Tag Archives: architecture

Converting suburban houses into group homes – but they cannot look like group homes

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Multiple suburbs in the Chicago region allow for the conversion of suburban single-family houses into group homes for seniors or adults with disabilities. However, they generally agree that the conversion cannot alter the appearance of the home:

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A 2021 Northwest Municipal Conference survey of its members identified 14 suburbs permitting group homes for particular populations, largely those with disabilities.

However, the conversion of homes into assisted living centers for seniors is becoming increasingly prevalent. Schaumburg has seen two proposals in the past year alone. There are also online seminars offered to entrepreneurs looking to flip homes and turn them into assisted living centers, aimed at the nation’s aging population.

Regulations vary in towns that allow such conversions. Some require approval from a village board or city council, while other towns don’t require such approval because these uses are already allowed in its residential code. But all enforce rules against external changes to the houses that would identify them as group homes…

“You’ll be driving down a neighborhood and never know we’re there apart from a van picking people up or dropping them off,” said Little City Foundation CEO Rich Bobby…

While the intention of the homes is to blend in, a degree of engagement with neighbors is sought in advance to paint an accurate picture of those who are going to live there.

A common suburban story regarding proposed changes to houses might go like this: neighbors get wind of a possible change in a subdivision or residential area. They express concerns about such changes altering the character of the community. Perhaps there might be increased traffic, noise, and lights? They share that they moved into this location because it was a quiet, residential space. Changes to that format threaten their day-to-day experiences and their property values.

But what if the changes to that house or residence were minimal in nature? Or, as the regulations above suggest, the exterior of the home does not look any different and there is not a noticeable change in day-to-day life around the home? Would this allay all the concerns?

From this article, it sounds like concerns have been at a minimum thus far. The number of conversions is small. Perhaps there is a tipping point where multiple proposals in the same neighborhood or on the same straight might draw more attention. But if neighbors do not see significant changes on the outside, they might not have many issues.

Given the needs of the suburban population, I suspect more suburbs will face this particular issue in the coming years. Building large facilities can be difficult and costly. If converting homes to group homes can help serve residents and neighbors are okay with it, perhaps this will happen in a lot of places.

(This reminds of a 2013 book looking at affordable housing built in New Jersey where one of the goals was to design the multi-family housing units in a way that people passing by would not identify them as affordable housing. With some design work, this was largely accomplished and relatively few neighbors opposed the project.)

Look out hallways! You may be on the chopping block

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One recent report suggested getting rid of hallways in new homes could reduce square footage and costs:

As homes shrink in size, hallways could be one of the first casualties. Eliminating these liminal spaces would decrease the number of interior walls and allow for more condensed homes, the survey found.

“Essentially, we’re Tetris-ing the functional rooms together, avoiding wasted square footage on non-functional areas like hallways,” the report said.

Other tactics Arroyo has noticed designers employing to save on space include eliminating a formal dining room, adding storage in unused spaces (under the staircase, for example), three-story homes with the living space on the second floor, and tandem garages.

I am trying to imagine a house without hallways. Does this mean that it has one large room – open floor plan great room combining kitchen, dining, and family? – with all the other rooms off of that one?

Could a hallway be expanded a bit and instead be claimed as another room? (I am thinking of the rooms sometimes found on the second floor at the top of stairs where you might fit a small desk or one chair and it is called an “open space” even though it is really a wider hallway.)

If there are not hallways, where will children run back and forth between walls or family members learn to walk past each other in a confined space? Or wonder which room is which when seeing several doorways at the end of the hall?

Goodbye dining rooms in American residences

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Hello great rooms, goodbye dining rooms:

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But in many new apartments, even a space to put a table and chairs is absent. Eating is relegated to couches and bedrooms, and hosting a meal has become virtually impossible. This isn’t simply a response to consumer preferences. The housing crisis—and the arbitrary regulations that fuel it—is killing off places to eat whether we like it or not, designing loneliness into American floor plans. If dining space keeps dying, the U.S. might not have a chance to get it back…

According to surveys in 2015 and 2016 by the National Association of Home Builders, 86 percent of households want a combined kitchen and dining room—a preference accommodated by only 75 percent of new homes. If anything, the classic dining room isn’t dying fast enough for most people’s taste…

“For the most part, apartments are built for Netflix and chill,” Bobby Fijan, a real-estate developer and floor-plan expert, told me. “The reason the dining room is disappearing is that we are allocating [our] limited space to bedrooms and walk-in closets.” Even though we’re dining at home more and more—going to restaurants peaked in 2000—many new apartments offer only a kitchen island as an obvious place to eat.

The article does a nice job laying out some of the reasons for these shifts. Builders and consumers have reasons for moving away from dining rooms.

Another way to think about this: sitting down an eating is now a secondary task to other matters including watching screens and being near kitchen activity (food preparation, socializing). Having a dedicated spot to sit and eat – which then can lead to conversation and togetherness – is less of a priority.

Does having a dining room lead to more meals eaten together? Does having a dining room lead people to spend more time there or does the dining room get put to other uses?

The newly constructed modern farmhouse is…a scourge? A McMansion? Popular because of a TV show?

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A story about an LA teardown describes the rise of the modern farmhouse:

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Hollywood actor Chris Pratt, best known for his roles in the sitcom Parks and Recreation and Marvel’s Guardians of the Galaxy, has spurred the wrath of architecture enthusiasts over his decision to raze a historic 1950s house, designed by Craig Ellwood, to make way for a 15,000-square-foot mansion.

The move to demolish came shortly after Pratt purchased the mid-century home in an off-market sale for $12.5 million in January 2023. The house is located in the Brentwood neighborhood of Los Angeles, across the street from Pratt’s mother-in-law, former first lady of California Maria Shriver. The historic house will be replaced by a modern farmhouse designed by architect Ken Ungar, Architectural Digest reported, and is now in the early stages of construction. Until its completion, Pratt is waiting it out with his wife, Katherine Schwarzenegger, in a $32 million estate in Los Angeles’ Pacific Palisades neighborhood…

Pratt’s new home is adjacent to Shriver’s two homes, each valued at over over $10 million, carving out a family compound of sorts in the neighborhood. The demolition reflects the rising trend of modern, multimillion-dollar farmhouses cropping up in America’s suburbs that has gone on for decades and was newly revived after TV personality couple Joanna and Chip Gaines launched their debut show Fixer Upper, in which they remodeled old farmhouses, according to a National Association of Realtors report. Ungar has designed several multimillion-dollar mansions, including modern farmhouses, in Los Angeles.

This raises at least a few questions. Here are mine:

  1. Are the typical new farmhouses McMansions? In this particular case above, this is a home much larger than a McMansion. But, many modern farmhouses might fall into McMansion territory if they are a teardown, have some strange architectural features, and/or are part of suburban sprawl.
  2. In this particular case, the modern farmhouse is replacing a unique single-family home. But, one reading of the summary above is that the issue goes beyond this one property. The farmhouse has spread everywhere. Are there too many? Is it just a passing fad? Will a new style – and problem – be in play ten years from now?
  3. Could one TV show have significantly fed this trend? It is easy to point to a popular show – and then brand – as leading the charge. It would be interesting to see some numbers: how many builders and buyers were directly influenced by Chip and Joanna? Were they the only ones pushing modern farmhouses or were there other influencers? In this one case, who was Chris Pratt influenced by?

COVID-19 measures live on in “ghost architecture”

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How many signs in public and private spaces can you find providing guidance regarding COVID-19?

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Beginning in 2020, COVID signage and equipment were everywhere. Stickers indicated how to stand six feet apart. Arrows on the grocery-store floor directed shopping-cart traffic. Plastic barriers enforced distancing. Masks required signs dotted store windows, before they were eventually replaced by softer pronouncements such as masks recommended and masks welcome. Such messages—some more helpful than others—became an unavoidable part of navigating pandemic life.

Four years later, the coronavirus has not disappeared—but the health measures are gone, and so is most daily concern about the pandemic. Yet much of this COVID signage remains, impossible to miss even if the messages are ignored or outdated. In New York, where I live, notices linger in the doorways of apartment buildings and stores. A colleague in Woburn, Massachusetts, sent me a photo of a sign reminding park-goers to gather in groups of 10 or less; another, in Washington, D.C., showed me stickers on the floors of a bookstore and pier bearing faded reminders to stay six feet apart. “These are artifacts from another moment that none of us want to return to,” Eric Klinenberg, a sociologist at NYU and the author of 2020: One City, Seven People, and the Year Everything Changed, told me. All these fliers, signs, and stickers make up the “ghost architecture” of the pandemic, and they are still haunting America today…

The contradiction inherent in ghost architecture is that it both calls to mind the pandemic and reflects a widespread indifference to it. Maybe people don’t bother to take the signs down because they assume that nobody will follow them anyway, Fessler said. Avoidance and apathy are keeping them in place, and there’s not much reason to think that will change. At this rate, COVID’s ghost signage may follow the same trajectory as the defunct Cold War–era nuclear-fallout-shelter signs that lingered on New York City buildings for more than half a century, at once misleading observers and reminding them that the nuclear threat, though diminished, is still present.

I have noticed these leftover signs as well. I recently spotted a retail shop with a sign saying that people without masks were not allowed inside.

There are numerous ways to pass along a message in a large complex society and signs are one way to do so. But, this assumes people will read the signs and then act on them. I have read a little about road signs and how too many signs can make for clutter and less attentive drivers. Is the same true for public health warnings in every public space? How well did people follow these directives? How many people follow the hand washing signs when they are posted in many restrooms (with specific warnings for employees)?

Another way to address this would be to redesign spaces so that there are fewer opportunities to be within such proximity to others or to limit the possible problems of proximity. However, many of our public and private spaces are pretty open. A bank lobby has lots of open space. Grocery stores have rows but these do not go up to the ceiling and checkout areas are right next to each other. Entertainment spaces, like movie theaters and stadiums, put people in proximity to others. And so on. It would be very difficult to address all of these and try to retain some sense of public interaction and space.

“A man’s home is his castle,” McMansions, and the “castle” that houses a McDonald’s

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Let me try to put together a few ideas:

  1. Americans tend to subscribe to the phrase “a man’s home is his castle” and all that means for a private home owner.
  2. Plenty of Americans like McMansions, large homes with dubious architecture often found in sprawling neighborhoods or as much larger houses compared to their neighbors.
  3. McDonald’s is a famous American brand and helped give rise to fast food that goes well with driving and the private single-family homes of suburbia.

Put these together and you have a McDonald’s in a castle in northern Indiana:

Image from Google Street View

Only in America might someone build a gas station castle (it looks like a castle but in a McMansiony way) that contains a McDonald’s. I wonder if it attracts any more customers just because it is a castle.

(This building has apparently been around a while but I recently saw a story about it that caught my eye because I have seen other castle gas stations in other northern Indiana trips.)

Do Christmas movies avoid McMansions?

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What kinds of homes are featured in Christmas movies? One article suggests McMansions are rarely featured:

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Have you noticed that holiday movies are already streaming? And have you noticed the homes? They’re built for families who enjoy being together.

Rarely opulent “McMansions,” the homes featured in holiday family movies run the gamut from the family cabin in the woods to a stately family home that has been passed down through the generations.

The suggestion here is that the features of McMansions are not well-suited for these films. Here are some traits that might not work. Lots of square footage means family members are not around each other regularly. Unusual architectural features or interior designs do not look like traditional homes. A giant house on a small lot or looming over other homes does not appear friendly.

In contrast, a “good” home for a Christmas movie will be cozy, traditional in architecture and design, and present a particular appearance from the outside. The home might be tied to particular styles from the Victorian era through the mid-twentieth century when many Christian traditions and themes emerged in the Anglo-American sphere.

Given the way McMansions are treated in artistic endeavors, perhaps a McMansions could serve as the setting for a dystopian or black comedy Christmas film.

The modern box houses of Los Angeles

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In the last few decades, more modern box houses have come to Los Angeles:

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During the 20th century, Los Angeles home styles were as eclectic as its populace. Wood-shingled Craftsmans mingled with white stucco bungalows. Depending on the neighborhood, you might get an ornate Victorian, chic Midcentury Modern or even a Mayan Revival-style showplace — something that begs you to look at it, admire it. A house that invites an opinion, good or bad.

But although the box houses’ bulk draws attention, its design is basic. They’re like an iPhone: simple and smooth. Clean lines, glass walls, simple shades of white or black. Critics see them as soulless and inert.

Modern homes don’t have time or money for a turret, overhanging eave or stained-glass windows. Sloped ceilings, skylights and other superfluous accents take away from the bottom line — the largest amount of square footage possible for the cheapest possible construction price…

When such homes started popping up in the wake of the housing crash in 2008, some assumed the trend would be temporary. But demand for the style still rages on today…

The “bento boxes of today,” as Parsons calls them, are shiny, sleek and sexy, but he said they’ll be tomorrow’s tear-downs.

The article suggests these architectural styles are cyclical: builders, developers, real estate agents, municipalities, buyers, and others are involved in changing architectural styles. So, then the question here is whether these homes are here to stay or whether another style will emerge and the modern box home will fade?

If I had to guess, I would suggest the modern box home will hang on as a consistent but small presence in the LA housing market for several reasons. They are simple and relatively cheap to build. They offer a lot of space. In uncertain economic times and pricey housing markets, these are hard factors to overlook.

There is also a segment of the market that finds them attractive. The modernist home has been around for decades. Most Americans might not choose it as their preferred style but some would. In a large metropolitan region like Los Angeles, some will prefer this design.

Given the unique housing market of Los Angeles, perhaps the real question is whether modern homes are catching on elsewhere in the United States. When housing costs are not as high, is the modernist house one people want? In my area, several such homes come to mind but they are rare.

Dallas neighborhood fought off McMansions with conservation districts

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The Greenland Hills neighborhood in Dallas limited McMansions in recent decades by establishing conservation districts:

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Neighbors were also concerned about tear downs and new builds. They watched as modern mega mansions took over the Park Cities. “There’s this thing coming,” Pratt says. And the residents, who founded the Greenland Hills Neighborhood Association in 1983, knew they had to do something to fight the “McMansions.”…

After that, Greenland Hills residents formed a conservation district. In the early 2000s, they surveyed the houses, and a feasibility study showed that about two-thirds of the homes were Tudors. And there was a schism in the neighborhood. There was the M Streets, between Central and Greenville, and then there was M-Streets East, which was sandwiched by Greenville and Skillman. East wanted less restrictive conservation rules, Mut says, and some blocks wanted to opt out.

Finally, the M Streets and M Streets East conservation districts formed in 2003. The M Streets Conservation District protects seven architectural styles, like neo colonial and contemporary. “We all get hung up on Tudors, and we should because that’s pretty massive,” Pratt says. “But the other styles are just as notable in the time period as well.” The district rules preserve each architectural style’s most iconic features on the front façade. The longest section is dedicated to the Tudors. There are specifications on window proportions, roof pitches, secondary gables, even doors. “We’re not going to put a Victorian door and a Tudor home,” Mut says…

And the prices of the houses increased. Homes in Greenland Hills often go for $800,000 or more. Mut can’t pinpoint the exact reasons for the surge in pricing, but he attributes it to inflation, the proximity to downtown, and demand for the homes. Mut and Pratt recognize the irony of the neighborhood’s start as an “affordable” neighborhood versus today. But it’s not an apples-to-apples comparison, Pratt says, especially now that the neighborhood is not on the outskirts of Dallas. And the overall value, she says, is still there. 

Three thoughts come to mind:

  1. The neighborhood wanted to protect its particular architecture and character. To do this, they set up guidelines that limited property owners. This is often the trade-off of historic preservation in American communities: retaining the older styles limits what current and future property owners can do.
  2. This occurs in a metropolitan region where McMansions are common. When I compared how McMansions were defined in the New York Times and Dallas Morning News, I found people in Dallas more open to McMansions. However, it sounds like people saw what was happening in other neighborhoods and decided they did not want this in their neighborhood.
  3. Home values in the neighborhood have increased. Would this have happened at the same rate if McMansions had been constructed instead? Preserving the older homes means the neighborhood appeals to certain buyers. Building McMansions means newer and bigger homes. Which option would have raised property values more?

Look out for the floating house

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Could floating houses become more popular in the coming years?

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About 3 billion people, roughly half of the world’s population, lives within 125 miles of a coastline, according to the Population Reference Bureau. Eventually, coastal cities could claim not just the waterfront, but also the water, building in their harbors, bays, canals and rivers.

It’s already happening in the Netherlands. With a third of its land below sea level, the country has floating offices, a floating dairy farm and a floating pavilion. Floating buildings are often built atop concrete and foam pontoon foundations, allowing them to sit on the water, and rise and fall with currents.

Proponents of the design argue that these buildings protect the environment. While a 2022 study published in the Journal of Water & Climate Change found that floating structures can have a positive benefit, attracting birds to nest and providing habitat and food for sea life, the study also found that they can impact light, currents, wind patterns and water quality…

Yet, as sea levels rise, low-lying countries like the Maldives are grappling with an existential threat, and building on the water is a way to create land from the encroaching sea. The government, in partnership with the developer Dutch Docklands, is building an entire floating neighborhood in a lagoon 10 minutes by boat from Malé, the nation’s capital.

Next year, the first phase of the 5,000-modular unit development will open — apartments, schools, shops and restaurants built on a floating landscape of serpentine jetties fitted together like Lego pieces. “That is the future,” said Mr. Olthuis, the Dutch architect, who developed the master plan for the Maldives development.

Even without the threat of climate change, these options could create interesting new possibilities in places around the world. Imagine visiting a floating area or more residential units with waterfront views and access.

At the same time, I imagine it would take some work to start mass-producing floating housing. Would there be common sizes or units? Is the infrastructure in place in many locations to accommodate such housing?