Infill, Mixed-Use And Special Amenities Offer Foundation For Near-Future Homes

More infill - in town and out of town, taller townhomes, luxury housing, mixed-use housing and environmentally-friendly homes are among the leading housing trends you can expect for the new Millennium.

Santa Monica-based architects Van Tilburg, Banvard and Soderbergh, among the leading architects in residential and mixed-used communities, offers these predictions for the next two years.

Urban infill. As land for housing continues to grow scarce, look for more residential development on smaller sites in existing communities. The higher-density projects are ever more popular in the face of anti-suburban sprawl and no-growth movements. Generation Xers renewed appreciation for inner city living and the practical use of existing infrastructure and existing communities is driving this trend as perhaps the most prevalent in the housing industry..

Suburban infill. Between the existing suburban sprawl remains some of the last spaces for larger homes and grander lots. "Drive times have become so horrendous that people will choose increasingly to live in higher density communities in desirable suburbs rather than commuting even greater distances," says Johannes Van Tilburg, FAIA and president of the architectural group that bears his name. "This open the door for higher density townhome and single-family cluster home developments on infill suburban sites," Van Tilburg said.

Taller townhomes. Three story townhomes will make the best of infill space, by building up instead of out and offering more space for the money. Garage, office and utility spaces on the first floor with living areas on the second floor and bedrooms up top are the norm, but also expect to see some flip-flop floor plans with the bedrooms downstairs too. Both attached and detached configurations are already on the drawing boards.

Condo-like super luxury apartments. Aging Americans and stock-rich younger consumers want the same washers, dryers, microwave ovens and other amenities they'll expect later when they buy. Young, two-career couples particularly seek the convenience, security and flexibility in cities that have traditionally been single-family havens.

Alternative housing. "Living above the store," will return to the fore as an attractive housing alternative especially if the job is downstairs. Lofts will be hot as well as tiny urban cottages clustered around retail centers.

Transit-centered mixed-use communities. Likewise, these developments will be constructed adjacent to transit stations and include components like child care, neighborhood retail outlets and small, pedestrian-friendly green belts.

"Green" development. The growing need to conserve natural resources is already taking hold in cities like Denver. Also known as "sustainable development" green development will address water and air quality, energy management and other natural resource ideas. Look for alternative housing materials too including steel, cement and combinations of "green" materials.

Inclusionary housing. Municipalities are already mandating a mix of housing for various incomes with one development. So-called "below-market-priced" housing will mingle with custom lots in a "return to way America used to be with people of all ages and incomes living side-by-side," said Van Tilburg, who also has offices in Denver.

Senior housing alternatives. People are living longer and they need housing for changing lifestyles. Expect communities that combine independent living, with assisted living and skilled nursing facilities all under one community roof without an institutional feel.

Extended stay hotels. Regions with hot economies and housing shortages will offer more and more extended stay hotel suites with many of the comforts of a real home. As companies shift staff from region to region they'll need housing to handle the short term lodging and business travelers will enjoy the larger quarters will offer both an at-home feel and more space for the out-of-town office.

Published: December 18, 1998

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