The Ghost Houses project consists of a new single-family home
and a new two-family home with studio constructed on either side of
an existing duplex on a .25 acre lot in an inner ring neighborhood
in Knoxville, Tennessee. As the architect/developer/client,
we encountered obstacles from the outset, in the form of regressive
historic guidelines and zoning ordinances that require dimensions
aligned with suburban development patterns - namely minimum lot
size, maximum lot coverage, minimum set-backs from property lines,
and maximum dwelling units per acre. The application of these
dimensions to our site prohibits the two new structures and,
theoretically, the existing structure as sited. We recognized
that the regulatory dimensions constraining our vision for the site
were meaningless, but that its historical dimensions - both literal
and figural - would unlock the potential of the project, and garner
public support and regulatory approvals. Thus, the Ghost
Houses project was born.
The three structures were built in the 1910s and condemned
during the 1980s. The middle unit is the only one that remains, and
the new structures occupy the footprints of those lost to
condemnation.
Planning
The Ghost Houses project derives its name from an appropriation
of literal dimensions devoid of stylistic encumbrances. New
designs assume the massing and siting of invisible structures that
now exist only within the memory of those that recall them or in
ephemera that affirms their prior existence. Sources include
oral histories, newspaper articles, city directories, archival
maps, legal deeds, and federal census records. These were
critical to addressing apprehensive neighbors' and regulators'
concern about the consequences of increased density (of structures
and inhabitants) and a program that included multi-family rental
units (rather than exclusively owner-occupied, single-family
residences). The necessity for relief from off-street parking
requirements created further skepticism. The site's historic
omission of this 'amenity,' however, persuaded neighbors and
officials to once again entertain the possibility of demand for
enhanced public transit - reminiscent of the streetcar system that
gave rise to neighborhoods like this one.
New designs assume the massing and siting of the invisible
structures that now exist only within the memory
Appropriate dimensions thus originate in the site and context,
and resonate with specific meaning as opposed to abstract
generalization. Following the project's rejection when viewed
through dimensions outlined in local zoning ordinances, we
re-framed the proposal by assessing its historic dimensions.
Municipal agencies and neighborhood associations, who had been
initial objectors, opted to support, or at least accept, the
proposed redevelopment plan, and with it assumed traditionally
unpopular increases in density, decreases in off-street parking
allowances, and provisions for affordable rental housing.
These issues invariably elicit opposition from neighboring property
owners, but their eventual acceptance indicates the promise of new
regulatory measures, those informed by the "knowledge of how
[places'] historic cultural landscapes have evolved"* and how this
might "help to establish priorities for current
interventions." Meaningful regulations thus emphasize the
context of evolution rather than preservation ¯ of both the
past and the status quo.
Architecture
The adoption of the dimensions embedded in the historical site
and massing produced fixed volumes in which to develop contemporary
spatial strategies. Within similar envelopes, the two
structures developed divergent approaches to a new single-family
dwelling and a new two-family dwelling with a studio/work
space. These in turn differ from that of the original (but
modified) house ¯ two units that do not leverage the volume
beneath a hip roof. New structures maximize every cubic inch
of leasable space within massing defined by the historic volume and
its primary floor, eave, and ridge elevations. In the
two-family structure, the constraints inform side-by-side dwelling
units with perceptually large and bright spaces, despite limited
floor area. The section produces one large, high room with
lower and upper mezzanines for sleeping or work. An attic
office/studio employs high skylights and low vents to provide
light, air and views.
Composition of program within typical volumes
The single-family dwelling, for our personal use, is informed by a
prescribed volume in excess of our internal space needs and the
desire to incorporate strong connections with the outdoors.
Nearly half of the inherited volume is therefore external.
The approach to interior and exterior space within and around the
given massing creates conditions of balance between the two.
Numerous passive strategies (a sun space, a light/air/water
chimney, and a thermal labyrinth and mass walls) permit
experimentation and will be monitored over time, the data providing
insight for future developments - an opportunity afforded by the
owner/architect/developer combination.
Technology
New structures adopt stick framing, as does the historic house,
but also employ Optimized Framing techniques. Conventional 2x
framing is rigorously aligned at 24" increments from floor to wall
to roof, thereby eliminating the need for double top plates in
walls. Factory-made engineered-wood insulated headers are
sized for actual loads. Clips at openings, corners, and wall
intersections further reduce the number of studs. Framing is
thus approached as an optimized structure that minimizes material
use, as well as a central player in the performance of the envelope
by reductions in thermal bridges. In addition, structures
were modeled using Building Information Modeling software with the
intent to supply 3-dimensional digital files to a local timber mill
that owns a Computer Numeric Controlled (CNC) saw. The
digital files generate lumber lists and member layouts to optimize
material resource use and minimize material waste in the
pre-cutting of the framing package. Subcontractors who were
unfamiliar with the approach were skeptical its accuracy,
efficiencies and allocation of responsibilities, making savings
impossible. We debated whether to absorb the duplicated costs
of the mill and framing subcontracts in order to experiment and
establish a baseline for future projects; however, budgetary and
schedule constraints ultimately led us away from the pre-cut
framing package - for now.
Conclusion
Simultaneously operating as architect, developer and client
provides the unique opportunity to blur and re-set priorities
traditionally aligned with specific roles. Our development
priorities were in part economic - income generated by the rentals
subsidizes a portion of our personal residence, the new
single-family house. A commercial loan was necessitated by
zoning regulations that prohibit subdivision of the lot and thus
one- and two-family loan structures. Though relatively
modest, the income-to-value ratio of multi-family rental housing
did not qualify us for sufficient loan funds - a function in part
of our interest in the long-term life of the project, as well as in
aesthetic, technical and environmental qualities as owners and
architects. Furthermore, our desire to build anew on the site
of our present home, in a neighborhood that has not seen
significant investment in some time, did not help the current
development value - contrary to our views, the appraiser perceived
the area around the site as 'run-down,' and not 'up-and-coming' -
nor did the off-street parking in lieu of garages. A
visionary lender, however, shared our aspirations for the site and
creatively resolved shortfalls by financing the project as a
condominium development in which land is held in common, units
individually owned, and cost/s.f. values more reflective of the
design. This financing arrangement also permits us to hold a
personal home mortgage on our unit once construction is
complete. The final piece of the financial puzzle arises from
our interest in participating in yet another role - that of
interior finish carpenter - and we have contracted a builder who is
willing to work with us in this way.
In the words of a friend and mortgage lender, The Ghost Houses
development is a 'spotted zebra,' and each step required
significant amounts of our time, professional skills, and sheer
will to accomplish. We are two months into construction and
the educational, experimental, and catalytic benefits of our
multi-faceted roles continue to inspire us look for future
opportunities to apply lessons learned and contribute to the
cultural and physical life of our community. Small,
experimental projects like the Ghost Houses that challenge broader
spatial practices are necessary to conceptualize and anticipate the
potential nature and dimension of growth that lies ahead.
