TOO BIG, BORING, OR UGLYLane KendigLane Kendig, inc.

1950s - Little Boxes

2003 - Big Boxes

MAJOR PROBLEMSMonopoly HousesMonotonyToo Big HouseTear Downs

MONOTONYLack of Interest and Deadening Sameness Caused By:

Identical to Similar Floor Plans on Adjoining LotsLittle to Distinguish ElevationsRepetitive RoofsCommon Building HeightsBuilding Masses or Volumes Similar

Monotony

Monotony

MONOPOLY LIKE HOUSESThey Look Like the Houses in a Monopoly SetA Cheap Plastic Box

No Detailing Particularly on Sides and RearOverhangs Absent - No Shadow LinesPunch Out WindowsBlocky Building MassesSimilar Heights along Street Front

4 Monopoly Set Homes

Blank WallPunch Out WindowsLack of DetailNo EavesFeatures of Monopoly Box House

FALSE FRONTSArchitectural Details, Window and Door Trim, Shutters, etc. on Front OnlyVaried Faade on Front OnlyMasonry One Brick Deep on Front

House #1 FrontWindow TrimRoof OrientationTrimChange in Plane

House #1 RearLack of Window TrimHorizontal SidingBlank wall

THE PROBLEMS CAUSEProduction BuildersMass Production RepetitionNarrow Target Market Similar Floor Plans and SizeMaximize Size and Cut Back on Detailing

MONOPOLY BOX SOLUTIONSEnrich the Palette by Adding DetailsEaves360 ArchitectureWindows and DoorsBlank wallsGaragesLandscaping

REQUIRE EAVESEaves Provide a Shadow Line that Articulates the House.RequirementsEaves on All SidesMinimum 12 Inches -- Encourage MoreInsure Eaves Relate to Historic Styles

Require Eaves

Inadequate Eaves 4

Bungalow Eaves and 360 Details

Partial EavesEaves tacked on Front ElevationNo Eaves on Side

DETAILINGWindow TrimDoor TrimArchitectural Details or FeaturesEntrywayPatterns with Materials or TrimBay WindowsDormers

Punched Out WindowsWindows TrimmedSimplest of New England Box had Trim

Rich DetailingRoof is TrimRoof Articulates FacadeDetailing

Lack of Detail

Rich Details on Little Boxes

Blank WallsStupid WindowsLarge Blank Wall ExpanseUtilities

Windows AlignedGarage Door SidingLarge EavesArticulated WallsGood No Trim Windows and Detailing

FALSE FRONTS

The House Front is Dressed UpThe Rear and Sides as Cheap as PossibleCommunity SuffersRear Views of Monopoly - Like HousesLooks CheapNeighbors Get the Bad View

Front ElevationRear and Side Elevation

False Front Rich Detail

One Brick Deep MasonryWindow AlignmentTrimNo Trim

360 Degree DetailingSimple Painted Trim

360 Materials and TrimBlank Wall

GARAGESNarrow Lots Garage Takes Up Over 60% of the House Frontage3 & 4 Car Garages Impacting Wider LotsComplicates Architectural Solution to MonotonyInsignificant Portion of Faade to Work WithGarages All Look About the Same

Excessive GaragesGarage taking 50% of House Width and 40% House Width

GARAGE SOLUTIONSLimit portion of house occupied by garageGarage LocationGarage TypeAlleyMews

Rear Garage Hidden

Side Load Front Front LoadGarage Treatments

Side Load Garage 85 ft. Lot WidthDetailing on Garage

Side Load OrientationThree Side Loads Facing Same Direction

Alley Access 40 foot lot

Front Access 40 foot lot

MewsAlleyPublic StreetMews Alley Access

MewsMewsGarages to Rear on Alley

Blank WallsA Recent Trend is Leaving One or More Side Elevations Nearly Windowless

Same Problem as Commercial Buildings UglyLess Light in Interior of UnitUtilities

The Blank WallUseless Window AwardFalse Front

Blank WallsStupid WindowsLarge Blank Wall ExpanseUtilities

$800,000 Blank Wall

Blank Wall and Garage

Blank Wall TreatmentDummy Windows

Blank Wall TreatmentDummy WindowsPoor Windows Alignment

MONOTONY CODELimit Repetition of a Model TypeCriteria for Certifying Model Elevations as DifferentRoofs, Height, Pitch, OrientationPorchesArchitectural FeaturesWindows

Identical Floor Plans

Additions Over Time

Luxury Boxes From RoadNear Identical Masses

Similar Roof LinesNo Details on Rear Windows2nd Level DecksApproaching Units

Luxury Boxes Street Face

Monotony Code Control Area

Identical Floor Plans

TYPES OF MONOTONY CONTROLSMandatory Controls Eaves360 Degree Trim and MaterialsMenu ApproachRoof Pitch, Height, OrientationPorchesArchitectural Detail

Model Approval Sheet

Different Roof Heights and PitchesGarage Types Front or Side LoadSide Load Garage Front Load GarageArchitectural Feature

Roof OrientationRoof Heights and PitchesPorch StylesFaade Areas and Roof Areas

Monotony Code ResultRoof ShapeRoof OrientationOverhangs360 Masonry

Garage TypesMasonryDetailing

Narrow LotVariable Lot WidthWide LotWide Lot

Vary HeightOne StoryTwo Story

Different Floor Plans and Garage Placement

Porches, Roofs, 360 DetailsPorches or NotDormersRoof Lines

Failed AttemptMaterials DivideNeo Nothingness Too Busy

Material Breaks at Building Wing

LANDSCAPINGGreenery Hides a Multitude of SinsGreen Volume Counters Building VolumeEven in Winter, Bare Trees Have Significant Impact Altered Scale

Trees Shelter and Screen

Trees Arch Over Houses and Reduce Apparent Scale

Lot Landscaping Strategy1920s LandscapingModern Foundation Planting

Foundation PlantingFoundation PlantingOne Small Screening Tree

Wooded Front YardScreens and Dominates House in Scale

Foundation Planting Foundation PlantingDisplays Full MassNew Street Planting

Tree PreservationWinter Tree Cover Effective ScreenRoad Layout Focuses View

Lot Edge LandscapingScreens and Reduces Apparent ScaleAllows Views and Screens

BUILDING PLACEMENTLining Buildings up on the Front Setback Line Good for Urban EnclosureBad for MonotonyMandate Staggered Building Pads Perspective Alters Building ScaleMore Difficult to See SimilarityLandscaping More Effective

Variable Lot Setback

Shallow SetbackDeep SetbackBuilding Pads Define Setback

Grade Change Alters Relationship Foundation Roof Peak

Grade Change2.5 feet

Grade Change3.5 feet

Large Grade Change

TOO BIG HOUSEHouse is too big for lot.House is so big that it alters community character.National trend to larger houses.Blatent display of how much one paid for the house.

Too Big Luxury Boxes

Relative Scale 2 Story3 StoryModerate Building Volume Large Building VolumeSmall PorchPorch, Stairway, 3rd floor deck

Too HighExtravagant Bulky DetailsTaste ? Display Size and Bulk

Building Coverage (BC)Floor Area Ratio (FAR)Floor Area responds to multiple floors.

LVRBVRLVRSVRBVRSite Volume Ratio(SVR)LVR-BVR = SVR

The Not So Big HouseDesign and livability over size.Display good design.High quality materials rather than bulk.Materials selected to blend.

Materials that Blendwith EnvironmentLandscaping to relate to siteQuality architectural Statement

TEAR DOWNSA too big house in an existing neighborhood of smaller scale units.Destroys the character of the neighborhood.Creates a need for variancesGentrification

THE PROBLEMNeighborhood is very desirable.Homes are out of date and need upgrades.Economics is driving the problem.The land values support the cost of acquisition, demolition, and new structure.Community is not unanimous in opposition.Some oppose on Character others support on greed.

SOLUTIONSSame tools as the too big house.Early IdentificationIdentify before economics has created teardown conditionsAllow for logical room additions while maintaining character.Less controversy because problem has not yet become an issue can be done in normal zoning review.

Standard Bungalow Appearance

Expanded to the Rear

PREPARE FOR TEARDOWNSIdentify small house neighborhoods before they have been discovered1950sBungalowsCape CodsIdentify current zoning building volumesDevelop expansion strategiesAdopt new standards

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