Tag Archives: architecture

Design Through Nonprofits

1.	Architecture for Humanity Chapter Network – 30 remaining chapters after the bankruptcy

Architecture for Humanity Chapter Network – 30 remaining chapters after the bankruptcy

There are several non-profit organizations that provide pro bono design and architectural services to communities through volunteer networks. All have the common goal of breaking down the barriers to accessing design. As a volunteer for Architecture for Humanity (AFH), I continually ask myself, how can these organizations better serve the community? What can we do to provide incentives for architects to do pro bono design or become volunteers? And, how can we differentiate these similar non-profits to cater to specific causes and volunteer groups? In addition to these important questions, Architecture for Humanity has recently filed for bankruptcy, and the even bigger question is what is next for AFH? And does this foreshadow the unfeasibility of non-profit design?

The answer is there is much to come! If anything it foreshadows a new beginning!
In the wave of the bankruptcy, all intellectual property including the name Architecture for Humanity and slogans like Design Like You Give a Damn, and the website including the Open Source Network have all become property of the bank. I will speak about the organization in past tense because technically it no longer exists. For those who are unfamiliar, Architecture for Humanity’s core mission was “[AFH] believes everyone deserves access to the benefits of good design.” Their publication Design Like You Give a Damn popularized pro bono work and disaster relief design efforts. Architecture for Humanity promoted a unique idea of crowd sharing design ideas for disaster relief through their Open Source Network, which could then be accessed by communities in need. The goal was to provide design solutions to communities in need that couldn’t afford the time and energy required to solve rebuilding design problems. Reconstruction projects after disasters are typically poorly designed and don’t respond to community socio-cultural and economic needs. Architecture for Humanity strove to solve this dilemma through a worldwide network of designers volunteering their time and ideas. Architecture for Humanity had local chapters that addressed local communities’ efforts instead of global disaster relief. Local chapters focused on creating the resiliency within communities.

My involvement in Architecture for Humanity started with the Hurricane Katrina disaster when our Clemson University studio began designing and fabricating a disaster-relief housing prototype in New Orleans. This was added to the Open Architecture Network (OAN) with the hope that the prototype could be a solution to the rebuilding effort. Like most of these projects, efforts were stifled by the bureaucracy of disaster relief. Since then, I have been volunteering for the past four years on small community projects through the AFH Portland Chapter.

Janus Youth’s Village Garden pavilion – Designed and built by AFH PDX Chapter in collaboration with Oregon Tradeswomen

Janus Youth’s Village Garden pavilion – Designed and built by AFH PDX Chapter in collaboration with Oregon Tradeswomen


As a result of the AFH filing for bankruptcy, the AFH core headquarters has collapsed leaving the chapter network to reorganize and create a new identity. The intellectual property of AFH, including the name and website and the OAN are all property of the bank. Of the 57 original chapters, 30 chapters are moving forward to continue on AFH’s path. A transitional steering committee has been formed with representatives from every region and will form an advisory board that will set the stage for self-governance and strategic partnerships. It is also interesting that AFH originally never intended to have a chapter network. Those who were inspired by the cause took it upon themselves to create local chapters and AFH agreed to allow these satellite chapters to become part of the organization. As one of the directors of the Portland chapter, I have been participating in re-imagining our mission statement and goals, looking for new opportunities to connect with other non-profits, and reaching outside of architecture to include all design fields. We can also learn from other design non-profits such as Public Architecture and Architects without Borders.

Non-profit design work has received some skepticism of whether a sustainable business model can be reached surrounding the bankruptcy of AFH. AFH’s vision was so powerful, that the non-profit grew exponentially in its original years. For an organization that relied heavily on donations to keep running, the stability was compromised when donations waned and AFH struggled to keep the headquarters office funded. The rapid growth seemed to be a large cause of the sudden deficit. Many contribute the downfall to an unsustainable business model, increased competition for financing, and the founders not being able to adapt their vision to a changing market. The press skeptics raise the question of whether donors will be reluctant to contribute to similar non-profits after the collapse of AFH. Cameron Sinclair, AFH’s founder, responds to this criticism well by saying “I don’t think the idea of architects doing humanitarian work is a failure because AFH ended, I think it will be a failure if architects realize they don’t care.” The committed 30 chapters are determined to carry on with or without support for large donors because they have support of their dedicated volunteers.

AFH Headquarters project - Maeami-hama Community House, 2012 – Community design input for post-disaster rehabilitation

AFH Headquarters project – Maeami-hama Community House, 2012 – Community design input for post-disaster rehabilitation


There are many lessons to be learned as the remaining volunteers of AFH move forward to re-envision the organization. The future is still unclear, but the chapter network will learn from headquarters’ shortcomings. The business model will be changed, the organization of the network will no longer rely on a head chapter, and the projects might become more localized and financially sustainable. The bankruptcy has made the network of chapters stronger and our communication with each other has enabled continued enthusiasm for the cause. It is an exciting future for everyone involved because we are all included in the organization’s recreation. The Portland Chapter hopes to explore ways we can best connect communities to design. We want to provide the guidance and knowledge of design language and mediums to enable community visions.

I hope this can be a reminder on how important design and architecture are to creating vibrant communities. Organizations like AFH, Public Architecture, and Architects without Borders are all striving to bring greater accessibility to design. These organizations bring professionals closer to their community, give students and emerging professionals design and management experience, and help communities solve their design needs. The remaining chapters, consisting of thousands of volunteers around the world, are committed to providing pro-bono design services, advocacy, and training within our local communities. The next question to be asked is how can the AEC community be supported in ways that enable more professionals to provide accessible design?

Written by Hali Knight, Architect I

Sustainable Housing: High Desert Design

Eco-Huts for Warm Springs Tribes

Warm-Springs-ProForma-pmapdx-designProjects that integrate building science, stewardship planning, and place design are simultaneously exciting and challenging. Any one of the three core concepts can drive the decision making process resulting in a number of solutions. Our current concepts for minimalist eco structures, or “Huts” in the beautiful High Desert of Eastern Oregon are a fantastic challenge.

PMA was provided an opportunity to create temporary Eco-Huts for both the avid fly fishing community and also the vacationer seeking solitude and natural beauty. The site is nestled on the right bank along a gentle curve of the Deschutes River adjacent to the Warm Spring Tribe Reservation. The site topography has a shallow slope towards the river with basalt escarpments forming the river valley. Landscape species include juniper, white pines, native grass, lavender, and wild flowers.

Warm-Springs-ProForma-pmapdx-designWorking with the The Confederate Tribes of Warm Springs, PMA created a prototype model, easily constructed and assembled off site (test fit), then transported to the site and efficiently erected. The prototype was designed to be economical and constructed from lumber from the local lumber mill that produces products from high desert pines. A contemporary design style was chosen to harmonize with existing mid-century Belluschi homes on the property. Both the Belluschi homes and the Eco-Huts stand in contrast with the landscape and topography.

Elevation-pmapdx-design

Perspective-pmapdx-designConceived to have minimal footprints on the land, the Huts rest on piers elevating the floor above the land and accommodating the undulating landscape. A modular dimension was chosen permitting variation in the Eco-Hut sizes. The floor, walls, and roof planes are built off-site and tilted in place. Exterior stained wood material varying from plywood to sawn boards were chosen to harmonize with the High Desert landscape and be of minimal maintenance to the Tribes. Plywood panels are dressed with battens and either in-set from the wood framing or installed flush to the exterior. Sawn mill boards are stained dark desert grey and applied horizontally to create solid side walls atop of which are placed ribbon windows. The primary entry and view wall is a wood frame window and door façade. A deep roof overhang protects the interior from solar gain. Interiors are exposed panel faces or stained mill boards. Partial height walls denote areas of more privacy. The process of assembling the Eco-Huts on-site and disassembling them in the future determined the material pallet of dimensional lumber and pre-assembled wood window walls. The prototype incorporates modular concepts enabling variation in floor plan and amenities in direct response to the Owner’s request for market flexibility.

Section-pmapdx-designInherent in our design approach for the Eco-Huts is the creation of design solutions that emphasize the uniqueness of Place. The concept includes Land Restoration and Land Stewardship. PMA’s goals when designing the prototypes was to help enhance the natural beauty of the river edge by integrating a built structure into the landscape that has minimal disturbance to the site and will leave no footprint when removed. Willows, sedges, and juniper will be planted to provide riparian cover along the Deschutes River in an effort to increase fish habitat and mitigate flooding. The plantings will also help mitigate visual impact from the river. The lumber mill site’s river edge offers an opportunity to create an employee park and river restoration replacing equipment storage and log staging. The Eco-Huts offer an opportunity to test the integration of stewardship planning and place design.
Plan-pmapdx-design

Written by Peter Meijer AIA,NCARB, Principal

The Challenge of Insulating Historic Buildings

A Limited Moisture Study

At its core, architecture in the Pacific Northwest is closely linked to moisture. The damp climate in Portland, Oregon has an impact on how we design new buildings as well as how we retrofit existing structures. Choices in construction, insulation, and flashing systems are always informed by our understanding of water. The success of any building envelope can be determined by how it performs against condensation, humidity, and water infiltration. Adding insulation to historic buildings is particularly challenging because the added material can change how a building envelope functions, leading to future moisture issues. At PMA we use WUFI to simulate and analyze how proposed retrofit strategies may impact the historic building envelope. For a recent project, we performed a limited moisture story of an unusual exterior brick wall that was to receive interior insulation. We studied how variations in insulative material and construction could impact the durability of both the brick and the interior wall structure.

The challenge when insulating a historic building is to protect the masonry from excessive moisture and cold. In uninsulated masonry walls, the building’s heating system warms and dries the masonry from the interior. If insulation is added, the masonry typically stays colder and wetter for longer periods of time, which can lead to deterioration. The intent of PMA’s study was to evaluate the masonry for future deterioration and to also identify any potential for condensation/moisture in the insulation cavity. WUFI was used throughout the design process to provide feedback on potential constructions and inform critical material decisions.

The building was built in 1921 and is unusual given that the original envelope consisted of a two wythe masonry wall with an interior plaster finish. A two wythe masonry wall is not common as it provides limited structure or protection from the elements. The renovation included an extensive seismic retrofit and the installation of new insulation to compensate for the existing wall’s limited structure. PMA was brought onboard to provide feedback on the building envelope detailing. We began our analysis by comparing the performance of the proposed envelope with that of the original building.
Constructions-Existing-building-envelope-pmapdx

Constructions-Proposed-building-envelope-pmapdx

As shown in the illustrations above the existing construction (small drawing) was: 8” of masonry on the exterior, an airgap where wood lath separated the masonry from the plaster, and approximately 1” of plaster on the interior. In comparison the proposed construction (large drawing) consisted of: the existing 8” of masonry on the exterior, a 1/2″ airspace, 1/2″ inch plywood sheathing, 6” of fiberglass batt insulation, a vapor retarder, and 5/8” gypsum with paint on the interior. The first step in our analysis was to accurately model each of these constructions in WUFI. Accurate material modeling is especially challenging in historic buildings. WUFI uses five different material properties to calculate moisture and heat movement. While an extensive built-in database exists for new materials, significantly less information is available for historic materials. PMA often tests materials to determine their properties and adds them to our expanding database of historic materials. The scope of this project didn’t allow for additional material testing. However, we ran several iterations of the analysis with different historic masonry materials to determine a baseline for our analysis. The remaining materials were chosen from WUFI’s building material’s database.

ProposedBrick-RelativeHumidity-pmapdx-wufi

ExistingBrick-RelativeHumidity The results of the initial analysis indicated that as might be expected the masonry was not only exposed to longer periods of cool temperatures, it rarely was capable of fully drying. The two charts at the right show the relative humidity in the original construction and the proposed construction where each vertical line marks a calendar year. Note that a relative humidity above 95% indicates a likelihood of condensation. As can be seen in the original construction, during the wet months the relative humidity hovers at about 95%, but drops off significantly during the warmer months. Alternately in the proposed construction the relative humidity rarely drops below 95%, indicating that moisture is present in the masonry almost year round. When the individual layers are examined it becomes clear that in addition to considerable moisture in the masonry itself, water is likely to condense within the wall cavity. As seen in the series of charts below the relative humidity remains high through the airspace and plywood only dropping off between the exterior and interior face of the insulation.

ProposedLayers-RelativeHumidity-pmapdx-wufiGiven these initial results we suggested a redesign of the insulation system. The existing two wythe wall was not capable of adequately protecting the interior of the building, and the redesign had to accommodate for water infiltration through the masonry. Two options were discussed A) treat the masonry as a veneer wall and install waterproofing to the exterior face of the plywood as a drainage plane or B) install insulation that could be exposed to moisture and water. The constructability of Option A was significantly more complex than that of Option B so our initial analysis focused on Option B.

Constructions-ClosedCell-pmapdx-wufi

Constructions-Hybrid-pmapdx-wufiSpray foam was identified as an alternative to the original batt insulation because it can both serve as a vapor retarder and insulate even when exposed to moisture. Two design options were investigated to determine the extent of closed cell foam necessary to adequately protect the interior surfaces from moisture. As can be seen to the right we investigated a construction filled entirely with closed cell polyurethane foam vs. a cavity filled with a combination of closed and open cell polyurethanes. Additionally we looked at the condition of moisture/heat transfer at the perceived weakest point in the structure, where the structural framing was only barely (1/2”) separated from the masonry. The structural integrity of the seismic upgrade depended on a minimal distance between the framing and the existing masonry, but concerns existed as to whether the wood would be exposed to enough moisture to cause mold.

At the conclusion of the study the spray-foam hybrid option was chosen for further detailing and construction. The combination of closed and open cell foams effectively protected the interior from moisture and condensation. In each renovation scenario studied the exterior masonry was exposed to similar conditions; including increased moisture and cooler temperatures. Given every strategy resulted in similar conditions it was the combined performance of the hybrid system that stood out to the design team.

When the assembly is studied at the structural members, the interior components (plywood and gypsum) retain their low relative humidity. It is important to note that in this scenario the exterior face of the structural wood members are at above 80% relative humidity year round. These conditions may facilitate the growth of mold according to ASHRAE 160-2009. It is recommended that moisture protection be applied to the outer potion of these members.

When the assembly is studied at the structural members, the interior components (plywood and gypsum) retain their low relative humidity. It is important to note that in this scenario the exterior face of the structural wood members are at above 80% relative humidity year round. These conditions may facilitate the growth of mold according to ASHRAE 160-2009. It is recommended that moisture protection be applied to the outer potion of these members.

This chart shows the hybrid option of using both open and closed cell polyurethane foam to insulate and weatherproof the building. The relative humidity remains high at the exterior components, but is reduced to well below 80% on the interior components.

This chart shows the hybrid option of using both open and closed cell polyurethane foam to insulate and weatherproof the building. The relative humidity remains high at the exterior components, but is reduced to well below 80% on the interior components.

When only closed cell polyurethane is used to fill the cavity the performance is similar to the hybrid scenario. This chart shows that the outer components are constantly at a high relative humidity while the interior components remain more closely linked with the interior conditions of the building.

When only closed cell polyurethane is used to fill the cavity the performance is similar to the hybrid scenario. This chart shows that the outer components are constantly at a high relative humidity while the interior components remain more closely linked with the interior conditions of the building.

Ultimately, the project serves to show how an iterative approach to designing building envelope retrofits is critical to achieving an effective solution. By carefully modeling and simulating the initial proposed system we were able to provide critical feedback that led to a more effective and responsive design. In this case, fully understanding the unique two wythe wall system was essential to providing adequate moisture protection for the wall cavity. While a typical masonry wall is capable of preventing water intrusion, the minimal depth of this masonry wall proved insufficient. Our analysis uncovered this flaw and allowed the system to be redesigned to work more effectively. Unlike new construction where the entire envelope system is designed simultaneously, with historic buildings we must work backwards from the existing to create a cohesive design that responds to and compliments the original elements. WUFI serves as an essential tool in understanding the existing and investigating the new.

Written by Halla Hoffer, AIA / Associate

Graphic Design and Architecture

Graphic design is a communication tool that plays an important role in architectural design. At its most fundamental level, graphic design visually communicates information with typography, color, and form. It also, and perhaps more importantly, influences our interaction with and the identity of place and space. From way-finding signage, supergraphics, branding, material and texture, to motion-graphics, graphic design helps integrate word and content with architecture.

Graphic design is used to visually communicate and reinforce the sense of identity for architectural projects – including both new design, renovation, and planning projects. From logo design, visitor orientation and infographics, graphic design is an integral part to the sense of place. It affects the overall experience with the visitor, public, or inhabitant. It is also dependent on the architectural design. Think of the range of materials and its finishes used through-out a building. Graphic design must be intentional, otherwise chaos results in color, type, and form within the design struggling against the architectural design, materials and texture.

OSU-Example-pmapdx-graphic-design
PMA has had the pleasure of incorporating graphic design into projects. The most notable projects have included graphic design for way-finding signage and project branding. For Oregon State University (OSU) PMA created a campus-wide Historic Preservation Plan which included a Historic District, and the design of historic district signage, interpretive panels, and a campus walking tour brochure. We use way-finding signage daily to quickly distinguish different spatial areas, direction, and to distinguish landmarks. The way-finding signage produced for OSU was created to distinguish the campuses Historic District from other campus areas, which included a walking tour of its historically significant campus buildings. Color was utilized as the mnemonic devise to distinguish the Historic District, while also seamlessly integrating with existing OSU colors.

MCM-Logos-Example--pmapdx-graphic-designPMA has been involved with several architectural planning projects that center on significant structures from the Mid-Century Modern era. These projects surveyed and documented hundreds of architecturally significant structures that revolutionized architecture and design throughout the 20th century. On the surface such planning projects can be difficult for a wide audience to understand and appreciate because the final project is not a new or renovated building(s). What better opportunity then, for graphic design to communicate and connect the significance of the project and its structures. For these projects, project logos and marketing collateral were designed as the visual symbols that communicate the entire identity of the projects. While both projects surveyed Mid-Century structures one focused on residential structures while the other did not. Both logos use form with text and color to help shape the sense of which type of mid-century modern structures were surveyed.

John-Yeon-Example-pmapdx-graphic-design Following our planning projects centered on Mid-Century Modern architecture, PMA provided graphic design services for the renovation of the John Yeon designed Rose Festival Headquarters building (former Visitors Information Center). For this project, typography and color were the focal points for communicating the next chapter in this buildings life-cycle. The new graphics, color, and signage produced pay homage to the original design, while being entirely their own.

Graphic design is an essential component to architectural design. It is a visual communication tool that utilizes typography, color, and form as a way to influence our interaction with and provide a sense of identity of place and space. Graphic design can solve important issues such as spatial orientation within a space, or by using graphic tools to communicate story-telling and identity. For a more in-depth look at our projects incorporating graphic design, please visit our OSU and STL Modern project pages.

Written by Kate Kearney, Marketing Coordinator

Practices for Preserving Post Modernism

Post Modernism, a style of architecture beginning in 1965 with the publication of Robert Venturi’s Complexity and Contradiction in Architecture and extending to 1989, has always elicited great public debate on the architectural merits of its built works perhaps best exemplified in the controversy over one of the most iconic Post Modern buildings, Michael Graves’ Public Service Building (aka the Portland Building).
portland-building-NR-nom-pmapdx

Whether or not Post Modern architecture is considered merely flamboyant superficial decoration or serious building design and genuine work is greatly debated. The debate, beginning a mere thirty years after the apex of the style, has arrived sooner than expected and focuses on the distinction between design and architecture. Whether or not the materials and assemblies used to construct the buildings are impermanent remain to be assessed, understood, and judged over a longer duration of time. Therefore, are material conservators and preservation technologists ready (and willing) to contribute a scientific approach and unbiased assessment to a controversial debate over a design style?

Post Modern design was broadly practiced in both the United States and internationally. Large and small firms were attracted to the stylistic incorporation of classical western design vocabulary in stark juxtaposition against the plain, unadorned, square box that many argued architecture had become. Design magazines published examples of Post Modern buildings ranging from the academic and scholar approach by architects like the Italian Aldo Rossi to the flamboyant American style creator Philip Johnson, as well as, buildings by architects only known on local and regional levels.
panorama

Architects, engineers, and material suppliers were pushing new materials and innovative construction technologies as a way to create Post Modern design elements. Continuous innovation in building skins reintroduced porcelain enamel panels, a product brought by Lustron to the building industry during the housing boom following World War II. New skins made from Glass Fibre Resin (GFR) capable of being molded in classical curves and ornamental shapes favored by Post Modern design were created. Innovations in brick technology including large scale brick panels made from a single wythe of masonry to panels whose outer face was only one half inch of masonry, or thin bricks. Improvements in resins created new wood or simulated wood products and adhesives for mounting faux finishes to structural systems. Perhaps one of the more ubiquitous new materials used in the creation of Post Modern architecture was the faux stucco product Dryvit, and Exterior Finish Insulation System (EIFS). Like porcelain enamel panels, EIFS were introduced as insulated wall assemblies as a means to improve energy performance during the world’s energy crisis of the 1970s.
141013 APT Assemblies 2

As Post Modern buildings reach thirty and fifty years, systems and products are aging and, like all older buildings, significant investments or improvements to infrastructure systems are often needed. Compared to more recent material innovations, Post Modern building performance levels are low and some of the innovative materials resulted in long-term material failures. As it is with any building skin, often the deficiencies of one material are in combination with more robust materials or the failing components are critical to the character defining features of the Post Modern design. And when material failure is coupled to design aesthetics and those aesthetics do not offer universal appeal, questions arise as to the merits of retaining the component. But should subjective opinions about design, a very personal matter compared to one’s appreciation of art, drive decisions to preserve or demolish a building? And when the building carries international recognition as a work of architecture, or as a work that defines the Post Modernism, should more resources be given to its preservation? Does the inherent impermanence of the original materials justify an approach of non-preservation as preservation? Many Post Modern buildings incorporate systems or components that are neither produced nor currently assembled in similar manners due to improvements in technology and building envelope science. Therefore, the process and method of building envelope repair could dramatically impact the exterior character of Post Modern structures.
Ext Ceramic tile
Is the proper approach to retain the essence of criticism towards Post Modernism by preserving the appearance of insubstantial material installed incorrectly? Proposals to improve envelope performance of both the individual components and building systems are challenged in finding products that will both improve performance and retain the aesthetics of a Post Modern building. Like previous building styles and periods, the preservation of character defining elements that were originally inadequately or incorrectly produced or assembled has always been a source of preservation controversy. In preservation and the undersized windows of the Portland Building are defining elements of the Post Modern design. The preservation community should be prepared to participate in discussing the merits of Post Modernism. The conversation has begun.

Written by Peter Meijer AIA, NCARB, Principal.

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.
VMC-preservation-pmapdx

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.
VMC-construction-preservation-pmapdx
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

Masonry-Failures-pmapdx
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