Childress & Cunningham is experienced at handling challenging sites and unique situations that call for creative solutions. Being in Cincinnati, sometimes a client will come to us looking for dramatic river or city views from a new dream home perched atop a steep hillside site.
These sites are often the last left in well-located neighborhoods that take advantage of incredible views, and they may be the most difficult to develop. Aside from the steep terrain, the configuration of these lots often includes many other constraints such as:
• Limited access points: Hillside sites typically have only one access point for vehicular and pedestrian entry, commonly at the narrow end of the lot at the highest or lowest elevation.
• Long, narrow proportions: The sites with the desired views may be in older neighborhoods near the river and/or the urban core. Plot layouts here exemplify the density of older walkable areas instead of the sprawling spaces of newer suburbs that accommodate vehicular access.
• No views on one or more sides of the site: Hillside sites in these communities often feature small setbacks on one or two sides of the property to encourage density, and such proximity can limit views.
• View location: The precious vistas these areas are desired for may require a tall structure for the most unobstructed views due to foliage and existing structures downhill. Placing the main living spaces above bedroom levels can be a strategy to maximize enjoyment of the view.
• Code and Zoning requirements: Local requirements affect issues like height, massing and amounts of glass at the side yards that will impact the design.
• Structural requirements: Most of the extra expense in dealing with hillside sites lies in creating the conditions suitable for construction. Complex foundations with deep piers, retaining walls, and features to respond to flood plain regulations are often part of the mix.
Park Pointe, Park Hills, Kentucky
Although not as steep as some sites Childress & Cunningham has worked with, the site of Park Pointe exemplifies some design opportunities and constraints inherent in these types of services. The site was prized for sweeping panoramic views of the Ohio River basin. From here, downtown sits framed by a verdant bowl of tree-lined hills during the day and glows as a backdrop to the clients’ homes in the evening.
The neighborhood features terraced streets stepping down the hill, with garage and front door access on the uphill side of each lot. The prized view occurs at the rear of the homes. The houses vary considerably in materials, design and configuration, but have the entry points and view locations in common. Many of the homes appear as single story from the front to preserve views for others, with large decks, terraces and glass areas at the rear.
Inside, living spaces are carefully arranged with main living/dining areas and master bedrooms grabbing the premium views. Street views are given to other bedrooms, studies, etc. on the main and sometimes second floors. The hillsides create an opportunity to increase livability via walkout lower levels granting views and more outdoor space to family rooms and bedrooms. Secondary spaces such as bathrooms, mud rooms and closets cluster in central locations to easily service the main spaces, tucked out of the way of optimized views.
Riverside Drive Homes
Just around the bend of the Ohio river, east of downtown Cincinnati lies the aptly named Riverside Drive. Over a period of years, Childress & Cunningham has developed a series of rowhouses for clients wishing to capitalize on river views with the tree-covered hills of Kentucky beyond the riverbank. The parcels here are typically long and narrow, with the vehicular approach on the downhill (rear) side of the sites and pedestrian access at the front.
Adding to the complexity of building at these locations, many of the parcels sit within the flood plain of the Ohio River. Considering this eventuality, the lowest level of each home is dedicated to unfinished areas such as garage, storage and mechanical rooms. Flood vents are located in the walls and garage doors to allow water to pass through and alleviate pressure on the foundations. Mechanical units are ceiling hung or on raised bases to allow floodwater to pass beneath, and elevator equipment is located above the hoistway, well out of harm’s way.
The challenges regarding how the house meets the site are just the beginning of the story here. The home must also be designed to maximize its potential for the client within the buildable area allowed by zoning. Typically zoning guidelines allow a 25-35 foot tall structure. At Riverside drive, the homes’ long rectangular shapes with three floors over a basement allow for spacious living areas within the height and setback requirements of the area.
Codes permit freedom of window size and placement when the wall is over 5′ from the lot line. However, a limitation of 15% maximum of wall area applies to the aggregate of openings in a wall that is between 3′ to 5′ from the lot line, constraining the design on narrow lots such as these. One-hour fire-rated construction is required at less than 5′ distance to the lot line.
Much like at Park Pointe, Childress & Cunningham locates secondary spaces in the middle of the structure where views are not a factor and window openings are kept smaller based on side yard setbacks. Larger living areas concentrate at the front elevation (for street views) and rear elevation (for the prime river views). The main living areas stack above bedroom levels to gain the best vantage point.
As the garage is accessed from the same side as the main view, a design responds cleverly with full width porches at each level (below), that straddle the drive and grant large outdoor spaces overlooking the river, connecting great rooms, media rooms and primary suites direct access.
Hoff Avenue House
This particular residence takes the hillside home to new heights, or at least to the heights allowed by city regulations.
The client for this home envisioned a Modernist residence on a steep hillside, requiring a deep foundation on piers to support the structure. In this case, the garage and front entry are accessed at the street height and the river view is behind the home. Because of the deep foundation, windowless space was created behind and below the garage. This lower level lends itself to a tiered home theater and its lobby, plus a utility room.
The side elevations are set back from the lot line in some areas, allowing for windows that light the central spaces. The garage entry features a welcoming canopy wrapping the front elevation and beckoning the passer by with a dramatic raised walkway leading to the main entry. Farther rearward, the stair tower and two levels of rear decks in front of expansive glass areas spread out to take in the views.
The other side elevation is closer to the lot line and is nearly windowless, but contains two multi-story bays that allow full height vertical slivers of glass to make dramatic lighting effects in spaces like the master bath, kitchen and den, all in the center of the home.
One of the most intriguing features of the home spawned from a conflict between allowable building height at the site combined with a client desire for a rooftop deck. This top deck’s railing was close to the height limit, so the stairway to the deck needed to be open, as an enclosure would push the structure past the limit. The ingenious solution was to combine the interior stair with an open-deck stair that serves as a roof, connecting the great room’s rear deck to a compliant roof deck.
As with other projects of this type, the master suite, main living space and one of the other large bedrooms face the river view with large glass areas. Included are two cantilevered decks and a dramatic sloping ceiling in the great room to further accentuate the experience.
Childress & Cunningham Architects can rise to the challenge of your hillside site to give you the dream home you’ve always imagined!
