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Pre‑application: 555 Seventeenth Street NW — architect presents plan for three‑story infill behind historic house
Summary
Architects for Pippsin Properties presented a pre‑application concept for a three‑story residential infill behind the historic house at 555 Seventeenth Street NW; the BAR provided guidance on massing, mechanical screening and courtyard sections but made no decision.
Architects representing Pippsin Properties presented a pre‑application concept for 555 Seventeenth Street NW (near University Circle) at the Board of Architectural Review meeting on June 17.
Project summary: The team described a three‑story building behind an existing historic house that would provide two single‑family‑attached dwelling units above a basement/garage level. The new L‑shaped massing sits behind and slightly taller than the existing house; applicants said the new structure would read as a separate contemporary building while preserving and rehabilitating the existing front house. The garage is proposed with alley access and a ramp to maintain street‑level pedestrian movements.
Why it matters: The proposal addresses downtown housing demand while attempting to retain a historic resource. The BAR used the pre‑application to discuss massing, garage access, mechanical screening and how the new structure would relate visually and physically to the original house and neighboring properties.
Key feedback from the BAR and staff: - Provide a section through the courtyard and the interface between the new building and the historic house, showing finished grades, retaining walls, and access routes. Commissioners emphasized how the design must preserve sunlight and air for the courtyard and avoid undermining the old house’s foundation or character. - Clarify mechanical screening and rooftop equipment locations; staff and commissioners asked how HVAC and other service equipment would be placed and screened to avoid visibility from the street. - Produce alternative massing options that test whether height or location adjustments could improve the relationship between the new building and the modest scale of the historic house. Several members said they preferred the cleaner three‑story massing in the early sketches but urged careful detailing if a fourth story were proposed. - Show accessible routes and how grading changes will affect the historic house entrances and basement access.
Applicant notes: The architect described the basement/garage as serving the new units and providing storage for bicycles and other resident needs; the proposed garage is not a public parking facility. The team reported ongoing coordination with planning and building‑code staff on code interpretations related to grade, average grade plane, and the number of stories allowed under the new RX‑5 zoning.
Next steps: The applicant will develop sections through the courtyard and detailed elevations and will return with additional massing alternatives and mechanical screening details. No BAR decision was required or taken at the pre‑application conference.
