by Catarina Ferreira, AIA

Our 9 unit + office mixed-use building on 9th St NW, in the Shaw and Naylor Court Historic Districts, is well into construction. Underpinning was just completed. It was no easy task.

At first glance, the design proposal looks like a building on top of a building, but in reality, and as far as construction is concerned, it is a building within a building. The construction photos below make this clear.

What looks like an enclosed space in the photo above are actually foundation walls for an exterior sideyard in the central part of the building.

In order to preserve the existing historic carriage house at the rear of the building, a series of steel beams were introduced in order to create a temporary bridge under which to excavate, underpin foundation walls, and eventually frame the first two stories of the building. Once the existing structure is supported by the new construction under/within it, the steel ‘bridge’ will be removed and construction can progress upwards, in a logical sequence, instead of downwards, as has been the case up to now.

While the end result appears to be simple, it’s easy to underestimate the complexity of building a project such as this.

The proposed alterations to the carriage house, with taller portion of building visible beyond.

The end result will be not so much an addition onto a historic building, but rather a sleek, contemporary new building within the original historic structure.

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.

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.

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.