Tag Archives: architecture

Can an older home be remodeled into a McMansion?

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Teardown McMansions are common but here is a less common scenario: an older home remodeled into what a neighbor claims is a McMansion. Here is the original complaint:

About four weeks ago, this project began with a slow stripping of the original cape on the site. The stripping got all the way down to just the chimney and a few original 2x4s. But in a week — boom! — a giant plywood box erupted as if from nowhere totally around and above the old house’s frame.

Why wasn’t the original modest house just razed? Surely it would have been easier for the builder just to get the old house completely out of the way first. Could there be a builder-friendly municipal regulation that gives special tax treatment to the builder of a “remodel” instead of a “new build?” Are builders being permitted to perpetuate a fiction of remodeling for lower taxes while really building anew for higher profits?

A believer in personal property rights, I don’t begrudge property owners (even speculating builders) to do as they wish on their own land. I accept that McMansions are now an unfortunate fact of Princeton life, even if I don’t like the crass, in-our-face, beggar-the-neighborhood architectural “lifestyle” expressions that some of them egotistically manifest.

As a local taxpayer, however, I (and many others) would have a big problem with any municipal sweetheart arrangements with the builders of these whales, permitting them by some perverse incentive to pay less than their fair share of local taxes on such imaginary “remodels.”

And then a reminder in the comments that people have been adding to houses for a long time:

There is no sweetheart deal going on. Working off of an existing foundation does simplify the permitting process because you are rebuilding or adding on to the “existing” house.

If you tear down the old house including the foundation you start off with a completely new house. This requires a new house permitting process. This may take time and money. Possibly hearings with public input if variances are required.

You might also want to take a tour of Princeton’s old houses. As happens today, houses were expanded and added to as families grew or as the family was able to afford more house. The issue was no different 200 years ago as it is today.

There is also a lot of pressure to preserve open space which restricts any kind of building which then puts pressure on rebuilding in existing areas.

Without knowing more details of this particular situation, it is hard to know whether this is a big remodel or an intention end-run against zoning regulations that make it difficult to build teardown McMansions. Is this a tactic that could be pursued elsewhere? I assume there are also some limits, or at least necessary permits, to remodeling so municipalities could respond by tightening those rules.

Additionally, one marker of a McMansion is a garish facade. If the remodeling is primarily done on the interior or the additions are to the back, this could mean the front still looks like a more traditional older home. The home could still be a McMansion due to its relative size compared to its neighbors but it may not appear from the front to be as much of a McMansion as other homes.

The winner of NYC’s micro-apartment contest

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With more cities interested in micro-apartments, the announcement of a winner of the New York City micro-apartment contest may be influential:

New York City Mayor Michael Bloomberg announced the winner of the city’s adAPT micro-apartment competition yesterday, a contest to design a 250- to 370-square-foot living space that launched last July. The winner, chosen from 33 applicants, is a collaborative effort between Monadnock Construction, the Actors Fund Housing Development Corporation, and nARCHITECTS called My Mirco NY, which will have its design implemented in a 55-unit building scheduled for completion in 2015…

Like many others, the winning design incorporates high ceilings and dual-use furniture to make the space seem larger. Although the press release called the winning proposal “fresh”, “striking”, and “innovative”, the long, narrow floor plan is similar to comparable projects like San Francisco’s SmartSpace, with fold-up furniture, micro kitchen, floor-to-ceiling storage, and loft space.

The mayor’s office had to waive some zoning regulations to make My Mirco NY legal, but it did not release any information about the competition’s runners-up or what their designs were like…

nARCHITECTS designed the building around prefabricating the units and stacking them on a foundation, then adding a brick facade. It will be the first multi-unit prefab building in Manhattan.

It will be interesting to see how people living in the units as well as people in the neighborhood respond. It is one thing to win a design competition, another to put it into practice and achieve the desired results.

It is also worth noting that the city had to bend some zoning rules. If communities are serious about micro-apartments and other similar smaller housing units, they have to find room in zoning regulations. This could be a more difficult task as zoning changes can draw the attention of neighbors and others in addition to stirring up political discussions involving elected officials, city employees, and builders and architects.

Can you design an attractive “third place” library if it has no books?

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A journalist asks an interesting question about libraries: can it be an attractive space if it has no books?

Whether the public library has a digital-only collection, a hard-copy collection, or a combination of both, it is first and foremost a place for ideas. Sure, the spare, clean lines of an Apple store brilliantly focus attention on the excellence of Mac products available for sale, but a public library needs to foster community, inspire idea cross-pollination, and help us draw connections between our past and our future. A public library needs to be a place of comfort  –  a place where its community can come to explore thoughts, feelings and ideas.

Modern library designers are headed in the right direction when they reference sociologist Ray Oldenburg’s “third places.” A third place is an informal public space that’s neither work nor home where people can interact casually and exchange ideas. Third places are the oil that lubricates civic engagement, and Oldenburg believes they need to be physical, not digital. Physical third places bring people with different mind-sets and politics together, but virtual meeting places attract like-minded people, Oldenburg told JWT Intelligence in 2011.

In B.C., the West Vancouver Memorial Library, renovated some half a dozen years ago, did it right. The library is warm, friendly, modern and welcoming with many little nooks to foster human-scaled interaction.  The new Surrey City Centre Library, which opened just over a year ago, did it wrong. Its design might be architecturally stunning, but its large white expanses feel cold and uninviting. Perhaps this will improve when the library gets busier.

San Antonio’s $1.5 million library will have tablets, e-readers and computers, but no physical books. Word is the 5,000 square-foot library will have 100 e-readers to loan out,  plus 50 onsite computer stations, 25 laptops and 25 tablets. Borrowers will be able to check out e-readers for two weeks or simply load books onto their own devices, according to the Christian Science Monitor.

The argument here seems to be that libraries are sterile places without physical books. While the San Antonio library branch referenced here seems to be more progressive in terms of technology, a trend I assume many libraries are trying to follow, it still does have e-readers. What exactly is it about books that makes a space less sterile, particularly if the writer above also suggests the best part of the library in British Columbia is that it has “many little nooks to foster human-scaled interaction”? Can’t a technologically advanced library have a lot of little nooks? Perhaps books give off a sense of stateliness or learning.

I wonder if the opposite argument could be made: having lots of books might foster less social interaction and therefore make a library a less inviting place. Do people necessarily go to find books to read and have social interaction? Some people do indeed go to bookstores for conversations about books (and other media like magazines) but libraries have not traditionally been places for social interaction in the same sense as bookstores or coffee shops.

Building beautiful cities

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Architecture critic Edwin Heathcote suggests the beauty in cities is to be found in its ordinary moments.

My first thought is that standards of what is beautiful in cities changes quite a bit over time. Architecture changes. Material conditions change. Culture changes. Buildings go through cycles of acceptance and what might be charming or notable in one city is not so revered elsewhere.

My second thought is that this may be an exercise in gatekeeping: who exactly gets to declare cities or designs as beautiful? Architecture critics, of course, get to do this.

My third thought is that Heathcote may just be right. Much of the attention cities receive tends to come down to particular neighborhoods, like the business core or trendy locations, or particular buildings (like the tallest and/or newest skyscrapers). For example, visitors in Chicago tend to get to see the “greatest hits” including Michigan Avenue, the Loop, the museums, Millennium Park, and other glitzy and well-maintained places meant to project an image. The problem is that most of Chicago doesn’t look like this and the majority of residents are operating in other parts of the city.

Trade in a McMansion…for a mid-century pre-fab modern home?

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One blogger suggests she would rather have a mid-20th century prefab modern home than the new McMansions going up around her:

I’ve never been a fan of “McMansion” houses. They have spread across this country like a plague and have taken away from the unique architectural style of certain regional areas. For example, where I live in New England, we’ve always been known for capes, ranches, split levels and the colonial style of older homes. McMansions have no business being here. And yet, every time I see a parcel of land become available around here and a new home going up, it’s always a McMansion. Always. No offense to anyone who lives in one, but I fail to comprehend their appeal–they’re unnecessarily huge, expensive, lack any uniqueness and stick out like sore thumbs. And yet this behemoth has been nothing but successful since it first sprouted up in the 80s.

Now that my rant is done, I’d like to turn your attention to the humble mid-century modern home. Ahhhh…aren’t these great to look at? National Homes was at one time one of the country’s largest providers of pre-fab homes. It was founded in 1940 and by 1963, had built 250,000 homes across the U.S. I think these houses are beeeeeooootiful. What I wouldn’t give to find a little ranch with a carport and white fence for the right price in my area like the one in the ad above. And the designs were customizable and affordable. If only they’d make a comeback…

The complaints about McMansions are not unusual. Compared to the McMansion, the modern home is smaller, has a carport (which is less ostentatious than the multi-car garages many McMansions have), has only one story, and has a nostalgic appeal. However, I’m not sure the modern pre-fab home would be considered beautiful. Is it built with more quality or design that today’s McMansions? How many other Americans would also choose modern homes over McMansions?

If someone really wanted to go retro and avoid the McMansion, why not go back further to homes that didn’t require mass production or pre-fab pieces? This would require going back to pre-World War II era and finding homes that were constructed by smaller builders in more traditional styles.

 

The year 2012 in skyscrapers

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The Council on Tall Buildings and Urban Habitat provides a review of skyscraper trends in 2012:

For the first time in six years the number of tall buildings completed annually around the world declined in 2012, as the consequential effects of the 2008/2009 global financial crisis became evident in tall building construction in many Western countries. Sixty-six buildings taller than 200 meters were completed during 2012, the third most in history, but down from the 82 finished in 2011. This number of completions was slightly lower than expected, with some projects under construction delayed or stalled. However, several of the projects forecast to finish in 2012 are now expected to complete in 2013 and 2014, with global completion numbers expected to rise again next year…

With the addition of 66 buildings in 2012, the global number of buildings taller than 200 meters has almost tripled since 2000, increasing from 263 to 756 at the end of 2012. The recent slowdown in the West was partially offset by tall building construction in the Middle East and Asia, particularly China. In total, 35 buildings taller than 200 meters were completed in Asia in 2012 and 16 in the Middle East. In contrast, six were completed in North America, including only two in the United States, which once dominated tall building development.

Several factors are spurring this move toward taller development. The limited availability of land in urban centers is driving up prices and prompting developers to build taller to recoup their investments. Several countries, including China, are also in the midst of a dramatic shift from rural to urban economies. In addition, new technologies and building systems are increasing the efficiency of tall buildings, allowing developers to cost-effectively create taller projects.

But the biggest factor, in some cities, is a sharp increase in prices for luxury apartments. In New York, a full-floor apartment in One57, a project still under construction, sold for $90 million in 2012. Forty-one of the tallest 100 projects completed in 2012 featured a residential component. Early in 2012, 23 Marina earned the title of world’s tallest residential building at 393 meters. A few months later the 413-meter Princess Tower completed construction, taking the title of world’s tallest all-residential building. The four tallest residential buildings in the world are now located in Dubai.

There are some good images here, interesting charts, and fun facts including only two buildings over 200 meters (roughly 656 feet) were constructed in the United States in the last year. Overall, it looks like there are some clear trends including a lot of building in China and the Middle East and more tall buildings used for residential and mixed-use purposes.

And if you are keeping track of the tallest buildings constructed in recent years, here is a handy chart:

This reminds me that the Trump Tower in Chicago was a more significant building than I tend to give it credit for…

Designing schools to be safer and encourage learning

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Architectural Record takes a look at how schools might be designed differently after the December 2012 Newtown shootings:

While fortress-like buildings with thick concrete walls, windows with bars, and special security vestibules may be more defensible than what is currently in vogue, they are hardly the kind of places that are optimal for learning. Edmund Einy, a principal at GKKWorks, says that what’s been done so far in many urban schools in the name of safety—such as slapping bars on the windows—has had a pernicious effect on students’ morale and performance. Einy’s new Blair International Baccalaureate Middle School, in Pasadena, foregoes bars. But administrators must greet students before they are allowed to go inside, which led GKKWorks to create an entry plaza. “There’s not much more we can do,” he says. “What are we going to do, put kids in prisons?”…

In recent years, glass has become the material of choice for the walls of many schools, which have cottoned to the idea that students will be more stimulated in rooms bathed in natural light. An example—according to Thomas Mellins, an architectural curator—is Ennead Architects’ Frank Sinatra School of the Arts in Queens, N.Y., where a transparent façade allows close-up views of ballet and other classes. (Mellins’ exhibition, “The Edgeless School: Design for Learning,” is on view at New York’s Center for Architecture through January 19, 2013.)

For his part, Mellins doesn’t rule out that the shootings may result in design changes; he just hopes law enforcement talks to architects early in the design process. But, Mellins says, “I don’t think safety concerns translate into a simple and direct agenda, like build this way, don’t build that way.”

In a sense, school design has baked-in security concerns ever since the mass school shooting in Columbine, Colorado, in 1999. Doors now routinely lock after the first bell. Metal detectors are also common. Possibly, more steel could be used in doors, but “that seems to be sort of in the opposite direction of where schools have been headed,” says architect Jerry Waters, of Portland, Oregon’s Dull Olson Weekes Architects. School buildings make up 70 percent of the firm’s portfolio. Waters adds, “When someone has the intent to kill, I’m not sure if architecture can solve that problem.”

I have multiple questions after reading this:

1. It sounds like there might be different designs based on the primary purpose of a school’s architecture: is it to help encourage learning or to keep kids safe? How much should the two be mixed?

2. I wonder about lockdown procedures in buildings with a lot of glass and open space. Where can students and staff hide if need be?

3. I’m intrigued that there is no reference here to any studies of this issue. Isn’t there any data on what environments are safer? I wonder if this is similar to the zeal that was once expressed in the US and elsewhere for high-rise public housing but these ideas were reversed decades later when the results weren’t as expected. Architectural determinism can be misused.

Raising money for over 600 pages about Seaside, Florida

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Seaside, Florida is a well-known exemplar of the New Urbanist movement. To tell the story of the community, an architect wants to raise money to help fund a 600+ book about its development:

Visions of Seaside is an upcoming 608-page hardcover book that documents how the theory of New Urbanism was put into practice in the construction of a small town in Florida in 1981.

The book will contain over 1,000 drawings, photographs and diagrams created for Seaside, the first fully New Urbanist town, along with academic essays by Pulitzer Prize-winning architecture critic Paul Goldberger, Yale professor Vincent Scully, and Andrés Duany, one of the visionaries behind the community…

According to the book’s Kickstarter page, the volume “recounts the history of the making of the town, chronicles the numerous architectural and planning schemes that have been developed for Seaside, and outlines a blueprint for moving forward over the next 25 to 50 years.”

The book’s author, architect Dhiru Thadani, originally conceived of the book as having 224 pages, but the overwhelming amount of materials he uncovered, along with critical essays that were generated, caused the page number to swell. This concerned his publisher, who asked Thadani to raise funds to offset production costs so that the retail price of the book would be affordable.

I show pictures of Seaside to several of my classes and a few always recognize it as the place in The Truman Show. I would be very interested to see this book though I am not sure I would want to pay what such a book would cost. Additionally, I wonder how critical this book will be. The community is interesting in itself but I would be more interested to learn what New Urbanists have learned from the successes and challenges in Seaside. In other words, is Seaside a good model for New Urbanism in 2013 and beyond or has the movement evolved significantly in the last thirty years?

Question: “What are some pictures of McMansions that some people find aesthetically pleasing and well designed?”

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In contrast to looking for photos of the most garish McMansions, one Quora user ask the opposite question: “What are some pictures of McMansions that some people find aesthetically pleasing and well designed?”

This is a fascinating question because it assumes such pictures could be found. The definition of the term itself tends to imply something is wrong with the home: it is too big (absolutely or relative to other nearby homes), it is not designed well, or it is tied to other issues (sprawl, excessive consumption). Beyond that, McMansions could be viewed less as a matter of bad taste and more as morally wrong. There are not too many loud defenders of McMansions though it seems like builders like Toll Brothers, who critics have argued have built such homes for years, are doing okay.

So if people can’t bring themselves to suggest a McMansion is well designed, I wonder if tweaking the question might get better results: “are there McMansions that are less problematic?” If phrased this way, we could place McMansions along a continuum of well designed to poorly designed or better to bad and see the range of possibilities.

Live video feed of a 100 house gingerbread community

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If you are looking for holiday architecture, check out this live feed of a 100 house gingerbread community. Curbed provides a brief description of the community:

Design-y Japanese retailer Muji has taken the whole genre up another notch, this time with a tiny gingerbread town, complete with 100 houses created from 15,000 Muji snacks. There’s a commuter train; hay bales; tiny residents shoveling snow, heading to work, and chatting with neighbors; and even mini video projections. The burg is on display in Toyko until Christmas Day, but the company has also installed a 24-hour live feed for virtual visitors. And yet again, Muji has enlisted children to help build stuff—watch the video and see some close-up shots below.

I checked the live feed last night and it looked like the gingerbread village was asleep. The music is also catchy but I imagine it could get annoying really quickly. I’ll have to check back today to see if the town is more lively today…

Two other notes:

1. Does gingerbread architecture differ across cultures? While this community was put together by a Japanese corporation, it looks like it is made up of fairly traditional and Western architecture.

2. Since this is put together by a retailer, I assume this is supposed to lead me to buy something. Gingerbread house kits? Model train sets?