MEMORY VS. CARICATURE

by Catarina Ferreira, AIA

Working within historic contexts is always a challenge. I recently presented a design concept for our 9th St Mixed-Use development to the DC Historic Preservation Review Board. The discussion with board members was a fruitful one, and I found myself having to explain how I believe compatibility with Historic fabric can be achieved, beyond respecting massing and scale, without resorting to creating caricatures of it. I found myself saying: “there is much more value to historic buildings than their appearance.” I strongly believe that replicating their appearance provides only a superficial level of compatibility, and does not lead to quality architecture.

Alain de Botton is a philosopher an writer whose work I enjoy. One of his books is titled ‘The Architecture of Happiness.’ In this book, de Botton confirms what I have believed for a long time: memory is the mechanism through which happiness can be triggered by architecture. de Botton also states that evoking memory is best done with subtle hints, not literal reproductions of particular memories. I believe the same applies to working within historic contexts. I know this to be a fact. On my first trip to Italy over 20 years ago, during a study abroad program, it was a particular crispness in the autumn air combined with the sound of traffic and motorcycles and smell of espresso that made me feel at home, not so much the many visual architectural and urban similarities that exist between Italy and Portugal, where I grew up. Somehow when there are too many similarities, it is the differences that stand out. I agree with de Botton that memory is triggered by subtle, often invisible things, by atmosphere, not decoration, and is created by experiences, not appearance (unless it’s the real thing). How to create atmospheres that trigger memories and (hopefully) architectural happiness is certainly a large, elusive goal, but one of my professional quests. Strangely, not many architects seem to have written about this to date; I’m glad philosophers have.

Along Washington DC’s 9th St NW, historic buildings are often comprised of a front building with commercial space at ground floor, residences above, an open outdoor courtyard, a carriage house, an alley. There are large glazed surfaces, often divided with slim mullions, creating a latticework like appearance that is engaging, inviting and adds significant character to the streetscape and interior spaces alike. There is also a simple, slightly industrial/utilitarian aspect to the carriage houses and portions of buildings facing the alley.

A frontal view from across 9th St NW.

Our proposed building tries to evoke the memory of traditional buildings in that portion of the city in the following ways:

• Our building replicates the traditional arrangement and sequence of spaces, down to the utilitarian carriage house at rear, the private path to the alley along one side, the open courtyard to bring in light to the interior of the block.

• The front glazed facades evoke the large glazed storefronts that occur up and down the street, and sit lightly on top of the existing building, instead of hiding by trying to replicate traditional roofscapes. They are visible but ephemeral, confident but respectful, and I believe they are positive additions to the building, and contribute to creating a more memorable architectural experience of it from all angles.

• The interior courtyard/side yard space is surrounded by simple wall surfaces, black mullioned glazed surfaces, and contains a partially open stair leading to a roof deck, eluding to the industrial aesthetic often found in the traditional courtyards. It is a secret space of sorts, as are the historic courtyards, hidden from view from the street and alley side, and provides precious light to the dwellings that face it.

• The carriage house reflects a similar simple, industrial aesthetic, and replicates historic functions in existence along many Washington alleys: parking, passageway to alley, an apartment on top.

• The treatment of interior spaces within the building will reinforce the atmosphere defining qualities of the building described above.

An aerial view from the North.

Interior view of one of the larger dwelling units in the building.

Some comments were made about the scale of the building, which is slightly taller than others on the block. In reality, similar disparities in height already exist. Many buildings along that side of 9th street vary in height by one story or more. There is a tendency in Historic Preservation circles to accept such conditions if they already exist, but not necessarily when they are proposed in new construction or alterations. It is important to recognize that present day is also part of history, and we shouldn’t have to hide behind the past.

I believe great cities are made of layers of history, that coexist in a positive way, helping to create an overall more memorable urban experience, and I am confident that this building will do that as well.

Thank you, DC HPRB members, for your unanimous support of this concept application, albeit with the condition that we take a second look at the scale and massing of the rear addition and carriage house alterations. I wholeheartedly agree that this aspect of the project requires further refinement.

THE DREW CONDOMINIUM - LEVEREGING THE HIDDEN DIMENSION

By Catarina Ferreira, AIA

Condo conversions are happening throughout Washington DC at an extraordinary speed. Everywhere you turn it seems single-family row houses are suddenly becoming 5,7, 10-unit buildings overnight. Many of these smaller scale multi-unit buildings throughout our city end up being pretty much the same: a box with a bay window on one side (levering projections into public space, of course), and perhaps a penthouse, unless that triggers hefty payments to the Housing Development Fund, in which case we get a dumb box sticking up on one side, providing roof deck access (a must have). And guess what, the apartments sell, the developers make their money, life goes on. However, this is not architecture, it is production. it is unfortunate, given that this project scale holds the opportunity for so much inventiveness.

Given their unique position in-between scales, every design decision must be carefully considered, as it can either trigger the additional code requirements of larger buildings or avoid them altogether. It is in leveraging that hidden dimension in between building scales that an investor’s ROI is truly maximized. Pushing the limits on building size, number of dwelling units, and efficiency are obvious strategies for doing so, inventiveness, design quality, and quality of space not so much. When the focus is on profits at all costs, the outcome is never pretty, regardless of what industry we are talking about.

Many of our multi-unit residential projects hover in that scale between 3/4 story row house and 4/5 story mid-rise buildings. Ranging from 2 to 10 dwelling units, many are literally on the edge in terms of egress/access code, as well as zoning constraints. In a nutshell, most have all of the requirements of much larger buildings, but none of the repetition. Each is a 3-d puzzle waiting to be solved. I call them ‘in-between projects.’ They are a though nut to crack, but a satisfying one. Often the best solution lies in a blurry line hidden between meeting the project brief and pushing the zoning/code constraints to their limit, both to maximize the building size and number of units or their quality, often both.

Let’s look at our Sherman II project, currently under construction as a test case.

In this project, the intent was to maintain the majority of the building facade, one of two identical facades side by side. Both buildings were once owned by Charles Drew, an African-American pioneer in the development of the technology behind blood transfusions. Find out more about Dr. Dew here. We wanted to keep the majority of the facade in place instead of erasing its history. Keeping a facade, adding to it, and ending up with something other than a Frankenstein of a building is pretty hard to do.

This is a 3-unit project, but generously sized 3-bedroom apartments. There were no tough constraints here at first glance. We could have accommodated the 3 dwelling units within what was previously a 2-story building, with perhaps a rear addition. Done, cheaper to build, and the units would probably sell. Facade could have been 100% maintained, as was done next door. Done.

Why bother? Needless to say, we took the project the project in a different direction.

In this case, maximizing the number of units was not the goal, due to Zoning constraints. Providing large, quality units was the goal. By pushing against the limits of allowable building height at the rear, while keeping it 1/2 story of so lower at the front, allowing the existing facade to breathe and helping to maintain the scale of the block of two semi-detached buildings. In doing so, we helped the developer create a larger building, with more sell-able sq ft, and all the units created are 3 bedrooms. Creating family-sized units was a crucial aspect of the project, as it is located in a 2-unit max. Zoning District, and BZA relief was required in order to construct 3 dwellings. The abnormally large lot size opened the door for this possibility.

In addition to getting larger units, our stepping the building height towards the back also allowed for the creation of a 1.5 story living room at the top unit, and roof deck towards the front (a must have). Finding a way to get up to that roof deck while meeting zoning constraints was a project onto itself…

Now nearing the end of construction, the project is coming together, and one can start to see what is to come. The bonus 1/2 story we created, with its access to the roof deck and the perch over the spacious living room below, is a real plus. Every morning, whoever lives here, will walk-out of their bedrooms and walk towards this, as the sun rises, then descend to the spacious living room level overlooking Sherman Ave NW.

Occupying the upper story while walking towards the roof deck, the sensation is one of being suspended in space, in an in-between dimension no one knew existed.

WHEN EVERY INCH MATTERS

Yesterday we obtained BZA approval for our Colorado Condominium building, a ground up 5-unit development coming up near Georgia Ave NW. Obtaining approval for what amounted o 3 variances and 2 special exceptions was not easy, and required a very strategic balancing act between developer goals, community/ANC desires and the Zoning Regulations. The building consist of 3 stories, cellar and penthouse, and 3 2-bedroom and 2 1-bedroom dwelling units in a mere 3,690 sq ft.

The original building proposed was larger and required a variance for increasing FAR. Early in our coordination efforts with the ANC and the Office of Planning, it became clear that in order for us to obtain approval for a higher density development it was important that it include one affordable unit. As a result, we opted into Inclusionary Zoning, allowing us to increase the FAR of the building without the need for an additional variance. While other variances were still required, they resulted from the higher FAR allowable under IZ guidelines. We would have to propose a much smaller building, however.

In order for the project to remain viable it was important that it contain at least 5 quality dwelling units. Fitting that many units into the framework we were working with was like solving a 3-D puzzle. Here are some of the ways we were able to increase the use of the very limited square footage we had to work with:

• ground level units are accessed directly from the side of the building, eliminating the need for redundant interior circulation;

• shared stairs/hallways are minimized. The building has a mere 116 sq ft of shared space, and the efficiency rate is just under 97%.

• we took advantage of planar and sectional relationships between various building elements, by interweaving them in a ying-yang manner;

• we manipulated the building height by creating an attic level, allowing us to stack a stack up to the penthouse 1/2 outside the footprint of the penthouse itself, which needed to comply with setback requirements;

• we created a series of pivoting bay window boxes that allowed us to gain living space on the interior of the each unit as needed due to interior layout constraints, without being constrained by consistent exterior walls;

• we employed an exterior stair as the second means of egress, avoiding unnecessary increases to FAR.

The circulation spine of the building, with only a front entrance vestibule and one flight of stairs as shared space.

Back to back duplexes occupy the 1st floor and cellar levels.

The 2nd floor contains a 1-bedroom unit at the front, and 1/2 a 1-bedroom duplex at the rear.

The 3rd floor contains the bedroom and bathroom for the 2nd floor duplex unit, along with the main level of a 2-bedroom duplex unit that also occupies the penthouse.

Although they appear to be merely formal in nature at first glance, the pivoting bay window boxes are tools to help us solve our 3-D puzzle, as mentioned previously, and to help us to address the surrounding context. They break up the building vertically, serving as a way to break down the scale of the building with respect to smaller neighbors to the South, and provide a sculptural response to this building on a corner lot abutting an alley. The lowest of the boxes in similar in scale to front porches of the neighboring buildings, further helping to bridge between the older buildings and ours.

BETTER TOGETHER

In many areas throughout Washington DC, mixed use/commercial zoning districts are adjacent to residential districts, creating large disparities in scale at their borderline, often between one side of the street and another, or between a corner and the rest of the block.

Following on my previous post regarding design strategies for pop-up additions to traditional row houses, I would like to share some early images of a new project on the boards that is, to say the least, the Mother of all Pop-Ups. It happens to be in a mixed use district, which allows much larger buildings than the single family traditional row dwellings that currently existing along that block. With that in mind, we are approaching the design our our 12 unit building as a prototype that could potentially be repeated down the block, or at least a portion of it, creating a larger scale version of the rhythm that exists along traditional blocks of row dwellings throughout the city.

The Mother of All Pop-Ups

Better Together

While our proposed building by itself towers over its neighbors, when repeated as module it becomes a playful reinterpretation of the smaller traditional blocks or row dwellings surrounding it, and can act as an effective bridge between the scale of the row dwellings and that of nearby commercial buildings.

As we all know, many traditional row house blocks were designed as repeating modules, and were often built as blocks at one time, not individual buildings, resulting in beautiful rhythmic streets.

Of course, designing prototypes that work well as a larger group and allow for the creation of more (much needed) dwelling units without sticking out like a sore thumb sounds great from a planning stand point, but given that each row dwelling is owned by a different family, it is not the most realistic approach. But who knows? Hopefully at least one of the neighboring buildings will go up for sale one of these days…