V V

CHAV SE

CONGRESS HEIGHTS ANACOSTIA • ST. ELIZABETHS

CHASE NEIGHBORHOODS PATTERN BOOK

WITH DESIGN AND DEVELOPMENT GUIDELINES

PREPARED BY GOODY CLANCY AND EHT TRACERIES FEBRUARY 2014

B PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES Contents

OVERVIEW 2 WHY A PATTERN BOOK? 4 NEIGHBORHOOD PATTERN & HOUSING INVENTORY 6 LOT SIZES & HOUSING TYPES 8 SUSTAINABLE DESIGN

9 ARCHITECTURAL STYLES

27 HISTORIC FLOOR PLANS

33 BUILDING TYPES 34 ROWHOUSE 40 SEMI-DETACHED 48 DETACHED

56 MODULAR CONSTRUCTION 58 A LOOK AT MODULAR CONSTRUCTION 58 TECHNICAL CONSIDERATIONS

59 APPENDIX

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 1 OVERVIEW WHY A PATTERN BOOK? his Pattern Book represents one element of a larger effort by the District of Columbia Office of Planning to provide a strong basis for redevelopment within the Congress Heights, Anacostia, and Saint Elizabeths (CHASE) communities. It works in parallel with the TDesign Guideline and Maintenance Handbook, which provides information about typical architectural styles in the area and guidance on maintenance, repair, and replacement issues for existing housing. The Pattern Book is based on buildings in the Anacostia Historic District, but it has broad applicability in all the CHASE neighborhoods. It conforms to local zoning, which sets out the legal requirements for development, and it provides additional design guidance to encourage infill that respects existing neighborhood fabric. This document is intended primarily for developers planning to build infill housing on vacant lots, but it may also prove useful for homeowners interested in rehabilitating their homes.

The Pattern Book examines three representative building types in historic the CHASE neighborhoods: • Building type 1: Rowhouse • Building type 2: Semi-detached • Building type 3: Detached For each of these types the Pattern Book describes unit characteristics and provides sample floor plans and elevations that illustrate context-sensitive design principles for each type. It also discusses the potential benefits of modular construction for infill development on vacant lots.

The Pattern Book focuses on single-family houses and does not include multifamily and mixed-use types. A study of the existing neighborhood fabric found that the three building types described account for the great majority of neighborhood houses. These sample floor plans and elevations are intended to help shape designs for individual sites.

2 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES USING THE PATTERN BOOK First, identify the neighborhood type and architectural style of the surrounding structures. Second, determine a building type (attached/row house, semi-detached/duplex, detached) for the infill site based on the surrounding neighborhood and street character. Use the site width and parcel location (corner or mid- block) to find a floor plan to adapt for your project. ThePattern Book should provide this guidance. For additional assistance, the Pattern Book contains a photo guide to the character of front doors, porches, and windows.

As early as possible in the project (ideally before developing conceptual architectural drawings), developers should consult the modular construction section to learn more about this building technique. Developers who decide to explore this time- and money-saving method should plan on early consultation with a modular builder in order to make the process go smoothly and realize its full benefits.

EXISTING NEIGHBORHOOD PATTERNS This book describes characteristic housing types in the CHASE communities, and the designs it presents have been tailored to reinforce the neighborhoods’ historic urban fabric. The models fit typical lot sizes in the CHASE communities (from short and narrow to long and wide) and serve a variety of household types, from couples to families to multigenerational configurations.

The parameters defining these models grew out of a detailed survey of existing residential buildings and parcel sizes in the CHASE neighborhoods. Survey techniques included GIS geometric analysis and site photography. The survey placed particular emphasis on vacant parcels, as they will likely serve as the primary sites for redevelopment under these guidelines.

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 3 OVERVIEW NEIGHBORHOOD PATTERN & HOUSING INVENTORY The map on the facing page suggests how A Detailed Survey Shaped these housing types vary in just one section of These Model Units Anacostia. The appendix includes map tiles for The Pattern Book’s model units for infill the full CHASE study area, but the mix shown here development reinforce the historic urban is typical. fabric of the CHASE neighborhoods. The models fit the area’s typical lots; can Opportunity Sites serve many household types; meet zoning for Housing requirements; and reflect market demand. This pattern book provides a range of housing The models grew out of a detailed survey prototypes that respond to different contexts and of existing residential buildings and lot sizes throughout the CHASE neighborhoods. parcel sizes that combined GIS geometric These prototypes can guide redevelopment of analysis and site photography. The survey nearly 400 vacant and blighted opportunity sites documented existing housing patterns and in residential areas, especially in the near term. identified vacant parcels that can move These opportunity sites vary in size, and different quickly into redevelopment. sizes can support different types of new housing construction: 30% could accommodate rowhouses; Existing Housing Types 31% could support semi-detached houses, and 22% are large enough for detached houses. The A GIS inventory using data provided by the remaining 17% of sites could accommodate a District of Columbia’s Office of Planning shows range of housing types, from multiple detached that rowhouses are the most common housing houses to groups of semi-detached houses and type in the CHASE neighborhoods, constituting rowhouses to multifamily structures. about 40% of all residential lots in the study area. Detached housing units account for 23% of all Exhibit 2 Suitable Housing Types Based on the lots; semi-detached units account for 19%; and Size of Vacant Parcels multi-family structures occupy the remaining 18% of residential lots. (Exhibit 1) Detached 22% (83 structures) Exhibit 1 Existing Housing Types Across The Semi-detached 31% (120 structures) CHASE Neighborhoods Mix/other 17% (66 structures)

Semi-detached 19% Detached 23% (434 structures) Rowhouse 30% (537 structures) (113 structures)

Multifamily 18% Parcels in the “Mix / other” category are large enough to (413 structures) Rowhouse 40% accommodate mayVacant different types housing types. (937 structures)

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Vacant/blighted propertyU P Ct Feet Semi-detached SF Vacant and blighted l 0 80 160 320 Feet Unbuilt residential/other use Data source: data0 .d80c.1g60ov a3n20d OFffeiceet of Planning Rowhouse HousiUnngbu itlt yrepsideesntial and other use NCoteh: "aVasceanSt" tsuiteds yinAclurdee aFpeaetrcels identified as such in th0e 100 200 400 Housing types ChaseStudyArAesasessor's datab0as1e00 a2n00d oth4e0r0 unimproved sites potentially eligible Feet ChaseStudyArea 0 100 200 Feet400 Housing typeMsulti-family NOTE: “Vacant” sitesD ecombinestached SF parcels designatedHistoric districftor redevelopment as well as designated vacant sites (both exempt Detached SF Historic d0ist12r0ic24t0 480 Feet I vacant in the assessor’s database; other unimprovedVacant and bliaghntded non-exempt) per OTR. "BlighFteeedt " sites include designa0ted 120 240 480 I Semi-detached SF Detached OStFher housing sitesH potentiallyistoric eligible dis tforri credevelopment;t and sites blighted sites (boDtaht ae sxouercme:p dta ta.ndcd.g onvo and- eOxffiecem ofp Ptl)a npneingr OTR. Feet Rowhouse Unbuilt residential and o0ther use12No0te: "Va2ca4nt0" sites include parc4els8 id0entified as such in the I (both exemptSe andmi non-exempt)-detach designateded SF vacant by Vacant anAsdses sbor'sl idgatahbaste andd other unimproved sites potentially eligible Multi-family for redevelopment as well as designaFtede veactant sites (both exempt Semi-detached SF the DCVa Officecan oft Taxan andd bRevenueligh t(OTR).ed “Blighted” and non-exempt) per OTR. "Blighted" sites include designatedD ata source: data.dc.gov and Office of Planning Other housing parcels includeRow sitesho (bothuse exempt and non-exempt) UnbuDialtt ar esbosliguhitderdc eseiten:s (dtboiath telax ema.dptn can.ddg n oonv-etx heamnept)d rpe rOu OTfsRfi.e ce oNf oPtela:n "nViancgant" sites include parcels identified as such in the Rowhouse designatedUnb ublightedilt re bys iOTR.dential and other use Note: "Vacant" sites include parcels idAesnsteifsiesdo ra'ss dsautcahb ians teh ea nd other unimproved sites potentially eligible Multi-family Assessor's database and other unimpforor vred esviteelso ppmoteenntt iasll yw eellilg aibsl ed esignated vacant sites (both exempt Multi-family and non-exempt) per OTR. "Blighted" sites include designated for redevelopment as well as designated vaPATTERNcant site sBOOK (both / e DEVELOPMENTxempt & DESIGN GUIDELINES 5 Other housing and non-exempt) per OTR. "Blighted"b sliigtehste idn csliutedse (dbeostihg neaxteemdp t and non-exempt) per OTR. Other housing blighted sites (both exempt and non-exempt) per OTR. OVERVIEW LOT SIZES & HOUSING TYPES Lots for Detached Houses Analysis of Vacant Lots Yielded Detached houses in the CHASE neighborhoods House Models Tailored for the typically occupy lots that measure between 24 CHASE Neighborhoods and 64 feet wide. Within that range, they follow This inventory of housing-lot dimensions no clear pattern; lot widths vary relatively evenly. draws on GIS data provided by the District’s Very few lots with detached houses measure less Office of Planning. Analyzing the data helped than 80 feet deep, and nearly three-quarters define the typical dimensions of parcels for measure more than 100 feet deep (Exhibit 4). each housing type, and these dimensions in Exhibt 3 Dimensions of Lots With turn shaped the housing models presented in Detached Houses this Pattern Book. WIDTH COUNT DISTRIBUTION Under 24´ 48 9% 24´ to 28´ 165 31% 29´ to 36´ 79 15% 37´ to 48´ 91 17% 49´ to 64´ 120 22% Over 64´ 34 6% DEPTH COUNT DISTRIBUTION under 80´ 32 6% 80´ to 99´ 108 20% over 99´ 397 74%

Exhibit 4 Distribution of Lot Widths 200

150

100

50

0 ´ ´ ´ ´ ´ ´

24 to 28 29 to 36 37 to 48 49 to 64 OVER 64 UNDER 24

6 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES Lots for Semi-Detached Lots for Rowhouses Houses About three-quarters of all rowhouse lots in the Most semi-detached houses in the CHASE CHASE neighborhoods measure less than 20 feet neighborhoods occupy lots between 20 and 36 wide, primarily because rowhouses often lack side feet wide, and most of those widths fall near yards, which means they can occupy narrow lots. the center of this range, as Exhibit 6 shows. Lot About 60% of rowhouse lots measure between 70 depths range more evenly, with about half above and 100 feet deep. and half below 100 feet deep. Exhibt 7 Dimensions of Lots With Rowhouses Exhibt 5 Dimensions of Lots With WIDTH COUNT DISTRIBUTION Semi-Detached Houses Under 16´ 97 10% WIDTH COUNT DISTRIBUTION 16´ to 17´ 345 37% Under 20´ 36 8% 18´ to 19´ 237 25% 20´ to 23´ 79 18% 20´ to 23´ 114 12% 24´ to 28´ 176 41% 24´ to 28´ 88 9% 29´ to 36´ 102 24% Over 28´ 56 6% Over 36´ 41 9% DEPTH COUNT DISTRIBUTION DEPTH COUNT DISTRIBUTION Under 70´ 70 7% Under 70´ 25 6% 70´ to 79´ 193 21% 70´ to 79´ 94 22% 80´ to 99´ 381 41% 80´ to 99´ 70 16% Over 99´ 293 31% Over 99´ 245 56% Exhibit 8 Distribution of Lot Widths Exhibit 6 Distribution of Lot Widths 350 200 300 250 150 200 150 100 100

50 50 0 ´ ´ ´ ´ ´ 0 ´ ´ ´ ´ ´ 16 to 17 18 to 19 20 to 23 24 to 28 OVER 28’ UNDER 16 20 to 23 24 to 28 29 to 36 OVER 36 UNDER 20

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 7 OVERVIEW SUSTAINABLE DESIGN Lots for Detached Houses

Sustainable design principles for housing should emphasize the “triple bottom line.” That means they should successfully address social, environmental, and economic needs and issues, including: • Social > A fair mix of affordable, workforce, and market-rate housing > Universal design > Safe and secure • Environmental > Resource efficiency > Waste efficiency, meaning producing of minimal amounts of waste during Rehabilitating an existing home takes advantage of materials construction and occupancy and maximum already built into the structure (which are often of better quality reuse or recycling of what is produced than their modern replacements would be) and cuts down on of > Maximize use of existing materials and construction debris sent to landfills. infrastructure • Economic > Cost efficiency over time

Both rehabilitation of existing housing and new construction can reach even aggressive sustainability goals. For example, effective use of skylights can deliver more natural light to the interior of new construction, making these units more energy-efficient than historic prototypes without altering massing or façade composition. The use of skylights are particularly effective for row houses, which frequently share interior walls with adjacent units. Skylights can deliver natural sunlight into the interior of a rowhouse, reducing the cost of interior lighting and improving summertime ventilation.

8 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES ARCHITECTURAL STYLES

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 9 TO SAVE RESOURCES BY FACILITATING TWO-SIDED PRINTING, THIS PAGE WAS LEFT BLANK INTENTIONALLY.

10 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES ARCHITECTURAL STYLES

Introduction first two of the twentieth. This section summarizes the major architectural Consistent with the area’s modest and semi- styles found in houses in the Anacostia Historic urban character, the Cottage and Italianate styles District, but these styles appear throughout the enjoyed great popularity. Apart from decorative CHASE neighborhoods. The table on this page details, strong formal qualities defined these notes basic construction patterns (attached, semi- houses, often repeating across multiple units detached, or detached) for each style and identifies to create architecturally cohesive blocks. Later the range of dates in which the styles flourished in styles, like the Queen Anne and Washington the neighborhoods. Row, tended to appear only in larger and more elaborate houses. Parcels’ sizes and immediate Uniontown and Griswold’s Addition, the first areas topographical features often dictated decisions settled in present-day Anacostia, were subdivided about the size and organization of houses. in 1854 and 1879, respectively. Establishment of transportation corridors to nearby neighborhoods and across the Anacostia River APPROXIMATE

fueled the area’s growth: a STYLE ATTACHED/ ROW SEMI- DETACHED DETACHED DATE RANGE rebuilt and improved Navy Cottage x x x 1880s-1910s Yard Bridge in 1874, a horse- Italianate Frame x x x 1890s-1900s drawn rail line in 1875, and Italianate Masonry x x x 1890s-1910s an electrified streetcar line in Villa Subtype x 1850s-1870s 1898 all spurred development. As a result, most residential Washington Row x x 1910s-1920s construction in what are now Queen Anne x x 1890s-1900s the CHASE neighborhoods took American Foursquare x 1910s-1920s place in the last two decades of Craftsman x 1910s-1920s the nineteenth century and the

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 11 ARCHITECTURAL STYLES COTTAGE

Characteristics CLADDING Cottage-style houses usually had clapboard Cottage-style houses rank as the most common siding. Shingles or board-and-batten siding were housing type in Anacostia. Borrowing from sometimes applied for a varied effect. Gothic Revival, Stick, Eastlake, and Folk Victorian influences, Cottage-style frame houses PORCH AND DETAILS defined the modest, vernacular character of the One-story porches spanning the entire width neighborhood. of the house were most common. On L-shaped examples, porches wrapped around to meet the SIZE AND ORGANIZATION recessed bay. Often the sole source of decoration Two stories tall and two or three bays wide, on a building, porches sported a wide variety depending on lot and house size. of detailing, including brackets, spindlework, turned or free classic columns, and railings with ROOF FORM AND DETAIL square-section, turned, or jigsaw-cut balusters. Cottage-style houses came in one of three plans:

1. Rectangular plan with front-facing gable DOORS 2. Rectangular plan with side-facing gable or Located on end bays, doors usually featured mansard, usually with a small, centered gable upper transoms. Built of wood, doors featured on the main elevation four to six panels and occasionally incorporated 3. L-shaped plan with cross gables glazing in their upper panels. Houses also usually featured one- or two-story WINDOWS rear extensions. Evenly spaced and set in rectangular openings,

windows generally featured 1/1 or 2/2 glazing

patterns. They rarely included ornate hoods or surrounds.

12 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES COTTAGE

Layout with front-facing gable Layout with L-shaped plan

Layout with side-facing gable, mansard roof, and front-facing center gables Less-common masonry examples

What Makes It Cottage Style?

FRONT-FACING GABLE ROOF REGULARLY SPACED 1/1 GLAZING PATTERN FOR WINDOWS CLAPBOARD SIDING

VARIETY OF PORCH DETAILS

DOOR LOCATED AT END BAY

1-STORY PORCH SPANS ENTIRE WIDTH

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 13 ARCHITECTURAL STYLES ITALIANATE

Characteristics ROOF FORM AND DETAIL Projecting cornices conceal sloped roofs from the WOOD/MASONRY The Italianate style enjoyed immense popularity principle elevation so that Italianate-style houses in the second half of the nineteenth century. appear nearly flat. Cornices—made of wood or Highly adaptable in form and material, the style sheets of metal—feature decorative brackets, produced houses ranging from modest farmhouses modillions, and dentils. These roofs and cornices to imposing villas to urban rowhouses. often stand out as the most highly articulated feature of a building’s principal elevation. The majority of Italianate-style houses in the Anacostia Historic District are modest, flat- CLADDING fronted, frame examples, either in row, semi- Wood-frame Italianate houses usually had clap- detached, or detached configurations. The board siding. Siding sometimes featured decorative district also features several detached or semi- profiles, but the main elevation rarely incorporated detached masonry examples. more than one material. Stucco, sometimes applied after construction, was not a typical feature. The oldest Italianate-style houses in Anacostia also tend to be the largest and most ornate. Classified PORCH FORM AND DETAIL as villas, these houses were free-standing with One-story porches most commonly spanned the hipped roofs (sometimes incorporating central entire width of the house. Porches rested on gables or cupolas), symmetrical principal masonry piers but were built entirely of wood. elevations, and more elaborate details. Porch detailing included brackets, spindlework, turned or free classic columns, and railings with Wood-Framed Italianate square-section, turned, or jigsaw-cut balusters.

SIZE AND ORGANIZATION Two stories tall and two or three bays wide, depending on lot and house size.

14 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES WOOD-FRAME ITALIANATE

tt Window configurations range from simple to elaborate (two left images). t Characteristic door configurations (two right images). Cornices concealed roofs and featured DOORS brackets and dentils. Located on end bays generally with transoms. Built of wood, doors featured four to six panels; upper panels occasionally incorporated glazing. Moderately WINDOWS elaborate cornice Evenly spaced and set in rectangular openings, details windows sometimes featured decorative hoods, surrounds, and louvered wood shutters. Sashes generally featured 1/1 or 2/2 glazing patterns.

What Makes It Wood-Framed Italianate?

PROJECTING CORNICE WITH DECORATIVE BRACKETS REGULARLY SPACED 1/1 GLAZING PATTERN FOR WINDOWS CLAPBOARD SIDING TRANSOM ABOVE DOOR DOOR LOCATED ON END BAY VARIED PORCH DETAILS: BRACKETS, SPINDLES, OTHER DECORATIVE Detailing on three porches: Turned posts FEATURES and carved brackets (top); jigsaw-cut balusters (middle); elaborate spoked 1-STORY PORCH SPANS brackets and spindlework frieze (bottom). ENTIRE HOUSE WIDTH

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 15 ARCHITECTURAL STYLES

MASONRY ITALIANATE

Semi-detached houses with projecting bays Attached, flat-fronted houses

Masonry Italianate PORCH AND DETAILS Porches on these houses included rounded SIZE AND ORGANIZATION columns, often with less detail. In some cases, Two stories tall and usually three bays wide, houses featured open, cast-iron stairs that some houses featured asymmetrically placed, spanned only a single bay. rectangular projecting bays. DOORS ROOF FORM AND DETAIL Doors on these houses looked similar in to their Houses featured sloping roofs concealed behind frame counterparts. Houses with projecting bays masonry parapets. Houses without projections had doors located in the recessed bay. featured cornices similar to frame types. Houses with projections had parapets with decoratively WINDOWS corbelled brick. Arranged singly or in pairs within a single masonry opening, windows often featured CLADDING segmental arches and decorative hoods formed Red brick (sometimes painted) laid in running or from beaded or molded brick. common bonds.

16 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES MASONRY ITALIANATE

Typical window configurations. Paired windows may sit in a single opening with brick detailing above or below

Some masonry Italianate houses retain cast-iron entry stairs that are a single bay wide.

Masonry Italianate houses sometimes featured These houses have asymmetrical decorative corbelling at the cornice. projecting bays.

What Makes It Masonry Italianate?

ASIDE FROM PROJECTING CORNICE BRICK ON THE WITH DECORATIVE EXTEIOR, THIS BRACKETS STYLE CLOSELY RESEMBLES WOOD-FRAMED REGULARLY SPACED 1/1 ITALIANATE. SOME GLAZING PATTERN HOUSES HAVE FOR WINDOWS CORBELS AND SOME HAVE A MASONRY SIDING PROJECTING BAY. TRANSOM ABOVE DOOR DOOR LOCATED ON END BAY VARIED PORCH DETAILS: BRACKETS, SPINDLES, OTHER DECORATIVE FEATURES 1-STORY PORCH SPANS ENTIRE HOUSE WIDTH

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 17 QUEEN ANNE QUEEN

Characteristics CLADDING Queen Anne houses in Anacostia featured a mix Popular in the late nineteenth century, the Queen of wood cladding, usually clapboard and shingles. Anne style eschewed flat surfaces and symmetry and embraced irregular forms with a multitude of PORCH AND DETAILS decorative details. Houses most often featured partial or wraparound porches built of wood members, including turned SIZE AND ORGANIZATION or free classic columns and spindlework. Two stories tall and multiple bays wide, these houses often featured three-sided bay windows. DOORS Gabled roofs sometimes incorporated habitable Doors generally had incised panels and a attic spaces. single, large pane of glass in the upper portion. Sidelights and transoms were common. ROOF FORM AND DETAIL Queen Anne-style houses usually featured central WINDOWS hipped roofs with lower cross gables. Nearly Windows tended to combine simple decoration always asymmetrical, these roofs also sometimes with diverse sizing and placement. Common incorporated towers or dormers. elements included beveled glass, stained glass, and arched and Palladian windows.

18 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES QUEEN ANNE

A rare, semi-detached masonry example Houses usually featured three-sided bays and partial or wraparound porches.

What Makes It Queen Anne?

ASYMMETRICAL ROOF, OFTEN WITH A TOWER CENTRAL-GABLE ROOF DIVERSE PLACEMENT OF WINDOWS

WOODEN CLAPBOARD OR SHINGLE SIDING

1/1 GLAZING PATTERN BEVELED GLASS DOOR WITH SIDELIGHTS AND TRANSOM 1-STORY WRAP- AROUND PORCH

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 19 ARCHITECTURAL STYLES WASHINGTON ROW WASHINGTON

Characteristics PORCH AND DETAILS One-story porches commonly ran the full width A distinctively Washingtonian style, these houses of the house. Unlike those on Italianate houses, began appearing in many neighborhoods during these porches sat on masonry foundations and the early twentieth century. A developer would often featured concrete slab flooring. Porches commonly build several units at once. had masonry piers or free classic columns and otherwise spare detail. SIZE AND ORGANIZATION Two stories tall and three bays wide. Dormers, DOORS a common feature, were decorative and did not Located on end bays and built of wood, doors lead to habitable floors. usually featured glazed transoms and sidelights. ROOF FORM AND DETAIL WINDOWS Houses featured sloping roofs, often concealed Set in rectangular openings, windows had flush behind false mansards. Mansard roofs featured lintels and sills. Sashes generally featured 1/1 slate shingles, twin gables, and projecting cornices, or 6/1 glazing patterns. Windows only rarely sometimes with decorative brackets or dentils. featured shutters.

CLADDING Red or brown brick laid in Flemish or common bond.

20 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES WASHINGTON ROW

Developers usually built houses of this style in multi-unit rows, creating architecturally continuous blocks.

Projecting cornices with prominent decorative brackets.

What Makes It Washington Row?

PROJECTNG CORNICE WITH DECORATIVE BRACKETS

THREE BAYS WIDE RED- OR BROWN- BRICK CLADDING TRANSOM ABOVE DOOR REGULARLY SPACED 1/1 GLAZING PATTERN FOR WINDOWS WROUGHT IRON AND FREE CLASSICAL PORCH COLUMNS MASONRY PORCH FOUNDATION

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 21 AMERICAN FOURSQUARE Characteristics DOORS Doors were located on end bays, and their The American Foursquare is generally considered appearance varied to match a house’s style. a building type that differs in form, not style, borrowing from diverse influences that include WINDOWS the Craftsman and Colonial or Georgian Revival Windows featured simple surrounds and 1/1 or styles. This very recognizable type appeared 6/1 glazing configurations. Windows were either throughout the CHASE neighborhoods. arranged singly or in symmetrical pairs. SIZE AND ORGANIZATION As the name suggests, houses generally had a 2x2 configuration of rooms. Exteriors were two stories tall and three or four bays wide.

ROOF FORM AND DETAIL Roofs were hipped, almost always incorporating dormers on the main elevation. CLADDING Cladding was simple, generally brick, clapboard, or stucco, depending on the house’s construction type.

PORCH AND DETAILS Porches spanned the entire width of the house and had shallow, hipped roofs. Square or free classic columns rested on squat masonry piers.

22 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES AMERICAN FOURSQUARE

Despite stylistic differences, the strong formal qualities of Foursquare houses distinguish them as a recognizable type.

What Makes It American Foursquare?

HIPPED ROOF WITH FRONT-FACING DORMER REGULARLY SPACED, 1/1 OR 6/1 GLAZING PATTERN FOR WINDOWS BRICK, CLAPBOARD, OR STUCCO CLADDING

CLASSICAL PORCH COLUMNS DOOR LOCATED ON END BAY WITH VARIETY OF STYLES 1-STORY PORCH SPANS ENTIRE WIDTH

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 23 ARCHITECTURAL STYLES CRAFTSMAN

Characteristics CLADDING Wood clapboard and shingles were popular. More Popular in the first decades of the twentieth than other styles in the neighborhood, Craftsman- century, Craftsman-style houses are less common style homes mixed masonry and wood cladding. in the CHASE neighborhoods. Although they took a wide variety of forms, the most recognizable PORCH AND DETAILS was the single-story bungalow. Wide, deeply sheltered porches were a defining style characteristic. Porch supports, usually SIZE AND ORGANIZATION masonry, extended directly to the ground. Porch One or two stories, often with no clearly defined roofs often simply continued the main roof surface. bays. Craftsman-style houses also tended to have greater front-yard setbacks than their earlier DOORS counterparts. Doors were wood with multi-unit glazed openings in the upper portion. ROOF FORM AND DETAIL Usually simple in form, roofs often featured single WINDOWS or cross gables and exposed rafters. Individual, 1/1 windows often combined in row of multiple units.

24 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES CRAFTSMAN

Relatively few Craftsman-style houses were built in the CHASE neighborhoods.

What Makes It Craftsman Style? GABLE DORMER 1/1 OR 6/1 GLAZING PATTERN FOR WINDOW GROUPS CAN BE ONE OR TWO STORIES

DOOR LOCATED CENTRALLY OR ON END BAY SQUARE MASONRY PIERS

BRICK, CLAPBOARD OR STUCCO SIDING

1-STORY PORCH SPANS ENTIRE WIDTH

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 25 TO SAVE RESOURCES BY FACILITATING TWO-SIDED PRINTING, THIS PAGE WAS LEFT BLANK INTENTIONALLY.

26 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES HISTORIC FLOORPLANS

PLANS FOR HISTORIC HOUSE TYPES IN THE CHASE NEIGHBORHOODS, WITH IDEAS FOR WAYS OWNERS CAN UPDATE HISTORIC LAYOUTS TO MEET THE NEEDS OF TODAY’S HOUSEHOLDS.

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 27 HISTORIC FLOORPLANS

INTRODUCTION ADDITIONS AND RECONFIGURATIONS The design of houses in the Anacostia Historic Small building parcels made expansion difficult. District depended on many factors: the However, where additions were made to existing availability of funds, the size and orientation of buildings, they overwhelming occurred at the each building lot, the method of construction, rear. Some houses were originally built with rear the lifestyles of the inhabitants, and the period ells, named for the L-shaped configuration they in which a particular house was built. Given the gave a building in plan. An ell could be easily slim footprint of most building sites (some parcels added to a house built without one without were only fourteen feet wide) and the modest completely obscuring existing light sources nature of the houses built on them, there existed at the rear. Similarly, confined spaces made little variation in the size and orientation of reconfiguration of rooms uncommon, although rooms. Most houses were two rooms wide and two most houses have been updated over time to deep, with off-center entrances leading directly reflect changes in tastes, convenience, and to stair halls. Public and gathering rooms (living technology. and dining spaces) were placed near the front of the house; kitchens and pantries were placed Note that the floorplans and elevations shown near the rear; and bedrooms (between two and on these pages are prototypical samples, derived four, with a single bathroom) were located on the from relevant literature and based on the average second story. Only in rare cases did houses have building and lot size for the most common house occupied basement or attic stories. styles found in Anacostia. They are not intended as precise or exhaustive representations of houses CONFIGURATION AND ILLUMINATION found in the neighborhood. Many houses were built in rows or semi-detached pairs, limiting the potential for natural light SOURCES to the front and rear elevations. Even for • Beauchamp, Tanya Edwards and Kimberly Prothro freestanding buildings, narrow lots and privacy Williams. “The Anacostia Historic District.” The Historic concerns precluded extensive glazing on side Society of Washington, D.C., 2007. • Helwig, Anne H. and Suzanne Ganshinietz. National elevations. In an era before electricity was Register of Historic Places Inventory—Registration Form. common, builders of these houses were forced to “Anacostia Historic District.” Department of the Interior, give great care to the placement and orientation National Park Service, Washington, D.C., March 20, 1978. of rooms. Skylights and glazed transoms often • Jennings, Jan and Herbert Gottfried. American supplemented exterior fenestration and helped Vernacular Design, 1870-1940. Ames: Iowa State light interior corridors. Larger, freestanding University Press, 1988. • Jennings, Jan and Herbert Gottfried. American houses on more spacious lots were more likely to Vernacular Interior Architecture, 1870-1940. New York: feature windows on all sides. The distribution of Van Nostrand Reinhold Company, 1988. rooms throughout these houses was more organic • McAlester, Virginia Savage. A Field Guide to American and more closely tied to the style of the house and Houses. New York: Alfred A. Knopf, 2013. orientation of its site rather than to dependence on natural light.

28 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES DRAFT DRAFT DRAFT DRAFT

Introduction The design of houses in the Anacostia Historic District variationConfiguration in the size and orientation and Illumination of rooms. Most glazed transoms were often used to supplement was dependent on a variety of factors: the availability housesManyConfiguration were houses two wererooms built wide inand androws twoIllumination or indeep, semi-detached with off- exteriorglazed transomsfenestration were and oftenlight interior used corridors.to supplement Introduction pairs,ManyCOTTAGE housestherefore were limiting built in the rows potential or in semi-detached sources of exteriorCOTTAGE fenestration and light interior corridors. ofThe funds, design the of housessize and in theorientation Anacostia of Historic the building District centervariation entrances in the sizeleading and directlyorientation to stair of rooms.halls. Public Most naturalpairs, therefore light to thelimiting front andthe rearpotential elevations. sources Even of Larger, freestanding houses on more spacious lots lot,was the dependent method onof construction,a variety of factors: the lifestyles the availability of the andhouses gatheringFLAT were FRONT two rooms rooms WITHOUT (living wide and REARand dining two ELL deep, spaces) with were off- FLAT FRONT WITH REAR ELL fornatural freestanding light to thebuildings, front and narrow rear elevations.lots and privacy Even wereLarger, more freestanding likely to feature houses windows on more on spacious all sides oflots a inhabitants,of funds, the and size the and period orientation in which of thea particular building placedcenterFreestanding entrancesnear the leadingfront of directly the house; to stair kitchens halls. Public and Freestanding/semi-detached concernsfor freestanding precluded buildings, the extensivenarrow lots placement and privacy of building.were more For likely these to houses,feature windowsthe distribution on all sidesof rooms of a houselot, the was method constructed. of construction, Given the the slim lifestyles footprint of theof pantriesand gatheringOpen were gable placedrooms roof (livingnear the and rear; dining and spaces) bedrooms were Mansard roof, usually with center gable glazingconcerns on precludedside elevations. the Inextensive an era before placement electricity of throughoutbuilding. For the these house houses, was themore distribution organic and of roomsmore mostinhabitants, building and sites the (some period parcels in whichwere as a narrowparticular as (betweenplaced near two theand frontfour, withof the a single house; bathroom) kitchens were and wasglazing16–20´ common on sidewide in elevations. domestic settings,In an era buildersbefore electricity of these closelythroughout16–20´ tied theto wide thehouse particular was more style organic of a house and more and fourteenhouse was feet constructed. wide) and theGiven modest the slim nature footprint of the of locatedpantries on were the placedsecond nearstory. the Only rear; in andrare bedroomscases did houseswas3 common bays were compelled in domestic to settings,be very buildersconscious of of these the orientationclosely3 baystied of to its the site, particular rather than style direct of adependence house and housesmost building constructed sites (someupon them,parcels there were existedas narrow little as houses(between have two occupied and four, basement with a single or attic bathroom) stories. were placementhouses2–3 werebedrooms and compelled orientation to beof rooms.very conscious Skylights of andthe onorientation natural2–3 bedroomslight. of its site, rather than direct dependence fourteen feet wide) and the modest nature of the locatedplacement on the and second orientation story. ofOnly rooms. in rare Skylights cases did and on natural light. houses constructed upon them, there existed little houses1 havebathroom occupied basement or attic stories. 1 bathroom full-width porch full-width porch

Kitchen Kitchen Bed Kitch- Kitchen Dining Bed Bed Kitch- Dining Bed Bed en Kitchen Bed Room en Room Dining Bed Bath Bed Kitch- Dining Bed DiningRoom Bed Dining Bed Bed Kitch- Dining Bath Bed en DiningRoom Room Room en Room Bed Room Living Living Bed Bed Room Bed Room Bed Living Bath Bath RoomLiving LivingLiving BathBed Bed Living Bed Room Bed RoomRoomLiving Bed Room Bed Bed Bed Bath Room Bath

Washington Row CottageCottage Cottage Flat front without rear ell PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 29 Row Mansard roof GabledCottage ell FlatCottage front with rear ell Washington Row CottageGabled ell Flat front with rear ell 18-22’ width 3 bays FreestandingFlat front without rear ellOpen gable roof 3 bedrooms 1 bathroom 16-20’Freestanding width 3 bays Freestanding/semi-detached Row Mansard roof Freestanding Freestanding/semi-detached Full-width porch 2-3Intersecting bedrooms gabled roof1 bathroom Mansard roof, usually with center gable 18-22’ width 3 bays FreestandingIntersecting gabled roofOpen gable roof Mansard roof, usually with center gable Full-width16-20’ width porch 3 bays 16-20’ width 3 bays 3 bedrooms 1 bathroom 16-20’316-20’ bedrooms widthwidth 313 baysbathroombays 2-316-20’ bedrooms width 13 bathroombays Full-width porch 2-3Full-3 bedrooms bedrooms or partial-width porch11 bathroombathroom Full-width2-3 bedrooms porch 1 bathroom Full-widthFull- or partial-width porch porch Full-width porch

2 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 3 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 3 2 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES DRAFT DRAFT DRAFTDRAFT

Configuration and Illumination glazed transoms were often used to supplement ManySources houses were built in rows or in semi-detached exterior fenestration and light interior corridors. pairs,ConfigurationSourcesBeauchamp, therefore Tanyalimiting Edwards andthe Illuminationpotential and Kimberly sources Prothro of glazed Jennings, transoms Jan wereand oftenHerbert used Gottfried. to supplement American naturalManyBeauchamp,Williams.COTTAGE houses light to were Tanyathe“The builtfront EdwardsAnacostia in and rows rear andorHistoric elevations.in Kimberlysemi-detached District.” ProthroEven The Larger,exterior Jennings,Vernacular ITALIANATEfreestanding fenestration Jan Design, and andhouses 1870-1940lightHerbert on interior more.Gottfried. corridors.Ames: spacious IowaAmerican lots State forpairs, freestandingWilliams.HistoricGABELED therefore Society ELL“The buildings,limiting ofAnacostia Washington, the narrow potential Historic D.C.,lots and2007.sourcesDistrict.” privacy ofThe wereVernacular UniversitymoreWOOD likely FRAME Press,Design, to feature 1988. WITH 1870-1940 windows FLAT .FRONT Ames:on all sidesIowa of State a concernsnaturalHelwig,HistoricFreestanding light precludedAnne Society to the H. ofand front Washington,the Suzanne andextensive rear Ganshinietz. D.C.,elevations. placement 2007. NationalEven of building.Larger, Jennings,University Row/Semi-detachedfreestanding For these JanPress, houses,and 1988.houses Herbert the on distribution more Gottfried. spacious of roomsAmerican lots glazingHelwig,Register on Anneside of elevations. H.Historic and Suzanne Places In an Inventory eraGanshinietz. before – electricity Registration National throughout Jennings,Vernacular theJan Interiorhouse and Architecture,wasHerbert more organicGottfried. 1870-1940 and . AmericanNew more York: for freestandingIntersecting buildings,gabled roof narrow lots and privacy were moreSloping likely roof to featurebehind windowsparapet on all sides of a wasconcerns RegistercommonForm. precluded“Anacostia of in Historic domestic theHistoric Places settings,extensive InventoryDistrict.” builders placement Department– Registration of these of of closelybuilding. VernacularVan tied Nostrand For to these Interiorthe Reinhold houses,particular Architecture, theCompany, style distribution 1870-1940 of 1988.a house of. New rooms and York: 16–20´ wide 14–18´ wide housesglazingForm.the wereon Interior, “Anacostiaside compelled elevations. National Historic to Park Inbe an Service,District.”very era consciousbefore Washington, Department electricity of the D.C., of orientationthroughout McAlester,Van Nostrand of the Virginiaits housesite, Reinhold ratherSavage. was Company, morethan A Field directorganic 1988.Guide dependence and to Americanmore placementwas thecommonMarch3 baysInterior, and20, in 1978. orientationNational domestic Park settings,of Service,rooms. builders Washington, Skylights of these and D.C., oncloselyMcAlester, naturalHouses. 3tied bays light. to VirginiaNew the York: particular Savage. Alfred A.Astyle FieldKnopf, of Guide 2013.a house to American and housesMarch3 bedroomswere 20, compelled 1978. to be very conscious of the orientationHouses.2–3 of bedroomsNew its York:site, rather Alfred thanA. Knopf, direct 2013. dependence placement1 bathroom and orientation of rooms. Skylights and on natural1 bathroom light. full- or partial-width porch Full-width porch

Kitchen Bed Kitchen KitchenKitchen Bed Bed Kitchen Kitchen Bed Kitchen Bed Bed Bed DiningDining Bed DiningKitchenDining Bath Bed Bed DiningRoomRoom Bed Room RoomDining Bed ARCHWAY RoomDining Bed HELPS DEFINE Room BathBed Bed CHARACTER Dining Room Bath Room Bath LivingLiving Bath Living Bath RoomRoom Living Living Bed LivingRoom Bed Bed Bed Bed Room Room Room Bed Living Bed Room Living Bed Bed Bed Bed Room Cottage Cottage GabledItalianate ell FlatItalianate front with rear ell 30 PATTERNItalianateMasonry BOOK / DEVELOPMENT with projecting & DESIGN bay GUIDELINES ItalianateWood frame with flat front CottageMasonry with projecting bay CottageWood frame with flat front Freestanding Freestanding/semi-detached GabledRow/semi-detached ell FlatRow/semi-detached front with rear ell Intersecting gabled roof Mansard roof, usually with center gable Row/semi-detachedSloping roof behind parapet Row/semi-detachedSloping roof behind parapet 16-20’ width 3 bays 16-20’ width 3 bays FreestandingSloping14-18’ width roof behind parapet2 bays Freestanding/semi-detachedSloping14-18’ width roof behind parapet3 bays 3 bedrooms 1 bathroom 2-3 bedrooms 1 bathroom Intersecting14-18’2-3 bedrooms width gabled roof 21 bays bathroom Mansard14-18’2-3 bedrooms width roof, usually with3 1center bays bathroom gable Full- or partial-width porch Full-width porch 16-20’2-3Partial-width bedrooms width porch 3 bays1 bathroom 16-20’2-3Full-width bedrooms width porch 3 bays1 bathroom 3 bedroomsPartial-width porch 1 bathroom 2-3Full-width bedrooms porch 1 bathroom Full- or partial-width porch Full-width porch PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 3 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 5 PATTERNPATTERN BOOK BOOK / DEVELOPMENT / DEVELOPMENT & DESIGN & DESIGN GUIDELINES GUIDELINES 3 5 DRAFT DRAFT DRAFT

Sources Introduction Beauchamp, Tanya Edwards and Kimberly Prothro Jennings, Jan and Herbert Gottfried. American The design of houses in the Anacostia Historic District variation in the size and orientation of rooms. Most Williams. “The Anacostia Historic District.” The Vernacular Design, 1870-1940. Ames: Iowa State Sources was dependent on a variety of factors: the availability houses were two rooms wide and two deep, with off- Beauchamp,HistoricITALIANATE Society Tanya of Washington,Edwards and D.C., Kimberly 2007. Prothro Jennings,UniversityWASHINGTON Jan Press, and 1988. Herbert ROW Gottfried. American of funds, the size and orientation of the building center entrances leading directly to stair halls. Public Helwig,Williams.ASONRY Anne “TheH.WITH and Anacostia PROJECTING Suzanne Ganshinietz.Historic BAY District.” National The Jennings,VernacularRow Jan Design, and 1870-1940Herbert . Gottfried. Ames: IowaAmerican State lot, the method of construction, the lifestyles of the and gathering rooms (living and dining spaces) were RegisterHistoricRow/Semi-detached Societyof Historic of Washington, Places Inventory D.C., 2007. – Registration VernacularUniversity Press,Interior 1988. Architecture, 1870-1940. New York: inhabitants,Mansard and roof the period in which a particular placed near the front of the house; kitchens and Helwig,Form. Anne“Anacostia H. and Historic Suzanne District.” Ganshinietz. Department National of Jennings,Van Nostrand Jan Reinholdand Herbert Company, Gottfried. 1988. American Sloping roof behind parapet house18–22´ was constructed. wide Given the slim footprint of pantries were placed near the rear; and bedrooms theRegister Interior, of HistoricNational Places Park Service, Inventory Washington, – Registration D.C., McAlester,Vernacularmost building Virginia Interior sites Savage. Architecture, (some A parcelsField 1870-1940 Guide were to . asNewAmerican narrow York: as (between two and four, with a single bathroom) were 14–18´ wide most3 building bays sites (some parcels were as narrow as (between two and four, with a single bathroom) were MarchForm. 20,“Anacostia 1978. Historic District.” Department of Houses.Van Nostrand New York: Reinhold Alfred Company, A. Knopf, 1988.2013. fourteen feet wide) and the modest nature of the located on the second story. Only in rare cases did the2 Interior, bays National Park Service, Washington, D.C., McAlester,3 bedrooms Virginia Savage. A Field Guide to American houses constructed upon them, there existed little houses have occupied basement or attic stories. March2-3 20, bedrooms 1978. Houses.1 bathroom New York: Alfred A. Knopf, 2013. 1 bathroom full-width porch Partial-width porch

Kitchen Kitchen Bed Bed REAR ADDITION BEST WAY TO INCREASE Kitchen Bed Kitchen Bed LIVING SPACE DiningKitch- Bed Dining WITHOUT CUTTING Kitch- Dining Bed Bed Bed Bed INTO REQUIRED REAR Roomen Dining Bed Bed Kitch- Dining Bed Room SETBACKS. en Room en Room Bed Dining Room Bed en Room Dining Bed Room Bath Room Bath Living Living Room Living ADAPTABLE Living Bath Living Room Bath Bed Bed Room Bed A SMALL HALF- LivingRoom Bed Room Bed Living Bed BATH CAN OFTEN Bath Bath FIT UNDER THE Room Bath Bath Room STAIRS Bed Bed Italianate Italianate Masonry with projecting bay WoodWashington frame with flat frontRow Cottage Italianate ItalianatePATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 31 Flat front without rear ell Row/semi-detachedMasonry with projecting bay Row/semi-detachedWoodRow frame with flat frontMansard roof Sloping roof behind parapet Sloping18-22’ widthroof behind parapet3 bays Freestanding Open gable roof 14-18’Row/semi-detached width 2 bays 14-18’Row/semi-detached3 bedrooms width 3 bays1 bathroom 16-20’ width 3 bays 2-3Sloping bedrooms roof behind parapet1 bathroom 2-3SlopingFull-width bedrooms roof porch behind parapet1 bathroom 2-3 bedrooms 1 bathroom Partial-width14-18’ width porch 2 bays Full-width14-18’ width porch 3 bays Full-width porch 2-3 bedrooms 1 bathroom 2-3 bedrooms 1 bathroom Partial-width porch Full-width porch

PATTERN BOOK2 / DEVELOPMENT &PATTERN DESIGN BOOKGUIDELINES / DEVELOPMENT & DESIGN GUIDELINES5 2 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 5 DRAFT DRAFT DRAFT DRAFT

Similarly, confined spaces made the reconfiguration of Additions and Reconfigurations rooms uncommon, although most houses have been Small building parcels made expansion difficult. updated over time to reflect changes in aesthetic Similarly, confined spaces made the reconfiguration of However, where additions were made to existing tastes, convenience, and technology. Additions and Reconfigurations rooms uncommon, although most houses have been buildings, they overwhelming occurred at the rear of Small building parcels made expansion difficult. Similarly, confined spaces made the reconfiguration of Similarly, confined spaces made the reconfiguration of Additions and Reconfigurations updated over time to reflect changes in aesthetic Additionsa structure. Some and houses Reconfigurations were originally constructed However, where additions were made to existing rooms uncommon, although most houses have been roomsNote: The uncommon, floor plans andalthough elevations most depicted houses on have these beenpages Small building parcels made expansion difficult. tastes, convenience, and technology. SmallwithAMERICAN rearbuilding ells, named FOURSQUAREparcels for madethe L-shaped expansion configuration difficult. buildings, they overwhelming occurred at the rear of updatedQUEEN over ANNE time to reflect changes in aesthetic updatedare prototypical over timesamples, to reflectderived fromchanges relevant in aestheticliterature However, where additions were made to existing However,they gave wherea building additions in plan. were For thosemade housesto existing built a structure. Some houses were originally constructed tastes,Freestanding convenience, and technology. Freestanding tastes,and based convenience, on the average and technology. building and lot size for the buildings, they overwhelming occurred at the rear of Note: The floor plans and elevations depicted on these pages buildings, they overwhelming occurred at the rear of Mixed roof types withoutHipped them,roof ells could be easily added without most common house styles found in Anacostia. They are witha structure. rear ells, Some named houses for thewere L-shaped originally configuration constructed are prototypical samples, derived from relevant literature a structure. Some houses were originally constructed Note: The floor plans and elevations depicted on these pages completely obscuring existing light sources at the rear Note:not intended The floor to plansbe precise and elevations or exhaustive depicted representations on these pages of theywith gaverear ells,a building named infor plan. the L-shapedFor those configuration houses built and Irregular,based on asymmetricalthe average building form and lot size for the 20–22´ wide are prototypical samples, derived from relevant literature withof a building. rear ells, named for the L-shaped configuration arehouses prototypical found within samples, the neighborhood. derived from relevant literature without them, ells could be easily added without most common house styles found in Anacostia. They are 2–3 bays they gave a building in plan. For those houses built and24–32´ based on wide the average building and lot size for the they gave a building in plan. For those houses built and based on the average building and lot size for the completely obscuring existing light sources at the rear not intended to be precise or exhaustive representations of without them, ells could be easily added without most3–4 common bedrooms house styles found in Anacostia. They are without3 bedrooms them, ells could be easily added without most common house styles found in Anacostia. They are of a building. houses found within the neighborhood. completely obscuring existing light sources at the rear not 1–2intended bathrooms to be precise or exhaustive representations of completely1–2 bathrooms obscuring existing light sources at the rear not intended to be precise or exhaustive representations of of a building. houses found within the neighborhood. of a building. houses found within the neighborhood. Full- or partial-width porch full- or partial-width porch

Kitchen Bed

OPEN DINING/ Bath Kitchen Bed KITCHEN Dining Bed Dining Bed AMERICAN Bed FOURSQUARES Kitch- Room Room Kitchen Bed ADAPT WELL TO Kitchen Bed Bath A MORE OPEN en Bath Sitting KITCHEN/DINING Bed Dining Bed Dining Bed Room Bed Bath ROOM LAYOUT Kitch- Room Room Bath Dining Bed Dining Bed Living Bed Dining Bed en Bed Sitting Dining Bed Kitch- Room Bath Room Bed Kitch- Room Bed Room Room Room Bed Parlor Bed en Bath Sitting en Sitting Bed Bath Bed Living Room Room Room Bed Living Bed Parlor Bed Living Bed Room Room Bed Bed Parlor Bed Bed Parlor Bed EASY TO American Foursquare Queen Anne UPDATE QUEEN ANNE-STYLE HOUSES ARE WELL-LAID OUT TO CREATE A FIRST- Freestanding Hipped roof Freestanding American Foursquare QueenFLOOR Anne BEDROOM 20-22’ width 2-3 bays Irregular, asymmetrical form American Foursquare 32 PATTERNQueen BOOK / DEVELOPMENT Anne & DESIGN GUIDELINES American3 bedrooms Foursquare1-2 bathrooms QueenMixed roof typesAnne Freestanding Hipped roof Freestanding Full- or partial-width porch 24-32’ width 20-22’ width 2-3 bays Irregular, asymmetrical form Freestanding Hipped roof Freestanding Freestanding Hipped roof Freestanding3-4 bedrooms 1-2 bathrooms 3 bedrooms 1-2 bathrooms Mixed roof types 20-22’ width 2-3 bays Irregular, asymmetrical form 20-22’ width 2-3 bays Irregular,Full- or partial-width asymmetrical porch form Full-3 bedrooms or partial-width porch1-2 bathrooms 24-32’Mixed widthroof types 3 bedrooms 1-2 bathrooms Mixed roof types Full- or partial-width porch 3-424-32’ bedrooms width 1-2 bathrooms Full- or partial-width porch 24-32’ width Full-3-4 bedrooms or partial-width porch1-2 bathrooms 3-4 bedrooms 1-2 bathrooms Full- or partial-width porch 4 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES Full- or partial-width porch

4 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES

4 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 4 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES BUILDING TYPES

AN OVERVIEW OF COMMON TYPES OF HOUSING, DESIGNED TO HELP DEVELOPERS OF NEW HOUSING UNDERSTAND WHAT WORKS BEST IN THE CHASE NEIGHBORHOODS.

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 33 BUILDING TYPES ROWHOUSE

Skylights can boost energy efficiency by bringing natural light to the interior of long rowhouse units with no side windows Characteristics Attached single-family units are part of a • Existing zoning requires a minimum rear connected row with shared dividing walls setback of 20´ in existing R-2 and R-3 zones. between units. This highly flexible unit type is • Parcels at the end of a row must also have a directly adaptable to fill in lots as narrow as 16´ side setback, which should fall within the range and as wide as 30´across, with depths of at least of the front setbacks of adjacent units. 80´. BUILDING ELEMENTS AND COMPOSITION HEIGHT Ideally, buildings should maintain compatibility Rowhouses are typically two stories tall, although with the overall architecture of the street. The some existing buildings are 28´ to 30´ tall due to location and composition of doors, windows and factors such as topography, a raised first floor, porches should reflect the architectural character or a large floor-to-ceiling dimension. Floor levels of the street. On corner units, the front porch for proposed infill houses should always match should wrap around the structure to address both adjacent units, although the need to create streets. Acceptable roof forms include flat roofs accessibility from the sidewalk may sometimes with parapets, gable roofs, and mansard roofs, require a lower first-floor height to accommodate depending on the street character. Consider an entrance ramp. providing roof-accessed terraces for units with flat roofs.1 Stretches of blank walls without SETBACKS openings should be less than 8´ along street- • The front setback on a new unit should fall facing facades. within the range of existing setbacks on the same side of the street in the block where the 1 Roof terraces may not be visible from the street in building is proposed. historic districts.

34 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 12'-13'

BED 2 Required min. 20’ rear setback

OPEN PATIO

BED 1 skylights above

BED 3

Light-well (cut-out above) 60' Data summary : 12' x 100' lot size

Lot dimensions Lot width 12' Lot depth 100'

Dwelling unit LIVING/ DINING/ KITCHEN Module size: 12' x 64' No of stories 2 Building height 20' - 24' No of units 1 Minimum rear Bed/bath 3 Bed-2 bath First floor area 720 SF setback of 20’ Second floorarea 660 SF Total gross area 1380 SF (incl covered front porch) Front setback match adjacent unit(s) Setbacks Shared wall between Front setback 10' or match adjacent lot 12' - 13' Side setback Not Applicable attached units Match front setback and Rear setback 20' minimum porch depth to adjacent SITE PLAN Typical lot width: Lot Coverage in 12' x 100' sample lot up to 26’ units Lot area 12x100 = 1,200 sf Ground coverage 720 sf Coverage ratio 60%

PARKING Notes: Suitable for modular construction Where rear alleys exist, a rowhouse may provide Appropriate for R2 & R3 zones off-street parking behind the building. Where alleys do not exist, parking may be limited to available on-street parking spaces. The front of the building or the front setback should never include parking.

GREEN DESIGN • Because rowhouses share side walls in most cases, only the front and back rooms get full natural lighting and ventilation, particularly in houses more than 36´ deep. Skylights or light-wells, however, can deliver natural light to the central portion of the house, making new Units with flat rooftops can include rooftop terraces with access from the unit, if the terraces are properly concealed. construction more energy-efficient than historic prototypes without altering massing and facade composition. • The same shared walls that limit interior lighting also greatly improve insulation, making heating and cooling easier and cheaper in a rowhouse than in a semi-detached or fully detached unit.

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 35 ROWHOUSE

Typical Layout A typical three-bed, three-bath unit on a 16- to 19-foot-wide lot is one room wide and ranges from 40´ to 60´ deep. The first floor contains the living room, the kitchen and dining space, and one bedroom, with two bedrooms located on the second floor. Three-bed units wider than 14´ can be converted to accessible units without any need for stair lifts.

Sample Lot: 16´× 100´ DWELLING UNIT Stories 2 Building height 20´–26´ Units 1 Bed/bath 3-bed/3-bath First floor 1,100 sf Second floor 900 sf Total gross area 2,000 sf (includes covered porch and patio) SETBACKS Front setback Match adjacent unit Side setbacks — Rear setback 20´ minimum LOT COVERAGE Lot area 1,600 sf Ground coverage 1,100 sf Coverage ratio 68% NOTES > Suitable for modular construction

36 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 16'-19'

Required Min. 20' Rear setback

16'-19' ROWHOUSE 45' - 60' 3 BED+3 BATH

Required Min. 16´-19´ wide 20' Rear setback (unit and lot) ATTACHED ROW-HOUSE Lot dimensions Lot width 16' Lot depth 100'

Dwelling unit Module size: 12' x 80' No of stories 2 Building height 20' - 26' No of units 1 Bed/bath 3 Bed-2 bath First floor area 960 SF Front setback UNIVERSAL DESIGN Second floorarea 880 SF (match neighbor) NEW HOUSES SHOULD PROMOTE UNIVERSAL Total gross area 1840 SF (incl front porch) DESIGN AND ACCESSIBILITY 18' - 20' BY INCLUDING FIRST-FLOOR BEDROOMS WHERE FEASIBLE. SECOND FLOOR Setbacks Front setback 10' or match adjacent lot Side setback Not Applicable Rear setback 20' minimum

Lot Coverage 45' - 60' Lot area 1,600 sf Ground coverage 960 sf Coverage ratio 60% ATTACHED ROW-HOUSE

Lot dimensions Lot width 16' CHARACTER Lot depth 100' CONSIDER INCORPORATING ARCHWAY TO HELP DEFINE SPACE AND Dwelling unit RELATE TO HISTORIC FEATURES FOND IN Module size: 12' x 80' EXISTING HOUSES. No of stories 2 Building height 20' - 26' ELEVATION FIRST FLOOR No of units 1 Bed/bath 3 Bed-2 bath First floor area 960 SF Front setback Second floorarea 880 SF (match neighbor) PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES Total gross area 1840 SF (incl front porch) 18' - 20' 37 Setbacks Front setback 10' or match adjacent lot Side setback Not Applicable Rear setback 20' minimum

Lot Coverage Lot area 1,600 sf Ground coverage 960 sf Coverage ratio 60% ROWHOUSE

Typical Layout A typical five-bed, two-and-one-half-bath unit on a 20- to 26-foot-wide lot is a single room wide, and ranges from 45´ to 55´ deep. The first floor contains the living and dining rooms, the kitchen, and one bedroom, with four bedrooms on the second floor. Units wider than 14´ can easily be made accessible without the need for stair lifts.

Sample Lot: 26´× 80´ DWELLING UNIT Stories 2 Building height 20´–26´ Units 1 Bed/bath 5-bed/3-bath First floor 1,200 sf Second floor 1,050 sf Total gross area 2,250 sf (includes front porch and back patio) SETBACKS Front setback Match adjacent unit Side setbacks — Rear setback 20´ minimum LOT COVERAGE Lot area 2,080 sf Ground coverage 1,200 sf Coverage ratio 58% NOTES > Suitable for modular construction

38 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 20'-26'

Unit summary for 42' x 80' parcel

Required Min. Lot dimensions 20' Rear setback Lot width 42' Lot depth 80'

Dwelling unit

No of stories 2

Building height 12' - 14'

No of units 1

Bed/bath 4 Bed-3 bath First floor area 1,200 SF 20'-26' Second floor area 1,050 SF

Total gross area 1,250 SF (includes porch & patio)

Setbacks

Front setback Match adjacent lot Side setback not applicable ROWHOUSE Unit summary for 42' x 80' parcel Rear setback 20' minimum 5 BED+3 BATH Required Min. Lot dimensions Lot Coverage 20´-26´ wide 20' Rear setback Lot width 42' Lot area 3,360 sf

Lot depth 80' Ground coverage 1,200 sf (unit and lot)

Coverage ratio 36% Dwelling unit 40'-50' No of stories 2

Building height 12' - 14'

No of units 1

Bed/bath 4 Bed-3 bath

First floor area 1,200 SF

Second floor area 1,050 SF

Total gross area 1,250 SF (includes porch & patio)

Setbacks

Front setback Match adjacent lot SECOND FLOOR20'-26’ Side setback not applicable

Rear setback 20' minimum

Front setbackLot Coverage (match adjacentLot lot)area 3,360 sf Ground coverage 1,200 sf

Coverage ratio 36% 40'-50'

20'-26’ FIRST FLOOR ELEVATION

Front setback (match adjacent lot)

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 39 BUILDING TYPES SEMI-DETACHED

Characteristics Semi-detached single-family units are part of SETBACKS a two-unit, connected structure with a shared • The front setback on a new unit should fall dividing wall between units. This highly flexible within the range of existing setbacks on the unit type is directly adaptable to infill lots as same side of the street in the block where the narrow as 16´ and as wide as 35´, with depths of at building is proposed. least 80´. • Existing zoning requires a minimum rear setback of 20´ in existing R-2 and R-3 zones. HEIGHT • Parcels at the end of a street must also have a Semi-detached units are typically two stories tall, side setback, which should fall within the range although some existing units are 28´ or 30´ tall of the front setbacks of adjacent units. due to factors such as topography, a raised first floor, or a large floor-to-ceiling dimension. Floor BUILDING ELEMENTS AND COMPOSITION levels for proposed infill houses should always Design buildings to maintain compatibility with match adjacent units, although the need to create the overall architecture of the street. The location accessibility from the sidewalk may sometimes and composition of doors, windows and porches require a lower first-floor height to accommodate should reflect the architectural character of the an entrance ramp. street. On corner units, the front porch should wrap around the structure to address both streets. Acceptable roof forms include flat roofs with parapets, gable roofs, and mansard roofs, depending on the street character. Consider

40 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES providing rooftop terraces with direct access from the unit for units with flat roofs. Stretches of blank walls without openings should be less than 8´ along street-facing facades.

PARKING Where rear alleys exist, a unit may provide off-street parking behind the building. Where alleys do not exist, parking may rely on available on-street spaces. The front of the unit or the front setback should never include parking.

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 41 SEMI-DETACHED

BED 4 CORNER BUILDING BED 1

BED 3 Minimum rear (2 UNITS) setback of 20’ BED 2

BED 2 BED 1

PATIO

PATIO

DINING

DINING/ KITCHEN

50' KITCHEN (46' - 60')

SITE PLAN UNIT 1 UNIT 2 CORNER UNIT LIVING

LIVING

Required min. 20’ rear setback 13'-6" 24' 27' - 48’

Data summary : 45' x 80' lot size

Lot dimensions Lot width 45' Lot depth 80'

Dwelling unit Unit dimension: 14' x 50' No of stories 2 Building height 20' - 24' No of units 2 Bed/bath 2 Bed-2 bath

Unit 1 First floor area 750 SF Second floorarea 670 SF Minimum side Match front setback Totalto gross area 1420 SF (includes porch/patio/balcony) Front setback 10’ or Unit 1 match adjacent unit(s) setback of 5´ to 8´ adjacent units First floor area 730 SF Second floorarea 700 SF (consult zoning) Total gross area 1400 SF (includes porch/patio/balcony) Typical lot width: up to 36’-52’ Setbacks Front setback 10' or match adjacent lot Side setback 8' Not Applicable Rear setback 20' minimum

Lot Coverage in 45' x 80' sample lot Lot area 3,600 sf Ground coverage 1480 sf Coverage ratio 41%

Notes: Suitable for modular construction when individual unit widths are less than 16'

42 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES SEMI-DETACHED MID-BLOCK BUILDING

BED 4 (2 UNITS) BED 1 Minimum rear setback of 20’

BED 3

SITE PLAN BED 2 BED 2 BED 1

Required min. 20' PATIO 20’ rear setback PATIO

DINING

DINING/ KITCHEN

KITCHEN

44'-52' Data summary : 14' x 100' lot size

Lot dimensions UNIT 1 UNIT 2 Lot width 14' 50' LIVING Lot depth 100' LIVING Dwelling unit Unit dimension: 14' x 60' No of stories 2 Building height 20' - 24' No of units 1 Bed/bath 2 Bed-2 bath First floor area 780 SF 27' - 48' Second floorarea 660 SF Total gross area 1440 SF (includes porch/patio/balcony) Front setback 10’ or 8' Setbacks match adjacent unit(s) Minimum side Match front setback and Front setback 10' or match adjacent lot Side setback Not Applicable setback of 5´ to 8´ porch depth to adjacent Rear setback 20' minimum (consult zoning) units Lot Coverage in 12' x 100' sample lot Typical lot width: Lot area 1,400 sf 35’–64’ Ground coverage 780 sf Coverage ratio 55%

Notes: Suitable for modular construction Appropriate for R2 & R3 zones

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 43 SEMI-DETACHED CORNER BUILDING (2 UNITS) Typical Layout These two units are designed so a front door faces each street. A typical two-bed/two-bath unit on a 60-foot-wide lot is a single room wide and ranges from 46´ to 60´ deep. The first floor contains the living room and eat-in kitchen, with two bedrooms located above. A typical four-bed/three[-bath unit is two rooms wide. The first floor contains the living and dining/family rooms, kitchen, and one bedroom, Sample Lot: 60´× 100´ with three bedrooms and a loft space on the DWELLING UNIT second floor. Stories 2 Building height 20´–26´ Units 2 Unit 1 (2-bed+2-bath) First floor 760 sf Second floor 670 sf Total gross area* 1,430 sf Unit 2 (4-bed+3-bath) First floor 1,230 sf Second floor 1,200 sf Total gross area* 2,430 sf * includes front porch and back patios SETBACKS Front setback Match adjacent unit Side setbacks 8´ minimum Rear setback 20´ minimum LOT COVERAGE Lot area 6,000 sf Ground coverage 3,860 sf Coverage ratio 64% NOTES > Suitable for modular construction > Appropriate for R2 and R3 zones

44 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES BED 4

BED 1

BED 3

BED 2

BED 2 BED 1

PATIO

PATIO

DINING

DINING/ SEMI-DETACHED KITCHEN BED 4

CORNER BUILDING BED 1 (2 UNITS) 50' KITCHEN (46' - 60') VARIOUS PAIRINGS POSSIBLE OF 2-, 3- AND/OR 4-BEDROOM UNITS UNIT 1 UNIT 2 BED 3 CORNER UNIT (2–3 BATHS EACH) LIVING 27´-48´ WIDE* LIVING

* Since this unit typically is built in BED 2 Required min. pairs, the width shown spans two units. Each unit has a yard, and 20’ rear setback BED 2 together they fill the lot. BED 1 13'-6" 24' 27' - 48’

SECOND FLOOR PATIO

PATIO

DINING Data summary : 45' x 80' lot size DINING/ KITCHEN Lot dimensions Lot width 45' 50' KITCHEN Lot depth 80' (46' - 60') Dwelling unit Unit dimension: 14' x 50' No of stories 2 Building height 20' - 24' UNIT 1 UNIT 2 CORNER UNIT No of units 2 LIVING Bed/bath 2 Bed-2 bath

LIVING Unit 1 First floor area 750 SF Required min. Second floorarea 670 SF Total gross area 1420 SF (includes porch/patio/balcony) 20’ rear setback Front setback 10’ or 13'-6" 24' Unit 1 match adjacent unit(s) 27' - 48’ First floor area 730 SF FIRST FLOOR Second floorarea 700 SF Total gross area 1400 SF (includes porch/patio/balcony) Typical lot width: ELEVATION up to 36’-52’ Setbacks Front setback 10' or match adjacent lot PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 45 Side setback 8' Not Applicable Rear setback 20' minimum Data summary : 45' x 80' lot size Lot Coverage in 45' x 80' sample lot Lot dimensions Lot area 3,600 sf Lot width 45' Ground coverage 1480 sf Lot depth 80' Coverage ratio 41%

Dwelling unit Notes: Unit dimension: 14' x 50' Suitable for modular construction when individual unit No of stories 2 widths are less than 16' Building height 20' - 24' No of units 2 Bed/bath 2 Bed-2 bath

Unit 1 First floor area 750 SF Second floorarea 670 SF Total gross area 1420 SF (includes porch/patio/balcony) Front setback 10’ or Unit 1 match adjacent unit(s) First floor area 730 SF Second floorarea 700 SF Total gross area 1400 SF (includes porch/patio/balcony) Typical lot width: up to 36’-52’ Setbacks Front setback 10' or match adjacent lot Side setback 8' Not Applicable Rear setback 20' minimum

Lot Coverage in 45' x 80' sample lot Lot area 3,600 sf Ground coverage 1480 sf Coverage ratio 41%

Notes: Suitable for modular construction when individual unit widths are less than 16' SEMI-DETACHED MID-BLOCK BUILDING (2 UNITS) Typical Layout The front doors of both units face the same street in this mid-block configuration. A typical two-bed/ two-bath unit on a 55- to 65-foot-wide lot is one room wide, and ranges from 44´ to 52´ deep. The first floor contains the living and dining rooms and an eat-in kitchen, with two bedrooms located on the floor above.

A typical four-bed/three-bath unit is two rooms wide. The first floor contains the living and Sample Lot: 60´100´ dining/family rooms, a kitchen and one bath, with DWELLING UNIT three bedrooms located on the floor above. Stories 2 Building height 20´–26´ Units 2 Unit 1 (2-bed+2-bath) First floor 790 sf Second floor 640 sf Total gross area* 1,430 sf Unit 2 (4-bed+3-bath) First floor 1,210 sf Second floor 1,010 sf Total gross area* 2,220 sf * includes front porch and back patios SETBACKS Front setback Match adjacent unit Side setbacks 8´ minimum Rear setback 20´ minimum LOT COVERAGE Lot area 6,000 sf Ground coverage 3,650 sf Coverage ratio 61% NOTES > Suitable for modular construction > Appropriate for R2 and R3 zones

46 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES BED 4

BED 1

BED 3

BED 2

BED 2 SEMI-DETACHED BED 1 MID-BLOCK BUILD- BED 4

INGS (2 UNITS) BED 1 Required min. 20' VARIOUS PAIRINGS PATIO 20’ rear setback POSSIBLE OF PATIO 2-, 3- AND/OR 4-BEDROOM UNITS DINING BED 3 (2–3 BATHS EACH) DINING/ KITCHEN 27´-48´ WIDE*

* Since this unit typically is built in KITCHEN pairs, this width is for two. Each BED 2 unit has a yard, and together they 44'-52' typically fill the lot. BED 2 Data summary : 14' x 100' lot size BED 1 Lot dimensions UNIT 1 UNIT 2 Lot width 14' 50' LIVING Lot depth 100' Required min. PATIO 20' LIVING 20’ rear setback PATIO SECOND FLOOR Dwelling unit Unit dimension: 14' x 60'

DINING No of stories 2 Building height 20' - 24' No of units 1 DINING/ KITCHEN Bed/bath 2 Bed-2 bath First floor area 780 SF 27' - 48' Second floorarea 660 SF KITCHEN Total gross area 1440 SF (includes porch/patio/balcony) Front setback 10’ or 44'-52'8' Setbacks match adjacent unit(s) Data summary : 14' x 100' lot size Front setback 10' or match adjacent lot Side setback Not Applicable Lot dimensions Rear setback 20' minimum UNIT 1 UNIT 2 Lot width 14' 50' LIVING Lot depth 100' Lot Coverage in 12' x 100' sample lot Typical lot width: Lot area 1,400 sf LIVING 35’–64’ Dwelling unit Ground coverage 780 sf Unit dimension: 14' x 60' Coverage ratio 55% No of stories 2 Building height 20' - 24' Notes: No of units 1 Suitable for modular construction Bed/bath 2 Bed-2 bath Appropriate for R2 & R3 zones First floor area 780 SF 27' - 48' Second floorarea 660 SF FIRST FLOOR Total gross area 1440 SF (includes porch/patio/balcony) Front setback 10’ or ELEVATION 8' Setbacks match adjacent unit(s) Front setback 10' or match adjacent lot

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 47 Side setback Not Applicable Rear setback 20' minimum

Lot Coverage in 12' x 100' sample lot Typical lot width: Lot area 1,400 sf 35’–64’ Ground coverage 780 sf Coverage ratio 55%

Notes: Suitable for modular construction Appropriate for R2 & R3 zones BUILDING TYPES DETACHED

Characteristics Free-standing, detached single-family units allow • Required minimum side setbacks are either 5´ windows on all sides. This highly flexible unit type or 8´, depending on the zoning category that requires a larger lot; it should measure at least governs the property. 36´ wide and at least 72´ deep. BUILDING ELEMENTS AND COMPOSITION HEIGHT Design buildings to maintain compatibility with Typically one to two stories tall, some existing the overall architecture of the street. The location detached single-family units include a third story and composition of doors, windows and porches within a mansard roof or using dormer windows should reflect the architectural character of the within a pitched roof. Floor levels for proposed street. On corner units, the front porch should infill houses should always match adjacent units, wrap around the structure to address both although the need to create accessibility from the streets. Acceptable roof forms include flat roofs sidewalk may sometimes require a lower first- with parapets, gable roofs, and mansard roofs, floor height to accommodate an entrance ramp. depending on the street character. Consider providing roof-accessed terraces for units with SETBACKS flat roofs. Stretches of blank walls without • The front setback on a new unit should fall openings should be less than 8´ along street- within the range of existing setbacks on the facing facades. same side of the street in the block where the building is proposed. • Existing zoning requires a minimum rear setback of 20´ in existing R-2 and R-3 zones.

48 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES DETACHED MID-BLOCK UNIT

20' BED 2

Minimum rear setback of 20’ SITE PLAN

Required min. 20’ rear setback BED 3

BED 1

KITCHEN 44'-60'

LIVING/ DINING Data summary : 36' x 80' lot size 8’ Min. side Lot dimensions Lot width 36' setback Lot depth 80'

Dwelling unit Unit dimension: 20' x 52' No of stories 2 6'-6" 13' Building height 20' - 24' 16'-22' No of units 1 Minimum side Match front setback and Bed/bath 3 Bed-2 bath Front setback 8’ or setback of 5´ to 8´ porch depth to adjacent First floor area 1040 SF match adjacent unit(s) Second floorarea 860 SF (consult zoning) units Total gross area 1900 SF (includes porch/patio/balcony)

Setbacks Front setback 8' or match adjacent lot Typical lot width: Side setback 8' Applicable up to 42’ Rear setback 20' minimum Lot Coverage in 36' x 80' sample lot PARKING Lot area 2,880 sf Ground coverage 1,040 sf Where rear alleys exist, a unit may provide off- Coverage ratio 36% street parking behind the building. Where alleys Notes: Suitable for modular construction do not exist, parking may be limited to available on-street parking spaces.

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 49 DETACHED CORNER UNIT

Typical Layout A two-bed, one-and-one-half-bath unit on a 16- to 18-foot-wide lot is a single room wide and ranges from 44´ to 52´ deep. The first floor contains the living and dining/family rooms and kitchen, with two bedrooms located on the second floor.

Sample Lot: 16´× 80´ DWELLING UNIT Footprint 16´x50´ Stories 2 Building height 20´–24´ Units 1 Bed/bath 2-bed/1.5-bath First floor 800 sf Second floor 650 sf Total gross area 1,450 sf (includes covered porch) SETBACKS Front setback Match adjacent unit Side setbacks 8´ minimum Rear setback 20´ minimum LOT COVERAGE Lot area 1,280 sf Ground coverage 800 sf Coverage ratio 63% NOTES > Suitable for modular construction > Appropriate for R2 and R3 zones

50 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES DETACHED CORNER UNIT 2 BED+1.5 BATH BED 1 14´-18´ WIDE

W/D

DINING/ BED 2 FAMILY

KITCHEN SECOND FLOOR

44'-52'

LIVING

14'-18' FIRST FLOOR Eq Eq ELEVATION

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 51 DETACHED MID-BLOCK UNIT Typical Layout A typical three-bed/two-bath house on a 34- to 42-foot-wide lot is a single room wide and ranges from 44´ to 60´ deep. The first floor contains the living/dining room, kitchen, and one bedroom, with two bedrooms located above. A straight set of stairs connects the two levels.

Sample Lot: 36´× 80´ DWELLING UNIT Footprint 20´x52´ Stories 2 Building height 20´–24´ Units 1 Bed/bath 2-bed/1.5-bath First floor 1,040 sf Second floor 860 sf Total gross area 1,900 sf includes front porch and back patio SETBACKS Front setback Match adjacent unit Side setbacks 5´–8´ minimum Rear setback 20´ minimum LOT COVERAGE Lot area 2,880 sf Ground coverage 1,040 sf Coverage ratio 36% NOTES > Suitable for modular construction > Appropriate for R2 and R3 zones

52 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 20' BED 2

Required min. 20’ rear setback BED 3

BED 1

DETACHED MID-BLOCK UNIT 20' BED 2 KITCHEN 3 BED+2 BATH 44'-60' 16´-22´ WIDE

LIVING/ DINING Data summary : 36' x 80' lot size 8’ Min. side Lot dimensions Lot width 36' setback Lot depth 80' Required min. 20’ rear setback Dwelling unit BED 3 Unit dimension: 20' x 52' No of stories 2 BED 1 6'-6" 13' Building height 20' - 24' 16'-22' No of units 1 Bed/bath 3 Bed-2 bath Front setback 8’ or First floor area 1040 SF match adjacent unit(s) Second floorarea 860 SF Total gross area 1900 SF (includes porch/patio/balcony) SECOND FLOOR Setbacks KITCHEN Front setback 8' or match adjacent lot 44'-60'Typical lot width: Side setback 8' Applicable up to 42’ Rear setback 20' minimum

LIVING/ DINING Lot Coverage in 36' x 80' sample lot Data summary : 36' x 80' lot size Lot area 2,880 sf 8’ Ground coverage 1,040 sf Min. side Lot dimensions Coverage ratio 36% Lot width 36' setback Lot depth 80' Notes: Suitable for modular construction Dwelling unit Unit dimension: 20' x 52' No of stories 2 6'-6" 13' Building height 20' - 24' 16'-22' No of units 1 FIRST FLOOR Bed/bath 3 Bed-2 bath Front setback 8’ or First floor area 1040 SF Second floorarea 860 SF match adjacent unit(s) ELEVATION Total gross area 1900 SF (includes porch/patio/balcony)

Setbacks

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 53 Front setback 8' or match adjacent lot Typical lot width: Side setback 8' Applicable up to 42’ Rear setback 20' minimum Lot Coverage in 36' x 80' sample lot Lot area 2,880 sf Ground coverage 1,040 sf Coverage ratio 36%

Notes: Suitable for modular construction DETACHED MID-BLOCK UNIT Typical Layout Based on the “American Foursquare” house style, this prototype is a four-bed, three-bath, family unit on a 35- to 45-foot-wide lot. A typical design has four rooms—two rooms wide by two rooms deep—on each floor. The first floor contains the living room, kitchen/dining room, and one bedroom, with three bedrooms and a study on the second floor.

Sample Lot: 42´× 80´ DWELLING UNIT Stories 2 Building height 20´–24´ Units 1 Bed/bath 4-bed/3-bath First floor 1,200 sf Second floor 1,000 sf Total gross area 2,200 sf

** includes front porch, back patio SETBACKS Front setback Match adjacent unit Side setbacks 8´ minimum Rear setback 20´ minimum LOT COVERAGE Lot area 3,360 sf Ground coverage 1,200 sf Coverage ratio 37% NOTES > Suitable for modular construction > Appropriate for R2 and R3 zones

54 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 24'-32'

24'-32' BED 4 BED 3

20' BED 5 BED 2

DETACHED MID-BLOCK UNIT BED 4 BED 3 BED 1 KITCHEN 4 BED+3 BATH 24´-32´ WIDE

DINING

Unit summary for 42' x70' parcel (40'-50') 45' Lot dimensions (38'-46') 20' BED 5 BED 2 LIVING Lot width 42' Lot depth 75'

Dwelling unit No of stories 2

BED 1 KITCHEN Building height 12' - 14' PORCH No of units 1 SECOND FLOOR Bed/bath 4 Bed-3 bath First floor area 1,200 SF Second floorarea 1,000 SF DINING Total gross area 2,200 SF (incl porches & patios) (24'-32') 10' Unit summary for 42' x70' parcel Setbacks (40'-50') Front setback 10' or match adjacent lot 45' FIRST FLOOR Lot dimensions Side setback 8' (38'-46') LIVING Rear setback 20' minimum 26'-6" Lot width 42' 8' (22'-28') 8' Lot depth 75' Lot Coverage 42'-6" Dwelling unit Lot area 3,200 sf No of stories 2 Ground coverage 1,200 sf Building height 12' - 14' Coverage ratio 37.5% PORCH No of units 1 Bed/bath 4 Bed-3 bath First floor area 1,200 SF Second floorarea 1,000 SF Total gross area 2,200 SF (incl porches & patios) (24'-32') 10' Setbacks Front setback 10' or match adjacent lot Side setback 8' Rear setback 20' minimum 26'-6" 8' 8' (22'-28') ELEVATION Lot Coverage 42'-6" Lot area 3,200 sf Ground coverage 1,200 sf PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 55 Coverage ratio 37.5% MODULAR CONSTRUCTION

The CHASE study evaluated modular construction • Efficiency of scale.Building multiple houses for its ability to increase infill housing development at once in a factory yields lower per-unit costs in the CHASE neighborhoods. The potential than building each house individually on site. advantages and disadvantages that the evaluation • Improved sustainability. Factory construction identified vary, based on project goals and not only reduces material waste in conditions. Anyone pursuing infill development construction, it produces more tightly sealed in the CHASE area should consider using modular buildings. With less air infiltration than site- techniques if it appears that the project could built houses, modular homes deliver lower benefit from modular housing’s advantages. energy costs for the people who live in them. • Higher-quality structures. Modular ADVANTAGES construction must meet or exceed the Modular or “factory” construction offers several same local building codes as site-built potential advantages over conventional techniques: housing. Construction in a controlled factory • Lower costs resulting from shorter construction environment eliminates weather damage that time, controlled building conditions, and other site-built houses can sustain and improves factors described below. construction quality. Because each module has • Time savings. Weather does not affect factory its own floor, ceiling, and walls—essentially construction, and site preparation work can doubling sound insulation when modules take place while modules are being built, and entire units are connected to each shortening total construction time by up to 50% other—modular construction reduces sound in urban areas. The time savings means houses transmission in rowhouses and from room to reach the market faster and would produce room within a unit. visible evidence of change in the CHASE • Neighborhood-friendly qualities. Like neighborhoods more quickly. traditional site-built housing, modular housing

SITE-BUILT CONSTRUCTION SCHEDULE

Design Permits & Site Development & Engineering Approvals Foundations Building Construction Site Restoration

MODULAR CONSTRUCTION SCHEDULE

Design Permits & Site Development & Install & Engineering Approvals Foundations Site Restoration TIME SAVED

Building Construction at Plant

SOURCE: WWW.MODULAR.ORG

56 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES designs can reflect local character. The construction adds housing that otherwise technique greatly reduces construction-site would not exist, it may still represent a strong impacts—including noise, dust, and debris— net advantage for the CHASE neighborhoods in and module assembly can occur in one day. As the form of increased housing choice, greater noted earlier, a shorter construction schedule affordability, neighborhood stabilization, new produces block-transforming results sooner support for local retailers, and other aspects. than traditional methods. • Learning curve for designers and builders. • Better job-site security. Factory-built modules Assuring a smooth work flow requires better can be assembled on-site in a day and secured communication and coordination between the with plywood over the windows. This greatly builder, design architect, and trades handling reduces the risk and cost of construction-site on-site connections (such as mechanical, theft and vandalism. electrical, and plumbing). This is especially important for those unfamiliar with modular DISADVANTAGES techniques. Modular construction may also present some • Financing. Lenders may know little about disadvantages: modular housing or have misconceptions • Fewer local jobs. Modular construction about its quality. Work with lenders to ensure produces fewer local jobs than on-site fair evaluations and sales comps that include construction, since much of the work occurs traditional site-built houses. in a factory. Assembly and finishing do require • Difficulty of delivering completed modules. local workers, but the create fewer total jobs. The route to each site must be carefully Given the CHASE Action Agenda emphasis evaluated for feasibility of transporting on local job creation, this may stand as a building modules for installation. Transporting significant drawback. Nevertheless, if modular modules will require the developer to obtain permits and apply for traffic restrictions. CREATING LOCAL JOBS WITH MODULAR CONSTRUCTION Other communities have successfully addressed the local-jobs issue. As one example, the Southwest Michigan Builders Association reached a deal with a modular builder to send local residents to train in the builder’s factory and learn to install modules on site (SMBA provided transportation tand from the factory). The residents who successfully completed the program were hired by local contractors to complete the work and continued as full-time workers with the contractors.

PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 57 Technical Considerations for Modular Construction CRITICAL DIMENSIONS OF MODULES • A roof pitch of up to 12/12 can be • Width: A floor width of 15´2˝ is the most accommodated with a hinged roof system that common to maximize area per module (leading allows for transport. Trusses can also be site- to a maximum 16´ overall module width, which built and hoisted into place, often for less than includes roof overhang). Widths as small as 8´ transporting bulky roofs from the factory. Flat are possible but less efficient. roofs are often more expensive and require • Height: An 11´6˝ height is typical to keep total special attention to waterproofing issues. height of modules being transported by trailer, • Siding and flooring can be factory-installed but under 13´6˝. Heights of up to 13´ are possible. are typically installed on-site to avoid damage • Length: Up to 70´, usually in 2’ increments. during transport and on-site assembly. Consult local regulations for maximum trailer • Design the module with exterior cladding lengths, which is 55´ in the District). dimensions in mind (for example, brick and • Ceiling-to-floor thickness: Approximately 20˝ siding dimensions) to simplify finishing. between the bottom of the ceiling of the lower • Contain equipment such as plubminga nd module and surface of the floor in the module mechanical in one module to simplify on-site above it. Each module has a floor and a ceiling, connections between modules. producing a double thickness where they meet. TRANSPORTATION DESIGN • Evaluate the entire route from factory to site • Type V wood-frame construction is most to minimize overhead obstructions such as common. power lines, overpasses, and traffic lights and • Within the constraints of the site and the to determine if streets are wide enough for a zoning requirements for setbacks, design for truck’s turning radius, especially in an urban the maximum amount of interior floor area in setting like the CHASE neighborhoods. Module each module to reduce the number of modules widths may need to be adjusted to account for needed, which in turn cuts transportation and these limitations. installation costs. • Include the costs of permits and the potential • Site-built pieces such as porches, stoops, and added expense of off-hour transport for bay windows can be added to factory-built oversized modules. The District requires a modules for more design flexibility. police escort for loads greater than 12´ wide or 13´6˝ tall (height measured on the trailer), and • Room widths greater than the module width it limits maximum trailer length to 55´. can be created using open spans of up to 11´ without additional support, or 16´ with additional support. • A finished interior ceiling height of 9´ is typical. A 9´6˝ tray ceiling is also common and is the maximum height possible in a module with a total height of 11´6˝.

58 PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES APPENDIX

HOUSING INVENTORY OF THE CHASE NEIGHBORHOODS

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b S t o n a Raleigh St la h 1 A a l 5 r 8 nn e

2 C H 9 1 t P va W h h a t t t 1 S 0 337.5675 1,350 h l h h h u

t P 0 t h o S n S u P t 4 S e Feet t h 1 so ve o r e l t e A d i l P S n p t e A p 0 337.5675 1,350 l l t r S ChaseStudyArea S ssi

P ss 0 425 850 1,700 Feet Housing types R t re issi V s h ng S t o M a r d Feet t C t

e 5 l h l S e

h S l g t P ChaseStudyArea

i Detached SF Historic district on y 0 425 850 1,700 o Hoh using types t

h n e r t re T l t t T 0 500 1,000 2,000 I Feet

6 B l e

a 4 7 S r

P t R t S Feet

h l d r Detacsahed SF Historic district Vpacant and blighted Semi-den tached SF e S U 0 500 1,000 2,000 I

2 n t

r Data source: data.dc.gov and Office of Planning Feet o

RowH house SemUi-ndbeutailtc rheesdid SeFntial and oVtahcear nuts aendN botleig: h"Vteacdant" sites include parcels identified as such in the Assessor's database and otheDra utan ismopurrocvee: d astiate.dsc p.gootevn atinadlly O eflfiigcieb loef Planning Multi-family Rowhouse Unb0u3i3lt7 .r5e67s5ifdore rn1e,td3iea5v0l ealonpdm oentht aesr wueslel as Ndoetseig: n"Vaatecda nvta"c saitnets s intecslu (dbeo tpha ercxelms pidt entified as such in the and nonF-eeextempt) per OTR. "BAlisgshetsesdo" rs'sit edsa tianbcalusdee a dneds iogtnhaetre udn improved sites potentially eligible Multi-family Other housing ChaseStudyArea blighted sites (both exempt anfodr nreodne-evxeelomppmt)e npte ar sO wTRel.l as designated vacant sites (both exempt Housing types 0 425 850 1,700 and non-exempt) per OTR. "Blighted" sites include designated Other housing Feet Detached SF Historic district blighted sites (both exempt and non-exempt) per OTR. 0 500 1,000 2,000 I PATTERN BOOK / DEVELOPMENT & DESIGN GUIDELINES 60 Feet Semi-detached SF Vacant and blighted Data source: data.dc.gov and Office of Planning Rowhouse Unbuilt residential and other use Note: "Vacant" sites include parcels identified as such in the Assessor's database and other unimproved sites potentially eligible Multi-family for redevelopment as well as designated vacant sites (both exempt and non-exempt) per OTR. "Blighted" sites include designated Other housing blighted sites (both exempt and non-exempt) per OTR.