Johnson Avenue Loft

This is a loft in Washington DC, located on Johnson Avenue, which is a unique little alley/street running north/south located between 14/15th and R/S Streets. The orginal 1890’s structure started life as a glass factory which was converted to a truck repair garage in the 1940’s, when the 14th Street corridor became a regional center for automobile showrooms. (almost all of the significant structures along 14th between P and U Street were built as car showrooms) The building was converted to Lofts in the early 80’s, one of the first true loft buildings in DC.

I purchased the ground floor unit of this 5 unit structure in 2001 from a couple who had gutted the space and before renovations could commence had divorced. The space was completely raw, and while it was not only difficult to market, was nearly impossible for a buyer to acquire a mortgage on a space with no Kitchen or Bath. I had to pay cash to acquire the space, but it was a huge bargain.

My original plan was to flip the unit, but after nearly 2 years of renovations and additions I decided to live here. My partner Don was not initially eager to live in a cavernous loft, preferring something more traditional. Due to his concerns, and my own feeling that the typical “loft” concept as defined by exposed ductwork and overt industrial surfaces was not necessarily the only way to treat this space. I felt you could create loft-like interiors yet conceal ductwork and mechanicals and insert elegant finishes as well; all while revealing and respecting the original structure and keeping the space as open as possible.

The existing shell had fantastic space but many flaws that provided severe restrictions. The entire structure of the building is 3 stories to the rear, which was the original glass factory. In the 1940’s a large one story concrete structure was added to the front, and literally abuts the sidewalk. Our unit comprises the entire one story concrete structure with the exception of a corridor that leads to the rear part of the building.

The only window in the entire space was the original garage door off Johnson Ave. Mid way back was a spindly and tall spiral stair leading to a tiny “pop-up” on the roof. Further back toward the rear of the space was a very large industrial skylight the provided daylight, but no access to fresh air. In addition the skylight gave the effect of being at the bottom of an enormous elevator shaft. At the very rear of the space was a second garage door which had originally led to the rear of the structure.

The space has approximately 14 foot ceilings throughout, with massive concrete beams spanning from side to side. The original concrete floor was even with street grade at the front, and about 2/3's of the way back started sloping up about 2 feet to the rear. Nearly the entire roof was an enormous terrace. The ceiling consisted of a 9” thick concrete slab with 1” diameter re-bars running throughout.

My first inclination was to pull the front windows back from the sidewalk to allow for a small outdoor space facing the street. This gave us a little privacy in the front, allowed for some modest planting, and also provided a new larger window wall. Next I removed the large industrial skylight which had failed structurally and would have cost thousands to replace. Instead, I installed floor to ceiling walls of glass around the perimeter of the existing roof opening and created an interior courtyard which is open to the sky. Not only does this allow for operable windows to provide air flow, even though the roof opening is the same, there seems to be more light into the interior. Now, one can look outside without looking up into a shaft. This also gave us an additional outdoor space, which provides a visual separation of the rear bedroom area of the space without resorting to solid walls. In the evening with all the lights on, you can see through the outdoor area back into the interior of the rest of the apartment.

Since the concrete floor sloped up for about 30 feet at the rear, I installed wood platforms at different heights to accommodate the slope. These platforms also conceal all of the new mechanical, electrical and plumbing facilities. The additional floor height also seems to make the rear area more intimate.

The next major introduction was to remove 2 of the ceiling bays, a project which consumed 2 months of concrete demolition. By adding a second floor accessed by a dramatic curving stair we gained about 500 square feet of space encompassing a Master Suite with balconies overlooking the Living area below and providing direct access to the remainder of the roof terrace. While the addition did occupy some of the existing roof area, we still have a 30 foot by 20 foot paved terrace. The other main advantage of this addition was the provision of additional light into the main floor area, with 2 walls of floor to ceiling windows, daylight now floods the interior.

The various platforms help delineate the space while retaining the lofty openness. The initial view upon entering is of the sinuous metal staircase rising up into the 27 foot high Living area. The stair curves in plan and elevation, forming a helical shape formed by 2 steel beams which had to be welded onsite. The railings are horizontal metal rods. There is a mosaic tiled water pond beneath the stair.

The kitchen essentially overlooks the entire space, containing a 12 foot long granite topped island which separates the cooking are form the entertaining area. The kitchen is anchored by a 48” commercial range and flanked on either end by sub-zero units at each end. (a full refrigerator to the right and a full freezer to the left)


The interior courtyard is flanked by closets and laundry. The 2 bedrooms in the rear are separated by sliding glass pocket doors, which are mostly kept open, except for overnight guests. There is an all white bath off this area as well (my little homage to the Delano Hotel in South Beach).

The Master suite rather than being constructed atop the existing roof is nestled down between the concrete roof beams. I felt this kept the second floor stair landing from feeling to vertical and kept the space more intimate. We were also constricted on the height of the addition. To the front we could go higher, but at the back we were restricted to the height of an existing 6 foot high fence separating our roof terrace from 2 adjoining ones beyond. In order to get the required head room at the rear of the new addition, it was essential to lower it below the existing roofline. Because the area between the 2 beams was just not quite enough space to accommodate the Bedroom, Bath, Closet, Bridge and Balcony, the front wall of the addition projects beyond one of the existing roof beams, which resulted in a raised ledge. In the Bedroom this provides additional space (where I located a new fireplace), though while not providing more floor area, makes the room feel larger. Outside the bedroom, stairs up to the ledge provide access to the outdoor terrace, and a bridge area that overlooks the living area.

DC Loft

Check out this loft I did in DC. This was a one story space on the top floor of a small building that had been converted to lofts back the 80's. For this project, I cut out the entire roof and raised the space up 1 1/2 floors. There is a new mezzanine level above the main living area, and a new master suite on the new top floor. The top floor also opens out to a large roof terrace. The spiral stair leads up to a rooftop deck with views of the entire neighborhood.

http://www.homevisit.com/mlsTour/?id=31367&source=1

Inspiration

If you look at my houses in Delaware, they are often inspired the farm buildings that dot the landscape along the rural back roads leading to Rehoboth. I have, much to the chagrin of my husband, taken many a detour on obscure back roads to see something new. These are just a few examples of the beauty I find in simple agrarian structures. The photo above symbolizes to me the beauty you can find in this simplicity. The simple “monopoly" box shape, the subtle colors and elegant profile. I love the geometry of the small openings.

I often find there is a sort of poetry about how many farm building are sited. As if a painter assembled them for just the right picturesque view. Do you think farmers think of this? Anyway, you will probably notice a great similarity to some of my houses, in the way I articulate distinct, interconnected "pavilions", so that each project is something like its own little village.

You often see these structures that have been enlarged over time. I admire how the intersecting planes and gable structures relate to each other to form an overall coherent whole.

This is a little country church is Starr MD, located on route 309, just off 404. (a great shortcut to beat the traffic leading up to rt. 50!) Other than the odd little chimney, the simple structure, and the large double-hung windows to me create a very compelling profile. Simple, yet powerful.

Prototype Rehoboth Beach Cottage

Awhile ago, I had the opportunity to design a house on a small lot in Rehoboth. The project did not get built, and has been sitting here on my desk, so I thought it might be interesting to show how to get 3,000 square feet of house, including a pool on a typical Rehoboth lot. The Hersh Residence that I also designed and is now built, has a similar concept, but is more modern, and was designed before the more restrictive new zoning code. I also designed a house located at 18 Park Avenue that has a somewhat similar concept, but does not have a swimming pool, and having been built in 2003, was also designed under the old building code.

This house is designed to fit onto a 50x85 lot in accordance with the current Rehoboth Zoning Code. The typical lot in Rehoboth is actually 50x100, so this house would obviously fit onto the larger typical lot, or the connecting center wing could be elongated to allow for a larger interior and a larger pool court.

The idea for this house, was to fit it into the existing context of the typical original cottages of the Pines, which are very small. In that vein, I kept the front of the structure smaller, then provided a rear wing which is both wider and taller, maximizing the allowable zoning envelope. In the center is a narrow connecting wing. The resulting “C” shape forms a courtyard in the center that allows room for a pool.

The front wing contains a large Living/Dining area on the first floor. The entrance to the house is on the side, and an entrance gallery lined with French doors connects to the center of the house. The center wing contains a large open kitchen and sunroom on the first floor, and would also have tall French doors opening to the center pool court. Part of this area would be a 2 story space.

By maximizing the allowable height and stepping it down to grade, the rear wing would be 2 ½ stories on a raised ground floor. The ground floor would contain laundry, bath and circulation area that would all open to an open-air covered porch containing an outdoor fireplace. The porch would also connect directly to the center pool court.

Just above the ground floor and located only a few steps up from the center wing would be a large master suite. The bedroom would have floor to ceiling windows opening to the center court. A dressing area, walk-in-closet and large bath would complete the suite. The bathroom has a large vessel soaking tub, and a very large walk-in shower with french doors to an outdoor balcony.



The second floor of the house would contain a 2 bedroom suite in the rear wing, with a shared bath. This area would also contain a stair up to the attic level. The front wing would contain another 2 bedroom suite with a shared bath. Loft space in the center surrounding the 2-story sunroom and also provide a bridge connecting the two wings of the house. Two of the bedrooms would have views into the pool court, and the connecting bridge would have floor to ceiling windows facing the court as well. The loft adjacent to the front wing could provide office space or addition lounging/sleeping area.

The top floor of the rear wing would in effect be an attic story. By adding a dormer on the rear, I provided a space for a large daybed which could provide an additional sleeping area or a space to read or nap. This area would open to a large open-air "sky porch" The code does not permit roof decks, so this would be a room nestled into the volume of the house to avoid the need for railings, yet provide a space atop the house to sit outside and enjoy the tree-top view of the Pines.

The front elevation would have very tall windows on the first floor, and dormer windows on the second, to keep the profile of the front lower and more in scale with the context. The entrance on the side helps the facade appear less formal. With appropriate landscaping, the rear wing of the house would be barely visible.

The side facade facing the center pool court with open up much more and have walls of glass. Sited ideally, this facade would face south and provide great daylight into the interior.

A section through the center wing shows the 2 story volume and the connecting bridge. This view also shows in elevation the "cut-out" in the roof that would provide the sky porch.

A section through the house front to back shows the relationship of the wings and stories. Nearly every room in the house would open into the center space.

One Wades Court, Rehoboth Beach DE

SIDE

REAR

SITE PLAN

FIRST FLOOR PLANSECOND FLOOR PLAN


THIRD FLOOR PLAN

REHOBOTH BEACH JANUARY 19TH, 2009

Today is my birthday and we are in Rehoboth for the weekend. This morning I awoke to a winter wonderland and decided to share the photos. These were all taken about 730am today. You should be able to double-click on them to enlarge.

The towers at Gordons Pond

The lighthouse in the circle

The Rehoboth Bandstand

Dolles on the Boardwalk

The bridge over Silver Lake

Canal Corkran

Our house in the snow