Archive for the ‘Architecture’ Category

Gallery Night: My Pick: Larry Price @ Mermaid Cafe

Thursday, May 6th, 2010

Gallery Night is tomorrow night, Friday!

My prime pick is Larry Price’s installation at Mermaid Cafe. I’m a huge fan of Larry and his art. He’s my go-to guy when I need a classy gift. Pam has loved every one of watercolors she has received, and they grace our walls nicely.

Being a geographer, I fell in love with Larry’s keen eye for urban landscapes. Vernacular architecture and commonplace streetscapes — typically of the eastside variety — are infused with new meaning, new perspectives and new life thanks to Larry’s artistic vision.

Much of his work is smaller in scale, but this installation will feature some large format works I haven’t seen yet. It should be fun. & interesting.

I’ll also likely be wandering up to the various galleries along Winnebago & Atwood and will likely end up at Alison Mader’s Artspace Twenty-Two Eleven (2211 Atwood Ave.), and, of course, finally at the Harmony.

Hope to see you there!

Below is Larry’s artist description:

Large, dynamic, acrylic, contemporary landscapes on canvas, ranging in size from 72″x 60″ to 36″x 48″.

I’ve been influenced by Wolf Kahn, one of America’s greatest abstract expressionist landscape painters, known for his unique use of color.

Gallery Night is Friday, May 7th, 5-9 PM at the Mermaid Cafe, 1929 Winnebego Street, Madison, Wisconsin.

The paintings will be at the Mermaid for a week after the show.

Schadenfreude for Suburbia

Tuesday, March 30th, 2010

Gated Ghettos-R-Us.

After getting hit upside the head with reality, the really smart people at the Brookings Institution have finally figured it out (from the LA Times article in the first link):

There are dozens of places like Willowalk, and they are turning into America’s newest slums, says Christopher Leinberger, a visiting fellow at the Brookings Institution. With home values at a fraction of their peak, he said, it no longer makes sense to live so far from the commercial centers where jobs are concentrated.

Gee, ya think? Nothing like a little rear-view mirror analysis to make it in the big time think tanks!

“We built too much of the wrong product in the wrong locations,” Leinberger said.

Gosh, I wish I could be paid to hang out & be that smart!

Even the really, really smart people in academia* have figured it out:

Thanks to overbuilding, demographic changes and shifts in preferences, by 2030 there could be 25 million more suburban homes on large lots than are needed, said Arthur C. Nelson of the University of Utah. Nelson believes that as baby boomers age and as younger generations buy real estate, the population will abandon remote McMansions for smaller homes closer to shops, jobs and the other necessities of life.

(Um….something the likes of Tim Wong, James Howard Kunstler and Yours Truly have been warning about for decades.)

But look at those numbers: twenty-five MILLION excess suburban homes!

Yet despite the ever darkening outlook for suburbia, Mayor Pave and his Venti Sicofanti continue to embrace the ugliness and economic devastation that is the bucolic 1970s cul-de-sac.

Mayor Pavescapes: New subdivisions in SW Madison, stuck in the 70s forevermore!

*My first thesis proposal on exactly these issues – back in 1991! – was dissed because it wasn’t an academic enough topic. It was a derided as a journalistic theme. The predictive nature of the thesis was troubling to the rear-view mirror academic types. (So I went on to finish the MS by doing yet another boring regional geography….About things that, ahem, had already happened.)

Bitter? Me? Nah! But gosh, if I’d just waited another 15 years or so, I coulda had a nice, cush job at some rich think tank or a professorship, thinking big thoughts about things that, um, already happened! Coulda, shoulda, woulda!

Oh, and the guy who derided it as a journalistic theme? He’s likely to be put in the dock for abusing monkeys. Grad students, monkeys, whatever. So I’ll take that as a measure of cosmic justice!

P.s. Thanks, P, for leaving the LA Times article open on the computer for me this morning!

Mosiman, the Mayor’s Mandarin

Wednesday, March 24th, 2010

Mosiman continues to pump out corporate PR pieces on the front page of Madison’s daily, dying mainstream media outlet. This piece is all about creating an atmosphere of inevitability for the Edgewater project. The central message is: Ignore the little people; they have nothing to say.

Yet another data point proving the long, slow, painful death of monopolistic dailies is an act of cosmic justice.

The only reliable local outlet for daily news is right here.

Edgewater: Mosiman Churns Out Hammes PR

Tuesday, March 23rd, 2010

Once again, Dean Mosiman pumps out what could easily pass as a corporate PR piece straight out of Bob Dunn’s office.

It doesn’t even rise to the level of stenographic journalism. Pitiful.

Too bad our Plan Commission is packed with people who simply don’t understand the concept of appropriate scale.

Then there is Herr Schumacher, bossy & derisive as ever, labeling a proposal to bring the project into proportion with its context, “borderline absurd.”

Borderline might better describe the view he sees in the mirror.

At least the UDC still has a large minority who understand the issue of context. Unfortunately, it was a minority. And we got no help when it counted from my own alder, Marsha Rummel, on this one. (It has become abundantly clear that spatial, contextual issues are not her forte, nor does she seem interested in ramping up that knowledge. But as I explained in my last post, that is a weakness most progressives cling to.)

Unbelievable just how easily progressives cave.

The Sustainability Mirage: A NYT Update

Friday, March 19th, 2010

Back in January I had an article published entitled “Madison’s Sustainability Mirage,” thesis of which was, all the groovey-green gizmos in the world won’t make a hill-of-beans difference as long as we keep siting “green buildings” in car-mandatory places. Looks like the smart gate-keepers at the NYT just figured it out, too.

Pick Up an Isthmus! Then read more about Jevons Paradox here….

Wednesday, January 20th, 2010

If you are coming here because of my article in the Isthmus, and for the first time, welcome!

[Regular readers: Please pick up an Isthmus Thursday, because I'll have an Op-Ed in there. I'll try to post the direct link once it is up there. Update: here's the link. If you like it, please consider clicking the "recommend" box, just to the right of the article. ]

The Op-Ed deals with entropy & ethics* as it has been playing out in the political arena here in Madison. For reasons of space constraints and unity of theme, I kept it pretty narrowly focused on the issue of over-paving, the resultant forced car use and the resulting increased overall energy use citywide, despite all the hoopla surrounding the mayor’s groovey-green gizmos sprouting atop fire stations around the city.

I make the case that the big environmental issue facing us all is the issue of Jevons Paradox,

the proposition that technological progress that increases the efficiency with which a resource is used, tends to increase (rather than decrease) the rate of consumption of that resource.

In other words, as we get more efficient, we end up burning even more. Wants, now easily attainable through efficiencies, become needs.

Mayor Pave’s glorified solar panel sitting atop a “green” building, set in the energy intensive carscapes of suburbia, is just one example of Jevons at work. Some might call it cognitive dissonance. Some might call it greenwashing. Others hypocrisy. I’ll just blame Jevons. (For now.)

Other examples….Take for instance the US car fleet and the Corporate Average Fuel Efficiency (CAFE) standards. From 1970-1990 we doubled the average MPG of the “fleet.” Guess what we did in the meantime? We drove more than twice as much on a per capita basis. Same with houses. In 1970 the average house size was 1200 square feet. And they were seives; energy hogs in the extreme. At least on a per square foot basis. By 1990 the average new home was twice as efficient, on a per square foot basis. But guess what happened? The average home not only got twice as big, there were fewer people living in each house! In both cases we actually moved backward in terms of total per capita energy expenditure despite having gotten more efficient in a technological sense.

Now we’ve got mainstream enviros telling us that we’ll be just fine if we just get more solar panels on roofs, if we just all bought Toyota Piouses. But we’ve seen that movie before…double efficiency…more consumption…double efficiency again…more consumption….

That we have made such technological progress and are relentlessly consuming ever more, More, MORE! tells me that something is missing from the dialogue — ethics.

I would suggest that a radical overhaul of our ethic — personal, professional, community — is in order. We will have to start with a big, heaping helping  of plain, old self-control. [Gasp!] Thus, at the personal level, when we make an investment in, say, an energy efficient furnace, we shouldn’t then use the savings to buy a giant professional-grade refrigerator, add onto the house, pump out a second or third kid, or go jetting off somewhere. At the policy level, when our politicians vote to build green buildings, they shouldn’t site them in car-only neighborhoods. Hell, they shouldn’t create car-only neighborhoods at all.

We’ll also have to agree that there are no silver bullets, no messianic miracle fuels (no, not even solar, nor switchgrass), no groovey-green fixes (no, not even windpower; and here) that will get us all the way back down to 350 (ppm CO2 in the atmosphere). Every form of concentrated energy has its limitations and drawbacks.

Even if we were to discover a messianic miracle fuel that was cheap, easy to produce, burned nothing and created no pollution, think about what we would do with all that energy. First think of all the wasteful ways we use the limited energy we do have. Now imagine that it is unlimited. I reckon we’d pave the world. Why? Because we could.

Thus, self-control will be the key ingredient in getting us down from our current 387 ppm — on a trajectory to 700 — to 350 and cleaning up the other environmental messes we’ve already made….

I also think that part of the ethic will include good, old fashioned shaming. Polite Midwesterners will be horrified at the prospect, no doubt. Polite (though direct) Midwesterner Hans Noeldner has written extensively about the element of shaming in fashioning a new consciousness, and my buddy Tim Wong has been practicing it regularly on local listservs for years (Bikies, SASYNA-discussions@yahoogroups.com). And I’m not exactly quiet, either. Making it real, bringing it down from the policy level to the personal, Hans hammered the point home on the Madison Area Bus Advocates listserv:

We need to tell people that their choices and behaviors really matter.  And that all of us have much to learn.  Thus the most important thing is to challenge people to just get out there and begin occupying their communities as HUMAN BEINGS again.  So long as well-meaning people remain behind that damned windshield, they will not learn the first thing about what we/collectively must do to create – not “walkable communities” – but “communities that walk”…and bike…and have enough people walking and biking to make transit viable.
Perhaps our message should be in-your-face: “Stop passing the buck!  Habitat follows behavior.”

We need to tell people that their choices and behaviors really matter.  And that all of us have much to learn.  Thus the most important thing is to challenge people to just get out there and begin occupying their communities as HUMAN BEINGS again.  So long as well-meaning people remain behind that damned windshield, they will not learn the first thing about what we/collectively must do to create – not “walkable communities” – but “communities that walk”…and bike…and have enough people walking and biking to make transit viable.

Perhaps our message should be in-your-face: “Stop passing the buck!  Habitat follows behavior.”

Amen, Brother Hans.

And finally, those who end up getting shamed need to learn how to disassociate their person from their machinery. You are not your deathmobile, no matter how tightly you grip that steering wheel.

So sustainability, resiliency, green living — whatever buzzword you choose — is going to require extreme responsibility at all levels of government, all types of business enterprises, for-profits, non-profits, and yes, each and every individual in their daily lives whether at home, in their community or at work.

Maybe start by  learning how to make your community more sustainable…like at the upcoming Sustainable Atwood “Big Picture” event on January 28, 2010, 7-9 PM at the United Way Building, 2059 Atwood Avenue.

And consider walking, biking or taking the bus there (bus lines #3 & 4 run within a block of this address).

It’s a start.

*I’d like to thank the Brothers Noeldner, Paul and Hans, for generating insight into these issues and how they relate to our current environmental dilemmas.

Latest Edgewater Fun

Tuesday, January 5th, 2010
Hey Mike,
Check out these two links. The video from Beverly Hills is amazing! Maybe posting these on your Blog? Not sure if you have seen www.edgewaterproject.com.
Scary moment of the day…
What is up with the weird way the Fontana store is closing, and no info on the plan for the building?
The old White Horse Inn and assorted stores behind the Overture that are all defunct are not seeking new renters.
One half of the first hundred block of State St. in front of the Overture has been bought and sold to Marty Rifkin and his rumored partner, Jerome Frautchi.
Maybe other big buck people are waiting to get a precedent setting overturn of Landmarks to get busy and tear down a significant portion of the downtown to make the setting of the Overture less conspicuous by removing the “ugly old buildings” surrounding it.
Don’t believe me? Google Pleasant Rowland/ Aurora New York, and see what you get.
The Overture..The gift that keeps on taking.
Hope your party is a huge success! I’m working the whole day and will be too wiped to party, but thanks.
Happy New Year to both of you!This
Joe

David Waugh (a leader in the Tenney-Lapham neighborhood) put together an excellent fact sheet replete with some big, fat, ugly factoids that leave more big, fat questions than answers regarding the developers of the Edgewater Hotel project. It just gets more & more apparent that the partners involved in the Edgewater redevelopment are rather unsavory.

Here is a little prognostication, from an always-in-the-know friend, regarding the Edgewater project and its implications for the future of State Street & environs……

Hey Mike,

Scary moment of the day…

What is up with the weird way the Fontana store is closing, and no info on the plan for the building?

The old White Horse Inn and assorted stores behind the Overture that are all defunct are not seeking new renters. [Though I did just talk to the owner of Fontana today--the store is apparently moving a couple of doors down, on Henry St. -- MB]

One half of the first hundred block of State St. in front of the Overture has been bought and sold to Marty Rifkin and his rumored partner, Jerome Frautschi.

Maybe other big buck people are waiting to get a precedent setting overturn of Landmarks to get busy and tear down a significant portion of the downtown to make the setting of the Overture less conspicuous by removing the “ugly old buildings” surrounding it.

Don’t believe me? Google Pleasant Rowland [Frautschi's wife] / Aurora New York, and see what you get.

The Overture..The gift that keeps on taking.

Meanwhile, Alderman Brian Solomon (one of the good guys on the project), had a lot to say in his defense of the law, our civic processes and the future of the look and feel of our downtown.

And for a little levity, my in-the-know friend also sent along a fun video which uses the It’s a Wonderful Life trope to make the point about the importance of planning for a quality place.

Tuesday evening (Jan 5) at the council, folks, council “reconsiders” the Edgewater, with a rumored “compromise.”

Edgewater: Mayor Pave v. Historic Neighborhoods

Sunday, December 6th, 2009

Edgewater: Ugly beyond belief. Not just architecturally. Not just in scale & proportion. Not just in the way the developer bullied the neighborhood. Now we have a very ugly legal precedent brewing.

Indeed, the mayor is prodding the council to actually break the law. (More of his histrionics here.)

Fortunately, we have antidotes for such sociopathy in the form of civic-minded community leadership, well grounded in the ways of research, analysis and good will….

For starters, check out a clear-eyed view of Madison’s historic preservation laws brought to you by Brenda Konkel; details here & here.

Another former alder had this warning for current alders with regard to bully-proofing themselves.

Jay Rath at Isthmus has done a yeoman’s job of chronicling the Edgewater saga. He puts Madison’s historic preservation efforts in, well, historic context this week.

Civic leader Ledell Zellers lays out the moral case for historic preservation laws and the implications of breaking them (i.e., bulldozers coming soon to a neighborhood near you!):

Historic Districts in Peril—Speak up to help save Madison’s heritage districts.

The Hammes Co. has appealed the decision of the Landmarks Commission to reject the Edgewater proposal.  The proposal was rejected on the basis of it not complying with either the requirements of the Mansion Hill preservation ordinance or the provisions allowing for a variance from the ordinance.  The basis of rejection was that the proposed tower, because of its huge size (see attached), is not visually compatible with the small scale buildings with which it is “visually related”, nor with the historic district scale of buildings.

If this decision is overturned by City Council, it would essentially gut the provisions of the landmarks ordinance and open up all Madison historic districts for inappropriate development.

Your voice is needed if you care about Madison’s historic districts.   What can you do?

·         Email all alders NOW at allalders@cityofmadison.com to let them know you value our historic districts and you do not want an out of scale building to be built which the Landmarks Commission rejected as inappropriate; and

·         Come to the City Council meeting and testify on Tuesday December 8 at 6:30 pm in room 201 of the City County Building.

·         If you cannot stay to testify on Tuesday, please come and register in opposition to this out of scale, inappropriate project in our oldest heritage landmark district.

What are some of the issues?

·         The Landmarks Commission in following their charge under the Landmarks Ordinance rejected the proposed Edgewater tower as too large for the Mansion Hill Historic district.  The proposed tower is HUGE.  The total gross floor area and gross volume of ALL four buildings combined in the “visually related area” (an area defined by ordinance) is 60% that of the proposed tower.  On an individual basis the proposed tower is 3 to 16 times larger than each of the other buildings.  It was this massive tower that the Landmarks Commissioners found violates the ordinance which was established in 1976 to protect Mansion Hill.

·         Some people are arguing that building this building would create jobs.  Get the size right for the district and go ahead with the project.  But don’t build the wrong building in the wrong place simply to make work.  The jobs will last for a short period.  The historic district will be damaged forever.  This mistake will loom over our lake forever.

·         Commissions have a basis of knowledge on which they base decisions.  The Landmarks Commission considered this issue and discussed it in detail for 7 hours.  These are experts, informed citizens and one alder the mayor has appointed to look at details of the historic district ordinances and how they apply in specific situations.  To disregard, devalue and dismiss such judgments undercuts the committee process which has been long established and long respected in Madison.

·         The appeal ordinance requires that in order to overturn the Landmarks Commission the Council must find “that, owing to special conditions pertaining to the specific piece of property, failure to grant the Certificate of Appropriateness will preclude any and all reasonable use of the property and/or will cause serious hardship for the owner, provided that any self-created hardship shall not be a basis for reversal or modification of the Landmark Commission’s decision.” (Emphasis added.)  The Hammes Company does not yet own the land.  Other provisions of the appeal ordinance also appear not to be met.  Simply because a tower of the size desired by the developer cannot be built it does not preclude any and all reasonable use of the property.  Current owners are responsible for the deteriorated state of the 1940s Edgewater.

·         The precedent which would be created should this proposal be approved will result in a wall of towers hugging Lake Mendota.

Please act to save the Mansion Hill Historic district…to save all Madison historic districts.

Ledell Zellers

510 N Carroll Street

Madison, WI  53703

ledell.zellers@gmail.com

Appropriate scale? Proportionality? Me thinks not.

Appropriate scale? Proportionality? Me thinks not.

My take on the whole thing? Ledell for Mayor 2011!!!!!!!!!!!!!!!!!


Cul-de-sac Syndrome

Monday, November 23rd, 2009

It’s been an interesting year real estate-wise. Even Madison has not been immune to the downturn. But it has been interesting to watch what areas have been hit the hardest. Just a casual perusal of the legal notices in the Wisconsin State Journal will reveal a strong geographic disparity —  a doughnut pattern of foreclosures.

The ‘burbs got hammered.

The transit-connected, grid patterned, walkable, bikeable isthmus did just fine. For the most part, older, more sustainably designed neighborhoods maintained their value, and, in some cases, continued to gain.

Here’s an article that goes a long way toward explaining why the ‘burbs got so hammered.

Key quote:

These are car-dependent sprawling urban areas, unconnected to core cities by public transportation and beset by unsustainable costs for infrastructure, services and resources. As highly leveraged places now ravaged by foreclosures and falling property values, they will suffer the most in coming years.

You’ve heard it all here, and the warning signs have been there all along. Yet even ‘enlightened’ cities like Madison continue to plan according to this economically — and environmentally — unsustainable model.

Too bad we’ve got a pack of pliant alders and a mayor who is more concerned with projecting pleasing images than our city’s long term viability….

Union Corners v Kelo: On Eminent Domain, Liberty and a Movement to Buy the Site

Friday, November 13th, 2009
Soon-to-be-Demolished French Battery Building

Soon-to-be-Demolished French Battery Building

The NYT ran an article about the giant hole still in the ground at the site of one of the most contentious eminent domain cases in the history of the country, Kelo v. City of New London.

In Madison, we were under similar threat. Back during the Great Real Estate Boom of the early->mid-Aughts, several developers joined with urban renewalists at the city to threaten eminent domain against small property owners in strategic spots across the city.

The SASY neighborhood (my hood) was steadfast in its opposition to using the awesome power of eminent domain for the profit of private enterprise. Our contention: there is no moral standing for using the power of government to bully property owners, except in the extreme case of public necessity for a public purpose (our nation’s constitution does a pretty good job of spelling this out). Enriching rich individuals further, using the tools of government, does not rise to the level of necessity; nor does it have a public purpose. To do otherwise would amount to — yes, I’ll say it — fascism. In fact, using the powers of government to expropriate individual property for the benefit of other, state-favored enterprises is one of the hallmarks of that form of totalitarianism.

The developer who did this…

Union Corners: Rayovac Building Comes Down
Union Corners: French Battery Building Comes Down

and left us with this…

Union Corners Hole in the Ground
Union Corners Hole in the Ground

had attempted to enlist our alder and mayor in threatening adjacent property owners (Trudy’s Cafe, Ford’s Gym, the old radiator shop, miscellaneous homeowners) in using eminent domain. City staff did actually wave the cudgel of eminent domain. Fortunately, neighborhood leaders stepped up to stare down these petty fascists, and we forced the big man developer to negotiate in good faith. We made certain that our political leaders knew that they would pay the ultimate political price if they allowed eminent domain to be invoked.

Thanks to the efforts of the neighborhood, the adjacent property owners were able to receive a fair value for their properties. We, as a neighborhood, stood together, in solidarity with our neighbors who were threatened.

Things didn’t turn out so righteously for Kelo in New London. And while Madison is stuck with the same giant hole in the ground, at least no one was economically harmed in the process. Well, ok, except for the developer who overreached at the top of the market. Justice prevailed on several karmic levels here.

The lesson seems to be:

A) When it comes to real estate, everything has a price. And when it comes to private developers, let that price be decided by private negotiation, not public bullying.

B) When it comes to massive projects that involve tearing down existing structures, the city should require some sort of bond to ensure that the project goes forward. The bond could be refunded in tranches as the project moves forward. At completion, the final half of the bond would be refunded.  If it doesn’t then that bond continues to be held by the city.

This should all be done in a way that is not harmful to a developer who acts in good faith and manages finances for completion of the project.

Cities should not be held hostage to the impulses of poor management. Giant holes in the ground for years on end, in the middle of existing neighborhoods are simply not acceptable.

Update on Union Corners: Last night Joe Mingle came to the Schenk-Atwood-Starkweather-Yahara neighborhood council meeting to give an update on the various movements afoot to do something with that giant hole in the ground. These groups are investigating ways of leveraging several sources of money, including, perhaps, the new Landbanking Fund, federal tax credits and various community lending sources to eventually buy the land. This would probably necessitate a new neighborhood planning process…..