Tag Archives: PMA Findings

Toward More Robust Practice Theory in Public Sector Historic Preservation: Getting Started

Part I of II guest blog post by Betsy Bradley, Historian and Historic Preservationist.

Public-Sector-Historic-Preservation Author’s note: I am a historian and historic preservation who has had many seats at the historic preservation table, ranging from consultant to SHPO staff. I have recently undertaken a deep study of where we are in historic preservation and how we might practice in the field differently in the near future. The retrospective look that was taken at the 50th anniversary in 2016 of the National Historic Preservation Act (NHPA) provided a lot of dialog but no clear ways forward that are any different than what we have done in the past. Based on the assumption that there are additional effective practices we should explore, bolstered by a growing interest in Critical Heritage Theory, I’m convinced that we can add effective practices within the existing regulatory framework – particularly if we base them on more robust theories of historic preservation. Therefore, we have important work to do together to develop and apply practice theories for heritage work in the public sector. This essay is one of several that will explore how our practice can be different.

With the term practice theory I am evoking how we integrate diverse interests and discipline-based practices into a more responsive relationship between those disciplines, more involvement of and service to the public, and more project-specific negotiations and solutions. I’ve adopted Hugh T. Miller’s understanding of the relationships between theory and practice presented in Postmodern Public Policy:

PRACTICE IS THE THEORY IN PLACE.
THEORY IS THE NEXT-TO-BE PRACTICE.
THEORY MAY BE SEEN AS ONE’S UNDERSTANDING OF THE WORLD.
PRACTICE IS THE ENACTMENT OF THAT UNDERSTANDING.

First, a look at where we are now. Historians, architects, anthropologists and archaeologists are trained differently in methods of investigation and processing the fruits of that research into meaning and knowledge. This makes for real differences in how we work in the heritage sector, even as the stated goals, standards and requirements are inclusive. This diversity is both a benefit to the public and a means for avoiding developing more robust and over-arching public-sector practice theories.

Some academics engaging in critical heritage studies see the American laws, regulations, practices and conceptual thinking so limiting that we must start over. Those of us who practice in the public realm recognize that negotiation is built into most processes and the openness of the structure allows for revised practice based on more sophisticated theories. I am firmly in this group.

THE NEED FOR PRACTICE REVISION
Teaching in the Goucher College master’s degree program in historic preservation for ten years has sharpened my understanding of the relationship between theory, policy and practice. Only policy is difficult to change, leaving theory and practice open for consideration. As most historic preservationists and cultural resource management consultants work in the public realm, this is worthy of rethinking.

We are in a social constructivist turn in historic preservation that addresses the above-ground built environment. In short, this means we recognize that buildings and landscapes have no inherent significance and they have meanings and importance constructed by people who experience and study them. This social-construction turn in historic preservation that is actually inherent in the Section 106 process. Section 106 of the NHPA requires consultation on federal undertakings and 36 CFR Part 800 is the set of implementing regulations for that process. The parallel to this social construction is raising the curtain on the power relationships that are inherent in negotiating the meaning, evaluation of, and treatment of historic resources.

For years we have overlooked the opportunities that the requirement for the public being informed and invited to consult in the Section 106 process provides. We have used gestures and dismissed the opinions of others as not understanding what we do, rather than committing to learn from broader perspectives and understandings. We have not developed theories and working premises that should guide public practice. These conversations are not happening, in part because of the unnecessarily hardened nature of the interpretation of the NHPA and 36 CFR 800.

The National Trust for Historic Preservation, is leading us in the U.S. with the assertion that preservation is about people, not buildings. This popularizing of social constructionism of historic preservation work might well leave us anguishing over details of replacement windows that most of the public does not perceive, or perhaps on our knees in an excavation, a little sidelined. The Trust understands that heritage is what people negotiate, use, relate to, and work to save.

In academia, critical heritage studies, and in particular Laurajane Smith’s exposure of the authorized heritage discourse, echoes this point of view. Of course, the National Register program and its guidance, the Secretary of Interior’s Standards, as well 36CFR regulations are part of our authorized historic preservation discourse in the United States. As we unreflectively go through the Section 106 process and use this discourse and use our expert authority, we are able to avoid discussions of the more important, and interesting, challenges facing heritage work.

In Part II, Betsy explores: who is this public meant to be served by historic preservation?

Surveying the Laurelhurst Neighborhood in Portland, OR

Founded in 1912 on the original plat of William Ladd’s Hazel Fern Farm, Laurelhurst was developed to be an example of the potential for European “garden suburbs” close to the city. An eclectic variety of architectural styles, from “fairyland” bungalows to quaint English cottages to the more classic Dutch Colonials, was chosen as a set of prototype designs for the creation of this community-centered neighborhood. To this day, many of these homes still exist, as does the pre-intended sense of comradery between its residents.
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WHAT IS THE LAURELHURST SURVEY PROJECT?
Peter Meijer Architect, PC (PMA) is in the process of conducting a Reconnaissance Level Survey (RLS) of the Laurelhurst neighborhood in Portland, Oregon. Data from the survey will be used to prepare a potential historic district nomination of the neighborhood. A great deal of research was necessary to understand Laurelhurst’s general historical context prior to beginning survey fieldwork involved in the RLS. We began by reviewing all previous documentation that has been collected of the neighborhood—including historic tax records, Sanborn maps and other graphic data, newspaper articles from historic periodicals, and the City of Portland’s Historic Resource Inventory. We also reviewed context statements that had been written for earlier historic district nomination efforts, and primary source documents that had recorded Laurelhurst during its early stages of development.

The primary objective of a Reconnaissance Level Survey (RLS) is to provide a “first cut” of typically residential resources within a given area that appear to meet the survey criteria for historic significance. An RLS involves only a visual evaluation of properties in relation to the overall neighborhood context, not an assessment of associated historical events or individuals connected to the property.
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With the information gathered from our preliminary research at hand, PMA set out in November 2017 to survey approximately 1800 properties that were constructed during Laurelhurst’s period of significance. Our approach will be informed by information gathered during our research and any additional background information provided by Laurelhurst residents’ initial observations. Factors includ¬ing potential eligibility, typographical distribution of resources, integrity of setting, and proximity to other resources will be considered when selecting survey properties.

So far, we have completed 70 percent of the total survey area. As Laurelhurst consists of approximately 1,800 properties, we still have a large number of houses to go!

There are distinct characteristics within Laurelhurst that are well known to residents and visitors. The inclusion and extent of these characteristics, like street patterns, open spaces, landscapes and trees, objects like sculpture, lamp posts, etc. will be discussed with the LNA, the City, and the State Historic Preservation Office (SHPO) to determine the importance of the characteristics in telling the story of Laurelhurst.
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SURVEY PROCESS TO DATE
PMA project staff has been working with a taskforce of volunteers—residents of the Laurelhurst neighborhood and preservation graduate students from the University of Oregon. To date we have finished surveying three of five sections of the neighborhood. The in-field survey will be completed by late Spring 2018. Some properties have been noted as potential opportunities for an Intensive Level Survey (ILS), in which a more detailed review of the property would yield further information of its level of historic integrity and the significance of Laurelhurst as a whole. Intensive Level Surveys, if any, will also be completed by late Spring 2018. PMA aims to have a first-draft nomination ready for the Laurelhurst Neighborhood Association by June 2018.
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Challenges
The main challenge has been the large size of the survey area, the fact that we have a limited number of staff and volunteers, and walking around all day. The weather has also been difficult at times—with very cold temperatures, rain and snowfall. Dry days at this time of the year are hard to come by, but they are ideal because many leaves have fallen from the trees that block visibility of the houses and lighting is always better on a gray day.

Community Interaction
Many residents of the area have already conducted their own research on the history of their houses, and many have shared with us their findings. Of the stories we have received, we learned of a cluster of houses owned by many generations of the same family, one woman who met the famous architect that designed her house, and a man who has nurtured a dilapidated house back to life. We encourage anyone who may have more information about the history of development in Laurelhurst to contact us as well.

Interesting Resources
We have collected a number of historic photographs of Laurelhurst homes from multiple sources, including a 1916 Brochure of “Laurelhurst and its Park”, and have had a lot of fun tracking them down. Some have been demolished, but there are still MANY that exist.
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Written By Marion Rosas / Designer

The Historic Documentation of Umpqua Hall

Southwestern Oregon Community College hired Peter Meijer Architect in September 2017 to assist in the historic documentation of Umpqua Hall. This significant resource will be reconstructed as part of the college’s new Health and Science Technology Building, a project that will provide additional classroom space to support the college’s nursing and EMT programs. Umpqua Hall played a significant role as one of the first two buildings constructed on campus to serve as the primary location for the college’s vocational courses. Below is an excerpt from the documentation that PMA provided for the State Historic Preservation Office that assesses the historic significance of Umpqua Hall.

1972 ca._Umpqua Hall
HISTORY AND CONTEXT
Southwestern Oregon Community College was the first post-secondary education available to students on the Oregon Coast in the early 1960’s. It held its first classes in 1961 at the North Bend airport, and was relocated to its new home three years later. Prior to its establishment, students in this coastal area travelled long distances to be able to attend college, and many could not afford to go at all.

Southwestern Oregon Community College began as a vocational school with the mission of preparing the general population of Coos Bay to enter a workforce created mainly by the timber and fishing industries in the area. As the original “Shops Building”, Umpqua Hall was at the heart of this development. It was the primary building on campus to house many of the school’s vocational-technical programs. The automotive, welding, and carpentry shop classes that were a part of the Mechanics and Industrial program all took place in Umpqua Hall.

In the 1970’s, the college faced the dilemma of a changing market in Coos Bay. As housing development increased in the city and brought the opportunity for new businesses with it, minimum wage service-oriented jobs began to replace the higher paying manufacturing jobs that the college’s courses were tailored toward. Graduates of the programs offered at SWOCC were in less demand, and student enrollment began to decrease. As a result, SWOCC recognized a need to provide displaced workers—as well as veterans that were returning home from the Vietnam War and students seeking to later transfer to a university at an affordable cost—with the appropriate type of education required to compete in the changing economy.

The campus has since evolved to accommodate these economic changes. Umpqua Hall was retired from its academic function when the Automotive Technology program was eventually eliminated in 1994. The oldest buildings that still exist at SWOCC, namely Umpqua and Randolph Halls, represent a significant period of economic growth in the history of Coos Bay that played an indispensable role in the initial development of the city and in its educational options.

1964_Aerial view SWOCC with Randolph and Umpqua Halls only
UMPQUA HALL CONSTRUCTION TIMELINE
1963 to 1964—Umpqua and Randolph Halls, as well as parking lot #1 on the south side of campus, were constructed as part of Phase I of the 1963 six-phase Master Plan. Randolph Hall was known as the “Laboratory Building” that served as the main academic building. Umpqua Hall was known as the “Shops Building”, and originally functioned for vocational schooling that included automotive, carpentry, woodworking, and industrial technology classes.

1964 to Mid-1960’s—The campus underwent Phase II of the Master Plan that included Dellwood Hall (the administration building and temporary home of the library at the time), Coaledo Hall, Sitkum Hall, and parking lot #2.

1981—A storage outbuilding was built to the west of Umpqua Hall by this time, probably in the late 1970’s.

Circa 1985—The college planned to relocate the “Industrial Building” to a location northeast of Prosper Hall, but to keep the metal welding and auto diesel programs located in Umpqua Hall. The plan was to eventually phase out the use of Umpqua Hall.

1994—The Automotive Technology program in Umpqua Hall was eliminated, and the building was retired from academic purposes.

1994 to 1999—By this time, new buildings had been constructed northeast of Prosper Hall to accommodate for the retirement of Umpqua Hall. Fairview Hall held the new welding and manufacturing classrooms, and the new Lampa Hall housed what became known as the B-2 Technology Annex.

2005—Umpqua Hall had since been used for an assortment of different functions. At this point, the building served as the college’s computer networking and hardware instructional labs. As early as 2005, a Master Facility Plan mentioned that a design for a Health, Science, and Technology building was being considered, which would have resulted in the conversion of Umpqua Hall to additional campus storage and maintenance space for the Plant Operations department.

2008—As part of a potential $2,600,000 project to reintegrate Umpqua Hall, another Master Plan of the SWOCC campus proposed to rehabilitate the building to serve as the electronic lab and to hold AutoCAD and computer classes for students. This plan also proposed to add a Student Center Addition to the western side of Umpqua Hall. This proposal was not actualized.

2017—Currently, Umpqua Hall is used for campus security operations and storage, and its western outbuilding serves as an auxiliary maintenance warehouse for Plant Operations. A new project to incorporate Umpqua Hall into the new Health, Science, and Technology building is underway.
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AT A GLANCE – PROPOSED PROJECT FOR UMPQUA HALL
The most substantial work proposed at the SWOCC campus is the reconstruction of and addition to Umpqua Hall, one of the college’s two oldest buildings, to develop the new Health & Science Technology Building (View 10). The outbuilding that sits west of Umpqua Hall will be demolished to make way for the construction of the new “west wing” addition. Both the interior and exterior of Umpqua Hall will be heavily altered to provide space for the program’s health and science classrooms and offices. A new “west wing” addition will also be built southwest of the Umpqua Building, and will more than quadruple the overall square footage of the new facility. The eastern end of the addition will intersect with the southern end of the existing building at a 90-degree angle. A large lecture hall will protrude from the northern façade of the addition.

Written by Kristen Minor / Associate, Preservation Planner with Marion Rosas / Designer

Presenting on Field Observations of Masonry Failures

Last month the Portland Chapter of RCI- a local chapter of the international association of professionals that specialize in the “specification and design of roofing, waterproofing and building envelope systems” (RCI PDX) hosted a two-day Education Symposium focused on Exterior Walls Quality Assurance & Building Envelope Presentations. The first day of the symposium was geared towards industry professionals “interested in performing observation to assure that exterior wall systems are installed in accordance with construction documents. The program covered diverse topics in the construction of exterior walls, and was intended for manufacturers, general contractors, quality assurance observers, and field inspectors.” (RCI PDX) While the second day was dedicated to Building Envelope Presentations. In addition to attending the first day of the symposium, Peter R. Meijer, AIA, NCARB, and Hali Knight presented on: When the Field Report of Masonry Does Not Correlate with Lab Results. Grant High School was the case study.

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At the request of PPS, we provided a limited exterior condition assessment and interior historic evaluation of Grant High School. For the past 15+ years, Portland Public Schools (PPS) noted an accelerated degree of masonry face spalling on the original 1923 main building and 1923 Old Gym particularly when adjacent to concentrated sources of surface water. Other areas of spalling were not as obvious including protected wall surfaces. The masonry spalling was not occurring on later additions including the north wing (circa 1925), south wing (circa 1927), and auditorium building (circa 1927). Upon closer visual examination, it was observed that individual units were failing in isolated protected areas of the wall surface. Failures in such areas could not be accounted for under direct correlation of heavy water intrusion and typical failure mechanisms.

Before our assessment, it was hypothesized that the failure of the brick was potentially due to a number of separate or cumulative conditions including:
1) excessive water uptake by the brick;
2) sub-fluorescence expansion of salts in the masonry;
3) freeze thaw;
4) low quality of the original 1923 brick; and
5) the application of surface sealers preventing water migrating to the exterior surface.

As a result of the hypothesis and field observations, it was prudent to conduct a series of lab tests to the brick, mortar, and patch materials to assist in the determination of:
1) the quality of the brick;
2) the physical composition of the brick;
3) the quantity of naturally occurring compounds in the masonry and mortar, particularly salts; and
4) the quality of the mortar.

The findings would help narrow the potential cause of the spalling and lead to a more focused repair and maintenance process. To rule out damage caused by maintenance procedures, faces of the brick material were sent to determine if sealants were used on the brick and, if present, determine the sealant chemical makeup. The presence of a surface coating may lead to retention of water within the brick and thus prevent natural capillary flow, natural drying, and water evaporation.

TESTING AND RESULTS
Samples sent to the lab for coating assessment were analyzed via episcopic light microscopy, and Fourier- Transform Infrared Spectroscopy (FTIR) per ASTM D1245 and ASTM E1252. The results found no hydrocarbon or organic formulations used on the surface of the brick refuting the hypothesis of a surface sealer.

The Petrographic Characterization resulted in the most unusual findings and the most relevant results related to the observed failures. The polarized light microscope indicated carbonate based salt crystals seeping into the masonry from the mortar. No sulfate based salts, typically associated with the clays used for making brick, were present. Furthermore the inherent properties of the brick showed very small rounded voids and interconnected planer voids. Planner voids result from poor compaction during the raw clay extrusion process prior to firing.

The presence of salt migration out of the mortar and into the brick, plus small pore structure and low immersion values, combining with a cleavage plane resulting from manufacturing are contributing to the Grant High School brick spalls. Brick with smaller pores are less capable of absorbing the expansive forces of freezing water and drying salts. Interlaced pores creating linear plains parallel with the face of the brick create stress failure points resulting in surface spalling. Since the characteristics of the brick resulted from the firing and manufacturing process, the brick will remain susceptible to the failure mechanisms.

CONCLUSIONS
Field observations of masonry failures can lead to incorrect diagnosis of the source of the problem. It is critical to conduct advanced laboratory analysis of material composition in order to correctly deduce the known failure mechanisms. If the cause of the failure is from defective material or defective manufacturing, steps could be taken to slow the deterioration or eliminate the cause of the deterioration without compromising the original material.

Written by Peter Meijer, AIA, NCARB / Principal

Future Trends for Architectural Conservation

As part of the sesquicentennial celebration of Canadian Confederation independence, the National Trust for Canada and the Association for Preservation Technology International co-sponsored the largest joint conference of heritage professionals. Over 1,100 attendees from twenty countries attended the week-long event focused both on technical issues and heritage planning.

The shear size of the conference was overwhelming, but the host city, Ottawa, (APTI) was an ideal venue because of its position as the capitol city of Canada, the quantity of heritage resources, including the Rideau Canal World Heritage Site, and beautiful world class museums and parks.

As with all APTI annual conferences, the week begins with two day long workshops highlighting the craft of preservation. This year’s workshops included Logs & Timbers, Masonry Mortars, and Digital Tools for Documentation. Masonry Mortars has been offered several times over the last five years at APTI conferences and is always popular demonstrating the continual need to understand mass masonry walls, their performance, and specialized products and skills required to restore and preserve the walls.
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HOW ROBOTS CAN ASSIST WITH CONSERVATION
National Trust conferences, in both Canada and the United States offer many tours during the course of the conference and one of tours focused on robotics for heritage conservation. A conservation lab at Carlton University, founded after World War II and one of Ottawa’s public universities, has created a curriculum around the use of robotics to enhance the preservation craft of traditional materials. Conference attendees viewed a demonstration of a robotic arm manufactured in Germany, by the supplier of robotic arms to the automotive industry, with a custom built “hand” designed to hold stone cutting tools. As a demonstration, the Carlton University staff carved a block of sandstone scheduled to replace original material on the Canadian parliament buildings as part of a massive restoration effort. The demonstration was fascinating in the speed by which the robot carved the material with fine accuracy. Attendees were interested in the conservation aspect of the robot and asked about the stone cutting techniques and potential replacement of stone carvers.

Since the robot uses circular drill bits as cutting tools resulting in smoother finishes than traditional chisel cutting, some attendees were skeptical of the robot as a tool for capturing traditional stone techniques. As to the replacement of stone carvers, the response was straight forward: there are fewer and fewer trades personnel that know how to carve stone. The robot is envisioned as a method to allow traditional stone decoration to return to modern design.
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With seven separate tracks of Paper Sessions, it was impossible to take in the full offerings of the joint conference. The use of robots, technology, and computer software simulations continued throughout some of tracks of the Paper Sessions. Particularly interesting was hearing from archeologists in Italy and Chile that, unlike US archeologists, are involved in the documentation, history, and preservation of building materials. Using traditional archeological approaches to documentation and recordation, the archeologists combined their research, historic photographs, current images, on-site destructive testing in unique ways of explaining the chronology of construction and materials used.

Demonstrating the continued convergence of building envelop science with preservation science, many Paper Sessions focused on windows, energy retrofits, and the need to develop better science and research of traditional construction means and methods. One session on mass masonry walls hypothesized that mass masonry walls have a temperature ductility allowing them to expand during cold wet weather in order to accommodate the stress induced by freezing temperatures. One early study in the 1960’s documented the phenomena but without sufficient repeated testing. The engineer making the presentation asked for all those in the audience to create an accessible database of masonry performance in order to expand the collective knowledge base.
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THE FUTURE OF PRESERVATION LOOKS MODERN
One of the plenary speakers called on heritage preservation to continue leadership in the adaptive reuse of existing buildings, specifically mid-century modern structures, because of the huge environmental impact conservation efforts will have on global warming, waste reduction, and heritage values.

Attendance at APTI national conferences are a great way to gain new knowledge, converse with professional peers, anticipate future trends, evaluate current business practices, and interact outside day to day professional demands.

Written by Peter Meijer, AIA, NCARB / Principal

Analysis: Best Practices for Providing Effective Daylight in Mid-Century Modern Structures

DOCOMOMO_OREGON and the Northwest Chapter of the Association for Preservation Technology recently held an Energy Conservation Symposium that explored issues facing mid-century modern buildings: How can modern historic buildings comply with today’s energy conservation standards? Is it possible to maintain the integrity of the historic building materials and aesthetics while also meeting new energy conservation requirements?

At PMA we believe that while challenging, it is possible to maintain the integrity of these historic mid-century modern buildings and meet new energy conservation requirements. In an effort to explore this possibility, we submitted an abstract for the symposium, and Halla Hoffer, AIA, subsequently presented on Best Practices for Providing Effective Daylight in Mid-Century Modern Structures.

BACKGROUND
Effective daylighting can reduce both lighting and cooling loads while improving user comfort, satisfaction, and health. Despite plentiful glass, using daylight in mid-century modern building can be challenging. Glare and uneven light distribution can cause user discomfort and pose challenges to effectively daylighting spaces. Frequently, artificial lighting is used to balance lighting in spaces over lit by the sun, negating any potential energy savings. For existing buildings, the available methods to provide effective daylighting are limited by the existing constructions and configuration. To both preserve existing structures and provide ample daylight a critical question must be answered – what are the best practices for improving daylight in existing buildings? This study provides insight to daylighting existing structures, specifically, how light can be controlled and distributed in mid-century modern buildings with plentiful glazing.

1963 RESIDENTIAL TOWER
This study explores and analyzes how common daylighting strategies can be implemented on existing mid-century modern structures. The study focuses on a sixteen-story 1963 residential tower in Portland, Oregon, and explores how interior reflectivity, interior/exterior light shelves, shading, and glazing can impact daylight availability and distribution. The study looks at a variety of ways each strategy can be implemented and analyzes the results to determine best practices based on daylight distribution/availability, glare, lighting loads, and heating/cooling loads.
on Best Practices for Providing Effective Daylight in Mid-Century Modern Structures

TOOLS USED FOR SPECIFIC ANALYSIS
Emerging tools and technologies provide effective methods of analyzing hundreds of different daylighting simulations. Applications such as Grasshopper and Dynamo, which are visual programming environments for Rhinoceros 3D and Revit respectively, allow users to explore a variety of different design interventions and determine optimal solutions. Prior to starting the daylight analysis, we began with a “base geometry” of the existing conditions that we modeled in Rhinoceros 3D. We then developed a Grasshopper file to create daylighting interventions. For this study the interventions consisted of interior light shelves and exterior shading devices based on numerical inputs for shelf depth and height. Using Grasshopper in lieu of traditional 3D modeling allowed us to systematically test multiple variations of intervention geometry. In addition to studying how new geometries would impact daylighting we also studied how existing/new materials could impact daylighting performance.
on Best Practices for Providing Effective Daylight in Mid-Century Modern Structures

The daylighting analysis was performed using DIVA for Rhino, a plug-in that performs daylighting and energy analysis directly in Rhino. DIVA also offers several Grasshopper nodes, allowing the analysis to be controlled and managed directly in Grasshopper. For this analysis the primary results we extracted and used to measure performance included:

Annual Daylight: Percentage of time space receives at least 300 lux. This value can be mapped over the area under analysis. Typically, areas that receive 300 lux at least 50% of the time have the potential for daylighting.

Spatial Daylight Autonomy (sDA): Percentage of a space that receives 300 lux for at least 50% of the annual occupied hours. This metric provides a single number for quickly determining daylight potential. A value over 55 indicates that daylighting will be at a minimum nominally accepted by occupants. A value over 75 denotes a space where daylighting will likely be preferred by occupants.

Annual Sunlight Exposure (ASE): Percentage of a space that receives over 1,000 lux for at least 250 hours per year. High values indicate that the space may be overlit and cause glare/discomfort.

Daylight Factor: A ratio comparing light levels on the interior of the structure to the light levels on the exterior. Typically, a value under 2% indicates that the space cannot be adequately daylit, a value between 2%-5% is preferred for daylighting, and a value over 5% indicates that the space is well daylight, but may be overlit.

on Best Practices for Providing Effective Daylight in Mid-Century Modern Structures

CONCLUSIONS
Reflective interior surfaces can have a significant impact on daylight distribution.

Without any shading there is a high probability for glare according to ASE and DF values.

Interior light shelves alone can reduce the ASE values and the probability of glare.

Interior light shelves alone are not as effective as exterior shading devices in reducing glare.

A combination of reflective interior materials, interior light shelves, and exterior shading devices is the most effective method to provide adequate levels and even distribution of light.

Written and presented by Halla Hoffer, AIA, Assoc. DBIA / Associate

Assessing a Historic House in Springfield, Oregon

Owning, maintaining, and providing active use within a single family settlement era house is not a typical mission for a public parks agency. One such property is the Reynold & Eva Briggs House located in the northeast corner of the Dorris Ranch Living History Farm, in Springfield, Oregon, currently stewarded by Willamalane Parks and Recreation District (WPRD). Compounding the unusual situation is that the area is a historic site, a working farm, and a public park. In addition the property’s history, age, material, and conditions of the house add further complexity to the stewardship role. In order to guide the WPRD with long-range decisions regarding the Briggs House, the District sought an up to date exterior and interior condition assessment and potential rehabilitation options in support of current and future park programming needs, including as a source of income derived from continued residential use. The Briggs House has not been occupied since its last resident left in 2009.
Briggs-House

THE ASSESSMENT
The property, The Dorris Ranch Living History Farm, was listed as a National Register of Historic Places Historic District on June 22, 1988. While the Briggs House is located on the ranch property, it sits outside the boundaries of the historic district.

As researched by University of Oregon historic preservation students, the settlement era house is one of the five oldest houses in the Springfield area and one of the city’s few remaining examples of box construction from the Homestead era. The oldest portion of the house—the two-story volume and its eastern wing—was originally constructed by George Thurston in 1872, and later served as the home of caretakers Reynold and Eva Briggs. Once vernacular in the Willamette Valley, the house exhibits a Gothic-influenced upright-and-wing style of construction and was expanded in the 1890’s to accommodate the changing needs of its residents.

Typical of early homestead sites, the Briggs House was constructed without a foundation. The original substructure that continues to support the house consists of partially hewn wood posts on stone piers set directly on the ground surface. Utilizing the box-construction method, 1-inch by 11-inch boards were set vertically and connected to the 7-inch by 9-inch sill plate and ledger plate above the posts to create a “box” form without the use of other framing members. Two-inch by 4-inch roof rafters were then set above the top ledger plates. Floor joists, the original board-and-battens wall siding, and roof panels were added to the house after its basic skeletal structure had been completed. The original wall siding was replaced with weatherboards at an unknown date. Portions of this siding were later replaced with shiplap in the 1890’s, and the entire exterior was later covered with T-111 siding in the 1970’s.
Briggs-House

REHABILITATION CHALLENGES
After discussing the main program activities that take place on Dorris Ranch with Willamalane Parks and Recreation District staff, PMA recognized the primary challenge to any rehabilitation options was the balance between maintaining the historic character of the house and meeting all the code requirements mandated by a rehabilitation, including public access, universal access, and mechanical, electrical, energy, and plumbing upgrades. Previous studies undertaken by Restore Oregon on similar settlement era houses indicated that a balance must be reached between preserving the essence of the house while changing and modifying other portions of the house and property to achieve programming needs. Complicating the Briggs House options are siting of the house within an active area of the park, the two story volume, the lack of an adequate structural foundation, and accommodating large classroom needs within original tiny floor plans. Every room of the historic property has an established spatial function and are tiny in size. Any rehabilitation option must consider that all rooms in the house would be “flexible” and be used as needed for a variety of purposes.

THE POTENTIAL ROLE OF HISTORIC STATUS
Willamalane Parks and Recreation District currently stewards the Briggs House as a historic property by maintaining and protecting the property from encroachment by nature, animal and pest infestation, and unsafe use by park visitors. Inclusion of the property within the district as a contributing resource has both pro and con impacts. Inclusion within an expanded boundary of the current National Register Dorris Ranch Historic District could prove beneficial in finding financial sources to help with a rehabilitation although the available funds are likely insignificant when evaluated against the full cost required to upgrade the Briggs house to a public structure. On the other hand, including the property in the district may prove problematic for WPRD as it may limit, or make more difficult, viable and creative rehabilitation options that would not be approved by the local jurisdiction having authority.
Briggs-House

It is generally agreed that house museums (properties that are preserved as homes to be visited by the public) are not financially prudent uses to retain historic properties. Recent studies conclude that a compromise must occur between balancing original historic character with up to date and flexible programming space to achieve viable long-term solutions for unique homestead-era properties.

Written By Marion Rosas / Designer and Peter Meijer, AIA, NCARB / Principal

Abstract: Best Practices for Providing Effective Daylight in Mid-Century Modern Structures

When we think of energy conservation standards for our built environment an increasing amount of existing buildings do not comply with today’s standards. A large portion of these existing buildings are from the mid-century modern era. Additionally, mid-century modern buildings are approaching historic status, if not already there. This status compounds finding the best way to integrate current energy standards because aesthetic impacts to a historic resource must be kept to a minimum. At PMA we believe that while challenging, it is possible to maintain the integrity of historic mid-century modern buildings while meeting new energy conservation requirements. In an effort to explore this possibility, we have submitted an abstract for an upcoming Energy Conservation in Mid-Century Modern Buildings Symposium presented jointly by APT Northwest and DOCOMOMO_Oregon.
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ABSTRACT: BEST PRACTICES FOR PROVIDING EFFECTIVE DAYLIGHT IN MID-CENTURY MODERN STRUCTURES
Effective daylighting can reduce both lighting and cooling loads while improving user comfort, satisfaction, and health. Despite plentiful glass, using daylight in mid-century modern building can be challenging. Glare and uneven light distribution can cause user discomfort and pose challenges to effectively daylighting spaces. Frequently, artificial lighting is used to balance lighting in spaces over lit by the sun, negating any potential energy savings. For existing buildings, the available methods to provide effective daylighting are limited by the existing constructions and configuration. To both preserve existing structures and provide ample daylight a critical question must be answered – what are the best practices for improving daylight in existing buildings? This study provides insight to daylighting existing structures, specifically, how light can be controlled and distributed in mid-century modern buildings with plentiful glazing.

Emerging tools and technologies provide effective methods of analyzing hundreds of different daylighting simulations. Applications such as Grasshopper and Dynamo allow users to explore a variety of different design interventions and determine optimal solutions. This study explores and analyzes how common daylighting strategies can be implemented on existing mid-century modern structures. The study focuses on a 1963 residential tower in Portland, Oregon, and explores how interior reflectivity, interior/exterior light shelves, shading, and glazing can impact daylight availability and distribution. The study looks at a variety of ways each strategy can be implemented and analyzes the results to determine best practices based on daylight distribution/availability, glare, lighting loads, and heating/cooling loads.

Speaker Bio
Halla Hoffer, AIA, Assoc. DBIA
Associate / Peter Meijer Architect, PC

Halla is passionate about rehabilitating historic and existing architecture by integrating the latest energy technologies to maintain the structures inherent sustainability. Halla joined PMA in 2012 and was promoted to Associate in 2016. She is a specialist in energy and environmental management, as well as building science performance for civic, educational, and residential resources. Halla meets the Secretary of the Interior’s Historic Preservation Professional Qualification Standards (36 CFR Part 61).

Integrating Universal Access with Historic Architecture

Oregon State University (OSU) is dedicated to providing universal accessibility throughout its Corvallis campus. The historic Memorial Union building opened in 1927, and is an important gathering place on campus. In its current configuration, the rotunda entry access poses challenges to complying with current ADA Standards for Accessible Design. PMA with our multidisciplinary team members are addressing how to improve the arrival experience starting from the Quad by focusing on the front door as the primary accessible entry, while retaining the buildings historic integrity. With an integrated approach there will be a primary travel path for all.

The existing limitations of accessibility to the MU are the existing ramps do not lead to the front entrance and the circulation through the rotunda requires use of non-compliant ramps. The existing exterior 1980s ramps were built interior of the terrace’s balustrade wall and access is not intuitive and requires signage. They take up significant portion of the historic terrace with circulation and railings.
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OPPORTUNITY FOR INTEGRATING UNIVERSAL ACCESS
The renovation of OSU MU Rotunda provides an opportunity to highlight the integration of universal access to historic properties. The vision for a new accessible path is integrated into the highly ordered Neo-classical design of the MU creating a symmetrical entry on either side of the grand entry stairs facing the quad. The design seeks to reactivate the formal side terraces by eliminating the clutter of handrails and circulation space that currently breaks up the space.

The new accessible pathway will be a sloped walkway along the exterior of the existing balustrade wall of the terraces. A 4.5 % sloped walkway will be integrated into the landscape and will free the space of guardrails. This will result in greater visibility of the accessible means of access to the building and restore the original spatial function of the terraces. Another slope walkway will lead from the terrace to the front entrance and will be integrated into a tiered landscape and informal setting area. The new design will reactive the terraces by streamlining circulation and providing new seating opportunities.

PROPOSED DESIGN OPTIONS
Two design options were explored for this scheme. The first design option removes a portion of the balustrade wall closest to the grand entry. This would open up views of the entry and terrace to the quad and provide additional visibility of the accessible pathway. The second option would leave the balustrade wall in place and would create more of an intimate feel along the terrace. Below are renderings of the first design option.
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Written by Hali Knight / Designer.

Preservation Month 2017

May is Preservation Month! Review ten (10) handy preservation resources:

ONE – We explore some factors and opinions on new construction in Historic Districts.
PMAPDX OSU Buildable Landarea

TWO – An iconic example of a landmarked building less than 50 years old.
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THREE – Visit Oregon’s SHPO website to browse historic sites, NR listings, & available grants.
Union Station Historic/Seismic Renovation

FOUR – Get to know your local architectural styles from the 1840s – 1970s.
Hillsboro J-B House

FIVE – Pledge your support for a rehabilitated VMC because this place matters.

SIX – How you can find a historic place in the state of Washington.
PMAPDX-planning

SEVEN – Tax Incentives for Preserving Historic Properties.
USCH Courtyard

EIGHT – Oregon’s Most Endangered Places via Restore Oregon.
PMAPDX modern survey historic photo

NINE – Keeping It Modern. An architectural conservation grants for 20th century buildings.

TEN – How Historic Preservation is Reviving America’s Communities.
Hillsboro_OrencoInventory