Design Narrative 100% Design Submission FY21 - Myer Group 11 Quarters 8 - USACE
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Design Narrative 100% Design Submission FY21 - Myer Group 11 Quarters 8 USACE Project reference: JBMHH Army Family Housing Project number: 60615576 June 09, 2021
Design Narrative
Project reference: JBMHH Family Housing
Solicitation Number: W912DR21BXXXX
Prepared for: USACE AECOM
Design Narrative
Project reference: JBMHH Family Housing
Solicitation Number: W912DR21BXXXX
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Prepared for: USACE AECOM
Design Narrative
Project reference: JBMHH Family Housing
Solicitation Number: W912DR21BXXXX
Prepared for:
USACE W912DR21BXXXX-W912DR19F0647
Vivian Wong
2 Hopkins Plaza
Baltimore, MD 21201
Prepared by:
Krista Kehrer
Project Manager
T: 703-682-4973
M: 703-867-7948
E: krista.kehrer@aecom.com
AECOM
3101 Wilson Boulevard
Arlington, VA 22201
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Copyright © 2019 by AECOM
All rights reserved. No part of this copyrighted work may be reproduced, distributed, or
transmitted in any form or by any means without the prior written permission of AECOM.
Prepared for: USACE AECOM
Design Narrative
Project reference: JBMHH Family Housing
Solicitation Number: W912DR21BXXXX
Table of Contents
1. General Description......................................................................................7
2. Design Requirements and Provisions ........................................................ 11
2.1.1 Civil................................................................................................................................................. 11
2.1.2 Landscape Architecture.................................................................................................................. 16
2.1.3 Architecture .................................................................................................................................... 21
Prepared for: USACE AECOM
Design Narrative
Project reference: JBMHH Family Housing
Solicitation Number: W912DR21BXXXX
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Prepared for: USACE AECOM
Design Narrative
Project reference: JBMHH Family Housing
Project number: 60615576
1. General Description
1.1 Introduction
The Design Narrative summarizes AECOM’s Design Documents in accordance with the 28
January 2021 Scope of Work (SOW) for the Joint Base Myer Henderson Hall (JBMHH) project
in addition to the Final Design Charrette Reports for FY21 dated 10 February 2021. The
programming effort assessed the conditions of 12 historical family housing units at Fort Myer
and Fort McNair and provide Architecture and Engineering documents to bring these housing
units back into good repair. The housing units cover FY21 anticipated designs.
FY21 – McNair Group 1 Quarters 10-15 (Single Family)
FY21 – Myer Group 11 Quarters 08 (Single Family)
This report will cover the existing conditions and requirements for Myer Group 11 Quarters 08.
The construction for this quarters will be limited to repairs and replacements as a larger
renovation will be deferred to a future fiscal year.
1.2 Project Drawings
This project’s drawings for the Report have been prepared using Autodesk Revit 2019 and
Enterprise CADD Standard Version 6.0. Select civil and sitework drawings have been
prepared using a three-dimensional AutoCAD platform. As per the SOW, AECOM has
prepared the project documents using Imperial units of measure only.
1.3 Specifications
The project’s specifications sections indicate the editing in SpecsIntact – the automated
system for preparing standardized facility construction specifications that is used worldwide by
the U.S. Army Corps of Engineers (USACE), National Aeronautics and Space Administration
(NASA) and the U.S. Naval Facilities Engineering Command (NAVFAC).
1.4 Construction Cost Estimates
Estimates for each respective phase of construction have been prepared in accordance with
Unified Facilities Criteria (UFC) 3-700-02A – Construction Cost Estimates using the military‘s
Micro Computer Aided Cost Engineering System (MCASES) II software platform.
The estimates were prepared as a result of close collaboration between the project design
team and the cost estimating team.
1.5 Report Criteria
This Report was based on the USACE, Baltimore District, Instructions and Guidance to
Architect-Engineers Military Construction and the Department of the Army, USACE,
Engineering and Design Analysis, Drawings and Specifications.
All documentation has been prepared in accordance with AECOM‘s contract specific Design
Quality control Plan (DQCP). AECOM is an International Standards Organization (ISO) 9001
certified organization.
Prepared for: USACE AECOM
Design Narrative
Project reference: JBMHH Family Housing
Project number: 60615576
1.6 Codes, Standards and Guidelines
1.6.1 International Code Council (ICC) Model Codes
• International Residential Code (IRC) 2018
• International Building Code (IBC) 2018
• International Existing Building Code (IEBC) 2015
• International Plumbing Code (IPC) 2018 - Classification Residential, Occupancy R-3, One-
and two-family dwellings
1.6.2 National Fire Protection Association (NFPA)
• NFPA-70A, National Electrical Code Requirements for One- and Two-Family Dwellings,
latest edition including all subsequent addendums 2005 Edition
• NFPA-75, Standard for the Protection of Information Technology Equipment 2003 Edition
Intra-Building Pathway Systems
• NFPA-101, Life Safety Code 2018 Edition
• NFPA-110, Standard for Emergency and Standby Power Systems 2019 Edition
• NFPA-780, Lightning Protection Systems 2020 Edition
1.6.3 Industry Standards and Guidelines
1.6.3.1 American Society of Civil Engineers (ASCE)
• ASCE/SEI 7-16, Minimum Design Loads and Associated Criteria for Buildings and Other
Structures
1.6.3.2 American Society of Heating, Refrigeration and Air Conditioning Engineers
(ASHRAE)
• ASHRAE Fundamentals 2013
•
• ASHRAE 62.2, 2010, Ventilation and Acceptable Indoor Air Quality in Low-Rise
Residential Buildings
1.6.3.3 American Society of Testing and Materials (ASTM)
• ASTM D 5778, Seismic Piezocone Penetration Tests (SCPTu)
• ASTM D 6635, Flat Plate Dilatometer Testing (DMT)
• ASTM D 4719, Prebored Pressumeter Tests (PMT)
• ASTM E119, Standard Test Methods for Fire Tests of Building Construction and Materials
1.6.3.4 Underwriter's Laboratory (UL)
• UL 263, Standards for Fire Tests of Building Construction and Materials
1.6.3.5 American Society for Photogrammetry and Remote Sensing (ASPRS)
• Accuracy Standards for Photogrammetry and Remote Sensing Accuracy Standards for
Large Scale Maps
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Design Narrative
Project reference: JBMHH Family Housing
Project number: 60615576
• Manual of Photogrammetry
1.6.4 Federal Government Legislation, Regulations, Standards and
Guidelines
1.6.4.1 Unified Facilities Criteria (UFC)
• UFC 1-200-01, General Building Requirements (08 October 2019)
• UFC 1-300-02, Unified Facilities Guide Specifications
• UFC 1-300-08, Criteria for Transfer and Acceptance of DoD Real Property
• UFC 3-101-01, Architecture with Change 5, 25 September 2019
• UFC 3-110-03, Roofing with Change 4, 01 May 2012
• UFC 3-190-06, Protective Coatings and Paints, 16 January 2004
• UFC 3-201-01 Civil Engineering
• UFC 3-230-01 Water Storage and Distribution
• UFC 3-230-17FA Drainage in Areas Other than Airfields
• UFC 3-240-07FA Sanitary and Industrial Wastewater Collection: Gravity Sewers and
Appurtenances
• UFC 3-301-01, Structural Engineering (01 October 2019)
• UFC 3-410-01, Heating Ventilation and Air Conditioning Systems, 01 July 2013 Change
05, 01 Nov 2019
• UFC 3-420-01, Plumbing Systems, with Changes 1-8
• UFC 3-520-01, Interior Electrical Systems, 06 October 2015 Change 01, 20 March 2019
• UFC3-530-01, Interior and Exterior Lighting Systems and Controls, 01 April 2015 Change
04, 01 November 2019
• UFC 3-700-02A, Construction Cost Estimates Using the Military's Micro Computer Aided
Cost Engineering System (MCASES) II Software Platform
• UFC 3-701-01, DoD Facilities Pricing Guide
• UFC 3-730-01, Programming Cost Estimates for Military Construction
• UFC 3-740-05, Handbook: Construction Cost Estimating
• UFC 4-010-06, Cybersecurity of Facility-Related Control Systems, Change 1
• UFC 4-711-01, Family Housing
• UFC 4-711-02A, U.S. Army Service Schools
1.6.4.2 United States Army Corps. Of Engineers (USACE)
Engineering and Construction Bulletin (ECB)
• ECB 2018-11, Control System Cybersecurity Coordination Requirement, dated 09 August
2018
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Design Narrative
Project reference: JBMHH Family Housing
Project number: 60615576
Engineering Manual (EM)
• EM 385-1-1, Safety and Health Regulations
• EM 1110-1-1000, Photogrammetric Mapping
• EM 1110-1-1002, Survey Markers and Monumentation
• EM 1110-1-1003, NAVSTAR Global Positioning System Surveying
• EM 1110-1-1005, Topographic Surveying
• EM 1110-2-1003, Hydrographic Surveying
Engineering Regulation
• ER-1110-1-261, Quality Assurance of Laboratory Testing Procedures
• ER 1110-345-700, Design Analysis
1.6.5 Other Guidelines, Codes, Regulations, State and Local Utility
Requirements
1.6.5.1 Installation Guidelines
• Joint Base Real Property Master Plan Fort Myer Fort McNair Henderson Hall Installation
Design Guide, January 2013 (IDG)
1.6.5.2 State Government
• 2015 Virginia Plumbing Code adopting with amendments the International Plumbing Code
2015 (IPC 2015)
• Virginia Department of Environmental Quality, Virginia Erosion and Sediment Control
Handbook
• Virginia Department of Environmental Quality, Federal Consistency Information Package
for Virginia Coastal Zone Management Program, October 2020
1.6.5.3 Local Municipalities
• Arlington County Virginia, Arlington County Code
• Arlington County Virginia, Arlington County Design Standards and Guidelines
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Project number: 60615576
2. Design Requirements and Provisions
2.1 Building Group 11 Quarters 8
2.1.1 Civil
2.1.1.1 Existing Conditions
Group 11 at Fort Myer consists of one building – Quarters 8 – which is a large single-family
dwelling located at the northwest corner of Grant and Jackson Avenues. The front entrance is
set back approximately 55 feet from Grant Avenue, which runs approximately north-south, and
the left side of the house is set back about 50 feet from Jackson, which runs approximately
east-west perpendicular to Grant. There is a circular driveway to the right (north) of the house,
and a large fenced-in rear yard with extensive landscaping, walkways, two patios, and an
outbuilding/garage. The rear yard backs up on Johnson Lane, which is a north-south-running
alley. The garage drive apron opens onto the Lane. A row of bollards runs along Jackson
Avenue for the entire length of the Quarters 8 “lot” just behind the sidewalk, and there are
removable bollards contiguous with this row to restrict access to both Johnson Lane and Grant
Avenue.
In preparing this report a comprehensive integrated review of GIS documents, historic design
documents, topographic survey data, geophysical subsurface utility survey data, and field
observations was conducted to resolve any discrepancies among the data sources. Where
available information was insufficient to resolve a particular issue, the contractor is directed to
conduct further investigation (e.g., test pits) during construction to avoid conflicts.
2.1.1.1.1 Grading
Quarters 8 sits on fairly level ground at or near the top of a hill overlooking Arlington National
Cemetery. Based on a topographic survey conducted by AECOM in July 2020 Grant Avenue
slopes up northward from the intersection at 0.6%, and Jackson Avenue slopes 0.3% down
westward from the intersection. Ground level at the house foundation is approximately one to
two feet above the top of curb on Grant and Jackson Avenues, but is virtually level across the
back yard to the alley, and in some places the yard surface is below the curb top on the
circular driveway. Over time settling, landscaping activities, utility work, etc. have resulted in
localized low spots where water ponds in the yard and around the foundation. Post staff has
reported historic instances of water intrusion into the basement; however, conclusive evidence
of foundation leaks as the source was not found.
2.1.1.1.2 Stormwater
Utility record drawings prepared by STV/Lyon Associates dated July 1994 were compared
against GIS utility maps provided by the installation and found to be consistent with one
another, and generally with field observations.
Given its position near a hilltop there is not much stormwater infrastructure on or around the
Quarters 8 “lot”. There are two inlets (catch basins) on either side of Jackson Avenue near the
intersection with Johnson Lane which would collect drainage from the street and adjacent
yards and convey it to the southeast. There is also a small inlet adjacent to the front yard in
the street at the intersection of Jackson and Grant Avenues, which discharges through an
underground pipe across Grant and down the embankment. The record drawings are not clear
about the discharge routes or points of any of these storm drains, and they were not found in
field investigations.
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Project number: 60615576
Photo 1 – Inlet at Intersection. Paint Indicates Direction of Pipes
Some roof drain downspouts on the house discharge directly to the ground surface at or near
the foundation wall. Others enter an underground pipe, though there is no mapping of the
routes of these pipes. One of these leaders is apparently connected to a small (4-inch)
diameter plastic drainpipe that has been cut through the curb line in the circular driveway.
There is also an indication from the records and the field work that a pipe enters the small inlet
at the intersection from the direction of the house.
Photo 2 – Roof Drain Through Cut in Curb
2.1.1.1.3 Water
Utility record drawings prepared by STV/Lyon Associates dated July 1994 were compared
against GIS utility maps provided by the installation and found to be consistent with one
another, and generally with field observations.
There is a 10-inch water main running in the side yard of Quarters 8 parallel to Jackson
Avenue. This main appears to be connected to a line in the Cemetery and may be one of the
primary supply lines for water into Fort Myer. The nearest fire hydrant is on Johnson Lane
immediately across from the back yard of the quarters. Another hydrant is located
approximately 250 feet west on Jackson Avenue. Fire flow pressure test results were not
available for these hydrants. The building is served by a 1½-inch connection from this main,
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Project number: 60615576
and a water shutoff valve for the service was found in the yard. There is no apparent water
meter either inside or outside the quarters.
Photo 3 – Fire Hydrant Across Johnson Lane, Garage, Rear Yard in Background
2.1.1.1.4 Sewer
Utility record drawings prepared by STV/Lyon Associates dated August 1994, and GIS utility
maps provided by the installation were consulted and found to be generally consistent with
field observations.
The records indicate that Quarters 8 is served by a 6-inch clay sanitary sewer collector line
running in the back yards of the buildings along Johnson Lane. This collector drains northward
to Custer Road, eventually joining larger lines, turning eastward, and connecting to an
unidentified point in the Cemetery. As confirmed by the field investigation, the sanitary service
line for the quarters connects to the collector at a manhole adjacent to the garage on Johnson
Lane. The manhole is approximately 230 feet from the house, and there was no cleanout stack
found near the building wall.
2.1.1.1.5 Gas
Utility record drawings prepared by STV/Lyon Associates dated July 1994, and GIS utility
maps provided by the installation were consulted and found to be generally consistent with
field observations.
The records indicate that Quarters 8 and the other buildings in this row are served by a 4-inch
coated wrapped steel (CWS) main running in the front yards of the buildings along Grant
Avenue. Quarters 8 is fed by a ¾-inch PVC service line running from the main to the south
side of the house, A gas meter assembly was found on the exterior of the house.
According to the STV drawings gas service is supplied to Fort Myer by Washington Gas
(formerly Washington Gas Light Company), which also owns, operates, and maintains all on-
post components of the gas distribution equipment up to the service side of the gas meter.
2.1.1.2 Functional and Technical Requirements
2.1.1.2.1 Grading
Although historic instances of water intrusion into the house were documented in the Facility
Condition Assessment (FCA), no conclusive evidence was found to identify foundation
leakage and infiltration as a definitive source. Failed grading that results in water ponding
around and adjacent to the building could contribute to this issue. Original Government
direction was to implement foundation repair and waterproofing as a part of this design;
however, after a series of programming decision meetings and memos in February 2021, it
was decided to defer foundation waterproofing to an anticipated much more extensive
renovation of this quarters sometime in the next few years.
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13Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
2.1.1.2.2 Stormwater
As part of the Government’s decision to defer any foundation treatment measures, it was also
decided that this project will not include a perforated foundation underdrain, nor an interior
basement sump pump system. The design will connect all existing roof drain downspouts to an
underground drain collector pipe system to convey drainage away from the structure. The
nearest point of discharge from the roof drain collectors into the existing storm drain
infrastructure is the inlet at the intersection of Jackson and Grant Avenues; however, that
structure is very shallow, and given that the drain collector would have to cross approximately
five existing underground utilities plus the foundations for the bollard line, it appears
impossible to make that connection with a gravity pipe line. For this reason, the roof drain
collectors will be connected to a new storm drain sump pump manhole to be constructed in the
side yard south of the house. That manhole will also collect drainage from a shallow low profile
perforated “French” drain to be installed around the front porch on the east side of the house.
The manhole will be constructed deep enough to additionally receive flow from a future
foundation drain if one is built during the deferred large-scale renovation. The sump pumps will
discharge through a small diameter pressure pipeline into the existing inlet at the corner of
Jackson and Grant Avenues.
Exterior excavation is below 5000 square feet and will not require a permit under the Virginia
erosion and sediment control (ESC) and stormwater management (SWM) regulations.
Quarters 8 is not within the limits of a delineated 100-year floodplain; and unlike most of
Arlington County Quarters 8 is not within Virginia’s Coastal Zone and will not require a federal
coastal zone consistency determination to be submitted to the Virginia Department of
Environmental Quality (VA DEQ).
2.1.1.2.3 Water
Quarters 8 has a confirmed dedicated water service line with shutoff valve, but no water meter.
Government direction provided during the Programming and Charrette meetings in November
and December 2020, and in the response to RFI 0034 is that no additional upgrade to the
water service should be included in this project.
2.1.1.2.4 Sewer
Quarters 8 has a confirmed dedicated sanitary service line connected to a manhole 230 feet
away from the structure, but no cleanout stack near the house. Government direction provided
during the Programming and Charrette meetings in November and December 2020 and
documented in the Programming Findings agreed with AECOM’s recommendation that due to
the preferred location of sanitary cleanouts within a few feet of a building’s exterior wall, it
would be cost effective to install a new cleanout on the service line as part of the foundation
repair and waterproofing process. Since foundation repairs will not be part of the work, the
project will not provide a new sanitary cleanout in the existing patio to limit the need for
disturbance and repair of other site features.
2.1.1.2.5 Gas
Quarters 8 has a confirmed dedicated gas service line with an exterior gas meter assembly.
Government direction provided during the Programming and Charrette meetings in November
and December 2020 is that no additional upgrade to the gas service should be included in this
project
2.1.1.3 Calculations
Calculations can be found in Appendix A.
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2.1.2 Landscape Architecture
2.1.2.1 Existing Conditions
Group 11 building, Quarters 8, is bordered by Johnson Lane to the west, Grant Avenue to the
east, and Jackson Avenue to the south. The site sits at the top of a hill overlooking Whipple
Field to the east and Arlington National Cemetery to the south. View to the Districts Monument
feature in the eastern horizon. Quarters 8 was built in 1903 from Standard Quartermaster
Corps’ Standardized plans. While it is unclear to whether the landscape design for the
Quarters 8 was original to the design rectilinear, orthogonal, brick pathways; raised-walled
planting beds with assorted plantings; and large screening hedges are consistent with Colonial
Revival Gardens. Mature deciduous trees, mostly Red Maples, line both Grant Avenue and
Jackson Avenue; Evergreens, including a strand of arborvitae feature along Johnson Lane.
The site has a slight gradual slope away from the house, towards Grant avenue to the east
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and towards Jackson Avenue to the south. While the grading is mostly consistent,
depressions, swales, and divots occur in several locations throughout the site particularly
outside the enclosed yard.
Illustration 1 - Location of the Site
Photo 4 – East Elevation of Quarters 8 Photo 5 – North Elevation of Quarters 8
The site can be understood as two types of spaces, the private colonial revival garden, and
the more exposed perimeter. The open perimeter contains entry walkways, foundation
plantings, lawns, street trees, and mature shade trees. Walkways in the perimeter appear to
be well maintained with few noticeable cracks and some incidental spalling particularly at the
north walkway extending from the driveway. Bollards line the perimeter along Jackson Avenue.
Red Maples are spaced approximately 30 to 40 feet apart along Jackson Avenue. Foundation
plantings do not consistently screen the foundations of the quarters but generally appear to be
in good condition. Turf appears well maintained. There are places where the soil has been
compacted; one location, an exposed soil patch along Jackson Avenue, may be the result of
tree removal. The lawn surfaces do not appear to be eroding or holding water, ponding was
not observed during a mild rain event.
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Project number: 60615576
Photo 6 – Corner View of Jackson Avenue and Grant Avenue - Quarters 8 Showing Bollards at the Perimeter
Photo 7 – Vinyl Fence to the South Photo 8 – Cracked and Spalling Concrete at
Drop-Off
The unattractive vinyl fences are in good condition though the gate on south fence is difficult to
close. Bollards are in good condition though there is some rusting and discoloration towards
the ground plane. The brick trash enclosure is in good condition though efflorescence was
observed on the surface. The wood fence is in good shape though paint appears worn; it may
require repainting.
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Photo 9 – Vinyl Fence to the South
Photo 10 – Plantings Against the East Entry Steps and Photo 11 – Plantings Against the West Waste
Patio Enclosure
Along the perimeter of the front porch to the east, foundation plantings include Liriope,
Nandina shrubs, and a Holly hedge; English Hollies, one on each side, bracket the steps.
Rhododendron are planted at the foundation along the north side of the quarters. These
plantings are in good condition though they do not adequately screen the foundation from
view.
Photo 12 – Planter box adjacent to north fence and Photo 13 – North clay paver patio and associated
garage entry walkway
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The enclosed yards feature the colonial revival garden and a large turf yard to the west. A
concrete path forms the primary axis of travel; it connects the front porch and the drop off at
the northeast to the detached garage to the west. Smaller paths are connected
perpendicularly. There are two clay paver patios on site with pressure-treated 4x4 borders.
The primary patio directly abuts the house to the west; it fairly level and in good condition,
though the pattern of the clay pavers is inconsistent. Another patio is sited near the northern
vinyl fence near the east edge of the garage and a small grove of pine trees. It is connected to
the primary concrete walkway by a path of stone pavers; it is level and in good condition.
Photo 14 – Plants Screening the Quarters Foundations Photo 15 – Ornamental Garden Groundcovers
Plantings are used intensely throughout the enclosed yard. Hosta plantaginea, Nandina
domestica, and Hydrangea macrophylla screen the foundations of the house; these are not
native species and the Nadina is considered invasive. An ornamental planting bed is
positioned against the southern fence. There are several varieties of ground covers in the
planting bed; however, the Aegopodium podagraria, Hedera helix, and the Ajuga reptans in the
planting bed are considered invasive species. Liriope and fescues are used as groundcovers
at the perimeter of tree beds.
2.1.2.2 Functional and Technical Requirements
Demolition includes limited plant, turf, soil, and hardscape removal to provide for the
installation of a French drain around the patio as well as any other proposed site
interventions. Soil is stored at a location that does not interfere building modifications, site
modifications, or movement around the site, Trees are isolated from construction activity and
protected from injury. Pavement and hardscape removal are primarily isolated surfaces within
the limit of disturbance though removal may occur in other locations in order to implement the
proposed design.
The design includes adjusted planting, hardscape amendments, and required regrading of the
site. The scope includes provisions for tree preservation, the restoration of plantings and
fencing in areas affected by construction activities. Invasive and undesirable plant species are
removed and replaced with plants native and naturalized to the local ecology. The landscape,
hardscape, and other site elements proposed are being provided to limit further degradation of
building foundations until a more thorough renovation can be performed. The design
intervention is not meant to be comprehensive. Though the design performs without
permanent irrigation systems; temporary irrigation may be used during the establishment
period for new plants.
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Project number: 60615576
2.1.3 Architecture
Fort Myer Group 11, Quarters 8 is the southernmost of four large single-family residences on
Grant Avenue, commonly known as General’s Row. Akin to many of Fort Myer’s early
residences, it utilized a standardized Quartermaster Corps plan, number 95A Commanding
Officer’s Quarters. Original documents for plan 95 found in the JBMHH plan room are dated
1893, 1896 and 1897. The residence was constructed in 1903.
The residence is within the Historic District of Fort Myer, made eligible for designation as a
National Register Landmark district in 1972. Based on this location the Installation Design
Guide places the quarters within the Historic District Theme.
The design of the quarters can be described as Queen Anne, a style imported from England in
the latter part of the Victorian era. Common exterior elements of this style include
asymmetrical facades, front facing gables, extensive porches, oriel and bay windows, spindle
work, monumental chimneys, and slate roofing. Interior plans feature ample reception halls
with grand stairs open to a second story often placed in a corner of the plan, gracious framed
openings between primary spaces, and non-rectangular rooms formed by various shaped
bays and projections. Quarters 8 exhibits most of the features.
Photo 16 - Quarters 8 East Elevation Photo 17 - Historic Photograph circa WWII
2.1.3.1 Existing Conditions
Fort Myer Group 11 Quarters 8 was surveyed in August and November 2020 with follow-on
inspections of exterior brickwork of the addition in December 2020 and windows in March
2021. The exterior and interior are in acceptable to good condition with noted exceptions and
exhibit a range of apparent or nearly original and new architectural elements and finishes.
Information described below has been gathered through historic plans, Utility Repairs plans,
dated June 1982 and August 1983, dimensioned As-Built plans dated March 1986, Renovate
Basement Bathroom plans, dated August 1992, Porch Repairs plans, dated March 1996,
direct observation, historical photographs and the previous Facility Condition Assessments
dated April 2019. No intrusive exploration has been conducted at the time of this report.
2.1.3.1.1 Masonry
The exterior masonry assembly comprises a stone foundation supporting a multi-wythe brick
wall. The historic exterior stone and brickwork are in good condition.
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Photo 18 - Half Bath Addition Photo 19 - Half Bath Addition
A small addition was constructed at the northwest corner of the front covered porch. The
envelope is running bond brick of a slightly different size, texture, and color that the historic
field brick. The wide sealant joint has been provided between the historic portion of the
residence and this new work at the inside corner as well as at the in-plane juncture of old to
new. The addition appears to be settling towards the northwest. The construction joint
between the existing brick and the addition on the south side inside corner has widened from a
half inch at the base to two inches at the porch ceiling, causing the sealant within the
expansion joint to fail, with small sections completely missing. Sealant in the west construction
joint is similarly separating from the brick.
Photo 20 - Expansion Joint Corner Photo 21 - Expansion In Plane
Photo 22 – Detail of Separation of Photo 23 – Detail of Separation of
Expansion Joint Top of Inside Corner In Plane Expansion Joint
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2.1.3.1.2 Wood
Exterior wood is employed for brickmoulds and various fascia, rakes, cornices, and banding
trim. Window wood brickmoulds are simple block shape with sloping sills. The window
brickmould in many locations has been excessively painted and tends to show some
deterioration.
2.1.3.1.3 Windows
Windows are an assortment of original historic wood double hung and awning windows,
replacement double hung and awning windows, double hung windows associated with the
enclosed back porch, and an awning window located in the small half bath addition.
The majority of the first, second and third level windows are replacement wood insulated
glazed double-hung units set in the historic simple block brickmould. The bottom sash has a
tilt-out function for cleaning. The window guides are plastic with a pliable plastic closure fitted
to the existing wood interior casing. The pulls and locks are hard plastic. These windows have
overset aluminum storm windows. The basement replacement windows are inswing awning-
type and are of the same manufacturer as the double hung windows on the upper levels. They
are also set in a simple block historic brickmould. Basement windows do not have storm
windows; however, many have security diamond mesh metal. Drafts occur where the frame is
not tightly fitted to the interior historic wood trim especially noticeable where the bottom sash
meets the interior stools.
The original or near original historic windows include three of the first floor double hung
windows and several of the basement awning and double hung windows.
Three double hung windows on the first floor appear to be original or near original. Two are
located in the living room overlooking the south sunporch, the other on the south wall of the
kitchen. The historic windows are wood, with rope sash cords, single pane glass and recessed
metal pulls. The glass is wavy indicating it to be of older vintage if not original. These windows
are reported to be drafty befitting their age. While the living room windows retain their historic
interior casings, the kitchen window head, and jamb casings have been replaced with a
drywall opening.
Photo 24 – Living Historic Window Photo 25 – Living Room Historic Windows
from South Sunroom
Prepared for: USACE AECOM
23Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
Photo 26 – Detail Historic Double Photo 27 – Detail Historic Double Hung Bottom Sash with Recessed Pull
Hung Window Sash
Photo 28 – Exterior of Historic Kitchen Photo 29 – Interior of
Window Historic Kitchen Window
Photo 30 – Historic Window Drawing Sill and Jamb
Prepared for: USACE AECOM
24Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
The basement historic windows include two wood double hung units in the laundry, with a
three vertical lites over three vertical lites muntin pattern, matching the general assembly of
the first-floor historic windows. In each of these windows, one glass pane has been removed
to allow mechanical piping and dryer ductwork to vent to the exterior. Additionally, there are
three in-swing awning windows with similar detailing and single pane glazing that likely original
or near original. These are located in the small closet accessed from the laundry room, the
southeast storage room, on the eastern most window in the south bay.
A wood awning window is utilized in the half bath addition. The window is single pane divided
lite with three vertical muntins. Drafts have been reported as the window does not fit tight.
Photo 31 – Exterior of Addition Window Photo 32 – Interior of Addition Window in Half Bath
The original east facing small window sash in the second-floor north bedroom has been
removed, leaving the brickmould, interior jamb framing and interior casing intact. The sash has
been replaced with a single pane of fixed glass held in place by the exterior wood trim.
Photo 33 – Fixed Pane Window Photo 34 – Exterior of Fixed Pane Photo 35 – Detail of Fixed Pane Window
As reported by the current occupant, the pairs of windows on the north and south side of the
breakfast room back porch can be opened only by force, and once opened, cannot be closed
without equal and sometimes greater force. Observation appears to show the top of the
window sashes are level while the frames are parallel to the floor which slopes slightly, a
residual effect of the original porch floor.
Photo 36 – Breakfast Room South Windows Photo 37 – Detail Unlevel Top Sash
Prepared for: USACE AECOM
25Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
2.1.3.1.4 Roofing and Downspouts
The primary roof form is crossing gables on the east, north and west sides with a dormer and
shaped roof over a bay on the south side. The primary material are slate shingles. The roof
assembly employs a metal ridge cap and metal open valleys. The sides of the dormer and
extended bay above the third-floor line are also clothed in slate shingles.
Photo 38 - Overall Roofscape Photo 39 - South Dormer
Photo 40 - Top Metal Ridge Photo 41 – Metal Ridge Cap Photo 42- Open Valley
Cap and Slate Saddle Hips and Chimney
The lower porch roofs are standing seam metal, painted a reddish hue similar in color to the
brick. Flashing painted the same color as the roofing connect roof to wall.
Gutters are face mounted copper ogee shaped. Downspouts are also copper, corrugated
rectangular shape 4 ½” W x 2 ¾” D except at back porch which utilizes a round downspout.
Attachment brackets of several downspouts are loose or disengaged. Downspouts primarily
splash to the grade although one on the south side empties into a boot.
Photo 43 - Downspout Photo 44 - Circular Photo 45 - Downspout
North Side Downspout at Rear Porch South Draining into Boot
Prepared for: USACE AECOM
26Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
2.1.3.1.5 Interior Finishes and Detailing
Primary finishes throughout the quarters appear to be original or near original with detailing
retained or replaced in kind. Historic features that remain include the main stair, plaster walls
and ceilings and ceiling medallions, wood casings and baseboards. Fireplace mantels appear
to be original or near original. Finishes in the kitchen and bathrooms are recent.
The complexity and size of the trim vary according to location, with the first-floor formal spaces
being the most elaborate. The living room and dining room are the most formal, with the
crown molding extended by a bed molding and the space between painted white. The
reception hall, back hall and office employ the same door, window and base trim profiles as
the living room and dining room. The crown molding in the reception hall and back hall,
however, are simplified by omitting the lower bed molding and accent paint. In the office, the
crown molding is replaced with the picture rail. There are no crown moldings or picture rails on
the second floor. Window and door casings match that of the first floor except do not have the
cornice molding atop the header. The third-floor door and window casings are narrower,
simplified versions of those used on the second floor.
Photo 46 – First Floor Photo 47 – Living Room Window Head Casing
Windowsill Casing
Photo 48 - Typical Windowsill All Floors Photo 49 - Typical Second Floor Window Head Casing
2.1.3.2 Functional and Technical Requirements
Architectural repairs and improvements will follow standards and codes as listed in 1.6 Codes,
Standards and Guidelines. Aesthetic decisions and preservation objectives will be in
consultation with and observe recommendations as defined by, but not limited to, the following:
Prepared for: USACE AECOM
27Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
Joint Base Real Property Master Plan Fort Myer Fort McNair Henderson Hall
Installation Design Guide, January 2013 (IDG)
Secretary of the Interior’s Standards for Historic Rehabilitation for Historic Structures
National Capital Planning Commission (NCPC)
Virginia State Historic Planning Office (SHPO)
Installation Management Command (IMCOM)
JBMHH Cultural Resources
USACE and JBMHH have conducted various studies to evaluate the housing at Fort Myer.
Three resulting documents inform the required and suggested repairs and renovations. These
are:
JBMHH Facility Condition Assessments (FCA), Pre-Final, 18 April 2019
JBMHH Family Housing Future Development Plan (CoA), Pre-Final, 24 May 2019
Joint Base Myer-Henderson Hall, Virginia 1391, 04 FEB 2019 REV 13 DEC 2019.
The Fort Myer Historic District was listed on the National Register of Historic Places in 1972.
The District is listed as significant under Criteria A, Event and Criteria B, Person. Group 11
Quarters 8 also contributes as cultural resources under Criterion C, Design/ Construction as it
retains historic integrity of its planning and design and is an excellent example of the
standardized buildings produced by the Army Quartermaster Corps between 1877 and World
War II. It is not, however, an individually listed structure.
The Pre-final FCA lists the exterior historic architectural character-defining features as the
rock-faced random course ashlar granite foundations, brickwork, slate roof, original windows,
replacement exterior doors that are stylistically appropriate, wood cornices, front porch and
enclosed rear porch, dentil molding and railings. Non-contributing elements are indicated to be
replacements windows. Contrary to the FCA, it should be noted that the front door and rear
basement door appear to be original, not replacement. Also, it should be noted the rear porch
enclosure is of recent construction and does not exhibit any external historic features. The
report indicates these elements should be retained with emphasis on repair and rehabilitation
in lieu of replacement.
The noted interior historic character-defining features include the floor plan, plaster
medallions, exposed beams in the south sunroom, paneling on the porch ceilings, staircases,
original hardware, three fireplaces, wood floors, original interior doors, and original moldings
and casings. Although included in the FCA description, chandeliers and light fixtures are not
considered character defining features.
The IDG identifies four visual themes at Fort Myer-Henderson Hall: the Industrial Theme, the
Historic District Theme, the Community Theme, and the Henderson Hall Theme. The Historic
District Theme encompasses family housing primarily along Jackson Avenue, Lee Avenue,
and Grant Avenue of which Group 11 is a part. Pertaining to architecture, the IDG
recommends historic buildings to be preserved and maintained. The ideology expressed in the
IDG will be followed in the modernization and renovation of the quarters.
2.1.3.2.1 Exterior:
Masonry
No work is required for the existing historic stone foundation and brickwork.
Remedial work to brick will be limited to replacing the failing sealant joints between the historic
brick and the newer brick at the half bath addition on the north side of the front porch. A
Prepared for: USACE AECOM
28Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
precompressed primary seal expansion joint comprising a silicone coated weather facing with
a water infused acrylic foam backing primary is scheduled. The silicone coating will be
provided in a color sympathetic to the brick.
Wood
No work is required for the exterior wood including stairs, guardrails, fixed window curtain
walls, rear porch siding, cornices, and other wood trim. Refer to Exterior Windows for
brickmould associated with restored historic windows.
Exterior Windows
The three first floor historic double hung windows are scheduled for complete restoration. The
wood sashes will be abated, stripped, and repaired. The rope sash cords will be rehabilitated
or replaced in kind as required to allow free opening and closing of the sashes. Hardware such
as the recessed metal pulls will preferably be stripped to original metal, repaired, and polished;
if it is found hardware is not suitable for reuse, new hardware to exactly match the original is to
be provided. Restoration work will be performed in accordance with historic repair standards
as detailed in the specifications. Brickmould at the kitchen window will be removed and
replaced in kind. Brickmould at the living room windows may be abated, stripped, and repaired
if found to be of sound substrate. All wood will be prepared with a prime coat of paint with
finish coats provided by others.
The single pane of glass at the fixed glazed window in the second-floor bedroom will be
replaced with an insulated glass unit within the same opening set in simple block stops each
side.
The first-floor half bath awning window will be provided with new weatherstripping to mitigate
drafts.
The top sash of the breakfast room back porch north and south windows will be fixed in place
and the void between the top of the sash and the frame will be filled. This action will prevent
opening of the top sash while allowing the bottom sash to be lifted without racking.
No other windows, historic or retrofitted, are scheduled for replacement or rehabilitation.
Roofing and Downspouts
The bottom turnout of the downspouts will be modified to connect to new downspout boots.
Boots will be black cast iron and will connect to the new perimeter drainage, refer to Civil.
New rooftop ventilators to serve bathroom exhaust fans will penetrate both the upper slate tile
roof and the lower standing seam metal roof. Metal flashing and counterflashing as
appropriate are specified to match existing flashing material, copper at the slate roof and
painted metal at the standing seam roof.
2.1.3.2.2 Interior:
Interior work will be limited to repair as required to accommodate other engineering work and
window renovations.
Removal and reinstallation or modification in situ of historic windows and brickmould may
damage interior wood trim, including casing and sills. Any damaged interior trim will be
repaired with wood sections or wood repair products to match profile of existing. Repaired
surfaces will be sanded to match adjacent texture and properly prepared and primed painted
to receive finish paint coat by others.
The first-floor half bath, the second-floor half bath, and the second-floor full bath will be
provided new mechanical venting, refer to mechanical narrative. Plaster ceilings surrounding
the new device as well as limited access points for electrical and mechanical connections will
Prepared for: USACE AECOM
29Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
be repaired to match adjacent surfaces. The affected plaster will be sanded to match the
adjacent texture and properly prepared to receive paint by others.
Prepared for: USACE AECOM
30Design Narrative Project reference: JBMHH Family Housing
Project number: 60615576
Prepared for: USACE AECOM
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