The Portland Building Building Systems and Interior Assessment April 2015 Contract #30002867 FFA Architecture and Interiors, Inc. | 520 SW Yamhill Suite 900 Portland OR 97204 | T 503.222.1661 F 503.222.1701 | www.ffadesign.com Assessment Table of Contents Executive Summary ............................................................................................................ 1 Introduction ............................................................................................................................... 32 Introduction ........................................................................................................................................ 34 Design Concept ................................................................................................................................... 34 Purpose ............................................................................................................................................... 35 Assessment Methodology ............................................................................................................ 38 Report Organization .................................................................................................................... 46 Building Interior Description ........................................................................................................ 50 Condition Assessment ................................................................................................................. 54 MEP Condition Assessment .......................................................................................................... 56 Mechanical Systems .......................................................................................................................... 56 Plumbing Systems .............................................................................................................................. 58 Fire Protection Systems ..................................................................................................................... 59 Electrical Systems .............................................................................................................................. 60 Fire Alarm Systems ............................................................................................................................ 62 Technology Systems .......................................................................................................................... 63 Interior Condition Assessment ...................................................................................................... 63 Interior Layout and Finishes .............................................................................................................. 63 Historically Significant Interior Spaces and Features ........................................................................ 68 Accessibility ....................................................................................................................................... 70 Elevators ............................................................................................................................................ 72 Egress Stairs ....................................................................................................................................... 72 Ground Floor Loggia .......................................................................................................................... 72 Daylighting Assessment ............................................................................................................... 74 Structural Assessment ................................................................................................................. 76 Treatment Recommendations...................................................................................................... 78 MEP Systems Treatment Recommendations ................................................................................. 80 Mechanical Systems .......................................................................................................................... 82 Plumbing Systems .............................................................................................................................. 85 Fire Protection Systems ..................................................................................................................... 87 Electrical Systems .............................................................................................................................. 88 Fire Alarm Systems ............................................................................................................................ 91 Technology Systems .......................................................................................................................... 92 Interior Treatment Recommendations .......................................................................................... 96 Interior Layout and Finishes .............................................................................................................. 98 Historically Significant Interior Spaces and Features ...................................................................... 101 Elevators .......................................................................................................................................... 102 Egress Stairs ..................................................................................................................................... 102 Ground Floor Loggia ........................................................................................................................ 102 Daylighting Recommendations .................................................................................................. 104 Structural Recommendations ..................................................................................................... 108 Construction Cost Estimates ....................................................................................................... 113 Appendix Narrative of Existing Conditions (MEP Systems) ..................................................................................... H Building Narrative (MEP Systems) ........................................................................................................... I Additional System Explorations ............................................................................................................... J Proposed Interior Plans ........................................................................................................................... K Materials Legend ...................................................................................................................................... L Daylighting Study ................................................................................................................................... M Structural Core Scheme .......................................................................................................................... N Structural Strategies Comparison ........................................................................................................... O Abbreviations .......................................................................................................................................... P ii Portland Building Executive Summary Building Systems and Interior Assessment i ii Portland Building Table of Contents Introduction .............................................................................................................................................. 1 Approach ................................................................................................................................................... 1 Assessment Methodology ......................................................................................................................... 2 Condition Assessment ............................................................................................................................... 3 Treatment Recommendations ................................................................................................................ 11 Construction Cost Estimate ..................................................................................................................... 25 Building Systems and Interior Assessment iii iv Portland Building March 2015 Executive Summary Subsequently in November 2014, FFA was again contracted by the City of Portland to Introduction supplement the 2013 exterior and structural report with an assessment of the building Construction of the Portland Building was interior. The project goal was to understand completed in 1981, occupying an entire city what would be necessary to modernize building block in downtown Portland’s civic center. A systems and interior environments with an product of a design competition initiated in emphasis on sustainable strategies and 1979 to attract the nation’s top talent, the improved working conditions. fifteen-story 360,000 square foot office In conjunction with the interior assessment, the building, designed by renowned architect team was asked to examine an alternate Michael Graves, was the first major Post- scheme for a seismic upgrade that locates new Modern expression to be fully realized. shear elements at