Swedish Streets

THE EXCELLENT NEW BOOK SWEDISH GRACE has this interesting sidebar:
Swedish Streets
I’m just starting the book, but it looks great. And note that the streets that look like cul-de-sacs actually connect through the buildings to the next street.

Street Design: Buildings That Streets Go Through

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Happy Earth Day — The 21st Century Is The New 1960s?

EARTH DAY reminded me of my old friend Konrad Oberhuber, an art historian at Harvard when I met him, who later became the Curator of the Albertina in Vienna. In 1983 I went on a Fogg Museum trip to Prague with Konrad. Czechoslovakia was the first Communist country I visited,* and I thought the citizens of Prague were the most oppressed people I had seen.

Our group started talking about the mood of the city one day, and Konrad told us about his theory of cycles in history, which enabled him to predict that at the end of 1989 “every Communist government in central Europe” will fall. I had never heard anyone say anything like that: the US Ambassador to the UN, Jeanne Kirkpatrick, was saying almost exactly the opposite, in a theory known as the Kirkpatrick Doctrine which said that it was inherent in the nature of the totalitarian Communist governments in central Europe that they would never voluntarily give up their power unless we forced them to, and that was official US policy under Reagan. But 6 years later, when every central European Communist government but one shut down, Konrad was looking like a genius.

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“There are no unsacred places, there are only sacred places and desecrated places’’ — Wendell Berry

Quote of the Day

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Mystery City No. 2


No. 1: Guess The City (without using Google image search)

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Quote of the Day

“On the screens of my sharpest young students are no longer the parametric pinwheels or blobby billows that were a digitally enhanced memory of the last self-consciously curated consensus style, so-called Deconstructivism. Instead it’s all 1986, all the time: James Stirling, Charles Moore, Raimund Abraham, Oswald Ungers, and Aldo Rossi at his most Giorgio de Chirico.”

After the jump, the quote continues…
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USING CAD for Classical Architecture is both logical and intelligent—but the image that prompted to write this brief post is ugly, so I put it after the jump, Now I won’t have to look at it every time I go to my blog.
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Craft, Beauty, Materials, Local

Craft, beauty, materials, local — these are all words of the moment — but we rarely see them in media stories about architecture, which emphasize shiny glass curtain walls assembled from thousands of identical pieces as mechanically as possible. The walls, by the way, are manufactured in China and shipped to Hong Kong, Shanghai, Mumbai, Dubai, London, New York, and Houston.

That’s what I thought of when I saw these new bicycle stands in Charleston, South Carolina from the craftsman at the American College of Building Arts and the architects Bevan & Liberatos. There’s more information about that here.

BL Bicycle Drawing

After the jump, the opposite approach:

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Guess The City (without using Google image search)

Today’s Mystery Street:


At the moment, Google Image Search suggests vanessa hudgens paparazzi, but I imagine that will improve.

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Bicycle Lane of the Day

Franz-Joseph-Straße @ Kurfürstenstraße. Munich

This One’s Better Than That One
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Yes, Staten Island, my birthplace

107_0714Click on any of the images for a larger view

THE MYSTERY LOCATION is Historic Richmond Town, on Staten Island. I like the house because of it’s simplicity, harmony, proportions, composition, materials, colors—and the beautiful street trees.

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Map of the Day

THIS NEW MAP from the NYC DOT shows where pedestrians are killed in Manhattan. The overwhelming majority of the deaths happen to city residents who don’t own cars, to workers in the Manhattan who used public transit for their commute, or to tourists who arrived by plane, bus, or train.

If we had fewer people driving, and all people driving slowly, we could cut those deaths to zero. #VisionZero

Vision Zero

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Guess the location and win a prize

107_0714Click on any of the images for a larger view
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Why Condo-ization Is One Of The Two Or Three Biggest Factors In The Increasing Unaffordability Of New York City

THIS IS COMMON SENSE: Eliminate one way or another many inexpensive rental apartments and then build super-luxury condominiums targeted at non-resident foreigners who own half of all the wealth in the world and you will soon find that the laws of supply and demand will make apartments more expensive.

Screenshot 2015-01-26 11.21.29

The explosion in the cost of apartments in New York City—rentals, co-operative apartments, and condominiums—would not have happened to the degree it did without the widespread conversion of rental apartments into condominiums and co-operatives.

Edmund Glaeser argues in Triumph of the City that increasing the housing supply always lowers prices—it is the main basis for his argument for apartment towers and hyper-density—but he ignores how quickly and directly form can follow finance, and the fact that condominiums, co-operative apartments, and rental apartments serve different markets. That is particularly true in Manhattan (and similarly in other “global cities), where a change from a focus on rental and co-operative apartments to the creation of a supply of condominiums was a necessary condition for the current state of the market, which has enormously widened to include the global 1%, who control 50% of the world’s wealth. Unlike the New Yorker, who looks on Manhattan as a place to live, the non-resident plutocrat looks on Manhattan as part of a diversified investment portfolio, for capital both legally and illegally obtained. A recent article in the New York Times shows how much new construction goes to anonymous foreign buyers, who use the condominiums to hide money from their governments and the US government. As we shall see, these buyers do not want to buy in co-opeative buildings (and usually can’t), and they are not interested in rental apartments.

This has drastically effected the rental market, which has lost and continues to lose many apartments to conversions and teardowns. The result has several aspects, which all serve to raise prices.

  • In the 1970s, developers converted large numbers of rental apartments into cooperatives and condominiums. This gave them high short term returns and took many apartments out of the rental market.
  • Over time, apartment seekers who did not have the money for a downpayment or the financial resources to obtain a mortgage found themselves with dramatically fewer choices.
  • When this process began, there was little difference in price between the average market-rate rental and the average rent-stabilized rental. Buildings with more than six apartments were rent stabilized, and apartments stayed rent stabilized until their rent rose above a price reviewed every year by the rent stabilization board. When market-rate rents and rent-stabilized prices were similar, that was usually not an important factor in the status of the apartment.
  • Condominiums became more popular, because unlike co-operative buildings, condominium boards can not reject potential buyers. Over time, condos became more expensive than coops.
  • Global capitalism produced a large number of buyers around the world who bought expensive New York City condos as part of a diversified investment portfolio. New York City became an increasingly popular place for the international super rich to illegally hide money.
  • Non-resident buyers and foreign investors in particular wanted apartments with long views in shiny new towers. This has produced the hyper-density of Billionaire’s Row on 57th Street, which raises rather lowers prices.
  • Profits on developing condominiums grew very large and buildings with rental apartments sold as teardowns.
  • Fewer rental apartments and drastically higher prices for condominiums raised rental costs. With the higher rentals, almost all rental apartments could be renovated and taken out of the rent stabilization program or sold as condos.
  • In recent years, non-residents have bought 40-60% of the condos for sale in some of the more expensive Manhattan neighborhoods. This raised prices significantly several years in a row. New York has been in a building spree that has made it less affordable.
  • Although he is reluctant to ascribe cause and effect, New York housing price guru Jonathan Miller points out that over the past 25 years, rise in sales price for a Manhattan apartment corresponds closely to the average Wall Street bonuses over the same period. These New Yorkers, of course, are part of the global 1%. They count for 5% of the jobs in New York City, but 25% of the income.

Today’s overheated market cannibalizes the small remaining stock of affordable apartments in old buildings, converting them or replacing them with unaffordable housing. When a rent-stabilized apartment is torn down or converted to a condominium in Manhattan, it becomes almost impossible for the tenant to find another rent-stabilized apartment on the island. It was easy when the supply of old apartments in rental buildings built for the middle class and the working class was still plentiful, but the shrinking of the supply side, the inability of the development industry to supply new inexpensive rentals in this market without subsidies, and recently, the sheer number of Manhattan apartments that shrink the availability of all apartments by selling to non-residents who rarely occupy them has radically changed the game.

The more Manhattan prices increase, the more attractive Manhattan condominiums become to foreign investors and speculators, and the more incentive there is for developers to chase those profits. The most expensive apartment in the history of New York recently sold to a hedge fund manager who intends to keep the $90 million penthouse empty until he sells it again. Soon after, a duplex apartment in the same building sold for $100 million. For the first few years all buyers in the building will get a large discount on property taxes, courtesy of tax incentives given to the developer by the Bloomberg administration.*

In this market, a scarcity of rentals makes it easy in every building but the lowest quality ones for the landlord to spend enough money renovating a vacated rent-stabilized apartment that the rent goes to the now-high market rate and becomes unregulated. Or, the landlord sells the apartment as a condominium, or tears down the building to assemble a larger parcel for a luxury tower. Even in the locations where one can not sell an apartment for $50 million, apartments costing $1 million to $10 million can often be sold.

Unsubsidized new construction south of 96th Street in Manhattan can never replace the old affordable apartments lost when land costs and contractions costs are so high. As long as we continue to lose rent-stabilized and rent-controlled apartments and apartment buildings all over Manhattan, the situation is bleak. For anyone looking for an apartment in Manhattan today, it is almost impossible to find inexpensive and appealing rentals. We used to have lots of them, but we’ve had a process for several decades that profits by getting rid of them one way or another.

* The property taxes ton the $100 million condo last year were “$17,268, according to the city’s finance office. Those taxes will go up over time, but for now that is a savings of more than $359,000.” Source: New York Times.

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Architecture: I am not a Fashionista

STARCHITECTURE is both promoted and taught as the work architects should aspire to do. But really, it’s the equivalent of the High Fashion seen on the runways at fashion shows, where designers make extreme statements to be provocative and distinguish themselves among the cognoscenti.*

The man with the Lego face was photographed last month on one of the runways during London’s fashion week. No one expects that anyone will buy the costume and walk around looking like that. It exists in a world that sits on a top of a huge clothing industry, with many different options: American Eagle, The Gap, JCrew, Ralph Lauren, Tommy Hilfiger, Rag and Bone, Comme des Garçons, Tory Burch, and all sorts of brands we’ve never heard of, who sell through Target and Wal-Mart on the one hand, and small boutiques and clothing stores across the country on the other.

When you read Architect, the official publication of the AIA, or look at what architecture students are doing in most east coast or west coast architecture schools, most of the time it looks like Fashion Week. Much of the rest of the industry is often missing. MRDV’s exploding building in the second photo has been published many times. The architecture press usually praised it. The regular press was shocked that in any ground level view it looks like the World Trade towers exploding. It has almost nothing to do with the buildings designed by most architects today.

Among the many problems with this is that true art, which includes the best architecture, is made by people doing what they love. Forgetting for the moment that architecture is a public art, with a responsibility for shaping the public realm (a responsibility most “iconic” buildings ignore), architecture will be best when architects design buildings that reflect the architecture they love. Only rarely will that be “cutting edge.” I go to visit Starchitecture, and even love some of it, but it has very little to do with what I want to design. I am not a Fashionista.

* Not that there’s anything wrong with that.

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The Good Kind, and the Other Kind

5thAveBillionaireRowThe top photo shows, from left to right, the Pierre Hotel, the Sherry-Netherlands Hotel, the Savoy-Plaza Hotel, the Squibb Building, and the Plaza Hotel. In between the Pierre and the Sherry-Netherlands Hotel are the Metropolitan Club and two long-gone buildings. In the background is the tower of the Ritz-Carlton.

In the lower photo, the Pierre and the Plaza can be seen at the top left corner of the Park. ‘Billionaire Row,” the new New York, is less urban and urbane, even though the distant birds-eye view minimizes the effect in the smaller view. One of the first of the Billionaire Row buildings, 432 Park Avenue, is already visible from all over the city. Not just from Central Park or Park Avenue in the 90s, but from Queens, Brooklyn, and the Bronx.

Click on either photo for a larger view.

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Live from New York – 555 Hudson Street – Jane Jacobs’ House

555 Hudson - JJacobs

Live from New York – using an old iPhone

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“Ninety-eight percent of the people who hang out in our restaurants hate glass towers”

STEPHEN ALESCH, a partner at Roman and Williams and the designer of the Ace Hotel, Lafayette, the Breslin, the Boom Boom Room, the Dutch, and many more said that last night during a talk at the ICAA.

I don’t hate glass towers, but I understand those who do. More to come on why they’re never sustainable, even the LEED Platinum ones. (Hint: Our story begins when someone sticks a thin-skinned, free-standing glass tower up in the air, where it’s heated by the summer sun and cooled by winter winds.)

The Problem Is Not The Starchitecture. The Problem Is What Gets Left Out Of The Discussion.

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