Author Archives: Kate Kearney

Veterans Memorial Coliseum: Portland’s Architectural Jewel

Historic Aerial of Memorial ColiseumPresently, the City of Portland awarded a contract for Spectator Facilities Construction Project Management Services for a yet unnamed Veterans Memorial Coliseum project. The city is preparing for potential renovation scenarios. The uncertain future of the Coliseum feels like déjà vu.

Portland’s Veterans Memorial Coliseum, designed by Skidmore, Owings & Merrill (SOM) and built between 1960 and 1961, is a premier jewel of International Style modernism in the city. The structure consists of glass and aluminum, a non-load-bearing curtain wall cube with a central ovular concrete seating area. It is a true engineering and architectural masterpiece that offers uninterrupted panoramic views of Portland from the seating area. The Veterans Memorial Coliseum is also a war memorial, featuring exterior sunken black granite walls inscribed with the names of veterans in gold paint.

At its completion it was the largest multipurpose facility in the Pacific Northwest. And a significant structure within the larger urban planning Rose Quarter Development project. In 2009 the city of Portland proposed to demolish the Coliseum to make way for a new sports facility. The greater community of Portland, including architectural preservationists and historians, successfully applied for National Register of Historic Places status for the building. In 2011 it was placed in the National Register.

Portland’s Veterans Memorial Coliseum is a phenomenal renovation opportunity from both historic and economic perspectives.
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Despite being listed in the National Register, built during an era of urban and planning reform that advocated for the latest in building technologies, and designed by one of our countries leading modernist firms, many challenge its architectural value. The Coliseum shows the remarkable and collaborative approach towards design and construction by SOM. It is also the only arena world-wide with a 360-degree panoramic view from the seating area. Consider the inability to experience this modern architectural marvel and war memorial firsthand. Simply put, the demolition of the Veterans Memorial Coliseum would be a loss to the city.

Concerns regarding its deferred maintenance and historic materials are often attached to the illogical demolition conclusion because the building does not meet specific 2014 building codes. It is possible to integrate new building technologies while retaining the building’s exterior and interior character defining features. Unfortunately, significant modernist architecture designed by influential architects in the 1950s-1970s have not been regarded with proper facility maintenance. Deferred maintenance has its price. Regardless of building age, if a structure is not properly maintained it will fall into disrepair. Thankfully, Portland has a robust AEC industry dedicated to solving design challenges.

As a city, Portland boast’s its commitment to living green and investing in sustainable practices throughout the greater community. The renovation of the Veterans Memorial Coliseum is exactly the type of project that would highlight our city’s commitment to sustainability. There is no greener option than renovating and reusing existing architectural resources. This renovation would also economically benefit the city by boosting investment around the Rose Quarter area. Potentially extending and overlapping with the renewed development interest in the Lloyd District. Portland could have two premier sports facilities, doubling the city’s ability to provide world-class sports and entertainment events. It is a renovation project with long term urban renewal benefits.
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Veterans Memorial Coliseum is an internationally recognized architectural masterpiece. Its architectural legacy is deeply intertwined within Portland’s socio-economic and cultural heritages. Portland must learn from the recent demolitions of modernist architectural marvels like Prentice Women’s Hospital, several Paul Rudolph buildings, and the forthcoming Astrodome. Threats to our modern architecture is a threat to our architectural heritage. It is time to celebrate the last fifty years of Portland’s international jewel with a thoughtful renovation that looks ahead to the city’s next fifty years of architectural history.

Written by Kate Kearney, Marketing Coordinator

Condo Cancer

The Greenest Building is the Existing Building

Portland has seen increasing demand for rentals over the past couple years and the trend towards high rents and low vacancy rates has enabled the rapid rate of new housing development we see today. In 2012, 5,300 new apartments were expected to hit the market by 2014. Appraisers suggested that this development would balance the market away from a landlord’s market. (5) However, this development has led to shocking amounts of high density development and demolitions of historic homes. Portlanders are probably very familiar now in 2014 with how this has begun to change their residential neighborhoods. Metro predicts by 2035, Portland’s population will reach 3 million, and the city would need to accommodate about 725,000 more residents in about 10% of vacant/infill land available within the urban growth boundary. Metro’s Research Center defines in a June 2014 draft that the Buildable Land Inventory for Residential Capacity Assumption includes 15,000 single family homes, 42,000 low density multi-family, and 171,000 high density. (3) With this predicted growth, what standards are we going to hold new construction to?

Portland Structures: Constructed before 1990 from Bureau of Planning and Sustainability

Portland Structures: Constructed before 1990 from Bureau of Planning and Sustainability



Unfortunately, the demand for housing and the support of high density development within inner Portland has led to the demolition of an increasing number of historic homes, from 73 single-dwellings in 2012 to 141 in 2014. (3) The market has also turned in favor of developers looking to turn a profit, and these financially-driven decisions are driving up larger, high density buildings. Currently, the Bureau of Development Services has no definition for demolition, which allows developers to define new construction as a renovation if any part of the building is kept, even just the foundation. Demolition of existing buildings usually is permitted with no design review if the project adheres to codes set in Portland’s 1979 Comprehensive Plan. (4)
Enlarged image of earlier focused on Division St.

Enlarged image of earlier focused on Division St.



The lack of check and balances on new construction has the potential to destroy neighborhood character one house at a time. Portland has already started to lose affordable housing for young families and minorities, and this will continue if starter homes are replace with high end apartments and high scale houses. Not to mention, demolition includes destroying old growth timber, custom workmanship of skilled labor, and irreplaceable history. Developers and architects should be held accountable for whether new construction will be able to age within the surrounding neighborhood and have longevity of actual craftsmanship.

From a sustainability perspective, restoring an existing build is ‘greener’ than demolition. Restore Oregon claims 26% of the state’s landfill comes from demolition and construction waste and on average, 115 lbs/sqft of waste is generated from a demolition. Rehabilitation of a historic structure could mean 60% of costs go into the local labor market, according to Restore. (3) The Portland Coalition for Historic Resources and Architectural Heritage Center are proposing a plan to the Portland City Council that include requirements to call any project that brings down 50% or more of a structure a demolition, coupled with removal of a section of the building code that allows some properties to be demolished without proper notification and delay. In addition, establish a task force to identify additional building and zoning code improvements that would ensure demolitions are appropriately managed and that replacement construction responds to neighborhood characteristics. (5)
Residential Demolitions by year demolished

Residential Demolitions by year demolished



If new construction projects are abiding code and are past the planning stage of the land use processing, communities are left with little options other than to watch as a bystander. It is no longer in Portland code to protect solar access or give neighbors notice of new development. (2) There are loopholes in requirements to post and deliver notices about demolition. We need to hold renovations and new construction to a new standard of contextual awareness and long-lasting architectural visions that are incorporated into codes. If we continue allowing developers to build to the maximum height, maximum FAR, with little or no design review from community representatives, what will become of our neighborhoods? Heather Flint-Chatto of the Division Design Initiative brings up some important points when she states for the Southeast Examiner: “Will we continue to allow significant impacts such as lack of parking, loss of solar access and privacy, increased traffic, lack of respect for adjacent context or existing character and no real ability for neighborhoods to have meaningful and timely input on projects?” (2)
Single-dwelling residential and commercial demolition applications via BPS

Single-dwelling residential and commercial demolition applications via BPS



Architecture for Humanity Portland is currently working with Division Design Initiative, a grass roots initiative to bring together a community vision and avenue actualization of its goals. This Initiative was created in response to the burst of housing development that has happened over the last 24 months. During the past year, as more than 8 high density housing projects have gone under construction, and Division’s neighborhood has felt the change. The Initiative has created a process that community leaders hope will engage neighbors and businesses to explore future design issues and concerns. This would include a toolbox of design guidelines for new development in the area, mapping of key sites/special places, and priorities for new development that is sensitive to existing character that supports economic growth and vitality. (1)
House being demolished on NE Alameda

House being demolished on NE Alameda


SE Uplift and Architectural Heritage Center also have been working to promote communities that are livable, socially diverse, safe and vital. Southeast Uplift provides an organizational structure and forum to empower citizens to effectively resolve issues of livability and community development. (3)

Written by Hali Knight, Architect I

Sources:
1 Division Design Initiative. Accessed 8 Aug 2014
2 Hery, Karen. “Profits Trump Courtesy.” Southeast Examiner. February 1,2014.
3 Kellett, Bob. “The Whos and Whats of Home Demolitions.” Southeast Uplift Neighborhood Coalition. July 11, 2014.
4 Pierce, Midge. “Downside to density designs.” Southeast Examiner. March 1, 2014.
5 Portland Preservation. Bosco-Milligan Foundation/Architectural Heritage Center. Accessed 8 Aug 2014 http://portlandpreservation.wordpress.com/
6 Njus, Elliot. “Apartment Market Grows Tighter,” The Oregonian. April 17, 2013. < http://www.oregonlive.com/front-porch/index.ssf/2013/04/apartment_market_grows_tighter.html>

Masonry Sealers and Historic Exteriors


masonry-test-pmapdxAre masonry sealers necessary on historic multi-wythe exterior walls? In general, likely not. Traditional exterior mass unit masonry walls, 3 to 4 wythes thick, leak. But rarely does the amount of water intrusion cause damage to the masonry, the masonry ties, or the interior finishes. Why wouldn’t a sealer be effective for these older walls?

Traditional means and methods of construction multi-wythe walls consist of course work bonded and tied together with header courses, row-lock courses, hidden headers, and set in full beds and back beds of mortar. There is no direct pathway for water intrusion following the mortar beds. And most sealers do not bridge bond line cracks between the masonry unit and mortar bed.

brick-test-pmapdxThe porosity and absorption rates of older masonry are often exaggerated because of the brick appearance. Many older masonry units show the results of imperfect firing techniques. It is not unusual to see older masonry with vertical and horizontal cracks due to low firing temperatures or impurities in the original clay mix. The surface cracks may lead to higher rates of absorption around the crack but rarely increase the overall absorption or alter the overall characteristics of the masonry. Masonry sealers will not bridge these firing cracks.masonry-water-test-pmapdx

If older walls exhibit a level of moisture intrusion, the drying dynamics have traditionally been from warm interior side and evaporation towards the exterior. Interior insulation techniques will result in a colder exterior wall that will stay wetter longer. Masonry sealers can impede the natural drying process and movement of water towards the exterior. Vapor permeable “breathable” sealers limit the outward movement of water by natural capillary action impeding the drying dynamics. The major concern with applying sealers to masonry is related to drying.

The Brick Industry Association, Technical Note No. 6A states: “Application of a water repellent coating is not necessary to achieve water resistance in brickwork subjected to normal exposures where proper material selection, detailing, construction and maintenance have been executed.” BIA goes further: “Application is not recommended on newly constructed brick veneer or cavity walls…” There is little to no research showing the effectiveness of sealers on reducing water intrusion in masonry walls. Sealers primarily reduce the initial rate of absorption at the brick surface. Sealers also cannot change water intrusion due to poor construction techniques. Wind driven rain is rarely impeded by sealer applications. “the use of water-repellent coatings to eliminate water penetration in a wall with existing defects can be futile.”

WSU-DD-hall-building-envelope-pmapdxTo control water intrusion and to increase performance of a masonry wall, it is much more effective to maintain mortar joints through re-pointing process, assure that mortar joints have no voids, replace brick with spalled faces, replace brick that are cracked the full depth, and repair bond line failures. The use of masonry sealers should be based on known research and field tested success and not chosen as a means to remedy poor construction methods.

Written by Peter Meijer AIA, NCARB Principal

How to Determine the Cause of Masonry Failures

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Visual observations are not sufficient to determine the cause of failures in masonry walls. However, visual observations, combined with technical knowledge, provide a good direction for further investigation. In the Pacific Northwest, with the predominance of rainy winter weather, the effect of moisture saturation on masonry walls is readily apparent. Moisture is the primary cause of masonry deterioration. Horizontal surfaces will accumulate organic growth, mortar and masonry surfaces show rain water runoff patterns, and any discontinuity in roof runoff systems quickly cause further deterioration to the masonry walls. Severe masonry deterioration does occur in the northwest but its occurrence is considerably less dramatic when compared to harsher winter climates in the Midwest and East. For instance, brick spalls due to freeze thaw effect are a rare occurrence in the northwest.

Masonry-Failures-pmapdx When severe deterioration of masonry walls is not a prevalent condition, what other non-visual processes are employed to determine the cause of deterioration? Two common techniques, well known to historic preservation professionals, are non-destructive testing (NDT) and material testing in the laboratory. NDE methods include RILEM tube water absorption tests, metal detector scanning, video scopes, infra-red photography, ultra sound testing, ground penetrating radar, and in some cases, x-ray diffraction. Common laboratory testing include petrographic examination, electron microscopy, and Fourier Transform Infrared (FTIR) methods.

Masonry-Failures-pmapdxFTIR, when combined with the diagnostic RILEM tube field test, in particular is an effective evaluation to determine if masonry sealers have been applied to a wall surface impeding the capillary evaporation of trapped water. RILEM tests also provide an observation of a masonry wall’s initial rate of absorption under wind driven rain circumstances. Petrographic analysis of both masonry and mortars determines the material composition and will identify harmful natural elements and harmful additive elements like salts.

Masonry-Failures-pmapdxA common misconception in the northwest is that surface spalls are a result of freeze thaw cycles. Freeze thaw susceptibility can only be determined through laboratory testing. Visual observations are insufficient to conclude masonry spalls resulted from freeze thaw forces. Since freeze thaw tests are graded either pass or fail, further tests methods are typically required for additional diagnostic evaluation. More likely sources of surface spalls are hard Portland cement mortars which exceed the strength of the masonry, salts introduced into the masonry through incorrect material selection, or surface sealers impeding the evaporation of water and thus creating a saturated sub surface layer which will freeze. (It is important to distinguish that the masonry unit may not be susceptible to freeze thaw but rather the sealer creates a dam like effect inducing a layer of water subject to freezing)

Masonry-Failures-pmapdxBy combining visual observations with NDE and lab testing, most surface masonry deterioration can be determined and thereby implement proper repair, maintenance, and protection methods.

Written by Peter Meijer AIA, NCARB, Principal

Steps to Replacing Historic Wood Windows

QAHSC-landmarks-review-pmapdxOur first choice, and ethical preference, is to retain historic wood windows. Repaired and maintained wood windows constructed of old growth lumber will outlast any modern alternative. We advocate strongly for a process and philosophy that seriously evaluates retaining original material. The best approach compares long-term costs, embodied energy, and cultural importance relative to the same criteria for new replacement material.

But what do you do when the comparative process favors new material and replacement becomes the option of choice? And how do you gain jurisdictional and historic approval for removing character defining features from a historic property? Correct research, documentation, presentation, and material selection are the key factors to successfully replace historic wood windows.

Lack of maintenance is rarely accepted as a justifiable rationale for window replacement. Arguments for window replacement based on peeling paint, surface tracking of the wood, and/or glazing putty failure are typically countered with comments that benign neglect is a conscious act and straight forward maintenance will reverse the deterioration and deficiencies noted. A better strategy is to base replacement rational on existing significant deficiencies that require financial investment and resource allocation to repair the deficiencies.

QAHSC-landmarks-review-windows-pmapdxMost existing, older properties have had more than one owner. Research into original design documents, major rehabilitation projects, building permit requests, and other documents provide insight into processes that might have replaced original material. The removal and replacement of non-original material is justifiable and acceptable rationale.

Documentation by means of an on-site, window by window survey is the only method that will yield quantifiable data regarding the physical condition of existing wood windows. The resulting comparative data is critical for structuring an argument in favor of replacement. The field observations also provide invaluable information pertaining to the means and methods of construction and conversely deconstructing, or removing, the windows. Understanding wood window construction is important to understanding how wood window fail. Source documents like the Association of Preservation Technology’s Window Rehabilitation Guide for Historic Buildings (1997) and the National Park Service Preservation Briefs: 9, The Repair of Historic Wooden Windows provide exploded diagrams of both wood window construction and typical failure locations. These locations generally include the sash mortise and tenon joints, the exterior stops, and horizontal rails. The field assessment will need to document the quantity, location, and extent of any failed components.

QAHSC-landmarks-review-pmapdxAfter a thorough evaluation and understanding of the existing wood windows, the next decision is to choose a replacement product. In-kind replacement,(i.e. wood window for wood window; true divided lites for true divided lites, matching pane divisions, etc.) is preferred. When the replacement window is virtually identical to the historic window, it is hard to say no. Absent exact replacement, the visual qualities exhibited by the cross section profiles, the sash height and width, and the proportion of wood to glazing, are the most important attributes to match. Appearance from the exterior will trump appearance from the interior during a historic review approval process.

How the research findings, existing conditions, and replacement products are presented is fundamental to a successful request to replace historic wood windows. Agencies and commissions with jurisdictional review and approval authority require clear, methodical, and linear processes to understand the research, findings, and selection process. Collating the field data using charts and graphs, including graphic representation of previously altered windows, and defining the quantity of failed components will assist a decision in favor or replacement.

QAHSC-window-flashing-pmapdxWhen an opportunity to retain original fabric/windows is available, the opportunity should be incorporated into the work. Even retaining as little as 20% of historic fabric will increase the likelihood of approval for replacement of the remaining components. The retention of historic fabric also allows successive generations to better understand the history and changes of an existing property.

Written by Peter Meijer AIA, NCARB, Principal.

Inherent Sustainability of Historic Architecture

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The terms ‘Sustainability’, ‘Green Building’, ‘Environmental Design’, and other similar phrases have recently become critical in how we approach and understand contemporary architecture. As concerns over pollution, global warming, and our impact on the surrounding environment have gained traction – we have begun to understand the building industry’s contribution to these issues. The US Green Building Council reports that buildings account for 39% of all carbon emissions in the United States, surpassing both industry and transportation.

At the core of the issue is how architects, clients, and the public imagine buildings should function and operate; a vision which has transformed over the last two centuries as technological advances have developed the capabilities of the building industry. In the last two centuries, buildings have become monuments to the Industrial and Technological Revolutions. The development of electrification, central heating, air conditioning, steel and concrete have transformed how architects design and how users function within the built environment. This shift has transformed architecture from an inherently sustainable practice into a much more complex and often unresponsive process.

While the phrase ‘sustainability’ has only recently been associated with architecture, many historic buildings were designed by incorporating sustainable practices. Without electricity, buildings by necessity had to respond to site orientation and the local climate. Natural ventilation was used to passively cool buildings, well placed windows provided natural light, and construction methods varied by location to provide an appropriate level of protection from the surrounding environment. However, as a result of modern renovations, these sustainable attributes are not always utilized to their fullest potential.

Historically, large, operable windows were an integral component of architecture in moderate climates like the Pacific Northwest. The glazing provided natural daylight while the operability allowed users to ventilate spaces based on thermal comfort. Today, the operability of windows in many historic buildings has been compromised for a variety of reasons:

• Windows that have been fixed shut to prevent users from overriding the central air system.
• Broken window hardware that hasn’t been properly maintained.
• Windows that have been painted shut.
• Windows that have been fixed shut to minimize maintenance.

Without the natural ventilation that was incorporated into the original design, these historic structures often overheat and/or rely heavily on central air conditioning. One must question why the inherent sustainability of these historic structures was compromised. Was it simply our initial infatuation with mechanical heating/cooling systems? As passive sustainable design gains traction it is critical that we understand the capabilities of historic structures in regards to their inherent sustainability.

For further investigation we have identified a case study that explores the possible impact reintegrating natural ventilation may have on thermal comfort. Trinity Episcopal Cathedral in Portland, Oregon was built in 1906 and the original design included 10 operable dormers along the Sanctuary roof. The dormers have since been boarded over, preventing rising heat from escaping. Congregants find the space overheated during the summer months and one must question whether operable dormers would provide adequate ventilation to sufficiently cool the space.

An energy model has been developed using OpenStudio and EnergyPlus to compare the thermal comfort of occupants within the space. A baseline model mimics the existing conditions and provides a comparison for the two different natural ventilation configurations. One natural ventilation configuration re-introduces the operable roof dormers to vent hot rising air. The other natural ventilation configuration re-introduces the operable roof dormers and integrates additional ventilation at the exterior wall of the building to produce stack ventilation.
Trinity Results-wufi-pmapdx

While the project is still in process, initial results indicate that natural ventilation could have a significant impact on the space. The study has focused on the thermal comfort within the Sanctuary and results show that natural ventilation could dramatically lower indoor temperatures during peak summer months.

Trinity Results-wufi-pmapdx

Trinity Results-wufi-pmapdx

The results continue to be fine-tuned, and further refinement of the energy model will include:

• Adjusting schedules/systems to more closely reflect the building’s occupancy.
• More accurately defining the exterior infiltration rates.
• Exploring more relevant solutions for integrating stack ventilation that don’t require the large operable exterior windows. For example integrating ventilation through the basement into the main sanctuary.

While further research remains to be done, initial results are promising and demonstrate the inherent sustainability of the structure. While each building is unique, this Case Study shows how reintegration of natural ventilation may be a viable solution for passive cooling in uncomfortably warm historic buildings. Continue to check back for updates as we refine our study and explore how re-integration of natural ventilation may result in energy savings!

Written by Halla Hoffer, Architect I

The Evolution of Open Space

Photo by Charles Birnbaum courtesy The Cultural Landscape Foundation.

Photo by Charles Birnbaum courtesy The Cultural Landscape Foundation.

Public open spaces, especially urban open spaces, are coming into their own recognition as historic resources. They are receiving more attention because well-designed outdoor landscapes reflect our values as individuals and as a society. Though the way we use these spaces may shift over time, the designs still reveal our collective aspirations for our relationships with nature, the built environment, and with each other.

Two parkscapes in Portland are particularly good at showing us the values and aspirations of their era, and it is worth remembering the design concepts, and remembering how our interaction with the parkscapes has changed over time. These landscapes are the Washington Park Reservoirs, completed in 1894; and the SW Portland sequence of places anchored by Keller** and Lovejoy Fountains, completed in 1966-70.

historic-WPR-pmapdxWashington Park Reservoirs is a historic district listed on the National Register of Historic Places. It was developed to store and distribute clean drinking water, but it had another important function which drove its design: it was a recreational destination for a growing urban population. At the end of the 19th Century, the City Beautiful movement across American cities inspired planners and politicians to create parks as refuges from urban life. Parks were seen as restorative, where citizens could breathe fresh air, stroll along paths or promenades, and view natural plants, lakes, and garden vistas. Many of our most famous American parks were developed during the City Beautiful era, including Central Park in New York City.

Washington Park and the Reservoirs were directly served by public transportation (the Portland cable car) and offered panoramic views east over the City towards the Cascade Mountains. The Reservoirs served as reflective focal points in a landscape designed to look completely natural, yet evoke romantic memories of western European aqueducts and fortresses.

By the 1930s, civic open spaces and the development of public parks had become unaffordable for most municipalities, and also had become less valued by Americans who were increasingly moving out of the cities and into suburban developments. Existing parks were generally not well maintained, and crime and vandalism created more abandonment by well-off city dwellers. By Mid-century, though, a new type of open space was being developed in many American cities. Under urban renewal programs, cities razed perceived decrepit, crowded, and crime-ridden neighborhoods and replaced them with open, clear, utopian style developments.

Portland Open Space courtesy TCLF

Portland Open Space courtesy TCLF

One of the largest and most successful Modern-era urban renewal projects in Oregon includes a series of public parks, walkways, fountains, and plazas designed by landscape architect Lawrence Halprin, known as the Halprin Open Space Sequence. The project, at the south end of downtown Portland, was listed on the National Register of Historic Places in 2013. The Halprin nomination quotes from J. William Thompson, editor of Landscape Architecture magazine, comparing Frederick Law Olmsted Sr. (the progenitor of the City Beautiful movement) to Lawrence Halprin: “For Olmsted, the vision was one of pastoral relief from smoke and crowding; for Halprin, one of celebration of the city’s rambunctious vitality. Both viewed city parks and open spaces as a meeting ground for people of all classes.”

How much has our use of these two open spaces changed over time? We still get out of the house to walk in a park, possibly more than we did 50 years ago or 120 years ago. We have more leisure time, many of us own pets that need exercise, and people stay active longer than they used to. There have been societal changes that work against the popularity of local parks, including the ease of automobile transportation (pulling people further afield), the proliferation of other ways we can spend our leisure time, and the rise in obesity; but in general we use and care for our shared local parks and open spaces. However, there are changes in our relationships with these two specific open spaces that illuminate deeper trends in our society. One of the most complex relationship is the trend towards an increased mistrust of government.

WA Park Reservoirs 130329 011The Washington Park Reservoir area shows the most profound shift in use over time. The need to cover and further protect drinking water in underground storage contains in lieu of open Reservoirs reflects a growing national divide between government and the public made visible by current limited access to a once prominent bucolic public destination. Perhaps a certain level of distrust is to be expected from decisions affecting public safety, but the potential loss of the Reservoirs as a contemplative, experiential destination is in stark contrast to the one of original design intent. Part of the current limited access results from the explosion in liability, where government agencies can and will be found at fault for any harm that might befall a park user or a water consumer. Federal regulations requiring municipal drinking water to be covered also feed our collective sense that there are malicious people among us.

The City of Portland is boldly attempting to both comply with the federal ruling to cover our drinking water reservoirs and restore the original city beautiful interaction with the park. In so doing, the City will eliminate the biggest concern with the liability and safety of our drinking water and the restorative design will re-imagine the Reservoirs, not as a highly urban, interactive series of features like the Halprin Sequence, but as a tranquil, even romantic, natural setting for the public to once again walk through and enjoy a natural beautiful city.

Lovejoy-Pavillion-preservation-pmapdxAmazingly, the Halprin Open Space Sequence continues to survive the “age of liability” with its wonderful interactive fountains, plazas, and pools intact. Nothing this fun- and potentially hazardous- will likely be constructed again as a public project. The design reminds us that we must be responsible for protecting this level of freedom, and that this very public- and yes, democratic- open space, is uniquely valuable as a symbol of public trust.

Written by Kristen Minor, Preservation Planner

PMAPDX-Hangar-B-tillamook

Port of Tillamook Bay

Since 2005, Peter Meijer Architect, PC (PMA) has been engaged by the Port of Tillamook Bay for historic consulting services. Commissioned in 1942 and operational through 1949, the Naval Air Station Tillamook (NAS) is a 1,600 acre site with a smaller 400 acre site designated as an eligible historic district. The original use by the NAS Tillamook contained structures including 32 defense, eight industrial, five government, four transportation, three commercial, three agricultural, three residential, two recreational and cultural, one educational, one utilitarian, and one cemetery. Much of it still operational, the roads, sidewalks, water power sewer and utility lines, as well as the railroad infrastructure were constructed by the US Navy.

PMA’s historic consulting services have included the review of structural repairs, grant writing applications, preservation planning services related to historic compliance requirements, permit applications, and project funding compliance requirements. PMA continues to work with the Port on adaptive reuse of existing structures, incorporation of new structures on a historically significant site, funding opportunities, and on regulatory compliance requirements at the local, state, and federal level. The diverse projects include: Roads, Water & Sewer improvements; New Greenhouses properties; New warehouse properties; Industrial digester facility.

Pittock Mansion Site Observations

Pittock Mansion Restoration

Built for Henry Pittock, an Oregon pioneer, newspaper editor, publisher, and wood and paper magnate, Pittock Mansion was designed in 1909. PMA updated and rewrote the existing Historic Structures Report and acted as Conservator and lead Preservation Architect.

As part of the Historic Structures Report (HSR), PMA conducted Infra-red analysis, ground penetrating radar and non-destructive evaluation to locate exterior veneer anchors and concrete reinforcing steel.

Building Envelope Corrections:
• Sandstone restoration repair.
• Infra red analysis to locate existing plumbing.
• Ground penetrating radar.
• Non-destructive evaluation to locate exterior veneer anchors and concrete reinforcing steel.
• Exterior repair documents of the water intrusion damage to the terraces and deck levels.

Memorial Coliseum National Register Nomination

Peter Meijer Architect, PC (PMA) conducted historic research and prepared the National Register nomination for Memorial Coliseum in Portland, Oregon. In 2011, the building was listed in the National Register of Historic Places for its architectural significance.

PMA’s advocacy for the preservation of Memorial Coliseum earned the firm a role on the building’s 2011 rehabilitation design team. PMA provided drawings of the building overlaid with “preservation zones” highlighting historic character-defining features with low, medium, and high priority for preservation to guide the design team. PMA’s research and nomination enabled the City to take advantage of significant tax credits in the rehabilitation of the public structure. The Memorial Gardens and Timber Industry conference rooms features were included in the building’s interpretation and marketing plans.

When completed in 1960, Memorial Coliseum was a technological feat of engineering and operation unrivaled by any other large civic structure, and a fully-articulated example of International-Style Modernism. In addition to the glass curtain wall, Memorial Coliseum’s other features, such as the undulating concrete seating bowl, contribute to the significant social history of the building. The building is the only large-scale public arena glass-walled structure of the mid-century retaining its original design, materials, workmanship, highly urban context, and original relationship to nearby geographic features such as the Willamette River.