Websterthesisbook

Columbia Brewery and Craft Plaza

Economic and Cultural Revitalization Through Adaptive Reuse

Aaron Webster

Master of Architecture Thesis 2015 School of Architecture College of the Arts

Columbia Brewery and Craft Plaza

Economic and Cultural Revitalization Through Adaptive Reuse

Columbia Brewery and Craft Plaza Economic and Cultural Revitalization Through Adaptive Reuse by Aaron Webster

Thesis document submitted in partial fulillment of the requirements for the degree of Master of Architecture at Portland State University Portland, Oregon June 2015

PORTLAND STATE UNIVERSITY SCHOOL OF ARCHITECTURE COLLEGE OF THE ARTS

The undersigned hereby certify that the Masters thesis of Aaron G. Webster has been approved as partial fulillment of the requirements for the degree of Master of Architecture

Thesis Committee:

Advisor

Barbara Sestak Professor of Architecture __________________________________ ________________ Date

Committe Member

Clive Knights Director, Professor of Architecture __________________________________

________________ Date

Acknowledgements This thesis, and the journey to arrive here could not have happened without the unfailing support of my family, and the dedication and guidence of the PSU Architecture Faculty Nicki - You have supported me in more ways than I can adequately describe. I love you, and I look forward to continuing our journey together.

Dad - In times that got crazy, or I began to lose perspective, your reassurance always helped to calm the storm so I could take that next step forward.

Barbara- Your patience, understanding, and guidance was instrumental in my ability to produce this book. I may not have said it enough, but I am exceedingly greatful for everything you have done for me this last year.

Abstract “Age plus adaptivity is what makes a building come to be loved. The building learns from its occupants, and they learn from it�

- Stewart Brand, 1994

he current methods of historic preservation are unstustainable. Expensive, time-intensive, and restrictive by nature; too many historic structures sit and deteriorate because of lack of funding or interest in preservation projects. Our aging buildings and cultrual heritage have a better option.

One that can bridge the gap between what is historic and what is required to move forward in today’s society.

8.2 Current Historic Guidelines

Table of Contents

8.3 Economic Recovery Plan 1.0

Introduction: Research Question ........................................................... 2 9.0

2.0

Columbia Brewery ................................................................................... 53 9.1 History

Overview. ..................................................................................................... 4 2.1 Project introduction

9.2 Current Conditions

2.2 Historic Perspective

9.3 Current Structure

2.3 Preservation vs Adaptive Reuse 10.0 3.0

Program Speciics ..................................................................................... 65 10.1 Brewery and Tasting Bar

Recovery Economics ............................................................................... 13 3.1 Void

10.2 Restaurant

3.2 Attraction

10.3 Craft Workshops

3.3 Historic Guidelines

10.4 Public Plaza

3.3 Deterioration 11.0 4.0

Brewery and Restaurant Case Studies ................................................ 69 11.1 Laurelwood Brewery and Pub

A New Path ............................................................................................... 21 4.1 Restoration and Reuse

11.2 Leikam Brewing Co.

4.2 Community Rebranding

11.3 McMenamins: Anderson School 11.4 McMenamins: Old Church and Pub

5.0

Adaptive Reuse Precedents ................................................................... 25 5.1 Church of St Francis’ Convent

12.0

Design ........................................................................................................ 74

5.2

12.1 Scale of Intervention

5.3 The Green Building

12.2 Structural Conditions 12.3 Design Approach

6.0

12.4 Brewery

Project Goals............................................................................................. 31

12.5 Restaurant 7.0

12.6 Plaza Proposal

Community Selection .............................................................................. 38 7.1 Matrix and Community Proiles 7.2 The Dalles, Oregon 7.3 Factors in Economic Situation 7.4 Layout and Conditions of The Dalles

13.0

Conclusions ............................................................................................... 92

Appendix A: List of Figures Appendix B: Bibliography

8.0

Site Selection ............................................................................................. 48 8.1 Matrix and Building Proiles

1.0 Research Question How can Adaptive Reuse protect both the historic identity of struggling small towns while providing new relevance, culturally and economically, to the local community?

2

2.0 Overview

2.1 Project Introduction

Fig 2.1

Small towns experience a variety of challenges including a limited economic base oten rooted around a single industry. What happens when this industry disappears or reduces to the point of irrelevancy? hese towns and communities are let with a limited number of options.

Too oten, they see a steady decline in business and populations until they are a shadow of what they once were. In some instances, the towns attract a replacement industry that once again can support the population, and in good cases support actual growth.

One of many ways that aging towns in this situation generate revenue is by attracting tourism through showcasing the “historic� aspects of the town. By reviving the ghosts of history, they are literally living of of the past. here is no real movement forward in this situation if no other industry or economic boon emerges. hese towns oten recognize the importance of the historic landmarks to their survival, and respond by attempting to add as many buildings/sites to the Historic registry as possible. his situation can have many sideefects, including the establishing of more

historic sites than can be easily maintained. his results in deterioration, either localized or generally throughout all locations. Another efect is the hesitancy of investors to get involved with constructing and doing business in historic districts.

Adaptive reuse can be a solution that both preserves the historic aspects of the community while proving to interested parties that the community is willing to support new and innovative ideas and techniques, and would be a safe and potentially proitable community into which to invest.

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2.2 Historic Perpective

Fig 2.2 Mount Vernon

Adaptive reuse has existed in one form or another as part of the built environment virtually since the beginning of architectural history. he Romans repurposed many Greek buildings, just as modern society has repurposed old Roman buildings. However, it wasn’t until the early 1980’s that it became recognized as an established specialty within the architectural community.

It is generally accepted that the irst example of historic preservation in the US was the push to preserve Mount Vernon, the home

of George Washington, in 1853 by Ann Pamela Cunningham. In the following years, more sites would be preserved in a similar manner. In 1906 the US would pass the National Antiquities Act. his act authorized the President to designate Historic Landmarks from government owned property. his was partially to combat the looting of historic Native American villages and other sites.2

Modernist Movement “We Destroyed the past, we destroyed it shamelessly. When I was going to school, we spoke of ‘kleenex architecture’. We said that any architect that built a building that would last longer than twenty years was robbing his client.”

- Maximillan L Ferro3

Fig 2.3 Structure Diagram, Le Corbusier

Fig 2.4 Plan Voisin - Paris, Le Corbusier-Founding member of CIAM

In the 1920s and 1930s Charleston, South Carolina and New Orleans, Louisiana adopted historic district commissions to protect neighborhoods of historic houses.

Preservation within the US didn’t come to the forefront until the Industrialization and the Modernist movement of the late 19th and early 20th centuries. Industrialization for the irst time provided an abundance of building material that had never been seen before, at a uniform quality and size. he new practices and technologies that emerged allowed completely new building types; and also for structures to be constructed at rates that were completely unimaginable only a few decades earlier.

Modernism was born of this time period, everything became about technology and the Machine. Math was the divine language and engineers were the heralds of the new and modern.

History no longer mattered, only by embracing this new reality of technology could the world move forward. Architects like Le Corbusier and groups such as CIAM (Congrès internationaux d’architecture moderne) attempted to not only establish new methods of building, but new ways of organizing and thinking about urban centers. he invention of the automobile further exacerbated the architectural climate, completely redeining how people thought about distance, speed, and transportation Cities began to change at an extremely rapid pace, oten simply demolishing and replacing the older urban fabric. he high rise brought a verticality that changed what it was to dwell and work within the urban environment.

Along with the rampant destruction of older buildings, the movement also created building types that had extremely short life

Fig 2.5 Central Warehouse in Albany, Illinois Warehouse District

cycles. With the abundance of material available and the speed in which new buildings could be constructed, buildings that were no longer “useful” or “functional” could be torn down and be replaced with a newer structure that would meet the needs now required. he idea of throwaway architecture emerged, and the built environment continued to change.

By the 1940s and 50s many including, CIAM itself, had realized a lot of the mistakes made by the ideology of the early modernists.

Unfortunately, much had already been internalized and adapted by those simply seeking to make proit of of real estate, and an ever increasing percentage of the built environment began to consist of cheaply made, ineicient buildings that eventually become eyesores and safety hazards to the community.4

6

Rise of Historic Preservation in the U.S.

The spirit and direction of the Nation are founded upon and reflected in its historic heritage.

Fig 2.7

The preservation of this irreplaceable heritage is in the public interest so that its vital legacy of cultural, educational, aesthetic, inspirational, economic, and energy benefits will be maintained and enriched for future generations of Americans.

Fig 2.6

Fig 2.8

he 1960s saw a surge of interest in preservation of historic architecture. he culmination was the passing of the National Historic Preservation Act of 1966. Signed into law by Lyndon B. Johnson , this act established several institutions: Advisory Council on Historic Preservation, State Historic Preservation Oice, National Register of Historic Places, and the Section 106 review process.

It is no coincidence that this period also saw a revival of interest in history as a whole.

More than that though, there was an intense interest in the future. Technology had failed to provide the utopian society dreamed of by the modernists, and in fact had produced a number of frightening things like the atomic bomb, so

- Historic Preservation Act, 1966

people reached to the past seeking inspiration forwhat the path to the future should look like.

In the 1970s, a severe oil shortage resulted in a massive spike in the cost of building material and transportation so signiicant that it forced people to look at alternate options when it came to new construction. his is when adaptive reuse came to the forefront as a viable cost saving solution. he momentum continued to grow with events such as a conference held in Washington D.C in April 1984. Speakers such as Yudhisthir Raj Isar, Bernard M Fieldan, Maximilan L. Ferro, and Albert Mangones spoke of the changing landscape of adaptive reuse in the United States.

Among many other topics discussed were the managing of “Cultural Heritage”, and the

developing technological methods that would aid in the adaptation of older buildings. his trend of reuse construction projects continued into the 90s when construction costs fell once more, but the adaptive reuse mantle was transferred to people concerned with sustainability and the environment.

Today, we see a merging of many of these forces that contributed to the adaptive reuse movement. Our built environment is aging ever faster due to environmental forces as well as the tendency for using cheaper materials to cut costs, there is a crisis of “community” within many cities and neighborhoods, new technology threatens to supplant older methods of construction, and there is more and more emphasis on sustainable building practices.5

2.3 Preservation vs Adaptive Reuse

Fig 2.9

he argument between proponents of preservation and adaptive reuse can be very subtle at times, but ultimately comes down to a diference in values.

Preservationists feel that to do anything but restore a building to the “height” of its previous state is disrespecting the history that the structure embodies. By forcing contemporary materials and programs into the older building, you are covering up the dignity of this rich history and diminishing the overall building.

Adaptive reuse supporters feel quite similarly when it comes to respecting the

Fig 2.10

overall history of the building, but are almost polar opposite when it comes to updating the structure and program.

To just preserve a building and take it back to that “height” moment is to erase anything that has happened since. Not only that, but it stops it from progressing any further.

By upgrading and bringing new purpose, we as designers are celebrating the history that makes it special to begin with, as well as providing a way for the building to continue developing its “historic patina” if you will.

8

Weaknesses of Preservation

Fig 2.11

here are many reasons to preserve a structure. It can be historically signiicant because of who designed it, the materials that were used, the style of design it represents, and who lived or used the building. here are also less tangible reasons such as a community being attached to a structure because of what it represents on a psychological level. here are many problems with simply preserving a building however, and irst among

Fig 2.12

them is the cost. Due to the deterioration of building “crat� associated with the advent of mass production, older buildings are becoming increasingly expensive to repair and maintain. here simply are not enough people with the working knowledge of old building practices such as detail woodwork, to go around.

Right now, two of the most viable solutions for historic preservation are either ind a wealthy patron who is willing to provide funding, or make

Fig 2.13

the building proitable enough to take care of itself. his frequently takes the form of a museum of some kind, oten simply showcasing the building itself such as Pittock Mansion, Baker Cabin, and Fort Vancouver in the Portland Area.

Renovation of older buildings through adaptive reuse can appeal to a wide range of investors that see it as a potential gain because of the cheaper development costs associated with the reuse of an existing structure.

Frozen in Place

Frozen in Place

he second major drawback to preservation is that once the builiding is restored, it stops interacting with people and the rest of the built environment in certain important ways.

As cities grow and age, buildings are constructed, people inhabit them, and both are changed by the experience. his lasting mark let on both the built environment and those that interact with it is what makes us cherish and value the history of said places. he lasting and greatest

problem with preservation is that by freezing them in one time period, they are forcibly removing them from this cycle of interaction. If the building is changed into an art gallery or museum, there are at least some people moving through the building and it serves some purpose; but it can oten feel like a stroll through a cemetary. Evidence of what once was, but is not anymore.

If the preservation results in the “reproduction� of the building in its historic use,

the building now stands as a testament to itself. It only exists to be an example of what it used to be.

Other than organized tours and oicial functions, the public rarely would enter the structure. he day-to-day interaction and eschange that creates beloved structures would be gone, and with each passing day, month, and year, would be less and less connected. Ater a time, people might wonder why they should care at all about the old building that no one ever seems to enter.

10

Arguments For Adaptive Reuse

Fig 2.14

he irst argument for adaptive reuse was stated in the previous section, cost. Oten, but not always, adaptive reuse is a cheaper method of construction because it takes advantage of the existing structure. In a 2006 study by Robert Shipley, Steve Utz & Michael Parsons entitled “Does Adaptive Reuse Pay? A Study of the Business of Building Renovation in Ontario, Canada”, it was shown that renovation saved an average of 17% construction costs compared to new construction. he savings diferential is signiicantly higher in buildings over 50,000 square feet.

Second is that it revitalizes the older building and makes it once more relevant to contemporary society. Preservation too oten results in “time capsule architecture” that simply exists for the sake of existing. As our cities age and

condense, making more and more of the urban fabric separate from the day to day life of the city is unsustainable and simply does not make sense. hird, are the cultural heritage aspects of adaptive reuse. here is an unavoidable connection one gets when observing or interacting with buildings from the past. We are subconsciously afected by the material choice, the spatial qualities, the scale and weight of the structure. We are bombarded with the values that created the building in the irst place. Simply turning these structures into museums is a way to preserve a certain portion of this history, but it creates something that has no real life to it. Apart from society, it lives only by the ghosts of its previous inhabitants.

In the words of Brian Eno, avant-garde artist:

“We are convinced by things that show internal complexity, that show the traces of an interesting evolution. hose signs tell us that we might be rewarded if we accord it our trust….Some work invites you into itself by not ofering a inished, glossy, one-reading-only surface. his is what makes old buildings interesting to me. I think that humans have a taste for things that not only show that they have been through a process of evolution, but which also show that they are still part of one. hey are not dead yet.”

Adaptive reuse not only preserves this history, but breathes new life into the building once more. More than that, it is once more capable of moving forward and collecting new layers of history and culture. hose within the building can see it as both part of the past and the present.

Arguments Against Adaptive Reuse

Reuse reduced to a fashion trend

One of the main arguments against adaptive reuse is that buildings that would normally be torn down are being saved due to a popular trend. his robs the city of possibly constructing a new building that stretches the boundaries and is a relection of “today” and the value systems we live by.

Another argument is that adaptive reuse becomes too attractive to those simply looking for proit, resulting in buildings that are cheaply constructed and take no real efort to preserve the important physical or cultural aspects of the original building. Rem Koolhaas has long been

2.15 Addition to the Royal Ontario Museum

critical of this lazy form of preservation, and is not alone in feeling that it ultimately does more harm than good. his efectively reduces adaptive reuse to a fashion trend that “new” architecture wears with no real depth.

Also a factor in Adaptive Reuse projects is the complexity of the project. Updating seismic and ire ratings to it new building codes can sometimes be very time and labor intensive. Façade or material requirements in historic structures can place considerable constraints on design and increase costs due to procurement of “authentic” materials and the need for skilled workers.

Uncertainty is an inherent problem with reuse of an existing building or site. Unexpected costs almost always come up when dealing with contamination issues, structural problems that were not initially uncovered, and other typical material disposal hurtles. Delay in construction timeline when dealing with these issues is unfortunately inevitable. hese uncertainties can make inancial institutions hesitant to invest in reuse projects, according to the 2006 study mentioned earlier.

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3.0 Recovery Economics

3.1 Void

Fig 3.1 Closed Kelsey-Hayes wheel manufacturing plant in Detroit

Fig 3.2 Devastated community

Economic recovery ater major industry collapse is diicult for any community. As seen in Detroit, even large cities can reach a point of no return, in which the population lees, further buisinesses close, and it becomes a struggle to provide any governmental services like police protection. he main diference between an industry collapse in a large city versus small towns is that a larger city tends to have more options and more resources to draw from to try and ix their

Fig 3.3 Closed factory gates during great depression - 1928

situation.

Because smaller towns can have as little as one major industry supplying the majority of the employment and economic activity, they are hit proportionally harder than larger communities when the major industry collapses and is forced to lay of their workforce.

As the main employer leaves, residents are no longer working, which means they no longer have the money to buy goods and services

Fig 3.4 Paper Mill Demolition, Albany - 2012 (closed ater 55 years of operation in 2009)

resulting in a sharp decline in revenue for other smaller businesses. his can lead to a widespread closure of businesses, which further contributes to the unemployement, and continuing cycles. In the Northwest, this industry was most commonly timber, and there are several examples of this occurrance that are discussed further in the community selection section of this book.

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3.2 Attraction Dangers of reliance on tourism for community revenue

“as communities became more reliant on extra-local institutions and sources of income, they were engulfed by forces that they could not control; important local decisions were increasingly made by people and organizations located hundreds or thousands of miles away. In his view, the local community was becoming merely a stage where outside groups pursued specific interests with little concern for the consequences their actions might have on local life.�

- Ronald Warren, 1978

Fig 3.5

Fig 3.6

Fig 3.7

Fig 3.8 Cruises lined up in front of downtown Ketchikan, Alaska

A fairly typical solution for the immediate need of revenue is for towns in economic decline to start relying on tourism to ill the gaps. his can take many forms: tours, themed museums or parks, whole district renovation that include historic design guidelines, etc... Sometimes the town now stands as a historic reenactment of the very industry that had let them devastated. Such is the case in Northwich, a town located in Cheschire, England.

Historically a supplier of salt since Roman times, the town was let with no source of employment when the mines shut down in 1907. he establsihment of a Salt Museum showcased this history, and allowed the town to survive.

Many towns have thrived under this new tourism based economy, but there is the possiblity

of abuse if outside interests start having too much inluence over what investments happen in the community. here are several examples of towns where the downtown has been almost entirely bought out, so the bulk of the local businesses are only operational during peak tourism months. Any other time, the economic activity is very subdued.

Kechikan, Alaska is a prime example of this.

Ater the local timber mill shut down in 1995, the town suffered a mass exodus of working age residents. Eventually attracting ocean cruises, the town has become largely focused on catering to the visiting tourists. Piece by piece, the local businesses were bought out until the majority of the downtown is now owned by outside interests. his may be ine in the short term, but it doesn’t solve the problem of the community being

reliant on a single entity for the economic survival of its residents. he only way to change this situation is to encourage a variety of investmets. he diversiication of the economy makes sure that no single industry collapse will sink the whole community into recession. In the case of Ketchikan, if the cruiseliners decide to venture elsewhere, the town will be in serious trouble once more.

Astoria, Oregon is an example of a town that has survived industry collapse, established a tourism base, and used it to create a larger, more diverse economy. It doesn’t entirely rely upon tourism to survive, but it also doesn’t shy away from it, instead creating a network of smaller economies that interact with each other to enhance the whole.

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3.3 Historic Guidelines

“Old buildings embody history. They are worlds; in old buildings we glimpse the world of previous generations.�

-Stewart Brand

“Original windows should be repaired by patching, stripping, reinforcing or rebuilding to prevent replacement of historical windows whenever possible.”

his requirement wastes energy by requiring outdated materials/ components

Fig 3.9

As a whole, historic guidlines are not bad. he are a necesssary tool to safeguard the cultural heritage of our society. Problems arise however, when guidelines go so long before being updated that they no longer relect the true values of the societies they represent.

A well thought out, lexible guideline can provide high quality guidence to those not versed in architecture or design. It is unfortunately not a reality that architects are consulted with every renovation or upgrade of a historic building.

“Landscaping is not recommended because historically there was none”

“Garbage cans are unattractive and should not be part of the streetscape”

Guidelines such as these insist on following tradition for the sake of tradition, and passes overarching judgement on something that can easily be ixed through design

Fig 3.10

Guidelines provide options within certain criteria to narrow the possible design choices, both to make decisions easier on property owners, but also to safeguard the most important historic or culturally relevant features. he pitfall is when those in charge of drating such guidelines become so attached and convinced of the importance of every little feature that they create a set of rules that are: 1) almost impossible to follow completely 2) extremely expensive to follow due to material

“Historic openings should be retained.

It is inappropriate to reduce, enlarge or inill openings on principal elevations.”

Guidelines can be overly restrictive and overtly untrusting of designers to be respectful to the original structure

Fig 3.11

and process requirements 3) creates a list of options so unattactive that no one wants to invest in them his is what oten happens to towns that rely heavily on tourism to survive. he historic buildings and areas within the town are seen as their lifeblood, so any alteration to them could spell disaster. he guidelines drawn up in this mindset are meant to do exactly what they accomplish. hey change absolutely nothing; sacriicing potential for the comfortable certainty of the familiar.

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3.4 Deterioration

“An empty building rots fast and attracts trouble. Once it is left unheated and unventilated, any moisture that gets in immediately begins causing serious damage, with no one around to notice or worry. Vandals smash windows, letting in more rain, and they trash the interiors. Now considered an eyesore and a hazard to the community, the building won’t be allowed to continue much longer�

-Stewart Brand

Fig 3.12

he ultimate negative outcome of overrestrictive historic guidelines is that they chase of any possible investors. hey make it so the only developments allowed are within in such a narrowed ield that it becomes extremely unattractive to the majority of those in the position to fund such projects. his is where the typical cycle of restoration happens. his results in a small number of buildings actually being restored. hose that are restored are only moderately useful to the larger community, in that they are only partially occupied, or only open to the public during special

Fig 3.13

events. his will be discussed in more detail in the next section.

With no other prospective development options, the majority of historic buildings in this situation simply sit empty, deteriorating. he ultimate tragedy of towns that adopt policies like those described is that it almost ensures the further degradation of the built environment. his further exacerbates any economic hardship the community may be experiencing, and only forces them to lean even heavier on alternate options such as tourism to survive. he amount of public funding, and the

Fig 3.14

number of philanthropic donors is nowhere near high enough to restore even half of the aging buildings that are deserving of it. hese buildings that are treasured by the community typically continue to deteriorate until they are such an eyesore and pose such a danger to the populace that they are torn down. here are other options available, and there are communities that have taken steps to rectify the situation. he education of those in position to change policy is imperative to the survival of the nations built heritage.

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4.0 A New Path: Restoration, Reuse and Rebranding To restore a building is to reestablish it to a completed state which may never have existed at any particular time - Viollet le Duc

4.1 Restoration and Reuse

Repurposed as Museum to pay for maintenance

Historic Building

Building Sits and Degrades

Building is abandoned

Investment by nonproit or wealthy donor

Restored building sits empty except for formal tours

All Progress Stops

Building is torn down

Current Path Proposed Path Investors decide on reuse of structure

Deviating from the established treatement of historic buildings and making a concerted investiment in adaptive reuse as a revitalization tool represents a change in attitude that can help these buildings, and the cities in which they dwell, move forward and thrive.

As the graphic above shows, the typical pathway for historic buildings ends in three possible outcomes. he irst is that the building simply sits and deteriorates until it reaches the point of no longer being viable as a habitable structure. With no other choice let, the building is torn down to make room for other development.

Building is renovated and restored

he second and third pathways are very similar, other than the inal program. he historic building is restored by some benefactor, (this can be a wealthy donor, nonproit, grant, or other source) and is either turned into a museum showcasing something else, or a museum to itself.

Either way, all progress in terms of interacting with the larger community and economy virtually stops unless the museum becomes wildly successful.

Adaptive reuse deviates from this pathway in a very signiicant detail. he restoration and upgrading of the building is intended for a reemergence into the larger commercial market.

Contemporary program is inserted

Building continues growth with new purpose

If done properly, the important historic cultural aspects of the structure are maintained while bringing the overall design and services to a level required in contemporary society.

Fully upgraded and with a renewed purpose, the building can now participate in society in a more holistic way. his can increase the quality of interaction with the culture, economy, and people in the larger scale community. his connectivity changes all parties involved, and adds to the overall cultural makeup of the community. he building, having been a particiapant in this growth, itself becomes richer.

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4.2 Community Rebranding

A true brand moves beyond its identity package to address politics, diplomacy, architecture, economic development, arts and education.

In other words, it addresses every touch point a community has with a consumer. This requires a detailed management action plan that serves as a road map for how to put that brand to work in the community--from launch to longevity.

- Don McEachern

Fig 4.2

Fig 4.5

Fig 4.3

Fig 4.1

Fig 4.4

Along with restoring a building’s structure or program, a successful project also reintroduces the building to the community at large. It must be seen as something other than the decaying shell that it was before. Whole communities that have seen hard times are no diferent, and this is where rebranding becomes so important.

Rebranding is a big step in the reestablisment of a public image, this is just as important to communities as it is to corporations or products. For small towns that have been mired in a declining economy and a noticeable deteriorating infrastructure it is imperative.

When a neighborhood or city is having

Fig 4.6

problems, be it economic, social, or otherwise, they start building a negative reputation based on that situation. Sometimes ater the source of the problem is solved, the reputation persists and causes people to avoid visiting, or doing business in the community. It is not enough to decide to go in a diferent direction, this must be communicated in such a way that makes it obvious at a quick glance that someting has changed.

Whether it be city wide, or in a smaller neighborhood, inding a way to reintroduce themselves to the public at large is important. On the small scale, this can be started by putting up street banners or signage along a major avenue. he

larger scale can include festivals or themed events promently showcasing the new branding. At the top of the scale is investment in a large community center/park/complex that manifests this new direction in the physical environment. Adaptive reuse is an economic way of accomplishing this in a way that is more comfortable to many than completely new construction.

Large scale change is the kind of activity I hope to accomplish with my project. It not only addresses what is needed economically for the community, but potentially addresses the larger social aspects of community branding and rebirth.

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5.0 Adaptive Reuse Precedents Precedent 1

5.1 Church of Saint Francis’ Convent

Fig 5.1

Fig 5.2

Fig 5.3

Once a convent that spent the 150 years before renovation in ruin ater being sacked, and open to the elements, the curch is now an auditorium and “multifuntional cultural facility” in Catelonia.

Heavily damaged ater a sacking of the town in 1835, the structure continued to deteriorate until the renovation began in 2005. he most interesting aspect of this project design is the treatement of the existing building when inserting the new program and structure.

Fig 5.4

Not wanting to erase the evidence of time passing represented in the cycles of rebuilding and collapse, the older structure was mostly kept intact.

Instead, the newer additions are inserted and fold around the stone walls. he original roof is also mostly intact, though heavily damaged, and the new “overlaps and shelters it”. his was a good case study for my project because it not only deals with the same materials, it addresses the issues of cherishing and showcasing the history of the building as well as making it

Fig 5.5

appropriate for contemporary use. In this case, they viewed the history of the building as represented in the “wounds” in the damaged structure. Erasing these would would lessen the understanding of everything the building had endured, and that would cheapen the inished design. he Columbia Brewery is very similar to this building in certain ways, such as the heavy rock walls and damage to the interior structure, and this shows a way of inserting new construction that I hoped to mirror in my new design.

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Precedent 2

5.2 Moritzburg Museum Extension

Fig 5.6

Fig 5.7

Fig 5.8

Located in Halle, Germany, this museum extension was inserted into the ruin of an old 15th Century castle that had previously been open to the elements. he addition capped the existing walls with a modern roof that spanned the space without using any supporting columns. his emphasized the beauty of the stonework by minimizing the insertion of newer materials. he design included a new gallery space that, like the roof, is suspended cleanly into the space. his contrasts

Fig 5.9

with the existing stonework in a way that forces contemplation of both elements, appropriate for a main gallery space.

Both the material and overall design of the addition is meant to diferentiate it from the original structure. he new material is very sleek and clean, making a sharp contrast with the rough nature of the stone walls. he angular nature of the roof both provides sunlight penetration and is distinctly diferent from the irregular layout of the original castle.

Fig 5.10

his project is important as a case study because it showcases how new materials can be nestled into an existing structure with a great deal of inesse. he project is able to supply new space to the larger museum while preserving the important historic elements. While not directly applicable in program, this project focusing on lexible open spaces, the attitude between old and new is forefront in my attitude toward renovation projects.

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Precedent 3

5.3 he Green Building

Fig 1

Fig 5.11

Fig 5.12

Fig 5.13

he Green Building project is a 115 year old former dry goods store that has been transformed into a mix-use commercial building with gallery/ event spaces, conference room, and tenant restaurant. he project involved an extensive inventory process that cataloged the existing building components, materials, and weak points in the structure that had to be addressed. Once these areas had been identiied, the trouble areas were carved away, and the new structure took its place. he original facade was retained, while a recessed wood and aluminum facade was constructed in a way that visually draws visitors towards the entry.

With a heavy focus on sustainablity and

Fig 5.14

the environment, the building has several added features such as high clerestory windows to allow sunlight penetration, sustainable materials, and renewable energy systems. he design emphasized building a relationship between the building and its immediate environment, the idea being that “sensible architecture emerges between spatial and programmatic relationships”. he studio strove to design a building that instilled a sense of “place”, and interacted with the larger site.

Clear contrasts were made between the old and new construction, especially on the exterior. he original brick gives way to wood and metal framing on the exterior, while the interior uses

Fig 5.15

wood framing and geometric patterns to showcase the newly expanded space. his is a useful case study because it shows a method of examination and cataloging an existing structure to determine where intervention is needed or unnecessary. Like the previous two examples, care was taken to showcase the diference between the existing structure and the new development. his building is also closer to my project in both age of the building and the program development.

30

6.0 Project Goals: Fusion he project successfully integrates the existing and new architectural features and materials.

Meshing old with new, past with present

Recovery he project represents a possible cultural/ economic boost for the residents of he Dalles by providing viable crat brewery and restaurant as well as rentable space for crat and micro-industrial workshops.

Balance he project inds a balance between community and outside interests by producing a building/program that not only attracts outside revenue, but supports the establishment of local crats and trades.

When trying to decide the speciic project to pursue, I created a list of ive goals that I felt would result in a high quality adaptive reuse building, as well as be beneicial to the community at large.

Each of these six goals is applicable to the broader community goals as well as to the physical building structure or program, and they helped to establish the overall design approach.

With these goals in mind, I assessed a number of communities

for the best project venue. Once this was decided, I used these same goals to evaluate the qualities of the speciic site and possible program for the renovation. hese goals will ultimately be against what I weigh the success of my inished design, and were critical in the decision making process when it came to speciic design features and overall program development.

Expression he project design represents both the past and future path of he Dalles and its community. While feeding into the history based tourism and the shared experiences of the population, the project should also herald a changing tide

Enhancement he project meshes, or possibly enhances the current action plan of the town by supplying a clear branding tool for new development in proximity of the inished building and site.

Connectivity he project represents part of a larger proposed development that would break the topography barrier and create a connection between the residential areas and the downtown core.

32

7.0 Community Selection

34

7.1 Small Town Selection Matrix and Community Proiles

Town

The Dalles

Oakridge

Roseburg

Prineville

Burns

County

Wasco

Lane

Douglas

Crook

Harney

East of the Cascades and Redmond, West of Ochoco National Forest. Along Hwy 26

Eastern Oregon, Where Hwy 395 and Hwy 78 meet. SE of Ochoco National Forest, South of Malheur National Forest, North of Malheur Lake

Along Hwy 84, On the Oregon Middle of Oregon, along the Southern Tip of Willamette side of the Columbia River. East Willamette HWY in the southern of Hood River and the Gorge. portion of the Cascades by Hills Valley, along I‐5 and south of Location and Geography Eugene. Near Umpqua National High Desert Plains, The town is in Creek Lake. In a Valley, Forest a valley surrounded by large Surrounded by Willamette grassy hills National Forest Population: (2013 est)

15,158

Population 2010

14,945

Population: (2000)

21,968

9,223

3,205

21,181

9,253

2806

12,156

3,148

20,017

7,356

3,064

Population Change

2789

57

1,164

1,897

‐258

Percent Change

23%

1.8%

5.8%

25%

‐9.1%

Demographics

24.8% under the age of 18, 7.9% from 18 to 24, 25.7% from 25 to 44, 23.5% from 45 to 64, and 18.1% who were 65 years of age or older. 51.6% female/48.4% male

Major Industry: Past/Present

Aluminum Plant/Tourism

Timber/Outdoor Recreation

Timber, Fur trade/Outdoor Recreation?

Timber, Fur trade/Outdoor Recreation?

Timber, Cattle/ Cattle, ???

Economic Setting

Getting Better

Getting Better

Ok

Ok

Stagnant

Historic Status

End of Oregon Trail, popular trade site for both Natives and Settlers

Pioneer town

Native Gathering Site, Pioneer town, Early fur trade location

A prominent town in Central Oregon since early 1800's, Founded their own Railroad

Important Archaeological site, Native American settlement

Actively Seeking Solutions

Yes

Yes

Yes

Yes

Yes

Master Plan / Revitalization Plan?

Master Plan/Downtown Plan/Historic Guidelines

Yes

Yes

Yes

Yes

Proposed Economic Focus

Cruise Ships/ Outdoor Recreation/Diversification of businesses

Outdoor Recreation

…a litte vague

…a little vague

…a little vague

Number of Potential Project Sites

Good

Good

OK

OK

OK

Personal Interest

High

Medium

Medium

Low (distance)

Low (distance)

20% of residents under 18; 7% 23.2% under 18, 8.9% from 18 to between 18 and 24; 19% from 24, 26.5% from 25 to 44, 22.4% 25 to 44; 32% from 45 to 64; and from 45 to 64, and 18.9% who 23% 65 years of age or older. were 65 years of age or older.

50.2% male and 49.8% female.

21.5% of residents under 18; 25.5% of residents under 18; 7.5% between 18 and 24; 24.9% 8.7% between 18 and 24; 20.3% 25 to 44; 30.7% 45 to 64; and 25 to 44; 24.6% 45 to 64; and 17.4% 65 years of age or older. 18.9% 65 years of age or older.

51.2% male and 48.8% female 48.1% male and 51.9% female.

With the project goals in mind, an assessment of diferent communities was begun for possible site locations. In that efort, a matrix was created that would be a way to easily list valued criteria and allow for side-by-side comparison. he city matrix lists of various criteria indicative of the type of community in which a project would be acceptable. Long term economic hardship as a result of a failing industry, large numbers of vacant buildings, historic status, heavily dependent on tourism; all of these spell out a community that is doing what it can to survive.

In addition, the project required a town that was being proactive. Do they have a master plan? Have they created a revitalization plan? Is it working? All this speaks to their willingness to recognize problems and then do something about them. Also, a town that is actively seeking solutions would be more likely to accept a potentially drastically diferent way of approaching their historic buildings.

Included are “soter” criteria such as my personal interest in doing my project in the community. For this, I factored in many things such as familiarity with the town, distance from my present location, the cumulative “feel” of the town. he inal selection was he Dalles because, as the matrix shows, it fulilled the greatest number of criteria, It also was a community I was already familiar with, having lived there in my youth.

Fig 7.1

Fig 7.2

he Dalles

Oakridge

Incorporated: 1857 Population: 14,440

Incorporated: 1912 Population: 3,205

On the Columbia river, he Dalles has a long history to draw from, ranging from a Native American trade hub, to Lewis and Clark, to its use as a shipping port. he town was devastated by both the shutting down of a major aluminum plant (twice) as well as a bioterror attack orchistrated by a nearby cult group in the mid-1980’s he town has taken great strides in recent years to establish a recovery plan, it has an established historic district in its downtown area, and has been eyed recently for further industries such as Google. here is also a large number of available buildings for renovation due to the current economic climate.

Oakridge is situated on the Willamette River south of Eugene, and was a major timber town before the bust of the 1990s. As a pioneer town, it was a major stopping point for travel through the mountains, and trade lourished as a result. he timber industry in Oregon took a major hit in the 1990s, and the local mills were forced to close down. he economy continued to slump until relatively recently, when the town established a new brand in the form of an outdoor sporting destination with many scheduled events and festivals hey also have established a recovery plan, and their downtown has several options for an adaptive reuse project.

Roseburg

Fig 7.3

Prineville

Fig 7.4

Burns

Fig 7.5

Incorporated: 1872 Population: 21,968

Incorporated: 1880 Population: 9,223

Incorporated: 1889 Population: 2,806

Roseburg is located on the southern tip of the Willamette Valley, and borders a national forest. As a Native American gathering site, and then pioneer town, the town was especially important to the local fur trade.

It was hit hard by the timber industry decline, and economic activity has been moderate since.

Roseburg has a master plan, economic recovery plan, and several potential project site locations.

Located in Eastern Oregon south of Ochoco National Forest, Prineville also was a major fur trade town, and then was supported by the timber industry and their own railroad. With moderate economic recovery connected to outdoor sporting tourists, the town has a vague economic recovery plan, and several potential project site locations.

Located nearby Ochoco National Forest, Burns was previously sustained by the timber and cattle industries. With both on the decline, it has struggled to ind a new identity. he only town on the list with a negative population growth, they have only a vague recovery plan. here are quite a few buildings that would be suitable for an adaptive reuse project.

36

7.2 he Dalles

he Dalles Portland

Historic Downtown

Fig 7.6

Fig 7.6

Fig 7.7

Fig 7.7

Archeological evidence suggests the area has been inhabited more or less continuously for more than 10,000 years. he city, known irst as “Dalles City� was incorporated by Oregon in 1857, and was eventually made the county seat. he area was an important trade hub to Native tribes before pioneer settlement, and continued in this capacity aterward. Lewis and Clark camped in the region during their journey, and it was a pivotal point along he Oregon Trail.

At he Dalles, travelers would either trek through the mountains, or attempt to navigate the river. he population in he Dalles has risen relatively steadily, if slowly, since it was

Fig 7.8

incorporated as a city. he town has had several instances of growth and retraction throughout its history as government investment and industries came and went. he City has both a port and an expansive train yard. It has historically been an economic hub of the Paciic Northwest, linking major transportation routes between eastern and southern Oregon and Washington State.

Largest current economic contributors include the Columbia Gorge Medical Center, the local School District, the Fred Meyer, Wasco County and State Oices, the Google Plant located across the river in Dallesport, and the local

Fig 7.9

orchard/farming industry. he Dalles previously was centered on the economic activity of aluminum production, having employed a large percentage of the population about (1,200 of the 10,800 estimated population at the time); however, when the plant shut down in 1984 it let a large void. hroughout the 90s the town saw an increasing number of businesses fail as recession set in and unemployment skyrocketed. People began moving away, and the local economy was let reeling without another core industry to take the place of the aluminum plant.

15,158 13,620 1876 - Columbia Brewery, the first in The Dalles, begins operation

10,493

10,423

10,820

11,066

12,156

7,676 1864 - US Mint founded in town

5,807

5,833

6,266

4,880 1851 - US Post Office Established

1830-1869 - The dalles active as major stopping point along the Oregon Trail

3,239

3,542

2,232 Population: 802

2020

2010

1984 - Martin Marietta Aluminum plant closes, laying off 1,200 residents

2006- Google opens Data Center

2000

1990

1977 - Department of Interior’s Standards for Rehabilitation published. The Dalles Historic Guidelines are based from this document

1980

1970

1857 - The dalles incorporated as a city

1960

1916 - Last Brewery Closes in town

1950

1940

1930

1920

1910

1870 - US Mint Closed due to production problems and damages from the flooding Columbia River

1900

1890

1880

1870

1860

1850

1840

1830

1820

1810

1800

1840 - Settlers begin arriving in greater numbers

942

1984 - The Dalles victim of the largest Bioterrism attack in US history, orchistrated by the Rajneeshee Cult that had owned a nearby compound

1970 - Aluminum Plant Opens

1957 - The Dalles Hydroelectric Dam Constructed

2000 - Aluminum plant closes again, laying off 1,000 residents

1988- Aluminum Plant Reopens

As beer brewing moved to the west coast in the late 1800s he Dalles was quick to join the ranks, its irst company, “Columbia Brewery�, being established in 1876. his industry thrived and operated continually unitl 1916, when the last one, also Columbia Brewery, closed its doors. he town mainly relied on orchards, farming, ishing, and trade along its popular rail line until he Dalles Hydroelectric Dam was constructed in 1957. his supplied the area with extremely cheap and abundant electricity, and thus

became more attractive to industrial activities.

In 1970, the aluminum plant began operation, and shortly became the largest single employer in the region. In 1984, the plant closed the irst time, laying of a signiicant portion of the population. his, and other contributing factors of the economic situaton will be discussed in the following pages.

Some improvements have been made over the last decade, particularly in the port on the river and in restoring several historic buildings. While

a good sign of improving conditions, the city still relies heavily on seasonal tourism to make ends meet.

More recently, corporations such as Google have begun to eye the community for possible investment. his, as well as a concerted efort by the city to invest in the waterfront and other areas, has begun to show real progress for the town and local economy.

38

7.3 Factors in Economic Situation Aluminum Plant Closure

Fig 7.10 Remnants of Aluminum plant with new Google facility in the background

Originally a smaller operation owned

by Harvey Aluminum Incorporated, the Martin Marietta Aluminum plant took over the facility in 1970 and expanded it to a major industry. he plant operated continually until 1984, when it was shut down. his event layed of close to 1,200 of the estimated 10,800 population at the time, and caused a large scale economic downturn in the region. he town struggled to survive, and no other industry of the same scale moved in by the time the plant reopened under new management in late 1986. Employement was lower under this

Fig 7.11 Aluminum Plant Demolition

operation, and Northwest Aluminum Company bought the plant in October 1991.

A sluggish local economy, and a series of large scale cleanup eforts linked to pollution continually plagued the new owners, and the plant was closed once more in 2000 following the release of an EPA report that detailed the sites spotty environmental record and issued several ines. his second closure again laid of around 1000 residents, and plunged the town into recession.

Finally fed up with the situation, and wanting to start over, the aluminum plant was demolished to make room for other potential

Fig 7.12 Aluminum Plant Demolition

industry use. he aluminum plant operation, sometimes providing signiicant employment, proved unreliable as an economic base for the community.

It was continually was a factor in the stagnant local economy, and was responsible for pollution that triggered the need for expensive cleanup eforts. his was a major driver in the decision to push economic diversiication in the Economic Recovery Plan that will be discussed further in this document.

Rajneesh Bioterrism and Murder Plot

Fig 7.13

Fig 7.14

In addition to the aluminum plant closing, other events occurred in 1984 that further exacerbated the economic downturn. he Rajneesh bioterror plot was one of thes events.

In India, Bhagwan Shree Rajneesh worked as a small-town philosophy professor. He built a thriving enterprise attracting Westerners to his lectures and group therapies. hey sought meaning in their lives, escaping the remains of the Vietnam War and a crashing world economy. Rajneesh mixed sexual freedom into his philosophy, ensuring publicity to build his brand.

Ater government authorities in India

Fig 7.15

cracked down on his group’s behavior, including smuggling and tax fraud, in 1981 the guru relocated to the Big Muddy Ranch, 100 square miles of rangeland an hour’s drive north of Madras, OR. Before long, the commune began to clash with both local authorities and residents. Fearing that the local election would put in place someone who would further limit their ability to expand their compound, they launched both assassination attempts against local government igures and the largest bioterror attack to occur in the 20th century. he attack took the form of infecting local restaurants in and grocery stores in he Dalles

with salmonella in a test run of a plan aimed to make the population too sick to participate in voting in the upcoming election. hey succeeded in poisoning over 700 people in 40 diferent locations over a period of a few weeks in September 1984.

Eventually the plot was discovered, and the colony collapsed in the ensuing scandal and legal investigation. he town having experienced an exodus of the main support industry and a bio attack in the same year fell into a deep recession from which it has only recently begun to truly recover economically.

40

7.4 Layout and Conditions of Downtown he Dalles he Dalles, Oregon Historic Downtown District Pedestrian Route Downtown Riv erf ron tT rai

Tourist Path l

Buildings For Sale or SigniicantlyVacant

Cruise Dock

Recently Rennovated Crat Plaza and Brewery

Columbia River

Lewis and Clark Park

Int ers tat e8

1st St

4

tS t

Houseboat Dock

lS t

h li nS t

on St

Ta ylo rS t

St Mo nr oe

Ma d

iso n

St

Jef ers

St

La ug

5t h

St

era

4th

Waterfront Park

3rd St

Fe d

Wa sh ing ton St

Co ur

Un ion St

Section Line 2n dS t

Rail Yard

Winery

Brewer y

E 8th St

E 9th St

Grade

Mosier-he Dalles Hwy

Fig 7.16 View from cruise dock

Fig 7.17 2nd Street

Fig 7.18 Empty brick building on 1st street

highway. his is a relatively small section of town, being less than one mile in lenth and a quarter mile wide. However, it is an important area that contains both the Historic district and the area identiied in the Economic Recovery Plan for investment and restoration. he overall condition of the downtown area is a little rough, there being over 40 buildings either for sale, or signiicantly vacant. 1st street is in need of a great deal of improvement, and having the sewage treatment plant nearby does not improve this area.

2nd and 3rd streets are the main avenues through the downtown area and represent the majority of the localized commercial storefronts. hese streets are also the main pathway used by tourists coming from the cruise dock. he tourists also walk past the newest green space in the town, Lewis and Clark park, on their way into town. he park is highly visible from the highway, and would

he Dalles is located 80 miles east of Portland, just on the Eastern side of the Gorge.

Sprawled beside a curving section of the river, the town is completely surrounded by high hills on both the Washington and Oregon side of the river.

In a high desert plains climate, the weather can sometimes reach well over 110 degrees in the summer, and as low as the single digits in the winter. Oten sufering heavy snowfall or ice storms in the winter months, this can be worsened by the strong winds of of the gorge. hese winds can also be a problem in the summer, when the dry hillsides surrounding the town are prone to wildire.

While the town as a whole is widely spread out along the riverbank and up the hills to the south, the area I concentrated on was the Historic Downtown area between 1st and 4th streets, and borderd by Union street on the west and east until the roundabout on Brewery grade where 3rd and 2nd street join to form the Mosier-he Dalles

Fig 7.19 Empty silo building on 3rd street

perhaps be more successful if it wasn’t also in close proximity to the sewage plant mentioned earlier. here is virtually no other greenspace in the downtown area, having it virtually prohibited by the guidelines that govern the area. his, along with the extreme climate can make the concreteheavy neighborhood quite hot in warmer weather.

From the downtown, the landscape slopes upward dramatically. his causes a break in both the urban fabric, and marks the boundary between the main residential areas of town and the downtown district. he proposal discussed in the coming sections of this book is an efort to provide a diferent form of connection between these areas, and encourage pedestrian traic into the downtown area through a pederstrian plaza and mixed-use adaptive reuse project.

Site Section to Columbia River

Residential Neighborhoods on Top of Hill

214 t elv.

94t rise

Brewery Building

2nd Street

Winery Buildings

Train Tracks

Shipping Yard

Industrial Pools

Access Road

Interstate 84

39t rise

120 t elv.

81 t elv.

0t

32

64

128

192t

Columbia River

42

8.0 Site Selection

44

8.1 Site Selection Criteria and Matrix

Building Name Location

Site 1

Site 2

Site 3

Site 4

Site 5

Site 6

Site 7

Site 8

Site 9

Silo

Iron Works

Crappy Building

Turners Home Furnishing

Net Building

1st Street Winery

1st Street Warehouse

I.O.O.F

Elk Lodge

3rd and Madison

2nd and Monroe

2nd and Monroe

2nd and Madison

1st and Madison

1st and Laughlin

1st and Laughlin

2nd and Laughlin

3rd and Court

On

225

Address

711 E 2nd St

720 E 2nd St

800 E 2nd St

624 E 2nd St

520 E 1st st

518 E 1st St

205 E 1st st

423 E 2nd St

200 E 3rd st

Taxlot

1N 13E DB 400

1N 13E DB 400

1N 13E 3DB 500

1N 13E AC 2400

1N 13E AC 600

1N 13E AC 500

1N 13E 3 BD 1600

1N 13E BD 1900

1N 13E BD 7800

1N

Who owns?

Quackenbush Properties LLC

Quackenbush Properties Bonham Daniel G & Lorilyn Stroud James H & Shawn M Woolsey Douglas E & Wilma M LLC E

Krol Ronald M & Sandra L

Pettyjohn William D & Bonnie J

Columbia Lodge #5 IOOF

Johnston Steven M

City

Size of lot (Sqft)

.49 ACRES (21,344 sqft)

.49 ACRES (21,344 sqft)

.11 acres (4,800 sqft)

.11 acres (4800 sqft)

.2 acres (8,712 sqft)

.62 acres (27,007 sqft)

.43 acres (18,730 sqft)

.14 acres (6,098 sqft)

.27 acres (11761 sqft)

11,000

10,000

5,000

7,700

15,600

16,400

9,300

12,300

17,556

5

2

1

2

2

2

2

2

3

Past Usage

silo

iron works

???

Hotel

warehouse

Ice Company

warehouse

Lodge Meeting Hall

Meeting Hall/Dwelling

Current Use

vacant

Storefront

abandoned

Turners Home Furnishing

warehouse

winery warehouse

warehouse/martial art studio

Size of Building (Estimated Sqft) Stories

1870

Age of Building

The Dalles Iron Works

N/A

Storefront

Vacant

1870

1906

1904

1910

Skibbe Hotel

P J Stadelman Ice Company

IOOF Lodge Hall

Elks Temple

Historic Name

N/A

On National Registry?

No

No

No

No

No

No

No

No

No

On State Registry?

No

Eligible

No

Eligible

No

Eligible

No

Listed in Historic District

Listed in Historic District

Brick

.06

3,402

9,600

1865

Bloch, No

No

Street Conditions

Decent

Good

Decent

Good

OK

OK

OK

Good

Good

Bad

OK

Pedestrian Conditions

Decent

Good

Decent

Good

Bad

Bad

Bad

Good

Good

Bad

OK

Natural Conditions

Meh

Meh

Meh

Meh

Bad

Bad

Bad

Meh

OK

Nearby properties

Meh

Meh

Meh

Meh

Meh

Meh

Brick

Wood, Brick, Corrugated Metal

Brick

CMU

Brick

Brick, Terra Cotta

Good

Meh Wood and Corrugated Metal Bad

Meh

Condition of the Building

Meh Concrete, Brick and Corrugated Steel Decent

Good

Bad

OK

OK

Good

Good

Amenities Nearby

Random businesses

Random Businesses

Random Businesses

Random Businesses

N/A

Close to Park

Close to Park

Close to Park

Random Businesses

Attached to new(er) building

Close to Sewage Treatment

N/A

N/A

Medium Low

Low

Bad

Type of Construction

Brick

Detractors

Next to Crossfit Gym

N/A

Crappy Building

N/A

Next to Industrial buildings and abandoned lots

Color Key:

Narrowed Site List

Good

High

Medium

Neutral

Having decided upon a project community, the next task was to analize and choose a speciic project site. Another matrix was created, again listing important criteria against which to judge the suitability of the site for adaptive reuse development he site matrix assessed 18 potential sites. he top section consists of location, owner, tax lot identiication code, size of lot, estimated size of the building, when it was built, what the building was originally used for, and who owns the property. All of this helped create a detailed picture of how the building and site arrived at its present condition.

Next, I listed criteria such as whether or not the building is located within an established historic district, or itself listed as a historic building. his afects the type of regulations that apply to the project site and was a factor in making my decision.

Last were the more observational criteria.

Conditions of the street, conditions for any pedestrian traic around and in the site, condition of the building, amenities (if any) nearby that could possibly contribute to the project program, and any major issues with the site or the surrounding environment. By looking at these criteria, I was

Potentially Meh

Meh

Bad

OK

Near

able to immediately reject several sites that, while the building itself was suitable, there were issues with the surrounding environment.

Ater completing the matrix, and assigning a general rating to criteria that I felt was most inluential to my decision, I was able to short list four potential sites that I further researched in order to make my inal decision. he four inalist sites each had a unique construction, and were iconic to the community in their own way.

Site 10

Brick Building by Park

On other side of 1st street and tracks by park

sqft)

Businesses

Closed Brick Building

1st and Washington

1st between Washinton and Court

Site 14

Site 15

Site 16

Baldwin Saloon

Medical Equipment Supply?

Commodore II

Granada

Bowling Alley

Brewery

2nd and Washington

2nd between Washington and Court

3rd between Taylor and Roundabout

1st and Court

1st and Union

3rd and Court

Site 17

Site 18

201 E 1st st

210 E 1st St

205 E 1st st

200 E 1st St

312 Court St

221 E 2nd St

1N 13E BD 600

1N 13E BA 900

1N 13E BA 1300

1N 13E 3 BA 1500

1N 13E 3 BD 7700

1N 13E E BD 3300

City of The Dalles

Columbia Gateway Urban Renewal Agency

Gleason, Eric

Linebarger, Mark & Tracy J

Healthcare for Mid Columbia Region

Commodore II LTD PRT

Columbia Gateway Urban Renewal Agency

.06 acres (2,613 sqft)

.11 acres (4,791 sqft)

.08 acres (3,484 sqft)

.04 acres (1,742 sqft)

.53 acres (23,086 sqft)

.29 acres (12632 sqft)

.16 acres (6969 sqft)

.32 acres (total) (13,939 sqft)

1.06 acres (46,173 sqft)

3,402

9,600

2,400

4,000

11,600

50,000

28,800

28,800

7,200

2

2

2

1

2

4

3

2

2

Business

Specialty Store/Dweling

Department Store/Specialty Store

Meeting Hall/Business/Dwelling

Theater/Specialty Store

Restaurant/Recreation

Agriculture/Processing

Warehouse

Abandoned

Saloon

Business/Apartments

Vacant

Vacant

Storage

1865

1880

1877

1910

1929

1946

1869

Bloch, Miller & Co

Chew Kee & Company Building/Chineese Building

Baldwin Saloon/Bonny Saddle Shop

Recreation Café

Columbia Brewery Company/Old Brewery

Blue Brick Building

Site 13

225 E 1st st

Abandoned

District

Site 12

1N 13E BA 700

Hall/Dwelling

Site 11

Store

N/A

Court Street Apartments

Granada Theater

213,215,219 E 2nd St 1N 13E 3 BD 3600, 3500, 3400 Columbia Gateway Urban Renewal Agency

908 E 3rd St 1N 13E DB 5400 Baker Curtis & Kathryn A

No

No

No

No

No

No

No

No

No

No

Ineligible, Listed in Historic District

Eligible, Listed in Historic District

Eligible/Listed in Historic District

No

Eligible/Listed in Historic District

Eligible/Listed in Historic District

Ineligible/ Listed in Historic District

Eligible

Bad

OK

OK

OK

Good

Good

Good

Good

Good

Bad

OK

OK

OK

Good

Good

Good

Good

OK

Bad

Bad

Meh

Meh

Meh

Meh

Bad

Good

Meh

Meh

Meh

Meh

Meh

Meh

Meh

Meh

OK

Brick

Brick

Brick

Stucco/Cast Iron

Wood/Concrete

Brick

Stucco

Brick, Concrete

Stone, Brick

OK

OK

Bad

OK

Bad

Good

Good

Good

Across tracks from Park

Across tracks from Park

Across tracks from Park

Across tracks from Park

Random Businesses

Near Sewage Treatment

Near Sewage Treatment

Near Sewage Treatment

N/A

N/A

N/A

#1, the Silo building on 3rd and Madison is on the edge of the historic district. he height and tiered nature of the structure provide interesting lines, and the visibility of the building is very good throughout most of downtown. his was a very good possiblility, and ended up as second choice by a slim margin. #2, the Elks Lodge is a very classical building design, with large pillars and heavy use of symmetry. he lodge was used for events, social gatherings, and as temporary housing for important oicials for most of its time in use. It currently sits vacant, and is in good condition. he reason this was not my choice was that the building is so iconic in the community that suggesting doing

Worn

Close to Lewis and Clark Park Close to Lewis and Clark Park N/A

Middle lot/Might be torn down

any kind of large scale remodel to this structure has previously been met with a huge level of reisitance by historic preservationist groups in the town. #3, he Granada heater, is located on 2nd street and is right along the proposed tourist pathway through downtown. Sitting next to the only bowling alley in the town (that is slated for demolition), the theater remodel could represent a huge shit in entertainment venue investiment in the town. his would be important for both the residents and any visiting tourists. he condition of the building is poor, and is subject to the current historic guidelines. #4, Columbia Brewery, is located on 3rd street, on the eastern point of downtown. Outside

Fig 8.2

Fig 8.3

Potentially Good

Attached to Park

Fig 8.1

Close to highway, Winery, and waterfront exit Odd Site

of the historic district, the building is stone construction with metal framing. he site is uniqe as a downtown lot, in that it is a full acre and ranges nearly 100 t in elevation from the north to the south points.

I ultimately chose this site because of both the materiality and history of the building, and the potential for the site to it into a larger progrmamatic scheme for the downtown. he historic guidelines in he Dalles are also so out of date that doing a project outside of the historic district was a way to showcase the higher potential of adaptive reuse without overtly conlicting with the established laws.

46

8.2 Historic Guidelines

Historic Guidelines Summary Zones Afected: he Dalles Commercial Historic District and Trevitt’s Addition Date Written/Date Revised: October 14th 1996 Author(s): City Council, Signed by Mayor Based on Department of Interior’s Standards for Rehabilitation Originally published 1977, Revised 1990

Design Guideline Goals: - Protect historic and cultural resources from destruction, inappropriate alteration, and incompatible adjacent development - Stabilize and improve property values - Enhance the City’s attractiveness and stimulate business, industry and tourism - Educate citizens concerning the city’s heritage - Preserve historic housing stock - Comply with he Dalles Comprehensive Plan regarding historic resources under Statewide Planning Goal 5.

Sections: - Department of Interior’s Historic Guidelines - New Construction and Rehabilitation - Streetscape - Setbacks - Building Height - Building Width - Materials - Roof Forms - Commercial Front - Awnings -Signage

he historic guidelines adopted by he Dalles is very typical of other towns across America. Adopted in 1996, the document is already almost 20 years old. However, it is largely based on another document by the Department of the Interior written in 1977. his means that at this point, the guidelines currently in efect in he Dalles and being used to make important decisions about the quality and character of the downtown built environment is now 38 years old. he list of guideline goals is commendable, but in todays architectural environment, and

Fig 8.4

with the advancement in attitudes and methods toward historic building renovation in the last four decades. Guidelines such as these might be doing more harm than good.

As the list of diferent sections indicates, the guidelines touch on virtually every aspect of the structural design of the building, including any streetscape treatment.

Older buildings within the historic district “must” build out to the sidewalk and side lot lines, match scale, materials, and major features with neighboring buildings, and any new construction

or replacement material should be compatible with original materials. his is just three of the provisions, and it has already signiicantly narrowed the possible design. he drating of a new, comprehensive, guideline that has a broader allowance for redevelopment and reuse of the existing buildings would drastically help make the aging properties more attractive to investors. It also might end up with a much richer urban fabric in the long run.

8.3 Economic Recovery Plan

Fig 8.6

Fig 8.7

Fig 8.8

Fig 8.9

he Dalles Urban Renewal Area

Fig 8.5

– Goals and Objectives To participate by means of various urban renewal activities (e.g. land acquisition and disposition, rehabilitation loans, etc.) in speciic opportunities for business, civic, residential, cultural, and tourist-related property to be developed, redeveloped, improved, rehabilitated and conserved in ways which will: 1. Encourage the expansion and development of businesses that will produce jobs for the people of he Dalles and Wasco County; or

One of the main reasons that he Dalles was chosen as the project community was the presence of a detailed Economic Recovery Plan.

I wanted a community that was already actively seeking solutions, not just waiting for someone or something to magically ix the problem.

It demonstrates a certain investiment and seriousness that is required for real change.

Originally written in 1990 ater the irst time the aluminum plant shut down, the document was heavily revised and updated in 2014 to relect a the new approaches the town had

2. Increase property values so that the area will contribute its fair share to the costs of public services, provided by the city, county, schools, community college, port and park and recreation district; or 3. Insure a more attractive, functional and economically viable city; 4. Conserve historically signiicant places and properties; To install and maintain coordinated street furniture, night lighting and landscaping in areas of maximum pedestrian concentration; including alley rights-of-way in the Downtown area;

been developing. he goals listed in the plan relect a new attitude toward landscaping at the very least, and focus particularly hard on diversiiciation of the economic makeup within the city. Of particular interest are those projects that will bolster the eforts to establish a richer tourism industry based on cruise ships coming upriver from the Portland area.

Major projects detailed in this plan that have already been constructed are the renovated dock, Lewis and Clark Park, renovation and

restoration of the Commodore II builidng, and the Riverfront Trail.

Also a part of the plan is the establishment of an Urban Renewal Area, that would be qualiied for a host of possible grants and support services connected to revitalization eforts.

Columbia Brewery, discussed on the following pages in detail, falls within this boundary, and is close to another major renovation project that was privately funded: the Sunshine Mill Winery.

48

9.0 Columbia Brewery

Fig 9.1

9.1 History

Columbia Brewery Established 1876 Lot size: 1.06 Acres Building Size: ~8.000 sqt he irst, and still best known brewery in he Dalles was opened by August Butcher.

Located at what is now the bottom of Brewery Grade, the current main road angling up toward the residential neighborhoods, the building was initially used to produce lager and porter.

Mr. Butcher learned his trade in the “Old Country�, and the brewery quickly became a major competitor in the region. he brews were prominently featured in the saloons in the region, with ierce competition between Columbia and

Portland’s Weindhard and Gambrinus breweries. he brewery was operated by Mr. Butcher until 1905, when the business and property was sold to Eastern Oregon Brewing Co.. hey retained the name and constructed an ice house on the site that is currently being used as make-shit apartments. he brewery shut down in 1916, shortly before prohibition forced the closure of the rest of the breweries. Columbia was the last brewery in operation in he Dalles, and none has yet taken its place.

Ater sitting vacant for several years, the building was eventually utilized as an industrial freezer and cooler for the local ishing industry. he thermal properties of the thick rock walls and how

it is situated into the hillside make the building extremely eicient for this use, and it was used of and on for several decades for this purpose.

Currently, the building is owned by Baker Curtis and Kathryn A., and largely used for storage. he irst loor is mostly empty, and reserved for the owners use. he second and third loors are dedicated to the casual storage, and the second loor has a mezzanine level to increase this capacity. he building has had multiple issues with vandalism and squatters, and both have caused considerable damage to the interior, especially the third loor.

50

96' - 0"

9 5'

- 0"

Residence

0" '94 93' - 0" 92' - 0" 91' - 0" 90' - 0" 89 - 0 88 - 0 87 - 0 86 - 0 85 - 0 84 - 0 83 - 0 82 - 0 81 - 0 80 - 0 79 - 0 78 - 0 77 - 0 76 - 0 75 - 0 74' - 0 73' - 0" 72' - 0" 71' - 0" 70' - 0" 69' - 0" 68' - 0" 67' - 00 66 65' - 0 64' - 0" 0 63' - 0" 62' - 0" 61' - 0" 60' - 0" 59' - 0" 58' - 0" 57' 0" 56' 0" 55' 0" 54' - " 0 53' - " 0 52' - 0" 51' - 0" 50' - " 0 49' - " 0 48' 0" 47' 0" 46' 45' - 0" 44' - 0" 43' - 0" 42' - 0" 41' - 0" 40' - 0" 39' - 0" 38' - 0" 37' - 0" 36' - 0" 35' - 0" 34' - 0" 33' - 0"

Residence

Unowned Land 214 ft Elevaton 210

'99

'98

180

Steep Grade

32' - 0" 31' - 0" 30' - 0"

150

29'

- 0"

140

23

130

'-

0"

e

28 '0" 2 7' 26' 0" -0 25 " 24' - 0 - 0" " 22 2 21 - 0" 109 - 0" 18 0" 17 0" 16 0" 1 0 15 0" 143 0"" 12 0" 11 0 10 0 9 0 8 - 00 7 0" 6 -- 0 " 5 0" 4' 0" 3' 0" -0 " 2' - 0

rad

Souvenir Shop

"

0"

122

1' -

0'

-0

Residence

Steep Grade

200

190

Steep Grade Vegitation

170

160

0"

0"

97' - 0" 96' - 0" 95 - 0 94 - 0 93 - 0 92 - 0 91 -- 0 90 0 89 - 0 88 - 0 87 - 0 86 - 00 85 - 0 84 - 0 83 - 0 82 -- 0 81 80 0 79 0 78 00 77 0 76 0 75 0 74 0 73 0 72 0 71 0 0 70 0 69 68 0 67 0 66 0 65 0 64 0 63 0 62 - 0 61 60 - 00 59 - 0 58 0" 57 - 0 56 -- 0 55 0 54 - 0" 53' - 0" 52' - 0" 51' - 0" 50' - 0" 49' - 0" 48' - 0" 47' - 0 46' 0" 45' 0" 44' - 0 4 3' - 0" 4 2' - 0" 4 1' - 0" 4 0' - 0" 3 9' - 0" 3 8' - 0" 3 7' - 0" 3 6' - 0" 35' 0" 3 4' 0" 3 3' 0" 3 2' 0" 31' 0" 30' 0" 29' 0" 28' 0" 27' 0" 26' - 0 25 -- 0 24 0 23 - 0 22 - 0 21 - 0 20 -- 0 19 - 0" 18' 0" 17' - 0" 16' - 0" 15' 14' - 0"

13' - 0"

146 ft elevation

Secondary Building

pG

0"

1 1' -

0"

1 2' -

10'

9' -

DN

Ste e

- 0"

0"

8' - 0" 7' - 0" 6' - 0" 5' - 0" 4' - 0" 3' - 0" 2' - 0" 1' - 0"

120 "

0' 0"

Brewery Building 36 ft

Auto Shop

118

88 ft

wer y

de

Gra

N

-0 "

--1' -

0"

Bre -1'

116 ft Elevation

2nd

St

3rd St 0 ft

20

100

60

Site

9.2 Current Conditions

Full Site Section

he overall site is quite large, especially for the downtown area of he Dalles. At 1.06 acres, there is ample space for a variety of possible development. he site stretches from the border of 2nd street and encompasses the secondary building on the western border. he eastern border of the property butts up against the souvenir shop, and reaches all the way up the hillside to the south. An elevation change of almost 100 t makes the site quite steep, and as the full site section below shows, there is roughly twice the elevation change within the site as the the entire downtown to the river. his height makes the site a great place to stand and view the rest of downtown, as well as the river and

Washington hillsides. It is notable that there is no other place downtown that has this capability. he majority of the site is currently undeveloped, with only wild brush and a couple groupings of fairly large trees interruping the bare rock and soil. he trees give shade to both the brewery and secondary building currently being used as apartments, an important feature in such a hot climate. he area immetiately southeast of the brewery is relatively lat, creating a natural open space, and increases in grade further south toward the lot border. he steeper hillside has small vegetation, but is mostly bare rock. his area connects the top of the hillside to an strip of land that is

unowned by either the city or private interest and stretches between to residential lots to East 8th Street. he site continues sloping downward along the southern wall of the brewery building, and connnects to a driveway immediately west of the secondary building. his driveway branches and connects to both directions of 3rd street. he only oicial parking exists directly north of the brewery and steeper hillside, and connects to the lot of both the Auto and Souvenir Shops. his site ofers opportunity to design an adaptive reuse building as well as make connections between the residential and downtown districts in a way that does not currently exist.

Site Section to Columbia River

Residential Neighborhoods on Top of Hill

214 t elv.

94t rise

Brewery Building

2nd Street

Winery Buildings

Train Tracks

Shipping Yard

Industrial Pools

Access Road

Interstate 84

39t rise

120 t elv.

81 t elv.

0t

32

64

128

192t

Columbia River

52

9.3 Current Structure

9

1st Floor Plan

8 3 ft Thick Rock/Rubble Walls

7

1/8” = 1’

N

6 10' - 2 "

5 10' - 2 "

4 10' - 2 "

3 10' - 2 "

2 10' - 2 "

1 10' - 2 " 10' - 2 "

Loading Door

10' - 2 "

Brick Interior 12” Round Hollow Steel Columns

12” Square Hollow Steel Columns

A 16' - 0 "

UP

6' - 6"

Brick Lined Retaining Wall

Landing Torn Out

B

1st Floor Interior

Fig 9.2

Fig 9.3

Fig 9.7

Fig 9.8

Unfortunately, the building was old enough that there were no existing structural drawings available. his made it necessary to take extensive measurements and extrapolate the iner details of the existing structure. In general, the building currently consists of 3 foot thick rubble walls that are lined with brick on the interior. Floor to loor height is roughly 18 feet, and has metal framed structural bays that are 15’x10’-2�. he irst loor has two entry doors, no windows, and one garage style freight door on the West wall. he interior space is completely open except for a small area that had been walled of and used as a freezer at one time.

Fig 9.4

Fig 9.5

Fig 9.9

he irst level is currently a partial loor, being roughly 10 feet narrower than the upper two levels. he South exterior wall sits directly on this area, and on the irst loor it is lined with brick to match the interior of the other structural walls.

Along the walls, the metal columns are partially recessed, with the connecting beams being secured by metal caps on the exterior of the building. he interior of this loor is currently whitewashed, and has minimal furniture. he condition of the structural framing is very poor, with rust and other corrosion taking a heavy toll on much of the exposed material. he concrete decking that is both the ceiling for

Fig 9.6

Fig 9.10

Fig 9.11

this level and loor for the second level almost completely envelopes the metal beam grid. he staircase bordering the Eastern wall of the structure, the only wooden construction of this level, is completely torn out. his makes any access to the upper loors from the irst impossible, and renders almost two full structural bays useless. he height of the space, thickness of the walls, material, lack of windows, and the fact that it is built into the north face of the hillside makes this overall building, in particular the 1st loor, a natural cooler. his is extremely important in a climate that can reach upwards of 120 degrees in the summer.

54

9

2nd Floor Plan

8 7

1/8” = 1’

6

N

5 4 3 2 1

Main Floor Space

12” Round Hollow Steel Columns

Doorway 3ft above loor Height 12” Square Hollow Steel Columns

A

DN

Stairs Torn Out

Mezzanine 7ft above Floor Level

B

Entrance to Main Level

Doorway to Mezzanine Level

C

2nd Floor Interior

Fig 9.12

Fig 9.13

Fig 9.14

Fig 9.15

Fig 9.17

Fig 9.18

Fig 9.19

Fig 9.20

he second loor has two entrances, one on the far Southwest corner, and one mid-way up the south wall, and opens to a mezzanine level.

Both doors were originally windows that have been punched out and expanded to house the door frames, and were not particularly well constructed. he loor is mostly open space, but currently taken up by a large amount of storage items. he loor to loor height of this level is 18 t, the same as the irst loor, and repeats the technique of encasing the double-beam framing in the concrete decking for the loor above.

he columns are the same styles as on the irst loor, square columns around the perimeter and cylindrical along the center line, only slightly smaller in diameter. he staircase on the east wall is again largely torn out, with a ladder supplying the only access to the third loor from this level. here is also another added doorway in the stairwell on the East wall roughly 3 feet above the stair landing. his level has windows on both the North and South walls, and are relatively evenly spaced. hey are tall windows, with a sill height of four feet,

Fig 9.16

Fig 9.21

and reaching over nine feet at the top of the arch. he mezzanine is constructed, mostly of 2x4 and plywood, and sits roughly seven feet above the loor. Without an internal stair, the second exterior door is the only formal entry onto the mezzanine. he overall condition of the second loor is not much better than the irst, and there are several large cracks spidering across the concrete decking above.

56

9 8 7

3rd Floor Plan

6 5

1/8” = 1’

N

4 3 2 1

9” Round Hollow Steel Columns

9” Square Hollow Steel Columns

A

B

DN

3rd Floor Access

C

DN

3rd Floor Interior

Fig 9.22

Fig 9.27

Fig 9.23

Fig 9.28

he third loor is accessible only by use of a ramp that currently juts out into a relatively lat space in the site on top of the hillside immediately south of the main parking lot of of 2nd Street. his level is completely open, other than the large quantity of trash and “stored items� littering the walls and loor. he ceiling and roof structure is made of a combination of metal I-beams and wooden members. he wood is extremely worn, and has been damaged by a ire that was started by squatters a few years ago.

Fig 9.25

Fig 9.24

Fig 9.29

Fig 9.26

Fig 9.30

On the West wall, there is are supports for what used to be a sign cantilevered out from the exterior wall. his was a later addition and was used to support a billboard.

As on the second loor, the column system is again repeated, but in a smaller diameter than the loor below. he main diference in the framing on this loor is the absence of the double I-beams at the top of the columns. he stairwell on this loor is mostly intact, and provides access to the roof. here are windows on all four walls of this

Fig 9.31

loor, though the windows on the eastern wall are completely contained in the stairwell. here are serious electrical issues with the ixtures of this level, throwing out showers of sparks if the lights are switched on. he condition of the third loor is particularly damaged, especially if the roof structure is considered. he wooden framing gives it a diferent feel than the rest of the building, but it is detracted by the damage and deterioration.

58

A C

B

B

C

A Top Roof Access 60 ft Roof 54 ft

3rd Floor 36 ft

Roof 54 ft

3rd Floor 36 ft Windows 4’ 8” of Floor Level

Mezzanine

Hillside 24 ft 2nd Floor 18 ft

1st Floor 0 ft

Section Facing West

Hillside 24 ft 2nd Floor 18 ft

1st Floor 0 ft

Section Facing East

Mezzanine

Exterior and Site

Fig 9.32

Fig 9.37

Fig 9.33

Fig 9.38

he exterior of the building and site are probably the best parts of this project. he irregular rock walls have great texture, and the history of the building is represented in the modiications that have been done to the various facades. his qualityis what makes the building recognizable, and was important to preserve in the inished design. he metal beams running through the building are secured by metal caps that dot the exterior, and the roof access that is the top of the stairwell is entirely constructed of wood, providing yet another material to the overall scheme.

Fig 9.34

Fig 9.39

Fig 9.35

Fig 9.36

Fig 9.40

Fig 9.41

Nestled into the hillside, the building has a very intersting character. hat, and the materiality gives the brewery a sense of permanance that makes the building seem more connected to the site than typical structures. he way the road curves around the site also gives viewers a good look at three full sides of the building as they pass. his transition from east to west along the street facade was an interesting aspect of the design development. he secondary building located southwest of the brewery is the old ice house, constructed ater the brewery was sold by the original owners.

It is a single story stone building, except for a tall attic space that is accessed from the top of the hill directly behind the structure. he rock only reaches around 10 feet in height before changing to wood construction. he rooline plunges northward at a steep angle, contrasting with the relatively lat roof of the brewery.

In the inal proposal, it is recommended that this secondary building be converted into small workshop spaces until a dedicated larger structure can be constructed in the later phases of the project.

60

10.0 Program Speciics 10.1 Brewery and Tasting Bar Ater considration of the community, site, economic recovery plan, and building, it was decided that a mixed-use development would maximize the potential for the project. he program for the building and site would include a brewery, restaurant, crat workshops, and public open space. Again consulting the project goals, program speciics for each use were developed and further case studies were consulted.

Total Area:

6840 sqt

Brewery Floor: Cooler: Storage: Oice: Tasting Bar: Lobby: Circulation: Other:

1951 520 1,149 170 800 450 900 450

7% 14%

31%

7%

12%

8% 3% 18%

Equipment Needed: Mash System Mash tank Lauter tun Electric stream generator Malt mill machine Wort pump Plat heat exchanger

Cooling system Bright tanks Ice liquid tank Refrigeration machine Filter system Filter diamite tank Pump

Controlling system Meter controlling board Regerator board PLC controll board Cleaning system Sterilize tank Alkali liquor tank Washing pump

Fermentation system Fermentation tank Yeast adding equipment Cooling pump

A functional brewery has several cagegories of equipment that are required to function. A mash system, fermentation system, cooling system, ilter system, controlling system, and cleaning system.

Each of them has to be related to each other spatially in order to maximize eiciency and save space. he mash and fermentations mostly should be located on the main warehouse leve. he only execption to this is the malt mill machine. his traditionally is located on an upper level for two

reasons. he irst is that it is easier to gravity feed the milled grain in an automatic system, and the other is that the milling process produces ine dust that is extremely lammable, and can be dangerous if inhaled. Because of this, it must be segregated from the main warehouse activity.

A substantial sized cooler is required for the bright tanks used in inished beer storage. he hops must also be kept cool, so this requies its own space. he tasting bar requires its own space, and

serves to both provide a casual place to sample product, but allow people within to observe the activities of the brewery. his is mainly why it is best raised up above the brewery proper, even slightly, to showcase both the equipment and movement of product/workers.

10.2 Restaurant

Total Area:

6840 sqt

Main Seating: Outdoor Seating Main Kitchen: Prep Kitchen: Storage: Cooler: Freezer: Oice: Circulation: Other:

1615 500 330 250 500 90 125 100 400 330

8% 9% 2% 3% 2%

38%

12%

6% 8%

12%

Equipment Needed: Main Kitchen Gas Range Fryer Station Grill Station Griddle Station Salamander Broiler Baking Oven Hot Tables Cold Prep Tables

Prep Kitchen Gas Range Griddle Station Boiler Cold Prep Tables Food Storage Walk-in cooler Walk-in Freezer Refrigeration machine

he restaurant, as envisioned, would cater to a wide variety of clientele, and be lexible enough to survive both the peak tourist season and the slower of season.

Due to the size of the loorplan, it is best to separate the main cooking space from the preparation activities. Transparency being a theme in the design, attention on the chef and staf cooking the meals makes it more sensible for the main kitchen to share the same level as the restaurant seating.

Beverage/Wait Station Cash Registers Beverage Assembly Station Wash Station Dish Washer Rolling Table

Since the main peparation activities is on an uppper level, it also makes sense to house the main dry storage, cooler, and freezer on this level. his arrangement would also provide an opportunity to allow the restaurant staf to have their own space, and, in turn, let them view the restaurant loor and main kitchen activity.

Both of these loors, and the brewery levels, would be accessible by elevator, internal stair, and exterior stair. he storage being on the top level, as well as ADA needs, makes elevator access

imperative. he activities of the wait staf need to be positioned between the main seating area and the kitchen for both ease of service tasks, and providing a visual and noise barrier between the two areas.

62

10.3 Future Developent: Crat Workshops

Crat/Workshop Space

Product sold at local markets/events

Community Engagement

Economic Expansion

Crat Training

he later stages of the Columbia Brewery and Crat Plaza include the construction of a number of workshop spaces. hese spaces would be intended for light industrial/crat activities such as pottery, jewelry making, small printshops or other similar industries. here are a lot of industrial buildings in downtown he Dalles, and there are a lot of vacant oice spaces, but one of the things in short supply is high quality, lexible workshop space. here are a number of small businesses in he Dalles that sell high quality handmade merchandise, but many of them work out of their garage by necessity. his

Storefront Expansion

Crat District

may be convenient in certain ways, but it also means they do not have formal working space or storefronts that would legitimize them in the eyes of many potential investors and distributors. he hope for the crat workshop spaces is that they would be the beginning of a cycle of economic activity and knowledge sharing that would result in a continual expansion of small scale crat industry.

Once constructed, the workshop space along with the public plaza would be a natural gathering space and could be host to a number of community events. At these events, both the

product and the facilities could be showcased, and hopefully result in both more usage of the workshops and a thriving crat marketplace.

Once the crat district is established, more foot traic would encourage further community engagement. Perhaps partnering with the local community college, the plaza could host training workshops and expand the general crat knowledge base within the community. his resulting condition, as well as a nearby example of success, would result in more people investing in their own businesses, continuing the cycle.

10.4 Public Plaza

Residential Neighborhoods

Gathering Space Workshops

Downtown Crat Plaza Brewery Green Space

Cruise Dock

Waterfront Park

he goal for the crat plaza is for it to be both a destination point with activities such as the brewery, restaurant, workshops, and a series of gathering and green spaces, it is also a potential conduit. here is currently a disconnect between the residential neighborhoods and the downtown in the form of a steep hill. his height diference severely narrows the pathways residents can follow to travel both downtown and to the riverfront.

Currently these pathways are a handfull of steep roads, only few of which have formal

sidewalks. he creation of a new pathway, one exclusively created for pedestrian and bicylce traic, can increase the likelyhood of choosing to make that trip.

Once at the bottom of the plaza, one is immediately downtown and can choose to either travel down the main avenues of 2nd and 3rd street, or go across the bridge to waterfront park.

Either choice can be part of an activity loop that includes downtown, the cruise dock, Riverfront trail, and Waterfront park. Likewise, visitors

ai nt Tr o r f r e Riv

l

arriving at the cruise dock can follow the same loop to the plaza and back to the boat along either the streets or the waterfront. his relationship as a connecting piece between the residents and the historic downtown is an important factor in the success of both the overall site and the downtown revitalization eforts.

64

11.0 Brewery and Restaurant Case Studies 11.1 Case Study 1 Laurelwood Brewery and Pub

Fig 11.1

Fig 11.6

Fig 11.2

Fig 11.7

he Laurelwood Brwery and Restaurant on Sandy Blvd in Portland opened in 2001, but has only been in its current location since 2007. he overall loorspace of the building is roughly 70/30 Restaurant/Brewery. Totalling about 2400 sqt, the brewery is in a long rectangular arrangement with most of the fermenters located toward the street in front of a large window. hey have several diferent sizes of fermenters: 4 single batch, four double batch, and one large fermenter that holds up to 45 barrels of fermenting beer. he cooler is on the other side of a dividing wall from the mash tanks, and provides enough storage for up to 400 barrels. his is also

Fig 11.8

Fig 11.3

Fig 11.4

Fig 11.9

where the hops is stored, needing to be refrigerated.

All of their tanks are jacketed, meaning they are well insulated, this means they require much less efort to regulate the temperature than typical tanks. hey have a partial second story above the loading area they use for milling and as a small oice. he grain storage is in two covered silos, each having a 40k capacity, that feed directly into the miller. In a separate building, they have the larger oice activity, barrel storage, and 30 aging barrels. here is no formal bottling area in the brewery, as they employ a bottling contractor that brings their own equipment and supplies. his lets

Fig 11.5

Fig 11.10

the brewery save a great deal of space. he brewery averages two batches a day, and produces upwards of 7000 barrels of beer a year. his allows them to supply four restaurant locations, with around 30-40% let over to be sold to local distributors. his was a very good case study for my project because not noly does it have the same program overall, but the space dedicated to the brewery is almost exactly the same footprint as the Columbia Brewery building. he amount of tanks, and the arrangement gives a clear idea of the general capacity of the space, and the funtional setup of equipment and storage.

11.2 Case Study 2 Leikam Brewing Co.

Fig 11.15

Fig 11.11

Located in a residential area, this small brewery is located in a newly constructed building roughly the size of a garage. Speciically designed for the activity, the building has two levels. he irst houses two fermenters, two mash tanks, and a small cooler with jacketed bright tanks. he upper level is a partial loor and open to the main brewery space below. It is dedicated to general storage of gran, and oice space. he total square footage of the brewery is around 300 sqt,

Fig 11.12

Fig 11.13

which makes eiciency extremely important. he brewery makes 5 barrel batches, two or three batches a week. his makes their yearly supply around 500 barrels a year. he brewery does not bottle their beer, exclusively selling their product in growlers or kegs through a subscription service model. his is case study shows how much brewery can be put into a very small location. When assessing options of how much space to dedicate

Fig 11.14

to the brewery activity versus other programs in the Columbia Brewery building, this gave a good indication of how far one could stretch the equipment and beer production. Weighing in how much small scale facilities can produce with restauraunt needs and possiblility of expansion, this case study helped quite a bit in my inal decision.

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11.3 Case Study 1 McMenamins: Anderson School

Fig 11.17

Fig 11.16

Originally Bothell Junior High School, built in 1931, the Anderson School is a very large site consisting of ive diferent buildings. Two of the buildings have been transformed into hotel rooms, one is a restaurant, one is a pool/tiki bar & spa, and the builidng furthest isolated is a brewery and games room. he brewery, roughly 2,000 sqt in size, has 6 fermenters, two mash tanks, another large storage

Fig 11.18

tank, and 40 bright tanks in its large cooler. here is also barrel storage, and spent grain storage in a separate location on the exterior.

Several skylights provide ample daylight to the space, and the proximity of the cooler to the game room bar makes supplying the beer taps relatively easy. he restaurant/cafeteria is large, roughly 8,600 sqt, and located in a separate building.

his case study for demonstrated how much restaurant and other facilities can be supplied with close to the same square footage as a level of the Columbia Brewery building. While this arrangement is single level, and a bit more lexible in terms of space, the relationship between the brewery and the other program in the building is fairly clear.

11.4 Case Study 2 McMenamins: Old Curch and Pub

Fig 11.19

Fig 11.20

Located in Wilsonville, McMenamins Old Church and Pub is a rennovated curch and separate restaurant building. he church is on what used to be a major trade route through the region and near where Boone’s ferry made regular stops.

Built in 1911, the church is a classic pioneer style building of wood construction and consists of a main open level, a basement and bell tower and steeple. he restaurant is of new construction, and takes its design cues from both the church and the old ferry dock nearby. Large wooden pillars and

Fig 11.21

beams give the interior warmth, while the large colored windows provide both light and add to the overall feel of the space. he church basement, once used as a daycare, is dedicated to the brewery activity, while the main level of the church is now an open event space. Large stain glass windows do a great deal to liven the otherwise very simple architecture. he space between the church building and the restaruaunt has been speciically landscaped for use as an outdoor ampitheater. he overall inten-

tion for this project was to provide a space and program that would draw people in and supply as much opportunity for social interaction as possible. his is a good case study for my project because of the variety of program, and the particuar focus of being utilized as a community gathering space. he restaurant and brewery are important aspects of the overall project, but is also meant to be a general draw to get people into the nearby shopping district.

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12.0 Design Development

70

12.1 Choosing Scale of Intervention

FIX!

Ater assessing the physical condition of the building and the overall site, various scales of intervention were explored. Some explored using just the existing loorplan, others had a small addition; and some added substantial new development.

Along with this massing investigation was further exploration about the attitude the development would take. Development within the existing structure would keep the familiar exterior mostly intact while providing new program within. his would be a more comfortable solution to some, but possibly run the risk of being so

understated that the new development could go completely unnoticed. While more overt structural augmentation might alienate more conservative members of the community, a strong stance both materially and otherwise in contrast with the existing structure could emphasize the concepts of new and old.

In each of these proposals, the program of the irst loor is a brewery, the second is the restaurant, and the top loor is workshop space. he brewery is on the irst level because the equipment and supply delivery require large trucks, and the parking lot on the ground level is easier to

accommodate such activity. he restaurant is in the middle loor because of a desire to connect it with the public realm of the plaza, and the top loor is workshop space to provide a certain level of privacy to the creation process. he irst proposal changed very little about the existing building, keeping the same loor height, base structural grid, and the circulation path remained along the interior of the eastern wall. he program consisted of a brewery on the bottom loor with a small addition, a restaurant on the second loor, and a few workshops on the third.

he modest addition on the ground loor would add the possibility of outdoor seating in the restaurant above. he second option again mostly kept the main structure intact, but moved the circulation to the exterior of the stone structure, but inside a full height atrium that would be added to the street facing facade. his was to allow visitors to touch the stone wall, and have an upclose connection to the materiality. he program again remained within the existing loor structure, with the brewery on the ground loor, restaurant on the second, and workshops on the third loor.

he third option explored moving the circulation into a central core that would allow people moving up the structure to view and interact with the activities of each loor. his scheme focused on transparency, and involved cutting large windows in the facade along the circulation core to maximize sunlight penetration. he fourth scheme would involve the most drastic alteration to the existing structure.

Taking advantage of the tall loor-to-loor height, this option adds several mezzanine levels to the structure. his would allow for much higher square footage and includes rootop access. he mezzanine

levels would be of a diferent material and protrude from the facade to emphasize the changes to both the structure and program of the building. he inal program developed for the building is a cross between the irst and fourth schemes discussed previously. Changing the interior structure and loor heights to allow for an additional level, the circulation core is moved to the Eastern side of the building in the form of an addition. he decision was also made to move the workshop program to a future phase of development to simplify the overall building design.

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12.2 Structural Conditions Wall Reinforcement and New Structural Grid

Fig 12.2 Corroded Framing Encased in Concrete

Fig 12.1 Demolished Stairwell

Fig 12.5 Aged and Fire Damaged Wooden Framing and Roof Structure

Fig 12.6 Metal Framing

he overall condition of the building played a big part in deciding how to approach the renovation, and ater the initial inspection my impression was that the exterior walls were most likely the only salvageable parts of the structure. he framing system is extremely corroded, and the double I beams are almost entirely encased in the concrete decking. his would prove to be extremely diicult to replace if proven necessary. Also, due to the time period in which the building was constructed, there is almost no way to verify the strength of the members without physically taking them out and testing them. his is also a problem when it comes to the concrete

Fig 12.3 Crack Along 2nd and 3rd Floor Concrete Decking

Fig 12.7 Corroded Metal Framing and Pipes

decking on each loor. Without any construction documents to reference, the only way to establish the construction method and presence of any reinforcement is to perform coring and/or other expensive testing procedures. he stairwell is torn out on several levels, and the wood is largely aged to the point of being useless to recycle in any way other than aesthetically. Likewise, the wooden structure that comprises the third loor ceiling and roof framing is extremely old and has signiicant ire damage. here is little in the structure worth the efort of repairing other than the walls than the perimeter rock/brick walls. Ater speaking to a

Fig 12.4 Fire Damaged Wooden Beams and Corroded Metal Framing

Fig 12.8 Damaged Roof Structure

couple of structural engineers, they concurred with the assessment. herefore, the base condition that was used for the design development is the assumption that the building would be largely gutted, and the existing walls reinforced with concrete and/or wall stabilizing metal cross framing.

Since the old metal framing has been torn out in this scenario, the decision was made to alter the structural bays and adjust the loor heights to allow for a fourth story. he new roof would also be raised up to allow for this additional height.

12.3 Design Approach Fig 12.10

Fig 12.9

he high sloping roof contrasts with the heavy, grounded, and linear nature of the existing structure.

Like the McMenamins project, the public plaza is ultimately intended to be a multi-use gatheing space.

Ranging from casual to larger and more organized festivals and activities

Fig 12.11

he glazing, combined with the stonework prrovide a contrasting aesthetic. he transparency also showcases movement up and through the structure

he overall design approach centered on making a clear and bold statement with both the materials and newer construction. Making the renovation too subtle would confuse the historic elements, and somewhat miss the point of contrasting with the current methods of preservation outlined in the historic guidelines. he main three additions visible from the exterior are the large circulation core on the east side of the brewery, the raised and expanded sloped roof, and the grain silos and exterior stair supported by metal framing. he silo and stair addition are clean, and industrial, playing of of the

nearby trainyard and seasonal cherry processsing plant. he whole eastern section of downtown is full of warehouses, and this design approach is a response to that condition. he rooline is raised of of the thick structural walls, and expanded out to give the illusion of loating above the building when viewed from below. his is serves as another contrast to the grounded original structure, and also provides the height required for the prep kitchen loor. his is also a sharp departure from the original moderately sloped roof and modest overhang. he new circulation core and lobby

addition is also made of stonework, but in a cleaner more regular pattern, and much lighter color. his is meant to contrast with the rough, dark, and irregular material of the existing walls. he material of the addition is also meant to relate to the materials used in the construction of the pedestrian plazas. he shape and circulation path of the addition is also an extention of the pathway down the hillside. he sloped, vaguely conical shaped roof provides shade to both the building and courtyard immediatly in front of the third loor entrance.

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12.4 Brewery

Fermenters and Main Brewery Floor

Cooler and Bright Tanks

he irst loor is dedicated entirely to the brewery, as well as half of the second. Retaining the existing freight door, the fermenters and other tanks are positioned along the north wall. Directly above the loading door is a mezzanine level that can be reached by forklit. his is intended to be the main avenue for supply storage, and also houses the milling equipment. he grain is stored in two large metal silos that feed into the miller and then transfered to the mash tanks.

On the south half of the irst loor is the main cooler, barrel storage/wash area, and lexible open space that would be utilized as long term aging barrel storage. Inside the cooler are rows of “bright tanks” that house the completed brew until time to bottle or transfer to kegs.

SW Exterior and Grain Silos

he main brewery space would be double height, both for light penetration from the windows located on the existing second loor, as well as allow for the height of the fermenters.

On the east side of the building is the new addition, constructed out of concrete decking, modern stonework on the walls, and metal framed glazing along the circulation path. he main entrance is located on the northern point of the addition, with a reception area, staircase, and oice space further inside. he oice opens up both to this reception area as well as directly into the brewery space. he elevator is also located in this space. he second loor is mostly dedicated to the more “formal” business activities. he second

NW Exterior and Grain Silos

level lobby leads to both the main oice and the tasting bar that overlooks the fermenters on the irst loor. his space is intended for both casual entertainment, as well as provide a more formal setting for meeting with investors as well as potential distributors.

Continuing along the south wall, this space is the main storage area for the brewery, and includes an exit out to the exterior terraces. A short staircase provides access to the lowered pallet storage area. he entire second level contained within the existing structure has only 4 foot height walls. his allows for those in the tasting area to watch the activities in the main brewery warehouse space.

1 - Main Entrance/Lobby 2 - Oice Space 3 - Barrel Storage 4 - Fermenters 5 - Cooler/Bright Tanks 6 - Freight Door 7 - 2nd Floor Lobby/Oice 8 - Tasting Bar 9 - Storage/Exit to Lower Plaza 10 - Palet Storage/Mill Area

9

8 5

6

3

7

10

4 2 1

76

1st Floor: Brewery/ Main Entrance 1’ = 1/16”

7 6 5 4 3 2 1

UP DN DN

A

UP

B

C

2nd Floor: Tasting Bar/Storage 1’ = 1/16”

78

C

Section Facing West

B

A

A

B

C

Section Facing East 1’ = 1/16”

Prep Kitchen 40' - 0" Restaurant Level 30' - 0" Bar and Storage 18' - 0"

1st Floor 0' - 0" North Facade Elevation 1’ = 1/16”

PRODUCED BY AN AUTODESK STUDENT PRODUCT

Top of Wall 54' - 0"

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12.5 Restaurant

Top of stair/entrance from plaza

Prep Kitchen

he restaurant activity in the building exists on the 3rd and fourth loors, and is reached either from the main staircase in the East addition or directly from the public plaza on top of the hill.

In the addition, and accessed either from the restaurant or the lobby, is a lexible outdoor space that can be used for exterior seating in warmer months, or opened to the public for viewing the downtown and river. he main restaurant seating is along the north half of the 3rd loor, and has a raised section that can be either used for seating, live music, or other activity. Cut out of the north wall are large viewing windows to allow for maximum sunlight penetration as well as provide panoramic views of

Main seating and windows

the downtown, Columbia River, and Washington landscape. hese windows also provide a visual cue to those outside to the activities within the renovated structure. he north orientation of the windows minimizes solar gain, making the space lighted but not overly hot in the summer months. he raised seating area breaks up the space visually, and allows for potential diferentiation of use. his area also has a viewing window into the primary kitchen, so diners can watch the food preparation activities while they wait/eat.

Along the West wall, and most of the south half of the third loor are the the primary kitchen, storage, drink station, dish washing station, and bathrooms. here is also an interior stair leading to

Main seating interior

the prep kitchen. he 4th loor consists of the prep kitchen, cooler, freezer, dry storage, and oice space. he prep kitchen is located in the SW corner of the structure, with a window looking down over the primary kitchen. It also has an exit to the exterior stair. he oice space is located on the opposite end, near the entry from the 3rd loor lobby and elevator. he remainder of the loor is dedicated to storage and circulation space, Large windows along the North wall look out over the 3rd loor dining space, provide light penetration, and allows the employees to enjoy the same views as the diners below.

10

9 8 7

11

6

1 - Entrance/Lobby 2 - Exterior Seating 3 - Main Seating 4 - Raised Seating 5 - Primary Kitchen 6 - Oice 7 - Storage 8 - Freezer 9 - Cooler 10 - Prep Kitchen/Exit 11 - Grain Storage For Brewery

5 4 3

1

2

82

7 6 5 4 3 2 1

A UP UP DN

DN

B

UP

C

-

3rd Floor: Restaurant/Plaza Entrance 1’ = 1/16”

7 6 5 4 3 2 1

A DN

DN

B DN

C

4th Floor: Prep Kitchen 1’ = 1/16”

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12.6 Plaza Proposal

Houseboat Dock Rive

Ta ylo rS t

Mo nr oe

St

rfro nt T rail

Rail Yard

Winery

Brewer y

he overall concept for the larger site stems from the desire to create more connectivity between the downtown and the residential neighborhoods on the hill above. he site provides an opportunity for this because it bridges both of these elevations, and also connects to a completely unowned property between two houses on the top of the hill. he creation of a pedestrian/bicycle path through this site could create both a better way for people to travel into the downtown district, and take advantage of topography that has some of the

Grade

best views available in the downtown area. here being almost 100 t diference in elevation from the south point on top of the hill to the lowest elevation along 2nd street, the journey down the hill can showcase many diferent views from a high quality public gathering space.

Once people have made the journey down to 2nd street, they are immediately able to travel up the avenues identiied as a focus in the town’s Economic Recovery Plan. Likewise, tourists traveling from the cruise dock can travel up 2nd and 3rd street toward both the renovated brewery

and the large winery across the street.

Bicyclists, and pedestrians not minding a bit of a walk can also travel east and across the bridge to the civilian dock and waterfront park. his park also has access to the riverfront trail that runs a substaintial length along the Columbia river. his trail is one of the several investiments that the city has made in improving the overall access and relationship with the river, and runs directly past the newly constructed cruise dock. he brewery and restauraunt can be a stopping point along this path.

Cascading Terraces

DN

he idea for the plaza itself focused around the creation of multiple smaller “mini-parks” cascading down the hillside towards the brewery building and to the street. here are several reasons for this, one of which being that it allows for a more gradual descent, another being the possibility to have a variety of public spaces contained within the overall site. his would draw a larger number of people than a more typical arrangement, and be a unique addition to the town’s public spaces. he visibility of the building and site from

the highway is another reason for wanting to make a more conspicuous plaza design. Tourism being a major focus of the town’s recovery plan, this can help draw people directly from the highway into the downtown core.

While this design is conceptual, it also communicates programmatically with the addition on the east side of the brewery. People descending from the top of the hill would either be able to continue down to the street or enter the third loor of the brewery and take advantage of the restaurant

or terrace viewing area. he concept model pictured helped to work out a general descent pattern for the individual spaces. By moving around the cascading wood pieces, I was better able to visualize how these terraces could be positioned and interact with each other as they traveled down the hillside. he next step for this would be to establish the diferent scales and programmatic elements to showcase in the overall plaza design.

86

13.0 Conclusion Comparing the inished design to the project goals developed at the beginning of the process, the overall design has shown progress towards each.

Fusion- he building draws contrasts with the original structure, but does so in a way that emphasizes the strengths of both the existing brewery and the new construction Recovery- he program development is appropriate for the building renovation, and the project as a whole represents the possible beginning of a new economic direction for the immediate downtown area.

Balance- he placement of the brewery, and the potential pathway the plaza development represents can draw both the residents and visitors into and through the recovering downtown. he physical location allows the circulation path of both groups to overlap, and the program can accomodate the busier tourist season and the relatively slower of season.

Expression- he revival of the brewery building and business is an example of how the

town can look in into their history for possible cues and ideas for how to move forward.

Enhancement- he plaza and building are within the economic recovery zone, and is compatible with the towns Economic Recovery Plan focus on diversiication of business activity and attracting additional revinue through tourism. Not relying entirely on the tourist industry, but using it to support further economic development.

Connectivity- Residential neighborhoods and the downtown district are connected through the plaza development in a way that draws people into the public space and through downtown. he relationship between the areas can reach back and forth with the holding of events or festivals in the developing public space, and further encourage interaction.

In the end, the Columbia Brewery and Crat Plaza represents a potential boon to the economy and cultural identity of he Dalles, and the emerging downtown district. he program its in appropriately with the goals of the Economic Recovery Plan, and provides a

clear destination in the form of a crat district to draw tourists through the downtown area from the cruised dock. he revival of the brewery represents both the history and future path of the town, drawing from what came before in a new way. he restaurant, and eventually the workshops provide new activities in the area, and with the addition of an education component, can be a catalyst for further small crat businesses.

Once complete, the plaza would facilitate movement from the residential neighborhoods down through a series of gathering spaces, and into the downtown area.

An ideal situation would have the residents and tourists crisscrossing along the same avenues and taking advantage of the local businesses.

If communities took a broader stance on the treatment of their aging buildings and infrastructure, they could start to make the built environment connect and communicate in ways that have increased depth, and is much more inviting to both residents and visitors.

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Endnotes: 1. Brand, Stewart. “Age plus...they learn from it.” How Buildings Learn, 23 2. McManamon, Francis P. “4: The Protection of Archaeological Resources in the United States: Reconciling Preservation with Contemporary Society.” Cultural Resource Management in Contemporary Society: Perspectives on Managing and Presenting the Past. Ed. Francis P. McManamon and Alf Hatton.

London: Routledge, 2000. 40-54 3. Stephen Tschudi-Madisen “W destroyed....Shamelessly.” Challenge to our cultural Heritage, 124 4. Ulrich Conrads, Programs and Manifestoes on 20th Century Architecture 5. McManamon, Francis P., and Alf Hatton. “1: Introduction: Considering Cultural Resource Management in Modern Society.” Cultural Resource Management in Contemporary Society: Perspectives on Managing and Presenting the Past. Ed. Francis P. McManamon and Alf Hatton. London: Routledge, 2000. 1-19. Questia. Web. 10 June 2015.

6 Robert Shipley, Steve Utz & Michael Parsons entitled “Does Adaptive Reuse Pay? A Study of the Business of Building Renovation in Ontario, Canada” 7 “Convent De Sant Francesc by David Closes.” Dezeen Auditorium in the Church of Saint Francis Convent by David Closes Comments. N.p., 25 July 2012. Web. 10 June 2015.

8 “Moritzburg Museum Extension by Nieto Sobejano Arquitectos - Dezeen.” Dezeen Moritzburg Museum Extension by Nieto Sobejano Arquitectos Comments. N.p., 16 June 2011. Web. 10 June 2015.

9 “he Green Building / (fer) Studio.” ArchDaily. N.p., 09 Mar. 2011. Web. 10 June 2015.

10 McManamon, Francis P., and Alf Hatton. “1: Introduction: Considering Cultural Resource Management in Modern Society.” Cultural Resource Management in Contemporary Society: Perspectives on Managing and Presenting the Past. Ed. Francis P. McManamon and Alf Hatton. London: Routledge, 2000. 1-19. Questia. Web. 10 June 2015.

Appendix A .................................... List of Figures

Appendix A: List of Figures Figure 2.1: Photograph by Aaron Webster (PBAW) Figure 2.2: https://fusilier.iles.wordpress.com/2010/06/mount-vernon-by-andrew-deci.jpg Figure 2.3: http://www.kenney-mencher.com/pic_old/20th_century/le_corbusier_diagram_of_steel_concrete.jpg Figure 2.4: https://metrhispanico.iles.wordpress.com/2012/06/plan-voisin.png Figure 2.5: http://alloveralbany.com/images/central_warehouse.jpg Figure 2.6: http://en.wikipedia.org/wiki/Advisory_Council_on_Historic_Preservation Figure 2.7: http://www.nationalregisterohistoricplaces.com/ Figure 2.8: http://www.preservationnation.org/who-we-are/history.html#.VXG2F0bhBLM Figure 2.9: image via google search Figure 2.10: http://static.dezeen.com/uploads/2012/07/dezeen_Convent-de-Sant-Francesc-by-DavidCloses_1_784.jpg Figure 2.11: http://www.pinterest.com/pin/175781191676101662/ Figure 2.12: http://djwong.org/photography/oregon/portland/pittock_mansion/a9050096.jpg_slide.html Figure 2.13: http://www.bakercabin.org/ Figure 2.14: Young Street Lane Ofices by Malcolm Fraser Architects photo: David Cemry Figure 2.15: http://2modern.blogs.com/photos/uncategorized/2008/06/19/structure2.jpg Figure 3.1: http://www.wsws.org/en/media/photos/legacy/2009apr/slides/a10-auto-09.jpg Figure 3.2: http://www.wsws.org/en/media/photos/legacy/2009apr/slides/a10-auto-01.jpg Figure 3.3: http://www.gemtheatre.org/images/closed_factory_gates.jpg Figure 3.4: http://media.katu.com/images/120722_implosion_660.jpg Figure 3.5: http://www.historicthedalles.org/ Figure 3.6: http://visit-ketchikan.com/ Figure 3.7: http://www.astoriaoregon.com/images/banner.jpg Figure 3.8: http://media-cache-ak0.pinimg.com/736x/16/d2/2a/16d22a7be9babed024705d2598551d14. jpg Figure 3.9: Key West historic guidelines PDF Figure 3.10: The Dalles Historic Guidelines PDF Figure 3.11: Huntsville Historic Guidelines PDF Figure 3.12: http://3.bp.blogspot.com/_2aAIu14l1mQ/TERP2haCbZI/AAAAAAAABXg/7N67C8qJyds/ s400/Athens-building-770360.jpg Figure 3.13: http://vincentvanderveken.com/wp-content/photos/HongKong2/4-north-point-hong-kongrundown-buildings.jpg Figure 3.14: http://farm4.static.lickr.com/3024/2484248208_1f1fef5dc.jpg Figure 4.1: http://www.travelportland.com/wp-content/uploads/2014/11/TID-14-15-652x521-305x244. jpg Figure 4.2: http://rentonwa.gov/uploadedImages/Business/EDNSP/marketing/Renton_logo%20greygreen%281%29.jpg?n=5361 Figure 4.3: http://steamboatsprings.net/images/layout/design21/bb.jpg Figure 4.4: http://visitsedona.com/wp-content/uploads/2015/04/extravagant-yet-humble-1280x400.jpg Figure 4.5: http://www.lanesboro.com/ Figure 5.1: http://static.dezeen.com/uploads/2012/07/dezeen_Convent-de-Sant-Francesc-by-DavidCloses_1_784.jpg Figure 5.2: http://static.dezeen.com/uploads/2012/07/dezeen_Convent-de-Sant-Francesc-by-DavidCloses_3a.jpg Figure 5.3: http://static.dezeen.com/uploads/2012/07/dezeen_Convent-de-Sant-Francesc-by-DavidCloses_5.jpg Figure 5.4: http://static.dezeen.com/uploads/2012/07/dezeen_Convent-de-Sant-Francesc-by-DavidCloses_6.jpg Figure 5.5: http://static.dezeen.com/uploads/2012/07/dezeen_Convent-de-Sant-Francesc-by-DavidCloses_7.jpg Figure 5.6: http://s3.amazonaws.com/europaconcorsi/project_images/1926534/04_NS_MORITZBURG_ Roland-Halbe_1789-37_full.jpg Figure 5.7: http://static.dezeen.com/uploads/2011/06/dezeen_Moritzburg-Museum-Extension-by-Nien-

to-Sobejano-Arquitectos-13.jpg Figure 5.8: http://static.dezeen.com/uploads/2011/06/dezeen_Moritzburg-Museum-Extension-by-NientoSobejano-Arquitectos-15.jpg Figure 5.9: http://static.dezeen.com/uploads/2011/06/dezeen_Moritzburg-Museum-Extension-by-NientoSobejano-Arquitectos-11.gif Figure 5.10: http://static.dezeen.com/uploads/2011/06/dezeen_Moritzburg-Museum-Extension-by-NientoSobejano-Arquitectos-9.gif Figure 5.11: http://www.archdaily.com/118709/the-green-building-fer-studio/the-green-building-exterior-2/ Figure 5.12:http://www.archdaily.com/118709/the-green-building-fer-studio/the-green-building-interior-3/ Figure 5.13:http://www.archdaily.com/118709/the-green-building-fer-studio/the-green-building-interior-4/ Figure 5.14: http://www.archdaily.com/118709/the-green-building-fer-studio/the-green-building-interior-2/ Figure 5.15: http://www.archdaily.com/118709/the-green-building-fer-studio/Figure 5.16: Figure 7.1: http://activerain.trulia.com/image_store/uploads/4/0/7/7/0/ar129750914607704.jpg Figure 7.2: http://www.trainweb.org/cascadebruce/03007.

Figure 7.3: https://farm3.staticlickr.com/2043/2211642202_8b3d3ae57_z.jpg?zz=1 Figure 7.4: http://bendhouseseller.com/wp-content/uploads/2013/05/Prineville1.jpg Figure 7.5: https://farm8.staticlickr.com/7257/6971192280_7ebd558110_z.jpg Figure 7.6: PBAW Figure 7.7: PBAW Figure 7.8: http://ts3.mm.bing.net/th?id=HN.608017823026188156&pid=1.7 Figure 7.9: https://c1.staticlickr.com/5/4060/4669895258_f4586de480_z.jpg http://www.ci.the-dalles.or.us/: Figure 7.10: https://farm3.staticlickr.com/2358/2302903053_eb5cc20464_z.jpg?zz=1 Figure 7.11 https://farm4.staticlickr.com/3030/3104443478_6691f73aa_z.jpg?zz=1 Figure 7.12: https://farm1.staticlickr.com/164/339384716_7c2c38a0fe_z.jpg Figure 7.13: http://media.oregonlive.com/oregonian/photo/2011/04/-463bc24bf9adefd9.jpg Figure 7.14: http://photos.oregonlive.com/photo-essay/2011/04/rajneesh_-_life_on_the_ranch.html Figure 7.15: http://media.oregonlive.com/oregonian/photo/2011/04/-f240990ba5fd353f.jpg Figure 7.16 - 7.19: PBAW Figure 8.1 - 8.3: PBAW Figure 8.4: The Dalles Historic Guidelines PDF Figure 8.5 The Dalles Economic Recovery Plan PDF: Figure 8.6 - 8.9: PBAW Figure 9.1 - 9.41: PBAW Figure 11.1: http://www.laurelwoodbrewpub.com/ Figure 11.2 - 11.9: PBAW Figure 11.10: https://farm1.staticlickr.com/176/459236876_9abed276fd_z.jpg Figure 11.11 - 11.14: PBAW Figure 11.15: http://leikambrewing.com/ Figure 11.16: http://media.oregonlive.com/travel_impact/photo/exterior-anderson-school-work-in-progressat-anderson-school--february-2015-0bbaab0b2d5f45a.jpg Figure 11.17: McMenamins - Anderson School Design Packet; Ankrom Moisan Figure 11.18: McMenamins - Anderson School Design Packet; Ankrom Moisan Figure 11.19: http://budfawcett.com/mcmenamins/ Figure 11.20: http://www.mcmenamins.com/1652-mcmenamins-old-church-pub-home Figure 11.21: http://www.mcmenamins.com/1652-mcmenamins-old-church-pub-home Figure 12.1 - 12.8: PBAW

Appendix B ..................................... Bibliography

Appendix B: Bibliography 1. Ben-Joseph, Eran, and Terry S. Szold, eds. Regulating Place: Standards and the Shaping of Urban America. New York: Routledge, 2005.

2. Brand, Stewart. How Buildings Learn: What Happens after They’re Built. New York, NY: Viking, 1994. Print.

3. Brooks, Iris. “Transforming Prisons into Museums: Architectural Adaptation in Iberia.”

The World and I, December 2013 4. Brugmann, Jeb. Welcome to the Urban Revolution. Bloomsbury Press. New York, 2009 5. Donofrio, Gregory. “PRESERVATION BY ADAPTATION: Is It Sustainable?” Change Over Time 2, no. 2 (2012) 6. Falkner, Ann. Without Our Past?: A Handbook for the Preservation of Canada’s Architectural Heritage. Toronto: U of Toronto, 1977. Print.

7. Fisanick, Christina. Eco Architecture (Opposing Viewpoints Series). Greenhaven Press.

Farmington Hills, MI, 2008 8. Frug, Gerald E. City Making: Building Communities without Building Walls. Princeton, NJ: Princeton University Press, 1999 9. Goldberger, Paul. Why Architecture Matters. Yale University Press. Pennsylvania, 2009 10. Hamin, Elisabeth M., Linda Silka, and Priscilla Geigis. Preserving and Enhancing Communities: A Guide for Citizens, Planners, and Policymakers. Amherst: U of Massachusetts, 2007. Print.

17. McManamon, Francis P., and Alf Hatton, eds. Cultural Resource Management in Contemporary Society: Perspectives on Managing and Presenting the Past. London: Routledge, 2000 18. Meek, Christopher M. Daylighting Design in the Paciic Northwest. University of Washington Press. Seattle, Wa, 2012 19 Meier, Gary and Gloria. Brewed in the Northwest: A History of Beer-Making in Oregon and Washington. Fjord Press, Seattle, WA 1991 20. Miller, Debrah. Urban Sprawl. Greenhaven Press. Farmington Hills, MI, 2008 21. Neal, Peter, ed. Urban Villages and the Making of Communities. New York: Spon Press, 2003 22. Page, Max, and Randall Mason, eds. Giving Preservation a History: Histo ries of Historic Preservation in the United States. New York: Routledge, 2004 23. Raj Isar, Yudhishthir. The challenge to Our Cultural Heritage: Why Preserve the Past?

Smithsonian Institution Press, Washington D.C., 1986 24. Richman, Alison; Bracker, Alison. Conservation: Principles, Dilemmas, and Uncomfortable Truths. Victoria and Albert Museum, London, 2009 25. Rojas, Eduardo. Old Cities, New Assets: Preserving Latin America’s Urban Heritage.

Washington, DC: Published by the Inter-American Development Bank, 1999. Print.

26. Stille, Alexander. The Future of the Past. Farrar, Straus and Giroux, New York, 2002

11. Jordan, Jennifer A. Structures of Memory: Understanding Urban Change in Berlin and beyond. Stanford, CA: Stanford UP, 2006. Print.

27. Stipe, Robert E., ed. A Richer Heritage: Historic Preservation in the Twenty-First Century.

Chapel Hill, NC: University of North Carolina Press, 2003

12. Kingwell, Mark. Concrete Reveries: Consciousness and the City. Viking Penguin Group, New York, 2008

28. Talen, Emily. New Urbanism and American Planning: The Conlict of Cul tures. New York: Routledge, 2005. Print.

13. Kunstler, James Howard. The Geography of Nowhere: The Rise and Decline of America’s Man-made Landscape. Simon & Schuster. New York, 1993.

29. Weaver, Martin E., and F. G. Matero. Conserving Buildings: Guide to Techniques and Materials. New York: Wiley, 1993. Print.

14. La Follette, Laetitia. Negotiating Culture: Heritage, Ownership, and Intellectual Property. University of Massachusetts Press, Boston, 2013 15. Lichield, Nathaniel. Economics in Urban Conservation. Cambridge: Cambridge UP in Association with Jerusalem Institute for Israel Studies, 1988. Print.

16. McBride, Isabel. Who Owns the Past?. Oxford University Press, New York, 1985

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