Dissecting the Present

Dissecting the Present Joseph Tomshe

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“Missing Middle” Housing, Dissecting the Present Houston and New Orleans

Thank you, CELT, for allowing this opportunity to persist, and a special thanks to Nimet Anwar for aiding me through this process. It has been a pleasure crafting this book.

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Contents Introduction Part 1: Houston 1.1 Third Ward 1.2 Montrose 1.3 Houston Heights

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Part 2: New Orleans 56 2.1 Uptown 2.2 Garden District

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Introduction

For nearly a century, the typical American urban sprawl has become the standard for housing in the United States. However, this form of housing has been criticized in architectural discourse since its first implementation. Presently, concerns about negative impacts on inequality and climate change plague its existence and arise as the catalysts of most arguments against single-family houses. The existing built environment of residential housing has slowly begun to see new, denser proposals take its place. This research aims to study and dissect the new built environment to comprehend contemporary housing standards in cities.

Among these many options exists the “missing middle” housing movement. Missing middle housing ranges from multiunit to clustered housing comparable in scale with single-family homes and aims to meet demands for walkability, shift household demographics, and provide more housing options at various price points. The name missing refers to the lack of supply of this housing in cities around the United States. Historically, this housing type maintains an essential role around eastern cities, where this idea was initiated but has slowly stopped being built for the past thirty to forty years.

Middle, then, represents the idea that this form of housing stands at a medium scale of buildings and affordability, typically bought by middle-income Americans. However, it is not exclusively being marketed toward them (Parolek 7-8).

Though they have vastly different histories, Houston and New Orleans make an interesting market comparison. Both cities live geographically in the same climate zone of 2A, according to the Ashrea index, and were utilized as port cities. Each city contains its own building vernacular that defines the landscape. Houston, one of the country’s fastest growing and most prominent cities, began to embrace the missing middle phenomena, transforming historic neighborhoods into small-scale urban blocks. Meanwhile, New Orleans has already had densified housing types in its vernacular for centuries and remains loyal to its vernacular styles that are beloved by many people. The following pages will explain and dissect housing blocks from each city to understand what these housing styles look like and how they function.

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Introduction

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Houston The phenomenon of the “missing middle”

Houston Heights

Montrose

Third Ward

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Houston Housing

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1.1 Third Ward

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2014 Live Oak St

2419 Webster St

2131 McIlhenny St

2692 Prospect St

Founded in 1837, Houston exploded into one of the largest cities in the United States. The city expects to continue growing, which explains the vitality of densification of the single-family housing unit. Architects understood this issue and began experimenting with townhouse designs around the 1960s. They successfully marketed their designs using spatial strategies and intelligent innovations. Preston Bolton and Howard Barnstone were two critical figures when creating the new Houston townhouse. From 1960-61, Bolton worked on 5000 Longmont dr, dividing his site into four lots with a private street and placing houses facing inward toward the private street. To activate the space, he insisted on including interior garden courtyards rather than simply including a peripheral open space. Barnstone worked in partnership with Bolton but also conceived his own ideas. In 1965, Barnstone developed and designed a ten-unit complex at 1305 Vassar Place, and it sparked the beginning of migrating townhouses into the city. Vassar Place is described as utilizing a sequence of small outdoor spaces that connect the street through entry terraces into individual units, then to private patios, and finally, a shared garden court. He cleverly placed street-facing carports to buffer each unit from the street and removed unnecessary onsite driveways and parking lots (Fox 21).

Iterations and concepts continued for two more decades until the mid-1980s when a real estate depression hit Houston, which ended the era of commissioning well-known architects to design speculative projects and began the new trend of architects specializing in row house design. Though architects were invited to design again in the late 1990s, they were not the same. Houses were more spacious due to less emphasis on outdoor gardens and courtyards, and facades repeated themselves in the typical row house tradition. It is relevant to speculate if the Houston townhouse acts as an “economic instrument or a spatial place” (Fox 23).

The Houston townhouse solidified itself in Houstonians’ lives through many iterations and concepts. While it may not entirely fit the criteria of missing middle housing discussed previously, it can still be classified as missing middle in its essence. Blocks have been transformed into rows of housing that are, missing their middle, such as the private street of Bolton’s Longmont Drive has become a glorified private driveway for residents. Placed in the middle of neighborhoods, Houston townhouses transform the atmosphere and add a strange character to the sea of single-family residences.

Houston Housing

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1. 2014 Live Oak Street Built in 2017

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1,656 sqft Lot 1,916 sqft Estimated: $293,200 3 bedrooms 2 stories 5’ separate each house

Blocks are organized in rows and columns of flipped and symmetrical houses across a fixed datum: a private street/driveway. At first glance, it can be perceived that each house is identical, there are generally two or three various models. This visual phenomena introduces a new conflicting atmosphere to the surrounding neighborhood but also a feeling of uniformity between the houses. Due to each house having a garage on the first floor, the street has a particular length requirement to allow cars to pull in and out, ultimately determining the size of each house on blocks.

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Houston Housing

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Diagram of cars determing house lot sizes

Houston Housing

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2. 2131 McIlhenny Street Built in 2013

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2,024 sqft Lot size not specified Estimated: $370,001 3 bedrooms 3 stories 2’ separate each house

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Houston Housing

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3. 2134 McIlhenny Street Built in 2014

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2,430sqft Lot size not specified Estimated: $410,001 3 bedrooms 3 stories 4’ separate each house

Newer variations of Houston housing inspired

by Preston Bolton’s 5000 Longmont Drive focus on having seemingly ordinary houses with narrow space between them. They can range from 1’ up to 6’, are typically filled with gravel and, if large enough, can store AC units, trash cans, and even front doors to houses.

Sometimes they connect into small gardens that rest between garage doors to distract the viewer from perceiving the space. Most houses will have windows on the party walls as if it is an independent structure on its own site.

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Houston Housing

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4. 2692 Prospect Street Built in 2004

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2,477 sqft Lot size not specified Estimated $402,500 3 bedroom 3 stories 4’ separate each house

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Houston Housing

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1.2 Montrose

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1831 W Main St

4015 Driscoll St

1844 Colquitt St

1821 W Main St

1856 Branard St

1909 Branard St

1844 Sul Ross St

2043 Colquitt St

2025 Colquitt St

2022 W Main St

2414 Ralph St

2402 Mandell St

Affordability comes into question when examining these houses. In Houston, a group called Houston Community Land Trust (HCLT) assists low-income families in purchasing houses by subsidizing the land of their future homes. The process begins with the prospective homeowner screening to ensure they fit the criteria. Then, they can pick a house anywhere they need to in Houston. Allowing the client to pick the home permits them to construct judgments about driving to work or taking public transit, affordability strategies of the house, and walkability to nearby stores. This is also what makes HCLTs different from CLTs in other cities.

Due to the lack of zoning laws in Houston, the land is scarce and comes for a high price.

Preventing HCLT from being able to buy land and build houses with clients, which is how other CLTs function.

When asked about the affordability of missing middle houses, an HCLT worker noted that the market comes from people moving from the East and West Coast of the United States.

After moving to the city, folks from the coasts think these prices are a good deal coming from areas with higher living costs than Houston. It is then necessary to see what existed on each site before the phenomena began to understand if this displaces Houstonians, which does not seem to be the case. The average number of houses on each site before the densification of the 26 blocks studied was 1.3. After, this number grew to 10.8 houses on each site. If any were displaced, it was due to them selling their homes, with most blocks being empty before the expansion.

Houston Housing

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5. 1831 W Main Street Built in 2017

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2,021 sqft Lot 6,250 sqft Estimated: $717,001 3 bedrooms 2 stories 3’ separate each house

The organization of the missing middle phenomenon ranges from simple mirroring to complex arrangements of many housing models.

When walking around the more straightforward organization, sensations of discomfort and uniformity are present. Features that appear randomized, such as windows, acquire their pattern through repeated design. The robust, compact, and geometric ideas flowing through each block enable strange events, such as windows appearing in 3’ spaces between housing units.

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6. 4015 Driscoll Street Built in 2014

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3,624 sqft Lot 2,000 sqft Estimated: $618,229 4 bedrooms 4 stories 2’ separates each house

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Houston Housing

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7. 1844 Colquitt Street Built in 2013

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2,960 sqft Lot 1,595 sqft Estimated: $627,467 4 bedrooms 4 stories 6’ separate each house

Outdoor conditions are abundant and are mainly found in the form of balconies and terraces. A handful of blocks examined fit backyards of around 10’x6’ behind houses.

While there may have been a significant emphasis on outdoor courtyards to encourage the community to interact, it appears that the tradition moved to more individualized explorations of outdoor engagement. Resulting from the organization of units, little consideration of sun and shading is taken into account.

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Houston Housing

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8. 1821 West Main Street Built in 2007

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1,948 sqft Lot 1,835 sqft Estimated: $370,001 3 bedrooms 3 stories 6’ separate each house

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9. 1856 Branard Street Built in 2015

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3,042 sqft Lot 2,221 sqft Estimated: $837,000 4 bedroom 3 stories 6’ separate each house

Vehicular entry onto the site varies from each instance: gates guard some, while others are accessible freely by external conditions. Of the 26 blocks examined, 12 had gates; nearly half had gates blocking driveways.

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Houston Housing

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10. 1844 Sul Ross Street Built in 2015

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2,853 sqft Lot 1,835 Estimated: $627,001 3 bedrooms 4 stories 3’ separates each house

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Houston Housing

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11. 2025 Colquitt Street Built in 2009

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2,998 sqft Lot 1,441 sqft Estimated: $482,001 3 bedrooms 4 stories 4’ separate each house

A wide variety of roof styles are used in these houses: most commonly found are the hip, gable, and shed roofs. There appears to be no reason for the particular roof style used by houses, as most clash with the style found in the surrounding context. One block examined introduces the saltbox housing style, creating long, sloping roofs. Another block used techniques found in Western Town architecture, having fake fronts covering their roofs.

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Houston Housing

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12. 2022 West Main Street Built in 2005

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2,383 sqft Lot 1,826 sqft Estimated: $552,001 3 bedrooms 3 stories 2’ separate each house

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Houston Housing

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1.3 Houston Heights

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316 W 20th St

343 W 17th St

403 W 17th St

884 Wakefield Dr

884 Fisher St

858 Fisher St

415 W 16th St

1819 Ashland St

Houston Housing

867 Wakefield Dr

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13. 316 West 20th Street Built in 2017

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3,576 sqft Lot, 2,000 sqft Estimated: $787,300 3 bedroom 4 stories 3’ separate each house

Drainage is another influential factor because Houston tends to flood often. Gravel is a porous material, allowing water to seep through, which is utilized well on these blocks. While it is found between houses, as mentioned earlier, it is sometimes used in front of blocks. Gutters are another valuable tool for managing water; in most instances, the gutters are bountiful and sprawl around houses. They use a mix of internal and external gutters and most end in the gravel sections between homes.

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14. 343 West 17th Street Built in 2014

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2,453sqft Lot 2,396 sqft Estimated: $768,300 3 bedroom 3 stories 2’8” separates each house

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Houston Housing

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15. 403 West 17th Street Built in 2011

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2,497 sqft Lot 1,995 sqft Estimated: $644,500 3 bedroom 4 stories Between 4’ and 10’ separate each house

Often, these homes dominate in their context due to their height; fifteen blocks had three stories, and six blocks had four stories. When looking around the neighborhoods, most houses were just two stories. Compared to the mass created by having a large number of taller houses, it does not assist in creating an inviting atmosphere.

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Houston Housing

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16. 884 Wakefield Drive Built in 2017

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1,738 sqft Lot 5,205 sqft Estimated: Unknown 3 bedroom 3 stories 5’ separates each house

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Houston Housing

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17. 867 Wakefield Drive Built in 2016

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2,459 sqft Lot 1,963 sqft Estimated: $370,001 3 bedrooms 3 stories 4’ separates each house

Entering the houses by walking is often different than by vehicle. In nearly all instances, houses directly on the public street contain an entrance connecting to the said street. This leaves the interior houses a few options: either having a front door next to the garage or leading users between houses to a front door.

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18. 884 Fisher Street Built in 2011

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2,118 sqft Lot 1,916 sqft Estimated: $431,400 3 bedroom 3 stories 5’ separates each house

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Houston Housing

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19. 858 Fisher Street Built in 2020

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2,483 sqft Lot 2,364 sqft Estimated: $669,900 3 bedroom 2 stories 3’6” separates each house

The final topic for the missing middle phenomenon is greenery found on the site. In most blocks examined, nearly all the greenery was lost. The most common place to find it is in little gardens between garages. Though a few blocks had adequate greenery, they were generally the older iterations that were less focused on needing the biggest houses.

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20. 1819 Ashland Street Built in 2010

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2,222 sqft Lot 1,960 sqft Estimated: $638,200 3 bedrooms 3 stories 3’ separate each house

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New Orleans Uniquly similar

Uptown/Carrolton

Garden District

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New Orleans Housing

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2.1 Garden District

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1032 Fourth St

1211 Washington Ave

1548 Washington Ave

3200 Camp St

1505 Sixth St

1539 Washington Ave

2738 St Charles Ave

2617 Magazine St

3129 Prytania St

2618 Magazine St

New Orleans, which became a city in 1718, contains to some of the oldest architecture in the United States. After facing many natural disasters and fires in the past, this small city contains an identity of resilience, but after Hurricane Katrina, questions of architectural quality have arisen. Only the architecture built on high land bordering the Mississippi River and a few other areas contain the historic architecture the city is known for; the rest is from the twentieth century (Kingsley 716).

Many cultures have influenced the vernacular of New Orleans, which assists in its uniqueness of it. Around the 1790s, French colonial architecture developed in the French Quarter with structures facing outward, containing ornamental parterre gardens inside them.

A significant emphasis on formal gardens was documented during this time. This was around when the first fire hit the Quarter, after which new laws were introduced changing the look of the buildings. While rebuilding, the Quarter gained a Spanish feel, terraces and flat roofs were introduced to the area. Shortly after the Louisiana Purchase, one to three story houses filled blocks. One of these was the two-story townhouse, an initial hybrid building that kept a shop on the first floor and living quarters on the second floor. Some townhouses kept their courtyards but were now hidden behind large doors. Spanish patio homes were influenced by these new patio houses built in the Quarter (Edwards 18-24).

During the nineteenth century, shotgun houses were implemented in surrounding neighborhoods. These introduced cross-breezes through homes, which were needed in the humid climate. Neighborhoods become distinguished: for example, Uptown had two-story shotgun houses with bay windows, while the Ninth Ward had smaller houses. After the invention of air conditioning, houses closer to the lake were more diverse but still resembled the ranch style popular in the mid-twentieth century. In addition, during the time of expansion, few old pieces of architecture were replaced and were the least impacted by flooding (Kinglsey 717-718).

Today, historical architecture in New Orleans can be examined from a fresh perspective to understand how designs have stood the test of time. Many houses studied are of different styles ranging from bungalows to townhouses. However, neighborhoods still have a homogeneous atmosphere; all styles work well together.

New Orleans Housing

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1. 1032 Fourth Street Built in 1920

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Townhouse Quadplex- 4 units 2 stories 900 sqft Estimated: $402,900 2 bedroom

Generally, the New Orleans Townhouse takes a long narrow footprint, uses land efficiently, and is two to three stories high. They are two rooms deep with gabled or hip roofs. Many variations of this style persist, such as the Creole Townhouse, American Townhouse, and Double Gallery. It is also common to have a service wing behind the living quarters.

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2. 1211 Washington Avenue

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Townhouse Three duplexes- 2 units 2 stories 2,724 sqft Lot 3,000 sqft Estimated: $1,068,100 4 bedrooms

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3. 3200 Camp Street Built in 1995

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Townhouse Two duplexes- 2 units 2 stories 2,257 sqft Lot 3,450 sqft Estimated: $939,100 2 bedrooms

Consistency enables a homogeneous feel around New Orleans neighborhoods; homeowners are encouraged to use specific materials by the HDLC (Historic District Landmarks Commission) on the exterior of their houses. Wood siding, brick, shingle/tile roofs, and concrete are everywhere in these neighborhoods. HDLC argues that they are trying to maintain the building’s or property’s historical type.

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New Orleans Housing

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4. 3129 Prytania Street Built in 1960

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Townhouse Three duplexes- 2 units 2 stories 1,250 sqft Lot 2,500 sqft Estimated: $664,500 3 bedrooms

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New Orleans Housing

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5. 1505 Sixth Street Built in 1900

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Townhouse Six units lined up together 2 stories 1,874 sqft Lot 2,400 sqft Estimated: $690,000 4 bedrooms

Parking is hard to come by in tight house arrangements; three main variations of driveways were observed. The first type used concrete strips that could bring cars to the end of a house. The second type was a shorter version of the first, ending at about a quarter to halfway beside a house. While the third type utilized space behind the house for parking.

However, most cars end up parked on streets in front of houses.

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New Orleans Housing

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6. 1539 Washington Avenue Built in 1978

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Townhouse 5 plex 3 stories 2,484 sqft Lot 2,322 sqft Estimated: $816,800 3 bedrooms

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New Orleans Housing

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7. 2738 St Charles Avenue Built in 1977

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Townhouse 5 plex 3 stories 2,750 sqft Lot 2,070 sqft Estimated: $716,600 3 bedrooms

New Orleans neighborhoods, especially historical ones, have colorful houses and buildings everywhere. Colors range from cozy salmon tones to relaxing green hues, and all stem from Vieux Carre historic color palates. In the current era of New Orleans buildings, there are specific guidelines for what colors owners can paint the exteriors. It is a lengthy process with many permits and specialists needed to fulfill requests. However, it is all in the spirit of keeping the city as a spectacle of the past.

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New Orleans Housing

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8. 2621 Magazine Street Built in 2016

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Shotgun Two duplexes- 2 units 1 story 924 sqft Estimated: $433,416 2 bedrooms

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New Orleans Housing

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9. 2618 Magazine Street Built in 2017

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Bungalow and townhouse Triplex- 3 units 2 stories 745 sqft Estimated: $776,700 2 bedrooms

Many homeowners will modify their properties as they please, sometimes using more than one style. Some owners may have preferred creole-style houses and wanted a second story for more living space with a balcony like the buildings in the French Quarter. Buildings with multiple styles could have been made when one was fading out of popularity and another was growing. Even though adaptations were made, homeowners kept features consistent as to fit in their neighborhoods.

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New Orleans Housing

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2.2 Uptown/Carrolton

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6109 Delord St

6116 Delord St

2408 Palmer Ave

2519 Palmer Ave

2626 Palmer Ave

2435 Palmer Ave

2418 Palmer Ave

2302 State St

2316 State St

5836 Willow St

New Orleans Housing

6200 Willow St

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10. 6109 Delord Street Built in 1970

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Duplex- 2 units 1 story 1,400 sqft Lot 4,620 sqft Estimated: $487,000 2 bedrooms

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New Orleans Housing

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11. 6114 Delord Street Buit in 1935

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Duplex- 2 units 1 story 900 sqft Lot 4,382 sqft Estimated: $375,100 3 bedrooms

Shotgun houses date back to the 1830s, though they were not introduced to New Orleans until the early 19th century. Due to their efficiency and relatively inexpensive nature, they were the popular choice for the middle and working class for over a century, resulting in them being everywhere. A typical shotgun has long, narrow massing, is only one room wide and about three to five rooms deep with all rooms connected.

“Shotgun doubles,” “Camelback Shotguns,” “Sidehall Shotguns,” and “Side Gallery Shotguns” are all variations of the shotgun house.

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New Orleans Housing

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12. 2408 Palmer Avenue Built in 1930

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Shotgun double Duplex- 2 units 1 story 2,500 sqft Lot 4,284 sqft Estimated: $877,200 5 bedrooms

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New Orleans Housing

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13. 2519 Palmer Avenue Built in 1940

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Shotgun double Duplex- 2 units 1 story 1,872 sqft Lot 4,800 sqft Estimated: $461,100 4 bedrooms

Porches are synonymous with New Orleans.

Residents love porches because they enable a more robust community fabric through streets, as well as being great places for staying out of the sun’s path. When asked, New Orleanians say their favorite part of the city is the community, and porches play a significant role in creating that. However, it was observed that not all porches were designed to be social, and some feature walls between shared porches seclude residents from each other. Generally, no walls or small iron fences are found on porches.

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14. 2626 Palmer Avenue Built in 1920

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Shotgun double Duplex- 2 units 1 story 1,728 sqft Lot 5,192 sqft Estimated: $560,300 4 bedrooms

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New Orleans Housing

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15. 6200 Willow Street Built in 1920

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Townhouse Quadplex- 4 units 3 stories 2,500 sqft Lot 6,534 sqft Estimated: $460,000 4 bedrooms

Creole cottage is another popular style of housing primarily found in older neighborhoods as they are the earliest remaining local housing type from around 1790s-1870s. Creole cottage was a popular style around 1790s-1870s.

French and Spanish construction methods heavily influenced this housing vernacular to accommodate the New Orleans climate.

Typically, the facade is symmetrical with four openings: either two or four sets of french doors.

Above the front facade is a slight overhang to protect against rain. First, iterations were generally made of masonry, but later, houses started using wood siding.

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New Orleans Housing

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16. 2435 Palmer Avenue Built in 1956

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Shotgun double Duplex- 2 units 1 story 946 sqft Estiamted: unkown 2 bedrooms

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New Orleans Housing

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17. 2418 Palmer Avenue Built in 1910

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Shotgun double Duplex- 2 units 1 story 1,000 sqft Lot 4,260 sqft Estimated: $512,800 2 bedrooms

Italiante was realized in the 19th century and was an interpretation of Italian Renaissance vernacular motifs. These commonly use arch heads, hood moldings, symmetrical facades, and hipped roofs. Their most notable element are long brackets holding up eaves in front of houses, which later on were mixed with shotgun houses. Oftentimes, wood drop butt siding was used on the front facade, and weatherboard was used on secondary faces.

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New Orleans Housing

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18. 5836 Willow Street Built in 1962

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Duplex- 2 units 1 story 1,400 sqft Estimated: $460,100 3 bedrooms

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New Orleans Housing

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19. 2316 State Street Built in 1956

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Bungalow Duplex- 2 units 2 stories 1,000 sqft Estimated: $447,300 2 bedrooms

Bungalow typology is estimated to originate in India, Indonesia, or the South Pacific and then was imported to Britain in the 19th century. After 1900, it became popular in the United States and found its way to New Orleans after the First World War. Typical bungalows use 1-1.5 stories, are usually one room wide, and have an irregular floor plan. This house has many variations, but each has a concrete front porch underneath an extruded roof cover. They are asymmetrical in composition, with complex roof plans and large dormer windows.

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