The Future of McMansions (Part Two)

  • The study found that differences in architectural style stuck out most, but after that, height. (Photo source: Brendel at Wikimedia Commons)

There are some ugly terms used
to describe big, grandiose homes.
Critics call them “Garage Mahals,”
“starter castles,” or “McMansions.”
These insults are flung around
in towns where people worry big
houses are sapping the character
out of neighborhoods full of smaller,
older homes. Shawn Allee
met a researcher who hopes to tamp
down the heated rhetoric:

Transcript

There are some ugly terms used
to describe big, grandiose homes.
Critics call them “Garage Mahals,”
“starter castles,” or “McMansions.”
These insults are flung around
in towns where people worry big
houses are sapping the character
out of neighborhoods full of smaller,
older homes. Shawn Allee
met a researcher who hopes to tamp
down the heated rhetoric:

Jack Nasar studies city planning at Ohio State University.

He got interested in the term “McMansion” because it was used in his own neighorhood in Columbus.

“A realestate agent was befriending older people so that when they died she’d be able to get their properties, tear down the house, and then build a much larger house. I started to wonder whether this was happening elsewhere.”

Nasar says teardowns, and the insults used to describe them, are common in many towns. And some local governments are restricting how big these homes get or even what they look like.

Nasar says, with governments stepping in to the debate, there’s more at stake than just name-calling.

“You’re talking about controlling what goes on on somebody’s private property. So, you would want to have good evidence to use as a basis for that decision.”

Nasar recently studied just what it takes for a house to get big enough or different enough for people to say, “yuck” or hurl an insult like “McMansion.” Nasar and a research partner created computer models of streets with rows of houses.

For each test, they made most houses normal, but changed up something about one of them – stuff like the architectural style, the height, or maybe distance between the house and the street. Then, they showed these models to people.

“We had them rate these streets in terms of compatibility, we had them rate them in terms of visual quality or preference.”

Differences in architectural style stuck out most, but after that, height.

“The effect started to be most noticeable when the in-fill house was twice as large as the stuff around it. So, in terms of regulations, it suggests maybe a community could get by saying, ‘you could do a tear-down replacement that’s twice as big as what’s around it,’ but you wouldn’t let it get any larger than that.”

This is a controversial finding.

Some communities keep height range much lower than “twice as big” figure and sometimes they restrict width, too – something Nasar found doesn’t matter so much.

I thought I’d bounce some of his findings off someone involved in the teardown issue.

“This also was a demolition of a small home.”

Catherine Czerniak drives me around Lake Forest, a Chicago suburb. She’s the community development director, and she gets the praise or blame about how teardowns get done.

Czerniak says Nasar’s findings make sense, especially the idea that style matters most.

“We often say height and size aren’t necessarily the key roles -it’s how the design is done.”

But for Czerniak, there’s a hot-button issue Nasar did not measure.

Lake Forest has lots of tree-lined streets and people like how the trees obscure the houses.

“And really, the landscaping really defines the character of the community. Even the estates on the east side, were not there to shout from the street, here I am, look at me.”

To make the point she drives past a mix of old homes and replacements.

I can hardly tell which is which.

“As we go down the street, take note that even though there are some big homes back here, you still feel you’re in a country lane.”

Czerniak says Nasar’s research might quiet down some debates but people will always fight over specific details. After all, Nasar’s test subjects gave quick judgements on computer models.

She says, in the real world, critics spend years nit-picking every little thing they hate about a teardown replacement home and whether it’s going to ruin their neighborhood.

For The Environment Report, I’m Shawn Allee.

Related Links

The Future of McMansions (Part One)

  • Brian Hickey runs Teardowns.com, a real-estate marketplace for teardown properties. Some communities complain that the teardown market encourages the growth of so-called 'McMansion' replacement homes that are seen as too large and out-of-place for their neighborhoods. (Photo by Shawn Allee)

Your home may be your castle,
but, for some people, too many
homes are as big and grand as
castles. Critics call these homes
‘McMansions,’ and they complain
they’ve ruined neighborhoods
filled with older, smaller houses.
The McMansion fad fizzled during
the real-estate bust. Shawn Allee looks at whether it could
return:

Transcript

Your home may be your castle,
but, for some people, too many
homes are as big and grand as
castles. Critics call these homes
‘McMansions,’ and they complain
they’ve ruined neighborhoods
filled with older, smaller houses.
The McMansion fad fizzled during
the real-estate bust. Shawn Allee looks at whether it could
return:

I head to a Chicago suburb called Hinsdale to understand the hub-ub about McMansions. Over the past twenty years, one in three Hinsdale homes got torn down to make room for mostly bigger ones.

Brian Hickey drives me past one-story brick and wood houses.

Then there’s a huge one, with stucco and Spanish tile.

Hickey: “This is an example of something where someone would go, this is more Florida-like.”

Allee: “It looks like it walked off the set of Miami Vice or something like that.”

Hickey: “Yeah.”

Bigger, mis-matched homes sprouted up in Hinsdale during the real-estate boom, and for some, Brian Hickey’s partly to blame.

He runs tear-downs dot com. Hickey finds and sells homes to tear down, and maybe replace with McMansions … or ‘replacement homes’ as he calls them.

Anyway, during the housing bubble, teardowns increased … and so did complaints.

Allee: “Some of the arguments I’ve heard against the teardown phenomenon is that we’re basically tossing perfectly good houses into landfills.”

Hickey: “See, that’s not accurate. To take some of these homes and bring it up to what people in this community would expect in terms of housing amenities, it doesn’t make sense to renovate when you can build new for less.”

The big-home trend faded recently, but if the soft real-estate market improves, you gotta wonder: will people build big again, or will they keep smaller, older homes?

Hickey thinks old homes might lose.

Hickey: “At some point a buyer simply won’t pay that price to live there.”

Allee: “In that one story …”

Hickey: “In that one story, two-bedroom, small kitchen – that the land will be where the value is.”

Some real-estate pros say Hickey’s right: people want big, and they’ll build what they want, where they want.

Others say, the game has changed.

Local governments in Dallas, Denver, and other cities are starting to regulate teardowns, like Hinsdale did.

(sound of a printer)

Robert McGinnis prints me 60 pages of Hinsdale’s zoning codes.

“Hot off the press, it’s still warm.”

McGinnis runs Hinsdale’s building commission. He says the code got up to sixty pages partly because of teardown complaints.

McGinnis: “Pollution issues, the loss of sunlight in some cases.”

Allee: “Loss of sunlight? What do you mean by that?”

McGinnis: “Some of these houses are so tall they end up physically blocking out some of the sunlight.”

McGinnis says it’s hard to stop teardowns – you can just delay or improve them.

“I would like to think, at some point, Joe Q. Public says, ‘I’d really like to live in Hinsdale, but I can’t afford to heat and cool a McMansion,’ so they’re going to look at building a smaller home.”

But McGinnis says this could be wishful thinking.

So, I thought I’d ask some Hinsdale homeowners about the small-home idea.

Just outside McGinnis’ office, I find Greta Filmanaviciute. She’s stuffing official demolition signs into her car.

Filmanaviciute: “I was getting permits. We’re going to tear down old house and building the new house.”

Allee: “Are you guys looking at a house that’s bigger than what you have now?”

Filmanaviciute: “No, actually, we are sizing down, but that’s because we’re a three-person family and I don’t want to have a huge house and then we have high utility bills. This is perfection for us, actually.”

Filmanaviciute says preservationists might not like that she’s tearing down her place, but her neighbors are glad she’s keeping things modest.

She says she’d be proud to start a small-home trend.

For The Environment Report, I’m Shawn Allee.

Related Links

Green-Ed for Realtors

  • Nathan Kipnis calls this condo building in Evanston, Illinois a "calendar that happens to be a home." Kipnis says he positioned windows and floor tiles to heat the home in the winter and keep it cool in the summer. (Photo by Shawn Allee)

The recent housing crisis has taught us
home values don’t always rise. So, people just
want to make sure they get what they pay for in
a house. That’s especially true with green homes
that are supposed to provide extra value – like
healthier air and lower energy bills. But does
your real-estate agent know enough about green
homes to make sure that’s the case? Shawn Allee reports says many do not, but the
industry’s working on it:

Transcript

The recent housing crisis has taught us
home values don’t always rise. So, people just
want to make sure they get what they pay for in
a house. That’s especially true with green homes
that are supposed to provide extra value – like
healthier air and lower energy bills. But does
your real-estate agent know enough about green
homes to make sure that’s the case? Shawn Allee reports says many do not, but the
industry’s working on it:

When Nathan Kipnis showed me a green home he designed – I spotted some green
features all by myself.

For example, it was hard to miss the solar water heater.

But it turns out, I missed stuff.

The architect had to show me the living room tile.

“What you’re seeing here is the dark grey slate. This is set to take sun in the
winter, fall and spring that comes in here. As the sun gets lower in the sky,
more sun comes in here and it heats up the floor with that.”

“What’s striking about this is that you have these little placards that read,
‘floor absorbs sun, creating thermal surfaces’. These are green crib notes so
to speak?”

“Yes. We definitely needed these because there was the chance that of
course realtors would come through here unaccompanied.”

Kipnis sweated over this solar tile, but at first, real-estate agents were like me – they
missed it, or they didn’t get how it worked.

Kipnis says, it’s likely some potential buyers went home clueless.

Still, he doesn’t blame the agents.

“They’re just kind of used to here’s the crown molding and here’s the
fireplace trim and here’s the pantry. That’s what we call, their expert
knowledge base.”

Some realtors are expanding their knowledge base to include green homes.

There’s a certification program that gets agents up to speed on energy conservation,
water use, and other green home features.

It’s called EcoBroker.

John Beldock runs EcoBroker.

He says it trains agents to protect home buyers.

“Many people stay in their houses longer than five years. If you’re really
watching out to make sure a consumer is buying a house that she can afford
to buy but afford to operate, you’ve really provided a valuable service to
society.”

Four thousand people have EcoBroker certification.

That sounds like a lot, but there’re more than two million real-estate license-holders
in the US.

So, most home buyers will encounter agents who are not trained, or ones who
mostly trained themselves – like Celeste Karan in Chicago.

“I’ve been fortunate enough to the table with some high-level people in the
industry who’ve been kind enough to explain things to me over coffee.
They’ve become part of my network and through that I’ve learned more
than anything else.”

Karan says formal certification is great, but when it comes down to it, buyers should
press agents about a home’s green claims.

And when possible – ask for numbers.

“There are certain properties where I know it’s been computer modeled and
the claims are likely to be true because they’re based in performance
testing rather than somebody just coming up with a number that sounds
good.”

Karan says there’s a lot at stake in getting green housing claims right.

The trend’s young, and it’s vulnerable to realtors who over-sell green features.

“Building better quality buildings has to be the norm. In order or that to
happen, the claims about them have to be honest, and people have to
continue to buy them. If buyers want it and builders build it, the market will
expand and move forward.”

Karan says it’s not like realtors are trying to screw people over.

There’s room for trust.

It’s just that for now, it’s best to back up that trust with a bit of skepticism.

For The Environment Report, I’m Shawn Allee.

Related Links

Swan Song of the Mute Swans

  • Wildlife officials want to eliminate the European mute swan so it doesn't compete with native birds. (Photo by Christina Shockley)

Controversy over what to do about a non-native swan has taken an
unusual turn. One state that was going to kill all of its mute swans
will now give some of them a short lease on life. It’s going to let
people “adopt” the wild birds. Christina Shockley has the story:

Transcript

Controversy over what to do about a non-native swan has taken an
unusual turn. One state that was going to kill all of its mute swans
will now give some of them a short lease on life. It’s going to let
people “adopt” the wild birds. Christina Shockley has the story:


Mute swans are large, gorgeous, white birds. They were brought to the
U.S. from Europe in the 1800s to beautify parks and estates. The swans
were meant to be kept in captivity, but they escaped, and since, the
numbers have skyrocketed along the Great Lakes and Eastern seaboard.


So, like in other areas, the Wisconsin Department of Natural Resources
has come up with a plan. The state wants to shoot all the mute swans,
but this doesn’t sit well with a lot of people.


Pat Kujawa is one of them. Kujawa is sitting in her home on Phantom
Lake. The area is home to about 85% of Wisconsin’s mute swans. Each
summer for several years, Kujawa’s family has bonded with the mute
swans. She sees the birds as neighbors on the lake.


She holds a photo album full of pictures of the swans and her kids as
they grew up:


“We have pictures of our son Kyle swimming with them, and he’s probably
about I would say 8 or 9 years old, and again other pictures like that,
showing the parents standing back, and all of the babies coming up and
taking bread right out of Kyle’s hands. Sort of suggests that perhaps
the DNR characterization of them being aggressive is somewhat
misguided, or at least it’s what they want people to hear.”


Wildlife officials say the mute swans ARE aggressive, especially during
the nesting and breeding season. They say the mutes push native birds
out of their habitat and upset aquatic life by uprooting vegetation
along the shore.


Officials also say the mute swan was posing a problem as the state
worked to re-introduce the native trumpeter swan. Their numbers have
just recovered.


But because of protests from people like Kujawa, the state government
says it will temporarily modify its mute swan eradication plan. What
they’re doing might seem a little unusual. The state is going to let
people in three counties “adopt,” or sponsor, as many mute swans as they
want.


Erin Celello is from the Department of Natural Resources. She says
people won’t have to bring the birds in the house to live like a cat or
dog, but she says they will have to get the swans fixed:


“They will be able to apply for a permit, to capture a swan from the
wild, and they will be required to neuter that swan, and re-release
that swan into the wild.”


Celello says that will keep the birds from breeding, and the state
won’t shoot the birds when they see them:


“We felt that this is kind of a win-win for everyone. As an agency, we
are still upholding our share of what has become a national mute swan
control policy, while at the same time, allowing for citizens who have
formed emotional attachments to these birds, to keep those birds
around, and keep them on their landscape.”


Celello says the state’s goal is still to kill all of the mute swans. She
says officials will shoot the mutes that aren’t wearing neck tags that
show the birds have been spayed or neutered. And obviously the swans
that have the surgery won’t be having babies. One vet says the spaying
or neutering procedure could cost between 150 and 250 dollars per bird,
and Grace Graham says that might be difficult for her to afford.
Graham is Pat Kujawa’s neighbor on Phantom Lake.


The 70-year-old retired school teacher has been swimming with, and
feeding, the mute swans for years. She says the mute swans should just
be left alone and that it’s wrong to eliminate a species. But she
knows, ultimately, if it’s impossible for the birds to reproduce, the
swans will be gone at some point:


“I don’t want to even think about our lake not having any mute swans on
it. All this summer, the last time I swam with them before the water
got cold I thought, Grace, this is the last time you’re going to get to
do this. Last time you fed them, last time you do all of these things.
It’s kind of like a death thing.”


For the Environment Report, I’m Christina Shockley.

Related Links

Part 1: Selling the Family Farm to Developers

  • A former farm field in Central Ohio ready for development. It's an increasingly common sight in this area. This land is right next door to a dairy. Worried about his new neighbors, the farmer is planning to sell. (Photo by Tamara Keith)

In the Great Lakes region, farmland is rapidly being developed into homes, office parks and shopping centers. Nationally, farmland is lost at a rate of more than 9-thousand acres a day. But in order for this development to happen, someone has to sell their land. In the first of a two-part series on farmers and the decisions they make about their land, the Great Lakes Radio Consortium’s Tamara Keith introduces us to some farmers who have made the difficult choice to sell:

Transcript

In the Great Lakes region, farmland is rapidly being developed into homes, office parks
and shopping centers. Nationally, farmland is lost at a rate of more than nine-thousand
acres a day. But in order for this development to happen, someone has to sell their
land. Tamara Keith introduces us to some farmers who have made that difficult choice:


At a busy intersection in a newly suburban area, a red barn and white house sit back
off the road. Lush green pasture land hugs the old farm buildings. But the days are
numbered for this bucolic scene.


(sound of construction)


Across the street dozens of condos are under construction… and farmer Roy Jackson has
put this 216-acre farm in Central Ohio under option for development. As soon as the
developer gets approval to build, Jackson’s farm will be no more.


“I’m a third generation farmer and you put your roots down and to see your land be
developed is something I have seen coming, but to actually see it happen across the
road; it’s a sad thing, but it’s progress.”


Sitting on his front porch, Jackson looks our on a neighborhood where once there were farms.


Jackson: “At one point we farmed over 1500 acres and now we’re down to about 300.”


Keith: “What happened?”


Jackson: “We’ve lost a lot of it to development. In the estate of my mom and dad
we had to sell that to settle the estate and that was part of it as well.”


Like many in agriculture, Jackson didn’t own all the land he farmed. He was leasing
it and when the owner decided to sell for development, Jackson was out of luck. Now
he says there’s not enough land left to farm profitably.


“I have a son that wants to farm with me and to do it here, there just isn’t enough
land to sustain two families and make a living for both.”


So, he’s found a big piece of land down in Kentucky, in an area where land is still
plentiful and development pressures are distant. He’s leasing it with an option to buy.
Soon Jackson and his son will have the cattle ranch they’ve been planning for years.
It just won’t be in the state where his family has farmed for three generations.


(sound of heavy machinery)


Workers operate backhoes to grade the ground in an open field that will eventually
be home to some seven-thousand people in a new development. Retired farmer and
agriculture educator Dick Hummel recently sold a portion of this land, allowing
the project to move forward.


“I had some people critical of me because I was going to sell farmland, but on
the other hand, I really didn’t. I traded. You just have to accept that in this
community because that’s what’s going to happen. That’s what has happened. Plus
the fact, it’s been pretty tough farming and this has given a lot of farmers a
chance to sell some land for some excellent prices.”


Hummel sold about 100 acres of farmland and bought some new land – 77 acres –
farther out in the country. His father had bought what Hummel calls the “home farm”
in 1935, and that family history weighed heavily on Hummel when he was deciding what
to do.


“It was harder to decide to sell that land because it had been in my family for many
generations than it was the agricultural part.”


His father bought the land for 100 dollars an acre and Hummel was able to sell it
for a whole lot more. Asked why he sold, Hummel’s answer is simple.


“The offer. I hadn’t thought about selling at all. I didn’t even know that they
would want any of this particular land ’till all at once there were others that
were selling for a price. I heard about that, and first thing I knew, a heck of
a lot of land in this area was selling. So you compare notes as to prices, et
cetera and so forth, and that’s how it happens.”


Hummel says he wasn’t pressured to sell. He’s well past retirement age, and
he says it was the right decision personally. And such is the case for most
farmers who sell their land for development, says Sara Nikolich, Ohio director
with American Farmland Trust.


“You’ve got acres of farmland that can be sold for 20, 30,000 dollars an acre at times.
For a lot of farmers that’s their retirement they’re sitting on, and when you have
development surrounding you and you don’t have any public policy to promote agriculture
and perhaps you don’t have any heirs, you don’t have any options available to you other
than development.”


And so, the personal decisions of individual farmers are transforming some of the
nation’s rural landscape into suburban landscapes.


For the Great Lakes Radio Consortium, I’m Tamara Keith.

Related Links