Property Condition Assessment

Property Condition Assessment: John L. Peacock Building 1400-1416 SE Morrison Street Portland, OR 97214

Althea R Wunderler-Selby AAAP 510 Building Pathology: Masonry June 11, 2018

Wunderler-Selby 1

TABLE OF CONTENTS

1. Property Information…..3 2. Introduction…..4 3. Property History….5 4. Architectural Description…..7 5. General Property Assessment…..10 Site Foundation Structure Roof Fenestration Systems 6. Masonry Elements Assessment…..14 Brick Exterior Mortar Joints Cast Stone Medallions Mission Concrete Tiles Brick Cornice Brick Arch Pilasters & Cast Stone Capitols Cast Stone Urn 7. Figure: Deterioration Key…..22 8. Preservation Plan…..23 9. Recommendations…..26 Bibliography…..29 Appendix A: Site Photographs…..30

Wunderler-Selby 2

1.

PROPERTY INFORMATION

Historic Property Name: John L. Peacock Building Modern Property Name: Crush Bar, Floyds Coffee Shop, Farm Spirit, & Modular 8 Property Address: 1400-1416 SE Morrison Street, Portland, OR 97214 Date of Construction: 1927 Architect: attributed to Barrett & Logan Original Function: Commercial Modern Function: Commercial Style: Mediterranean, street-car era commercial Materials: Brick and cast stone

Figure: 1400-1416 Morrison Street, looking southeast (Portland Historic Resource Inventory, 1984).

Wunderler-Selby 3

2.

INTRODUCTION

The John L. Peacock building is a one-story commercial building located on the corner of SE Morrison and SE 14th Avenue in the Buckman neighborhood of Portland, Oregon. The building was constructed in 1927 and was commission by its namesake John L. Peacock, a prominent local businessman.1 The building is decidedly Mediterranean revival in style, featuring mission style Concrete tiles, a flat roof with parapet, buff coloring, and ornate detailing. The building also reflects the trend of streetcar era commercial style architecture in Portland during the time of its construction. Historically the building most likely featured large store front windows (which have since been closed with brick) and its location on the historic Mt Tabor Trolley line made it a prime location for commercial endeavors.2 The John L Peacock building is a prominent historic building in the Buckman neighborhood and has retained good historic integrity.

This condition assessment aims to adequately analyze the building’s current condition and present a plan for preservation. This will largely address the masonry elements of the building and will recommend treatments for the maintenance and preservation of the building. The scope of this condition assessment is limited to the building’s north elevation and will address only exterior elements.

1

“1400-1416 SE Morrison Street,” Oregon Historic Sites Database, accessed June 11th, 2018, http://heritagedata.prd.state.or.us/historic/index.cfm?do=v.dsp_siteSummary&resultDisplay=55908 2 “Historic Context: Hawthorne Boulevard from SE 20th to SE 55th Avenue,” City of Portland Bureau of Planning: 2003, accessed June 11th, 2018, http://www.portlandonline.com/shared/cfm/image.cfm?id=85744

Wunderler-Selby 4

3.

PROPERTY HISTORY

The John L. Peacock Building, at 1400-1416 SE Morrison Street, was constructed in 1927 by the builder A. Hanson. The building was owned and financed by John L. Peacock, a wealthy Portland transplant. Peacock bought the land from its previous owner, demolished the standing wooden frame dwelling, and paid $25,000 for the construction of the commercial masonry building. 3 The building was designed to house various business, including a Piggly Wiggly grocery store which leased a space before construction was even finished, as well as a private 40-car garage. The architect that designed the building is unknown, but it can be presumed it was designed by Barrett & Logan Architects. This firm designed a building for Peacock later in 1930 in a very similar style in the Laurelhurst neighborhood (3158 E Burnside St). Both buildings are composed of similar materials and decorative elements, like the cast stone peacock medallion centered over each main entryway.4

Figure: 3148 E Burnside St, designed by Barrett & Logan. Building features similar cornices, pilasters, and mission tiles to the John L. Peacock building. (Vintage Portland, 1937)

Mr. Peacock was able to finance such an expensive commercial venture in 1927 due to his success in the railroads. Peacock was born in Canada in 1870 and achieved success when he 3

“1400-1416 SE Morrison Street,� Oregon Historic Sites Database, accessed June 11th, 2018, http://heritagedata.prd.state.or.us/historic/index.cfm?do=v.dsp_siteSummary&resultDisplay=55908 4 Ibid.

Wunderler-Selby 5

moved to Buffalo, New York, and patented the Peacock Hand Brake in 1903. The handbrake, for use in Railroad cars, was incredibly successful and allowed Peacock and his wife Jean to travel extensively throughout the United States.5 The pair lived in numerous locations across the United States and Canada prior to settling in Portland in 1920. In Portland Peacock was wellrespected in the Portland community and was involved in the development of various ranch and commercial properties.6 After two years of ownership of the property at 1400-1416 SE Morrison (historically 580-586 E Morrison), Peacock sold the building to May E. Mackenzie in 1929. In 1940 the building transferred ownership again, to Ann Bitzer a noted local businesswoman. 7 Throughout is history the Peacock Building has retained its original use as a commercial building.

In 1929, at the time of its sale from Peacock, the building was occupied by a Candy Shop, Nickols Meat Market, and the Piggle Wiggly. During the 1940s Hi-Time Tavern and Kienow Food Stores occupied the building’s storefronts and Pacific telephone Garage occupied the 40-car garage space. In 1969 Hi-Time Tavern expanded into several of the building’s other storefronts and made substantial interior alterations.8 Between this time and 1981, substantial changes were also made to the building’s exterior including the removal of several sections of storefront windows and the addition of awnings. Currently the building is occupied by various restaurants, a café, and an audio store.

5

Ibid.

Ibid.

7 Ibid.

8 Ibid.

6

Wunderler-Selby 6

4.

ARCHITECTURAL DESCRIPTION

The John L. Peacock building is a one story Mediterranean revival style commercial building. Its irregular rectangular plan occupies one quarter of a block in the Buckman neighborhood of Portland Oregon and fronts SE Morrison Street and SE 14th Avenue. The building shares a party wall at its southern elevation and the eastern elevation is not visible from the street. The northern and northwestern elevations are the most ornate and feature entrances to multiple businesses. The western elevation features similar ornamentation but only has utility entrances, not storefronts. The building has a brick exterior, a flat roof with a parapet, and likely has a concrete foundation (the foundation is not visible at any location). The brick exterior is a buff color and is laid in a running bond. The parapet is sheathed in two rows of mission style concrete tiles and is interrupted by two false front gables located on the northwest and north elevations.

The northwestern elevation is composed of the building’s main entrance and fronts the corner of SE Morrison Street and SE 14th Avenue. A recessed large glass and aluminum door with an arched transom is central on the elevation and is surrounded by a cast-iron arch. The cast-iron arch features two rope-like columns with capitols, topped with a smooth arched segment. This lies within a larger arch composed of two courses of soldier bricks. The interior course is slightly recessed, and the exterior course is flush with the exterior wall. A cast stone medallion featuring a male peacock is located approximately five courses above the entrance. The medallion is framed within a circle of one course of rowlock bricks. The elevation culminates in a false front gable sheathed with mission Concrete tiles in various earthen colors. The entire elevation is framed on either side by two brick pilasters. The pilasters feature cast stone capitols and the eastern pilaster is topped with a large clay or cast stone Urn. Historically an identical Urn was also present on the western pilaster.

The western elevation of the building fronts SE 14th Avenue and is the most unassuming of the elevations, due to the lack of storefronts and businesses. This elevations massing is partitioned into six bays by six brick pilasters which terminate approximately three quarters up the exterior wall at a belt course composed of one course of soldier bricks. Each bay is slightly recessed below the soldier brick belt course. The pilasters all feature cast stone capitols with a floral motif and three soldier bricks located between five and ten courses above the sidewalk (the sidewalk is sloped so the soldier bricks are placed in the same location on each pilaster but the number of courses below them vary). Two of the bays between pilasters appear to retain the building’s original brick. The southern most of these bays features a metal door which is topped by a small brick arch that encompasses a porthole window that has been covered. Both the arch and window are composed of single courses of rowlock bricks.

Wunderler-Selby 7

The farthest north bay is composed of lighter bricks which appear to be unoriginal. A large fixed aluminum window is centered in this bay and a brown metal and cloth awning has been attached to the building. The farthest south and third from farthest to the south bays have been covered in buff colored exterior plaster. The farthest south bay has one central vinyl casement window and the third from farthest to the south features a metal door and several utility boxes. The remaining bay, second from farthest to the south, is composed of a modern metal overhead garage door and a small portion of plaster located above this.

Cast stone medallions are located six courses above each pilaster. The medallions alternative between two different shield motifs and are light tan in coloring. The medallions are framed within circles composed of a single course of rowlock bricks. A dogtooth cornice composed of two brick courses is located three courses above the medallions and runs the entire length of the elevation. The elevation culminates in the mission style concrete tile sheathed parapet.

The northern elevation is the most ornate of the building’s three visible elevations. While the majority of the elevation is composed in a similar manner as the western elevation, the east side of this elevation features a false front gable and different cornice from the rest of the building.

This section of the elevation, which projects slightly from the remainder of the elevation, features a large arched entranceway. A modern glass and aluminum door with sidelights and an arched transom is framed by a brick archway. The archway is composed of two courses of brick.

The interior is a recessed soldier course while the exterior is a flush rowlock course. A cast-stone medallion featuring one of the shield motifs is centered four brick courses above the archway.

An arch and dentil cornice is featured on this portion of the elevation and is composed of eleven separate single course rowlock arches. The false front gable on this portion of the elevation is crowned by two rows of mission style concrete tiles.

The remained of the northern elevation is partitioned into five bays by four brick pilasters. These pilasters are identical to those on the west elevation and similarly terminate at a soldier brick course. Cast stone medallions are present above each pilaster, again alternating between tow shield motifs. One medallion however is not located above a pilaster as it appears to have been removed, effectively creating a bay double the size of the buildings other bays. Three of the five bays – the two most western and farthest east – are composed of light brick which appears to be unoriginal. The most western bay features a large fixed aluminum window and a dark brown metal awning. The second most western bay is the larger bay and features a recessed metal door and fixed aluminum window. This bay also has an attached dark brown metal awning.

Wunderler-Selby 8

Left Figure: eastern portion of north elevation, looking southwest.

Right Figure: original masonry units of pilaster and modern masonry units of bay, north elevation.

The most eastern bay, located next to the projecting false front gabled section of the elevation, has no fenestration or decoration. The two remaining bays are composed entirely of modern aluminum store front windows and entrances. The western of these has an attached striped metal awning. This portion of the elevation features the same dogtooth cornice as the entirety of the west elevation and mission style concrete tiled parapet.

Wunderler-Selby 9

5.

GENERAL PROPERTY ASSESMENT (North, Northwest, & West Elevation)

Site: A large portion of the building’s north elevation is shaded by three deciduous trees growing from a tree belt in the sidewalk. These trees shade the building and touch the north elevation in numerous places. The eastern edge of this elevation is also shaded by three coniferous trees which directly abut the corner of the elevation. Two potted ivy plants on either side of the main entrance of the northwestern elevation have grown up the brick pilasters. What appears to be most of the building’s utilities have been placed on one bay of the west elevation (this bay has been covered in plaster). Six separate utility boxes are attached to this bay as well as numerous wires. One utility box is also attached to the western most bay on the north elevation, as well as two metal grates.

Left Figure: north elevation, looking south.

Right Figure: utilities located on plastered bay of west elevation, looking southeast.

Wunderler-Selby 10

Foundation: The building’s foundation is not visible at any elevation. The sidewalk meets the brick exterior with a mortar joint. This sidewalk seam is failing in multiple areas, evident through significant cracking and deterioration. This allows excess water to enter the masonry wall below grade and has caused rising damp in certain areas of the building.

Figure: failed sidewalk seam at pilaster. Northern elevation looking south.

Structure: The building’s masonry structure is likely a cavity wall system as this was the common masonry building technique during the time of construction. Metal ties were likely used between the two walls which may have caused some of the minor spalling evident on the brick exterior.

Wunderler-Selby 11

Roof: The building’s flat roof is not visible from street level due to the parapet and false front gables.

The parapet is sheathed in two rows of mission style concrete tiles and the false front gables are sheathed in two rows of horizontally positioned tiles. There is little water damage evident on the building exterior, other than rising damp, which indicates the tiling is adequate at dispelling water. The tiling however is significantly discolored, likely by biological growth and exposure to the elements.

Figure: mission style concrete tiles on parapet roof. North elevation, looking south.

Fenestration: The building’s windows and doors all appear to be modern. All of the windows except for the one vinyl casement window on the west elevation are fixed aluminum windows. Four of the building’s entrances are glass and metal doors, three are metal doors, and one is a modern metal overheard garage door. All appear to be in good condition.

Wunderler-Selby 12

Systems: Possible weep holes are visible within the mortar of the course of bricks located directly above the soldier brick string course. From street level multiple small metal opening are visible, but it cannot be fully determined that these are weep holes without further inspection. The placement of weep holes in this location however would be logical, as they would aid in wicking water away from the lintel and the recessed bays between the pilasters.

Figure: possible weep holes within and above soldier brick stringcourse. North elevation, looking southwest.

Wunderler-Selby 13

6.

MASONRY ELEMENTS ASSESMENT (North Elevation Only)

Brick Exterior: The exterior wall is composed of two types of bricks, which appear to have been placed at different stages in the building’s history. What appears to be the original brick varies in color but is generally buff, and is textured with vertical lines. The exterior wall is laid in a running bond and features one string course of soldier bricks atop the cast stone capitols. Within the previously noted bays, the second type of brick is visible and is noticeably newer. This brick is slightly smaller, features a thinner vertical patterning, and is much more tan and lighter in coloring.

Although similar in size and patterning the two brick types are significantly different in color.

There are multiple areas of the brick exterior which exhibit dark black biological growth. This is likely due to the shady nature of the north elevation and Portland’s wet climate. Biological growth above the two bays which are completely composed of modern store front windows may indicate an inability of the lintel to divert water around the openings. Spalling is also visible in some areas of the exterior wall, but it is not extensive. This may be caused by corroding metal ties used to tie wythes together between the wall cavity. Graffiti is also present next to one of the cast stone medallions. Metal pins are also exposed on the exterior wall in numerous locations.

Left Figure: black staining and graffiti on north elevation, looking southeast.

Right Figure: faded graffiti on bay with modern brick. North elevation, looking south.

Wunderler-Selby 14

Mortar Joints: The building’s brickwork was laid with flush mortar joints, on both the original and newer bays.

The mortar has a pink hue but has weathered to black in some areas. There is significant deterioration of the mortar joints throughout the elevation. The mortar has deteriorated up to ½ inch in certain areas. This is likely due to the flush raking of the joints as this style is particularly susceptible to water damage. The extent of deterioration may be an indication of weakness of the mortar itself, possibly caused by an inappropriate mixture or under mixing.

Figure: Mortar deterioration and spalling, eastern section of north elevation looking southeast.

Wunderler-Selby 15

Cast Stone Medallions: Two types of cast stone medallions are present on this elevation of the building, both shield motifs. The medallions are assumed to be cast stone due to their smooth exterior, intricate details, and the popularity of cast stone as a material for ornamentation during the 1920s and 1930s. 9 The medallions are light tan in color and are composed of very small aggregate. Each medallion is encompassed by a gauged rowlock brick circle. There is black discoloration on some of the medallions, generally in recessed areas. This is likely pollutant crust staining, as these areas are not exposed to regular washing by rain.

Figure: Black staining on cast stone medallion. North elevation, looking southwest.

Mission Concrete Tiles: The tiles present on the parapet and false front gable of this elevation are pantiles, meaning they are convex. Specifically, they are mission style, which is also referred to as barrel or mission 9

Grimmer, Anne E. and Paul K. Williams, “Preservation Brief 30: The Preservation and Repair of Historic Clay Tile Roofs,� The National Park Service: 1992, accessed June 11th, 2018, https://www.nps.gov/tps/howto-preserve/briefs/30-clay-tile-roofs.htm

Wunderler-Selby 16

barrel.10 These tiles are believed to be concrete for multiple reasons. First, concrete mission style tiles were popular in the early 20th century, and secondly, clay mission styles exhibit more subdued color variations. These tiles are likely cast concrete composed of Portland cement and aggregate. The tiles’ presence on top of the masonry parapet acts as coping, helping to divert water away from entering the interior of the wall. Almost all of the tiles have been discolored and are black tinged, likely a result of biological growth and the damp climate of Portland.

Figure: Black staining on cast stone medallion and concrete mission style tiles. Eastern section of north elevation, looking southwest.

Brick Cornice: Two types of cornices are featured on this elevation of the building: an arch and dentil cornice and a sawtooth cornice. The arch and dentil cornice is present on the projecting section on the east of the elevation. Eleven induvial arches composed of rubbed rowlock bricks make up the cornice. The arches are projected from the elevation and the base of each arch features a two rowlock brick wide dentil. Each arch is placed slightly lower than the following, so the cornice follows the pitch of the roof line. This type of cornice serves a functional purpose on this section 10

Ibid.

Wunderler-Selby 17

of the elevation. There is some discoloration, likely biological growth or pollutant crust staining, present on the arches. The placement of the mission concrete tiles on the false front gable do not create a drip line to draw water away from the masonry wall. The cornice, due to its projection from the elevation, serves this purpose instead.

The sawtooth cornice present on the remainder of the elevation appears to be purely aesthetic.

The tiles on the parapet extend beyond the elevation, creating a drip line. The sawtooth cornice, composed of two courses of brick set at an angle, projects only slightly from the exterior wall.

Both cornice forms exhibit little to no damage or deterioration.

Left Figure: detail of arch and dentil cornice, eastern portion of north elevation looking southeast.

Right Figure: detail of sawtooth cornice, north elevation looking southwest.

Brick Arch: One arch is present on this elevation of the building and is the largest of the two featured on the building. The arch surrounding the doorway on the northeast corner of this elevation is a semicircular arch composed of two courses of gauged bricks. The inner recessed course is composed of soldier and rowlock bricks, while the exterior is composed of only rowlock bricks.

Spalling is present on some of the lower courses of brick in the arch as well as mortar deterioration. This is likely due to rising damp, a result of the failing sidewalk seam, and mortar inefficiencies. There is also significant mortar deterioration around sections of the arch and what appear to be replaced bricks. These are lighter in color and the surrounding mortar is not gauged as neatly as the rest of the arch.

Wunderler-Selby 18

Figure: brick arch on eastern section of north elevation, looking southeast.

Figure: rising damp on eastern section of north elevation, looking south.

Wunderler-Selby 19

Pilasters & Cast Stone Capitols: Five stone pilasters are visible on this foundation of the building. Four are the smaller pilasters which terminate three quarters up the elevation. One, on the western edge of the building, is nearly double in width and extends slightly beyond the roof line. This pilaster is one of two which frames the main entrance on the northwestern elevation. All of the pilasters are topped with what appear to be cast stone capitols. Those over the smaller pilasters feature a flower motif capitol while the larger pilaster features a diagonal pattern capitol. These are presumed to be cast due to the buildings time of construction, there smooth appearance, intricate details, and repetitiveness. There is black discoloration on some of the recessed areas of the capitols, likely biological growth. The capitol atop the larger pilaster is particularly discolored. This larger pilaster is also almost completely covered by vines. The lower courses of some of the pilasters are also affected by black and green biological growth and significant mortar deterioration. This may be a result of rising damp. One pilaster, the first on the eastern side of the elevation, has a vertical crack which has been inappropriately filled with what appears to be a dark black tar.

Some of this material is also apparent on the pilasters capitol.

Left Figure: pilaster with deteriorating mortar, north elevation looking southwest.

Right Figure: damaged pilaster with inappropriate mortar and stained pilaster, north elevation looking southwest.

Wunderler-Selby 20

Figure: stained cast stone capitol, north elevation looking southwest.

Cast Stone Urn: A large green Urn is present atop of the full height pilaster on this elevation of the building.

Historically, an identical Urn was placed on the matching pilaster on the west elevation, which frames the northwest elevation main entrance. The Urn is presumed to be cast stone as opposed to clay when considering the building’s date of construction. It is unknown however if these Urns were original to the building, but both are visible in a 1984 photograph (figure 1). The remaining Urn is slightly weathered and has black staining, likely biological growth.

Figure: cast stone urn and large pilaster, western corner of north elevation looking south.

Wunderler-Selby 21

7.

FIGURE: DETERIORATION/DAMAGE KEY

Wunderler-Selby 22

8.

PRESERVATION PLAN

The North elevation of the John L. Peacock plan is in need of several preservation interventions accompanied with long-term maintenance. These interventions should aim to address the deteriorating mortar, failing sidewalk seam, spalling and exposed metal bolts, biological growth, graffiti, and larger site issues. The following preservation plan will outline preemptive steps and testing which must occur prior to the recommended actions in the next section.

To address the deterioration of the building’s original mortar, a visually suitable new mortar mixture for re-pointing should be determined. An on site visual inspection of un-weathered original mortar should occur to determine the general color, aggregate size, and tooling technique used. The tooling may be examined on weathered but undeteriorated mortar, while the determination of color and aggregate should be made based on the interior of a mortar joint. This can be accomplished by further chiseling out an already damaged section of mortar in an inconspicuous location. From this same location a sample can be obtained for laboratory testing. An analysis of the original mortar can be used to determine its physical and chemical components, its aggregate color through acid dissolution or a cross-section, and porosity and strength. The new mortar should have higher permeability and lower compressive strength than the historic masonry units and must be as permeable and as soft as the existing historic mortar. 11 Laboratory testing of a portion of the masonry unit can be used to determine its porosity, permeability, and compressive strength. Once the necessary physical and visual characterizes of the new mortar have been determined several compatible solutions should be further laboratory and field tested to access visual compatibility and mixture quality. The test mortar joints should be allowed to set for at least one month.

Similar testing should occur prior to addressing the failing mortar seam where the elevation meets the sidewalk. Around the base of the elevation, particularly at the pilasters, the mortar seam between the sidewalk and building has almost completely eroded. While this could be addressed by a repointed mortar joint a sealant would be more appropriate. The difference in composition and compressive strength of the concrete sidewalk and historic masonry units would create difficulties in finding a mortar suitable for application. Several options of water resistant sealants suitable for the wet and varied climate of Portland as well as chemically compatible with the historic masonry should be tested on site. Sections of the sidewalk seam in inconspicuous locations should be patched with sealant and left to set and weather for at least 11

Mack, Robert C., et al., “Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings,� The National Park Service: 1998, accessed June 11th, 2018, https://www.nps.gov/tps/how-to-preserve/briefs/2-repoint-mortar-joints.htm

Wunderler-Selby 23

three months. After this time the various options should be accessed based on their visual compatibility and quality. The application of sealant will not address possible water damage and weeping inadequacies in the foundation of the building. The testing and work required to address these issues would be prohibitively expensive and intrusive and are not suitable options for this building. The application of a sealant accompanied with regular maintenance is adequate action.

To address areas of spalling an appropriate cementitious patching material should be determined. This cementitious patching material can be determined by laboratory testing of the original masonry unit’s chemical composition, aggregate color, and compressive strength. On site testing can be used to determine the appropriate coloring of the cementitious mix. This can be achieved by examining the interior, un-weathered coloring of an oringial masonry unit. An appropriate patching material should be weaker than the original masonry units and should match the un-weathered color of the original masonry unit.12 Once the necessary characteristics of the cementitious patching material have been determined several options should be laboratory and field tested. In the laboratory samples should be formed, allowed to set for at least one month, and then texted for compressive strength and permeability. In the field several samples should be placed in inconspicuous locations and observed after at least six months to analyze visual compatibility after weathering. Ideally, the patches should be left as long as possible to most accurately analyze the effect of weathering on color. The same cementitious material should be used to patch exposed metal ties and bolts on the building exterior. Exposed metal pieces are visible on the more modern brick however so separate testing of these nonoriginal masonry units must also occur.

To address areas of staining, laboratory and field testing should occur to determine the cause of the staining. Field testing of the various staining present on the building by attempting to scratch off the material can help determine if the staining is a surface crust or penetrated staining.

Samples of the staining present on different aspects of the building – black staining on the mission tiles, black staining on the masonry units, black staining on the cast stone medallions and capitols, and green staining near the buildings foundation – should also be tested in a laboratory to determine if they are biological or pollutant staining. Because the staining is limited to generally small areas spot-based chemical cleaning, using the gentlest means possible, is the most appropriate cleaning technique. Before attempting to clean the staining with a product, a gentle low-pressure water wash can be used to remove any dirt or debris. Chemical cleaners are 12

Grimmer, Anne E., “A Glossary of Historic Masonry Deterioration Problems and Preservation Treatments,” The National Park Service: 1984, accessed June 11th, 2018, https://www.nps.gov/tps/how-to-preserve/preservedocs/historic-masonry-deterioration.pdf

Wunderler-Selby 24

generally appropriate for the removal of soils, pollutants, and biological materials, the likely causes of the staining on this elevation of the building. Several appropriate acidic cleaners, suitable for nan-acid masonry which generally includes unglazed bricks, should be tested in the field on small and inconspicuous locations on the elevation.13 The test areas should be allowed to dry fully and, if feasible, to weather for a period of time before selecting a product for use.

The level of cleanliness desired should also be predetermined. For this building, a slightly lower level of cleanliness would be appropriate.

Further, an examination of the building’s weep systems and concrete clay tiles would help address issues of staining. The northern exposure of this elevation coupled with Portland’s wet climate likely hastens the effects of staining on this elevation. A throughout examination of the building’s existing weeps and the effectiveness of the concrete tiles as coping on the parapet would provide insight into larger systematic issues. If the tiles allow water penetration at the parapet and the weeps are blocked or ineffective this could be a cause of staining on the building’s exterior. If these issues are present the concrete tiles should be removed and metal coping should be placed beneath them, and the weep holes should be thoroughly cleaned.

To address the two graffiti tags on the building a poultice is recommended for use. A poultice consists of an absorbent material (often clay) mixed with liquid which is then applied to the graffiti stain as a paste. Once applied the paste is kept moist and is left on the tag until the stain has been completely absorbed. This is one of the most effective methods for removing graffiti tags on masonry buildings and is un-invasive and gentle.14 To address larger site issues which have effected the condition of the building the trees in the sidewalk tree belt should be trimmed back as to not contact the building. The vines on the western edge of this elevation should be removed, and the coniferous trees on the eastern edge should be trimmed as to not contact the building.

13

Grimmer, Anne E., “Keeping it Clean: Removing Exterior Dirt, Paint, Stains and Graffiti From Historic Masonry Buildings,” The National Park Service: 1988, accessed June 11th, 2018, https://www.nps.gov/tps/how-topreserve/preservedocs/keeping-it-clean.pdf 14 Mack, Robert C., et al., “Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings,” The National Park Service: 2000, accessed June 11th, 2018, https://www.nps.gov/tps/how-to-preserve/briefs/1-cleaning-water-repellent.htm

Wunderler-Selby 25

9.

RECOMMENDATIONS FOR TREATMENT

The following actions are recommended, in the chronological order listed, to address the deteriorating condition of the John L. Peacock building and to fulfill the proposed preservation plan.

I.

II.

III.

Parapet & Weep Hole Investigations Inspect the possible weep holes in the elevation’s string course. If these are determined to be weep holes, ensure they are functional by removing any debris which may clog them. Inspect the parapet and examine the tiles for any cracking or gaps where water may enter the masonry wall. If there is no damage and the tiles are effectively acting as coping no further intervention is needed. If there is minor damage determine appropriate ways to patch cracks and cover gaps. If damage is extensive consider removing the tiles, placing metal coping on the parapet, and placing the tiles back in their original positions. The appropriate action will largely be determined by the extent of damage and available funding.

Low-Pressure Water Wash Use a pressure washer to wash the entire exterior of the building. Begin with the water pressure at 100 psi and do not exceed 300 to 400 psi. If desired natural or synthetic bristle brushes can be used to gently scrub particularly soiled or stained surfaces.15 This gentle and noninvasive method will help clean the entire exterior of the building and may reduce the need for further chemical washing.

Acidic Chemical Wash If soiling, biological stains, and pollutant crusts persist use an acidic chemical wash to reduce their appearance. After determining the most appropriate, gentlest, and environmentally friendly chemical wash prepare the site for the wash application. Cover all windows and utilities, limit sidewalk access near the building, place protective cloth or plastic coverings on sidewalk, and obtain any necessary local or state permits.16 If the chosen chemical wash is a liquid formula apply it carefully with a hand-held spray gun to the selected areas. If the chosen chemical wash is a gel formula it can be applied with a joint knife to the selected areas. Depending on which product is used the wash will need to sit for a period.

Generally, the wash should be kept damp during this period. After the prescribed time has passed the chemical wash should be sprayed with low pressure water to be removed.17 An acidic chemical wash should be appropriate for use on both the

15

Ibid.

Ibid.

17 Ibid.

16

Wunderler-Selby 26

IV.

V.

VI.

VII.

brick masonry units and cast-stone building elements. If after testing however different washes are required, this process should be repeated twice and the masonry element not being cleaned should be protected. Aim to complete chemical washing during summer months to avoid excessive dampness or cold temperatures.

Poulticing To remove the two graffiti tags on this elevation of the building apply a poultice.

After determining the appropriate poultice mixture wet the two areas of graffiti.

Apply the poultice and ensure it is kept damp. Leave the poultice for as long as necessary to remove the graffiti and then rinse the area with a low-pressure water wash. Aim to complete the poulticing during the summer months to avoid excessive dampness or cold temperatures. If the graffiti remains after one application the poultice may be applied again.18 Tree & Biological Growth Maintenance To help alleviate weathering of this elevation caused by its northern exposure and the damp Portland climate trim all trees surrounding the elevation and remove ivy from the building exterior. Ensure that no biological growth contacts the building and attempt to allow maximum sunlight on the elevation. A maintenance plan should be developed to regularly trim the trees surrounding the site.

Mortar Re-Pointing Re-point all deteriorated mortar joints on the original brickwork (there is little to no damage on more modern brick) with appropriate mortar determined after testing. Chisel out mortar to approximately ¼ inch in areas where it has not deteriorated past this depth. Wet the cleaned joint and apply the new mortar. If the new depth of the joint is deeper than ¼ inch then the mortar will need to be applied in layers, which are allowed to dry successively. 19 Tool the mortar flush with the brick face to match the historic mortar tooling. Remove the tar joint present on one of the pilasters and re-point the crack with the mortar mix. Aim to complete re-pointing during summer months to avoid excessive dampness or cold temperatures.

Cementitious Patching After determining the most visually and physically appropriate cementitious patching material patch all spalled masonry units. Chisel out each area of spalling and key the sides of the opening. Tool and wet surface of spalled area to ensure

18

Ibid.

Grimmer, Anne E., “A Glossary of Historic Masonry Deterioration Problems and Preservation Treatments, ” The National Park Service: 1984, accessed June 11th, 2018. https://www.nps.gov/tps/how-to-preserve/preservedocs/historic-masonry-deterioration.pdf 19

Wunderler-Selby 27

VIII.

IX.

20

bonding to cementitious patching material. Apply the patching materials in layers.20 Tool the exterior layer with vertical line pattern to match existing brick and allow to set. In areas of exposed metal ties and bolts, patch over the opening an tool to match the brick exterior. Aim to complete the patching during summer months to avoid excessive dampness or cold temperatures.

Sidewalk Seam Sealant Application After field and laboratory testing select the most appropriate sealant for the sidewalk seam. Remove any remaining sections of the original joint and clean the area. Apply the sealant and allow it to set for time indicated by manufacturer. Aim to complete the sealant application during summer months to avoid excessive dampness or cold temperatures.

Regular Maintenance Develop an overall maintenance plan to ensure the building is upkept once the previous recommendations have been employed. Routinely check the condition of the mortar joints, masonry units, sidewalk seam, exterior staining, and concrete tiles on parapet. Regular maintenance will prevent the need for future major interventions and the upkeep of the building will likely deter future graffiti tags.

Ibid.

Wunderler-Selby 28

BIBLIOGRAPHY

Grimmer, Anne E. “A Glossary of Historic Masonry Deterioration Problems and Preservation Treatments.” The National Park Service: 1984. Accessed June 11th, 2018. https://www.nps.gov/tps/how-to-preserve/preservedocs/historic-masonrydeterioration.pdf Grimmer, Anne E. “Dangers of Abrasive Cleaning to Historic Buildings.” The National Park Service: 1979. Accessed June 11th, 2018. https://www.nps.gov/tps/how-topreserve/briefs/6-preserve/briefs/6-dangers-abrasive-cleaning.htm Grimmer, Anne E. “Keeping it Clean: Removing Exterior Dirt, Paint, Stains and Graffiti From Historic Masonry Buildings.” The National Park Service: 1988. Accessed June 11th, 2018. https://www.nps.gov/tps/how-to-preserve/preservedocs/keeping-it-clean.pdf Grimmer, Anne E. and Paul K. Williams. “Preservation Brief 30: The Preservation and Repair of Historic Clay Tile Roofs.” The National Park Service: 1992. Accessed June 11th, 2018. https://www.nps.gov/tps/how-to-preserve/briefs/30-clay-tile-roofs.htm “Guide to Common Masonry Stains.” Prosoco. Accessed June 11th, 2018. https://www.prosoco.com/media/2416/guide-to-common-masonry-stains.pdf “Historic Context: Hawthorne Boulevard from SE 20th to SE 55th Avenue.” City of Portland Bureau of Planning: 2003. Accesed June 11th, 2018. http://www.portlandonline.com/shared/cfm/image.cfm?id=85744 Mack, Robert C., et al. “Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings.” The National Park Service: 2000. Accessed June 11th, 2018. https://www.nps.gov/tps/how-to-preserve/briefs/1-cleaning-water-repellent.htm Mack, Robert C., et al. “Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings.” The National Park Service: 1998. Accessed June 11th, 2018. https://www.nps.gov/tps/how-to-preserve/briefs/2-repoint-mortar-joints.htm Pieper, Richard. “Preservation Brief 42: The Maintenance, Repair and Replacement of Historic Cast Stone.” The National Park Service: 2001. Accessed June 11th, 2018. https://www.nps.gov/tps/how-to-preserve/briefs/42-cast-stone.htm “1400-1416 SE Morrison Street.” Oregon Historic Sites Database. Accessed June 11th, 2018. http://heritagedata.prd.state.or.us/historic/index.cfm?do=v.dsp_siteSummary&resultDis play=55908 “1400 SE Morrison Street.” Historic Resource Inventory, City of Portland. 1984.

Wunderler-Selby 29

APPENDIX A: SITE PHOTOGRAPHS

Figure 1: north elevation looking southwest.

Figure 2: northwest elevation looking southeast.

Wunderler-Selby 30

Figure 3: north elevation detail looking south.

Figure 4: north elevation detail looking southeast.

Wunderler-Selby 31

Figure 5: north elevation detail looking south.

Figure 6: north elevation detail looking south.

Wunderler-Selby 32

Figure 7: north elevation detail looking south.

Figure 8: north elevation detail looking southeast.

Wunderler-Selby 33

Figure 9: north elevation detail looking south.

Figure 10: north elevation detail looking south.

Wunderler-Selby 34

Figure 11: north elevation detail looking southwest.

Figure 12: north elevation looking southwest.

Wunderler-Selby 35

Figure 13: north elevation detail looking southwest.

Figure 14: north elevation detail looking south.

Wunderler-Selby 36

Figure 15: north elevation detail looking southeast.

Figure 16: north elevation looking south.

Wunderler-Selby 37

Figure 17: north elevation detail looking south.

Figure 18: north elevation detail looking southwest.

Wunderler-Selby 38

Figure 19: north elevation detail looking southwest.

Figure 20: north elevation looking west.

Wunderler-Selby 39

Figure 21: west elevation looking south.

Figure 22: north elevation detail looking southwest.

Wunderler-Selby 40

Figure 23: north elevation detail looking southwest.

Figure 24: west elevation detail looking east.

Wunderler-Selby 41

Figure 25: west elevation detail looking southeast.

Figure 26: north elevation detail looking southwest.

Wunderler-Selby 42

Figure 27. north elevation detail looking southwest.

Figure 28: north elevation detail looking southeast.

Wunderler-Selby 43

Figure 29: northwest elevation looking south.

Figure 30: north elevation detail looking southeast.

Wunderler-Selby 44

Figure 31: north elevation detail looking southwest.

Figure 32: north elevation detail looking southeast.

Wunderler-Selby 45

Figure 33: north elevation detail looking south.

Figure 334: north elevation looking southeast.

Wunderler-Selby 46