
Why a newly built NYC apartment with a separate dining room is hard to find
The author expresses a personal desire for a new construction apartment in New York City that includes a separate dining room and living room, a feature she currently enjoys in her rented Brooklyn brownstone. Despite appreciating the amenities offered in new developments, such as gyms, lounges, and roof decks, she finds that nearly all new construction apartments feature open-concept layouts, which combine the kitchen, living, and dining areas into one continuous space. This preference stems from a need for distinct areas within the home, allowing for privacy and separation, especially for a family of four where constant proximity can be overwhelming.
The author acknowledges the aesthetic appeal of her current brownstone's separate rooms but desires the clean lines and modern feel of new construction, contrasting with the often-cramped and dust-collecting prewar designs. However, her search reveals a significant challenge in finding new apartments that deviate from the open-plan trend. She cites a "Boston Globe" article that discusses "open-concept remorse," indicating a shared sentiment among some homeowners who regret the lack of walls in their residences.
Architects explain that the prevalence of open-concept designs in new construction is driven by both consumer demand and building code requirements. Tim Fryatt, director of Marvel Architects, notes that kitchens located more than 30 feet from a window must be open to the living/dining area and designated as a "kitchenette" (under 80 square feet) to meet light and ventilation standards. This regulation largely dictates the open layouts seen in many new or renovated mid-block apartments.
While Marvel Architects primarily designs open-plan spaces, Fryatt mentions that some larger units in projects like One Clinton initially included separate rooms. However, buyers frequently requested modifications to make these spaces more open, as observed in the Prince Street Residences, where all luxury buyers opted for more open layouts. Fryatt reassures that open-plan apartments are not necessarily smaller in overall square footage; instead, the kitchen and dining areas remain spacious, but the walls are absent.
The article points out that the demand for separate kitchen, living, and dining spaces now typically comes from higher-end buyers seeking large units for entertaining. A key challenge with open-concept living is the reduced wall space for artwork and the difficulty in incorporating sufficient storage. Rosario Mannino, principal of RSMannino, highlights the dilemma: clients desire open concepts but also demand more cabinetry, creating a conflict in design. He suggests creative storage solutions, such as cabinetry on all four sides of an island.
Mannino also notes that while people may not cook as much, they value the visual appeal and "wow" factor of an open kitchen, which is also conducive to entertaining. The author concludes by contemplating the eventual appeal of an open layout once her children are grown and out of the house, suggesting a potential shift in her perspective as family dynamics change.
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