Dallas Architecture Blog discusses Modern architecture and Mid Century Modern
Homes, Dallas Neighborhoods, Dallas Real Estate and the Aesthetics of the City.

There is a shortage of modern homes in every neighborhood, but it is most pronounced in Highland Park. Elegant, eclectic style homes – ranging from the 1920s Mediterranean and Spanish Colonial to the homes built over the next eight decades in the English, Georgian, Italian and French style – captured the aesthetics of most Highland Park homeowners who desired to live in this beautiful township close to downtown Dallas. The rare person desiring a modern home found land more available in Bluffview, Preston Hollow or Oak Cliff. While some magnificent midcentury modern homes were built in Highland Park in the 1950s and 1960s, and an occasional modern home designed later, European style homes prevailed in Highland Park.

Now There is Great Demand for Modern Homes in Highland Park

Starting in the mid 1990s interest in modern homes became more pervasive. Recent graduates emerged from college with great passion for modern design but not yet the resources to buy a home. At the same time, a generation who had lived in traditional suburban homes their entire lives wanted something different, something better, something modern. The market dynamic changed. Only a few years ago a buyer was usually thinking, “I love this modern home but will I ever be able to find someone else who likes a modern home when it comes time to sell?” Now the marketplace tables have turned and perceptions have changed. Buyers are now often thinking, “Will I ever be able to find a modern home?”

How many years will it take for the supply of modern homes and the demand for modern homes to even out?

Many Years. Traditional homes have dominated building in Highland Park for more than 100 years. Homes with 3,000 square feet were replaced with homes with 6,000 square feet. Highland Park homes with 6,000 square feet were replaced with Highland Park homes with 12,000 square feet. Highland Park, over the decade, has become further entrenched with the same European-style homes, only larger. Reversing the trend is difficult. Even though there is much greater demand for modern homes, it is economically difficult to replace a 12,000 square foot traditional home with a new 5,000 square foot modern home.

How modern homes will become more prevalent in Highland Park

Builder homes, no matter what size, often become economically and aesthetically obsolete after 25 years. As a result, over the next 10 to 20 years, a huge number of traditional homes will become candidates to be replaced by modern homes. The more immediate change will come from homeowners who find a traditional Highland Park home for sale and transform the interior to a modern space.

Highland Park traditional home transformed to modern home perfect for art

This traditional home that was transformed into a modern space has made me realize there is a whole new reason to be enthusiastic about preservation and renovation. Up to now, my passion for homes has revolved around revitalizing neighborhoods, saving historic homes, or bringing attention to, or encouraging more architecturally significant homes. Now I better realize the value in existing homes without great historic value or a spectacular architecture pedigree. Here is an attractive well-proportioned home that lent itself to a modern renovation. An inspiring and important art collection compiled of mostly young artists from Europe and the U.S. has made the house architecturally excel. The space is sympathetic to art, supports and even catapults the art visually. The residence also recedes from the art. Hints of the home’s traditional architectural past bring a subtle contrast to the arts, and a familiarity and comfort to the space that allows the mind to fully explore the inspiration and power of each piece and of the art collectively.

Continuity of art collectors and cultural leaders

Every great city has art patrons, and civic leaders who encourage the arts, lead by example, and donate their time and money to create a rich cultural fabric for the city. Dallas is the best example of a city with generous philanthropists and, just as important, a city where the brightest and the best have taken a deep, personal interest in Dallas that goes well beyond the scope of their magnificent donations. There is a reason Dallas has the only opera hall in the world funded primarily with private funds. There is also a reason why in one generation a little fine art museum by the lagoon in Fair Park became the Dallas Museum of Art now at the center of the Arts District, surrounded by the I.M. Pei designed Meyerson Symphony Hall, the Renzo Piano designed Nasher Sculpture Center, the Joshua Prince-Ramus and Rem Koolhaas designed Wyly Theater and the Norman Foster designed opera hall, the Booker T. Washington High School for the Performing and Visual Arts (Arts Magnet) school and the Annette Strauss Artist Square. It was not enough to have just museums and performance spaces. Aesthetically, Dallas desired the finest.

The next generation of art collectors and civic contributors

At some point, the torch will be passed to another generation passionate about Dallas and aware of the importance of art in the life of the community. Derek and Christen Wilson are part of that generation. As we can see from just a glimpse of their art, they are passionate collectors with a good eye. Their home and collection recently also received an enthusiastic reception from art dealers from across the country when they came to Dallas for the Dallas Art Fair. The Wilson’s home and the Edward Durrell Stone designed home of John and Jennifer Eagle were the two Dallas homes chosen for this audience of art dealers. Patron members of the Dallas Museum of Art just had a chance to also view the Wilson’s home and collection. It is exciting to see Derek Wilson on the DMA Board of Trustees and Christen and Derek’s involvement in Two by Two, Silver Supper and so many other initiatives of the Dallas Museum of Art. They join the next generation of talented, committed civic leaders who continue to make Dallas the best city in the country.

Highland Park and Dallas Preservation Plans

I’m excited to report that residents of Dallas and Highland Park have two new avenues for historic preservation of their homes. One is a proposed new initiative in Highland Park that should be in place by early 2010; the other is an effort to expand the presence of an existing national program to the entire Dallas area. Together, these important preservation tools will give property owners additional protections for the exterior of their homes, in ways that protect their home into the future.

Property Owners Have Sole Right to Add Preservation Protection

With most preservation tools – such as local ordinances, preservation districts, etc. – restrictions or requirements are imposed on individual property owners by the neighborhood, community or government. However, the preservation tools coming to Dallas are different because homeowners can initiate restrictions on their own property.

Park Cities Historic and Preservation Society, and Trust for Architectural Easements

By coincidence, I had two appointments fall on the same Monday – breakfast with Dan Reardon of the Trust for Architectural Easements, who was in Dallas for a two-day exploratory visit, and lunch with Marian Ann Montgomery of the Park Cities Historic and Preservation Society to discuss preservation in the Park Cities.

Park Cities Historic and Preservation Society

Marian Ann Montgomery and the Park Cities Historic and Preservation Society are working with the town of Highland Park on a historic preservation ordinance that would allow individual homeowners to submit their property for designation as a protected structure. The town of Highland Park will participate by managing and enforcing the ordinance of the properties accepted for protected status.

This approach is really quite brilliant because no districts or ordinances – historic, conservation or teardown – are crammed down the throats unwilling homeowners. This preservation ordinance will only apply to properties put into place at the request of the property owner. Architecturally significant Highland Park homes will be preserved, architectural prestige enhanced, and momentum generated for maintaining the architectural landscape of Highland Park. Highland Park township resources will be better employed on preserving significant structures rather than imposing unwanted restrictions on non-receptive property owners.

Trust for Architectural Easements

Don Reardon was in town as part of an exploratory visit for the Trust for Historical Easements, which is looking to make Dallas a major part of its efforts. This trust has been very successful this decade in receiving façade easements and protecting the future of these buildings, both residential and commercial. Here again, this preservation measure is deployed by the property owner, assisted by the Trust and acknowledged by the Department of the Interior, which grants a 3% – 17% tax deduction for the donated façade. Characteristically a property owner donates the façade easement to the Trust for Architectural Easements after the Trust helps the property owner place the property on the National Register of Historic Places. The Trust then owns and controls the façade and the property owner receives a tax deduction in the 3% – 17% of the building’s value, most often around 10% of the home’s value.

Members of the Trust for Historical Easements have identified Dallas as an area with great houses and great architecture, with people interested in preserving it. I think that’s exciting.

Architectural Patrons and Philanthropists

These preservation incentives will resonate with architectural patrons, philanthropists and those people who love the aesthetic landscape of Highland Park and the Dallas area. Donating a façade easement to protect the architecture in perpetuity is much the same as donating a piece of art to a museum – except the donor doesn’t have to worry about the architecturally significant home being put in storage. Architecture is our public art. Often, more people will see the front of an architecturally significant house than will see a painting or sculpture in a museum. Dallas is a city of patrons and philanthropists that astound the rest of the world with their giving. These preservation tools provide yet another avenue to improve our community through giving.

Owners Who Are Already Protecting and Preserving Their Homes

We know that there is an audience for these types of voluntary preservation tools because we are already seeing great citizens protect their homes. Whether these homeowners elect to participate in one of these programs or elect to take a tax deduction is irrelevant because measures are already in place to preserve the architecture.

Stanley Marcus Home

Years ago, the Lovvorn family of Dallas initiated historic designation for their home, which was formerly owned by Stanley Marcus. They have accepted landmark status and are in the process of doing further renovation.

Edward Durell Stone Designed Home

Owners of one of the great American modern homes of the 20th century, Jennifer and John Eagle, retained architect Russell Buchanan for a masterful renovation of this Edward Durell Stone designed home. They are making plans to preserve the home for future generations.

John Allen Boyle Designed Home on Overhill

Few eclectic homes have a façade as distinctive as this home designed by John Allen Boyle, who was also the architect for The Mansion on Turtle Creek. Denny and Connie Carreker have been relentless about renovating and protecting this home, including putting the original parcels of land back together.

Scott Lyons Designed Home

This Highland Park home, one of the most important homes designed by Scott Lyons (and one much loved by the community) will be given to an important foundation so that it may be preserved and used in much the same way it has been over the last 50 years.

Fooshee and Cheek Designed Home

Jack Knox has made one of the most dramatic revisions on a home on Armstrong Parkway people now love.

Many Successful Preservation Efforts in Dallas

There have been many successful preservation efforts in Dallas. The nation’s most successful neighborhood revitalization occurred in what are now Dallas’ historic districts. The city possesses an abundance of conservation districts. We’ve had mixed success with a teardown ordinance – that may have created more acrimony than value. But most importantly, I’m seeing increasing interest in architecture and preservation. And I’m heartened by these two new preservation tools, with their potential to further protect architecturally significant homes and to assist homeowners in preserving great properties into the future.