Tag Archives: portland

When Field Performance of Masonry Does Not Correlate with Lab Results

First presented at RCI 2015 Symposium on Building Envelope Technology, Nashville, TN

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Background
When it was completed, Grant High School was typical of the high schools constructed by Portland Public Schools in the pre-World War II era. In addition to being an extensible school, including educational buildings constructed between 1923 and 1970, the school was also reflective of fire-proof construction through its use of a reinforced concrete structure with brick in-fill. (Portland Public Schools, Historic Building Assessment, Entrix, October 2009)

Over the last fifteen 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.

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.

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Field Investigation
In order to determine if the damage to the masonry was deeper than the surface, several wall-lets, an invasive exterior wall opening, were performed confirming the assembly of a multi-wythe masonry wall constructed in a typical fully bedded bond course with interlocking headers and no cavities between the first three brick courses. Hooked shaped, 3/32” gage, steel wire masonry ties in alternating courses and approximately twelve inches (12”) on center ties were found to be in good condition with no deterioration. The absence of corrosion on the in place brick wire ties indicated that little moisture was present inside the multi-wythe wall.

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 in the masonry; 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. Bricks were removed for testing of Initial Rate of Absorption (IRA – a test for susceptibility to water saturation) freeze thaw testing, and petrographic analysis, a way to determine the inherent properties of the clay and manufacturing process. Both pointing and bedding mortar samples, as well as, the previous patching material were removed and also tested. 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.

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Testing & 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.

Following modified ASTM standards, a 24-hr immersion and 5-hr boil absorption test on the brick were performed. The brick have a very low percent of total absorption at 9.5% for the 5-hr boil and 7.5% for the 24-hr test. The maximum saturation coefficient is 0.79 which is 0.01 over the maximum requirements for Severe Weathering bricks recommended for Portland climate (ASTM C216-07a Table 1). The Initial Rate of Absorption (IRA) is 5.7g/min/30in2 which equates to a very low suction brick or brick with low initial rates of absorption. The freeze thaw durability tests resulted in passing performance. All of these tests refuted the hypothesis that freezing temperatures were the cause of masonry spalling.

A brick material analysis was performed in general conformance with ASTM C856, ASTM C1324 (masonry mortar) and included petrographic analysis, chemical analyses, x-ray diffraction and thermogravimetric analysis. Samples were analyzed under a polarized light microscope for information such as materials ratio and presence or absence of different deterioration mechanisms. These tests were used to assess the overall quality of material, presence of inherent salts, excessive retempering, cracking, ettringite formation, and potential alkali‐silica reactivity.

grant-hs-electron-microscopy-salt-deposition

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.

Performance of brick in the field is a result of both material properties and resistance to micro-climates within the brick’s capillary void structure which cannot be repeated in the lab. Studies have shown a connection between small voids in the material property and susceptibility to longer water retention near the surface. With natural absorption properties, the brick is taking in a small quantity of water in very small pores. 24-hour immersion results are very low (7.5%). Publication of more in-depth studies correlates maximum saturation values for brick with low 24-hour immersion values. The effect of low immersion values and small quantities of absorbed water may increase the susceptibility in brick with small pore structure to freeze thaw failure.

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.

Conclusion
Field observations of masonry failures generally correspond with known failure mechanisms. However, it is not unusual that further analysis is necessary to confirm in-field performance and that typical laboratory test results are in conflict with in-situ performance.

The best corrective action is to minimize the amount of surface water and proper mortar joints and mortar composition. Additional spalls are likely to occur in the future due to the accumulation of expansive forces over a long period of time. Replacement of the spalled bricks is recommended over further patching. Leaving spalled brick in place will continue to worsen the condition over time and affect adjacent brick.

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Written by Peter Meijer, AIA, NCARB, Principal

Assessing Union Station to be Part of Our Future

Portland’s Union Station is the only major railroad station built in Oregon, and one of the oldest major extant passenger terminals on the West Coast. From its inception, Union Station has functioned as a major transportation link to Portland and the west coast, with a continued vital role to play in future rail and multimodal transportation planning.
Union-Station-Historic-photo
A Sense of Place
Critical to adapting Union Station, and other historic structures, for current and future use is to thoroughly understand key elements and components that convey the sense of place and rich history of the structure. A deeper understanding enables informed decisions to be made about the potential of key characteristics to remain for future generations. Union Station was constructed between 1892 and 1894 and was designed by Van Brunt & Howe architects in the Queen Anne style with Romanesque detail. From 1927 thru 1930, the Main Concourse was modernized by Portland’s internationally known architect, Pietro Belluschi, to reflect the streamline era of rail technology. Like the original 1892 elements, the Belluschi modernization’s are equally important stories to tell.

Creating a graphic document annotating “changes over time” is an essential tool for evaluating how Union Station has adapted to improvements in rail technology, fluctuations in passenger volume, cultural shifts regarding train travel, as well as modifications to specific architectural elements that impact the historic integrity and interpretation of original design intent.
Union-Station-Report-Outline-pg2
Methodology for Assessment
Our method of developing the graphic drawing is to compare historic floor plans and historic photographs to current plans and images through a process of layering plans from different eras over one another and drawing the altered, or missing, elements (e.g. walls, furniture, spaces, etc.) in different colors. This methodology provides an easily interpreted floor plan. The use of color enhances the image and creates a visual record of both changes and original historic fabric. In reading the graphic drawing, it becomes readily discernible that changes include: wood floors replaced with concrete and new floors added; openings in the main concourse were moved and enlarged; the women’s waiting room and toilet were removed to widen the south hall, the stairs were renovated, and a new baggage counter was constructed. The covered concourse was glassed in and a section was made into the First Class Lounge, which remains today. And in the 1940s, a nursery, or crying, room was added.
Union-Station-PMAPDX-drawing
What is fascinating about the history of a building like Union Station, is that the rail lines and street patterns are also integrated with the function and use of the structure and have changed over time as well. The construction of Union Station came soon after Portland was fully connected by rail in 1883 to California, Montana, and rail lines running to the East Coast across the U.S. The Spokane-Portland-Seattle rail connection was finished in 1908. In 1922, Union Station became accessible to all major passenger railroads operating through Portland.

When originally constructed, six passenger car rail lines approached the rear of Union Station. The waiting platform consisted of planks on dirt with no canopy. The block across from Union Station consisted of a small restaurant, bar, other stores, and stables. A five foot iron fence bordered a large lawn and sidewalk to the south and west of the station. The High Shed, a large two-story metal shed was the first canopy built to cover the passenger platforms and extended perpendicular to the station. Under this High Shed, two smaller scale platform canopies were erected paralleling the tracks. A mail canopy was built at the north end of the building in 1915.

By 1920, the block across from Union Station’s main entrance had been converted to parking to relieve congestion. As automobile use increased throughout the city, parking configurations were constantly changing over the years. By 1923, an elevated walkway was built to connect the Broadway Bridge to the main entrance.
union-station-pmapdx-changes-overtime

With the introduction of larger diesel locomotives and potential for high speed rail along the northwest corridor, the track, platforms, and canopies have had to be modified. Safety and accessibility have also driven the need for changes and modernization. Documenting these alterations with graphics, provides a foundation from which to advocate for further refinement while recognizing historic precedent and protection of historic elements.

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Written by Peter Meijer, AIA,NCARB, Principal

PMA is part of the DOWA-IBI Group team for this exciting PDC Union Station Renovation Project.

OHSU Auditorium Building Exterior Condition & Interior Assessment

The Auditorium Building was designed by the architect Ellis F. Lawrence and constructed in 1939. The University of Oregon (now Oregon Health and Science University) had hired Lawrence to design other buildings on the campus with the vision of creating an “acropolis of healing” on top of Marquam Hill.
The condition assessment included the exterior facade of the Auditorium Building and categorized the need of repair into three priority levels.

Building Envelope Corrections:
• Level 1 Priority Repairs should be completed in order to prevent further damage to the building. Many of these repairs are necessary to solve water intrusion problems.
• Level 2 Priority Repairs are repairs to damaged areas within the building. The repairs are designed to maintain building materials and to extend the lifespan of the materials.
• Level 3 Priority Repairs are associated with rehabilitation of the space to create greater historic integrity.

Additionally, PMA collaborated with Heritage Conservation Group, LLC, to survey and document the cultural heritage holdings in the Auditorium building.

Indigenous Mid-Century Religious Architecture of Oregon

During the 1960s Oregon architects, led by the Portland Archdiocese, created significant examples of unique mid‐century churches and religious structures in collaboration with local craftsman, artists, and influenced by European examples, resulting in a unique indigenous religious Modern Oregon style.

Indigenous Mid-Century Religious Architecture of Oregon

Oregon has several examples of unique mid-century churches and religious structures. Oregon is also rich in mid-century religious architecture that are unique examples of the community and/or church leadership’s interest in combining modern architecture with modern art.
During the late 1930’s Oregon architects were seeking ways to meet both the liturgical programs of their clients yet express the architecture using materials evocative of the Northwest.

Watzek-house Greatly influenced by the 1936 publication of John Yeon’s Watzek House, Oregon architects began to experiment with wood skins and “Mt. Hood” entry facades reminiscent of Yeon’s design. The idea that wood was symbolic of Northwest character continued through the 1950s and 1960s mid-century modern aesthetics. Local architects like Francis Jacobberger, McCoy & Bradbury, Pietro Belluschi, and others crafter their designs from outside to inside using local species of wood while simultaneously using wood to express the structural elements.

During the 1950s and 1960s, architectural journals devoted pages and images to the increasingly innovative use of concrete as both a structural element and aesthetic material. Local Oregon firms too experimented with concrete. John Maloney’s 1950 design for St. Ignatius is executed entirely of formed concrete. The exterior, interior, and the bell tower are unabashedly presented as an aesthetic material worthy of religious structure. Maloney deliberately painted the interior white to match the exterior and emphasize the versatility and economy of concrete, the new material of choice.

Queen of Peace
One of the most unique indigenous examples of Oregon religious architecture is the Queen of Peace in north Portland. Queen of Peace combines both the engineering daring of concrete with the creative influences from local artists. Queen of Peace is created with clay, river stone, and stunning minimalist concrete structure.

Queen of Peace was influenced by Friar John Domin who served the Portland Archdiocese as a priest for 57 years, as a pastor of several parishes, a high school art teacher, and volunteer at the Art Institute of Portland. As Chairman of the Sacred Art Commission of the Archdiocese of Portland, he actively engaged in the design process of churches and chapels. He worked with architects and hired ingenious liturgical artists who worked in a variety of media to enhance churches with stunning sacred art. ” (Sanctuary for Sacred Arts website)

bronze-entry-doors-queen-of-peace Well known Oregon artists, including Ray Grimm, a ceramists, created the dominating Tree of Life mosaic on the west façade. LeRoy Setziol, the “Father of Wood Carving in Oregon,” created the wood Stations of the Cross and baptismal font. Surprisingly Setziol was commissioned to execute the stained glass windows as well. And Lee Kelly, one of Portland’s best known metal sculptors, enriched the church with delicate displays of metal work both on the interior and exterior. Queen of Peace is a marvelous collaboration of architecture, art, and technical daring creating a wonderful display of Oregon indigenous mid-century religious architecture.

Written by Peter Meijer AIA, NCARB, Principal. This post is an excerpt from Peter’s presentation at this year’s DoCoMoMo_US National Symposium: Modernism on the Prairie. Peter is the President and Founder of DoCoMoMo_US Oregon Chapter. For more information, please visit: DoCoMoMo-US

Design Through Nonprofits

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

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

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

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-wufi Given 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-wufi Spray 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.

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.

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

Advocacy for Urban Character

Quebec

Quebec City is a beautiful, fascinating place. It is a place like no other North American city. Walking on the streets immediately transports you to a French provincial, charming town. Its’ citizens and language are French. Its’ foundations are literally built on the historic fortification walls. And as a result of the physical evidence of the historic urban fabric, Quebec City has become a World Heritage Site, the first in North America.

Strolling through Quebec City creates a direct experience with the history of the city, the region, and, in fact, the world because Quebec City was the debarkation and trade center for both England and France and the capital of a vast fur and trading region stretching west of the Mississippi River. To experience Quebec City is to experience urban history through the built environment, the streets, buildings, parks, and natural features. It is seemingly impossible to convey the connectivity of modern Quebec City to the historic events and people without the physical examples from its past.

Marquette Plaza (historic photograph)

The city’s character, like the character of many cities, resulted directly from advocacy for retaining historic places. Advocacy often begins with a few individuals thinking and acting against conventional wisdom. Or more appropriately, postulating positions and thoughts about preserving cultural aspects of the built environment long before the majority believe the places embody history.

It is not that the individual is smarter, or more prescience than the majority in determining the necessity of advocacy. But perhaps the urban environment has triggered an experience that resonates as a connection with the community. That moving through the built environment creates an evidence of knowledge within the individual, or group, causing a desire to offer the same opportunity for others in far future generations to experience the same connection to community.

Piazza d’Italia

So as a firm with a practice centered on design, science, and preservation, PMA has a profound interest in the built environment. In specific, an interest in preserving existing places for future generations. Advocacy is a natural outcome of our practice and we view advocacy as enabling future generations an opportunity to experience current urban places as significant cultural resources.

Buildings go through cycles of use, maintenance, and age. The first 30 years may be characterized as the new, adoration cycle. From 30 – 60 years old is the cycle of danger for buildings when use has caused wear, and system have reached the end of their life cycle, and age is not deemed old enough to be historic. The cycle after 60 years old is the celebratory cycle when dedication anniversaries are highlighted and resources are again invested.

James R. Thompson Center

It is the cycle of danger that is dependent upon advocacy. When the built environment has lost the luster of new, and the connection with community has waned, and when older generations cannot convey historic character to newer buildings, and the younger generation has not yet been taught the recent past; advocacy is needed to initiate the discourse and once again create the evidence of knowledge connecting buildings and urban fabric, building the character of our collective places. Whether as an individual, a group, or under the leadership of PMA, advocacy is critical to urban places, necessary for human existence, and crucial to healthy dialogues about the future of our cities.

Written by Peter Meijer, AIA, NCARB, Principal.

Veterans Memorial Coliseum: Portland’s Architectural Jewel

Historic Aerial of Memorial Coliseum Presently, 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.
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Veterans Memorial Coliseum is an internationally recognized architectural masterpiece. Its architectural legacy is deeply intertwined within Portland’s socio-economic and cultural heritages. Portland must learn from the recent demolitions of modernist architectural marvels like Prentice Women’s Hospital, several Paul Rudolph buildings, and the forthcoming Astrodome. Threats to our modern architecture is a threat to our architectural heritage. It is time to celebrate the last fifty years of Portland’s international jewel with a thoughtful renovation that looks ahead to the city’s next fifty years of architectural history.

Written by Kate Kearney, Marketing Coordinator

Condo Cancer

The Greenest Building is the Existing Building

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

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

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.

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

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

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

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>

When A Master Work Fails: Three Case Studies

Some of the greatest restoration challenges arise when historically significant works weather, degrade, are neglected, or simply have suffered through inappropriate renovations. Restoration strategies are compounded when original historic materials, either natural materials like wood or stone, or production processes are no longer available. And when the failure is due to improper design or inadequate construction methods, corrective restoration methods may alter or compromise the original design intent. The following three case studies illustrate restoration philosophies based on balancing preservation, resolving the underlying building deficiencies, and introducing “thoughtful change” in protecting significant local structures for future generations.
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Case Study 1
John Yeon’s 1948 Portland Visitors Centerwas designed as an exhibition showroom with large open spaces, a pinwheel plan, on a highway dividing median, accessible by car, and constructed of standardized wood framing components including recently developed experimental plywood. When the highway was replaced with a riverfront park and the Visitor Center programming was relocated, the singular purpose building became obsolete resulting in a number of incompatible conversions including substantial alteration of the main gallery space to an industrial kitchen. Contributing to the slow demise was the degradation of the exterior wood components and failure of the plywood as a result of the northwest climate and inadequate weather protection. By the time the Friends of John Yeon and the City of Portland Water Bureau invested resources into the restoration, the Visitor Center had lost or compromised 80% of its historic interior finishes and the exterior façade had been heavily altered. However, the original floor plan, massing, scale, exterior spaces, and essence of Yeon’s modular design and sense of place remained.
WS Scheme 3 Entrance 101209 Space programming respected the historic floor plan and scale of the original structure and recreated Yeon’s original design intent of integrating indoor space with outdoor space. Extraneous equipment and unsympathetic additions were removed from both the interior and exterior. Interior design elements, furniture, and fixtures maintain the open gallery spacial quality while integrating new furniture and fixtures meeting the needs of the tenant. Major preservation focused on the exterior restoring original paint colors through serration studies, restoring building signage in original type style and design, preserving original wood windows, when present, and restoring the intimate courtyard with a restored operating water feature.

Case Study 2
120907 Lovejoy Pavillion 002 Moore, Lyndon, Turnbull & Whitaker’s 1965 Pavilion at Lawrence Halprin’s Lovejoy Fountain is a whimsical all wood structure with a copper shingle roof. Although a small structure, the pavilion represents a major mid-transitional work for Charles Moore as his design style moved from mid-century modern to Post-modern design. In keeping with the naturalistic design aesthetic established by Halprin, northwest wood species comprise the major structural system including the roof trusses, vertical post supports, and vertical cribs built from 2 x 4 members laid on their side and stacked.

Vertical loads are transferred from the trusses to the wood posts and spread to the wood cribs. Under the point loading, the cribs have compressed resulting in a sag or lean in the roof structure. Since the 2 x 4 wood members have crushed, they cannot be restored or salvaged as part of the restoration effort so new members were designed to replace the historic material.

120907 Lovejoy Pavillion 009 The restoration approach is intended to correct the structural deficiencies and replace the failed members with no changes to the historic appearance of the structure. The crib design allows for insertion of new steel elements, invisible from the exterior, capable of providing additional support for vertical loads. The difficulty arises because standard wood products available today have different visible and strength attributes from standard components available in 1965. Sourcing appropriate lumber is dependent upon clear and quantifiable specification, high quality inspection, and visual qualities. There are no structural standards for reclaimed or recycled lumber compounding the incorporation of “old growth” lumber as part of a new structural system. When original source material is no longer available, best practices for narrowing the selection of new materials will of necessity be combined with subjective visual qualities and a best-guess scenario as to how the new material will age in place similarly to the historic material. There are no single solutions so experience is key.

PMAPDX-survey-city-of-portland Case Study 3
Whether or not Michael Graves’ Portland Building is considered a master work is greatly debated. Never the less, the building was nominated to the National Register of Historic Places after only 30 years and is recognizable around the world as THE building representing the start of Post Modernism. There is no debate to the fact that the building leaks. However, the method of building envelope repair could dramatically or minimally impact the exterior character defining features.

The façade of the Portland Building incorporates standardized aluminum single unit windows, aluminum windows ganged together to form a curtain wall, ceramic tile, and stucco veneer as the prominent construction materials. All of these systems or individual components are neither produced nor assembled currently in similar manners due to improvements in technology and building envelope science.

Proposals to improve envelop performance of both the individual window units and window systems are challenged in finding products that will both improve performance and retain the aesthetics of a Post Modern building. (i.e. retain the essence of criticism towards Post Modernism by preserving the appearance of insubstantial material installed as a thin veneer). Windows have always been a source of controversy in preservation and now the definition of windows has expanded to include curtain wall systems as the importance of preserving Recent Past and Modernism has entered into the mainstream.

When a structure, like the Portland Building, relies heavily on the expression of its skin as the character defining feature, off the shelf solutions for fixing envelop deficiencies must be expanded to include customization, façade impact studies, robust strategies for solving the issue, and out-of-the-box thinking by conservators, architects, historic consultants, and building envelope experts. A collaborative approach based on the original architect’s design intent must drive the decision making. It is an unusual approach, but original design intent will be a key factor when resolving façade problems on Modern and Post Modern structures.

Written by Peter Meijer AIA,NCARB, Principal
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