Portland Building Reconstruction Project

THE PORTLAND BUILDING RECONSTRUCTION PROJECT

NASFA National Association of State Facilities Administrators

ONE CITY No one should have to know how our government is structured to be served. Owner Consultants:

City of Portland M.Thrailkill Architect - Specifications Facade Forensics - Envelope Brightworks - Sustainability Contractor Venerable Properties - Historic Howard S. Wright Carlton Hart Architecture Convergence Architecture Architectural Resources Group Architect Czopek Design Studio DLR Group

Trade Partners: Owner’s Representative Benson Industries - Unitized Curtainwall Day CPM OEG - Electrical General Sheet Metal - Dry-side Mechanical TCM - Wet-side Mechanical Structural Engineering Viking - Fire Protection KPFF Consulting Engineers

MEP Engineering PAE Engineers

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group PROJECT TEAM /THE PORTLAND BUILDING RECONSTRUCTION PROJECT THE PORTLAND BUILDING • Post Modern Icon Designed by Michael Graves • Design• Postmodern Selected icon by designedJury Led by by Michael Philip GravesJohnson Design selected by Jury led by Philip Johnson • Contentious• Process--Controversial Design • Contentious Process - Controversial Design • $22 Million Construction Budget • $22 Million construction budget • Administrative Office Building • Administrative Office Building • 15 Stories--360,000 Square Feet • 15 Stories, 360,000sf • Built in 1982 • Built in 1982 • National• National Register Register of of Historic Historic PlacesPlaces (2011) (2011) • Portlandia—Beloved• Portlandia, Beloved Sculpture

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT JUSTICE + CIVIC FORUM 2016 / Dec 9, 2016

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group PROJECT BACKGROUND /THE PORTLAND BUILDING RECONSTRUCTION PROJECT RECONSTRUCTION PROJECT SCOPE OF WORK

• Envelope Repair/Replacement • Seismic Upgrade • MEP Systems Replacement • Complete Interior Remodel • Envelope Reconstruction • Workplace Programming and Re-Visioning • Seismic Upgrade • Temporary Relocation Services • MEP Systems Replacement • Complete Interior Remodel • Workplace Programming and Visioning • Temporary Relocation Services

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT JUSTICE + CIVIC FORUM 2016 / Dec 9, 2016

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group RECONSTRUCTION PROJECT SCOPE OF WORK /THE PORTLAND BUILDING RECONSTRUCTION PROJECT • $195 million project cost, 2020 completion • LEED Gold Certification (minimum) • Maintain historic character • Ensure the Building’s place in Portland’s history • Improve workplace • Reduce maintenance and operational costs • DMWESB participation

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group PROJECT GOALS /THE PORTLAND BUILDING RECONSTRUCTION PROJECT PORTLANDIA ARRIVES

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group PORTLANDIA ARRIVES /CITY/THE OF PORTLAND PORTLAND / HOWARD S.BUILDING WRIGHT / DLR GroupRECONSTRUCTION PROJECT JUSTICE + CIVIC FORUM 2016 / Dec 9, 2016 /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group CONSTRUCTION PHOTO /THE PORTLAND BUILDING RECONSTRUCTION PROJECT 2006 1988 1993 1995 Leaks noted at 2013 Efflorescence Leaks noted at Efflorescence various locations Envelope and 2015 19811982 noted at base curtain walls noted at red on west facade structure Building systems and Construction tile and study and study tile and study and study 2012 assessment interior assessment complete performed performed performed performed Briefing #1 performed performed STUDIES

1980 1985 1990 1995 2000 2005 2010 2015 2016 REPAIRS

1990 1994 1998 2005 2008 2012 Teal tile repairs: Curtain wall Window repair, south Reroof at 15th floor Reroof at 2nd Replacement of stucco at cleaning, mass repairs, south elevation all windows: roof and installation and 3rd floors penthouse and reroof at 14th Portland Building grouting, parapet elevation floors caulking, gaskets of eco-roof at 15th and repair of floor roof Reconstruction cap 4-10: caulking, and penthouse roofs loggia ceilings Project gaskets, clips

1999 Reroof at 2nd 1994 and 3rd floors Reroof, 14th floor

1999 Window repair, north

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group HISTORY OF STUDIES & REPAIRS /THE PORTLAND BUILDING RECONSTRUCTION PROJECT TPB Alternative Site Cost Estimates (in millions)

$225 $220 $3 $217 $3 $8 $7 $3 $3 $210 $3 $8 $3 $3 $6 $18 $3 $18 $18 $15 *$175M ($195M) $22 $23 $22 $3 $4 $4 $22 Permits & Fees $6 $4 $18 $4 $4 Green Energy, Artwork, Misc $13 $12 $10 $7 Facilities Staff $20 $22 $22 $22 $22 Professional Services Project Contingency $30 Moves/Space Rent $0 $128 $128 $128 $128 Land $20 Construction Contingency Construction Cost $80

Reconstruction Sell & Build Sell & Build New - Sell & Build New Sell & Build New New - CBD Northwest/Slabtown - Inner Eastside - Outer Eastside • The outer eastside option excludes possible incremental structured parking costs • Assumes similar construction costs for 400,000 sq ft regardless of number of structures *Original estimate was at $175 M, based upon inflation and inclusion of current costs, the cost is at $195M. /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group PERSPECTIVE VIEW - EXISTING VS RENDERED /THE PORTLAND BUILDING RECONSTRUCTION PROJECT Urban Design Deficiencies

Significant urban design mistakes made in the original design

• Parking Garage Entry

• Ground Floor Use

• Loggia Experience

• Activating the East Elevation

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group URBAN DESIGN /THE PORTLAND BUILDING RECONSTRUCTION PROJECT “I would also like to note that from our perspective, as the de- signers of the Portland Building, we would be happy to see the building improved and modernized and do not believe that all the details would necessarily need to be slavishly replicated... I think the DLR Group and Howard S Wright recommendations strike this appropriate level of balance between respect and improved performance. “

“The Portland Building is a collage of historical references and symbols. The building is colorful and the intent was to create a joyful, spirited addition to the city. The building is composed in a somewhat traditional manner with a base, middle, and top. The building steps up from its base and it is articulated to relate to both the human scale and the broader city scale.

The composition and character of the building were the most important parts of the design. What materials were used would not have mattered very much to Michael Graves, partic- ularly when faced with such a low budget.“

DESIGN CHARRETTE WITH PATRICK BURKE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group FROM MICHAEL GRAVES ARCHITECTS /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group HISTORY AND SIGNIFICANCE /THE PORTLAND BUILDING RECONSTRUCTION PROJECT • Reaction to the Modernist movement

• Heavily referential to history and context

• Use of classical organization and features

• Use of ornamentation and Roy E. Disney Animation Building, 1995, Robert A.M. Stern symbolism

• Use of reinterpreted Piazza D’Italia, New Orleans, 1978 - Charles Moore classical or historical features, often oversized

• Use of color and stylized forms

Vanna Venturi House, 1964 - Robert Venturi AT&T Building, 1984 - Philip Johnson Harold Washington Library, 1991 - Hammond, Beeby and Babka Swan and Dolphin Hotels, 1990 - Michael Graves

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group POSTMODERN ARCHITECTURE /THE PORTLAND BUILDING RECONSTRUCTION PROJECT The design is defined by:

• Bold and symbolic colors

• Well defined volumes

• Stylized and re-interpreted classical elements

“The first major-scale work of Graves’ to be translated from paper to reality, the Portland Building was an architectural experiment in the supremacy of surface over form, paint over material, vocabulary over construction.” -Frozen Music: A History of Portland Architecture Portland, 1985

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group CHARACTER DEFINING FEATURES /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group COMPETITION /THE PORTLAND BUILDING RECONSTRUCTION PROJECT Portland Building is composed of three primary systems:

• Painted concrete

• Direct applied (mortar set) tile system

• Curtainwall glazing systems

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group EXISTING ELEVATION MATERIALS - WEST (SIMILAR AT EAST) /THE PORTLAND BUILDING RECONSTRUCTION PROJECT Problematic aspects of the Portland Building construction:

• Painted concrete barrier wall in a high- rise application

• Combination of concrete barrier wall and curtainwall systems

• Mortar set tile system in wet climate and in high-rise application

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group EXISTING ELEVATION MATERIALS - SOUTH (SIMILAR AT NORTH) /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group EXISTING BUILDING CONDITIONS /THE PORTLAND BUILDING RECONSTRUCTION PROJECT AXON VIEW OF WALL ASSEMBLY

NOT TO SCALE

• System defined by how it functions

EXPLODED AXON VIEW OF WALL ASSEMBLY • Equalizes pressure differentials that drive water into

NOT TO SCALE a building

• Tested system with long track record on high-rise buildings

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group RAINSCREEN ASSEMBLY /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group PROPOSAL - ALUMINUM PANEL MOCK-UP /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group EXISTING - 4TH AVENUE FACADE /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group PROPOSAL - 4TH AVENUE FACADE /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group EXISTING - LOGGIA /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group PROPOSAL - LOGGIA /THE PORTLAND BUILDING RECONSTRUCTION PROJECT /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT WORKPLACE CULTURE

DEFINITIONS ELEMENTS + CONNECTION FUTURE FOCUS CULTURE CONTINUUM Merriam-Webster A set of shared attitudes, values, goals, and practices that characterizes an institution or organization

Harvard Business Review • Culture expresses goals through values + beliefs; guides activity through shared assumptions and group norms • Culture is the tacit social order of an organization: it shapes attitudes + behaviors in wide-ranging, durable ways • Cultural norms define what is encouraged, discouraged, accepted, or rejected within a group. When properly aligned with personal values , drives + needs, culture can unleash tremendous amounts of energy toward a shared purpose + foster an organization’s capacity to thrive. • Culture manifests in collective behaviors, physical environments, group rituals, visible symbols, stories, + legends. • Culture is: - Shared Experience: behaviors, values, assumptions, norms, unwritten + written rules - Pervasive: permeates all levels; collective behaviors, phys. environments, visible symbols, group rituals - Enduring: developed through critical events in the collective life and learning of a group; self-reinforcing - Implicit: hardwired to recognize and respond instinctively; silent language

define: ORGANIZATIONAL CULTURE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT CORE LEADERSHIP VALUES

RELATIONSHIPS + ENGAGEMENT BEHAVIORS

ELEMENTS OF CULTURE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT SUCCESS RETENTION BEHAVIORS

PERFORMANCE ATTRACTION CITY OF PORTLAND CULTURE

WELLBEING ENGAGEMENT

SATISFACTION CULTURE IMPACTS

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT 60% 40% 85%

City staff eligible of the US workforce of the global workforce for retirement will be contingent is actively or passively by 2020 workers by 2020 looking for a new employer

FUTURE FOCUS: CHANGING LANDSCAPE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT 2 yrs 3 yrs 4 yrs

City of Portland typical rate City of Portland Commissioner of substantial Mayoral Elections organizational Election change

FUTURE FOCUS: AGILITY THROUGH CHANGE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT Attract the next generation...

TRAITS PREFERENCES VALUES

• competitive • in-person communication • social responsibility • independent • work flexibility • security • multitaskers • career growth • loyalty • entrepreneurial • tech-centered workspace • collaboration + feedback

...retain existing talent + knowledge base.

ATTRACTION + RETENTION

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT 87% 84% 80%

of organizations of employees of employees believe report culture and believe their work their physical engagement as a environment doesn’t environment plays top challenge allow a sense of a role in fostering a belonging vibrant culture

WORKPLACE MATTERS

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT The workplace doesn’t drive culture... people do. The workspace reflects cultural values, supports desired behaviors, and creates opportunities for connections. It is an important part of the overall organizational equation but not a cultural driver.

THE ROLE OF THE WORKPLACE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT WORKPLACE CULTURE: PAST

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT THE PORTLAND BUILDING CULTURAL CONTINUUM: CITYWIDE RESULTS JANUARY 29, 2018

INDIVIDUAL TEAM

DIRECTIVE COLLABORATIVE

PRIVATE OPEN

INDEPENDENT INTERDEPENDENT

ORDERED ORGANIC

INFLEXIBLE FLEXIBLE

FORMAL INFORMAL

CONSERVATIVE PROGRESSIVE

TRADITIONAL INNOVATIVE

LOW-TECH HIGH-TECH (WORKFLOW) (WORKFLOW)

LOW-TECH HIGH-TECH (MOBILITY) (MOBILITY)

LOW-TECH HIGH-TECH (MEETING) (MEETING)

LEGEND: CURRENT FUTURE

CULTURAL CONTINUUM RESULTS: CITYWIDE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT WORKPLACE CULTURE: Employee Experience Portland/CITY OF PORTLAND / HOWARDBuilding S. WRIGHT / DLR Group Reconstruction/THE PORTLAND BUILDING RECONSTRUCTION ProjectPROJECT September 20, 2016 Environmental Quality

WORKPLACE CULTURE: Social Spaces Portland/CITY OF PORTLAND / HOWARDBuilding S. WRIGHT / DLR Group Reconstruction/THE PORTLAND BUILDING RECONSTRUCTION ProjectPROJECT September 20, 2016 Choice

WORKPLACE CULTURE: Choice Portland/CITY OF PORTLAND / HOWARDBuilding S. WRIGHT / DLR Group Reconstruction/THE PORTLAND BUILDING RECONSTRUCTION ProjectPROJECT September 20, 2016 Choice

Portland Building WORKPLACE CULTURE: Collaboration /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group Reconstruction/THE PORTLAND BUILDING RECONSTRUCTION ProjectPROJECT September 20, 2016 PUBLIC FIRST EMPLOYEE EXPERIENCE COLLABORATION

VISIONING CHARRETTE VISION: CHARRETTE /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /CITY/THE OF PORTLAND PORTLAND BUILDING / HOWARD RECONSTRUCTION S. WRIGHT PROJECT / DLR GROUP BUREAU DIRECTOR’S ENGAGEMENT / 29 JANUARY 2018 /THE PORTLAND BUILDING RECONSTRUCTION PROJECT BUREAU DIRECTOR’S ENGAGEMENT / 6 APRIL 2017 PUBLIC FIRST EMPLOYEE EXPERIENCE COLLABORATION

CUSTOMER FACING SERVICES

SECURITY

SHARED CONFERENCING

THIRD PLACE

FIFTEENTH FLOOR AMENITY

VISIONING CHARRETTE ISION CARRETTE /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /CIT/THE O PORTLAND PORTLAND BUILDING / OARD RECONSTRUCTION S RIGT PROJECT / DLR GROUP BUREAU DIRECTOR’S ENGAGEMENT / 29 JANUARY 2018 /TE PORTLAND BUILDING RECONSTRUCTION PROECT BUREAU DIRECTOR’S ENGAGEMENT / 6 APRIL 2017 How satisfied are you with the following elements of the overall work environment?

A N D

/ L L A P C E C P D S A A M S

A C S A S AD M S

VISIONING - SURVEY FINDINGS L P ISION SURE INDINGS /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /CIT/THE O PORTLAND PORTLAND BUILDING / OARD RECONSTRUCTION S RIGT PROJECT / DLR GROUP BUREAU DIRECTOR’S ENGAGEMENT / 29 JANUARY 2018 /TE PORTLAND BUILDING RECONSTRUCTION PROECT BUREAU DIRECTOR’S ENGAGEMENT / 6 APRIL 2017 When the reconstruction of the Portland Building is complete, what will you look to as the primary signs of success?

VISIONING - SURVEY FINDINGS ISION SURE INDINGS /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /CIT/THE O PORTLAND PORTLAND BUILDING / OARD RECONSTRUCTION S RIGT PROJECT / DLR GROUP BUREAU DIRECTOR’S ENGAGEMENT / 29 JANUARY 2018 /TE PORTLAND BUILDING RECONSTRUCTION PROECT BUREAU DIRECTOR’S ENGAGEMENT / 6 APRIL 2017 PUBLIC FACING SERVICES + AMENITIES EMPLOYEE WORKPLACE SHARED CONFERENCING • L • E • R P • O / C • S “” • P P • D • S • P • R • D “ ” VISION ISION /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /CIT/THE O PORTLAND PORTLAND BUILDING / OARD RECONSTRUCTION S RIGT PROJECT / DLR GROUP BUREAU DIRECTOR’S ENGAGEMENT / 29 JANUARY 2018 /TE PORTLAND BUILDING RECONSTRUCTION PROECT BUREAU DIRECTOR’S ENGAGEMENT / 6 APRIL 2017 THIRD PLACE + 15th FLOOR DAYLIGHTING + LIGHTING BRAND COLLABORATION • C • S • D / • I “ ” • P • A • S • E B S P • T • S R • I • A • I “” / T C • E • R “ VISION ” ISION /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /CIT/THE O PORTLAND PORTLAND BUILDING / OARD RECONSTRUCTION S RIGT PROJECT / DLR GROUP BUREAU DIRECTOR’S ENGAGEMENT / 29 JANUARY 2018 /TE PORTLAND BUILDING RECONSTRUCTION PROECT BUREAU DIRECTOR’S ENGAGEMENT / 6 APRIL 2017 SPACE PLANNING & FURNISHINGS Planning for Downtown Building Space Needs

AN OPPORTUNITY TO REDUCE LONG -TERM COSTS Long-Term Space Needs

Current downtown City-owned buildings do not accommodate all existing Bureaus’ space needs (the City leases space in privately-owned buildings to accommodate those needs) Bureaus are projecting continued growth in employees that will need office space in downtown Portland The current Portland Building Reconstruction Project only covers the needs for the existing employees in the building Options for addressing long-term space needs: ◦ Lease more privately owned space in downtown Portland to accommodate growth needs ◦ Construct new space in downtown Portland to accommodate growth needs ◦ Better utilize the Portland Building to accommodate growth needs

2 Alternatives for Meeting City Space Needs Option A: Lease additional space needed for growth and continue existing leases ◦ $10 million for furniture and tenant improvements ◦ New lease space costs $1.53 million/year ◦ Maintain existing leases at $1.2 million/year Option B: Construct new space to meet growth and continue existing leases ◦ $25.3 million to construct and furnish new space ◦ Operations and maintenance costs of $884,000/ year ◦ Maintain existing leases at $1.2 million/year Option C: Optimize utilization of the Portland Building ◦ Invest $18.8 million to purchase new furnishings and complete additional tenant improvements ◦ Reduce external lease costs by $1.2 million/year by bringing bureaus into Portland Building

3 Economic Analysis of Alternatives

Analysis forecasted costs and savings over a 20-year period for each option Present value of net costs/savings were calculated for each alternative Option C, Optimize Portland Building Utilization, is the least cost option: ◦ When compared to Option A—Lease Space Alternative: ◦ Present value savings totaled $32 million ◦ When compared to Option B—Construct New Space Alternative: ◦ Present value savings totaled $29.7 million

4 Annual Cost Impact of Alternatives

(Savings)/Costs (Savings)/Costs Lease Build Optimize of Option C of Option C Fund Option A Option B Option C Compared to A Compared to B General Fund $8,985,568 $8,905,556 $8,620,259 ($365,308) ($285,296) Transportation $3,278,846 $3,249,650 $3,046,174 ($232,672) ($203,476) Development Srvs $3,712,671 $3,679,611 $3,909,024 $196,353 $229,412 Environmental Srvs $4,302,287 $4,292,632 $4,850,603 $548,316 $557,971 Water $4,404,944 $4,403,087 $3,908,249 ($496,695) ($494,838) Other Funds $3,671,787 $3,639,050 $2,689,232 ($982,555) ($949,818) Total $28,356,102 $28,169,586 $27,023,541 ($1,332,562) ($1,146,045)

5 Space Optimization – An Opportunity to Reduce Long-Term Costs

Building space optimization will: ◦ Provide downtown office space needed for forecasted five-year growth of 220 City employees ◦ Reduce costs of external leases by bringing 192 existing employees into Portland Building ◦ Make most efficient use of space in the reconstructed Portland Building ◦ Avoid costs of locating growth employees in leased space or newly constructed space ◦ Avoid fluctuations in market rates for future leased space ◦ Additional savings in reduction of move costs over time, flexibility between bureau spaces, and ability to improve access to daylight and ergonomics for all employees

6 Recommendations OMF recommends Council direct OMF to come back to Council with a Resolution to: ◦ Direct OMF to implement the building space optimization proposal ◦ Direct OMF to work with CBO to amend the financial forecast for a debt financing with debt service beginning in FY 2020-21 ◦ Put in motion obtaining contracts and contract amendments to implement the proposal

7 THE PORTLAND BUILDINGTHE - WORKPLACE PORTLAND BUILDINGIN 2020 - WORKPLACE IN 2020 FLOOR PLATE STRATEGIESFLOOR PLATE STRATEGIES

KEY SPACE PLANNINGKEY SPACE CRITERIA PLANNING CRITERIA • STANDARDIZED TYPICAL• STANDARDIZED FLOORPLATE TYPICAL FLOORPLATE • 156 STAFF PER FLOOR• 156 STAFF PER FLOOR • OPEN WORKSPACE• ONOPEN WINDOWS WORKSPACE ON WINDOWS

10x12 10x12 10x12 10x12 10x12 10x12 10x12 10x12 MAIL/TRASH/ RECYCLEMAIL/TRASH/ RECYCLE TYPICAL FLOOR PLATETYPICAL ROOMS/AREAS FLOOR PLATE ROOMS/AREAS 10x12 PRINT 10x12 PRINT 10x12 10x12 10x12 10x12 10 x 12 ROOM 10 x 12 ROOM18 18 PRINT / SUPPLY RM PRINT / SUPPLY2 RM 2 10x12 10x12 10x12 10x12 MOTHERS / WELLNESS RMMOTHERS / WELLNESS1 RM 1 GATHERING AREA GATHERING AREA1 1 MED. CONFERENCE MED. CONFERENCE2 2 CONF. CONF. LG. CONFERENCE LG. CONFERENCE1 1 P. H. P. H. CONF. H. P. CONF.GATHERINGH. P. GATHERING SM HUDDLE SM HUDDLE 3 3 AREA AREA PHONE RM. PHONE RM. 3 3

CONF. CONF. H. P. H. P.

WELL WELL 10x12 10x12 10x12 10x12

10x12 10x12 10x12 10x12 PRINT 10x12 PRINT 10x12

10x12 10x12 10x12 10x12 10x12 10x12 10x12 10x12

TYPICAL FLOOR PLAN

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT THE PORTLAND BUILDING - WORKPLACE IN 2020 FLOOR PLATE STRATEGIES DIAGRAM KEY

HUDDLE ROOM WORKSTATION WITH LAYOUT

PRIVATE OFFICE OPEN COLLABORATION

HOTELING FILE STORAGE BREAK

WORKSTATION

LAYOUT / COLLABORATION SPACE FILES

HUDDLE ROOMS OFFICES

DIAGRAM KEY

HUDDLE ROOM WORKSTATION WITH LAYOUT

PRIVATE OFFICE OPEN COLLABORATION

HOTELING FILE STORAGE

WORKSTATION

LAYOUT / COLLABORATION SPACE FILES OPEN PLAN FLEXIBILITY

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT WORKPLACE: KIT OF PARTS 6 X 6 TYPICAL KIT OF PARTS CONCEPT The OverviewKit-of-Parts concept allows for multiple layout options using a standardized set of modular furnitureThe kit components. of Parts concept The components allows for multiple are selected layout to options emphasize using flexibility, a standardized ergonomic choices, easeset of ofconfiguration, furniture components. and individual The customization.components are A selectedstandardized to emphasizes Kit-of-Parts ergo reduces- move costs substantiallynomic choices, by allowing ease of staff reconfiguration, to customize and workstations individual atcustomization. a new location A instead stan- of relocating the furniture.dardized kit of parts reduces move costs substantially allowing staff to customize workstations at a new location instead of relocating the furniture itself.

4 4 4 5 7 SAMPLE KIT OF PARTS 10 5 2 11 1 30"D X 72"W ADJUSTABLE SURFACE 7 1 3 2 24"D X 48"W FIXED HEIGHT SURFACE 3 POWERED SPINE WITH DATA RACEWAY - FLOOR BASE 1 FEED 4 PRIVACY PANEL AT CORRIDOR SIDE 10 5 PERSONAL TASK LIGHT 3 9 6 CORD MANAGEMENT SYSTEM 2 11 8 6 OPTIONAL ACCESSORIES:

7 18"H FIXED STORAGE 11 2 8 MODESTY PANEL / DIVIDER SCREEN 10 9 DESK ACCESSORY STORAGE - INTEGRADED PANEL STORAGE OR MOVABLE SHELVING STORAGE BOX

3 9 TECHNOLOGY SUPPORTED 1 9 10 DOUBLE MONITORS 11 CPU SLING, UNDERMOUNTED 7

FOCUSED TEAM SHARED

WORKSPACE LAYOUT SCALE: 1/4" = 1’-0"

/CITY OF PORTAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT WORKPLACE KIT-OF-PARTSWORPLACE KIT-OF-PARTS / Nov 12, 2016 1

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT WORKSTATION AND COLLABORATIVE FURNITURE INTENT A family of modular furniture offers staff support and comfort while working in a variety of settings. A strategic number of pieces can be used interchangeably to form many combinations and easily adapts to new configurations as needs change. All parts to have same finish options for coordination and a unified experience.

TYPICAL FLOOR FURNITURE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT MEETING ROOM FURNITURE INTENT Each conference room will have furniture permanently assigned to it. Employees will rearrange the furniture within the room as needed for meetings. There will be no additional storage space for furniture outside of conference rooms, with the exception of the first floor. Furniture must be easy for employees to move and store within conference rooms without use of additional tools, dollies or carts.

STANDARDIZED SHARED MEETING FURNITURE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT PUBLIC FURNITURE INTENT Public furniture is located on Levels 1, 2 and 15. Levels 1 and 2 are the primary public floors and require easy to clean furniture that can withstand heavy use. The non-conference type public furniture on these levels will be relatively fixed and should be heavy enough to stay in place with continuous use. Conferencing furniture shall be flexible, easy to move/rearrange, and nest/stack. Level 15 is a collaborative floor shared by bureau staff and should also be easy to clean and durable. The furniture on this level is expected to be modular and flexible so the spaces can be rearranged for an array of events. All public furniture pieces should have finishes selections and styles that coordinate for an integrated and consistent look throughout all levels.

PUBLIC FURNITURE

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT INTERIOR STORY The Portland Building Interior Story

Placemaking Story of Place “Portlanders are now likely ready for a new ethos acknowledging that families have actually been living and loving in and around the confluence of Rivers Willamette and Columbia for about 130 centuries.

This new ethos and shared aesthetic would express gratitude for our generous rivers and for their rich soils, so carefully stewarded for so many millennia...”

- Ronault LS Catalani (Polo)

The Portland Building | January 29, 2018 Confluence a coming or flowing together, meeting, or gathering at one point

The Portland Building | January 29, 2018 Confluence a coming or flowing together, meeting, or gathering at one point A coming together of diverse people, cultures, ideas, natural resources, history and today.

The Portland Building | January 29, 2018 LEVEL

15 SKY

14 13 FOREST 12

11 10 BASALT 9

8 7 VALLEY 6

5 4 RIVER 3

The Portland Building | January 29, 2018 The Portland Building | January 29, 2018 THE PORTLAND BUILDING - WORKPLACE IN 2020 THEMES - MATERIAL PALETTES Vertical Strata Concept Color / Imagery Varies by Floor LEVEL Vertical Strata C LEVEL 15 Color/Imagery Varies 15

14 SKY

12 FOREST

10 BASALT 9

7 VALLEY

6 DESIGN CHARETTE / 16 OCT 2017 / MATERIAL PALETTES

5 The Portland Building | January 29, 2018 RIVER THE PORTLAND BUILDING - WORKPLACE IN 2020 14 THEMESSKY - MATERIAL PALETTES Vertical Strata Concept Color / Imagery Varies by Floor

13 LEVEL 12 13 14

12 FOREST

10 BASALT 9

7 VALLEY

5 RIVER 4

DESIGN CHARETTE / 16 OCT 2017 / MATERIAL PALETTES

The Portland Building | Building Story Development | August 7, 2017 The Portland Building | January 29, 2018 12 THE PORTLAND BUILDING - WORKPLACE IN 2020 THEMESFOREST - MATERIAL PALETTES Vertical Strata Concept 11 Color / Imagery Varies by Floor LEVEL 09 10 11

10 BASALT 9

7 VALLEY

5 RIVER 4

The Portland Building | Building Story Development | August 7, 2017

DESIGN CHARETTE / 16 OCT 2017 / MATERIAL PALETTES

The Portland Building | January 29, 2018 THE PORTLAND BUILDING - WORKPLACE IN 2020 THEMESBASALT - MATERIAL PALETTES 9 Vertical Strata Concept Color / Imagery Varies by Floor

LEVEL 06 07 08 8

7 VALLEY

5 RIVER 4

The Portland Building | Building Story Development | August 7, 2017

DESIGN CHARETTE / 16 OCT 2017 / MATERIAL PALETTES

The Portland Building | January 29, 2018 7 THE PORTLAND BUILDING - WORKPLACE IN 2020 THEMESVALLEY - MATERIAL PALETTES Vertical Strata Concept Color / Imagery Varies by Floor 6 LEVEL 04 05

5 RIVER 4

The Portland Building | Building Story Development | August 7, 2017

DESIGN CHARETTE / 16 OCT 2017 / MATERIAL PALETTES

The Portland Building | January 29, 2018 CHANGE MANAGEMENT &NEXT SPACE STEPS PLANNINGDIRECTOR’S ONE-ON-ONE DATA GATHERING APPROACHWORKGROUPS 20182018 Planning PLANNING JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC

Directors Establish Shared Bureau Meeting Stack Furnishings Individual Completed Furnishings Completed

CHANGE CHANGE Communications, meetings, updates MANAGEMENT

Conceptual Approach to Culture Furniture Selection & Finalization SPACES BUREAU BUREAU INDIVIDUAL INDIVIDUAL Update Program Space Planning

Approach & Design Furniture Selection PUBLIC PUBLIC SPACES

ENGAGEMENT Logistics & Operational Planning SPACES SHARED SHARED BUREAU BUREAU Interior Design Furniture Selection Logistics & Operational Planning

Interior DesignTechnology Furniture Selection Logistics & Operational Planning SPACES MEETING

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT INDIVIDUAL BUREAU SPACES

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Portland Building Portland Building Portland Building Furnishings 0 4 8 16 32 Reconstruction Project Reconstruction Project ReconstructionCompleted Project CompletedPortland Building 2018 Planning Reconstruction Project

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INDIVIDUAL INDIVIDUAL Completed Update Program Space Planning

Approach & Design Furniture Selection CHANGE CHANGE Communications, meetings, updates PUBLIC PUBLIC SPACES

/CITY OF PORTLANDMANAGEMENT / HOWARD S. WRIGHT / DLR Group /THE PORTLANDENGAGEMENT BUILDING RECONSTRUCTIONLogistics PROJECT & Operational Planning

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MANAGEMENT Portland BuildingLEVEL 1 LEVEL 2 Reconstruction Project

2018Conceptual Planning Approach to Culture Furniture Selection & Finalization SPACES BUREAU BUREAU INDIVIDUAL INDIVIDUAL JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Update Program Space Planning Directors Establish Shared Bureau MeetingApproach & Design Stack Furniture SelectionFurnishings Individual PUBLIC PUBLIC SPACES Completed Furnishings ENGAGEMENT Logistics & Operational Planning Completed SPACES SHARED SHARED BUREAU BUREAU Interior Design Furniture Selection Logistics & Operational Planning CHANGE CHANGE Communications, meetings, updates

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Furniture Selection & Finalization Conceptual Approach to Culture BASEMENT LEVEL 2 TYPICAL LEVEL LEVEL 15 0 4 8 16 32

SPACES 0 4 8 16 32 0 4 8 16 32 BUREAU BUREAU INDIVIDUAL INDIVIDUAL Portland Building Portland Building Portland Building 0 4 8 16 32 Reconstruction Project Reconstruction Project Reconstruction Project Update Program Space Planning Portland Building Reconstruction Project 2018Approach Planning & Design Furniture Selection PUBLIC PUBLIC JANSPACES FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC ENGAGEMENT Logistics & Operational Planning Directors Establish Shared Bureau Meeting Stack Furnishings Individual SPACES SHARED SHARED BUREAU BUREAU Interior Design Furniture Selection Logistics & Operational Planning Completed Furnishings Completed Interior DesignTechnology Furniture Selection Logistics & Operational Planning SPACES MEETING

CHANGE CHANGE Communications, meetings, updates /CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group MANAGEMENT /THE PORTLAND BUILDING RECONSTRUCTION PROJECT

Conceptual Approach to Culture Furniture Selection & Finalization ES AU UAL 2018 Planning JAN FEB MAR APR MAYMEETING JUN JUL SPACES AUG SEP OCT NOV DEC Directors Establish Shared Bureau MeetingM S Stack Furnishings Individual Completed Furnishings Completed

CHANGE CHANGE Communications, meetings, updates MANAGEMENT P A A A

Conceptual Approach to Culture Furniture Selection & Finalization V P S ASPACES BUREAU BUREAU INDIVIDUAL INDIVIDUAL Update Program Space Planning

LEVEL 1 NT LEVEL 2 LEVEL 3 TYPICAL LEVEL LEVEL 15 M S 0 4 8 16 32 0 4 8 16 32 0 4 8 16 32 0 4 8 16 32 Portland Building FurniturePortland SelectionBuilding Portland Building Portland Building Approach & Design 0 4 Reconstruction Project Reconstruction Project Reconstruction Project Reconstruction Project PUBLIC PUBLIC SPACES Portland Building Reconstruction Project ENGAGEMENT 2018 PlanningLogistics & Operational Planning JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC SPACES SHARED SHARED BUREAU BUREAU Interior Design Furniture Selection Logistics & Operational Planning Directors Establish Shared Bureau Meeting Stack Furnishings Individual Interior DesignTechnology Furniture Selection Logistics & Operational Planning SPACES Completed Furnishings MEETING Completed

CHANGE CHANGE Communications, meetings, updates

/CITY OF PORTLANDMANAGEMENT / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT

Conceptual Approach to Culture Furniture Selection & Finalization ES AU UAL Q & A

/CITY OF PORTLAND / HOWARD S. WRIGHT / DLR Group /THE PORTLAND BUILDING RECONSTRUCTION PROJECT