Gallaudet Kicks off Building Campaign with New Dorm

Opening this week will be a special building at Gallaudet University, a $16 million dormitory, designed by deaf students, for deaf students.  The new dorm is the first of a series of buildings to debut at the school for the deaf, and may even lead to national guidelines for deaf-friendly design and construction.

Creating a building to be used exclusively by deaf people has unique challenges, said Jeffrey Luker, chief architect with Quinn Evans, architect of record on the project.  Design needs include wider hallways, more open space, and doors that open automatically so that conversations aren't interrupted having to turn knobs or push handles.  Designers also had to concentrate on visual stimulation and light intrusion to maximize signing, giving a new dimension to interior design.

Gallaudet is now preparing its 10-year campus plan to submit to the DC Zoning Commission; its ambitious design is for at least a half dozen new buildings incorporating the same design guidelines that make spaces more livable and conducive to conversation, according to Hansel Bauman, Director of Campus Design & Planning for Gallaudet.  Bauman said that while design catering to the deaf is not a new concept, it is constantly reinvented.  Bauman instead intends to develop a set of guidelines based on this experience to benefit national design initiatives.

Bauman, an architect by training, highlights the use of color and light as extremely important.  "This is a visually centered environment, you are communicating visually - largely a signing environment - and that's important to understand from an architectural perspective because the building becomes a communications vehicle."  He notes that deaf people are constantly surveying the environment and people around them and need proper light without confusing visuals that would go unnoticed by most audiences.  Bauman points to mini-blinds, ubiquitous throughout the campus, that create a "vibration" as a background when you visually study someone signing in front of them.  "You have an extraordinary amount of visual activity."

"The visual noise of the architecture needs to be modulated well.  Traditional lighting is in a room with a high contrast of dark and light...what we try to do is create an environment with a much more muted, diffused light," says Bauman.  As for colors: "try to pick hues that contrast human skin tones with saturated colors" to set of uses of rooms.  "Walking aisles need to be easy to navigate, then you tend to focus less on navigation than on conversation."

Architect Jeffrey Luker adds further that "visual cues are very important when you're deaf. You need to be able to pick up those cues quickly when you're walking."  Space is key, he said. "There's a preference in deaf communities that there not be walls. You need clear sight lines. One of the advantages is that with deaf people you can communicate at long distances. There's no disruption, its just visual...To the extent possible we've tried to put in place these guidelines into this building."

The building is the first new dorm in the university's plan to renew its housing stock.  The 85,000 square foot building will have two floors of offices and workspace on the first floor, and four floors of open dormitories with 175 beds where some of the university's 1870 students can sign across halls and floors.

"You can sign almost one hundred yards away with someone, or have a conversation with someone in a second floor dorm while you're the courtyard, without bothering anyone else," says Luker. "We've gotten our expertise in deaf space design from Gallaudet itself.  Deaf students are part of the design, every step of the design we've tested with the deaf community."

Because of the school's specialized focus, it foresees only modest growth in the student population, but Bauman sees a need to replace its aging building stock with replacements designed to assist and appeal to the deaf population.  The school also owns 4 acres next door at the Union Market site, currently used as a parking lot, but has no current plans to incorporate that into the Campus Plan or sell to Union Market's developer.

The new dorm comes as the area begins to enjoy a renaissance, with H Street booming - first in nightlife and now in residential construction - and the ever-imminent trolley line getting closer, MRP is beginning their transformative project next door, and now Union Market is opening as a restaurant destination.   Sigal Construction built the dormitory.

Washington D.C. real estate development news.  Photos credit Gallaudet University.

Tweaking Science: NAS Goes Under the Knife

By Beth Herman

Its marble headquarters at 2101 Constitution Avenue NW was built in 1924 by celebrated architect Bertram Grosvenor Goodhue, who died four days prior to its dedication. Though it continues to serve as an epicenter of the elite in times of war and peace, the National Academy of Sciences building’s programmatic mission had changed dramatically in recent years, according to Quinn Evans Architects Principal Larry Barr.

Undergoing three more building campaigns and sequential additions of a west wing in 1962, an east wing in 1965 and a 700-seat auditorium in 1970, the 182,000 s.f. space had been compromised in recent years by an insufficient infrastructure that resulted in burgeoning maintenance fees. Tantamount to that, the organization’s modus operandi had changed to include substantial public engagement at hearings and presentations, its conference rooms and public spaces markedly unequal to the task.

“As recently as 10, 15, 20 years ago, an awful lot of NAS’ work was behind closed doors,” Barr said. “It was time to bring the facility into the 21^st Century,” a project begun in 2007 and slated for completion in April, 2012.

Citing elements and more that were part of a 2006 master plan, including relocating and/or expanding conference rooms, reinterpreting public access, evolved wayfinding and circulation, and improved ADA-compliancy (some of the Academy's nearly 2,200 esteemed members and 400 foreign associates, if visiting, had to enter indirectly on C Street through the back), Barr said encroaching on the building’s historic fabric was certainly at issue. “It was turning the first floor into a public floor that was the driver,” he added, noting additional space needed to be captured without expanding beyond perimeter walls.

To that end, utilizing east and west courtyards that accrued to related wings, the architects infilled each space with a roof and skylights so they became suitable, informal public gathering spaces for hearing breaks or cocktail parties. Three new conference rooms have been established on the main floor, two accommodating up to 150 people each, with a smaller space seating 50. The renovation also reintroduces two historic gallery spaces to showcase art.

According to Quinn Evans Project Manager Tom Jester, a considerable number of half-levels needed to be addressed to make the building handicap-accessible. Accordingly, elevators and ramps are being installed, with front-of-the-building access achieved by the removal of an existing window, and wall beneath the window, down to the ground. A bronze door will be added to match other historic bronze doors throughout the structure, facilitating access to an entry vestibule and elevator that goes to the main floor lobby.

Preserve and protect

With the 1924 portion of the building most historically significant, including the Great Hall which contains the behemoth rotunda, integrating elements like fire protection, updated electrical systems and data systems into historic spaces where there isn’t a great deal of cavity space, or access behind walls, was a significant design challenge. Identifying “creativity” as a key component in a successful restoration/renovation of this nature, Jester said specific variances had to be obtained to preserve the work of original architect Goodhue and his team, which included bronze sculptor Lee Lawrie—who created the building’s bronze spandrel panels, window mullions and mammoth pocket doors—and muralist Hildreth Meiere. Goodhue favored these artists and had collaborated with them on other projects.

Akoustolith, a widely used porous ceramic material employed in the early 20^th Century to moderate noise, was used in the building's Great Hall and contains decorative painting and gilding. With the team in the process of conserving and restoring those surfaces, Jester said they will be brought much closer to their original appearance. Untouched since original construction, the material had fallen victim to cigarette smoke and other environmental abrasives—emblematic of its age.

Under the sun

In regard to NAS’ exterior, Barr said the building was generally in good condition, with repointing underway and a major concern expressed by the team that over time mortar had been replaced with an inappropriate sealant. Subsequently sealant has been removed from joints which are again filled with mortar compatible with the original masonry.

Restoring the building’s original steel windows while preserving the 1924 building’s historic character was also important— the decision made to retain them but apply a low-emission glaze. Windows were replaced with insulated glass units in the 1962, ’65 and ’70 additions. Skylights over the east and west courtyards contain integrated photovoltaics—part of the glass’ assembly—which is different from a typical roof solar array. The architects believe the process, while widespread in Europe, is still cutting edge in the U.S.

Historic lighting fixtures are being retrofitted to incorporate LED’s, where possible, on the path to LEED Silver certification—a requirement for the $45 million NAS project as it is financed with city bonds. The restoration/renovation is the District’s first project to be reviewed under the lens of the D.C. Green Building Act.

Citing the efficiency and cooperative spirit of an extensive team with an aggressive schedule, which includes The Gilbane Building Company and The Christman Company, Barr has summarized the NAS project as “a very challenging intellectual exercise” in its complexity, allowing for 21^st Century activity without compromising historic integrity. “In the end it’s going to be a great building for the client,” he said.

Capitol Hill's Eastern Market Reopens

Mayor Adrian Fenty and DC officials will cut the ribbon on the new Eastern Market tomorrow (Friday) at 10:30 am. The $22m renovation was completed just over two years after the market was destroyed in a fire in April 2007. The development team - led by OPM, along with Quinn Evans Architects, the Minkoff Company, Keystone Plus Construction, FEI Construction and The Temple Group, led the construction efforts so that each of market's original vendors can return to their former locations in the building’s Southern Hall, while their temporary domicile across the street is repurposed for community use. The new Eastern Market will feature, in a first for the 138-year-old building, air conditioning, Wi-Fi, and separate men's and women’s restrooms, not to mention a newly-installed sprinkler system, with the hope that it will prevent the type of incident that led to the market’s shuttering for two plus years.  Another celebration will be held on Saturday, June 27th along an improved 7th Street streetscape, which will be open to traffic Monday through Friday, but closed on weekends for pedestrian use.

Washington DC commercial property news

Eastern Market Set for Grand Reopening in June

Mayor Adrian Fenty announced yesterday that Eastern Market, Southeast Washington’s famed and historically protected marketplace that was damaged by a fire in April 2007, will re-open – with much fanfare – on Friday, June 26th. The surprise pronouncement of the restoration’s completion came at the end of a tour of the facility, led by Office of Property Management (OPM) Administrator Curtis Clay, that highlighted the $22 million worth of both new and soon-to-be restored features in the works for the area landmark.

The development team – led by OPM, along with Quinn Evans Architects, the Minkoff Company, Keystone Plus Construction, FEI Construction and The Temple Group – plans to reinstate the North Hall’s former use a center for community activity and arts events with a new demountable stage and dance floor. Meanwhile, Fenty stressed that all of Eastern Market’s original vendors will return to their former locations in the building’s Southern Hall, while their temporary home across the street will be repurposed for an as-of-yet undesignated community use.

Additionally, Eastern Market’s basement level will feature a newly relocated pottery studio and, in a first for the 138-year-old complex, new amenities which will include air conditioning and separate men’s and women’s restrooms. OPM was also quick to point out a newly-installed sprinkler system, with the hope that it will prevent the type of incident that led to the market’s shuttering for two plus years.

Ward 6 Councilmember Tommy Wells, who was absent from the afternoon’s proceedings due to a family illness, released the following statement via press release:

"I’m thrilled that Eastern Market is on the verge of reopening. The devastating fire was a blow to our whole community, but the way in which the city rallied around the Market as more than just a building proved how important it is to the fabric of our neighborhood."


That neighborhood will be able to celebrate the project’s completion en masse the day after the ribbon-cutting. Fenty, who called the market a “sparkplug” of community activity, went on to announce that a celebration will be held on Saturday, June 27th along the newly refurbished and soon-to-be reopened 7th Street, SE, which abuts the eastern face of the market.

According to the Office of the Deputy Mayor for Planning and Economic Development, “[OPM] and the District Department of Transportation (DDOT) worked together to minimize disruptions and complete projects simultaneously. The new street includes upgrades of the roadway and roadbed and installation of new brick sidewalks, granite curbs, utilities and lighting.” The street will be open to traffic Monday through Friday, but remain closed on weekends to serve as, in words of DDOT Director Gabe Klein, “a pedestrian plaza.”