Vancouver Island, Canada

Read first: https://www.studiojay.ca/post/togetherness-density-is-necessary-but-not-sufficient The immediate feedback I receive from most people on the topic of Building Togetherness is whether people will want something so different. They also wonder who will want to live in a co-living environment? Which markets does this style of housing serve? When I think about who I believe a co-living situation serves, it could depend on each case. No different than any custom home would. Instead, it might help to first consider the general benefits associated with cohousing. Perceived Benefits of Cohousing Community and social security: Fosters a supportive environment that can help with social isolation and provide mutual aid, potentially delaying the need for more formal and costly support services. Examples range from daycares to retirement facilities. Shared resources: Shared expenses, such as those for common facilities and potentially some utilities, can lead to reduced individual costs, contributing to financial security.  Collective buying power: Shared expenses can also lead to greater efficiency in spending, with larger purchases being able to be more readily expensed with greater access to capital between the group vs. each individual. Overall, these benefits outline a greater perceived value for efficient operations and maintenance, social support, and shared amenities. Cohousing seems, at first glance, to be a constant exercise in communism, and is suited for those who have less interest, or ability, to manage their needs independently. It's fair to say the ideal cohousing tenant might need to be someone who is at least a little bit "cult curious." There are already some development styles that exist that leverage the advantages of co-living designs. Typical examples include, but are not limited to; Student housing and other cohort variations that use co-housing designs. Often featuring shared utilities and amenities in bathrooms, kitchens, and common social spaces. Multi-generational housing is normalized within many immigrant cultures in North America. Usually, a more intimate version of co-living, with most members being family. Also provides social support and offers long-term investment value. Low-income and social need housing, where efficiency for operations is vital to the program's success. Often, an institution or governmental body. Remote Workplace housing. Efficient commercial/industrial. Typically temporary. Hospitality services like hotels, spas, and bed and breakfasts even take on a form of short-term cohousing. Nonetheless, i t's important to acknowledge that cohousing serves very particular populations, and this environment may not be suitable for everyone. It requires a certain level of social engagement and a willingness to participate in community life.  As noted in my last thought  on this topic, sharing our living space might be counterintuitive for most people in our consumption addicted society. The environmental context and user experience within our community designs may be the problem. But let's say we were going to design a cohousing development. I would imagine it would depend on variables such as; Number of tenants/units. Structure of ownership Joint Tenants vs. Common Tenants vs. Corporate Ownership % Tenancy goals, expectations, and exit strategies. Tenant familiarity = Forecasted turnover ratio, per period. Tenants' share of maintenance and operations responsibility. Automated or work-intensive systems = High or low operation costs. Other Financials: Revenue streams, expenses, and risks. I think that within these variables, there are a few different opportunities for future cohousing developments to exist. These are groups that I would consider "cult curious". Typical situations where arranging in groupings may provide benefits for certain prospective owners. This includes; People who will choose to invest in properties in intimate, arranged groups of friends, family, or even business/investment partners. Other people might gather within community contexts with lifestyle like-mindedness for anything from gardening to biking. Some people may find it a financial tool so that they can access first-time home-buyer financing. And finally, corporate developers will leverage these developments as branded real estate opportunities or rent-to-own development structures. (more on this later)... Between these options, I think there is a lot of opportunity for cohousing designs to be marketed as specialized options for new home buyers. For half of the noted options, it will largely come down to presenting buyers with realistic design options that provide a greater value to their lifestyle. This is further supported by other stakeholders in the housing market, as everyone's attention has turned towards the current housing affordability crisis facing Canadians. Mortgage programs and lending institutions such as the CMHC are beginning to align with co-purchasing activities as they are slowly becoming a regular part of the market. Additionally, the authorities having jurisdiction over governmental housing regulations are also loosening their standards to allow for more mixed-use zoning and more housing units on parcels. Further supported by split mortgages and co-signing of purchases in real estate. All of these points to an opportunity to pivot real-estate developments towards a communal purchasing approach, with designs that suit this niche. Furthermore, the creation of a community could be synonymous with the creation of a local market. Cohousing can serve the investors, owners, and developers as operational real estate ventures. With micro-mixed use developments, developers can leverage density to operate their real estate investments with better cost efficiency on a $/ sqft basis. There are also potential revenue streams to generate profits for the ownership groups through commercial mixed-use spaces. Community gatherings provide a demand for retail storefronts, daycares, medical services, cafes, and other community-centric needs. These can provide a significant economic boost for operations and financing. Potentially attracting commercial developers and other real-estate designers to rethink the opportunities within a co-living context. So, who would live in a cohousing environment? It might be more important to ask who would pay for a cohousing environment.... I think there are plenty of people whose needs might drive them towards this option. But the true value of cohousing has likely yet to be discovered in the North American context. Designs need to meet the needs of the tenants and also align with affordable costs in construction, operations, and maintenance. Whether or not more cohousing will eventually exist will come down to the willingness of the market to be present, the imagination of designers to meet tenant needs, and investors. The people with money, the prospective owners, and the developers, will need to realize value for these concepts to be brought to life.... Maybe we should start to look at what designs can make a community valuable? To be continued....

We are in a housing crisis across most urbanized areas in Canada, and governments are pushing to mandate densification as an easy solution. This means more homes and more people will be packed closer together. But how dense can our neighborhoods get? I feel that the average North American neighborhood was not designed for future densification. Photo by Avi Waxman In almost every city or community, properties were divided by unique municipal plans. These typically included specific calculations to address people's needs, such as water demand, energy access, waste removal programs, safe land uses, and more. The planning was well-intentioned, but it seems that it may have primarily been aimed at meeting the needs of the time. Potentially lacking the long-term flexibility needed for future densification. The land division and uses reflect a time when society was focused on capitalization and expansion. Governments and developers were incentivized by cash flows and property valuations.  Cities grew along with a steady rise of centralized services and amenities for people to build their community around. Economic hubs were developed and encouraged further centralized growth. Eager citizens were motivated by the dream of owning their piece of the land. Tying their selves, their values, and their ambitions to the ownership of property, and its valuation. And w hile I'm very happy for those folks whose $10,000 bought them a few acres to use and hold as generational wealth. It seems that over time, this planning has had some shortcomings. There are the obvious issues, such as aging, undersized, and in some cases, poisonous (lead) utilities that no one wants to pay to fix. Especially municipalities that can barely float enough revenue to develop their communities as they try to keep up with the maintenance of their systems. There are also the roads, energy-intensive and material-demanding projects, which are both directly and indirectly funded by every homeowner and renter. Requirements for parking and access that overvalue the use of cars for society, and directly impact both our safety and our environment's health.... But no, these are not the biggest reasons why I believe our neighborhoods aren't designed for future densification. The biggest reason is our mindset, or the one we were provided with from these designs. Large setbacks, a nicely painted fence, some ornamental ground cover, minimal street exposed activity (because who wants to see all that traffic on those roads), and plenty of room to yourself. This is what has made densification so difficult. The designs developed the experience of these communities and set the expectations that people recognize in these spaces. Our homes and communities are designed for security and comfort, for ourselves—a privilege which we can choose to share  with other people if we want to. It's my impression that this mindset is a large part of why densification developments see pushback from the likes of people with a "Not in my backyard" mindset. People have been taught to love what they're familiar with. And they are familiar with big ol' fuck-off front yards, private cars, and their own space. Ownership vs Stewardship; I think this is where the way was lost. I won't say good or bad, but I will say it’s a fundamental characteristic of the Canadian housing model. When we own something, we see it as a thing that we have the right to use and control. The housing market is consumed by consumer marketing and social currency. It is a me, myself, and I first model. I don't rent, I own. This is my property. It demonstrates my value. It holds my things, and the more things I put in it, the better that makes my life. Stewardship , on the other hand, is the careful and responsible management of something entrusted to one's care. A dreaded word for most of us, responsibility. B ut the difference is in this context, whether something is yours or something is yours to take care of. And I think this context provides the environment for a more versatile community. The Great Wall of WA  by Luigi Rosselli, noted in https://www.studiojay.ca/post/embanked-designs-or-earth-sheltered-homes What if our need to be social and also to be safe could be achieved communally? I think that this is what a shared sense of responsibility has the power to achieve. https://www.studiojay.ca/post/gentle-density-micro-multi-use There are some examples of communities that have found success in Canada. Co-housing and Social Housing have both played small but exemplary roles in the development of community-focused real estate options. I think of these types of projects as micro-mixed-use developments or pocket neighborhoods. To me, in the best of cases, these developments can include healthy living spaces for personal use, engaging spaces for socialization, and motivating spaces that enable people to focus and develop themselves as members of a community. (1st, 2nd and 3rd places.) Overall, I think developing urban spaces that encourage us to relate to our neighbors is the thing that most city plans for densification and housing construction are missing. The people yearn for community. This is why we are exploring the idea of providing value to housing through community at Studio Jay. If you'd like to provide some feedback on this topic and what makes a community valuable, please contribute your thoughts on our ongoing Survey. Thought to be continued ...

Its a back alley "suite" that feels cozy and almost luxurious. It rides a fine line between a cardboard castle and nature-based spa. It is so dynamic... And so sustainable? I think that if the North American relationships with streets wasn't so focused on cars, we could probably have more buildings that are designed like this. Instead everything is designed with the expectation of setbacks and parking lots. We drive everywhere we go. We don't interact with storefronts and neighbors the same way urban designs have in historic developments. Our property / homes are really a valued asset where we keep the things that we own and ourselves, safe from the outside world. However, there is a concept that the urban design world calls " incidental interactions ". It's the idea that our neighborhoods should support active common areas for commerce, recreation, or socialization. Simply because it is naturally good for us as social creatures. I find it to be nice to speak to strangers in a safe and common environment, sometimes even valuable. A strange idea these days if you aren't behind an online alias. But studies suggest that there is a massive drop in occurrences of " incidental interactions " in most American cities. However, maybe if we designed our streetscape in an inviting way, neighbors would end up not being strangers. Poplar Grove / BLDUS Gentle Density This project is another good example of a building that is designed to bring on density in a gradual and non-disruptive way. It tucks itself onto a tiny lot and puts almost the entire area to use as a building footprint. This "zero-lot-line" design feels like the type of compact home you'd find in Japan. But the project was brought to life in North America, amongst detailed zoning regulations and picky neighbors. This is why it is a great representation of "Gentle Density". It managed to fit into its surroundings, despite regulatory hurdles. Good design can be done, despite NIMBY energy. Overall, its got a visibly thoughtful design. " Showcasing innovative natural materials while providing privacy and air to its inhabitants, Poplar Grove tries to be as considerate to its neighbors as it is to its residents." Interior Lighting With the skylights above a central staircase, this entire home is lit up naturally through the core of the building. The staircase and the mesh lounge allow for light to pour through the structure, and into the rest of the home during the day. The architect uses this illumination further with small tricks like in the photos abov e, where an interior window allows daylight to penetrate more private spaces, without giving up the required privacy. The artificial lighting is also placed in ways that highlight design features, but the fixtures are discrete. The photo above on the right shows lighting tucked away into the structural joists, while other uses have underlit countertops, or embeds in the ceiling. The lighting features enhance each of the different ambiances. Interior Design for compact buildings With a compact site design, the space requires a simple and easy flow from room to room. This Poplar Grove suite seems to divide the different spaces effectively, with design elements that break up the buildings privacy zones with vertical separations, or semi-permanent interior walls. (a.k.a. Mesh panels ) This flow is also supported by their choice in consistent/cohesive materials . A thoughtful mix of wood, stone and metal is used throughout. It helps accent elements like the structure, which serves a modern and charming look. While other elements like the stone floors give context between the separate spaces. Hollow-wall bamboo panel system stuffed with sheep wool. Black locust eaves extend far beyond the facade to minimize uneven and unnecessary weathering of the cladding. Additionally, the siding system uses natural patterns which gives it the previously noted "nature-based" vibe. And considering the cultural popularity of a "natural" look nowadays, you'd think it was just a trend. However, biogenic materials, or biogenic designs , are know for " reducing stress and enhancing relaxation through the integration of natural elements into our surroundings. " Furthermore, this is another example of a previously mentioned topic, biophilia . Meaning "love of life" or "love of living things,". The concept that humans have an innate affinity for nature and other living things. -Merriam Webster https://www.studiojay.ca/post/embanked-designs-or-earth-sheltered-homes https://www.studiojay.ca/post/food-production-at-home IN SUMMARY ... Gentle density, incidental interactions with our neighborhood, cohesive designs, and material choices that make us feel good. To me this is what makes Poplar Grove a project that demonstrates sustainable design.

I grew up in Calgary, Alberta and while there is a lot to admire about the city, infill houses are generally not one of the things. You would usually see a corner lot like the one in the above example built up to the maximum floor area, with 6 - 12 units wedged together with a lack of privacy and parking... Yet, no shortage of ugly facades with bad siding materials, as if to be a constant reminder that money does not buy good taste. These boxes for homes are typical around most densifying cities, and they are a response to the affordability crisis that we are experiencing in the housing market. The places where people want to live and congregate are running out of affordable housing... Old lots are infilled with stacks of little boxes. ( all made out of ticky-tacky ) and developers are incentivized by pro-forma calculations and maximized rental profits. Especially with the generally high costs of construction. Again in a reactive response, most governments have tried to tackle this affordability issue through enabling more of this development density . Assuming that more housing will solve the problem. However, it has further sparked social conflicts between the existing communities and their new tenants/developers. "NIMBY  an acronym for the phrase "not in my back yard", i s a characterization of opposition by residents to proposed real estate development ." - Wikipedia There seems to be no way to make everybody happy when it comes to new developments. https://www.hindle-architects.com/kensington-corner As an infill development, I think Kensington Corner is a great example of what people call Gentle Density. This simply meaning that the project was designed to bring on density in a gradual and non-disruptive way. They note that the development was programmed from the outset as a Micro-scale Mixed-Use Development. Which is just finding ways to combine residential, commercial, and office spaces on a small scale. In this case, the client went from owning their old bungalow while renting office space somewhere else. To having their home and their business headquarters all on one property. It additionally created a space that interacts with the community in a new way. Something that is a normal part of buildings and community development in most parts of the world . But is restricted through zoning bylaws in a lot of North American cities. Imagine if our communities could be built from the inside out. With new housing having valuable uses built into them like fitness, studies, food or work spaces. Overall, I think an important note is that the design has a good relationship with its Public Access and Privacy . Typically it becomes a very important focus in any community or mixed-us designs to consider the transitions from private to public spaces. A corner lot provides a bit of a cheat code with access and flexibility. In the Kensington Corner case, it's in the name. They have taken advantage of both the street faces well, by extending the commercial access down the busier road, while the residential parking extends down the quieter one. Side note - Separations Using construction techniques and material choices to make clear visual separations is something that I have noticed many high quality architects focus on achieving. There is likely no cooler example of a mixed-use development than this striking project by Shigeru Ban. Shigeru Ban - Cast Iron House Please let me know if you find one. :)

La Casa en El Bosque is a property that I noticed thanks to one of my favorite YouTube channels Kirsten Dirksen . Between the video and the website   of the projects architect, Elisabetta Quarta Colosso - this project has a lot of details shared with the public. What I like most about this project is that the programming is focused almost entirely on natural processes. It uses responsibly considered materials for the assemblies. It conditions the inhabited space in a passive, but responsive way. There is a relationship with the hillside and the sun path. And all this is achieved while retaining its own water and recycling it into a natural pool for relaxation at home. The topics I want to briefly introduce through this kasestudy are: Passive Heating and Cooling Biogenic Materials Water Collection Passive heating and p assive cooling refers to the design that utilizes natural energy sources and the surrounding environment to maintain comfortable indoor temperatures, without mechanical systems. Examples in this kasestudy - Solar Orientation:   This home is oriented to maximize sunlight exposure during winter months, while minimizing it during summer. For instance, the south-facing Trombe wall is placed to maximize solar exposure year round. Thermal Masses:  Dark and thick materials like brick, stone, and concrete can absorb warmth from sunlight during the day and releases it in the evening. Cross Ventilation:  Designing windows and vents to allow for natural airflow through a building. Strategically placed windows on opposite walls can create a breeze that cools the interior as air flows through. The movement of air into and out of a building due to differences in air density can also be manipulated with  vertical ventilation. Highlight  - Trombe Walls All the above concepts are utilized or manipulated in a Trombe wall design. Trombe walls are passive solar heating systems that consist of a thick, dark-colored wall positioned behind a transparent surface. They absorb sunlight during the day, storing heat and releasing it slowly into the building at night. Shafts at the top and bottom can be opened or closed to help with the circulation of internal air. For example, when warm air is heated on the glass face and flows through the upper shafts, it draws cool air through the bottom. 2D Trombe Wall Examples Biogenic materials are implemented at every opportunity in this projects design. T his project used cork, wood, compressed earth, cellular concrete, as well as  lime and silicate paints.. Biogenic materials are materials that come from living organisms. They are usually renewable and biodegradable. Leading to production and practices that are more ecologically responsible and sustainable. Cork is especially sustainable in this case. It comes from the bark of cork oaks (Quercus Suber), trees that grow in areas with a Mediterranean climate. This makes it localized at La Casa en El Bosque . During the harvesting of the bark there is almost no waste of material , since even the smallest piece is reused. Responsible cork harvesting from a single tree can take place every 9 years, which is necessary for the bark to regenerate . This means that a single tree can be harvested multiple times and its production will well exceed its waste. The cork used in the home will last decades while each decade the tree can produce more materials for other uses. Additionally, it has some very strong maintenance qualities. It is lightweight . It is water resistant . And it is thermally resistant , making it a good insulation material. Bonus:  Natural Pool Natural pools, are designed to mimic natural bodies of water, featuring plants and gravel to filter and purify the water. This biological filtration system can be used instead of chemicals to maintain water clarity and quality. https://www.elfilverd.com/portfolio/la-casa-en-el-bosque/ In this projects case, the pool blends into both the landscape and the water access system. The site captures and holds water in an upper tank under the vehicle parking. When it is used, it cycles through the home and funnels to the bottom of the property where the pool collects, cleanses and releases it slowly to the surrounding environment. Furthermore, these pools support biodiversity, offering habitats for various wildlife. All while promoting a sustainable approach for owning a pool. https://www.elfilverd.com/portfolio/la-casa-en-el-bosque/

The Great Wall of WA by Luigi Rosselli is a construction project that caught my attention while I was completing my Architectural Technologist diploma in 2019. This project shows off a great range of sustainability elements, including: Green Roofs w/ Water Capture Biogenic Materials Thermal Energy Efficiency Biophilia Community Food System Integration Each of these elements noted relates back to the design choice of an Embanked Design . Sometimes also referred to as Earth Sheltered homes , this approach provides an opportunity to synergize many different strategies. Embanked walls help regulate indoor temperatures by providing natural insulation. The natural insulation properties contribute to energy efficiency by reducing the reliance on heating and cooling systems. Additionally, the soil acts as a thermal mass, absorbing heat during the day and releasing it at night, reducing the need for artificial heating and cooling. This also significantly dampens external noise, creating a quieter and more peaceful indoor environment when designed into site considerations. Photo - Edward Birch For example, the green-roof is an extension of the buildings embanked wall. It carries the earth as a building envelope and acts as useful space for users. All while capturing the water that hits it, directing it down the slope towards a communal collection point. The construction process itself is also environmentally friendly. The 450mm thick rammed earth walls and the sand dune embankment at the Great Wall of WA make use of locally sourced materials, such as sandy clay and gravel, and reduces the carbon footprint associated with transportation. These biogenic materials also provide energy efficiency. They are an excellent thermal mass, keeping the interior spaces regulated without the need for air conditioning. Furthermore, the earth can absorb extra heat from the house in hot weather or insulate the house to maintain warmth in cold weather. In addition, the embankment was scalable and provided a near literal sandbox approach for many people to share and experience. Taking advantage of scalability and community accesses. Rammed Earth Walls Materials:  The wall is made from rammed earth, which is a mixture of sandy clay, gravel, and water sourced from the site. It is mixed and cured like a concrete. Biophilic Aesthetics:  The rammed earth facade has a distinct sawtooth formation, giving the structure a unique and visually appealing look. Photo - Edward Birch Although it would have likely had a significant earthworks and excavation program while under construction, this building has a lot in common with the low impact substructure considerations I last touched on. Even though disturbance is very high during the build. The programs outcome provides a minimized building foot print since the top-soils are returned to the area, in use as a green-roof with native plantings. There are lots of reasons to appreciate designs that take advantage of embankments. And these are just at first glance.. Embanked designs caught my eye so much that I decided to incorporate them into my capstone project for my diploma. My modern "Earthship" attempted to borrow from the design pillars first noted by Michael Reynolds . A concept that initially was brought to life thinking of a home like a ship. Requiring it to provide all the basic necessities. Wikipedia notes the Earthship pillars to be: Building with natural and repurposed materials Thermal or solar heating and cooling Electricity from solar and wind Water harvesting Sewage treatment Food production More on that next time....

"Connection to the earth" Foundations are primarily concerned with supporting the building structural loads and the sites soil settlement over time. They shake hands with the earth and provide the necessary platform for super structures to rest on. Foundation design strategies are chosen based on the existing conditions of the project site. They range in depth and have varying impacts on the site. Low impacts designs include the following design considerations: 1- Conserve natural areas 2- Minimize development impacts 3- Maintain site runoff rate and control small storms - Storm and Erosion Control Plans 4- Use integrated management practices (control volume and pollutant loads) 5- Implement pollution prevention, proper maintenance, and public education programs "Back Bay Studio" by Peter Braithwaite Studio literally stands out when it comes to low impact foundations. It showcases a system that has minimal soil removal, uses minimal materials, and provides space for nature to exist. The architectural program of the building is "driven by a desire to frame the coastal landscape and respect the sensitive ecosystem that exists on the site." Additionally supported by the firm’s "commitment to create architecture that directly engages with the natural environment." AI describe low impact foundation designs as ... a focus on minimizing environmental disruption and promoting "sustainability in construction. These designs are particularly relevant in areas sensitive to ecological changes and are often employed in green building practices. Key aspects according to the robots are: ( Human notes in red ) Environmental Preservation : Protects local ecosystems and reduces habitat destruction. Minimal Top Soil Disturbance Provides Water Management Considerations Regulatory Compliance : May help meet local environmental regulations and building codes. Minimize Energy  Intensity of Materials Building near waterways and shores. Community Acceptance : Enhances public perception and support for sustainable building practices. Cost Efficiency : Often reduces construction costs through the use of less material and labor. Site conditions, skilled labor access, and relevant technology available to the project will greatly effect each systems cost effectiveness. Overall, low impact foundation designs represent a shift towards more sustainable construction methods, balancing the need for development with environmental stewardship. (Some robot, 2025) Post and Beam Foundations:  Elevated structures that minimize ground contact, reducing disruption to the soil and vegetation. Pier Foundations:  Use concrete or timber piers to support the building, allowing for natural drainage and minimal soil disturbance. Pier foundation" often focuses solely on the deep concrete piers themselves, while "post and beam" emphasizes the complete system including the beams that sit on top of the piers .  Floating Foundations:  Designed to float on water heavy or unstable soil, reducing the need for deep excavation and soil removals. Earthbag / Biogenic Foundations:  Utilizing bags filled with earth or other natural materials to create a stable and insulated foundation. Embanked Designs are often related to these strategies as well.

I am going to try and keep these simple.   The idea of being closer to my food sources is really enticing. A short proximity to the things we need is a benefit for affordability, security, and sustainability overall. Having a sense for self sustainability would be especially powerful. With the rising prices of groceries, or general food insecurity issues... There is something appealing about my own garden, a few chickens, and whatever else makes sense to sustain myself, my family and maybe my community if I am lucky. This property by Partners Hill in Australia is an inspiring design for that reason. At its core, the programming is focused on Education for Agricultural practices,  while applying residential comforts/luxuries.  https://www.daylesfordlonghouse.com.au/ My personal favorite part is how they used an external envelope with smaller freestanding buildings inside of it. Really, its a large volume garage with a bunch of gardens and living spaces tucked inside. But something about the connected transition between spaces would be a very cozy environment to live in.  Other Notable Mentions Related Living Building Challenge Petals - https://living-future.org/ PLACE - Ecology of Place (1) PLACE -  Urban Agriculture (2) BEAUTY -  Beauty + Biophilia (19) BEAUTY -  Inspiration + Education (20) https://www.archdaily.com/945347/daylesford-longhouse-partners-hill Ron Finley is also a urban gardener and does a lot of good content and talks on this topics if you'd like to learn more.