Bold Lines

Home Design Embraces New Ideas, Spaces, Needs, And Trends

By Jeanne Blackburn

The great designs of the world—from the sublime cathedral of Notre Dame in Paris to the bucolic Frank Lloyd Wright masterpiece Fallingwater—are rarely based on cautious ideas. Architectural swagger still takes place today, perhaps in less-noticeable measures. 

“Pushing the envelope is a daily occurrence in our practice,” says Bruce Zavos, principal of ZA+D, an architectural firm in Downtown Frederick. Zavos’ zeal comes from the foundation in his business philosophy, but it is also about responding to trends in design and changes in the local real estate market.

“We present things that are beyond what the client envisioned. That is the creative aspect of architecture. They don’t necessarily have to accept what we show them, but we’ve given them ideas about the potential of what could be, and not necessarily about what they envisioned,” says Zavos.

One ZA+D client seeking the redesign of their traditional home might have been surprised when the firm responded with a non-traditional plan that was in stark contrast to the existing space allocation, materials and finishes. “They decided to embrace the change,” Zavos says. “We built it and they loved it.”

The urbanization of architectural design is obvious everywhere in the Frederick area. The clean lines, open spaces and sustainable construction methods that are hallmarks of modern architecture influence new designs in residences of all sizes. Overly detailed traditional design elements are eliminated in favor of room-to-room vistas and large windows. Current townhome construction favors details seen in big city high-rise apartments and historic homes are being reconfigured to include 21st century amenities. 

While moving clients toward a more modern design direction, Zavos explains, “Most of our clients, mainly commercial but residential as well, are mostly conservative in their aesthetic choices. We try to move them in a direction that we feel is more appropriate for the site and community location rather than their preconceived vision. While we are fully aware of budgets, we try to show first what is possible, then make adjustments later.”

That philosophy has served him well over the past four decades. “Helping a client solidify their thoughts is part of the design process. I have found, in my 40-plus years as a registered architect, that most clients do not necessarily have a vision in mind when they come to us, or if they do, it’s typically not what we end up with,” he says.

Pushing the envelope often requires architects, designers and developers to embrace trends that are new to clients and differ from or thought of as not fitting with the historic and traditional looks of established Frederick architecture. The movement toward a decidedly urban look in new construction is here. What does that look like? Simplicity of design and clean, unadorned lines are big, along with open spaces that function well for the ways families and individuals live today. 

“Gone are the days when buyers wanted a separate living room or dining room,” says Terry La Scola, broker/owner of Welcome Home Realty Group. “Visibility through the kitchen and gathering spaces like a large family room are key. Buyers want big kitchen spaces, especially large functional islands that open into living and entertaining space. Large windows are desirable, even if the house sits on .15 acres and looks directly into the neighbor’s house.”

Zavos agrees: “Open floor plans with design elements, stairs, windows and fireplaces strategically located to extend views through the space to enhance the feeling of spaciousness without adding more square footage” are often on his clients’ wish lists. 

Developer Jessica Underwood, owner of JR Capital Build, offers even more detail: “Asymmetrical islands are a game-changer for adding character and functionality to kitchen designs. They not only look stylish, but also create more workspace for those culinary adventures.”

Buyers of townhomes have an outdoor wish list, too, like “having a rooftop spot where you can kick back, relax and enjoy the spectacular views of Frederick,” says Underwood. “It’s all about creating spaces that are not just functional but also inviting and enjoyable.”

WANTS VS. NEEDS

All home buyers have a specific list of must-haves. Changes in the way we live and work at home have created the need of certain spaces in the design of a home, like a private office, mudroom and luxury primary suites. Primary bathrooms with oversized showers sporting frameless glass and clean tile designs are standard architectural features now, even in townhome designs.

“Buyers are willing to build homes with less finished square feet but they rarely will compromise on an open kitchen or a large primary suite [and] bath,” says La Scola.

Looking at evolving building trends from a business perspective, Joel Rensberger, owner of C.E. Rensberger and Family Builder, says “The local real estate community is … in a constantly changing environment. Affordability issues remain front and center for many buyers. Design trends are what they are, market driven—some enduring, some are fads. All are fine and are part of the consumer driven economy, and in some way influenced almost like fashion these days. Construction trends are more interesting. The march toward efficiency is never ending, and that’s a good thing.”

When it comes to working with a client to build a custom home, the needs are different and can be more complicated. But one constant is budget, and that demands communication.

“How the client lives and works, their philosophy of life, and how they put that philosophy into action directs our design approach. We fully respect our client’s vision, but we also look at the community in which the project is located,” Zavos says.

Zavos’ designs tend to be contemporary, but that does not reflect a formulaic approach. “Our initial design approach is to … present to the client more than they anticipated both on the aesthetics and program. We know inevitably, due to cost or other factors, our [entire] initial design will not be what is eventually built,” he adds.

An increasingly important factor when working with an architect is the placement of a building on the lot. “If presented with an open site, we analyze sun position, prevailing breezes and important views. This allows us to orient the building to take advantage of solar gain, cooling breezes and vegetation to lower energy costs,” says Zavos. This involves using “highly resilient and sustainable elements” like triple-paned windows, fiber cement siding and metal siding and roofing. “While some of these elements may increase cost, the longevity of the product and decrease in energy use more than compensates.” he adds. 

From the developer’s perspective, thinking ahead during the planning and design phase covers what needs to be included in new construction that checks all the boxes for new buyers. The look is important, but so are the functional details.

“When it comes to making spaces more livable, we’re definitely thinking about those practical touches. Think closets designed for strollers and ample storage in the garage to keep things tidy and organized. We want our homeowners to have all the room they need for their lifestyles,” says Underwood.

As for bringing the outdoors in, Underwood says, “We’re all about bringing in that natural light and fresh air. It’s about blurring the lines between inside and outside, so you can soak up those Frederick vibes all day long.”

GOING GREEN

There is also an environmentally sustainable component to current design and construction, as well. “We always design with sustainability in mind. We fully support the Passive House initiatives, including not only energy reduction by design but also resiliency of the project,” Zavos says.

“Our clients expect a healthy home environment for their family as well as an energy efficient home that minimizes utility costs or eliminates utility costs altogether with solar,” says John W. Spears, president of Sustainable Design Group, “These are standard features in our homes. Our clients also expect a healthy home for their family. We use only nontoxic and natural materials in our homes and incorporate a state-of-the-art ventilation system that provides continuous filtered fresh air. Along with high-efficiency air filtration, we provide the healthiest home environment we can for the families.”

La Scola says, “Buyers today want energy efficiency but are not necessarily willing to pay large costs to create net zero-energy homes. Solar panels are no longer popular but energy savings is a value they care about. One trend that is not changing is that buyers demand a smart home. No longer considered bells and whistles, a smart home is quickly becoming the standard and definitely a crowd pleaser.” 

Preserving the historic elements of an older home while modernizing it to function in the 21st century can be a challenging balancing act. Often the zoning and other constraints thwart the heart’s desire for renovating or changing the building—especially to the footprint—but there is room for compromise.

“Kitchens and bathrooms in an older home often get immediate renovation attention,” says La Scola. “Buyers desire to have the same kind of kitchen in historic homes as modern homes. They want big islands, high-end appliances and functionality. The historic flare may come in the original heart of pine flooring or designer lighting. Taking bedroom space to expand an existing bathroom for the primary suite is a win.” 

Finishing an attic in an historic home can add a lot of value, as can adding outdoor living spaces like large hardscape patios, pergolas, attractive fences, perennial gardens and detached garages.

 “Home design and architecture will always be subject to trends,” La Scola says. “Affordability is a driving factor in home decisions today, and builders are trying to find ways to build cost-effective homes.”