Sunday, August 16, 2026

The Butsudan

A butsudan; not ours, but similar (photo credit: CC BY 2.1 jp, https://commons.wikimedia.org/w/index.php?curid=1801262)

The house I grew up in included a piece of furniture found in many Japanese homes. It was a butsudan—a household Buddhist altar—comprised of a dark-lacquered wooden cabinet with doors and shiny brass fittings that served as a personal shrine for memorializing ancestors and honoring the Buddha. Ours stood about four-and-a-half feet tall by two-and-a-half feet wide and occupied a corner of our formal dining room. The pair of outer doors opened to reveal fabric screens behind them. These folded out of the way, in turn revealing several ornately decorated tiered platforms for offerings and incense burners. I’ve come to think of our butsudan not only as a devotional object but as an architecture of remembrance scaled to domestic life.
 
Butsudans trace back to an edict issued by Emperor Tenmu in 685, encouraging every family to keep a Buddha image and sutras in the home. The traditional lacquered cabinet form we recognize today developed gradually and eventually became a standard across ordinary households during the Tokugawa period (roughly the seventeenth through nineteenth centuries). By then, the butsudan had settled into a recognizable architectural typology: a cabinet with doors, thresholds, and an internal hierarchy of spaces. A butsudan commonly holds a Buddha image appropriate to the family's sect alongside ihai (memorial tablets for the dead), serving two purposes at once: as a site for daily devotion, and as a fixed place where a family's dead remain, in a sense, present in the house rather than confined to a cemetery or a temple's care. Its form is not incidental; it is a domestic micro‑architecture built to house devotion and memory.
 
That underlying impulse, as a fixed place in the home where the dead remain present through offering and ritual, isn't uniquely Japanese; households across China, Korea, and Vietnam keep their own versions of the same idea, each shaped by its own blend of Buddhist practice and ancestor veneration. The object itself is another matter. The cabinet form (the doors, screens, and the internal hierarchy of platforms) is a distinctly Japanese elaboration. Even the relationship to memory differs: in Korea and China, a memorial tablet is often treated as temporary, ceremonially retired after a few years as a specific person is folded into a more general ancestral memory, while the Japanese practice tends to keep the ihai in place indefinitely. These differences matter because they show how Japan gave architectural permanence to a practice that elsewhere has been more fluid: the butsudan fixes remembrance in a built form.
 
Speaking architecturally, a butsudan is in many ways a miniature building. The ancient Romans constructed analogous structures: the aediculae, literally Latin for “small house” or “small temples.” These were classically a niche flanked by columns or pilasters and capped with a pediment or entablature, built to house and honor a sacred image or statue. And Charles Moore often used the “geode” as a conceptual metaphor for design that parallels the butsudan morphology: a building that appears plain on the outside like a rough rock, but opens up to a vibrant, colorful, and richly textured inner universe of crystals. He built the idea into his own work more than once. Our butsudan was a geode in the truest sense: a dark, silent shell that yielded upon opening to a radiant, sacred interior of gleaming brass and gold leaf.
 
Whoever crafted our butsudan understood, as any architect should, that a small object can organize the space around it if it's given enough formal authority. Ours was, without question, a focal point of our dining room.
 
My grandmother tended it daily. I don't know the full content of her practice; I was familiar with its rhythm: she placed offerings (usually fresh water, rice, seasonal fruit), lit candles and incense, and followed with solemn chanting and prayer. My father took up tending to the butsudan after, though only on special occasions, New Year's chief among them. His custodianship was lighter than my grandmother’s had been. Even as the intensity of practice shifted, the butsudan’s authority in the room never did.
 
I don't know the butsudan’s provenance. I suspect my grandmother’s parents brought it with them when they immigrated to Canada. It certainly predated anything else our family owned. It was older than the house it sat in, even older than the country my great-grandparents chose as their new home.
 
One of my cousins is now the custodian of our butsudan. I don't know if it occupies a corner as commanding as the one it held in ours. I also don’t know if she tends it the way my grandmother once did. But a butsudan doesn’t just stop being what it is. The doors still open the same way, the platforms still hold whatever is placed on them, and the hierarchy inside remains legible. Well-designed buildings outlast the intentions that first organized them too, and we don't think changes of use necessarily diminish them. Above all, a butsudan embodies a domestic architecture of remembrance by virtue of its form. Its architecture is one that quietly persists, even if the rituals that once animated it have thinned.

Sunday, August 9, 2026

Stuff I Stumbled Upon


I sometimes find it tough to decide what to write about for my next blog post. This week was one of those times — that is, until I found inspiration reading a recent piece by my friend and fellow blogger, Mrs. Random. Her blog is a loose, good-natured chronicle of her daily life, on occasion focused on small discoveries she’s made. That recent entry was a simple and fittingly “random” collection of web links she thought her readers might find interesting.  
  
My interests have always been catholic, and I tend to be ADD to boot. This explains the wide-ranging links below; on any given day, I will flit between seemingly random subjects. All that connects these is my wandering curiosity. I’ve hyperlinked the headings, which will open the corresponding website in a separate tab:     
 
AI-designed house, from the Design Intent YouTube channel.

AI Designed This House . . . And It's Weird
If you’ve been a reader of my blog, you probably know I’m fascinated by the implications of artificial intelligence for the architectural profession. I came across this video on the Design Intent YouTube channel, produced by Ryan, an architect who works primarily in the commercial project sector. Like me, he’s inquisitive about AI. Among other things, his channel documents his creative experimentation with 3D modeling and visualizations; in this instance, he lets an AI LLM (Google Gemini) take control over the design of his next house. What he got wasn’t anything he expected.  

 
Anthropeum
I must also give credit to Mrs. Random for turning me on to Anthropeum, an online daily geography‑and‑chronology guessing game built around artifacts from The Metropolitan Museum of Art’s open‑access collection. The way Anthropeum works is that it shows you several pieces of art from the Met, and you must guess approximately where in the world and when it was created. It’s addicting, and my wife and I are now hooked. That doesn’t mean we’re good at it; it’s humbling to encounter the limits of our knowledge every day. Give it a try yourself.
 


The New Cholesterol Guideline: What to Know
I’m trying to focus more on my health to help forestall age-related ailments. Unfortunately, my latest lipid panel blood tests show my cholesterol and triglyceride numbers are heading in the wrong direction. Consequently, I’ve become more attentive than ever to the latest developments associated with screening and risk assessment for cardiovascular disease. The web page linked in the header above reports on the latest update to the cholesterol‑management guidelines from the American College of Cardiology and the American Heart Association. The updates emphasize earlier screening and more personalized risk assessment for cardiovascular disease (using the PREVENT risk calculator for 10‑ and 30‑year outcomes). They also recommend childhood screening for familial hypercholesterolemia and one‑time Lp(a) testing. The updates outline new LDL‑C targets and treatment options, including statins and newer lipid‑lowering therapies.
 
Henry George (photo by Isaiah West Taber, Public domain, via Wikimedia Commons)

Georgism 101
I have a limited understanding of Georgism, the economic ideology formed by 19th-century economist Henry George. For those, like me, who are not wholly familiar with its principles, the YouTube video linked in the header provides a six-minute-long primer. I wanted to learn more about Georgism because some suggest that it can help address housing affordability, primarily through land value taxes. Apparently, such a tax reduces the incentive to sit on unused parcels, makes speculation less profitable, and supports denser, more walkable urban forms. Georgism doesn’t solve zoning, permitting delays, construction costs, or NIMBY politics, but it does attack the speculative layer that inflates land prices. Here in Eugene, a land value tax would likely push more land into productive use and reduce the “empty lot premium” that has driven prices upward. Many people mislabel Georgism as a form of socialism, but it is fundamentally market-oriented and compatible with capitalism. The accusation persists because of sloppy political rhetoric, not because the theory resembles socialism in any meaningful way.
 
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So, there you go: four eclectic websites for you to peruse if you’re so inclined. Maybe one or two will catch your interest the way they did mine.

Sunday, August 2, 2026

The Arithmetic of Downtown Housing

1055 Willamette (Rowell Brokaw Architects)

After years of vacancy, developers deChase Miksis and Edlen & Co. are set to start construction this fall on a six-story building on the former Lane Community College Downtown Center site at 1055 Willamette Street, across from Eugene Station. The design by Rowell Brokaw Architects will bring 133 mixed-income apartments and ground-floor shops downtown. With help from the City of Eugene, the project promises to transform a long moribund site into active, useful housing. This is good news. That said, its lengthy gestation highlights the challenging economics of building housing in our downtown core.

When the City and its partners outlined the project in 2021, they estimated a total cost of about $30 million. The expectation then was that the city's contribution (primarily urban renewal funding) would total about $1.1 million, roughly four percent of the cost.

Fast forward to this year: the budgeted project cost is now $38.7 million, and the required public contribution increased to $10.5 million, more than 27 percent of the total. The design's scope barely changed; what changed was the math. Construction cost inflation, higher interest rates, financing risk, and prevailing wage requirements all contributed to the shift. None of these factors is unique to Eugene. What is distinctive is the local market in which they operate. New housing can command only the rents and sale prices local households can afford. When the costs of development rise faster than the value the completed project can generate, the gap between investment and return steadily widens.

Public debate has focused largely on the City's Multi-Unit Property Tax Exemption (MUPTE). It is important to understand what the program does. MUPTE does not eliminate property taxes; instead, it exempts for up to ten years only the taxes on new residential construction, while the underlying land remains taxable. Rather than surrendering existing tax revenue, the program temporarily exempts value that would not exist unless the building were constructed. Nor is the exemption automatic. Projects must satisfy the city's Public Benefit Criteria, which include above-code energy performance, moderate-income housing contributions, compatible urban design, and a local economic impact plan. City staff reviews every application, as does an independent panel with neighborhood representatives, developers, and design professionals. The program exchanges a temporary tax benefit for measurable public benefits.

Even with MUPTE, the 1055 Willamette project still needed a one-dollar land sale, millions in urban renewal funding, multiple rounds of financial restructuring, a City Council extension of deadlines while the developers assembled additional financing, and, ultimately, a return trip for further assistance before the remaining gap could be closed—a sequence that, on its own, might read as a story about one stubborn incentive program rather than about the market underneath it. The Lookout Eugene-Springfield editorial board recently asked a more pointed question: if one 133-unit building required nearly $9 million more public assistance than anticipated, what does that imply for the rest of the downtown housing pipeline? The Downtown Riverfront affordable housing project, a planned 75-unit community by Atkins Dame and Homes for Good, ran into the same wall earlier this year, requiring additional urban renewal funding after rising costs reopened its financing gap. Projects that once appeared feasible are no longer penciling out without additional assistance.

The Station House, the Obie Companies' proposed 124-unit development at Fifth Avenue and Oak Street, received a ten-year MUPTE exemption and substantial fee waivers. It cleared the city's entitlement process and later amendments. Yet construction has not begun, and the developer's website still describes the project as "Coming Soon." I don't know why, and perhaps no one outside the development team does. Public incentives are often necessary, but they're not always sufficient. A project can receive every approval and incentive the city can grant and still fail to move forward because the underlying economics aren't working.

Rendering of The Station House (Obie Companies)

Today's discussions differ from those contested over Capstone Communities, the out-of-state developer that proposed 1,234 student beds downtown in 2012. That dispute was mostly about scale rather than subsidy, and about whether one project should reshape so much of downtown at once, not to mention unease that most of the profit would flow to a Birmingham, Alabama, company. Some version of that unease persists. It's easy to read the widening subsidy figures for 1055 Willamette the same way, as evidence that developers are extracting value from a weak market.

I don't think the numbers support that reading. A developer angling for a subsidy does not spend years assembling financing, absorb round after round of cost escalation, and return twice for more assistance before breaking ground. Nor does one sit on a fully entitled, fully incentivized project for the better part of a year, as appears to be happening at The Station House, if incentives alone were the point. MUPTE's public benefit requirements cut against the extraction story too. A developer either meets them or gets nothing. Whatever any developer's motives, the risk runs in both directions, and lately the private side hasn't been walking away with an easy win.

The pressing question is whether existing incentive programs can bridge a financing gap now substantially larger than they were designed to address. My impression is that the City instituted MUPTE to close modest gaps between development costs and market feasibility, like the four percent delta 1055 Willamette originally faced. It wasn't intended to compensate for a market in which production costs have pulled far ahead of the value finished housing can support. As that disparity grows, incentives become less capable of closing the gap. As a result, projects are requiring direct public investment just to reach the starting line.

Abandoning incentives is not the answer. There's no evidence suggesting downtown housing will appear on its own once assistance disappears. The more likely outcome is that vacant buildings remain vacant while everyone waits for conditions to improve. And I don't think MUPTE is the central issue. The program has become the focus largely because "tax exemption" sounds like a giveaway. The structural mismatch behind it is less visible, but far more consequential. If development costs continue to rise faster than Eugene's market can support, every downtown housing project will face essentially the same problem, and most won't clear it without help. No incentive program, by itself, can erase that reality.

None of this settles what, if anything, the city can do about the underlying arithmetic itself—whether through system development charges, permitting timelines, zoning capacity, or something else entirely. That's a harder question than whether any single incentive is fair, and it deserves its own accounting.

For now, I'm happy to hear that 1055 Willamette is moving forward. After standing empty for more than a decade, the old LCC Downtown Center is finally about to become something else. I hope the projects that follow will do the same. Whether they can will depend less on any single incentive than on whether that gap begins to narrow.