Reforming Rows in Historic East Baltimore by Kelly Ball

REFORMING ROWS in Historic East Baltimore

A thesis completed by Kelly Elizabeth Ball in fulfillment of the requirements for Bachelor of Architecture at Cornell University August 2009

table of contents

site

precedent

form

program

design proposal bibliography

43 63

thesis statement “Between the dream’s row of successive images and a series of recollections there is as much difference as that between a pile of rough-hewn material with superimposed parts heaped one upon the other, only accidentally achieving equilibrium, and the walls of an edifice maintained by a whole armature, supported and reinforced by neighboring edifices…our recollections depend on those of our fellows, and on the great frameworks of the memory of society” Maurice Halbwachs “The architecture of the city summarizes the city’s form and from this form we can consider the city’s problems.” Aldo Rossi

The thesis approaches the rowhousing typology as a critical component of the physical fabric, collective memory and urban identity of Baltimore- a city in which the population has been dropping and the popularity of the rowhouse has been dwindling. In Historic East Baltimore, partially abandoned blocks are being leveled and redeveloped into “new-urbanism” housing and conventional commercial buildings. If it is to maintain its viablity as a housing type and perpetuate an urban indentity in East Baltimore, the rowhouse must adapt to better support community needs and provide amenities offered by new urban and suburban development. Through formal analysis of the housing typology and introduction of community based programming, the transformation of a rowhouse block will take place. The particular block under examination is comprised of 52 row house lots between 1,000 sf and 1,500 sf in size. Public program- library, grocery, laundromat- will be introduced without destroying the structural system, the inherent architectural logic or iconic facade of the rowhouse block. However, reprogramming the block will demand a rethinking of the existing formal elements. The thesis will thus reform the individual rowhouse, the block and the neighborhood in order to stimulate the area and perpetuate an urban collective memory. Such a transformation will inform how redevelopment in American cities can reuse existing urban constructs rather than replace existing blocks.

site

The thesis problem begins with site, Historic East Baltimore, a neighborhood in transition. Between 2000 and 2006, the population of Baltimore city dropped by nearly 20,000, continuing patterns begun in 1950. Resultant housing abandonment in Baltimore has led to the deterioration of the city’s physical and social fabric, distinctly noticeable in this aerial view. Vacancy manifests itself through rows of empty and neglected housing, and has led to the demolition of units and entire blocks. The city has begun to give up on the rowhousing typology.

aerial map of Historic East Baltimore, site is highlighted

site

The immediate site is an abandoned residential block in a neighborhood in East Baltimore. The site is a gateway block into the neighborhood, adjacent to both a major boulevard to the West, and a developing residential zone to the East. It is a viable site for community, residenital and commercial programming, that could help revive the larger area. Adjacent housing units are aligned to face the street on three sides of the block. The alley is meant to provide an internal street with back access to units. While arrangement of rows, types and groupings of units varies block to block, the pattern and organizational logic is consistent throughout Baltimore.

existing conditions of block

N Broadway

site

A proposal developed by East Baltimore Development Inc. illustrates the areas of new construction, rehabilitation and proposed buildings, both commercial and residential. The thesis site, outlined, is situated east of Broadway and west of new housing construction that introduces smaller streets and open green space into the community. The continuously expanding Johns Hopkins Medical campus and Hospital is directly south of the residenital and commercial zone, providing hundreds of jobs and world-class medical amenites to the city. Along with residenital and commercial development, construction on the medical campus for new facilities is underway.

E Preston St.

E Biddle St.

E Chase St.

E Eager St.

Ashland Ave.

Madison St.

EBDI Neighborhood Plan

site Johns Hopkins Medical Campus Map

site

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Key Plan

N Broadway

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McDonogh St

E Chase St

E Eager St

McDonogh Street back elevations (looking East)

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N Broadway

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McDonogh St

E Chase St

E Eager St

Broadway back elevations (looking West)

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Key Plan

N Broadway

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E Eager St

McDonogh St

E Chase St

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East Chase Street back and front elevations (looking South and North)

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McDonogh Elevation (looking West)

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Broadway Elevation (looking East)

Front Elevations

site 1

Looking North on Broadway

Looking Northwest on Chase

Looking Northeast on Chase

1 E Chase St

McDonogh St

N Broadway

E Eager St

Key Plan 1/256”=1’-0”

Panoramas

Looking Northwest on Broadway

site photos around site depicting abandoned and derelict conditions

precedent

Only 11 to 12 feet wide and 25-30 feet deep, typical 19th century alley rowhouse Kennington Road terrace row, London built 1780 1609 Lanvale St 203 Amity Street built in 1830, the original residence of Edgar Allen Poe

Typical Georgian rowhouse, Engligh prototype for Baltimore construction

Early 1800s through the 1830s, Federal style two-bay-two-and-ahalf story rowhouse

1780 1800 Baltimore Rowhouse: variations on the typology

time line of the Baltimore rowhouse

Two-story-and-attic house typical to housing built for the growing working class in the 1840s and early 1850s

1840

Three-story, three-bay rowhouse at 1412 Park Ave, built 1857, is typical of elegant rows built 1850s-1880s. The plan is elongated, the double parlor becomes a long single parlor and an open passage is provided from the front to the back of the house.

1860

The 200 block of N Castle exhibits both old and refurbished versions of the two-story-two-bay rowhouse

Row at E 33rd st at Alameda built by Edward J. Gallagher 1917

The modest two-story Italianate rowhouses constructed in Baltimore’s factory neighborhoods around the waterfront in the 1870s and 1880s include a vestibule and formal parlor.

Rowhouse design between 1880 and 1915 reflected improved styling and technology. The interior opened up to allow for a more formal stair/reception hall, but also created windowless center rooms.

Daylight rowhouses began to be built in Baltimore around 1915, characterized by two-room deep, two-room-wide floor plans that allowed sunlight to enter every room.

1870

1880

1915

precedent

Original two story Italianate rowhouses , built late 19th century

precedent

The conversion of an abandoned glass factory in Sau Paulo, Brazil into a community arts and recreation complex revitalizes its surrounding neighborhood. An internal pathway, formally alike to the alley of a rowhouse block, is revitalized as an active pedestrian street. Open structure of the warehouse typology allows flexible architectural intervention not permitted by the small-scale rigid construct of a residential rowhouse block. However, the project’s success as a community center provides inspiration for the thesis.

Existing building New construction Programmatic divisions

Plan of complex

Section through converted warehouse

Lina Bo Bardi, SESC Pompeia Factory, Sau Paulo

programmatic insertion

precedent

By reoccupying the existing rowhouse shell, the project is analogous to a hermit crab, whereby the organism inhabits an abandoned snail shell. Once the shell is reoccupied, new life processes take place. An analogous ecological reuse should take place in architecture.

precedent Ragflats by Onion Flats readapts a warehouse site into a viable apartment complex and rethinks typical rowhouse design. Unexpected cladding materials, cantilevered extensions to block housing, the prominence of green space, both shared and private, and the subdivision of the block into smaller blocks all provide formal precedents for the thesis.

Onion Flats, Rag Flats, Philadelphia

3'-4 1/2"

A10

IAWN3735

13x18 ceramic floor & wall tile in running bond pattern over 1/2" 'Durock' & transition per Product Selection Sheet

2'-2"

IAWN3735 over ICA 3763

eq.

ICA 2535 over ICA 2563

5'-6"

"Mini" pellet stove to exhaust out rear wall using Simpson Duravent parts: Pipe - 3012B Pipe Adapter - 3079B Horizontal Cap - 3085S Wall Thimble - 3043; fresh air intake shall be 2" diameter steel w/ exterior elbow

R 1 A5

2 A10

living room

1 A6

exist. low CMU wall to remain

concrete & CMU base & walls to be parged per Product Selection Sheet

ICA2535

full round downspout; color per Product Selection Sheet; extend rain leader to parking pad above grade

1 A4

CATV

fin. clg. ht. 11'-1" a.f.f.

prime & paint exist. CMU wall per Product Selection Sheet

2x6 clg. joists @ 24" o.c.

concrete & CMU wall & base to be parged per Product Selection Sheet 1'-6" exposed brick

ICA 3763

ICA 2563

KITCHEN This rowhouse conversion project in Baltimore replaces the dividing wall between two neighboring units with strategically placed columns to double the floor area. The methodology suggests the potential for flexible spatial and programmatic conditions within the rowhouse block.

1 A7 open to below

R UP

+/- 10'-3" 4

gas cooktop

A11

1 A11

kitchen

full tile

ref

R 1'-2" typ.

fin. clg. ht. 9'-0" a.f.f. eq.

eq.

2 A11

R elec. wall oven

powder rm. fin. clg. ht. 7'-6" a.f.f.

A11

7'-10"

7'-6 1/2"

HVAC: 6" exhaust for hood to vent through roof bulkhead per section 4/A11

RCATV

bulkhead per section 4/A11

3 eq.

stair opening above

3'-1"

28" full-lite w/ frosted glass; spring hinges

A11

3'-0"

24" full-lite w/ frosted glass; spring hinges eq. eq.

3'-6 1/2"

3'-6"

glu-lam beam to be sealed, stained, & polyurethaned per Product Selection Sheet

2'-2"

eq.

2'-2"

1'-2"

1'-6" exposed brick

R 6"

9'-0"

pedestal sink w/ mirror above 12x18 ceramic tile in running bond pattern over 1/2" 'Durock' & transition per Product Selection Sheet

bulkhead fin. clg. ht. 8'-4" a.f.f.

+/-8'-2" exposed brick

4'-0"

3'-0"

dining room

2x4 bulkhead w/ (2)4'x10' veneer plywood finish per Section 1/A4

entry bulkhead fin. clg. ht. 8'-4" a.f.f.

plywood joint 6" typ. eq.

eq.

STAIRWELL

9'-0"

wood dbl. hung

6'-7"

2'-11"

36" w steel stair w/ (9) 8" risers & (8) steel rough treads ; solid wood tread to be 10" (9" nose to nose); stain & polyurethane per Product Selection Sheet

9'-7"

fin. clg. ht. 9'-0" a.f.f.

3'-0" exposed brick

sitting room

CATV

3/4" solid wood pre-finished flooring throughout 1st floor (incl. living room)U.O.N. per Product Selection Sheet; fasten flooring in living rm. w/ 1 3/4" fasteners

9'-5"

see trim schedule for solid wood handrail; typ.

3'-2"

+/- 9'-5"

36" w steel stair w/ (4) 8" risers & (3) steel rough treads ; solid wood tread to be 10" (9" nose to nose); stain & polyurehtane per Product Selection Sheet

Hose Bib

10'-2"

2x4 wall infill to cseal gap between houses; recess 2"

IAWN3735 over +/-36" full-lite

addition above; see section 1/A6 for soffit information

+/- 8'-2" exposed brick

HVAC: return air on wall; center below sill

precedent

First Floor Notes 1. All windows and doors to be replaced shall be in original masonry openings in new bullnose frame unless otherwise noted. Construction Dept. to determine if new bullnose is needed. 2. All windows shall receive casing, jamb extension, & solid wood stools w. aprons 3. F + I solid wood blocking per General Notes where cabinets and kitchen shelves are shown. 4. Expose interior brick where noted per general notes. Mortar color to be 12B-verify color w/ Construction Supervisor. 5. F + I Tear Away L Bead where drywall meets brick, typ. (Trim-Tex model #(9012). 6. F + I shoe mold only (per Product Selection Sheet) where exposed brick meets wood flooring. 7. All interior doors shall be smooth finish solid core Masonite Doors. Styles as noted on drawings. 8. prime & paint all low wall sills & aprons per Product Selection Sheet.

fixed full lite

2-pnl. door; transom w/ insul. glass

wood dbl. hung Hose Bib

38"wx12" d steel window box per elevation 12/A12 1x3 casing & apron

partition schedule

1x4 base

5/4 solid 5/4 solid stair wood; 3/8" wood(2 "w); opening bullnose; 3/8" apron; stools, sills, bullnose; WM-249 open shelves railing

low 2 x 4 partition full height 2 x 4 partition full height insulated 2 x 4 partition full height 2x4 "on edge" partition 1/4" laminated drywall exposed brick

metal rail over new brick stair per section 1/A4

12 A12

NOT FOR CONSTRUCTION DRAWN BY: T C

CHECKED BY:

ALL DIMENSIONS ARE TO FACE OF STUD ALL DIMENSIONS ARE TO BE FIELD VERIFIED ALL WORK IS TO BE COMPLETED PER GENERAL NOTES, UNLESS NOTED OTHERWISE ON DWGS.

first floor plan

Scale: 1/4" = 1'-0"

9 north port street PATTERSON PARK CDC

2900 EAST BALTIMORE STREET BALTIMORE, MARYLAND 21224

05.10.06 BID SET revised 8.22.06

A 2 7 of 18

EAST ELEVATION

Trace Architects, 9 North Port Street, Baltimore

form

form 26

formal diagrams: existing condition NTS

Existing Block

Existing Elements

Party Walls

Walls to Street

Plug-In Building

Tunnel

Zipper formal diagrams: tactics for transformation of existing elements NTS

form

Plug-In Lot

Orthogonal Structure of Block

Existing Buildings Existing Property Lines Maximum Lot Coverage

form

Party Wall Projected Property Line

Lot Coverage

Existing Built= 19,035 sf

Existing Buildings Proposed Coverage Total Area on Block=37590 sf Maximum Permitted Lot Coverage Total Area on Block=42,786 sf

Maxiumum Permitted Lot Coverage= 25,903 sf

Total Lot Area= 39,851 sf Total Lot Area= 20,398 sf

Existing Built Area= 3,578.5 sf Maxiumum Permitted Lot Coverage= 3,624 sf Total Lot Area= 5,576 sf

Maxiumum Permitted Lot Coverage= 13,259 sf

Existing Built Area= 11,078 sf

formal diagrams 1/64”=1’0”

Existing Buildings

form

The formal operative stratgey for the proposal was generated from existing lot coverage laws and the orthogonal logic of the existing block. Through using the inetrnal block as a single zone for intervention, the area in which adhoc additions have been constructed is replaced by a lateral zone across which divided units connect.

Buildings to Demolish New Lateral Zone of Intervention Party Wall New Building

program 31

program

Existing Traditional Program: HOUSING

LIBRARY

program components

GROCERY

GREENHOUSE

DAYCARE

LAUNDRY

Daycare Greenhouse Library Reprogramming by Lot

Laundromat Existing Buildings

Programmatic Overlap and Interaction

programmatic diagrams: street level plan 1/64”=1’0”

program

Grocery/Retail

1,900 sf_laundromat component

5,400 sf_daycare component

8,170 sf_greenhouse component

15,400 sf_grocery component

program

17,500 sf_library component

31,300 sf_housing component total

program size analysis 1/64”=1’0”

430 sf_one floor of existing rowhouse 560 sf_1 BR subsidized apt

1500 sf_3 BR on site townhome

740 sf_2 BR subsidized apt

790 sf_1 BR on site market rate apt

1500 sf_minimum laundromat 5

2500 sf_maximum laundromat

1040 sf_2 BR on site market rate apt

2000 sf_main street retailer

2000 sf_3 BR on site townhome

2200 sf_3 BR on site townhome

3000 sf_minimum daycare

12,000 sf_maximum daycare

program

13,000 sf_chain drugstore

17,500 sf_library

40,000 sf_average supermarket

program size proposal1/64”=1’0”

NO RT HB RO

AD W

1. basic configuration of program distribution among units

EA ST

CH AS

TR EE

2. retail to high traffic corner, greenhouse to light and air

NO RT HB RO AD WA Y

program

EA ST

program massing diagrams

CH AS ES

TR EE

NO RT HB RO

AD WA Y

3. greenhouse to South, library to inside street

CH AS

TR EE

NO RT HB RO

AD W

4. grocery to high traffic corner, greenhouse to south

program

EA ST

CH AS

TR EE

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program

Existing Elevation NTS

Existing Longitudinal Section NTS

sections through housing component NTS

single family home

2 BR apartment market rate or subsidized

3 BR townhome market rate

1 BR apartment market rate or subsidized

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program

Daycare Greenhouse Library Grocery/Retail Laundromat Housing

program

Isometric Diagram

Ground Floor Plan Diagram 40

programmatic proposal NTS

program

programmatic proposal NTS

design proposal 43

N N Broadway

Existing Buildings Property Lines

McDonogh St

Proposed Block Renewal Strategy (thesis)

Ellsworth St

y Ga

E Preston St

Proposed Construction (Johns Hopkins Hospital and East Baltimore Development Inc.)

E Biddle St

E Chase St

N Chapel St

proposal

N Chapel St

N Patterson Park Ave

site plan NTS

E Chase St

proposal

McDonogh St

N Broadway

site plan 1/128”=1’0”

46 isometric diagram

proposal

GROUND LEVEL MANIPULATION

GREEN ROOF AND PROGRAMMATIC INSERTION

EXISTING FACADES AND PARTY WALLS

proposal 47

Parking Level Plan 1/32”=1’0”

proposal Green Roof Level Plan 1/32”=1’0”

proposal

C 49

Housing Level Plan 1/32”=1’0”

SECTION BB

proposal

SECTION BB 1/16”=1’0”

SECTION CC 1/16”=1’0” Sections

Cross sections were taken sequentially, every 4’, through the block to illustrate the changing formal and programmatic conditions as one travels through the site. The following sections describe the way in which the model, at left, was made.

proposal

The model describes the stratified condition of the block and emphasizes passage between existing rowhousing (frosted) and new construction (clear). While the model diagrams formal conditions, the following sections diagram the new programmatic condition of the block.

sectional model

2 10 13 16 20 25

40 44

proposal

5 86 89 6

108 KEY PLAN 52

sectional series 1/64”=1’0”

Daycare

Library

Laundromat

Greenhouse

Grocery/Retail

Housing

proposal

proposal 54

sectional series 1/64”=1’0”

proposal

proposal 56

sectional series 1/64”=1’0”

proposal

proposal 58

sectional series 1/64”=1’0”

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101

102

103

104

105

proposal

proposal 60

sectional model

proposal

SECTION AA NTS

CHASE STREET ELEVATION 1/16”=1’0” Sections

St h g no o D Mc

y proposal

a dw a Bro

Removal of units along Broadway and McDonogh allow for pedestrian pathways to cross through the block and connect with the residential development to the East of McDonogh. While most of the original hosuing units stay in tact, the porosity of block is altered dramatically. Site Model

proposal

before

Site Model

after

Cohen, Charles. “Destroying a Housing Project, to Save It.” The New York Times 21 Aug. 1995. Halbwachs, Maurice. On Collective Memory. Chicago, IL: The University of Chicago P, 1992. Hayden, Dolores. “What Would a Non-Sexist City Be Like? Speculations on Housing, Urban Design, and Human Work.” Signs 5 (1980): S170-187. Hayward, Mary Ellen, and Charles Belfoure. The Baltimore Rowhouse. New York: Princeton Architectural P, 2001. Julie, Gabrielli, and Schaefer Kim. “Green Rowhouse Renovation Template.” Maryland Department of Natural Resources. Apr. 2001. TerraLogos Eco Architecture. Oct. 2008 <http://www.dnr.state.md.us/ed/casestudies/baltimorerowhouses.pdf>. Miller, Mark B. Baltimore Transitions : Views of an American City in Flux. New York: Johns Hopkins UP, 2000. Moneo, Jose Rafael. “On Typology.” Oppositions 07.13 (1978): 23-45. Muthesius, Stefan. English Terraced House. New Haven: Yale UP, 1982. Rossi, Aldo. The Architecture of the City. New York, NY: The MIT P, 1982. Rozhon, Tracie. “Old Baltimore Row Houses Fall Before Wrecking Ball.” The New York Times 13 June 1999. Shivers, Natalie W. Those Old Placid Rows: The Aesthetic and Development of the Baltimore Rowhouse. Baltimore: Maclay & Associates, 1981.

bibliography 64