Monday, February 08, 2010

Can Smart Neighborhood Design Reduce Foreclosures? | Heather Beal


In 1987, I bought a house before a car.

That was nearly a decade before the phrase “smart growth” was invented and no one knew what a carbon footprint was. I understood simple economics, though. Lending policies were strict and my budget constraints clear. My husband was in graduate school and my income was so low I calculated our loan limits in my head. Since we couldn’t qualify for both a home and an auto loan we found a house on a major bus route within walking distance of food and general merchandise stores, restaurants, and medical and dental offices. I used mass transit or joined a carpool to commute each day.

Fast-forward to the 21st century.


The neighborhood characteristics we chose for practical reasons are now in high demand and, according to industry experts, could play an important role in stabilizing the home mortgage market.

A report recently released by the Natural Resources Defense Council (NRDC) identifies “location efficiency” as a key predictor of mortgage default risk. Researchers analyzed more than 40,000 mortgages from three distinctly different areas across the United States: Chicago, San Francisco, and Jacksonville, Florida.

“The sum of the counties we looked at incorporates a variety of neighborhood patterns,” explains Jennifer Henry, with NRDC’s Center for Market Innovation, “from center city and central suburbs to outer suburbs and more rural areas.”

The study’s results show the probability of mortgage foreclosure decreased in location-efficient communities. These compact developments offer a range of transportation options, and have businesses that provide essential services and products nearby.


Since people who live in location-efficient communities are able to drive less they can spend a smaller portion of their income on purchasing, insuring, operating and maintaining vehicles. The fact that they can use mass transit, or walk, or bike to meet their basic needs also gives them more flexibility for adjusting their transportation costs when gas prices and household incomes fluctuate.

“We think this is good news”, Henry concludes, “because it indicates that by [considering] transportation costs and location efficiency we can improve our understanding of mortgage performance, structure better loans, and reduce the nation’s overall rate of foreclosure.”

Lending practices currently take into account the average 9% of household income that is spent on auto loans, yet total transportation costs have grown to constitute roughly 17% of the average United States household’s expenditures.

In other words, the “drive ‘til you qualify” approach to housing development is a fallacy. It’s time for a new “affordability” index – one that takes into account all household transportation costs.

For more information you can view a copy of the report at: www.nrdc.org. Read More......

Thursday, February 04, 2010

Exploded View: David Lefkowitz



We all have some guilty pleasures, right? One of mine is the wish that someday I'll be an art tourist: those folks who jet around on a whim to see art wherever it may be. Sadly, the closest I'll probably get to that lifestyle is my recent drive to the Rochester Art Center to see the fantastic David Lefkowitz exhibit Other Positioning Systems. Lefkowitz's work investigates the relationship between our direct experience of the world and the systems and structures we've constructed and use to make sense of it.

I first encountered the work of David Lefkowitz in the "Recent Acquisitions" show at the Walker Art Center a couple years ago, six small architectural drawings on cardboard from a series called "Improvised Structures." I was struck by their ambiguous relationship to space and scale, and their juxtaposition of material and theme.

Other Positioning Systems (now closed) was a retrospective and included works that played with security cameras, exposed what occurs behind the walls of a gallery, and displayed paintings of scenes from Lefkowitz's auto commute seen from the perspective of MNDOT camera views. There was a room full of "actual sized" paintings of very small things... and finally, the show culminated in a large gallery, where, in a series of works, the materials themselves become the most expressive part; a painting on wallboard in sheetrock compound, a large mural line drawing on wall where the lines were all made from sticks and branch twigs, a Styrofoam city.

Lefkowitz was kind enough to answer a few general questions about his work. Since I’m a novice at conducting interviews, I read a few conducted with artists I like. I was particularly taken by an interview with John Baldessari, whose work I feel has a conceptual link to Lefkowitz’s. [Read that interview here].

Because Lefkowitz explores perception, and asks us to question whether we're really seeing what we're seeing (or hearing), I asked him if I could copy some of the same questions from the Baldessari interview as an amusing conceptual frame. He was intrigued. Here's how it went.

Matt Olson - What led you to become an artist?

David Lefkowitz - Two things: 1. A Romantic ideal of the Artist as autonomous creative tinkerer- as someone who gets to spend a lot of time playing with ideas and experimenting with ways to give those thoughts concrete form. The reality isn’t quite so idyllic, but remarkably, it is part of the equation 2. A giddy skepticism about the truth/validity/authenticity of any representational image.



MO - I'm sorry, I hate to interject, but how tall are you?

DL - Not as tall as John Baldessari.

MO - You're so tall! It's amazing!

DL - As I said before, pictures can be deceiving.

MO - Who would you consider to be some breakthrough artists within the last decade?

DL - Was this a question to Baldessari too?

“Breakthrough” is a curious term to use here. It implies there was a barrier to certain artists/types of artwork that has recently been challenged, broken, circumvented. Now we’re in a really weird place/time-In a culture obsessed with novelty and spectacle, its hard to tell the difference between trendy and innovative. When ‘blurring boundaries’ is the normative strategy for artists, stubbornly conservative approaches can seem radical (though I am not convinced they really are). Given that caveat, If I extend the time constraint back to a couple decades, two relatively recent projects stand out for me as mind –expanding ventures.

First is Komar and Melamid’s efforts to determine the most and least wanted paintings in different countries. They hired a market research firm to conduct a survey about people’s aesthetic tastes, then made hilarious paintings based on the results. The project was simultaneously a critique of a corporate marketing approach to culture, and a paradoxically revealing picture of national character. You can read all about it here.

I also continue to marvel at the work of J.S.G. Boggs, who, beginning in the mid-‘80’s, would make meticulous drawings of U.S. and other currencies, and then proceed to try to ‘spend’ his drawings, always making clear that these were not actual bills, but drawings that he assigned the face value of the depicted money. The convoluted transactions themselves were the artwork, and they sharply revealed the way our whole economy is based on a consensus of faith in the value of scraps of paper (and now on digitized bits of financial information- which reminds me, I need to log on to Wells Fargo to ‘move money’ from savings to checking- see what I mean?). The creative non-fiction master Lawrence Weschler wrote a fantastic book about his exploits. It’s definitely worth checking out.



MO - Could you talk a bit about the "Improvised Structure" series of drawings the Walker Art Center acquired?

DL - Sure, they are watercolor drawings of structures made of cardboard boxes depicted on scrap cardboard. The images refer to utopian architecture- they exist only as plans, but they lack a connection to a grand plan, an overarching ideology. (Can one develop a planned unplanned-ness, an anti-Haussmann utopia?) The central organizing principle is formal and mundane- I depict a single structure, or small group of structures in linear perspective, usually seen at street level. Because they lack any surrounding context, they read as specimens- isolated examples of a form. Thus, attention is focused on their singularity.

They are “improvised” in that I draw them pretty much from scratch. I draw a lot of quick studies that function as general sources, but I am making them up as I go along. I like that something that seems as definitive as an architectural rendering can really be a quick notation of an idea. It contradicts standard assumptions about what improvisation means. I like using watercolor ’cause it’s fugitive, hard-to-control nature adds an element of happenstance to an otherwise rigid structure. I like that they embody two poles of the spirit of resourcefulness-using what’s available, plentiful, right in front of you. They suggest both an architecture of possibility: children’s forts- cardboard box as basic unit for play, invention, and an architecture of necessity: cardboard box as rudimentary shelter for the homeless.



MO - What architects or areas of architecture are you interested in and how do they relate to your work?

DL - Like lots of folks I know, I have an ambivalent reaction to the legacy of Modernism- I love the spirit of experimentation and the attention to the properties of specific materials you find in Mies’ structures (steel, glass) or Eero Saarinen buildings (poured concrete), but I’m not so fond of arrogant social engineering like Corbu’s Plan Voisin, and the zillions of cheap, alienating structures partially justified by their superficial resemblance to ideal Modernist forms. I ‘d make a case that that ambivalence is actually the subject of a number of things I’ve done, from the Improvised Structures I mentioned above, to Plan, the Styrofoam city model in Other Positioning Systems. I also really respond to architects who use unconventional, often throwaway materials, like Shigeru Ban, who has used sonotubes (not the concrete they’re usually filled with) as structural elements, and landscape architects who transform abandoned industrial sites like Peter Latz, who designed an amazing park in Germany that incorporates derelict blast furnaces. Locally, I love the way MS&R used the ruins of the Washburn A Mill to create the Mill City Museum. It’s not hard to see how these examples of repurposing materials and spaces most people would consider garbage relate to my work.



The Rochester Art Center show has closed, but Lefkowitz will have another solo show in May at Thomas Berry Fine Arts in Minneapolis, and will participate in group shows this spring and summer at the Phipps Center for the Arts In Hudson, the Bloomington Art Center, and the Weisman Art Museum. Read More......

Tuesday, February 02, 2010

Elsewhere in the Blogscape

It's hard to write about the intersection of land and building in winter. That intersection tends to become a slippery, icy, stomp-your-boots, pile-your-coats-and-hats-and-mittens kind of space. So today I'll take a moment to highlight a couple of other landscape related blogs worth checking out. These are a few of my favorites. Are there any I missed?

Landscape Urbanism
landscapeandurbanism.blogspot.com/
From North Dakota State landscape architecture grad and current Portland, OR, resident Jason King comes this eclectic compendium of urban issues. Posts range from the quite long to the short and sweet. It’s all Jason, but his style is simple and readable. He’s also got a spin-off site called veg.i.tecture, which deals exclusively with (predictably) vegetated architecture (green roofs, living walls, etc.).

Interchange
www.planetizen.com/interchange
Residing on the well-respected urban planning website Planetizen, Interchange is a group blog that features “leaders in the field” tackling subjects in their bailiwick. There are 60 contributors, which may seem overwhelming, but Interchange manages to strike a good balance between regular content and not hearing from the same person over and over again. These are big names in the field, so worth a regular check-in.

Pruned
pruned.blogspot.com
This one is really fun to look at, with an always unpredictable mix of stuff. It used to be pretty regular, but posts have tapered off in the past few months. Please come back, Mr. Trevi.

Garden Visit
www.gardenvisit.com/blog/
The name is a little odd, I know, but this small-group blog is part of a website devoted to letting you know how you can get out and see works of landscape architecture and garden design (dear to my own wanderlust heart). I just discovered this one and haven’t read much, but it looks promising. It spans the globe and often takes a well-founded critical look at urban design issues (like, on January 27, why the cities with the best urban form don’t make the grade in terms of economic productivity – hmmm…). Read More......

Saturday, January 30, 2010

Transplanted | How Well Do We Rebuild?

Why is it that our efficiency to clean up after a disaster is in direct contrast to our efficiency to rebuild after a disaster? We seem to fully understand how to dispatch the cranes and bulldozers and trucks to cleanse the city, yet we struggle to direct them to expeditiously reconstruct the city. We deploy our armed forces to rescue our people yet we struggle to coordinate architects, engineers, and planners to rescue our cities. This is completely incongruous to me. If we as a people have the skill set for removing debris effectively we simply must have the ability to bring new debris back in the form of buildings and infrastructure.

The only explanation for the hole in New York City at Ground Zero, the dilapidated FEMA trailers still littering New Orleans, and the tent communities sure to remain in Haiti is that everyone agrees that the carnage of the aftermath must be cleared, but we are somehow incapable of agreeing on what should follow. Making the decisions to clean up is politically easy. Making the decisions as to what gets rebuilt, how it gets rebuilt, and who profits from the rebuilding has proven to be too difficult a task for our leaders.

Science tells us that earthquakes, hurricanes, and floods will be a constant variable in our lives as long as we inhabit this planet. Reality tells us that terrorism is not going away anytime soon either. So, then, we need a better strategy to deal with the destruction left in their wake as our current one is only partially and marginally effective. I, therefore, propose a Design Cabinet. This Cabinet would be independent of the one established in Article II, Section 2, of the Constitution, it would be chosen by the President, and would be constructed regionally into Northeast, Southeast, Midwest, Southwest and Southeast chapters. Each chapter would be composed of one of each of the following:
-architect
-cartographer
-civil engineer
-construction superintendent
-landscape architect
-urban planner

Each chapter must not include any of the following:
-lawyers
-any individual with more than two days of political experience in any capacity

The Design Cabinet would be charged with approving designs submitted by open competition. Their selections would be final and absolute.

A perfect system is a fallacy, but the lack of any system is intolerable and inhumane. Read More......

Friday, January 22, 2010

In Plain Sight | The Awkward Tower

Not everyone is cool. Of the three unused water towers in Minneapolis—Kenwood, Washburn, and Prospect Park—Kenwood is clearly the nerd.

While each of the towers have fascinating stories (maybe for another time), it is only the 1910 Kenwood tower that appears to be set up for ridicule. As a 100-foot tall octagon, it has the burden of being the tallest and oddest structure in one of the city's most particular neighborhoods. Like an awkward medieval giant trying to blend in at the country club, the Kenwood tower is sandwiched between two luxury homes and it has no surrounding park (like the Witches Hat) or cul de sac privacy (like the Washburn Tower) to buffer it from the curious onlookers.

The Kenwood water tower isn't friends with any master architect and it doesn't dress in any recognizable style, which made it prime picking for developers trying to take advantage of its lucky location. Incredibly, they attempted to force a condominium makeover in the 1970s—a fight which, fortunately, brought sympathetic preservationists to the tower's defense and eventually achieved local historic designation in 1980.

Currently home to telecommunications antennae and civil defense equipment, the Kenwood water tower proves that your cool older brother can stop the bullies from picking on you, but you'll still be wearing that pocket protector.

A historic view from the top. Photo courtesy of Minnesota Historical Society. Read More......

Monday, January 18, 2010

Mod Minn(ies): S M L Design by Silvercocoon


Sometimes the most intriguing work comes from designers tackling issues of varying scale within one office. One great example was America’s modern design studio led by Ray and Charles Eames, which produced some of our most beloved chairs, films, graphic design and architectural masterworks within a thirty year period. Charles Eames felt strongly that all issues of design were equally intriguing and relevant because “eventually everything connects.” In the same vein, husband and wife team Tia Salmela Keobounpheng and Souliyahn Keobounpheng run an eclectic design company together. In the mid-century modern spirit, they operate out of a 50’s rambler (featured in the May/June 2007 issue of Architecture Minnesota), and also work in a vintage 1966 Airstreamer--the Silvercocoon--creating a wide array of art, architecture, jewelry and products.


Before founding their own firm in 2001, Souliyahn worked for Ellerbe Beckett and Salmela Architect (David Salmela is Tia’s father), and now leads Silvercocoon’s larger architectural projects. Tia’s resume is more varied; she studied architecture at the UMN, worked as an interior designer for Ikea and Redlurered, and did PR for local design firms. Her experiences in retail lend an understanding of color, material and product design which translates into Silvercocoon products like the Modern Tannenbaum trees, ornaments and jewelry.
In a recent interview with Threshold, Tia explains their practice, saying “[w]e take a lifestyle approach to design” seeking to make the everyday a special occasion through design. Whether they are designing homes or attempting to create the perfect a pair of earrings, Silvercocoon celebrates that their work affects people on a daily basis.


Some of Silvercocoon’s most innovative work results from collaboration with others. Silvercocoon conspired with Coen + Partners on this carriage house in Saint Paul (Shown Above). While many of Tia’s ornaments and jewelry creations come from working with Feyereisen Studios and their laser cutting facilities. These collaborative endeavors are important to the Silvercocoon’s work because they sometimes reveal better ways of working. Tia explains about the evolution of her jewelry design, “I have discovered that I think best through a computer – I can solve the problems that are floating around in my head fastest this way and in many ways the laser cutting process still keeps my mind engaged and occupied with possibilities for new work.”


Silvercocoon is a great example of architects applying their design skills to diverse ideas and their approach brings bursts of creativity which have potential to generate the kind of innovation that – like the Eames chair - will be remembered in the design world for generations.


Tia's jewelry design will be featured in the VOLTAGE Fashion Show on April 16th at First Avenue, a great show pairing local live music and fashion. Read More......

Thursday, January 14, 2010

Exploded View - Matt Olson "Scattered Light "




If you've been following along with my Exploded View posts here, you may have noticed how much I talk about cross disciplinary actions. I think it's so important for designers, architects and other creative professionals to wander into art, music, fashion etc. to broaden and inform their context. I thought I should share an example of what that means to me and how I've built that into my life this winter.

ROLU, the design studio I co-founded six years ago, recently commissioned a work by ASDF, a collaboration between the artists Mylinh Trieu Nguyen and David Horvitz. Having been inspired by my own involvement with their work, the studio asked them to create something with a strong element of participation, involving anyone who was interested. We asked that the work encourage people to think about space and their surroundings in a new, broader way. They came up with Scattered Light: a participation based poster project and attendant photo exhibition (follow link for full description). The project culminates next spring with a show at Art Of This gallery in Minneapolis.

So with this post, besides my usual refrain encouraging you to try new things, get involved, see things differently, dod something you might not normally do... I'm giving you an opportunity to do just that, as you are invited and encouraged to participate in Scattered Light.

I really hope you do. Read More......