Housing

Capitol Hill’s Other Bauhaus(es)

As well as being the name of Capitol Hill’s premier coffee house and a 1980s Goth band, Bauhaus was the name of the modern movement in architecture’s most famous design school. Perhaps the most famous, ever. The only competition for such a superlative may be for the École des Beaux-Arts, the Parisian school that is most (in)famous for its pedagogy of classical architecture, and whose pre-immanence was in fact eclipsed once the Bauhaus came into being in the early 20th Century. The Bauhaus was justly famous as a school for painting, sculptor, dance, graphic design, but it was in the field of architecture that its legacy was — and is — strongest. Modernist icons such as Mies and Gropius both lead and taught at the institution, and both followed with highly successful and influential professional careers after the Bauhaus was disbanded by the Nazis prior to World War II. The design pedagogy taught resulted in some of the 20th Century’s best buildings, including that of the school itself, designed by Gropius and pictured below.  

[caption id="attachment_2113" align="aligncenter" width="550" caption="The Bauhaus (Source: Wikipedia)"]The Bauhaus (Source: Wikipedia)[/caption]

 

It would be hard to underestimate the influence the Bauhaus had on design schools in the United States. After its closing many instructors came here to continue their teaching careers and professional practice. Gropius landed and Harvard, while Mies ended up at the Illinois Institute of Technology in Chicago. Even tiny Black Mountain College (no longer extant) in the mountains of North Carolina landed some Bauhaus alums. The design approach taught was, in its time, at the cutting edge. So cutting edge, in fact, that it was initially a design approach typically found only in larger cities or for larger clients or more prestigious buildings. That was of course bound to change with time, but smaller markets (as Seattle at the time) were longer to embrace the Bauhaus aesthetic, especially for smaller, developer driven buildings. Education also had an influence on the Bauhaus’s dissemination into the U.S., as the Beaux-Arts tradition was what was taught at the vast majority of our universities well into the 1930s, and most likely at the U of Washington as well.

 

[caption id="attachment_2114" align="aligncenter" width="720" caption="303 Harvard Avenue E Corner View"]303 Harvard Avenue E Corner View[/caption]

 

And though perhaps a bit slower to arrive at the modernists dance, Seattle’s Capitol Hill is fortunate to have several Bauhaus/International Style (similar time period and aesthetic) influenced apartments of various sizes, including the mid-sized beauty pictured above, built in 1949. Thirty years elapsed between the construction of the Bauhaus and 303 Harvard Ave E, perhaps enough time for a direct connection to be tenuous; however, the lineage is evident. Cubic massing, concentrated and expansive use of glass (with an emphasis on horizontals juxtaposed by verticals), and something missing form today’s Bauhaus prodigy: the crisp delineation of the depth between the buildings mass (in this case brick) verses its openings.

 

[caption id="attachment_2115" align="aligncenter" width="720" caption="303 Harvard East Elevation"]303 Harvard East Elevation[/caption]

 

Similar to the recently profiled Boylston Court, 303 has the beloved steel window, whose effectiveness as a design element is enhanced by it being framed by the more massive feel of the brick, as well as the little horizontal projections at the window heads and sills. No corner windows here, alas, but the modernist,s next favorite trick — that of the continuous ribbon window — and here deftly used in combination with concrete spandrels on the building’s most significant facade. Nice!

 

[caption id="attachment_2116" align="aligncenter" width="720" caption="303 Harvard Entrance"]303 Harvard Entrance[/caption]

 

Even the addressing numbers have the same proto-super graphic and vertical arrangement as the Bauhaus, this time with an art-deco font. The concrete entry canopy continues the thin lines above the windows in the body of the building, and is at a bit skewed from the mass of the rest of the building. No steel frames here, the window glass is framed directly into the concrete structure, lending it further distinction from the rest of the building. Especially nice is the re-entrant corner and the lone steel post. It would be nice to have a look at the interiors of the units, hopeful that they still may have some great space-age appliances and fixtures.

There are at least several other buildings of this ilk on the Hill, three of which I documented in this pamphlet: Capitol Hill Building Analysis . Each one unique, and each one worthy of providing precedent to future design projects on the Hill — all to better balance the prevalent and suffocating post-modern pastiche that is all too often referenced in the majority of our current development.

Boylston Court

Courtyard housing is one of the oldest types of housing — whether for individual or multiple families — and dates back to at least ancient Greek times. It has such a lengthy heritage for several reasons, including interior cross ventilation and increased access to daylight. Outdoors, there is the ability to achieve a well-defined (and defended) space, which can be completely enclosed or open. Capitol Hill has its own assortment of courtyard housing, the majority most likely built before the 1970s with the Anhalts, dating to the 1920s, as the most famous example. As to the reasons for courtyards falling out of fashion I can only speculate, but maximizing return on investment must be one of them, as providing large planted landscapes not only lessens the number of units per parcel but also increases operational costs. Whatever the reasons, it is unfortunate fewer of them are being built.  

[caption id="attachment_2102" align="aligncenter" width="720" caption="Boylston Court view of Courtyard from Street"]Boylston Court view of Courtyard from Street[/caption]

 

I have a couple of favorite courtyard housing projects on the Hill, including Boylston Court, a nicely complex project just west of Seattle Central Community College, and the subject of this posting. Boylston Court has several noteworthy qualities, including a lushly planted and well maintained landscape, a south facing courtyard, and – my favorite aspect — an astonishing variety of design and detail in a compact footprint. Taken individually, the parts of Boylston Court are nothing outstanding; rather, it is in their successful assemblage that an exemplary building is found.

 

[caption id="attachment_2103" align="aligncenter" width="720" caption="Boylston Court view of Garages Along Olive"]Boylston Court view of Garages Along Olive[/caption]

 

Most likely built in the 1950s, it has many elements of that era. including roman brick and steel framed windows. I know I am not alone when I write that I am a sucker for steel-framed corner widows. And who wouldn’t be? They occur in several locations at Boylston Court, at both prominent, and well, less prominent, locations (such as this one at the above garage). But ooh, what beauties they are, regardless of location. It is a shame that steel windows today are (incredibly) expensive, making them prohibitive for most projects — a reason for us to treasure and preserve the few remaining ones we have. Other details include the most minimal of handrails (as seen  in the above photo) — similar to the steel windows there is nothing there but the minimum needed for support. Too bad such delicacy  is not allowed by code anymore . . .

 

[caption id="attachment_2104" align="aligncenter" width="730" caption="Boylston Court Southwest Corner of Courtyard at Olive"]Boylston Court Southwest Corner of Courtyard at Olive[/caption]

 

Opposite the courtyard from the above garage photo is another beloved steel-framed corner window, this time with the roof seemingly floating above it. I pray the owners never swap them out for vinyl windows (it does happen). Note how the foreground gives a hint of the courtyard landscape contained beyond.

 

[caption id="attachment_2105" align="aligncenter" width="720" caption="Boylston Court view of Eastern Building from Olive"]Boylston Court view of Eastern Building from Olive[/caption]

 

Above is an alternate view of the garage facade in the second image. Just beyond Boylston Court is an even older apartment building (in blue). Compared to the box that is its neighbor (and mind you, I do fancy boxes) Boyslton Court’s facade and massing falls with the grade. This not only creates a better pedestrian environment (garage doors not withstanding), but also creates a break in the mass of the building at both the roofline and the plane of the facade. Here is a break down in massing (that Holy Grail of design review boards) that is actually understandable and ties back to something tangible. What a refreshing departure from the current modulation craze that seems to have neither rhyme nor reason, other than a designer’s whimsy.

 

[caption id="attachment_2106" align="aligncenter" width="720" caption="Garages and Decks along Boylston Avenue"]Garages and Decks along Boylston Avenue[/caption]

[caption id="attachment_2107" align="aligncenter" width="720" caption="Facade Along Boylston with Varandah Above"]Facade Along Boylston with Varandah Above[/caption]

 

The other street elevation of Boylston Court occurs, appropriately enough, along Boylston Avenue, where the designer created one of the better apartment facades on Capitol Hill although it is (again) dominated by garage doors for a section of its length. Despite this apparent handicap (or because of it?), over the garages there is a nice and spacious verandah on the level above the garage, whose size makes it appear to actually be quite usable. Being this close to the street a nice venue is offered for the residents and passing public to informally engage with one another (or not). Here, the garages are effectively used as a base, an intermediary that helps to maintain protocols. The garages also provide modulation (that again is understandable) to the verandahs, and order the various levels of transparency of the facade as it transitions from brick to metal railing and back to brick. Classic.

 

[caption id="attachment_2108" align="aligncenter" width="720" caption="Boylston Court End Unit with Private Entry"]Boylston Court End Unit with Private Entry[/caption]

 

Further north along Boylston is still another expression, this time more of a townhouse or even a single family home. Making a return appearance is the delicate guardrail from along Olive and the much-loved corner window. This unit even gets a bit of a front yard and entry porch, in place of a verandah, as well as its own set of stairs. Despite this entry being the fourth (fifth?) design treatment of the street frontage of the modestly sized project, the complex’s over-all architectural unity remains in tact. This is an extremely delicate balance to maintain, especially with so little street frontage. To have all of these parts flow cohesively is not something to take for granted, as each section can simultaneously stand on its own merit while still contributing to the greater whole; however, it is not just the buildings that play a role. The landscape’s design is equally important, be it the built landscape of the verandahs, the micro, intimate front yard noted above, or the the courtyard, pictured below.

 

[caption id="attachment_2109" align="aligncenter" width="720" caption="Boylston Court Inner Courtyards"]Boylston Court Inner Courtyards[/caption]

 

Instead of digging a large hole, and filling it with building (a typical approach), the designers of Boylston Court approached the site differently, leading to the above-mentioned qualities.  Where this approach really bears fruit is in the courtyards. In addition to the large, central courtyard depicted above, there are two alley-sized-courtyards that wind their way up the site, to the east and then north, creating a splendid terracing and layering of space effectively creating shared landscapes that are at the same time intimate. A well resolved dichotomy.

 

[caption id="attachment_2110" align="aligncenter" width="720" caption="Courtyard Facade with Wood Siding"]Courtyard Facade with Wood Siding[/caption]

 

Above, one sees the only significant break in the otherwise uniform palette of roman brick — rough sawn cedar siding (a fuller extent can be seen the first photo); curious, that this change is somewhat buried in the courtyard, and not on the street, where it would be more ‘expressive’. Or is it? I like to think it yet another example of the designer’s sophisticated approach. Whisper, don’t scream. Also, the wood siding is a softer material than the brick, and in the designer’s eye more apropos to be within the softer courtyard, the softer landscape.

Boylston Court is a great building in our neighborhood, and a great example of how a context driven design (be that the site or the content of the building’s program) can provide a wealth of valuable clues about which to design, and lead to a building that not only fits well into its context, but enhances and creates its own. It is also a superb example of courtyard housing, and a building typology I would like to see more of on the Hill (albeit, at a greater density).

green = practical

[caption id="attachment_1649" align="aligncenter" width="700" caption="Fern Hill Terrace Apartments"][/caption] Mike and I met with a non-profit housing developer recently who indicated that one of their funders said that we should really stop talking about green building and sustainability. Their opinion was that what we are really talking about is taking a practical approach to design - focusing on reducing energy consumption, lower operations and maintenance costs.

Wow! What a refreshing change to have enlightened funders (who have historically been concerned about bottom line returns and building more with less) who truly get the triple bottom line with respect to affordable housing. By expecting affordable housing projects to be environmentally sustainable, WA state funders are acknowledging the social equity of providing healthy homes for low income families and seniors, but also the economic benefit to housing operators, and reduced energy consumption for low income tenants.

[caption id="attachment_1654" align="alignleft" width="700" caption="Typical Unit Kitchen"][/caption]

Fern Hill Terrace is a project that recently completed construction for the Multi-Service Center and Shelter Resources, Inc. It is a rehabilitation of an existing low income housing property. There are 24 family units in this project located in Tacoma, WA. Due to funding from the state, the project was required to satisfy the Evergreen Sustainable Development Standards - not only for the renovation but also for the 600sf of new construction. The great thing about the project was not only that we were able re-use the existing buildings (the best move we could have made from a sustainability standpoint), but that the residents of this apartment community were not displaced during construction. The construction occurred in a phases such that 4-6 units were renovated at a time. Sure, the residents had to move out of their units as they were being renovated, but they simply moved into another unit within the complex...which allowed them to maintain the same bus routes, driving routes, and daily schedule. For some seniors and families, this was a big deal - they shared that with me during the open house. And they were able to move back into units that were like new - new cabinets, flooring, doors, windows. The energy efficiency is dramatically improved, the indoor air quality significantly improved, and radiant heating elevated above the window to eliminate the fire hazard of the previous electric baseboards. Not to mention the improved laundry facilities, community room, low impact landscaping, and new kids playground.

Schemata Workshop is proud to serve low and moderate income families and seniors in Washington state by designing safe and decent homes - you can call them green, we call them practical.

Affordable Cohousing

[caption id="attachment_675" align="aligncenter" width="700" caption="Petaluma Avenue Homes"][/caption] A couple of weeks ago, Mike and I had the pleasure of presenting at the 2010 Housing Washington Conference.  This is an annual conference for the 700-800 movers and shakers in Washington State's affordable housing industry.  The keynote speakers* all spoke about the need for a new paradigm in home ownership - that perhaps it's not possible/sustainable for everyone to aspire to that particular American Dream.   As a homeowner who was caught in the unfortunate bubble burst (trying to sell as the bottom of the housing market started to fall out 3 years ago), it's understandable why top financial forecasters might say this.  But for those who have not yet attained that American Dream so experience the trials/tribulations it can bring, it seems unfair for someone else to pull up the drawbridge before they can even step foot into their castle.

So I don't know if it was this new attitude, or the nation's desire to return to a new "normal" where community is at the heart of what matters...but our presentation on Affordable Cohousing garnered a lot of attention compared to last year when I presented the same topic at the 2009 Housing Washington conference in Spokane.

Mike gave an overview of cohousing and I shared about 6 examples of built communities that were able to incorporate affordable units into their projects using inclusionary zoning, incentive zoning, HUD HOME funds, and Community Land Trusts.  One featured project that received a significant amount of interested was an affordable rental community- Petaluma Avenue Homes, developed by Affordable Housing Associates in Sebastapol, CA.  This 45-unit community is rented to individuals of 30-60% AMI and was designed by McCamant & Durrett Architects - the pioneers of Cohousing who coined the term and adapted/introduced the concept to North America. 

[caption id="attachment_676" align="aligncenter" width="700" caption="Petaluma Ave Homes Common House"][/caption]

 

[caption id="attachment_680" align="aligncenter" width="700" caption="Silver Sage Senior Cohousing, Boulder, CO"][/caption]

Other examples were:

Elderspirit - a senior cohousing project in Abingdon, VA with 16 affordable rental units and 13 home ownership units;

Pacifica in Carrboro, NC with 7 affordable units made possible through incentive zoning and purchased to low income families via a community land trust;

Frog Song in Cotati, CA made possible by inclusionary zoning; and

Silver Sage - a senior cohousing community in Boulder, CA that is part of a larger master planned redevelopment called Holiday Park.

Our presentation is available for download from the conference website.  http://www.wshfc.org/conf/presentations/T8CohousingGraceKimMikeMariano.pdf

We welcome your questions and comments on the presentation.  And if you know of additional examples, would love to hear about those as well.

*Keynote speakers were Nicolas Retsinas (Joint Center for Housing Studies at Harvard University) and Bruce Katz (Brookings Institute).

Capitol Hill Building Analysis Examples 11 and 12

Well, here we are, at the end of this particular folly. With clouds a gatherin', and temperature droppin', venturing forth into the grays of our winter to document the building facades of our lovely neighborhood seems unlikely, at least until the spring thaw. This has been a great diversion, and was helpful for me to not only better understand our neighborhood, but understand why the buildings documented give me pleasure. I hope the few that have followed have profited as well. Until sunny skies return, I will delve into the inner world  . . . .

 

All Images and Text Copyright Schemata Wrokshop Inc 2010