Terraces East

TERRACES EAST LINKING TO NE IG H B O RH O O D + LANDSCAP E

CO

LU M

P BIA

IKE

Lon g Bra nch Cre ek

MAIN ENTRY FRONT PORCH AT THE CORNER

I-3

ARMY NAVY GOLF COURSE

95

TERRACES EAST

CONTEXT MAP

A NEIGHBORHOOD PORCH Uniquely located in the Arlington View neighborhood at the edge of the urban Columbia Pike corridor to the north and the pastoral Army Navy Golf Course to the south, the Terraces East affordable housing redevelopment is the link between a city-connected and diverse neighborhood and nature.

BEFORE REDEVELOPMENT

Apartments

CONNECTION + ORIENTATION

Ap art me nts

S in g le F a

The “front porch,” located at the neighborhood-facing northwest corner of the site, serves as the main entry to the building. It is a friendly and welcoming gesture and provides a physical space that connects the neighborhood and residents.

The south-facing orientation of the courtyard provides a connection between residents and the surrounding landscape and opens up to the golf course to maximize daylight and pastoral views while trees and native plantings around the site further reinforce the connection to nature beyond.

3 1

INTEGRATION

Front Porch Connection to Community

m il y H o m

es

4 COMMON SPACES

4

2

Orientation to Maximize Views + Daylight Site & Neighborhood Integrated Massing

Public & Private Outdoor Spaces

Apartments

WELL-BEING

5 AFFORDABLE HOUSING

AFFORDABLE HOUSING

Connecting Residents to Nature 100% Universal Design

EQUITABLE COMMUNITIES

Lo ng

100% Affordable Housing for a Variety of Incomes Variety of Units for Families and Aging-In-Place Walking Distance to Amenities: public transportation, schools, bike paths, green space

B ra

Community Room & Resident Services Support

nc hC ree

ECONOMY

ARMY NAVY GOLF COURSE

k

Affordable housing units Durable and budget-conscious materials Good insulation and air barrier for lower energy demand

KEY

1. FRONT PORCH 2. LOBBY 3. COMMUNITY ROOM

4. LEASING & RESIDENT SERVICES 5. RESIDENT COURTYARD

N 0 5 10 20 ft

NORTH FACADE ON 14TH ROAD SOUTH WITH PORCH AT CORNER

FORM + CONTEXT

1 L CORNER

2

3 ADD WING

EXPAND TO SOUTH + VIEWS

4

5 STEP TO GRADE

6 SCALE FACADE TO CONTEXT

CREATE FRONT PORCH

In response to a steeply sloped context, the massing steps down with the grade while the upper floor steps back at the corner to maintain a reading of four residential levels across the site. The volume of the “front porch” is carved out from the massing and enhanced with a large canopy overhang to activate the prominent neighborhood corner. Back of house spaces and a single level of parking are strategically buried into the hillside while the north and west facades are sculpted to relate to the neighborhood context.

WAT E R

E

A STORMWATER MANAGEMENT: SLOW- RELEASE SYSTEM

Front Porch Below

LOWER ROOF

A

UPPER ROOF

1

ROOF DRAINS FLOW TO COURTYARD PLANTERS

2

PLANTS AND FILTRATION MEDIA REDUCE AND FILTER DIVERTED ROOF WATER

3

PLANTER DRAINS FLOW TO STORMWATER RETENTION FACILITY

1

COURTYARD BELOW

C

B PERMEABLE GREEN LOWER ROOF

2

B

SOLAR C SOLAR ARRAY ON UPPER ROOF D OPTIMIZING DAYLIGHTING 3

WIND

D E PREVAILING BREEZE

UPPER ROOF SOLAR ARRAY

DESIGN FOR SUSTAINABILITY & RESIDENT WELL-BEING A permeable green roof supports wildlife and mitigates runoff while rainwater from the upper roof is directed to stormwater planters in the courtyard before progressing to an underground stormwater retention system. Trees and drought-tolerant plantings add greater permeability to the site and stability to the eastern hillside. A rooftop photovoltaic array generates a portion of the building’s power on-site while the orientation of the building optimizes daylighting for units and to enhance energy performance.

COURTYARD- CONNECTING TO GREEN The courtyard is not only an important component in the development’s sustainability strategy, but it also serves as an amenity for residents. The serene views of the landscape beyond create a peaceful and reflective place for gathering, healing, and well-being.

Sustainability also becomes a visual amenity as residents see the water flow to the planters during rain and enjoy the landscape that water supports.

COURTYARD WITH STORMWATER PLANTERS

LOWER GREEN ROOF

VIEW OF THE FRONT PORCH & MAIN ENTRY FROM THE OUTSIDE

A PLACE OF GATHERING - VIEW OF THE FRONT PORCH INTERIOR

FRONT PORCH: AN OUTDOOR ROOM

The “front porch” is a communal outdoor space next to the lobby, community room, and resident services and leasing offices. In a post-pandemic world, having an “outdoor room” is a valuable asset for residents. A protruding brick pattern and brick screen at the building base and porch porch create a level of detail and texture and that livens the space.

KEY 3

1

2

4

4

1

FRONT PORCH

2

LOBBY

3

COMMUNITY ROOM

4

LEASING & RESIDENT SERVICES

COMMUNITY ROOM WITH PORCH BEYOND

INSIDE / OUTSIDE CONNECTION In support of the residents, the interior communal and resident shared spaces are strategically connected to the front porch, entry, and neighborhood corner.

Natural wood tones and a soft green accent color create a warm interior environment suggestive of the natural landscape outside. Large glass windows enhance connections between inside and outside.

ENTRY LOBBY AND LEASING OFFICE

RIBBON-CUTTING CEREMONY

COMMUNITY, RESIDENTS, AND DESIGN TEAM GATHERED ON THE FRONT PORCH AT THE GRAND OPENING

GATHERING PLACE

The “front porch” is a communal outdoor space next to the lobby, community room, and resident services and leasing offices. In a post-pandemic world, having an “outdoor room” is a valuable asset for residents. A protruding brick pattern and brick screen at the building base and porch porch create a level of detail and texture and that livens the space.

Project and Exhibit Team Lee Quill, FAIA Phoebe Larson, AIA Erica Stout, AIA Amy DesJardin Chris Hurst David Coxson, AIA Lori Arrasmith Quill, AIA Richard Greenway