy, this would be something the Feds (and the Province) could take a closer look at. It sounds like it could be a reasonable (if partial) solution to our affordable housing crisis.

  tags: andrew_blum, wired_magazine, prefab, green_buildings, green_technologies, oxley_woods, affordable_housing

• “L.A. vision: a towering sign,” by David Zahniser (LA Times) – Astani Enterprises Inc – Annotated

  File this under “life imitates art”? There’s a fascinating battle happening in LA over whether or not Sonny Astani, businessman and developer, should be permitted to install a new kind of LED-generated image, 12 stories above the street and 14 stories tall, on the side of his 33-story condo building currently under construction in downtown LA.

  The inspiration? Opening scenes in Blade Runner of downtown LA, showing “a skyscraper-sized advertisement portraying a Japanese woman smiling before popping a snack into her mouth. Astani says an image, such as that of a flying sea gull, could now even travel from one building to the next.”

  I have to admit this sounds really cool, but I can see why many factions in LA would oppose this, too. We’re all familiar with the really bright illuminated advertisements — even Victoria has a small version of one, installed outside the arena on Blanshard at Caledonia. It’s bright, too bright. But Astani proposes a much more modulated, artistic, and dimmed level of lighting. If the images could look as subtle — yet powerful — as Blade Runner’s, it could work, but there’s no garantee, that if permitted, subsequent developers would follow in that “artistic” style.

  Another aspect is this: the proposal, if it’s art, also calls into question just how intrusive public art should be in public space. Does it have a right to be so intrusive as to be impossible to ignore? Can I, as a citizen, be obliged to register public art — and admittedly, it would be impossible not to register this project?

  Is part of what captures my attention/ imagination regarding this project its uncanny fusion of subtlety and assault, packaged as visual stimulus?

  Another question: is this an art form that expresses a corporate and anti-pedestrian city (”…neighborhood anchored by Staples Center and L.A. Live, the hotel and entertainment complex that includes the recently opened Nokia Theatre”), fitting for LA where people don’t walk anyway (but just wait: it’ll show up soon enough on the very very pedestrian-friendly Las Vegas Strip)? I’m thinking of this in terms of Christopher Hume’s writings on Toronto, and the Leslie big box/ corporate redevelopment plans, which he has characterized (rightly, imo) as being anti-pedestrian and therefore anti-urban, too. But could anyone argue that LA is in any way anti-urban? No. So is this visual art / visual stimulus for a different kind of urbanity?

  tags: astani, advertising, billboards, outdoor_installations, public_art, public_space, los_angeles

• “The Web and Beyond: Mobility (1) – Adam Greenfield” – The Mobile City » Blog Archive » – Annotated

  Michiel de Lange reports on the CHI conference “The Web and Beyond: Mobility” in Amsterdam on 5/22/08, featuring Adam Greenfield (Everyware); Jyri Engeström (Jaiku); Ben Cerveny (Playground foundation, Flickr); Christian Lindholm (Fjord, Nokia). In this post, he focuses on Greenfield’s presentation. A key aspect that struck me was this observation by Greenfield: that ubicom / ubiquitous computing creates a new level of “ambient informatics,” and “information processing dissolves into behavior.” Greenfield’s example is the seemingly choreographed swish of a public transit user who swings her purse in front of the transit card reader, never skipping a beat, but shaped indelibly by the technology into certain movements.

  tags: adam_greenfield, mobile_city, ubiquitous, ubicom, technology

Diigo Bookmarks 05/24/2008 (a.m.)

• Transmaterial 2: To Redefine Our Physical Environment – PingMag – The Tokyo-based magazine about “Design and Making Things” – Annotated

  PingMag interview with Blaine Brownell, architect and sustainable materials researcher, whose focus is on green building.

  “From repurposed materials that act as surrogates, to recombinant ones that fuse several materials into a hybrid, making them stronger and more effective — Blaine points us to products that might shape our physical environment in the future.”

  Materials discussed include self-healing polymers inspired by biological systems, which can automatically heal cracks in buildings, for example.

  The article includes many other photographs / examples with descriptions of weird and wonderful bioneered and sustainable building materials.

  tags: pingmag, transmaterial, bioneering, biomimicry, architecture, technology, blaine_brownell, sustainable_materials