housing patterns - institute of classical …...12 housing patterns a pattern book for neighborly...

12

Housing Patterns

A P A T T E R N B O O K F O R N E I G H B O R LY H O U S E S H O U S I N G P A T T E R N S

C

This section of the Pattern Book provides an outline of typical NeighborlyHabitat House types, allowing for appropriate selection according toneighborhood location. Six housing types are illustrated: single-familydetached houses, single-family attached houses, mansion apartments,townhouses, apartment buildings, and mixed-use buildings. The basic elements of each type are reviewed here. The Architectural Patterns sec-tion should be consulted when designing a new house or transforming anexisting plan.

Strategies for green building, visitability and accessibility, and ancillarystructures and parking are also addressed in this section. These recom-mendations apply to all housing types.

13

Single-Family Detached Houses

Single-Family Attached Houses

Mansion Apartments

Townhouses and Stacked Flats

Apartment Buildings

Mixed-Use Buildings

Housing Types

The six building typologies presented in this section are foundthroughout American neighborhoods. In many older neighborhoods,styles were adapted over time as certain patterns became popular. Thefollowing inventory of building types reflects various architecturalstyles and vocabularies. While there are many variations on housetypes, those illustrated here appear to dominate the most lasting andsuccessful neighborhoods.

14

Components of a Neighbor ly House


C

More than building new affordable houses, the mission is to help people build new lives. H A B I T A T F O R H U M A N I T Y

PorchesPorches are important ele-ments in the neighborhood andfind expression in almost everyarchitectural style or vocabulary.Setting the appropriate columntypes, porch cornices, railing,and balustrades is key to estab-lishing the character of thehouse. The Pattern Book offers options found within aparticular style complete withsample profiles that illustratethe correct dimensions andcomponents.

Doors andWindowsWindows and doors are avail-able today from a wide range of manufacturers and come inalmost any shape and size.Correctly proportioned anddetailed Doors andWindows are critical in rein-forcing the style of the house.The Pattern Book illustratesstandard window and doortypes used for each architecturalstyle and special windows anddoors used as accents.

Final AssemblyThe Final Assembly of the various components shouldproduce a house of recognizablecharacter and quality no matterwhat the size. Appropriatematerials are discussed in theAppendix. A series of illustrat-ed possibilities within each stylesection demonstrates the effec-tive application of the PatternBook guidelines.

WingsIn general, additions are treatedas Wings . Side wings can beeither one, or one-and-one-halfstories, set back from the frontfacade of the Main Body.Two-story additions can beadded to two-story MainBodies, but should be set backfrom the front facade and limited in width to a maximumof one-third the width of theMain Body. Side wings and rearwings can be added in manycombinations.

Door and WindowCompositionOnce the massing and thefloor-to-floor heights are deter-mined, various Door andWindow Compositions canbe explored. Most styles havevery definite patterns that wereused to produce balanced or picturesque compositions.Window proportions, location,and spacing are all importantand were well understood byearly house builders.

Main BodyMost traditional houses are dis-tinguished by a Main Bodythat is always the most impor-tant form. Additional space iscreated through secondaryadditions to this Main Body.The first step in designing ahouse is to determine the MainBody Massing Type. This willguide the development of a newhouse plan or the modificationof an existing house.

15

Typical Arts & Crafts Side Wing Elevation and Wall Section

Door and Window Compositions

Designing a Single-Fami ly House

Step 1:Analyze Historic ContextObserve and photograph existing houses in the appropriate neigh-borhood. Existing houses provide a wealth of information about thecomposition and make-up of neighborly houses. Record dimensions,bay spacing, and common patterns.

Step 2:Determine Building PlacementUse the setbacks of neighboring houses to determine the appropriate setback for the new house. Place parking and accessory buildings to the rear of the lot.

Step 3:Determine Massing andFacade CompositionChoose an appropriate massingfor the house based on theArchitectural style. Considerdifferent window and door com-positions that create a publicfacade for the house.

Step 4: Compose BuildingDesign the more detailed elements of the house,such as the eaves and the types of windows and doors, using the Architectural Patterns section.

Step 5:Apply Building ElementsReview the building elements: the porch, windows, doors,and details, considering the whole composition of the house.The building elements should come together in a harmo-nious way.

16


C

Designing a Single-Fami ly Attached Bui ld ing Single-Family Attached Houses, Mansion Apartments, and Townhouses

Attached and Detached Garages

Tuck-Under Parking

Site Axonometric Drawing of Mansion ApartmentPlacement on Lot

Step 1:Analyze Historic ContextObserve, photograph, and measure the historic buildings in the area.New building details should relate to traditional building patterns.Take note of the building massing and profile, bay spacing, cornicedetails, windows, doors, and materials. Often historic patterns can beabstracted and simplified to become more affordable.

Regional DifferencesAttached housing is more complex than single-family housing. This building type has manyflexible arrangements and has been interpretedto meet the needs of different cities. Regionalexamples are often eclectic and vary greatlyfrom one style to the next. The most successfuldesigns draw from historic regional context.

Step 2:Determine Building PlacementBuildings should be placed on their sites as guided by the setbacks of adjacent buildings and as is appropriate for specific zones.Landscaped front yards and gardens provide privacy for ground floorresidents. Parking should be located behind the building. Parkingspaces may be integral to the building (tuck-under), housed in separate garage structures, or open with structured or landscapedscreening.

� Model mansion apartments on existing large houses in your neighborhood.

� Use setbacks and bay spacings to make a largemulti-family building in scale with its context.

� Select materials and colors based on historicexamples and those available locally.

D E S I G N T I P S

Plan Drawing of Mansion Apartment Placement on Lot

All

ey

17

Apartment Units Expressed as Separate Entities

Massing of Mansion Apartment2-Story Townhouse and 3-Story Townhouse

Gable Roof

F lat Roof

Commerc ia l Storef ront

Upper Story Gal lery

Balcony

2-Story Gal lery

Gal lery

Step 3:Determine Massing andFacade CompositionSingle-family attached buildingsare treated as either “big houses”within single-family detachedneighborhoods or as attached,narrow houses in more urbansettings.

Step 4: Compose BuildingLarge apartment houses are often composed in bays with repeatingelements to create a rhythm and give scale to the building. Groundfloor entrances to different residences are articulated and the compo-sition of openings relates logically to the interior building plans.Special elements such as chimneys and bays may also enhance thecomposition. Townhouses may use compositional techniques similarto large apartment houses, but the rhythm of bays is usually deter-mined by the size of one townhouse unit.

Step 5:Apply Building ElementsLarge-scale buildings should bearticulated to create an effectiveurban space and to relate tosmaller-scale buildings in theadjacent neighborhoods. Roofforms can vary from parapetexpressions to sloped andmansard roofs. Balconies,porches, and galleries give thebuilding a human scale, createshade, and provide outdoorspaces that contribute to thequality and character of the surrounding neighborhood.

Single-Family Attached Building

a a bb

a b

Townhouses Equal Bay Spacing

Roof and Porch Options

Two Bay Composition

Illustrative Plan of Mansion Apartment

Dormer

Front Porch

Dormer

Front Porch

Entrance

Porches

Building elements such as dormers and

entrance porches

Shed Roof

18


C

Designing a Mult i -Fami ly Bui ld ingApartment Buildings and Mixed-Use Buildings

Historic building with bay spacing, base, and windows identified

Architectural details from

historic neighborhoods

Step 1:Analyze Historic ContextObserve, photograph, and measure the historic buildings in the area.New building details should relate to traditional building patterns.Take note of the building massing and profile, bay spacing, cornicedetails, windows, doors, and materials. Often historic patterns can beabstracted and simplified to become more affordable.

Step 2:Determine Building PlacementBuildings should be placed on their sites tocreate a continuous active street frontage.Buildings with ground-floor residential usesshould be set back from the sidewalk to pro-vide a landscaped front yard or garden.Ground-floor retail and public uses most oftenopen directly to the sidewalk. Parking shouldbe located behind the building. Parking spacesmay be integral to the building (tuck-under),housed in separate garage structures, or openwith structured or landscaped screening.

Residential Neighborhood

Placement

Mixed-Use Neighborhood

Placement

Regional DifferencesApartment buildings and large multi-familybuildings are much more complex than single-family houses. This building type has beeninterpreted in many different forms throughoutthe United States. Regional examples are ofteneclectic and vary greatly from one style to thenext. The most successful designs draw from thehistoric regional context.

� Photograph historic details and compare toavailable products and proposed designs.

� Measure buildings, setbacks, and bay spacing.

� Select materials and colors based on historicexamples and palettes.

D E S I G N T I P S

19

Step 3:Determine Massing andFacade CompositionMulti-family buildings can have a variety of forms and compositions. Buildings can bearticulated by changes in theroof or cornice profile, changesin the plane of the facade, or inwindow and door placement.

Step 4: Compose BuildingLarge apartment houses and mixed-use buildings traditionally arecomposed of a base, middle, and top. The ground floor is often talleror raised to contribute to the quality and feeling of the street and torelate to the surrounding buildings. The base of the building is oftenof a different material than the upper floors. The upper floors aretypically simple with a regular pattern of windows. The top of thebuilding is expressed with a cornice or roof form. These details varygreatly from one region to the next.

Large-scale buildings also need to be articulated into bays thatcreate a rhythm consistent with the surrounding historic buildings.This facade rhythm also contributes to the quality of the pedestrianexperience and helps to give a human scale to large buildings.

Step 5:Apply Building ElementsLarge-scale buildings should bearticulated to create an effectiveurban space and to relate tosmaller-scale buildings in theadjacent neighborhoods. Roofforms can vary from parapetexpressions to sloped andmansard roofs. Balconies,porches, and galleries give thebuilding a human scale, createshade, and provide outdoorspaces that contribute to thequality and character of the surrounding neighborhood.

Repetitive Equal Bay Spacing

Emphasis on Center Bays Emphasis on End Bays

a a aa a a

a b abb a b abb

Step 6: Optional Retail ElementsGround-floor public or retailuses are often found in urbanlocations and provide the neigh-borhood with daily amenities.Historic building types tend tohave a very regular pattern oflarge storefront openings, wherewood trim frames large glassstorefronts and double doors.

Wall

Cornice

Base

Facade Rhythm Facade Rhythm

20


C

Designing a Storefront for a Mixed-Use Bui ld ing

Step 1: Analyze Historic Context and Nearby Retail StorefrontsObserve, photograph, and measurethe historic buildings in the area.New building details should relateto traditional building patterns.New development should respecttraditional ground-floor, floor-to-ceiling heights, shopfront corniceand string coarse heights, glazingpatterns, material palettes,and detailing.

Step 2: Select Storefront TypologyChose the storefront option from below that best works for the siteand program and most closely resembles the regional precedentsdocumented in Step 1. Arcades, galleries, and awnings all provideshade and shelter from inclement weather. The shopfront typologycan be further articulated using recessed entries, display windows, orfrench doors.

Architectural details from

a historic mixed-use

neighborhood

Shopfront Colonnade or ArcadeGallery

The process of documenting and recording

helps establish the desired character

of the streetspace.

21

Step 4: Apply Signage and LightingThere are a variety of signage types including blade signs, signagebands, windows with etched or painted lettering, plaques, awnings,and banners. Signs should convey the identity of the retail tenant aswell as enhance the character of the neighborhood. Exterior lightingshould be designed so as to avoid excessive glare yet illuminate signsand provide a sense of security at night.

Typical storefront wall section

(section through A-A)

Typical Storefront Construction Assembly

Signage

Cornice

Frieze/

Signage Band

Paneled Base

Transom

Storefront

Window

Frieze/

Signage Band

Pier/Column

Expression

Storefront

Window

A

A

Paneled Base

Transom

Signage Band

Postal

Sign/Address

Blade Sign

Window Sign

Plaque

Awning Sign

Elements of Commercial Signage

Step 3: Determine Storefront Materials and DetailingStorefronts are typically designed using millwork columns or mason-ry piers to trim large windows. Transom windows, recessed entrancedoors, and french doors are all glazing elements traditionally used toarticulate the storefront. The scale and alignment of these elementsshould be consistent with historic precedents and the surroundingcontext.

22


C

Strategies for Bui ld ing Green

Building green is extremely important for the health of our environ-ment, the strength of our communities, and the financial and personalhealth of those who live in the buildings.

Building green does not have to increase the cost of a house. Manystrategies are low- or no-cost solutions. Resource-efficient constructiontechniques can even lower the cost of construction while also reducingmaintenance and utility life-cycle costs to the resident and increasingthe durability and value of the house. Higher first costs can often beoffset by incentive programs, alternative funding, and new financingstrategies.

Green design strategies can be considered through the lifetime ofa house, from design through construction, and for long-term mainte-nance. The methods included below can be utilized in any housingstage. Four basic strategy categories are discussed: Passive Design,Material and Construction Efficiency, Energy and Resource Efficiency,and Livability.

The strategies are recommendations for best practices. For moreinformation on building green, consult the Resources page in theApplication section. Many of these green building strategies are alsodiscussed in the Landscape Patterns section.

Correctly proportioned overhangs and shutters provide shade, decreasing heat

gain. Double-hung windows allow cooler air to enter through the raised bottom

sash, while hot air escapes through the lowered upper sash. High ceilings allow

hot air to rise above the occupied areas, increasing human comfort.

Shutters

Typical Angle:

Summer Sun

Double-Hung

Window Opened for

Air Circulation

Wall Section Partial Front Elevation

A sensitively oriented house

will take full advantage of

passive solar energy bene-

fits. This south-facing

house has a broad porch

that provides shade and a

cooling effect during the

mid-day heat.

Deep overhangs for shade Operable windows and shutters

A.Passive Design StrategiesPassive Design employs non-mechanical,climate-responsive techniques to create com-fortable indoor temperatures, provide naturalday-lighting, and encourage natural ventilationwithout the need for electricity and fossil fuels.Passive heating, cooling, lighting, and ventila-tion should be considered early in the designprocess as they have a significant impact on thedesign of mechanical systems and the con-struction process.

23

1

3

4

5

6

7

2

10

12

11

9

8

Site Selection and Solar Orientation

Select a site with good solar exposure and airflow.Orient the long side of the house to within 22.5° ofsouth when possible.

South-Facing WindowsPlace windows on the southern facade for heat gain during cool months.

Natural VentilationLocate operable windows to allow for natural ven-tilation and airflow as a means of efficiently coolingthe house.

Vegetated ShadingEstablish deciduous trees, shrubs, or trellised plantsto shade the house during the warmer months andallow sunlight in during the cooler months.

Porches and Architectural ShadingCorrectly size and proportion porches and over-hangs to shade windows on the heat-intensivesouthern and western facades.

Evergreen and Landscape WindscreensProtect the house from prevailing winter windswith coniferous trees and shrubs.

Light-Colored RoofUse a light-colored roof to minimize heat gain dur-ing the warmer months.

InsulationInsulate the house well to help retain comfortableindoor temperatures. To protect the insulation frommoisture, install a vapor barrier.

N E

SW

Correctly orienting the house on the site can provide

passive solar energy to warm the house in the cool

months when the sun is lower in the sky.

Appropriately placed and sized porches and overhangs

will help to protect the house from heat gain in the

warmer months when the sun is higher in the sky.

High Ceiling HeightsCeiling heights of nine or ten feet provide space forhot air to rise above the living zone. This alsoallows for taller windows, which provide more nat-ural ventilation and lighting.

Foundation PlantingsPlant small shrubs and groundcover around thehouse to shade pavement and keep the house andoutdoor spaces cooler by reducing reflected heat.

ShuttersOperable shutters can shade windows from the hotsun while allowing for cool natural ventilation.They also protect windows from harsh weather.

Natural DaylightingPlace windows to provide natural light throughoutthe day. Sunlight is free and energy-efficient; it cre-ates a healthy, enjoyable indoor environment.

Thermal MassWalls and floors of significant mass (concrete orstucco) should be placed, sized, and surfaced toreceive and absorb sunlight. Some of the lightreaching these surfaces is converted to heat energy,which is stored in the mass and then released intothe house when the temperature drops.

1

2

3

4

5

6

7

8

9

10

11

12

Minimize Air LeaksProperly seal around all wall penetrations, win-dows, and doors with foam insulation or caulk,while still allowing for adequate air exchange tomaintain indoor air quality.

Reduce Mechanical Heat GainReduce the amount of heat gain from lightbulbs, ovens, and other sources inside the houseduring the warm months. Use compact fluores-cent light bulbs in place of incandescent bulbs.

24


C 1 Utilize Existing TopographyMinimize the need for cut and fill site grading and expensive, energy-intensive site preparation.

2 Preserve Existing Vegetation

Select well-established trees, shrubs, and plants onsite to maintain or transplant, reducing the need toplant new vegetation.

3 Recycled MaterialsSpecify renewable, reclaimed, and local materialswhen possible. This decreases the amount of energyneeded to produce and transport materials.

4 Optimum Value Engineering FramingUse OVE framing to reduce the amount of lumberneeded for construction and to allow for more effi-cient insulation.

5 Mechanical System PlacementDesign mechanical systems to make efficient use ofmaterials. For example, place the bathroom near orabove the kitchen to minimize the need for extraplumbing.

6 Mechanical System DesignSize the mechanical systems appropriately,taking into consideration the size, insulation,and passive solar design of the house.Design the mechanical systems efficiently to reduce material inputs.

B.Material and ConstructionEfficiency StrategiesEfficient design and construction decreasesand diverts construction waste, saves energy,and preserves valuable material resources. Withproper design and planning, the followingtechniques can decrease construction time andcosts while saving residents considerablemoney over the life of the house. Resource effi-ciency techniques should be considered in thedesign, construction, and landscaping ofNeighborly Habitat Houses.

7 High Quality MaterialsUse high quality materials with longer lifecycles.The greater initial cost is made up for in higherenergy performance and reduced maintenance.

8 Minimize PavingMinimize the amount of paved surfaces to reduceconstruction costs, materials, and runoff whileincreasing groundwater replenishment and thearea for vegetation.

Minimize Size of HouseMinimizing the size of the house inherently low-ers the amount of material resources and energyneeded for construction.

Minimize Construction WasteDesign and construct the house to avoid excessmaterial waste. When possible, recycle materialsthat are not used during or are left over from construction.

Use Engineered and Certified LumberUse engineered (non-formaldehyde) and ForestStewardship Council certified lumber to decreasethe environmental impact on old-growth forests.

23

6

5

4

1

7

8

Natural LightLarge, thoughtfully placed windows create a light-filled room without the use of electric lighting.Studies have shown that people thrive in naturallylit environments.

GarageDetach the garage from the house, or provide adequate sealing and use separation to prevent toxic exhaust fumes from entering the house.

Natural Building TechniquesConsider natural building techniques and materialsas a way to improve indoor air quality and avoidtoxic materials.

25

1 Day and Task LightingMake use of natural sunlight and task lighting as a means of conserving energy.

2 InsulationProper insulation reduces air leakage and preserves indoor air temperatures, thereby decreasing the amount of energy consumed by mechanical systems and decreasing energy bills.

3 Ceiling FansUtilize fans to circulate air and reduce the need for energy-intensive air conditioning.

Low-Toxicity and Natural MaterialsChoose building materials, furnishings, and finishes to affordably avoid PVC, formaldehyde,arsenic, chromium, and other toxic chemicals.

Ventilation, Humidity, and MoldInstall operable windows and mechanical ventila-tion/moisture control to improve indoor air quality and discourage mold growth.

C.Energy and Life-CycleEfficiency StrategiesWhen inter-related mechanical and naturalsystems are designed in conjunction, higherefficiency levels for water, electricity, and fuelsusage can be achieved. These strategies aremost effective when used in partnership withpassive design strategies.

D.Living EnvironmentPeople spend an average of 65% of their livesindoors, making indoor air quality extremelyimportant to the health of residents. Naturalventilation, natural lighting, and comfortableoutdoor spaces add to the health benefits ofHabitat houses.

4 Well Sealed DuctworkSeal the ductwork to reduce air leakage into unconditioned spaces.

5 Efficient Appliances and Plumbing FixturesReduce energy and water consumption by specifying Energy Star rated appliances.

6 Efficient and Insulated Water Heater and PlumbingReduce the energy used to heat water by insulating the water heater and hot water pipes.Solar water heaters drastically reduce energy consumption.

7 HVAC SystemSize HVAC equipment appropriately by considering the size, insulation, and passive design strategies above. This reduces the cost and energy required to operate an over-sized system.

8 Water Catchment and GreywaterUse greywater or water collected from the roof in a rain barrel to irrigate landscaping. This reduces the need for freshwater and minimizes the impact on wastewater systems.

9 XeriscapingUtilize this method of landscaping to avoid supplemental irrigation.

10 Native or Edible LandscapePlant native plants suited to the local climate and soil to decrease water and chemical inputs and provide animal habitat. Edible plants supply local, inexpensive food.

11 Energy-Efficient WindowsInstall double-pane, insulated, and Low-E coated windows to mitigate radiant heat gain in the warmer months and reduce heat loss in the cooler months.

Indoor PlantsSelect indoor plants known for their beauty andability to purify air.

LandscapingSelect vegetation and landscaping to avoid theneed for toxic chemicals, fertilizers, pesticides,and herbicides.

Outdoor SpacesDesign the porch and landscape to provide comfortable outdoor living spaces and transitionsto the outdoors.

10

11

3

1

2

45

8

67

9

Note: Refer to the Landscape Patterns section for information on sustainable landscape principles.

26


C

Designing for V is i tabi l i ty and Accessib i l i ty

Houses, like neighborhoods and public buildings, should be accessiblefor persons with physical disabilities. This requires careful thoughtwhen faced with areas of varying topography. Different conditions callfor different solutions.

For sites where the first floor must be 1'-0" to 4'-0" above grade,visitability and accessibility can best be achieved through the use of sitegrading and one-grade level entry. Keeping site grades to 5% or less willreduce or eliminate the need for ramps. On steep sites, it is often pos-sible to provide access without steps at the side or rear from an adjoin-ing driveway or sidewalk. Where ramps are necessary, accessibilitycodes require that they have an 8.33% maximum grade and railings onboth sides. In extreme cases, mechanical means such as small personalelevators, chair lifts, and porch lifts may be necessary.

Inside the house, visitability—the most basic level of accessibility—includes circulation on the entry floor and into one bathroom accessi-ble by a person in a wheelchair, with doorways offering a minimum 32 inches clear passage. When carefully planned, there is rarely a need toadd space to the floor area of a house to provide visitability or accessi-bility. Visitability costs even less than accessibility, usually adding, atmost, about $200–500 to the construction cost of a single-family house.It is a feasible strategy for all housing.

Exterior Ramp

Sloping Site

Embedded Ramp

Small Internal Elevator

Interior Stair Lift

Interior Chair Lift

Elevator

Cross-Section with Zero-Step Entry

If H = 2’ then L = 40’

If H = 4’ then L = 60’

No ramps or railings need-

ed if a walk or driveway

can provide access from

one end of the house.

Shared Ramp

H

L

Designing Anci l lary Structures and Park ing

In some cases, a single-family house may be front-loaded or rear-loaded with a covered parking pad or a garage. When front-loaded,the garage is best placed back from the main face of the house,allowing for the main body and entrance of the house to remainprominent.

When rear-loaded, the parking pad or garage should remain atthe back of the lot close to the alley or access lane, preserving abackyard. Garages should complement the main building in appearance and color. In general, single-family attached buildingsare rear-loaded.

Parking for Single-Family Houses and Single-Family Attached Buildings,as may be required by local conditions

Parking for multi-family buildings is best handled in small parkinglots at the rear of the buildings. Incorporate garages to give scale toresidential parking lots.

When planning a mixed-use building, explore shared parkingstrategies. On-street parking is an integral part of a comprehensiveparking strategy in mixed-use environments.

Parking For Multi-Family Buildings

Ancillary structures, such as garden or storage sheds, should beplaced in much the same way as parking structures, toward the backof the lot. They should complement the main building in appear-ance and color.

Ancillary Structures

A front-loaded

garage is set

back from the

front facade of

the house.

A rear-loaded

garage is

placed in the

back of the lot.

Single-Family Attached

buildings with rear-loaded

garages

House

Parking Pad

Parking Garage

When possible use existing

changes in topography to

address parking.

An alley provides access to parking for thesesingle-family attached buildings.

In this example the garage

is placed forward of the

main body of the house,

obscuring the front door.

Shared parking for multi-family

buildings is located off-street at

the rear of buildings.

Integrate larger garages

into residential parking in

the rear of lots.

27

housing patterns - institute of classical …...12 housing patterns a pattern book for neighborly...

Documents