[MarkDaMan]

Ideals and image into brick and mortar
Architecture - Mercy Corps sets out to transform its mission into a visual statement as well
Thursday, December 14, 2006
RANDY GRAGG
The Oregonian

Mercy Corps is renowned for how quickly it delivers aid to war and disaster zones. But when it comes to making decisions on its new headquarters building, it's moving a little more slowly.

Consider agenda item No. 1: goals.

"Create a clear and powerful image for Mercy Corps, which projects its worldwide mission and promotes the dignity of the people it serves," read the architects' first draft of goal No. 1 at a recent meeting.

"Whose power?" interjected John Hanson, Mercy Corps' senior program manager for Africa. "It seems like we're bragging."

A 10-minute agenda item quickly stretched into 35 as the committee analyzed every word of a total of five goals. Should the building "project" or "illuminate" Mercy Corps' mission? Should it "respond" to the neighborhood or "interact"? Should it be "economical" or "affordable"?

The lead designer, Thomas Hacker, likes to rev his clients up with forceful and inspiring words. Mercy Corps, accustomed to dealing with the victims of power and worried about leaving the impression of extravagance with potential donors, is more wary.

But, at this stage, with no tough money decisions to be made, the disagreements between the designers and the building committee are lighthearted and productive. A 20-minute discussion at a second meeting led to a final draft for goals ranging from the building's public image and flexibility to its neighborhood friendliness.

The Oregonian is following the design process of Mercy Corps' new headquarters -- the translation of the organization and its ideals into "architecture." If things go as planned, Mercy Corps will renovate and expand the historic Skidmore Building at Southwest Ankeny Street and First Avenue. But for now, the building committee is dealing with the preliminaries: goals, square footages and, of course, parking. Architecture is still blurry.

Consider the issue of space. Jean von Bargen of Michael Willis Architects, who is collaborating with Hacker, discovered staff members spend, on average, less than 40 percent of their time at their desks. Besides meeting spaces, employees need quiet rooms for making phone calls and finishing reports and grants. Because many work in Portland but their hours coincide with the work day in a distant country's time zone, some would like to have better kitchen facilities. Some employees want rooms for naps, yoga and breast feeding. Executive director Neal Keny-Guyer wants a "photo-op" spot for his frequent TV interviews.

Architect Hacker showed the committee two drawings describing one of their wishes: a central space -- possibly an atrium -- uniting everything. The architects want it to connect the historic 1895 Skidmore Building they'll renovate to the newer building they will design around it. The staff wants someplace to gather and to see one another. Hacker's first drawing is conceptual, a simple circle in a square. The second shows rough plans of new and old buildings connected with dots and scribbles suggesting people and movement.

"It needs to be dynamic," he said. "I see an interpenetrating space filled with natural light."

There are limits. Under current zoning, Mercy Corps could build up to 95,000 square feet. It needs only 65,000 -- at least for now. A key question Mercy Corps must face is whether it wants to be a landlord, building more space than it needs in order to have future expansion room.

Vollum center model

Executive director Keny-Guyer thinks the Jean Vollum Natural Capital Center is a great model, the home for the ecological advocacy and research group Ecotrust, which leases some of its space to other like-minded organizations. But Mercy Corps' building committee got a cold lesson in current development economics when the project manager they've hired, Carter MacNichol of Shiels Obletz Johnsen, flatly stated, "You can't build new office space for what you can rent it for."

In short, they would have to subsidize any tenants, at least for a while.

Another complication is parking. Despite the staff's high environmental idealism, a recent survey showed one-third of Mercy Corps' 140 employees have either family or commuting needs requiring them to drive every day. Tenants would require more. Additional spaces for the planned learning center would be good. But given the site's limitations, 31-74 spaces is all that's possible, and each one is expensive.

"Ideally, we want at least 75 spaces," said committee chair Matthew DeGalan, who will be leading the fundraising for the building. "But it will all come down to cost."

As committee members' eyes drooped over the realities, architect Hacker stepped up mid-meeting to present some actual architectural concepts.

Concepts spark energy

The room's oxygen level increased as the effervescent designer started talking, not about square footages and rents, but baskets. Hacker pointed to various displays around Mercy Corps' offices of artisans' work from countries where the organization works. The baskets in particular are an excellent starting point for architecture, he says. It just so happens, it's an idea he's working on with another building, which will soon rise in south downtown, the 1700 Fourth Avenue condominiums.

Hacker clicked through PowerPoint images of that structure's faceted facade and then flashed a sketch in which Hacker's gestural strokes of red, yellow and blue have woven a building next to the Burnside Bridge -- Mercy Corps' site. It's nothing more than a vaguely rectilinear cloud of red, blue and yellow lines. But it's clear enough to show a step-back and a tall line of trees rising from a roof terrace to separate the upper building from the busy bridge while creating a green gateway into the city.

The committee's excitement was palpable, even as some members pointed out flaws -- like a roof terrace on a shady north side next to a busy bridge. MacNichol, mindful of the budget, fidgeted and sighed. ("It's my job to be the bad guy," he quipped.) But all Hacker wants for now is a weather report: Does the committee see clouds or sun so far with his concept? The committee members nodded their warm approvals.

"I'll tell you one thing," said committee member David Evans. "It sure beats the hell out of talking about parking. It's great to have you giving form to what we do."

Randy Gragg: 503-221-8575; randygragg@news.oregonian.com.

http://www.oregonlive.com/search/index.ssf?/base/entertainment/1165974928302520.xml?oregonian?yalcrg&coll=7

[Dougall5505]

what is the 1700 fourth avenue building that the story says should rise soon in south downtown? is it in the sowa? or is it that developtment be portland state?

[MarkDaMan]

Gerding Edlen's 1700 building is the 16th story entry level condo housing that is going to anchor the Montgomery Blocks near PSU.

[Dougall5505]

thanks i realized it right after i posted that message

[MarkDaMan]

Landmarks sends Mercy Corps HQ back to the drawing board
POSTED: 06:00 AM PDT Wednesday, October 10, 2007
BY ALISON RYAN
Daily Journal of Commerce

The Portland Historic Landmarks Commission on Monday came close to denying plans for the proposed Mercy Corps headquarters in Old Town.

The project has two parts: the renovation of the Skidmore Fountain Building and the erection of a four-story addition on an empty abutting site.

Renovation of the Skidmore building (also known as the Reed Building and the Packer-Scott Building) would remove the spoilers of a 1985 renovation – among them mezzanine and penthouse levels – and restore the building’s brick, replace windows and make seismic upgrades.

The addition would double the building’s square footage and add three distinct façades to the historic district.

The east façade, where designers propose weaving together horizontal and vertical bands of glass, most concerned commissioners. The woven pattern, architect Thomas Hacker said, expresses the interactive, dynamic, multi-cultural work of Mercy Corps, which works to build safe communities for impoverished and oppressed people around the globe.

The expansion, commissioners said, is well-designed. But its architecture, they said, has taken over the project when it should defer to the historic Skidmore building. And the east façade’s wide stretch of glass doesn’t fit a district that features mostly small, punched window openings.

Commissioners said it was difficult to keep assessment of the design separate from the emotionally charged work of Mercy Corps.

“I feel like I’m criticizing Mother Teresa’s wardrobe,” Commissioner Art DeMuro said.

The design team had the choice of asking the commission to vote Monday, when denial seemed likely, or reworking plans for another review session. The team chose to present the project again Nov. 5.
http://www.djcoregon.com/articleDetail.htm/2007/10/10/Landmarks-sends-Mercy-Corps-HQ-back-to-the-drawing-board

[65MAX]

Is there a rendering of the proposed design?

[tworivers]

Yeah, we need renderings.


The expansion, commissioners said, is well-designed. But its architecture, they said, has taken over the project when it should defer to the historic Skidmore building. And the east façade’s wide stretch of glass doesn’t fit a district that features mostly small, punched window openings.

It's difficult to comment when you haven't seen the design with your own eyes, but the kind of thinking reflected in this quote pisses me off. It is stifling, when what PDX needs down there is well-designed vibrancy and boldness. A contemporary design that converses with, but does not necessarily "defer to", the Skidmore bldg, would fit the bill perfectly imo. And the east facade, which, if I'm not mistaken, will front Naito across from the waterfront, would do well to include lots of glass rather than being forced to close itself off to the street in the name of including "small, punched window openings" a la the late 19th/early 20th centuries. Give me a f*cking break.

[MarkDaMan]

This pre-app from May was the only conceptual renderings I have found, however I have seen more detailed renderings, I'll keep searching...

http://www.portlandonline.com/shared/cfm/image.cfm?id=156742

[kvalk]

mercycorps.org has project renderings...

[MarkDaMan]

^duh! I didn't even think of checking out their website. On their website the renderings of the new building with the Skidmore actually blend together really well.

I don't particularly like the design, but I don't see how the historic landmarks commission could possibly say it doesn't work. They are a bunch of snobby asses...I'm so tired of a freaking design review board chasing companies out of Portland...first Apple, and now they are putting additional pressure on MercyCorps and even the Saturday Market. screw 'em. What's the point of having the PDC if we can't get anything approved in this town in the historic districts?

[tworivers]

The sketch renderings on that website of the south side of the new bldg look pretty underwhelming, if not on the bad side. Possibly too much deference imo, resulting in a design that looks confused and awkward. The historic landmarks commission should help them make it even less compelling.

This rendering, though, is of the east side from the bridge and imo looks better.

http://www.mercycorps.org/centerforchange/images/page7_photo1.jpg

[sopdx]

It isn't PDC, it's the Historic Landmarks Commission. They are appointed by the mayor and city council. They review structures strictly within designated historic areas.

[PacificNW]

I remember reading that the architect of the Chinese Formal Gardens making a comment that there should be less designing of structures to fit the historical district and creating more contemporary design to add contrast to the overall fabric. He felt this was missing in the area where the garden is located. I tend to agree.

[MarkDaMan]

It isn't PDC, it's the Historic Landmarks Commission. They are appointed by the mayor and city council. They review structures strictly within designated historic areas.

I know, what I mean is that the PDC brings the companies to a certain property, gives incentives, promises of quick approval, and sometimes promises variations out of code, and then the Landmarks Commission works against everything the PDC promised, in order to win the company over. It seems like it would be frustrating to potential companies to have one group tell you one thing, and a bunch of assess intent on not only preserving existing buildings, but require all new buildings to blend in, or even stand behind the older buildings. I think this is wrong and don't want to live in a city with a bunch of faux buildings.

[pdxman]

I don't particularly like the design, but I don't see how the historic landmarks commission could possibly say it doesn't work. They are a bunch of snobby asses...I'm so tired of a freaking design review board chasing companies out of Portland...first Apple, and now they are putting additional pressure on MercyCorps and even the Saturday Market. screw 'em. What's the point of having the PDC if we can't get anything approved in this town in the historic districts?

Totally agree with you mark...

[sopdx]

yeah, it really angers.

i believe the landmark commission should only serve as advisors to the design commission. they should not have the power to derail a project such as the apple store. it is a failure of the system.

i'm glad we have historic districts in this city, however the landmarks commission does a poor job at recognizing the potential of melding modern structures with historic. they should be forced to spend time in amsterdam to see how well modern mixes with actual historically significant structures.

[Sioux612]

http://youtube.com/watch?v=S7J_8xg-_zs

[MarkDaMan]

Landmarks changes course and Oks Mercy Corps HQ
The city panel surprises some by endorsing a modern design for historic Old Town
POSTED: 06:00 AM PST Wednesday, November 7, 2007
BY ALISON RYAN
Daily Journal of Commerce

Modern design in historic districts got a boost Monday as the Portland Historic Landmarks Commission approved designs for Mercy Corps’ new Old Town headquarters.

The Thomas Hacker Architects team fought hard for modern existence in a historic district, especially the wide expanse of glass that makes up the east façade of a proposed four-story addition to the historic Skidmore Building. In the project’s last appearance before the panel, commissioners said they were concerned with heavy use of glass in a district that mostly features smaller punched window openings.

But, designers said, what they proposed Monday is the modern iteration of the façade-defining, light-allowing element that shapes the Skidmore/Old Town historic district.

“Cast iron was that generation, that era’s, ability to make a glass façade,” architect Will Dann said.

The design team reworked certain elements of the worrisome façade, adding a roof overhang that’s meant to nod back to the Skidmore Building, wrapping a terra-cotta finish used on the south façade around to the east side, and changing the glass patterning to add emphasis to the structural bays.

Mercy Corps, a worldwide humanitarian organization, plans to house its 150 Portland employees in the new headquarters building, as well as a learning center, a micro-enterprise office for Mercy Corps Northwest, and ground-floor retail space.

The commission approved the design in a 4-2 vote, with Chairman Art DeMuro expressing the strongest opposition to approval. The district, he said, is one of Portland’s two national historic landmarks (Pioneer Courthouse is the other) and one of only 2,300 designated nationwide.

An addition in the district, he said, should defer to the original.

“This is not a new building,” he said. “It’s an addition.”

But, other commissioners said, the district is one that has changed, and will continue to change.

“If the district can’t stay relevant and have vitality, at some point, historic or not, the buildings will go away,” Commissioner Brian Emerick said.

Design guidelines for the district are about to play into that evolution as well. The guidelines the city installed in 1987 don’t speak to the integration of modern into historic. In September, the Bureau of Planning brought KLK Consulting on board to lead drafting of new guidelines, height increases and other changes on the table for the district. That’ll continue through early 2008, with formal hearings before the Planning and Landmarks commissions and City Council anticipated for the spring. New code could be in place by summer 2008.

Change is ahead, neighborhood representatives told the commission, and ushering the Mercy Corps project through sends an important – and encouraging – message for future development.

“With as many surface lots as the Skidmore Historic District has,” said Paul Verhoeven, co-chairman of the Old Town/Chinatown land-use committee, “it’s really important to consider the consequences of doing nothing.”

The Mercy Corps project, said Commissioner Melissa Darby – who’s been on the commission for 10 years – is the beginning of architects pushing past what the commission has previously seen in the Skidmore/Old Town district. And, she said, it’s going to take some different thinking.

“This,” she said, “is beyond our comfort level.”

http://www.djcoregon.com/articleDetail.htm/2007/11/07/Landmarks-changes-course-and-Oks-Mercy-Corps-HQ-The-city-panel-surprises-some-by-endorsing-a-modern-

[tworivers]

I thought we had a Saturday Market thread somewhere but I can't find it.


With clock ticking, new home for Sat. Market inches through review

Attention focuses on details during project’s 3rd appearance before the Portland Historic Landmarks Commission

POSTED: 06:00 AM PST Wednesday, November 28, 2007
BY ALISON RYAN
DJC

Timing’s tight for Saturday Market’s move to Waterfront Park – and approval of the project design is getting down to detail level.

There’s an “incredible amount of urgency” for the $8.8 million project, Portland Parks & Recreation project manager Sandra Burtzos told the Portland Historic Landmarks Commission on Monday.

Parks’ and the Portland Development Commission’s original plan called construction of a new Waterfront Park home for the market to wrap by March 2008, in time for Saturday Market to open for the spring season. The current plan, announced in August, puts vendors into temporary sites under the Burnside Bridge, in Ankeny Plaza and edging Naito Parkway, with their new home scheduled for construction in February 2009.

“Getting it completed in the next year will mean remaining on a very aggressive timeline,” PDC project coordinator Kevin Brake said Tuesday.

The project is phased, with most of the Waterfront Park work – like construction of the platform that’ll hold Saturday Market, a circular plaza, and cantilevered river overlook – set to begin in May 2008.

Phase two, which will begin as phase one wraps, includes improvements to the TriMet station area under the Burnside Bridge.

Phase three would create a pier extension, gangway and dock near the new overlook.

Monday’s appearance before the Landmarks Commission was the project’s third. Focus in the first two sessions was on the proposed event structure, which underwent a design overhaul by TVA Architects between first and second appearances.

This time, the airy, cantilevered structure – and other park-contained improvements – sailed by. Commissioners’ comments instead targeted elements from across the plan phases, like the cream-and-kelly-green color scheme proposed for the adjacent pump station, design of a freestanding restroom, and the herringbone brick pattern that will eventually link the park and Ankeny Plaza.

The staff report didn’t support project approval, with staff asking for additional detail on items like pedestrian connectivity around the proposed restroom and planned project materials. No vote was held.

The project is expected to appear again before the commission on Dec. 17.

For soon-to-be Old Town resident University of Oregon, improvements can’t happen fast enough.

Jan Oliver, UO associate vice president, said a 2,200-square-foot retail space planned to border a MAX light-rail station is especially anticipated.

“The retail area will add something that’s sorely needed – eyes on the street,” Oliver said.

[tworivers]

Coupla pics from last Sunday. Both the Mercy Corps building and the new Market area look to be very nice. I like the glassy facade facing Naito -- exactly what was needed. And we can send thank you notes to the HLC for the stupid overhang.

http://farm4.static.flickr.com/3374/3427081149_ff99f2d85f_b.jpg

http://farm4.static.flickr.com/3549/3427891456_74206fb293_b.jpg

[scottyboi]

What's wrong with the overhang...would have been nice if it wrapped around all sides to match the existing structure

[zilfondel]

thread title needs to be changed from 'proposed' to 'under construction'

[downtownpdx]

This isn't exactly on topic, but I'm excited to see the Saturday Market expansion with the revamped waterfront area. The fountain, and the extension of the boardwalk into the river will make this a much more inviting space.

[holladay]

Wow, the glass curtain wall looks nice.

[tworivers]

What's wrong with the overhang...would have been nice if it wrapped around all sides to match the existing structure

I just think it looks glommed on to the structure. Knowing that the HLC pressured THA into adding it when they really didn't want to is, of course, influencing my feeling. It's just an aesthetic opinion, nothing personal, but I'm glad it doesn't wrap around the building. I think it would look like a frumpy addition to an otherwise sleek building. I think this building's strength will be cemented (positively, it seems, so far) by how it relates to its immediate neighbor: the combination of its adherence to a similar scale and bold contrast in style. Hopefully it will open the door to this approach in the future and the HLC will back off a bit.

[tworivers]

As an aside, every time I am down there I find myself thinking about how incredible it would have been if the fire station had been moved as planned and that site, next to the fountain, contained people living in apartments or condos or both, contributing to the surrounding neighborhood. Same with the Oak Tower. The short- and long-term catalyzing effect (even on projects like the proposed Market up by the Morrison Bridge) of those two projects on downtown *IMO* would have trumped all the financial risk and controversy around levels of public subsidy.

Who do we have to blame for both projects being canceled? The same guys (in the case of the fire station, Potter too) who are now hell-bent on a 12-lane Columbia Crossing and tearing down the MC... Randy and Sam. Ugh.

[Snowden352]

I like the bright blue paper. Can we keep that? It's pretty.

[cab]

Lot of concrete in the new plaza. Not going to age well. Must be the modernist theme, simple clean lines when finished, within in a year the design ages horribly. God forbid we use some nice pavers and details within the plaza.

[vjoe]

Walked by the new plaza last week on the way to see the cherry blossoms and I thought wow, there is a lot of work left to do. They are suppose to be open for business in May 09 right? That's next month.

Also went by on the MAX close to midnight and holy moly there were tons of people under the bridge. kinda scary (from the economy stand point and also from wouldn't want to be walking around stand point.)

[brandonpdx]

As an aside, every time I am down there I find myself thinking about how incredible it would have been if the fire station had been moved as planned and that site, next to the fountain, contained people living in apartments or condos or both, contributing to the surrounding neighborhood. Same with the Oak Tower. The short- and long-term catalyzing effect (even on projects like the proposed Market up by the Morrison Bridge) of those two projects on downtown *IMO* would have trumped all the financial risk and controversy around levels of public subsidy.

Who do we have to blame for both projects being canceled? The same guys (in the case of the fire station, Potter too) who are now hell-bent on a 12-lane Columbia Crossing and tearing down the MC... Randy and Sam. Ugh.

Agreed, Potter was the biggest waste of 4 years, he didn't do jack. And everyone got scared to take on a big project after the tram, so we're stuck with an ill placed fire station and decades more of not taking advantage of our waterfront.

I will say this about Adams, at least things are happening. Although, I haven't agreed with his decisions on some projects at least they're decisions that will get something done. We haven't seen that for over 4 years!

[urbanlife]

Agreed, Potter was the biggest waste of 4 years, he didn't do jack. And everyone got scared to take on a big project after the tram, so we're stuck with an ill placed fire station and decades more of not taking advantage of our waterfront.

I will say this about Adams, at least things are happening. Although, I haven't agreed with his decisions on some projects at least they're decisions that will get something done. We haven't seen that for over 4 years!

I couldnt of said it better, I hope Adams stays in office, I may not always agree with him, but at least projects are happening....shame there is no hope for the fire station to move now. We would have to have a massive upswing in the economy to make that come close to even penciling out.

It is good to see renovations happening in that area, but having this new building going in will be a major improvement....now if only we can see some new development on the parking lots in Oldtown....and speaking of parking lots, any word on the height changes?

[tworivers]

This building is FAR exceeding my expectations. I took these shots about a week ago.

I wonder what the folks who comprise the HLC have to say about how this is turning out. Looks to me like the approach of the architects at THA is being validated.

http://farm4.static.flickr.com/3318/3535714798_b0830cfac6.jpg

http://farm3.static.flickr.com/2139/3535713698_bb3125a978.jpg?v=0

http://farm3.static.flickr.com/2404/3535715942_b08f07fbb6.jpg?v=0

http://farm3.static.flickr.com/2179/3535716400_702f360a75.jpg?v=0

[Sioux612]

Wow! that glass wall looks great.

[mmeade]

Grand Opening for Mercy Corps is this Friday. There will be a ribbon cutting at 10, and building tours afterward if anyone is interested.

[urbanlife]

Wow! that glass wall looks great.

The glass wall is what I think bothers me the most right now...but the building wasnt done the last time I see it, so I am planning on taking a walk around the building before I pass any real judgment on it...though I am just happy to see new development happening in Old Town.

[maccoinnich]

Was in it this evening. Pleasant restrained interiors, with a good flow of space from the entrance in the exhibition and meeting/lecture room area.

Also, they have an exhibition running until February called 'Design for the other 90%', which I saw a few years ago at the Cooper Hewitt in New York. As I recall, I enjoyed it very much.

[tworivers]

I think the glass wall is a huge success architecturally and is a good cue for future development in the area.

As I've said, one thing about the building that I'm not crazy about is the little flying roof that the Historic Landmarks Commission insisted the architects add.