Search results for "lower east side"
Keel Calm and Peep On
Court strikes down appeal in Tate Modern privacy battle
“Despite the hundreds of years in which there has been a remedy for causing nuisance to an adjoining owner’s land and the prevalence of overlooking in all cities and towns, there has been no reported case in this country in which a claimant has been successful in a nuisance claim for overlooking by a neighbour.”Still, despite the most recent defeat, Natasha Rees, the head of property litigation at the law firm representing the five claimants, announced that the case was far from over. “The leaseholders are obviously very disappointed with the outcome of the appeal, not least because they lost on a ground raised by the court of appeal,” Rees told The Guardian. “This is not a case of ‘mere overlooking’ but a situation that can clearly be distinguished from the type of overlooking experienced between residential or commercial flats and houses, a fact that was accepted by the first instance judge.” A Tate Modern spokesperson said of the most recent ruling: “We have noted the decision of the court of appeal and are grateful for their careful consideration of this matter. We continue to be mindful of the amenity of our neighbours and the role of Tate Modern in the local community.”
What Would Be Lost?
Opinion: To close The School of Architecture at Taliesin is to kill the experimental legacy of Frank Lloyd Wright
“Not only is the busy and noisy environment of a property on the Old Kent Road no place for a wild animal, the transportation and handling of these alligators is likely to cause them unnecessary stress, fear and anxiety. Wild animal exploitation to boost the profits of a property developer is the wrong message to be sending and we are urging the company to rethink their decision.”Alligators require warm, humid climates not just to survive, but also to reproduce and feel at ease within their habitat. In a press statement, Avanton claimed that it treats all environmental and ethical implications seriously, and the project will not move forward without consulting the appropriate experts. All of the park concepts are currently under discussion with Southwark Borough Council, and commentary will soon open up to a public forum.
Hacking the West Coast
Hacker Architects marries contextualism with material efficiency
The origins and guiding principles of Portland-based Hacker Architects stem from the six years founder Thomas Hacker spent working for Louis Kahn, an architect who knew how to match dramatic siting with phenomenal material palettes. Hacker has since retired, but the firm has expanded to a staff of over 60 people and continues to treat each project as an opportunity to mix contextualism with the latest in efficiency and sustainability. The firm is known for its innovative uses of cross-laminated timber, a favorite because of the material’s quick renewability and capacity to function as a carbon sink; the firm also employs a wide range of locally sourced materials to reduce waste and incorporates passive heating and cooling methods whenever possible.
Hacker Architects’ leaders feel they are in service to the public and have become specialists in the design of libraries, museums, and other cultural institutions. The handful of private buildings they’ve designed, however, are no less representative of the firm’s dual interests in siting and materiality. Inspired by local history, natural scenery, and the imperative to reduce our carbon footprint, Hacker Architects sets examples for the industry with every project.Lakeside at Black Butte Ranch
Surrounded by the scenic Cascade mountain range and the Deschutes National Forest in Central Oregon, Lakeside adds a sprawling recreational and dining complex to the rustic-modernist resort atmosphere of Black Butte Ranch. The project used a $11.5 million budget to replace an aging pool facility with a 15,000-square-foot design that heightens the experience of transitioning from the rugged outdoor landscape to the calming resort.
Douglas fir is the primary structural component for the project, while the interior and exterior are almost entirely clad in locally sourced cedar, a material in common use in the Pacific Northwest because of how it gracefully weathers. The firm envisioned the building as an “aperture for the site,” framing views that might strengthen connections between the ranch and the vast landscape beyond.
Bayview/Linda Brooks- Burton Library
Replacing a branch library dating from 1969 in the historically underserved neighborhood of Bayview in the southeastern portion of San Francisco, the Bayview/Linda Brooks-Burton Library was completed in 2013 and designed to be an open and inviting space for the community it serves. Many of the library’s design gestures are a nod to the neighborhood’s African and African American past, including the street-level window walls adorned with illustrations of the area’s history, the kente cloth–inspired exterior paneling, and the space allotted throughout the library for works by local artist Ron Moultrie Saunders.
The firm designed the library to look inward, with a courtyard at the center large enough to host events; thanks to the floor-to-ceiling windows that surround it, the courtyard provides generous natural light and views throughout the interior spaces. The library contains several environmentally efficient features that helped it achieve LEED Gold status, including passive ventilation and air-filtration systems in the exterior walls, embedded photovoltaic arrays, and a green rooftop that filters stormwater runoff using native grasses and perennials.
When tasked with creating a permanent home for the Oregon Bach Festival, an annual event in Eugene, Oregon, that celebrates the works of Johann Sebastian Bach, Hacker Architects combined an office space with a double-height rehearsal room acoustically designed to function like the musical instruments that it contains. A wood panel system made of tongue-and-groove Accoya boards allows the tops of two of the rehearsal space’s walls to bend in a way that provides abundant natural light from above while also preventing excessive audial buildup in the lower portion of the room.
Visually distinct from the cubic rehearsal space is the office bar, a lower-slung, redbrick building designed to match the older buildings on the University of Oregon campus. Many of its windows are operable, permitting natural ventilation while reducing the demand on the building’s active heating and cooling systems.
Sunshine Canyon Residence
One of Hacker Architects’ few residential projects—as well as one of the firm’s smallest, at 2,200 square feet—the Sunshine Canyon Residence was built in the hills outside Boulder, Colorado, to replace its client’s previous home, lost in the Fourmile Canyon Fire near the site in 2010. To preserve the landscape, the majority of the house is supported by narrow steel columns that minimized the amount of construction work on the site. Given that the house is in a cold climate that receives an abundance of annual sunlight, its windows face south to maximize solar gain and reduce the need for active heating.
The materiality and formal simplicity of the home were inspired by the abandoned mine shafts, rusted steel mining structures, and naturally occurring granite bordering the site that resurfaced after the fire. The majority of the exterior is clad with corrugated steel and untreated Ipe, both of which are designed to patina over time, like the nearby mining equipment. The interior is lined with clear vertical-grain fir that recalls the trees on the site while subtly changing in shifting daylight.
Activating the Urbane Village
Architects and designers redefine the ski town in a tech-utopian Utah community
How do you translate a “TED meets Burning Man” vibe into the design of a year-round property—as the investors behind Utah’s ski slope–adjacent Summit Powder Mountain are attempting to do in their 10,000-acre, billionaire-friendly planned mountain community? Summit, a company that organizes meetings, talks, and events with innovators and entrepreneurs, is discovering the difference between putting on a weekend conference and opening a permanent settlement: The latter requires a balancing act between vision, pragmatics, and the somewhat unpredictable dynamics between the individuals who choose to settle in such a place. The trick is to create a population density that can support amenities like restaurants, grocery stores, and public gathering areas. But what comes first, these amenities or homes for people to use them?According to Benjamin Anderson of OFFICEUNTITLED, the architecture firm that finished the design of the development’s 2017 master plan and some of its buildings, the community has greatly benefitted from the addition of both 60 micro-condos in the village’s heart from millennial hospitality experts Selina and a ring of larger homes sited around the urban periphery. In keeping with Powder Mountain’s investors’ desire to escape a “whatever you build, I can build something bigger” mentality, owners of the larger homes are allowed up to 5,000 square feet each. While 5,000 square feet would feel enormous to most people, for billionaires, the limitation might require Spartan restraint—yet on average, homeowners usually choose floor plans of approximately 2,000 square feet. Combining a more rural sense of space around the larger homes and a more urban, closely packed experience facilitated by the micro-condos will, the planners hope, create enough density for year-round inhabitants to successfully activate the village. MacKay-Lyons Sweetapple Architects, Olson Kundig, Marmol Radziner, Studio Ma, JVA Arkitekter, and Tom Wiscombe Architecture are among the architects who have signed on to design some of Summit’s buildings.
The developers behind Summit Powder Mountain wanted to include “as broad a sociodemographic spread as possible,” Anderson said. However, Selina’s 250-to-300-square-foot micro-condos, which were initially envisaged as lower-income housing on the mountain, have starting prices of $300,000, according to the Wall Street Journal. This disparity between vision and execution may make it impossible for the micro-condos to find their intended owners.
“Like a lot of master plans, it’s a bit of a living, breathing thing. We had to build in a tremendous amount of flexibility in each parcel,” Anderson said. “The last two years have been focused on developing that community and periphery inside and outside of the core that facilitates the development of the larger buildings.”
In an attempt to create dynamic urban density, the micro-condos are sited very close to Summit Institute, which hosts several winter events for year-round residents and serves as the organizational hub of the broader Summit community. It is here that events such as “Open Source Weekend” and “Winter Jam,” which features talks by some of the industry leaders who own property within the community, are held. The cost per adult for the three-day Winter Jam is $1,395, not including lodging.
The recent addition of housing is meant to meet the development’s goal to have at least 50 permanent, year-round residents, with a constant influx of visitors from the nearest town, Eden, as well as points beyond. Luckily, public transit options are available: There is currently bus service from several points on the mountain into Eden, as well as a connector line from Eden to a train in Odgen, which links to Salt Lake City. The intellectually curious and the luxury-ski-inclined alike can enjoy the evolving urbanism of this experimental mountain village.
A House Divided
Where do the Democratic frontrunners stand on housing?
Yang’s proposed housing policy falls under the category of zoning, and focuses on the need to eliminate zoning limits that supply-siders think are the main reason why housing is expensive. Free up restrictive zoning and money will magically flow through the invisible hand of the market to fill the affordable housing gap, the thinking goes. As we know, in reality, all things being equal, the market tends to supply housing to the highest income earners, because it favors higher profitability when there are no other regulations or mandates in place. Yang uses San Francisco as a model of how restrictive zoning prevents new housing from being created, but that is a gross oversimplification of San Francisco's problem, and it suggests that historic preservation, protection of neighborhood character, and a human scale can be easily sacrificed for greater density, rather than using other constraints and incentives to produce a more balanced housing market. Zoning is one tool among many, but by itself, it’s not sufficient.
I was in a shipping container apartment in Las Vegas that cost only $30,000 and was downright appealing. There are things we can do to make housing more affordable for many Americans.— Andrew Yang🧢 (@AndrewYang) August 11, 2019