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ArchDC Summer 2017.qxp_Summer 2017 5/24/17 10:53 AM Page 84

approximately $7 million on each building. We worked with the the concrete. “The original design included back-flush toilets and
window manufacturer and another sash manufacturer to modify the back-draining tubs to allow penetrations to occur in specific shafts,”
standard window system so that the operable sashes are invisible— said Wiencek. “These were eliminated during value engineering,
you don't see a thicker internal sash at the operable windows. This unfortunately, and cost the project time and, I believe, money in
provided a clean curtain wall look that was very desirable.” the long run.”
A second challenge was to use the buildings’ floorplates fully. The buildings’ rooftop lap pools were added in the renovation
Residential towers typically are no more than about 65 feet deep— and consequently sit on top of the roof plane. To keep them from
a dimension that permits a hallway running down the middle, looking like backyard wading pools, W+A encased them in raised
with living units on either side whose interior spaces are no more wooden decks that provide a transition from the roof plane to the
than about 27 feet from exterior windows. The floor plates of the pool edge while creating sunning spots and articulating the roof
two towers, however, are 86 feet deep for the most part, creating a deck area.
lot of interior space that was practical for open-plan offices, but Perhaps fittingly for a building once occupied by the EPA, the
much harder to use for residential purposes. Leo and Lex achieved LEED Gold certification for their sustainable-
“The width of the building didn’t lend itself to traditional unit design features. In addition, 20% of the buildings’ units are set
layouts” Wiencek said. As a result, “we incorporated narrow, deep aside as affordable units for households earning up to 50% of the
units with interior bedrooms, which we had previously explored. area’s median income.
These units would not have been allowed years ago, when every “DC’s inclusionary zoning required 8% affordable units,”
bedroom had to have natural light and ventilation. However, recent Wiencek said. “Forest City, the original master developer of the
code changes in some jurisdictions have allowed inboard bedrooms.” parcels, and DC placed a requirement of 20% on these buildings
The interior bedrooms feature clerestory windows that admit during the PUD process. The higher percentage actually played to
some natural light while maintaining a degree of privacy appropriate the missions of both Urban Atlantic and our firm, as we are both
for a bedroom. “While not required, we always use a transom very active in advocating for the creation of more affordable units
between the first bedroom and the fully glazed in the city.”
living/dining/kitchen area,” Wiencek said. “At the Leo and Lex, At other mixed-income projects that W+A has done, he
we also used light shelves in conjunction with the transoms to continued, “we see both the affordable and market-rate residents
reflect more natural light into the bedroom. This also allows one to benefiting greatly. Young millennials act as mentors to affordable
see the ceiling area of the adjacent bedroom or living room space, residents, and benefit greatly from understanding that everyone in
making all those rooms read larger. The units at the Leo and Lex the building has something positive to offer. Mixed-income buildings,
are all very tight, but they read very open.” I believe, are much less insular, with more resident interaction and
Incorporating the long units with interior bedrooms made a involvement than you see in many non-diverse buildings.”
big difference. “I was told by the owner that an earlier design for W+A, Wiencek said, “wants to see not just economic diversity
these buildings by another firm only achieved about half the being encouraged, but also diversity of culture, race, age, families,
number of units that we did, as they looked only at conventional sexual orientation, etc., as we believe this is a key to greater
units, leaving a large central common space in the middle of each success and understanding for everyone. That may sound like pie
floor, which would have been very awkward,” Wiencek said. “So in the sky, but I lived through the turmoil of the 60s, with parents
the project would likely have been financially infeasible without who were very involved in social justice, and the gentrification and
this concept. Management liked the resulting variety of unit types, displacement of disadvantaged populations that is so prevalent in
as it allows them to meet the desires of all types of potential our cities today could lead us back to similar turmoil. The reuse of
renters. We find that the long units with interior bedrooms are the office buildings, in an environment that encourages them to be
first to rent, as they feel very urban and loft-like.” developed as mixed-income/diversity multi-family projects,
A third challenge was to renovate the buildings without cutting brings opportunity to people who are currently being excluded
the post-tensioning cables in their concrete structural frames. from the downtown areas. With the right encouragement, it’s
Ground-penetrating radar scans of the concrete slabs indicated almost like planting anti-gentrification seeds in our downtowns.”
that wholesale cutting would be impossible, leading the architects
to modify their plans and ultimately requiring hand-chipping of

Roof deck at the Leo and the Lex.

84 CONVERTIBLE LIVING Photo © EricTaylorPhoto.com