MAJOR PROBLEMS Monopoly Houses Monotony Too Big House Tear Downs
MONOTONY Lack of Interest and Deadening Sameness Caused By: –Identical to Similar Floor Plans on Adjoining Lots –Little to Distinguish Elevations –Repetitive Roofs –Common Building Heights –Building Masses or Volumes Similar
MONOPOLY LIKE HOUSES They Look Like the Houses in a Monopoly Set…A Cheap Plastic Box –No Detailing Particularly on Sides and Rear –Overhangs Absent - No Shadow Lines –Punch Out Windows –Blocky Building Masses –Similar Heights along Street Front
GARAGES Narrow Lots – Garage Takes Up Over 60% of the House Frontage –3 & 4 Car Garages Impacting Wider Lots Complicates Architectural Solution to Monotony –Insignificant Portion of Façade to Work With –Garages All Look About the Same
Excessive Garages Garage taking 50% of House Width and 40% House Width
GARAGE SOLUTIONS Limit portion of house occupied by garage Garage Location Garage Type Alley Mews
Wooded Front Yard Screens and Dominates House in Scale
Foundation Planting Displays Full Mass New Street Planting
Tree Preservation Winter Tree Cover Effective Screen Road Layout Focuses View
Lot Edge Landscaping Screens and Reduces Apparent Scale Allows Views and Screens
BUILDING PLACEMENT Lining Buildings up on the Front Setback Line –Good for Urban Enclosure –Bad for Monotony Mandate Staggered Building Pads –Perspective Alters Building Scale –More Difficult to See Similarity –Landscaping More Effective
THE PROBLEM Neighborhood 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 Homes are out of date and need upgrades.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.
SOLUTIONS Same tools as the too big house. Early Identification –Identify before economics has created teardown conditions –Allow for logical room additions while maintaining character. –Less controversy because problem has not yet become an issue – can be done in normal zoning review.
PREPARE FOR TEARDOWNS Identify small house neighborhoods before they have been discovered 1950s Bungalows Cape Cods Identify current zoning building volumes Develop expansion strategies Adopt new standards